HomeMy Public PortalAbout08.16.2016 Special Concurrent Comp Plan Meeting PacketMEDINA
SPECIAL MEETING AGENDA
CONCURRENT CITY COUNCIL AND
PLANNING COMMISSION MEETING
Tuesday, August 16, 2016
7:30 P.M.
Medina City Hall, 2052 County Road 24
I. Call to Order
II. 2040 Comprehensive Plan Review
III. Adjourn
Posted: August 12, 2016.
MEMORANDUM
TO: Mayor Mitchell and Members of the City Council
Planning Commission
FROM: Dusty Finke, City Planner; through City Administrator Scott Johnson
DATE: August 11, 2016
MEETING: August 16, 2016 Concurrent City Council/Planning Commission Meeting
SUBJ: 2040 Comprehensive Plan
Background
The City Council and Planning Commission met on August 3, 2016 to provide feedback on the
draft Vision/Goals, Land Use, and Housing chapters of the Comprehensive Plan. The
Commission and Council directed staff to make the following changes:
1) Amend the future land use map to shift approximately 60 acres of planned Low Density
Residential development from Willow Drive/Chippewa Road to Mohawk Drive/
Chippewa Road near the Wealshire. Staff was directed to provide a recommendation of
which 60 acres could be planned which are nearest the Wealshire and also efficient to
develop.
2) Amend the Staging Plan to shift the Low Density Residential development east of
Arrowhead, north of Meander from 2030 to 2020.
Staff has incorporated these changes into the attached drafts.
Staging Plan
The Council and Commission directed staff to amend the Staging Plan to place the property east
of Arrowhead, north of Meander into the 2020 Staging period. The map has been updated
accordingly.
As staff noted at the meeting, a vast majority of the land planned for residential development was
already staged early in the Comp Plan. The change directed by the Council and Commission
shifted an additional 90 units to 2020. As updated, approximately 70% of the planned residential
property would be available within the first 2 years of the plan and 80% within the first 7 years
of the plan.
Time Period
Total Residential
Units
High Density
Residential Units
2018-2020
578
235
2020-2025
90
2025-2030
137
39
2030-2035
0
2035-2040
150
Total
955
274
2040 Comprehensive Plan
Page 1 of 3
August 16, 2016
City Council/Planning Commission Meeting
Future Land Use Map
The Commission and Council directed staff to shift the approximately 60 acres of planned LDR
from Willow Drive north of Chippewa Road to the east to be more proximate to the Wealshire
development at Mohawk Drive and Chippewa Road.
Topographical conditions complicate providing sewer service to the area north of the Wealshire.
The topography falls both east and west of Mohawk Drive to wetland/lake areas. A sewage lift
station would be necessary to serve the locations as you go north on Mohawk and further east or
west of Mohawk Dr. This would be in addition to the lift station which had been planned by
Willow Drive to support the business development west of Willow as well as the residential
development which is now proposed to be shifted to Mohawk.
Staff identified land which was proximate to the Wealshire development and also appeared to be
serviceable without additional lift stations. This is shown as "Option A." It appears that there
are approximately 50 acres which could be served. The previous land use map had included a bit
of extra residential development, so the reduction to 50 acres would still be consistent with
overall population projections. Staff has some practical concerns related to the five acres
immediately north of the Wealshire. This property shares a private road with adjoining
properties, and may introduce some difficulties if developed on its own as a result of its small
area.
Development on properties further north on Mohawk Drive, or further east or west from
Mohawk Drive would require either a lift station, significant amounts of grading to raise the land
elevation, or requirements for slab-on-grade/split-level construction in order to be served by
sanitary sewer. Staff s concern with additional lift stations is not necessarily the upfront capital
costs, as those would be reimbursed through development fees. On -going operational costs and
future replacement costs would be placed on sewer users in the City.
As additional development is planned adjacent to Mohawk Drive, staff believes the need for a
street connection east of Mohawk to Arrowhead Drive becomes a necessity. Staff believes there
was less need for the street connection with rural development, but these circumstances change
with an additional development in the area. As proposed, 30 acres are west on Chippewa, which
reduces the strain a bit. If the Commission and Council desire to shift more development north
on Mohawk, staff believes the need for extending Chippewa Road east to Arrowhead Drive
increases.
There would be various ways to guide property around Mohawk and Chippewa in order to
accommodate the required growth. "Option B" shows development east of Mohawk. This area
is also approximately 60 net acres. This would provide a larger contiguous area to support the
need for the lift station and more development to support construction of Chippewa Road.
The Planning Commission and City Council also discussed the possibility of reallocating some
of the new development which was planned by Medina Road and Brockton Lane.
"Option C" would be to plan for the residential development back at Willow Drive/Cates Ranch
Drive.
2040 Comprehensive Plan
Page 2 of 3 August 16, 2016
City Council/Planning Commission Meeting
Comments Received
Activity continues on mySidewalk. Planning Commissioners and Council members are
encouraged to log on to view new comments before the meeting. A summary of comments is
attached, which includes comments submitted since the August 3 packet was printed.
Feedback Requested
The Steering Committee and staff seek feedback on the policy matters within the chapters. In
general, you are strongly encouraged to concentrate on concepts, not language. Because of the
limited amount of time to discuss and the large amount of information, staff would suggest that
members concentrate on the following:
1) Vision Statement
2) Community Goals
3) Land Use Policy and Principles
4) Land Use Map
5) Land Use Descriptions and Objectives
6) Staging Plan
Attachments
1) mySidewalk Comments
2) DRAFT Vision and Goals Chapter
3) DRAFT Housing Chapter
4) DRAFT Land Use Chapter
5) Land Use Map Option A
6) Land Use Map Option B
7) Land Use Map Option C
8) DRAFT Staging and Growth Plan
2040 Comprehensive Plan
Page 3 of 3 August 16, 2016
City Council/Planning Commission Meeting
Medina Comprehensive Plan
July 28 — August 12, 2016
mySidewalk Activity Report
New posts since May report
July 8th
Medina Comprehensive plan r):,rert
Open the links below to check out the
latest drafts of Future Land Use and
Growth Staging for Medina's 2040
Comprehensive Plan. Share your
comments!
#Governmtent, #Livability in Medina, MN
https://wwwv.googleapis_com/download/storage/v1/!p/engagement-
document-uploads-prod/o/a31d2d39-aca2-46ef-8350-a201370611bc-
mediva-land-use-concept-06-10-2016?
generation=1468007224501000&alt=media
https://www.googlea pis..com/download/storageJvl/biengagement-
document-uploads-prod/o/beac95f9-6ae1-4cab-9a4a-82b8e9d76c37-
medina-stag ing-06-10-2016?generation=i468007230968000&alt=media
Call apse
New Responses Since July 28Repori
"Please upload, or provide a link, to the last approved Comprehensive Plan, so we can see what it looked like before
the updates. I can't [easily] find one here on my sidewalk or on mediamn.us. "
"Hi -, the 2010-2030 Comp Plan is available at the following link on the City of Medina website.
Thanks! http://medinamn.us/regulations-fees/comprehensive-plan/"
"We moved to Medina in 1999 for open space and a rural environment and was told by city officials at
that time that zoning would not change. However, a few years later the city granted Charles Cudd a
special zoning exception for the Bridgewater development which has since trigged significant
development in the area such as Fields of Medina. It is clear that the city decided at the time of
Bridgewater development to change the area from Rural setting to suburia and participate in the
building boom in the West metro. Despite being long term residents with parcels of 5-24 acres each we
are being surrounded by development and unfortunately, the new comp plan made public on July 5th
precludes us from developing our properties. Our properties are guided for residential rezoning in 2017
however incredibly, we are not staged for development until post 2030. We urge the council be
1
consistent and do not isolate our neighborhood from development for the benefit of others while we
are surrounded by development and business."
"We moved to Medina in 1985 for privacy, the location and Wayzata School Dist. We were told at that time city water
and sewer wouldn't be available till the year 2020! Ha! Not true. As far as your steering committee, I'd like to
sell/develop before I die thank you. So thoughtful to push us out another 20 years. Our entire neighborhood being
long term residents with parcels of 5-24 acres each we are being surrounded by development and unfortunately, the
new comp plan made public on July 5th precludes us from developing our properties. Our properties are currently
guided for residential rezoning in 2017 however incredibly, we are not staged for development until post 2030. We
urge the council be consistent and do not isolate our neighborhood from development for the benefit of others while
we are surrounded by development and business. We've been paying taxes
for over 31 years."
April 29th
Medina Comprehensive Roan
What do you think of the Draft Land Use
Map that the Steering Committee has
recommended for approval?
#Government, #Livabaity, #Sustcanability in Medina., MPS
L
On Thursday, April 21, the Steering Community drafted the following Draft
Land Use Maps. To gather comnrients regarding these maps, residents can
comment through these posting or attend one of the two public meetings
reviewing and describing the process that developed these maps. The two
meetings will be at Medina City Hall (2052 County Road 24), the first
meeting on Saturday, May 14 from 9:34 AM to Noon and the second
meeting on Monday, May 16 from 5:30 to S PM. Please attend and provide
your input. Collapse
New Responses since July 28h report
"Your surrounding the 4 homes on Apache drive with business development? We moved to Medina to enjoy our
country living lifestyle. Thanks City of Medina for taking that away from us. I also notice that the Mediacom build out
excludes our homes as well while ALL other surrounding areas are covered. Thanks for thinking of us again."
2
Chapter 2: VISION & COMMUNITY GOALS
The Vision and Community Goals chapter is the heart of the Comprehensive Plan and provides
the foundation from which City officials make consistent and supporting land use decisions.
This chapter includes a set of general community goals that guided the creation of this Plan.
The concepts in this chapter are some of the few static elements of the Comprehensive Plan. If
land uses change or other infrastructure varies from the Plan, decisions will be founded in the
goals set forth below. The Vision and Goals were created with the involvement of the
Comprehensive Plan Steering Committee (the "Steering Committee'), City officials, and
residents of Medina and are broadly supported.
Land use designations are subject to strong social and economic pressures to change.
Accordingly, it is appropriate that such systems be periodically evaluated in light of changing
social and economic conditions. As development evolves, the Vision and Goals will provide the
guidance for accomplishing the vision for the future of the community even when changes are
necessary to the land use plan.
Detailed objectives and recommendations are contained within each of the subject chapters of
this plan.
Creating Goals and Strategies
The residents, the Steering Committee, City officials and staff participated in the planning
process for the Plan. A series of public participation meetings were conducted to introduce and
solicit information from the residents of Medina. The Steering Committee held work sessions
that focused on integrating the concerns and desires of the community together with
accommodating growth and regional impacts. An online forum provided additional
opportunity for residents to impact the Vision and Community Goals as they were formulated.
In addition to land use and growth planning, the City implemented open space, natural
resources, and infrastructure planning. The goals which guided this process are integrated into
this chapter.
Each element of this plan was developed with assistance from city officials and a diverse group
of community stakeholders producing a truly representative plan. The City made a conscious
decision to emphasize natural resources and open space conservation.
Chapter 2 - Vision, Goals & Strategy
G T Y Q
MEDINA
Page 2 - 1
Community Vision
The following statement provides a vision of the community for the future and the resultant
goals and strategies.
Medina is a community united by a common goal: to sustain and enhance the quality of life of
its residents. Medina will protect its significant natural resources and open space throughout the
City, while honoring its rural heritage and fostering safe and well -designed neighborhoods,
places of recreation and destinations for citizens to gather. Development within the City will be
commensurate with available transportation systems, municipal services and school capacity.
Community Goals
The following Community Goals are derived from the Vision Statement and inform objectives
and strategies throughout the various aspects of the Comprehensive Plan.
Preserve rural vistas, open spaces, and wetlands in all parts of the community to promote the
rural character of Medina.
Protect and enhance the environment and natural resources throughout the community.
Encourage and incent innovative and environmentally friendly approaches to planning,
engineering and development.
Expand urban services only as necessary to accommodate regionally forecasted residential
growth, desired business opportunities and achievement of other Community Goals.
Develop at a sustainable pace proportionate with capacity of schools and transportation, water
supply and wastewater infrastructure available to the City.
Spread development so that it is not geographically concentrated during particular timeframes.
Promote public and private gathering places and civic events that serve the entire community.
Preserve and expand trails and parks to provide community recreational facilities, connect
neighborhoods, and encourage healthy lifestyles of its residents.
Provide opportunities for a diversity of housing at a range of costs to support residents at all
stages of their lives.
Chapter 2 - Vision, Goals & Strategy
G T Y d d
MEDINA
Page 2 - 2
Encourage an attractive, vibrant business community that complements the residential areas of
the City.
Maintain its commitment to public safety through support of the City's police department and
coordination with its contracted volunteer fire departments.
Manage the City through prudent budgeting processes, retaining a skilled and efficient staff and
long-range planning and financial management.
Chapter 2 - Vision, Goals & Strategy
MEDINA
Page 2 - 3
Chapter 4: Housing and Neighborhoods
Introduction
Medina is a growing community that provides a variety of housing types and neighborhood
styles while protecting and enhancing the City's open spaces and natural environment. Natural
resources form the green infrastructure around which all housing and neighborhoods in the City
will develop. The availability of land in proximity to existing urban services provides an
opportunity for a range of housing types and neighborhoods, while maintaining and protecting
the existing ecological integrity of Medina's extensive natural areas. The following sections will
provide general background information regarding housing trends, analysis and
recommendations for diversifying neighborhoods and accomplishing the City's housing and
neighborhood goals.
Housing Inventory
The following section provides a summary of the existing housing conditions in Medina and the
foundation for developing the housing plan. This information has been obtained from a
number of sources including the 2010 US Census, the 2015 Annual Housing Market Report from
the Minneapolis Area Association of Realtors, and City Building Permit Information.
Housing supply
The table below indicates that there were a total of 2,016 housing units in the City in 2014
consisting of 1,722 single family homes,110 townhomes and 184 multi -family units (multiplexes
and apartments).
Table 4-A Tvpes of Housing Units
Housing Type
Number
Percent
Single Family detached
1,722
85.4%
Townhomes (single-family attached)
110
5.5%
Duplex, triplex and quad (2-4 units)
23
1.1 %
Multifamily (5 or more units)
161
8.0 %
Mobile homes
0
0%
Total Housing Units
2,016
100%
Source: American Community Survey 2010-2014
The City has issued building permits for approximately 379 single family units, 67 townhomes,
and no multi -family units from 2010 to 2015.
Chapter 4 - Housing and Neighborhoods
Adopted September XX, 2016
G A T Y 6 R
IUI EDI NAB
Page 4 - 1
Housing Tenancy
The table below indicates that in 2010 93 percent of the housing units in Medina were owner -
occupied and 7 percent were renter -occupied.
Table 4-B Housing Tenure
Housing Type
Number of Units
Percent
Owner -occupied housing units
1,581
92.9%
Renter -occupied housing units
121
7.1 %
Total Occupied Units
1,702
100%
Source: Census 2010
Housing Conditions and Age
The table below shows that nearly 20 percent of Medina's housing stock was built between 2010
and 2015. Approximately 31 percent of the City's housing stock in the City was built before
1980.
Table 4-C Housin r Aye
Year
Total Units
Percent
2010-2015
446
19.9 %
2000-2009
401
17.9 %
1990-1999
364
16.2%
1980-1989
332
14.8 %
1970-1979
245
10.9 %
1960-1969
242
10.8 %
1950-1959
83
3.7%
1949 or earlier
132
5.9%
Source: City of Medina
Housing Costs
Table 4-D describes the existing housing values in the City. A majority of housing cost within the
City currently exceeds $405,500. Table 4-D indicates affordability by showing the percentage of
the area median income (AMI) that a particular valuation reflects. 21 percent of owner occupied
housing units would be considered affordable in the City of Medina (below 80% AMI).
Chapter 4 - Housing and Neighborhoods
Adopted September XX, 2016
G T Y p z
MIEDINA
Page 4 - 2
Table 4-D Owner Occupied Housing Values
Housing Values
Parcels
Percent
$1- $153,000 (50% and below AMI)
80
4%
$153,001 - $240,500 (50% - 80% AMI)
303
17%
$240,500 - $300,500 (80% - 100% AMI)
182
10%
$300,501 - $405,500 (101% - 135% AMI)
219
12%
$405,501 - $601,000 (136% - 200% AMI)
402
22%
$601,001 and above (Greater than 201% AMI)
634
35%
Total Owner Occupied Housing Units
1,820
100%
Source: Hennepin County 2015
Median home sale price hit a peak in 2005 at $625,400 prior to the national housing market
decline of 2007-2012. The table below shows that the average single family home price has been
steadily increasing since 2011, recovering significantly from the decline.
Table 4-E
Housing Sales
Year
Number of Home
Sales
Median Sale Price
2011
53
$485,000
2012
88
$457,985
2013
119
$521,623
2014
134
$527,500
2015
118
$555,047
Source: 2015 Annual Housing Market Report (Minneapolis Area Association of Realtors)
According to the Metropolitan Council, housing is considered "affordable" to buyers if it costs
30 percent or less of the total income of a family earning 80% of the metropolitan area median
income. A household earning this income could afford to buy a home costing approximately
$240,500 in 2015.
Chapter 4- Housing and Neighborhoods
Adopted September XX, 2016
G T ! O O
MEDINA
Page 4 - 3
Housing Needs
According to Metropolitan Council projections, Medina will need housing for an additional 951
households by 2040. As described above, existing housing supply is generally high quality. The
City seeks to preserve and enhance this quality while planning for projected growth.
Housing Objectives
The following objectives are consistent with the goals and strategies identified in section 2 of this
Comprehensive Plan.
1. Preserve and enhance the quality of life currently enjoyed by the residents.
2. Provide opportunities for a diversity of housing at a range of costs to support residents at
all stages of their lives.
3. Provide housing that will maintain the open space and natural resources of Medina.
4. Preserve and protect single family housing and the neighborhoods in which they are
located; encourage rehabilitation where necessary; require platting and design of new
housing to be high quality and consistent with the Comprehensive Plan; and encourage
conservation design in new housing stock.
5. Promote high quality multi -family development in appropriately zoned areas.
6. Encourage construction of various life cycle housing in and around Medina's Uptown
Hamel Area.
7. Establish new and existing housing design standards which will:
(a) require quality building and site design;
(b) provide for recreation;
(c) require open space and trails including links to adjacent neighborhoods;
(d) respect and protect the natural environment, especially the lakes, wetlands, steep
slopes, and the woodlands.
8. Require lots in new subdivisions to have frontage roads allowing for direct access on a
local street and not on a county road or a state highway.
9. Allow the use of conservation subdivision design to preserve rural character, preserve
ecologically significant natural resources and retain open space
10. Require new urban residential development to be consistent with the City's Growth
Strategy.
Chapter 4 - Housing and Neighborhoods
Adopted September XX, 2016
G cr p R
MIEDINA
Page 4 - 4
Affordable Housing Plan
The Metropolitan Council has identified affordable housing needs for all cities and townships in
the region for 2021-2030. The housing element of local comprehensive plans is required to
reflect each community's share of this regional need for affordable housing. The Metropolitan
Council calculation for the City of Medina's share of the 2021-2030 regional affordable housing
need is 253 total units. The table below indicates the expected need for affordable units in
Medina by specific affordability level, with affordability based on percentage of Area Median
Income (AMI).
Table 4-G
Affordable Housing Need Allocation (2021-2030)
At Or Below 30 % AMI
From 31 to 50 % AMI
From 51 to 80 % AMI
147
106
0
Total Units 253
Source: Metropolitan Council forecasts
Consistent with Metropolitan Council policy, the City has met affordable housing requirements
by planning for higher -density residential development. Specifically, three sites are identified in
this plan for higher -density residential development:
• A minimum of 186 units are planned at a minimum of 12 units per acre at Highway 12
and Baker Park Road
• A minimum of 57 units are planned at a minimum of 8 units per acre at Highway 55 and
Tamarack Drive
• A minimum of 30 units are planned at a minimum of 8 units per acre at Medina Road
and Brockton Lane
The City supports creating a livable community through addressing the life cycle housing needs
of area residents and local workforce. Implementing an Affordable Housing Policy and
Program in Medina is influenced by:
• socioeconomic demographics of the workforce population desiring to live in Medina
• growing number of senior citizens in Medina
• current land costs and/or availability of land in Medina and surrounding regions
• lack of infill opportunities in Medina
• zoning regulations and fees
• eligibility for supportive grants, programs, and partnerships
• capability to maintain long-term affordability
• strength of the current housing market
• defining appropriate design standards for the affordable housing market
• education of residents, city officials and staff concerning affordable housing
Chapter 4 - Housing and Neighborhoods
Adopted September XX, 2016
G A T Y 6 R
IVI EDI NAB
Page 4 - 5
Affordable Housing Programs
Various programs and actions are available to support the development of affordable housing.
The City already partners in a number of the programs in order to support affordable housing.
Medina has established a goal of providing opportunities for a diversity of housing at a range of
costs to support residents at all stages of their lives. In order to support this goal, the City will
evaluate opportunities depending on circumstances to employ additional programs or to
partner with other agencies in these programs.
Development Authorities: Medina does not have its own Housing and Redevelopment
Authority (HRA) and depends on the Hennepin County HRA for affordable housing and
redevelopment services.
Housing Bonds: Minnesota State Statute allows HRAs to issue housing bonds to provide
affordable housing.
Tax Abatement: Cities may issue bonds to be used to support the construction of affordable
housing, using a portion of the property tax received (tax abatement) from the development to
finance these bonds. This removes this property from paying taxes for the services needed for
this property, its residents and the community in general. The City should develop a tax
abatement policy to determine if and when the level of affordable housing and the guaranteed
length of affordability provide sufficient public benefit to justify the use of tax abatement.
Tax Increment Financing: Cities may create a housing district to create a tax increment financing
(TIF) district. The TIF bonds issued on this district are to be used to support the construction of
affordable housing and entire property taxes received above the original tax value (increment)
from the development to finance these bonds. This removes this property tax revenue from
paying for the services needed for this property, its residents and the community in general.
The City should develop a TIF policy to determine if and when the level of affordable housing
and the guaranteed length of affordability to provide a public benefit is great enough to justify
the use of tax abatement
Minnesota Housing Consolidated Request for Proposals: The Minnesota Housing Finance
Agency provides a once annually request for proposal (RFP) where affordable housing
developers can apply for funding to construct affordable housing.
Community Development Block Grants (CDBG): The U.S. Department of Housing and Urban
Development (HUD) provides CDBG funds to communities with over 45,000 residents for the
use of providing and maintaining affordable housing. Hennepin County HRA administers
these CDBG funds for the City of Medina.
HOME Funds: The HOME Investment Partnerships Program (HOME) is a flexible federal grant
program that allows Hennepin County to fund affordable housing activities for very low and
low-income families or individuals, homeless families, and persons with special needs.
Chapter 4 - Housing and Neighborhoods
Adopted September XX, 2016
G T p R
MIEDINA
Page 4 - 6
Affordable Housing Incentive Funds(AHIF): The AHIF operates under the Hennepin County
HRA. This loan program funds the development of affordable housing units for very low-
income households.
Neighborhood Stabilization Program (NSP) Grants: The NSP was established by HUD for the
purpose of stabilizing communities that have suffered from foreclosures and abandonment. The
focus of this program is the purchase, rehabilitation and resale of foreclosed and abandoned
properties. The NSP operates under the Hennepin County HRA.
Homebuyer Assistance Programs: Homebuyer assistance programs funded directly by
Hennepin County HRA are currently not available. Medina encourages residents to contact the
Minnesota Homeownership Center regarding homebuyer assistance programs that are
currently available.
Repair and Rehabilitation Support: The Community Action Partnership of Suburban Hennepin
(CAPSH) provides home repair and rehabilitation assistance to Medina residents.
Foreclosure Prevention: The Community Action Partnership of Suburban Hennepin (CAPSH)
provides foreclosure counseling to Medina residents.
Energy Assistance: The Community Action Partnership of Suburban Hennepin (CAPSH)
administers the energy assistance program for Medina residents.
Livable Communities Grants: Medina is a participating community in the Metropolitan
Council's Livable Community Act (LCA) programs. Medina may, when applicable, apply for
livable communities grant on behalf of developers who are providing a level of affordable
housing and the guaranteed length of affordability that generates a public benefit greater than
the resources required to apply for and administer the livable community grants.
Local Fair Housing Policy: The Hennepin County HRA has a fair housing policy, which applies
to the City of Medina. Therefore, Medina has not developed a local fair housing policy.
Fee Waivers or Adjustments: Cities may waive or reduce fee to reduce the cost of construction
of affordable housing. Conversely, State rules require that the fee that a City charges be related
to the cost of providing the services for which the fee are collected. This waiver or reduction
could create a deficiency in the funding for services which could be require the use of general
funds to resolve. The City should develop a fee waiver or reduction policy to determine when
the level of affordable housing and the guaranteed length of affordability provide a public
benefit great enough to justify the reduction or waiver of development fees.
Zoning and Subdivision Policies: The City has the ability to adjust its zoning and subdivision
regulations through a planned unit development (PUD). Zoning and subdivision regulation are
created in part to mitigate the impacts that a development may have on adjoining properties.
When considering a PUD for affordable housing, the City should determine when the level of
affordable housing and the guaranteed length of affordability provide a public benefit great
enough to justify the potential impacts that would result from a deviation in the zoning or
subdivision regulations.
Chapter 4 - Housing and Neighborhoods
Adopted September XX, 2016
G A T Y O R
IVI EDI NAB
Page 4 - 7
4(d) Tax Program: The 4(d) tax program provides a 4% tax credit to affordable housing
developers. This program is administered through the Minnesota Housing Finance Agency.
Land Trusts: A land trust achieves affordable home ownership by the resident by the house on a
property, but the trust owns the land under the house therefore reducing the amount of the
mortgage. The advantage of a land trust is that the trust can control the future sale of the
property to ensure that affordability can be maintained and have the ability to scatter the land
trust sites throughout the community. The disadvantage of a land trust is that it will take
significant financial resources to purchase the land rights and those resources are never
recovered during the period that the property remains affordable. Medina may evaluate if
joining the West Hennepin Affordable Housing Land Trust is the most efficient way to use its
resources to provide affordable housing.
Chapter 4 - Housing and Neighborhoods
Adopted September XX, 2016
G T Y p z
MIEDINA
Page 4 - 8
Chapter 5: LAND USE & GROWTH
Introduction
Medina has significant natural resources, high -quality neighborhoods and areas for commercial
and retail development. The City's extensive wetlands and limited infrastructure availability
together with past community planning have contributed to its rural character. The metropolitan
area is a high growth area. Medina's rural charm makes it an attractive alternative to the more
intensely populated areas found closer to Minneapolis and St. Paul.
This chapter discusses existing and future land use patterns in the City.
TABLE 5-A
ng 1 and l leee
Land Use Designation
Area
Acrcr,
Percent
Agricultural
Rural Residential
Single Family Large Lot
Single Family Small Lot
Multi Family Residential
Commercial
industrial
Public Semi Public
Parks and Recreation
Open Space
Private Recreation
Undeveloped Land
Right of ways
Lakes/Open Water
4,490
477-01-
,4
4i8
48
245
472
260
2
208
357
620
882
25 %
2,7%
1.5°X,
1_5,14
4,244
214
3.6%
3.9%
128,3
7.4%
Total -City 17,335
wetlands in the City.
Agricultural Use includes farms and other parcels greater than five acres in size used primarily
for agricultural, pasture and rural purposes. A large percentage of the City is designated as
agricultural.
Chapter 5 - Land Use & Growth
MEDINA
Page 5- 1
Residential Use is divided into four designations:
Rural Residential consists of large tracts of land and homesteads, including hobby farms
and horse stables on parcels greater than five acres in size without City sewer and water
service.
Single Family Large Lot includes residential properties between 0.5 acres and 5 acres in size.
This designation does not differentiate between sewered and unsewered lots but does
include larger lot subdivisions.
Single Family Small Lot includes single-family residential properties less than 0.5 acres,
sewered.
Multi -Family includes apartment buildings, fourplexes, duplexes, condominiums and
townhouses and attached single-family homes.
Industrial Use is primarily in the TH 55 corridor and includes light industrial, office, warehouse
and manufacturing facilities.
Commercial Use is primarily in the TH 55 corridor. Businesses tend to be clustered in and
around the Uptown Hamel area and become more dispersed west of Uptown Hamel along the
existing sanitary sewer system. A large commercial/retail development north of TH 55 and west
of CR 101 anchored by a Target retail store opened in 2006.
Park and Recreation Use includes parks and public recreational open space. Baker Park Reserve
has a significant impact on planning due to its size and regional attraction, its effect on the City's
tax base and use.
Private Recreation Use includes areas used for recreational purposes held under private
ownership, including golf courses and a campground, but could be expanded to include other
recreational uses not publicly maintained.
Open Space Use identifies areas that are public or privately held including known conservation
easements, important preserved natural resources such as Wolsfeld Woods (SNA) and other areas
that are protected through active measures.
Public and Semi -Public Use includes City, county, or state owned property, churches,
cemeteries, and other similar uses. Most of these properties are community oriented and blend
into other land uses permitted in the supporting zoning districts.
Undeveloped Use identifies areas that are currently described as vacant. There are no known
agricultural uses or residential uses on parcels with this designation. This land is considered
available for development or is currently on the market. These areas also include unknown land
uses, or uses that do not fit into the land use designations identified.
Lakes comprise approximately 10.2 percent of the City and are identified in the land use
designations because of the obvious impact on surrounding development and land uses.
Wetlands are not identified on the existing land use map. However, wetlands and lakes play an
important role in the City because together they affect 35.4 percent of the City land and
significantly impact the City's ability to develop.
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Natural Features and Areas
The City contains many ecologically significant natural resource areas that provide value to all
residents by providing natural beauty and wildlife habitat, improving water quality and adding
to land values. These natural areas are described in further detail in the Open Space Report but
merit discussion from a land use and development perspective.
The City has an extensive network of wetlands and lakes that significantly impact the developable
areas in the City. The community has made conscious choices to preserve and protect the natural
areas and to improve their quality. Because 35.4% of the land area in Medina is comprised of
lakes and wetlands and many of these areas are under private ownership, it is critical for the City
to educate residents about the importance of maintaining healthy wetlands, woodlands and lakes.
These natural features comprise the City's green infrastructure system: the City's natural support
system that promotes healthy sustainability of the community. As the City grows, the natural
areas will be a critical element of every decision -making process. The City undertook an
extensive natural resource and open space planning effort that will be the foundation for land use
decisions. The Open Space Report indicates the ecologically significant areas that require
protection and the areas that will be maintained as a part of the City's conservation network.
Solar Access Protection
Medina is committed to encouraging and promoting solar energy as a clean, alternative form of
energy production and reducing carbon -based emissions. Protecting solar access means
protecting solar collectors (or the location of future collectors) from shading by adjacent structures
or vegetation. Existing structures and buildings in the city generally do not present significant
shading problems for solar energy systems. Most single family attached and detached homes are
one or two stories and most multi -family, commercial, and industrial buildings are two stories or
less.
Solar energy systems and equipment are generally a permitted use if attached to structures and
freestanding solar arrays are permitted with a conditional use permit in most districts. The
zoning ordinance provides standards for the protection and establishment of these solar energy
systems.
While these ordinance standards help protect solar access, it is not possible for every part of a
building or lot to obtain unobstructed solar access. Mature trees, topography, and the location
of structures can limit solar access. However, on most properties the rooftop of the principal
building would be free of shading by adjacent structures. Therefore, the majority of property
owners in the city could utilize solar energy systems, if they so desired, as a supplement or
alternative to conventional fuels.
Historic Preservation
The City of Medina currently does not have any sites or structures listed on the National
Register of Historic Places. The City of Medina has a strong interest in preserving
representative portions of its history. The City previously worked with the West Hennepin
Pioneer's Museum to restore the Wolsfeld Family cabin which was originally built in 1856. It is
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thought to be one of the original homes in Medina. The city further commits to providing the
following general guidelines related to historical preservation:
• Partner with organizations that want to preserve historically significant areas, landmarks,
and buildings in Medina;
• Modify zoning regulations as necessary to help preserve areas that may be historically
significant.
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Future General Land Use Policy Direction
As described in the Vision Statement, the City of Medina strives to promote and protect its open
spaces and natural environment. The City has historically been and intends to continue to be
primarily a rural community.
The City has planned for a limited amount of future development consistent with regional
forecast and consistent with Community Goals.
Future Land Use Plan Principles
The Future Land Use Plan guides the development of Medina through 2040, and will be used to
implement the City's goals, strategies and policies. The Plan is guided by the Vision and
Community Goals as furthered by the following principles:
Development Patterns and Neighborhood Form
• Encourage open spaces, parks and trails in all neighborhood development. The
survey indicated that a high quality of life is found when residents have visual access
to green spaces.
• Create neighborhoods with a variety of housing types that are well connected with
roads, trails or sidewalks.
• Maintain the integrity of rural neighborhoods and promote development patterns
consistent with existing rural residential development.
• Recognize neighborhood characteristics and promote new development compatible in
scale, architectural quality and style with existing neighborhoods.
• Guide density to areas with proximity to existing infrastructure and future
infrastructure availability.
• Concentrate higher density development near service oriented businesses to help
promote walkability.
Road Patterns
• Establish collector streets with good connections through the community's growth
areas.
• Promote trails and sidewalk access near roads and thoroughfares to encourage multi -
modal transportation choices.
Open Spaces and Natural Resources
• Preserve natural resources throughout the community and provide educational
opportunities to residents to help them understand the value of natural areas.
• Preserve open spaces and natural resources.
• Support the guidelines identified in the Open Space Report to preserve the City's
natural systems.
Business Districts and Commercial Areas
• Focus service businesses and development near urban residential densities and along
primary transportation corridors.
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" P r o v i d e c o n n e c t i o n s b e t w e e n r e s i d e n t s a n d c o m m e r c i a l a r e a s a n d p r o m o t e b u s i n e s s e s
w i t h i n m i x e d - u s e a r e a s .
" W o r k t o c r e a t e j o b o p p o r t u n i t i e s i n t h e c o m m u n i t y f o r M e d i n a r e s i d e n t s t o r e d u c e
t r a f f i c a n d c o m m u t i n g d e m a n d s .
" E m p h a s i s s e r v i c e a n d r e t a i l u s e s w h i c h s e r v e t h e n e e d s o f t h e l o c a l c o m m u n i t y a n d
p r o v i d e o p p o r t u n i t i e s f o r t h e c o m m u n i t y t o g a t h e r .
" S u p p o r t b u s i n e s s d e v e l o p m e n t w i t h a c o r p o r a t e c a m p u s s t y l e w h i c h p r o v i d e s o p e n
s p a c e s a n d p r o t e c t s n a t u r a l r e s o u r c e s .
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The Guide Plan
Medina's Future Land Use Plan, Map ###, maintains Medina's rural character and protects the
City's natural resources while accommodating limited growth and development which is
consistent with the City's Vision, Community Goals and Land Use Principles.
Table ## below demonstrates the expected 2040 land uses in the community.
TABLE ##
FUTURE LAND USE PLAN
Future Land Use (2040)
Gross Acreage
Wetlands/Open Water
Net Acreage
Rural Residential
8742.35
2261.33
6481.02
Agriculture
265.46
60.54
204.92
Future Development Area
396.16
29.49
366.67
Business
716.92
213.88
503.04
Commercial
246.58
51.05
195.53
Rural Commercial
87.42
28.01
59.41
Uptown Hamel
44.98
6.00
38.98
Low Density Residential
1103.65
224.46
879.18
Medium Density Residential
58.25
13.35
44.89
High Density Residential
29.31
3.00
26.31
Mixed Residential
136.95
39.90
97.05
Institutional
262.12
67.72
194.40
Private Recreation
294.67
34.13
260.54
Parks, Recreation, Open Space
2786.39
732.44
2053.96
Right -of -Way
46.99
6.19
40.80
Closed Sanitary Landfill
192.09
67.81
124.28
Totals
15410.30
3839.30
15410.30
Future Land Use Designations
Rural Residential (RR) - identifies areas for low -intensity uses, such as rural residential, hobby
farms, agricultural, horticulture, conservation of ecologically significant natural resources and
passive recreation. Density within the RR land use shall be no more than one lot per 10 acres
and the area is not planned to be served by urban services during the timeframe covered by this
Plan.
Agricultural (AG) identifies areas which are planned for long-term agricultural uses. Density
within the land use can be no more than one lot per 40 acres which will not be served by urban
services. Property within this land use is eligible to be part of the Metropolitan Agricultural
Preserves Program.
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Future Development Area (FDA) identifies areas which could potentially be planned for future
urban development in the City that will be provided municipal sewer and water services. This
area will remain rural unless and until designated for urban services in a future Comprehensive
Plan update. The purpose of the FDA designation is to communicate the future planning
intentions to the community.
Low Density Residential (LDR) identifies residential land uses developed between 2.0 units
per acre and 3.0.units per acre which are served or are intended to be served by urban services.
The primary use in this area is single- and two-family residential development.
Medium Density Residential (MDR) identifies residential land uses developed between 5.0
and 7.0 units per acre that are served, or are intended to be served, by urban services. The
primary uses in this designation will be a mix of housing such as single family residential, twin
homes, town homes, row homes, and small multiple family buildings.
High Density Residential (HDR) identifies residential land uses developed between 12.0 and
15.0 units per acre that are served, or are intended to be served, by urban services. The primary
uses will include town homes, apartment buildings and condominiums which should
incorporate some open space or an active park.
Mixed Residential (MR) - identifies residential land uses developed between 3.5 and 4.0 units
per net acre that are served, or are intended to be served, by urban services. The land use
provides flexibility for the type of housing developed, provided the overall density of a project
falls within the range noted above and provides some higher density housing. Some portion of
each site shall be developed at densities over 8.0 units per net acre. At a minimum, each
development in the land use shall include one higher density housing unit per net acre.
Uptown Hamel (UH) the Uptown Hamel land use is allows residential and commercial to be
mixed on adjacent sites and to be mixed within the same building or property. Residential
development in this designation may be between 4.0 and 15.0 units per acre. The mixed -use
business areas will be served by urban services.
Commercial (C) provides areas for highway oriented businesses and retail establishments
including commercial, office and retail uses. These uses are concentrated along the arterial
corridors and are served or will be served by urban services.
Business (B) provides opportunities for corporate campus uses including office, warehouse,
and light industrial. This designation identifies larger tracts of land that are suitable for office
and business park developments and are served or will be served by urban services.
Rural Commercial (RC) - identifies commercial land uses which are not served by urban services,
but rather by individual wells and septic systems. The scale of development in this land use shall
be limited in order to protect water resources.
Institutional (INST) - identifies existing public, semi-public, and non-profit uses such as
governmental, cemeteries, religious, educational and utilities.
Parks,Recreation, and Open Space (PROS) - identifies publicly owned or permanently
conserved land which is used for park, recreational, or open space purposes.
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Private Recreation (PREC) - identifies areas that are currently used for outdoor recreational
uses which are held under private ownership that are not publicly maintained. Limited
numbers of residential uses may be included or have previously been developed within this
land use designation.
Closed Sanitary Landfill (SL) identifies an existing closed sanitary landfill. The land is owned
by the Minnesota Pollution Control Agency (MPCA) which also has jurisdiction over land use
regulations.
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Land Use Policies by Area
The following section provides policies for land use designations and is categorized into
generalized subsections. The policies for each category as provided below directly support the
Community Goals and Land Use Principles.
These designations are generalized land uses and are not specific zoning districts. The City will
update the zoning ordinance and applicable codes to be consistent with the land use plan and
designations identified in this section.
The planning process revealed a strong interest in promoting high quality, sustainable
development in the City. The Planned Unit Development (PUD) process for large scale or master
plan types of development, regardless of whether they are residential, commercial or mixed -uses
will be available and will be supported through zoning.
Rural Designations
The rural designations include Agricultural, Rural Residential and Future Development Area.
A large percentage of the community falls into these categories. The purpose of these
designations is to provide low -intensity land uses, such as rural residential, farming, hobby
farms, horticulture, conservation of natural and ecologically significant natural resources and
passive recreation. This area will not be provided with water or sewer service during the
timeframe covered by this Plan.
The City's goal is to maintain the rural character of this area. The Metropolitan Council System
Statement shows the majority of this area as Diversified Rural, and the City utilizes the Rural
Residential designation to be consistent with the System Statement.
A significant segment of this area consists of large, rural parcels with single-family homes. The
City recognizes that such low -density, development will continue to be a desired housing
alternative.
The City's Open Space Report proposes several different implementation techniques for
allowing open space development and planning to maintain rural character and
simultaneously preserve significant natural resources. This result may take the form of
innovative developments that clusters smaller lots on larger parcels with permanently
conserved open space. Such innovative arrangements can help preserve the City's natural
resources, open space and rural character, while still maintaining an average overall density of
ten acres per unit. Medina's wetlands, lakes, scattered woodlands and soil conditions prevent
smaller, unsewered lot development, but are ideal for low -density rural housing.
Medina's policy in the permanent rural area is to keep strict soil requirements for septic sites, but
allow flexibility for Open Space design developments and to ensure that the permanent rural area
will remain rural by eliminating the need for future extension of a sanitary sewer service to
replace failing systems.
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Objectives:
1. Allow low -density development in the Rural Residential Area including innovative
arrangements of homes that preserve open space and natural resources.
2. Encourage conservation of open space, farms and ecologically significant natural
resources in the rural areas.
3. Enforce stringent standards for the installation and maintenance of permanent, on -site
sewage disposal systems.
4. Allow public facilities and services, such as parks and trail systems, if compatible with
rural service area development.
5. Allow land uses, such as home -based businesses, hobby farms, horse stables, nurseries
and other smaller -scale rural activities, which will not conflict with adjoining residential
development.
6. Regulate noise, illumination, animals, and odors as needed to maintain public health and
safety.
7. Maintain a maximum density of one unit per forty acres for property in the Agricultural
land use.
Maintain a maximum density of one unit per ten acres for new development in the Rural
Residential and Developing Post-20301and use.
8. Consider exceptions to maximum density standards for open space developments that
protect natural features and put land into permanent conservation.
9. Urban services will not be provided to the Agricultural, Rural Residential, or Future
Development Area land uses during this planning cycle.
10. Require preservation of natural slopes, wetlands, woodlands and other significant
natural characteristics.
11. Require that lots contain adequate soil types and conditions as defined in the City's
on -site septic system requirements.
12. Protect property within the Future Development Area designation from subdivision and
development by requiring ghost plats for subdivisions so that future urban expansion is
not compromised.
13. Reduce impervious surfaces where possible by applying low impact design standards
and encourage innovative materials and plans that reduce runoff.
14. Encourage and incentivize landowners to participate in the protection and conservation
of significant natural resources.
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Urban Service Designations
The Urban Service Area includes the residential and commercial areas of the City that are
currently or will be served by municipal water and sewer services.
Residential Uses
Objectives:
1. Require preservation of natural slopes, wetlands, woodlands, and other significant
natural characteristics of the property.
2. Consider exceptions to or modifications of density restrictions for developments that
protect the natural features or exceed other standards of the zoning district.
3. Restrict urban development to properties within the sewer service boundary.
4. Encourage green building practices such as Leadership in Energy and Environmental
Design (LEED)principles in neighborhood planning and residential building and low
impact development design standards.
5. Protect urban residential areas from excessive noise, odors, and illumination.
6. Regulate the rate and location of development in keeping with availability of public
facilities and the City's stated goals, including the undesignated MUSA and growth
strategies.
7. Restrict commercial and business development to areas designated in this Plan.
8. Protect property within the City's MUSA boundary from development prior to the
provision of urban services that will hinder future division.
9. Create flexible zoning standards that would allow for innovative arrangements of homes,
conservation easements, or other creative land use concepts that preserve the City's open
space and natural features.
10. Promote attractive, well -maintained dwellings on functional, clearly marked roads, with
adequate facilities and open space.
11. Emphasize resident and pedestrian safety.
12. Encourage a controlled mix of densities, housing types, age groups, economic levels, lot
sizes, and living styles that are of appropriate scale and consistent with appropriate land
use, market demands, and development standards.
13. Establish design criteria for platting and developing site plans which will be compatible
with surrounding physical features, existing land uses and the preservation of
ecologically significant natural resources.
14. Establish standards for higher density residential development so that such development
is compatible with surrounding uses. Such standards may include enclosed parking,
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green space, landscape buffering and height limitations.
15. Require utilities to be placed underground wherever possible for reasons of aesthetic
enhancement and safety.
16. Plan interconnections between separate developments to encourage shared road use to
reduce costs and minimize the amount of road surface required.
17. Require planning of trails and walkway systems in the early design stages of all new
development so that residential areas are provided safe access to parks and open space.
18. In urban residential zones with sanitary sewer service permit higher density in PUD's in
exchange for (1) reduced land coverage by buildings, (2) provision of more multi -family
units; and, (3) sensitive treatment of natural resources.
19. Implement standards for lot sizes and setbacks which recognize the development
characteristics and natural resources of each existing neighborhood.
20. Regulate noise, illumination, and odors as needed to maintain public health and safety.
Uptown Hamel
The Uptown Hamel land use allows for a mix of residential and commercial uses in order to
create a vibrant, walkable, and attractive place; a place to shop, work and live.
Objectives:
1. Allow a mix of residential and commercial uses to co -exist on adjacent parcels as well as
within the same structure or on the same parcel.
2. Consider alternatives for meeting parking requirements including parking in the rear of
buildings, shared parking, on -street, underground, or ramp parking.
3. Use building standards that enhance and maintain the small town heritage and
traditional small-town look including brick facades, traditional street lighting, overhangs
over the sidewalk, boardwalks, and the like.
4. Involve residents, businesses, community groups and other stakeholders in the planning
of these areas.
5. Create master plans for mixed -use areas to ensure integration of uses and responsiveness
to adjacent land uses.
6. Establish design criteria for platting and developing site plans which will be compatible
with surrounding physical features, existing land uses and the preservation of
ecologically significant natural resources.
7. Encourage underground or structured parking through flexibility to standards, including
increased residential density up to 25 units per acre.
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8. Emphasize resident and pedestrian safety.
9. Require utilities to be placed underground wherever possible for reasons of
aesthetic enhancement and safety.
10. Regulate noise, illumination, and odors as needed to maintain public health
and safety.
Commercial Uses
The following objectives refer to commercial land uses which will provide a variety of retail
products and services mixed with smaller offices.
Objectives:
1. Require preservation of natural slopes, wetlands, woodlands, and other significant natural
characteristics of the property.
2. Provide convenient and attractive shopping and services to meet the needs of City
residents.
3. Encourage businesses that benefit the local community by providing employment
opportunities offering convenience goods and services, utilizing high quality design, and
having limited impact on public services.
4. Require commercial activities that serve the broader metropolitan market to have access
to a regional highway or frontage road.
5. Regulate the impact of commercial development along the border between commercially
and residentially guided areas to ensure that commercial property has a minimal impact
on residential areas.
6. Regulate construction to ensure high quality, energy and resource efficient buildings and
to promote such Green Building standards as LEED Certifications or the State of
Minnesota Sustainable Building Guidelines: Buildings, Benchmarks and Beyond (B-3)
standards.
7. Encourage construction that enhances the visual appeal of TH 55 corridor.
8. Establish standards for the commercial area north of TH 55 at Tamarack Drive which
results in a high quality, walkable and appropriately scaled development which
complements nearby residential neighborhoods, emphasizes goods and services for local
residents over highway users and provides gathering opportunities for the community.
9. Require frontage roads that do not directly access arterial roadways and limit access to
arterial and collector roadways.
10. Limit the scale of commercial development where urban services are not available in
order to protect water resources and to integrate such uses with surrounding rural lands.
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11. Use the site plan review process to ensure that commercial and industrial uses are
compatible with neighboring future and existing uses, and with the adjoining public
streets and highways. PUD's may be used to help accomplish this policy.
12. Emphasize pedestrian safety.
13. Require utilities to be placed underground wherever possible for reasons of aesthetic
enhancement and safety.
14. Regulate noise, illumination, and odors as needed to maintain public health and safety.
Business Uses
The following objectives refer to business land uses that are connected to or planned for urban
services. Businesses in this use generally include office complexes, business park development,
warehouse and light industrial opportunities.
Objectives:
1. Require preservation of natural slopes, wetlands, woodlands, and other significant natural
characteristics of the property.
2. Encourage businesses that benefit the local community by providing employment
opportunities utilizing high quality design, and having limited impact on public services.
3. Regulate the impact of development along the border between business and residentially
guided areas to ensure that business uses have a minimal impact on residential areas.
4. Regulate construction to ensure high quality, energy and resource efficient buildings and
to promote such Green Building standards as LEED Certifications or the State of
Minnesota Sustainable Building Guidelines: Buildings, Benchmarks and Beyond (B-3)
standards.
5. Encourage construction that enhances the visual appeal of TH 55 corridor.
6. Create or update standards that promote a more rural appearance, or create campus style
developments that protect ecologically significant areas and natural features.
7. Require frontage roads that do not directly access arterial roadways and limit access
points to collector and arterial roadways.
8. Use the site plan review process to ensure that commercial and industrial uses are
compatible with neighboring future and existing uses, and with the adjoining public
streets and highways. PUD's may be used to help accomplish this policy.
9. Emphasize pedestrian safety.
10. Require utilities to be placed underground wherever possible for reasons of aesthetic
enhancement and safety.
11. Regulate noise, illumination, and odors as needed to maintain public health and safety.
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Staging Plan
The staging plan is tied to infrastructure plans, including water, wastewater and transportation,
to ensure that growth and development are commensurate with services necessary to support
new residents and businesses in an efficient and cost-effective manner.
The staging plan, Map ###, utilizes flexible staging boundaries to direct where and when
development should proceed within the City and is built on the following principles:
• Growth should encompass a balance of land uses to provide residential and business
areas for development throughout the planning period. The staging plan also is
intended to reduce concentration of development within a location during a particular
timeframe.
• The staging plan identifies staged increments of 5-year periods and provides some
flexibility between adjacent staging periods. Development shall be limited to a
maximum of one staging increment beyond the existing staging period, and will be tied
to an incentive based points system.
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dina Golf and
ountry Club
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GHEYENNE
z
O
U
SUNRISE
EVERGRE:N
._ NORTHRID
DEERHILL
BOBOLINK
KELLEF
IVIEDI II'►IA
Future Land Use Plan
DRAFT 08/16/2016
Option C
Legend
<all other values>
FLU081616
Rural Residential
- Agricultural
Future Development Area
Low Density Residential
Medium Density Residential
- High Density Residential
Mixed Residential
- Uptown Hamel
11.1 Commercial
Business
Rural Commercial
Institutional
Private Recreational
Park, Recreational, and Open Space
Closed Sanitary Landfill
Wetland Locations
/jj�
I. Wetland Locations
Map Date: August 16, 2016
0 0.25 0.5
1
Miles
IEW1
SUMMIT
CRESTV I E W
HILLVIEW
ity of Loretto
OEN
ALBERT
ft■II.II■le r
1' EDINA
Staging and Growth
DRAFT 08/16/2016
Legend
Wetland Locations
kip Wetland Locations
Staging
- Developed
® 2018
2020
2025
2030
- 2035
FDA
Map Date: August 12, 2016
0 0.25 0.5 1
Miles