HomeMy Public PortalAbout06-11-2019 POSTED IN CITY HALL: June 6, 2019
PLANNING COMMISSION AGENDA
TUESDAY, JUNE 11, 2019
7:00 P.M.
CITY HALL (2052 County Road 24)
1. Call to Order
2. Public Comments on items not on the agenda
3. Update from City Council proceedings
4. Planning Department Report
5. Public Hearing – 172 Hamel Rd. – Steve Andres – Updated Concept
Plan Review for Charlie’s restaurant.
6. Public Hearing – 2032-2052 Holy Name Dr. – Tom and Jim Ditter –
Concept Plan Review for subdivision of 4 lots into 5 lots.
7. Public Hearing – Ordinance Amendment – Chapter 8 of the City Code
related to regulations of the Uptown Hamel zoning district.
8. Public Hearing – Rezoning of 50 parcels to the Uptown Hamel zoning
district
9. Approval of May 14, 2019 Planning Commission Minutes
10. Council Meeting Schedule
11. Adjourn
Planning Department Update Page 1 of 2 June 4, 2019
City Council Meeting
MEMORANDUM
TO: Mayor Martin and Members of the City Council
FROM: Dusty Finke, Planning Director; through City Administrator Scott Johnson
DATE: May 30, 2019
SUBJ: Planning Department Updates – June 4, 2019 City Council Meeting
Land Use Application Review
A) Marshall-Schleeter Lot Line Rearrangement and Easement Vacation – 1495/1585 Medina
Road – Adam and Susan Marshall have requested a lot line rearrangement between their
property at 1495 Medina Road and the parcel to the west at 1585 Medina Road. The
Marshalls want to convey approximately 4.2 acres to the Schleeters. The applicant has also
requested the vacation of the easements along the rearranged lot line, which will be replaced
along the new line. A public hearing is scheduled for the June 4 City Council meeting.
B) Maiser Septic Variance – south of Medina Road, west of Hunter Drive – Norton Homes, on
behalf of Pete Maiser, has requested a variance from the minimum 75’ setback for a septic
system from a wetland. The septic designer stated that the only location for a septic is
located approximately 55 feet from a small wetland on the lot. A public hearing is scheduled
for the June 4 City Council meeting.
C) Charlie’s Restaurant PUD Concept – 172 Hamel Road – Steve Andres has requested
review of a Planned Unit Development (PUD) Concept Plan for construction of a restaurant
at the corner of Hamel Road and Sioux Drive. The applicant seeks a PUD to provide
flexibility to use cargo shipping containers for the building structure. The applicant has
updated the concept following comments from the Planning Commission and City Council.
A hearing on the updated concept plan will be at the June 11 Planning Commission meeting.
D) Ditter Concept Plan – Jim Ditter, Tom Ditter, and Ditter Properties have requested review of a
concept plan related to the potential subdivision of four existing parcels totaling approximately 25
acres into five lots. The Planning Commission and Council has previously provided comments on a
six-lot concept. A hearing on the updated concept plan will be at the June 11 Planning
Commission meeting.
E) Munsell Wetland Buffer Vacation – 3157 Wild Flower Trail – Daniel Munsell has
requested that the City vacate a portion of the wetland buffer easement in the back of their
property in The Enclave. The applicant argues that the developer could have “averaged” the
width of the buffer into adjacent open space owned by the City and proposes to narrow it
upon their property. Staff is conducting a preliminary review and a hearing may be held at
the July 2 City Council meeting.
F) Cates Ranch Comp Plan Amendment and Rezoning – 2575 and 2590 Cates Ranch Drive – Robert
Atkinson has requested a change of the future land use from Future Development Area to Business, a
staging plan amendment to 2020, and a rezoning to Business Park. Staff is conducting a preliminary
review and will schedule when complete for review, potentially at the July 9 meeting.
G) Cavanaughs Meadowwoods Park Third Addition/OSI Expansion – Arrowhead Drive, north of
Highway 55 – Arrowhead Holdings (real estate company for OSI) has requested approval of a site
plan review, preliminary plat and rezoning to construct a 2nd building north of their existing facility.
The applicant proposes to construct the building on a separate lot and to rezone the property to
Business, in line with the updated Comprehensive Plan. The Council adopted approval documents
on November 7. The applicant has now requested final plat approval. The applicant has also
proposed some slight adjustments to the site plan, which were presented at the Planning Commission
Planning Department Update Page 2 of 2 June 4, 2019
City Council Meeting
on March 12. The Planning Commission recommended approval of the amended site plan. Staff
will present to the City Council when the final plat is prepared.
H) Richardson Lot Combination – PIDs 18-118-23-24-0116 and 18-118-23-24-0117 – Big Island
Land LLC (Dale Richardson) has requested a lot combination of two vacant parcels along
Ardmore Avenue, just west of County Road 19. The parcels do not meet relevant lot
standards and the applicant desires to combine them to construct a single home. The
application is currently incomplete, and staff has requested additional information. Staff will
schedule when complete for review.
I) Raskob Elm Creek Addition – 500 Hamel Road – The John W Raskob Trust has requested to
subdivide the 8 acres (approximately 4 net acres) of property into two separate parcels so
that the family could market the two separately. The Planning Commission held a public
hearing at the April 9 meeting and recommended approval. The City Council adopted a
resolution of approval at the May 21 meeting. Staff will await final plat application.
J) Medina Mini-Storage Site Plan Review – 4790 Rolling Hills Road – Highway 55 Rental
Portable Storable LLC (Jeff Pederson) has requested a Site Plan Review for construction of
a 5,140 square foot mini-storage building within the existing paved area. The Planning
Commission held a public hearing at the April 9 meeting and recommended approval. The
City Council adopted a resolution of approval at the May 21 meeting.
K) School Lake 2nd Final Plat, School Lake 2nd Easement Vacation, Johnson ADU CUP, Maxxon,
Hamel Brewery, St. Peter and Paul Cemetery – The City Council has adopted resolutions approving
these projects, and staff is assisting the applicants with the conditions of approval in order to
complete the projects.
L) Woods of Medina, Hamel Haven subdivisions – These subdivisions have received final approval.
Staff is working with the applicants on the conditions of approval before the plats are recorded.
Other Projects
A) Uptown Hamel – Staff met with the Uptown Hamel Business Group and discussed the student
project and continued the outreach on what the City can do to support activities in Uptown Hamel.
Staff has also drafted an ordinance to update the density requirements for residential development in
Uptown Hamel consistent with the updated Comp Plan. The ordinance also deletes the two
“subdistricts” in Uptown Hamel and replaces with a single district. Public hearings are scheduled for
the ordinance amendment and rezoning at the June 11 Planning Commission meeting and are
tentatively scheduled to be presented to the City Council on July 2.
B) County Road 19 sewer – staff prepared a draft of the “Quad-City Agreement” between Medina,
Independence, Greenfield, and Loretto related to Loretto’s connection to the Tri-City sewer system.
The agreement is being reviewed by staff, including the City Attorney before distribution.
C) Zoning Enforcement – staff has issued two correction notices for zoning violations. If additional
action is necessary, it will be presented to Council.
D) Chippewa Road/Arrowhead Drive Concept – staff met to discuss a process to establish a concept for
the construction of Chippewa Road from Mohawk Drive to Arrowhead Drive. Staff believes it is
important to have this concept in place before adjacent properties develop. The action plan is
scheduled to be discussed with Council at the June 18th 5:30 PM work session.
TO: City Council
FROM: Edgar J. Belland, Director of Public Safety,
Through City Administrator Scott Johnson
DATE: May 30, 2019
RE: Police Department Updates
Cops and Coffee
On May 16th we held a “Cops and Coffee” event at the Medina Ridges Senior Facility. There was a
great turn out of over 40 people. Officer Gregory, Officer Hall, Investigator McKinley, Sgt. Nelson
and I were present to talk to the residents and address their concerns. It was a great event. The
next Cops and Coffee is in the planning stage, I will let you know when we have the location and
date.
Special Events
We have several special event permit applications moving forward. Two are for the
AutoMotorPlex with a “Cars and Coffee” event being planned for June 8th during the morning
hours and a fundraiser on June 21st in the evening. I will be requiring them to hire extra officers for
the events due to the expected large attendances. The third event is the 4th of July fireworks display
planned for the Medina Country Club, and the fourth is the Hamel VFW is planning an event to
coincide with our Medina Celebration Day recognizing Minnesota Veterans with a thank the Vets
block party. It will bring in a flyover by F-16s and Navy seals parachuting into the Hamel
ballfields. There will be a 5k race starting at 3:30 p.m. It will be a full day of activities.
Budgets
We are currently working through the budget process with the finance department. I believe we
have the majority of numbers to Erin. All the fire departments have submitted preliminary
numbers. Hamel Fire is working on a facility plan. The Fire Advisory Board will be meeting to
discuss the details and the plan to move forward.
Patrol Updates:
For the dates of May 15 to May 29, 2019, our officers issued 52 citations and 157 warnings for
various traffic infractions. There was a total of 2 traffic accidents, 7 medicals, 10 alarms and 3
DWI’s.
Training
On 5-21-19 we held a department meeting where we covered POST mandated policies.
MEMORANDUM
On 05-17-19, Officers Gregory and Scharf were dispatched to a suspicious vehicle in the southern
part of the city. It was determined that the vehicle belonged to an active burglar that has been hitting
several cities around Lake Minnetonka. The suspect had attempted to break into a residence in
Medina off County Road 6 but was not successful. The suspect fled on foot and was not located.
The case is still currently being investigated.
On 05-20-19, Officer Scharf stopped a vehicle for speeding at 4:50 am. There was an odor of
marijuana inside the vehicle and a subsequence search revealed felony levels of liquid THC. The
case was forwarded to the West Metro Drug Task Force for charging.
On 05-21-19, Officer Boecker was dispatched to a vehicle that had a flat front tire. A female had
walked away from the vehicle and a male stayed behind. Corcoran Police were able to locate the
female who ended up giving a false name to the officer. This was discovered by Officer Scharf
when she was brought back to the vehicle. The female had outstanding felony warrants for fleeing
police and was arrested and booked into jail.
On 05-21-19, Officer Scharf was called to assist Corcoran Police with a female that had been
involved with hitting mailboxes with her vehicle. Upon arrival, Officer Scharf determined that the
female was intoxicated and was subsequently arrested. The final test result was .18. The female
was booked into jail.
On 05-22-19, Officers Hall and Gregory were dispatched to a shoplifting incident at Target. Upon
arrival, Loss Prevention had a juvenile male in custody. The male admitted to making poor choices
and was cited and released to his mother.
On 05-24-19, Officer Gregory responded to a suspicious male knocking on a door call. Upon
arrival, it was learned that the male was soliciting business but that the caller had also just been the
victim of a separate scam where he was on his computer and a Microsoft virus pop up came on his
computer. He ended up sending over $3500 in Best Buy gift cards to the scammers and then was
asked for another $4000 but was stopped by his bank trying to take out more money. The caller
was advised that he had been indeed scammed.
On 05-28-19, Officer Converse took a call of unauthorized use of EBT cards at Aldi. Caller stated
that he believed his ex-boyfriend had used an EBT card of his that he had left over three years prior.
Case information was taken and will be forwarded to investigations.
Investigation Updates:
Assisted with the Bike Rodeo on May 18th. I provided tours of the detention area of the police
department. I also discussed current crime trends in the city of Medina.
Signed a criminal complaint for the stolen trailers from the Hamel Business area.
Interviewed a juvenile with an employee from Hennepin County Child protection. The juvenile
made allegations of possible domestic abuse in the household. After an investigation, there will be
no charges. The family will be receiving services through Hennepin County.
Reviewed a report of a hit-and-run at Target. I reviewed the video surveillance and determined the
accident did not occur at Target.
Investigating another hit-and-run in a housing development. The suspect vehicle has been
identified. Will be making attempts to interview the suspect.
MEMORANDUM
TO: City Council, through City Administrator Scott Johnson
FROM: Steve Scherer, Public Works Director
DATE: May 30, 2019
MEETING: June 4, 2019
SUBJECT: Public Works Update
STREETS
x The railroad tracks have been realigned and new pavement has been installed by the city
on Sioux Dr. There was a lot of coordination taking place to get this project completed
and Public Works spent most of the week ensuring it was done correctly and on time.
x WSB and Public Works have been working together to get punch list items done on
several projects including Lennar, Toll/Pulte, Wealshire, and Fields of Medina. The city
will be taking over the streets in these developments soon.
x Public Works has been patching potholes throughout the city.
WATER/SEWER/STORMWATER
x Public Works is working closely with Toll Bros to get the inflow and infiltration (I/I)
under control in the sanitary manholes throughout the development. We are negotiating
with Toll to complete their portion of the project with a warranty guarantee as Pulte takes
over.
x The Brockton Lane project is underway. Storm sewer will be put in place this week.
Unfortunately, the rain has been causing some delays with the project.
x Public Works repaired a water service in the Elm Creek development. This repair was on
the city side of the service, so we are responsible for the repairs.
x We have had many drainage complaints in the past few weeks. We have been unplugging
culverts, replacing bad culverts, and trapping beavers to address some of the issues. This
is an ongoing process as drainage patterns change and rooftops are added.
x We are working on the annual MS4 report which is due June 30th.
PARKS/TRAILS
x Our seasonal Public Works employee is on board and has been very busy with a long list
of items within the parks.
x Public Works has replaced several pavers in the Uptown Hamel area that were damaged
by salt. We have had some conversations with the church to return the portion in front of
the church back to concrete if the pavers keep deteriorating.
MISCELLANEOUS
x Austin Roerick will begin on Monday June 10th as a Public Works Maintenance
Technician.
Charlies – 172 Hamel Road Page 1 of 8 June 11, 2019
Concept Plan Review Planning Commission Meeting
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, Planning Director
DATE: June 5, 2019
MEETING: June 11, 2019 Planning Commission
SUBJ: Charlie’s – 172 Hamel Road – Concept Plan Review – Public Hearing
Summary of Request
Steve and Richard Andres have requested that the City review a Concept Plan for installation of
a small restaurant constructed with shipping containers at 172 Hamel Road. The applicant had
previously submitted a PUD concept plan in order to allow flexibility for building materials and
building design standards to allow use of the shipping containers in the building design. The
Planning Commission and City Council provided comments this spring. Minutes from these
previous discussions are attached for reference.
The applicants have updated the concept plan so that the design meets the requirements of the
Uptown Hamel district and a PUD would no longer be necessary. The proposed restaurant is
still proposed to be constructed using shipping containers, but is proposed to be cladded in a way
which meets the requirements of Uptown Hamel. The proposed restaurant is fairly small, just
over 700 square feet, predominantly take-out and delivery with limited seating. The applicant
would be interested in rooftop or patio seating in the future.
The subject property is located at the northwest corner of Hamel Road and Sioux Drive in
Uptown Hamel. The property currently contains a two-story office building and the Hamel
Library. The restaurant is proposed in the northeast quadrant of the property. The site slopes
down steeply north of the parking lot.
St. Anne’s Catholic Church is located to the west of the site, Farmer’s State Bank to the
southeast, and Argent Parc to the southwest. An aerial of the site can be found at the top of the
following page.
Purpose of Concept Plan Review
According to Section 825.63 of the City Code: “Concept plan review serves as the basis for
informal conceptual discussion between the city and the applicant regarding a specific land use
proposal. It is designed to assist the applicant in preparing a formal land use application for the
city’s consideration. The purpose of the concept plan review is to identify significant issues,
suggest design considerations and discuss requirements of the city’s official controls.” Concept
Plans are required for development in Uptown Hamel be approved.
Concept plan review is for the purpose of discussion and comment only. Any opinions,
comments or observations provided to the applicant by the city staff, planning commission or
city council shall be considered advisory only and shall not constitute a binding decision on the
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Concept Plan Review Planning Commission Meeting
proposed project. The applicant may not infer any future approval of a formally submitted land
use application based upon the concept plan review and no vested rights shall accrue as a result
thereof.
Comprehensive Plan/Zoning
The subject property is guided Uptown Hamel in the Comprehensive Plan and zoned Uptown
Hamel-2 (UH-2). The City is proposing to rezone the subject property, along with all other
parcels in Uptown Hamel, to a single Uptown Hamel (UH) district.
Restaurants are a permitted use within the UH districts. The development standards of the
district will be described later.
Proposed Site Layout
The restaurant is now proposed to be located in the southeast of the property, in the location of
the historic library and parking. The library is proposed to be shifted slightly to the west on the
site. A patio space is proposed between the restaurant and library.
The existing two-story building is proposed to remain and includes approximately 4,000 gross
square feet of office space. The applicant proposes to expand the parking lot to a total of 20
stalls and also to connect to and share parking with St. Anne’s parking lot to the west.
The Uptown Hamel district requires buildings to be close to the street with parking behind the
building. The applicant’s new concept plan pushes the restaurant closer to Hamel Road, and
proposes to relocate the parking to the rear.
Charlies – 172 Hamel Road Page 3 of 8 June 11, 2019
Concept Plan Review Planning Commission Meeting
The following table summarizes the dimensional standards of the Uptown Hamel district and the
proposed concept plan. Flexibility would be permitted through the PUD process if the City
determines such flexibility serves the purposes of the PUD district. In this case, it does not
appear that modifications to the dimensional standards are being requested.
UH Requirement Proposed
Minimum Lot Size N/A 22,772 s.f.
Minimum Lot Width N/A 161 feet
Minimum Lot Depth N/A 138 feet
Min. Front Yard Setback 0 feet 5 foot (Sioux Dr.)
10 feet (Hamel Rd)
Max. Front Yard Setback 10 feet 5 foot (Sioux Dr.)
10 feet (Hamel Rd)
Rear Yard Setback As necessary 95 feet
Side Yard Setback 0 or 8 feet 121 feet
Max. Building Size 12,000 s.f. 704 square feet
Max Height 50 feet 22 feet
Max. Hardcover 90% 60%
Architectural Design
The applicant proposes to utilize four shipping containers to create the building for the
restaurant. In their initial concept, the applicant proposed to use the metal of the shipping
containers as the exterior material. In the updated concept, the applicant proposes to clad the
containers with wood to mimic a wood grain elevator. Wood is a permitted material in Uptown
Hamel:
• “Materials. Exterior materials shall consist of one or more of the following: natural brick,
stucco, stone, wood, glass, or commercial grade fiber cement lap siding with a wood
appearance which is installed per manufacturer’s specifications. Treated or anodized
metal may be used for trim.”
The Uptown Hamel districts also include the following architectural requirements (in italics):
• General. All new buildings, structures, expansions, remodeling, and development plans shall
conform to these design standards and be compatible and complementary to the buildings
proposed to be retained downtown. Elements of compatibility include, but are not limited to:
building height, form, mass and bulk, fenestration, exterior material appearance, color,
exterior material durability, detailing, setbacks, landscaping, exterior lighting and site
improvements.
• Building - Street. Building design shall make the street visually more interesting,
functionally more enjoyable and useful and economically more viable. Buildings, porches,
and plaza spaces shall be designed to bring the building and its activity more in contact
with the street.
• New Building and Major Expansions. New buildings… should be compatible with adjacent
and nearby buildings. Buildings shall be designed and oriented consistent with this
ordinance, proposed use of the property, uses on adjacent properties and nearby amenities.
Charlies – 172 Hamel Road Page 4 of 8 June 11, 2019
Concept Plan Review Planning Commission Meeting
Buildings shall be designed and oriented so as not to detract from one another or vistas.
Views from the residential areas should be protected. Where these views exist, partial
loss of the view may be an unintended but justified result when development takes place
consistent with other provisions of this ordinance. Entrances shall be placed for easy access
from the street. Utilities shall be placed underground and meters and transformers shall be
hidden from view.
• Integrate – Coordinate. New buildings, structures, remodeling and expansion shall be
integrated and coordinated with development on abutting property. Elements for
integration and coordination include, but are not limited to, sidewalk and pedestrian
ways and their continuity; site lighting; site access; building orientation; building
entrances…
The Planning Commission and Council should provide feedback on whether they find the new
concept to be compatible and complementary with Uptown Hamel. The patio is proposed as a
gathering space to connect with the sidewalk to Hamel Road. The proposed uses on the site are
constructed to share the parking lot and proposed patio space.
• Porches (Overhangs – Canopies – Arcades). Porches, which overhang into walks, are one
of Uptown Hamel’s trademarks. These features should be preserved, enhanced, and
improved. New commercial structures on Hamel Road and Sioux Drive are expected to be
designed and constructed with these features.
The proposed building design includes a small overhang on the south end of the structure. As
the design continues forward, it would appear that this could be expanded to provide shade on
the patio area.
• Fenestration – Modulation. Windows and openings shall be generous, especially on the
street side, and their placement and design shall express the pedestrian- friendly, livability
of the town center. …Buildings shall be modulated a minimum of once per 40 feet in frontage
to avoid long, monotonous building walls. This modulation may include varying building
height, building setback, or building materials/design. At the street level, at least 30 percent
of the façade should be glass in windows and doors.
The building is not greater than 40 feet in frontage in either location, but modulation is provided
with the vertical feature in the center. It appears that less than 30% of the façade facing Hamel
Road include glass and no windows are proposed along the Sioux Drive elevation. Although the
building will sit higher than Sioux Drive, it will still be visible. Staff recommends architectural
elements and, if possible, windows to be incorporated into the eastern building front as well.
• Plazas. Plazas or small extensions of the sidewalk into or on private property are encouraged
especially at key focal points and selected locations. Plazas will serve as a unifying link
between businesses and sidewalks. The design and form of the plazas shall accommodate
social and business interaction, provide a setting for buildings, sidewalks and other plazas,
and should accommodate sitting, watching and in some instances outdoor food services.
Plazas shall include special pavements (for example, concrete brick pavers or exposed
aggregate), decorative lights and decorative trees, shrubs and flowers with emphasis on
providing a variety of color, texture, and form throughout the year. … Decorative fences and
walls will be used to delineate spaces and to accommodate grade changes. Plaza furniture is
encouraged including benches, drinking fountains, bike racks, waste containers, kiosks, and
decorative signs and plaques. Monuments and sculpture will be encouraged e.g. clock towers,
gazebos, water fountains, etc. …”
Charlies – 172 Hamel Road Page 5 of 8 June 11, 2019
Concept Plan Review Planning Commission Meeting
The applicant proposes a large patio area in front of the restaurant, as is encouraged in the Uptown
Hamel requirements. Design of this patio should account for the items listed above.
Outdoor/Rooftop Dining
The applicant has shown patio seating and a future possibility of additional rooftop dining. The
scale of the proposed outdoor area is fairly small, perhaps 12 seats on the patio, with the rooftop
area potentially having a similar amount. Uptown Hamel allows outdoor dining areas with the
following requirements:
• Shall be allowed only in connection with a restaurant or bar which has inside seating for at
least 20 people. Roof-top dining is encouraged and must have suitable access and safety
measures for patrons and employees.
• The outdoor dining/drinking/entertainment area shall not be larger than one- half of the
inside seating area.
• The outdoor dining/drinking/entertainment area shall be delineated by decorative fencing,
landscaping, building walls or some combination of these or similar features, and may be
included in the green space areas with the use of pervious surface materials.
• If the sale of intoxicating liquor is inside, the outside area may be required to have all access
to the space from only inside the principal building.
• The establishment’s hours of operation may be limited and noise reduction measures may be
required in order to minimize impact on surrounding land uses.
As proposed, the restaurant would not have sufficient inside seating to allow outdoor dining.
Staff added this subject for discussion in the Uptown Hamel ordinance, which will be discussed
later on the June 11 agenda.
Parking
The concept plan shows the parking lot to the north of the buildings being expanded to include
20 parking spaces, and has shown the lot connecting to St. Anne’s lot to the west for shared
parking. Uptown Hamel allows flexibility for parking requirements as follows:
“Flexibility in the number of required off-street parking spaces and loading facilities is allowed
in [Uptown Hamel] because: 1) many parcels were developed prior to enactment of parking and
loading requirements; 2) some parcels are small; 3) some parcels have little open space; and 4)
there is a need to retain continuity of buildings fronting on Hamel Road and in the future on
Sioux Drive, and there is a preference for “infill” on Hamel Road to be buildings, not parking
lots or structures.
In providing this flexibility, the city will consider the use and need for parking, the amount of off-
street parking that is being provided, the amount of nearby on- street parking, any nearby public
parking lots, peak parking demands for the use, joint use of parking facilities, and other relevant
factors. In granting a parking reduction, concern for the overall benefits to the Uptown Hamel
district will be considered as well as use and enjoyment of adjacent properties and economic
impacts.
The city council may establish and allow a fee in lieu of required parking to be paid towards the
full number of off-street parking spaces required by the zoning ordinance. The proceeds of this
Charlies – 172 Hamel Road Page 6 of 8 June 11, 2019
Concept Plan Review Planning Commission Meeting
fee shall be utilized by the city to achieve alternative parking solutions in the Uptown Hamel
Districts. This fee shall be established under the then-current city fee schedule.”
The standard parking requirements are:
The existing office would require
16 parking spaces. The City’s regulations do not account for a takeout style restaurant with
limited seating. Staff reviewed requirements in other communities and found a range of
100-200 s.f. per stall. This would result in 3-7 stalls for the takeout and 4 stalls for patio dining.
This would result in a parking requirement of 25 parking stalls with the potential for more
parking if rooftop dining is added.
The applicant has indicated that they are working on an agreement with St. Anne’s to share
parking. The City also operates a parking lot one block to the south. With even a small amount
of shared parking, staff believes the parking needs of the site could be accommodated.
Access/Transportation/Loading
The existing driveway is located approximately 90 feet west of Sioux Drive and 25 feet west of
Mill Drive. The offset of these access points may cause circulation concerns, especially for
vehicles turning left out of the site.
Stacking from the stop sign at east-bound Hamel Road may extend in front of the driveway
location, forcing a vehicle leaving the site to wait to turn left onto Hamel Road. The City
Engineer has recommended that applicant provide evidence that the intensification of use on the
site will not cause turning issues.
An alternative may be to utilize the shared access with St. Anne’s for traffic leaving the site, and
restricting the existing driveway to “in” only.
Loading from the site rather than public streets is strongly encouraged in the Uptown Hamel
area. While loading may temporarily block some parking, it appears that loading could occur
from the parking lot.
Stormwater/LID Review/Grading Review
The concept plan does not include grading and drainage plans. Stormwater management is
provided for the Uptown Hamel area in Rainwater Park. The applicant will need to provide
plans for how stormwater from the area of new impervious surface will be conveyed to the
system without impacting adjoining properties.
The northeast corner of the proposed parking lot slopes about 8 feet to the north and east. The
grading plan will need to show how this can be accommodated without negatively impacting
other property or the right-of-way.
Sewer/Water
An additional water service stub was provided for the property with the Hamel Road
reconstruction. The applicant will either need to show that the existing sewer service will suffice
Office 1 stall per 250 s.f.
Restaurant 1 stall per 3 seats
Charlies – 172 Hamel Road Page 7 of 8 June 11, 2019
Concept Plan Review Planning Commission Meeting
for both the office building and the restaurant or will need to connect in Hamel Road and
reconstruct the street when complete.
Landscaping and Tree Preservation
It appears that a couple of trees would need to be removed in the proposed location of the
building and parking. Removal of two trees is exempt from tree preservation and the removal of
20% of the significant trees is allowed without replacement.
The applicant has shown landscaping along the patio, but a full landscaping plan will be
provided upon formal application.
Review of Uptown Hamel Standards
The City is currently reviewing the standards of the Uptown Hamel area. The City engaged
community members through the spring working with a group of students from the Humphrey
School at the University of Minnesota. A summary of the public engagement is available on the
City’s website. Staff has recommended continuing these discussions over the year to determine
what changes should be made to the standards.
During discussion so far, there has been a lot of interest in encouraging restaurant uses in Hamel.
Interest has been for cafes and casual dining. Opinions on architectural design have been mixed
but favored traditional architecture. Preference has been towards a diversity of design rather
than uniformity.
It will be a fairly long time until the standards of Uptown Hamel are adjusted. On one hand, it
may be preferable for at least the public engagement feedback summarized to inform this
decision. On the other hand, the proposed restaurant is comparatively small in scale and the
design standards in Hamel have evolved over time.
Staff Comments
As noted above, the City does not take formal action on a Concept Plan, but rather provides
comments. However, staff recommends that the Planning Commission and City Council provide
as frank feedback as possible on the proposal to help the applicant determine how to proceed.
Specifically, it would be helpful to receive feedback on whether the Planning Commission and
Council may support altering the code to allow outside seating for establishments with little or
no inside seating.
Staff has provided the following comments for consideration during a future formal application:
1. Proposed construction shall comply with relevant standards of the City Code.
2. An analysis shall be provided to show that increased intensity will not cause circulation
problems at the intersections of the driveway/Hamel Road/Mill Drive/Sioux Drive.
3. Additional architectural elements, including windows, should be provided along the street
façades.
4. Additional windows should be provided along the street façades
5. The grading and drainage plan shall be designed to prevent impacts on adjoining property
and, at the least, to convey stormwater from new impervious surfaces to the Uptown
Hamel storm sewer system.
Charlies – 172 Hamel Road Page 8 of 8 June 11, 2019
Concept Plan Review Planning Commission Meeting
6. Civil plans shall be provided for review and approval of the City Engineer.
7. Conditions related to the outdoor dining area shall be determined at time of application to
limit impacts on other property.
8. Provisions for shared parking should be submitted for review by City staff.
9. Provisions for snow removal which does not impact adjacent property shall be provided
at time of application.
Attachments
1. List of Documents
2. Excerpt from 4/9/2019 Planning Commission minutes
3. Except from 4/16/2019 City Council minutes
4. Applicant Narrative
5. Concept Plan Set
6/6/2019
Project: LR-19-246 – Charlies (172 Hamel) Concept
The following documents are all part of the official record of the above referenced request, even if some documents are not attached, or are
only attached in part, to Planning Commission and City Council reports. All documents are available for review upon request at City Hall.
Documents Submitted by Applicant
Document Received
Date
Document
Date
# of
pages
Electronic Paper
Copy?
Notes
Application 3/11/2019 3/11/2019 3 Application Y
Deposit 3/11/2019 3/11/2019 1 Deposit Y $2000
Narrative 3/11/2019 7 Narrative Y
Concept Plan 3/11/2019 3/6/2019 9 Concept Y
Concept Plan-Updated 3/21/2019 3/21/2019 9 Concept-3-21-2019 Y
Concept Plan-Updated 3/25/2019 3/22/2019 9 Concept-3-25-2019 Y
Topographical Overlay 3/25/2019 3/21/2019 1 Topo Y
Concept Plan-Updated 5/10/2019 5/8/2019 9 Concept-5-10-2019 Y
Narrative-Updated 5/10/2019 5 Narrative-5-10-2019 Y
<over>
6/6/2019
Documents from Staff/Consultants/Agencies
Document Document
Date
# of
pages
Electronic Notes
Notice 2/22/2019 12 Notice 15 pages w/ affidavit and list
Engineering Comments 3/20/2019 2 EngComments-3-20
Engineering Comments 3/29/2019 2 EngCommetns-3-29
Engineering Comments 5/23/2019 2 EngComments-5-23
Legal Comments 3/18/2019 1 LegalComments
Legal Comments 5/17/2019 1 Legalcomments-5-17
Building Official Comments 3/13/2019 1 BuiildingComments
Preliminary Comments 3/20/2019 2 Incomplete-3-20-2019 5 pages w/ enclosures
Planning Commission Report 4/5/2019 9 PCReport 26 pages w/ attachments
City Council Report 4/10/2019 9 CouncilReport
Notice 5/31/2019 7 Notice-5-31 10 pages w/ affidavit and list
Planning Commission Report 6/5/2019 8 PCReport-6-11-2019 28 pages w/attachments
Public Comments
Document Date Electronic Notes
Bilski Email 4/5/2019 Y
Schubbe Letter 4/9/2019 Y
Planning Commission minutes 4/9/2019 Y
City Council minutes 4/16/2019 Y
Medina Planning Commission Excerpt from 4/9/2019 Meeting Minutes
1
Public Hearing – 172 Hamel Road – Steve Andres – Planned Unit Development Concept
Plan Review for Restaurant Constructed with Shipping Containers
Finke presented a request for a PUD concept plan review for Charlie’s Restaurant at 172 Hamel
Road, which is proposed to be constructed with shipping containers. He explained that a PUD is
meant to achieve a set of objectives in return for flexibility from the traditional zoning codes. He
provided an aerial photograph of the subject site along with the rendering of the concept constructed
out of shipping containers. He stated that the Uptown Hamel district calls for a mix of uses on the
site and allows for commercial or residential development. He stated that the City is currently
reviewing the Uptown Hamel standards with help from a University of Minnesota student group and
the final report is expected in May. He reviewed some of the design feedback that has been received
thus far in the process, noting that there is a strong desire for additional restaurants and food service
in the Uptown Hamel area.
Finke reviewed the proposed site layout including design, outdoor/rooftop dining, parking, and
access.
Amic referenced a comment that was referenced in an email comment regarding snow and asked if
that would be related to stormwater management.
Finke stated that there is a staff comment related to a snow storage plan in attempt to avoid future
issues.
Grant Bender, applicant, stated that they would like to create a restaurant in Uptown Hamel and
would like to bring something nice to the community. He stated that they have partnered with the
Andres and together they are committed to adding to the community through investment and action.
He provided background information on himself and his family. He stated that he has owned several
very good restaurants that were successful. He stated that he would be the developer along with the
designer of the menu and concept. He stated that he is working with Studio M Architects to develop
this concept and provided examples of other projects the group has worked on. He stated that the
focus for this restaurant would be to serve families and have a family style menu and carryout
options. He provided additional information on the fast-casual dining concept, which has evolved
from food trucks. He stated that this concept would provide Uptown Hamel with diversity that could
spur additional development. He thanked Finke and his team for presenting the thorough staff report
and believed that the staff suggestions can be accommodated.
Galzki asked what drew the applicant to this location.
Bender replied that the traffic flow and proximity to Highway 55 drew him to the proposed location.
He noted that there are additional locations that could house potential restaurants but noted that he
likes the corner location. He stated that he also likes the idea of having a patio adjacent from the
library and adjacent to the park. He explained that location is important in the restaurant business and
this location just drew him in.
Reid opened the public hearing at 7:31 p.m.
David Schubbe stated that this item was on the agenda for the Board meeting the previous night for
his residential community. He stated that he has been a resident since January of 2007, after living in
Plymouth for 30 years. He stated that he likes the idea of a restaurant in Uptown Hamel but has
concern with traffic congestion and safety. He also expressed concern with noise pollution during
construction and from traffic to and from the site. He also had concern with scent pollution. He
Medina Planning Commission Excerpt from 4/9/2019 Meeting Minutes
2
stated that he would also be concerned with planning standards and did not think this proposal fits
with the requirements. He referenced parking and expressed his concerns related to parking. He was
concerned with available parking as the primary customer would be expected to be a takeout
customer. He stated that the results of the student study have not yet been presented and would like
to see the results from that study. He stated that while he would like to see a restaurant in Uptown
Hamel, he was unsure that this intersection was the right location.
Larry Hoglund stated that he and a few partners have been investing in Uptown Hamel for the past 10
to 15 years and own about seven or eight properties. He stated that he and his partners have always
envisioned Uptown Hamel to be a unique opportunity to create an old-world small-town community.
He stated that they are pro-restaurant as an Uptown Hamel business owner, noting that they are often
asked for a food service business in that area. He believed that the concept of high-quality food is a
great concept. He stated that this would be a great addition and he fully supports this concept.
Reid closed the public hearing at 7:41 p.m.
Amic stated that he thinks this is a great concept. He stated that this will have a modern look but
seems tasteful and retro as well. He stated that he likes the idea of a small place that would allow
people in this area to get some food.
Nester stated that she agrees that this is a great idea and as a mom of small children it would be highly
desirable to have high quality takeout food.
Galzki agreed that Uptown Hamel needs a restaurant. He stated that his family is often looking for a
sit-down restaurant. He was unsure that this would be the right type and location compared to what
has been envisioned for the area. He stated that it is a great idea and a great start, but was unsure that
the location and architecture would be fitting.
Nielsen stated that she loves the idea. She believed that Medina needs to look at change and it would
be nice to try something different. She stated that she likes the idea of the shipping containers.
Reid stated that she would love to have a restaurant in Uptown Hamel and understands the intent with
the shipping containers. She noted that Uptown Hamel is supposed to have a traditional feel with
traditional materials. She did not believe that the proposed architecture would fit with the existing
character. She stated that perhaps the restaurant could have a different look or different location. She
was also unsure that the PUD criteria would be met through this request.
Bender stated that he thinks Uptown Hamel is in poor quality, noting that there are many buildings
that are not being maintained. He stated that there is an eclectic mix of people that frequent
establishments in this area and he would be scared that the City would be afraid to make this area
better.
Nester stated that this would touch on a creative environment of a PUD.
Nielsen stated that she would like to see the community take some risks. She stated that if the
business were to not be successful, the shipping containers could be removed. She hoped that the
community could support new ideas.
Finke stated that this will be presented to the City Council for future input the following week.
Medina City Council Excerpt from 4/16/2019 Meeting Minutes
1
Charlie’s – 172 Hamel Road – PUD Concept Plan (7:43 p.m.)
Finke presented a request for a Concept Plan review of a PUD for development of Charlie’s Restaurant,
which would primarily be takeout. He stated that the applicant is proposing to construct the restaurant out
of shipping containers, which is why the PUD is requested as that is not currently an allowed building
material. He stated that the Comprehensive Plan provides guidance for a PUD request and reviewed the
current guiding and zoning of the parcel. He provided additional details on the process the City is
currently undergoing with students from the University of Minnesota related to the Uptown Hamel area.
He provided information on the proposed site layout and parking. He stated that architectural design is
the main reason for the PUD request, in order to incorporate the shipping containers. He stated that
Uptown Hamel places a premium on porches and overhangs and therefore if this moves forward, those
elements should be incorporated in addition to more windows. He referenced the future outdoor dining
proposal, which would include rooftop dining, and provided additional details on related regulations. He
provided additional details on the available parking, additional parking proposed and shared parking. He
reviewed the proposed access, noting that while it is not ideal to have offsets, the roadway is low speed
and there is not a safety concern. He noted that the biggest traffic concern would be related to potential
stacking that could occur. He stated that there is a public storm water system in Uptown Hamel and any
new hardcover would need to drain to that area. He reported that the Planning Commission held a public
hearing the previous week and the resident comments and written comments received were included in
the Council packet.
Anderson asked and received confirmation that a resident from Argent Park attended the Planning
Commission meeting to provide input.
Grant Bender, applicant, stated that he is very excited about the project. He stated that a City is defined
by restaurants, schools, places of worship and government. He stated that this is an opportunity to bring a
nice restaurant to Uptown Hamel. He recognized that building a restaurant is not the best choice for
financial investment but ranks high with residents. He thanked the planning staff for putting together a
well thought out report. He stated that he is looking to attract the residents of the City to the restaurant
and is willing to incorporate the comments received in order to provide a great restaurant.
Steve Andres, land owner, stated that Mr. Bender approached him with the idea of using shipping
containers for a restaurant. He stated that he is proud of the plans that have evolved and would be proud
to bring this restaurant to the community.
Mr. Bender stated that the architect is also present that has worked with shipping containers at Target
Field and in Chicago as well. He stated that he has seen this material used in many communities
throughout the country. He stated that this material allows a restaurant to be constructed that is adaptable
to any site, provides an opportunity for a less costly initial building and is also less impactful to the
overall site. He highlighted the patio area out front that could be used for community gathering space.
Anderson asked if Mr. Bender is an owner/operator of the restaurant and whether he has restaurant
experience.
Mr. Bender confirmed he would be a partner and reviewed his culinary education and experience.
Albers stated that this is an interesting concept. He stated that the restaurant could be a draw for the
Uptown Hamel area but expressed concern with a drive-up takeout service compared to a sit-down
service.
Medina City Council Excerpt from 4/16/2019 Meeting Minutes
2
Pederson stated that Uptown Hamel definitely needs a food service business but expressed concern with
the safety of the intersection. He stated that he would like to see perhaps an entrance through the church
parking lot, as that would be a better angle for traffic.
DesLauriers stated that this would be within walking distance of his home and this is a business that the
community has wanted for some time. He believed that the mix of 90/10 for takeout would be a good fit,
especially during baseball season. He stated that the number one issue would be parking and
accessibility. He agreed that access through the church would solve a lot of problems for the site. He
stated that this is a creative idea and he likes the idea of using shipping containers.
Anderson echoed the comments that have been made, recognizing that the City has struggled for years to
bring some type of food service to the Uptown Hamel area. He felt confident that the quality of the food
would be good, given the applicant’s background. He shared concerns with traffic and parking. He
encouraged the applicant to move forward with the plan.
Martin stated that she would also be excited to have a restaurant with a chef having the credentials and
background. She stated that she does struggle from a legal position because of the deviations from the
zoning code and Uptown Hamel regulations, specifically the setback and building materials. She stated
that if this type of deviation is granted through PUD, the City could have difficulty denying a similar
request in the future.
Mr. Bender stated that the idea to have the additional setback would be to preserve the library. He stated
that there has been discussion with Finke about possibly moving the library to another public area. He
stated that the building could be moved closer to Hamel Road. He stated that he has talked to the church
and they love the idea of sharing the parking space, as the church needs additional space. He stated that
he does like the idea of increasing the flow through the church parking lot and noted that he can continue
to pursue that idea.
Mr. Andres stated that they would be open to having a more storefront feel, noting that they simply were
attempting to preserve the library and save a tree. He provided additional details on the management and
ownership of the library.
Johnson stated that there was discussion about moving the library to the park in the past.
Scherer confirmed that there was discussion about moving the library at some point. He noted that a
possible location was discussed along the trail in Hamel Legion Park, near the public parking area.
Finke noted that the library was originally in a different location and was moved to this location.
Martin stated that perhaps there could be an agreement with the church that could provide additional
parking alignment and parking entrance through the church to create more of a storefront feel for the
restaurant. She stated that many of the farming communities have metal grain type structures and noted
that if the storefront could look less rectangular in feel, perhaps that would help it blend more into the
Uptown Hamel area. She explained that the proposal is a significant departure from the existing
ordinances and even if using a PUD, the conditions for granting a PUD may be more difficult to satisfy.
Pederson noted that his concern would be resolved if an agreement can be reached with the church.
11
We are proposing to develop a new restaurant in Uptown Hamel. The restaurant will focus on Alsatian style rotisserie chicken (proprietary method), pizza and side items to provide a take-home family dining experience. Local MN ingredients will be utilized in many preparations such as Hamel maple syrup and locally brewed sodas and ice cream. The menu, created by Chef/Restauranteur Grant Bender, will feature, among other signature items, his General Foods/Seventeen Magazine award winning flourless chocolate cake and hot fudge sauce.The building’s main structure is to be designed using cargo shipping containers as the framework for a structure that will emulate a historical grain elevator (a structure common to rural communities). The adjacent Historical Hamel library on the location is proposed to be moved to the west of Charlie’s and provide a focal point and community gathering space with historical preservation intentions.The restaurant is to focus on to-go or carry out services but maintain a small number of seats and a plaza for guests to stay and enjoy their dining experience on site. Some potential features include a simple foundation for ease of construction, a green roof/wall for aesthetic as well as a sustainable approach to the site, and a simple yet modern approach to the interior design. This would include reused architectural elements, barnwood, copper and core 10 steel elements. The project is to be modern, but respect the nature of Hamel and the surrounding areas. The vertical tower feature of the design is intended to drive awareness of downtown Hamel to Highway 55 traffic. 80+% of the exterior will by clad in locally reclaimed barn wood.2
��M a i n b u i l d i n g w i l l u s e h i g h c u b e 4 0 c o n t a i n e r f o r b a c k o f t h e h o u s e k i t c h e n , 3 x 2 0 c o n t a i n e r s w i l l e a c h b e u s e d f o r a d i s p l a y k i t c h e n , c u e , o r d e r a n d d i n e o p e n s p a c e a n d a n a r c h i t e c t u r a l f o c a l p o i n t t o w e r e m u l a t i n g a g r a i n e l e v a t o r . 8 0 + % w i l l b e c l a d i n l o c a l l y r e c l a i m e d b a r n w o o d . T h e b u i l d i n g w i l l s i t a t t h e c o r n e r o f S i o u x a n d H a m e l R d . a s t o k e e p i n t h e c h a r a c t e r o f U p t o w n H a m e l . ��D e s i g n e d b y S t u d i o M A r c h i t e c t s w w w . s t u d i o m a r c h i t e c t s . n e t i n c o n j u n c t i o n w i t h A B C o n c e p t s - R i c h a r d a n d S t e v e A n d r e s ( P r o p e r t y O w n e r s ) a n d G r a n t B e n d e r ( H o s p i t a l i t y a n d R e s t a u r a n t P r o f e s s i o n a l ) ��T o b e b u i l t b y C h a m e l e o n C o n c e s s i o n s ( c r e a t e d C a r g o F o o d A u t h o r i t y , F o o d T r u c k H a l l i n M S P T e r m i n a l a n d m a n y o t h e r f o o d t r u c k s ) a s a m o d u l a r d e s i g n w h i c h w i l l t h e f i r s t o f i t s k i n d i n M i n n e s o t a w w w . b u i l d m e a f o o d t r u c k . c o m ��F o u n d a t i o n w i l l b e g r a d e d s l a b w i t h u t i l i t y h o c k - u p s . T h e p a r k i n g l o t w i l l b e e x p a n d e d b e h i n d t h e b u i l d i n g a n d s h a r e d p a r k i n g w i l l e g r e s s i n t o t h e a d j a c e n t l o t . C l o s e a t t e n t i o n w i l l b e p a i d t o g r a d i n g a t t h e b a c k t o e n s u r e p r o p e r d r a i n a g e s a n d p r e s e r v e t h e w o o d e d a r e a t o t h e n o r t h . ��G r e e n c o n c e p t d e s i g n ��P l a n t e d r o o f t o p a n d l i v e w a l l a t e n t r a n c e ��R e c l a i m e d l o c a l w o o d s a s e x t e r i o r f a c e - k e e p i n g U p t o w n H a m e l s t y l e , b a r n - w o o d s i n t e r i o r w i t h i r o n ( l o c a l i r o n w o r k f o r m a t a l e n t e d b l a c k s m i t h i n o u r a r e a ) . T h e e x t e r i o r w i l l f e a t u r e a g r a i n e l e v a t o r l o o k a s t o r e k i n d l e t h e c o m m u n i t y m e e t i n g s p a c e t h a t w a s t h e l o c a l g r a i n d e p o s i t o r i e s t h r o u g h o u t M i n n e s o t a ( s e e p i c p a g e 5 ) ��I n t e r i o r o f t h e e n t r y t o w e r w i l l l o o k j u s t l i k e a n o l d g r a i n t o w e r a n d h a v e r e c l a i m e d s u r f a c e s ��C o m m u n i t y G a t h e r i n g A r e a - O u t d o o r F i r e p l a c e o n p a t i o w i t h s u s t a i n a b l e h a r d s c a p e a n d l a n d s c a p e ��S o l a r p o w e r ��0 % w a s t e i n i t i a t i v e s ��I n t e r i o r l i v e c o o k i n g f e a t u r e s - R o t i s o l R o t i s s e r i e o v e n , T u r b o - C h e f P i z z a O v e n s , b o t t l e d a n d d r a f t n o n - a l c o h o l i c b e v e r a g e s , i c e c r e a m a n d p i e s . F e a t u r i n g m a n y l o c a l p r o d u c e r s . ��9 0 % c a r r y - o u t m e n u c o n c e p t 3
4Modifications to design; the plans and proposed use of the property conform to the design and development standards for Uptown Hamel. Changes made to original Concept Review submission include:Building shall be located within 10 feet of the front lot line; new design will locate the building within 10 feet of Hamel and Sioux Dr.Patio area and new location of the Historic Library will provide a small plaza area at the corner.The design and form shall accommodate social and business interaction, provide a setting for the restaurant and will accommodate sitting, watching and in some instances outdoor dining.A new overhang/awning at the street facing the corner of the building to provide a porch-like facade80+% of the structure will be clad in reclaimed locally salvaged barnwood with the esthetic design to emulate a traditional community grain elevator building. This will satisfy the exterior surfaces requirement.Paved walkways will connect the library, restaurant, parking and directly access the sidewalk. The flow to be pleasant and encourage community interactions with multi-seasonal landscaping for color throughout the year. Over 10% of proposed site will be landscaped.The utilitarian functions will be totally screened from view and located at the rear of the building.Over 30% of the façade facing the Hamel Rd. will be glass (see design renderings)All parking will be expanded and located at the rear of the building keeping in compliance of Uptown Hamel specifications.
5The Historic Library
PROJECT #:DRAWN BY:CHECKED BY:ISSUE: DATE:p. 612.524.5375
530 NORTH 3RD STREET #230
minneapolis, minnesota 55401
WWW.STUDIOMARCHITECTS.NET
STUDIO M ARCHITECTS, INC.C 2013 STUDIO M ARCHITECTSf. 612.844.1240SHEET TITLE:1592SMAAM03.21.19PUD SUB.CHARLIE'S
172 HAMEL ROAD
HAMEL, MN 5534003.22.19PUD REV.05.08.19PUD REV.NOT TO SCALECHARLIES - PROPOSED SITE PLAN1A1.1SITE PLANLOCATIONAREA% OF AREABITUMINOUS AREA: 8,484 SQ. FT.37.7%CONCRETE AREA:1,770 SQ. FT. 7.9%HISTORIC BUILDING AREA:148 SQ. FT.>1%PROPOSED BUILDING AREA:710 SQ. FT.3.2%EXISTING BUILDING AREA:2,434 SQ. FT.10.8%GREENSPACE AREA:8,968 SQ. FT.39.9%TOTAL SITE AREA: 22,514 SQ. FT.
K-3438WELLWORTHTOILETSVITREOUS CHINA
PIZZA PREP TABLETURBOCHEF VACCUMPACKAGERJACKETEDKETTLEROTISSERIETURBOCHEF8'-0"16'-0"8'-6"40'-0"VESTIBULE1A1.3KITCHENORDERING AREA RESTROOM1A1.4KITCHEN27'-1012"1A1.61A1.5FUTURE STAIRTO ROOF TOP DININGPROJECT #:DRAWN BY:CHECKED BY:ISSUE: DATE:p. 612.524.5375
530 NORTH 3RD STREET #230
minneapolis, minnesota 55401
WWW.STUDIOMARCHITECTS.NET
STUDIO M ARCHITECTS, INC.C 2013 STUDIO M ARCHITECTSf. 612.844.1240SHEET TITLE:1592SMAAM03.21.19PUD SUB.CHARLIE'S
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530 NORTH 3RD STREET #230
minneapolis, minnesota 55401
WWW.STUDIOMARCHITECTS.NET
STUDIO M ARCHITECTS, INC.C 2013 STUDIO M ARCHITECTSf. 612.844.1240SHEET TITLE:1592SMAAM03.21.19PUD SUB.CHARLIE'S
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GLAZINGTOP OF STRUCTURE25'-0" A.F.F.T.O. CONTAINER8'-6" A.F.F.FUTURE CANOPYSUPPORTS4"T.O. CANOPY STRUCTURE16'-6" A.F.F.GRADE0'-0" A.F.F.PROJECT #:DRAWN BY:CHECKED BY:ISSUE: DATE:p. 612.524.5375
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minneapolis, minnesota 55401
WWW.STUDIOMARCHITECTS.NET
STUDIO M ARCHITECTS, INC.C 2013 STUDIO M ARCHITECTSf. 612.844.1240SHEET TITLE:1592SMAAM03.21.19PUD SUB.CHARLIE'S
172 HAMEL ROAD
HAMEL, MN 5534003.22.19PUD REV.05.08.19PUD REV.Scale: 1/8" = 1'-0"CHARLIES - SOUTHEAST ELEVATION1A1.4ELEVATIONSWEST ELEVATION
T.O. CONTAINER8'-6" A.F.F.H/M DOOR PAINTED BLACK4"GRADE0'-0" A.F.F.T.O. CANOPY STRUCTURE16'-6" A.F.F.T.O. STRUCTURE25'-0" A.F.F.PROJECT #:DRAWN BY:CHECKED BY:ISSUE: DATE:p. 612.524.5375
530 NORTH 3RD STREET #230
minneapolis, minnesota 55401
WWW.STUDIOMARCHITECTS.NET
STUDIO M ARCHITECTS, INC.C 2013 STUDIO M ARCHITECTSf. 612.844.1240SHEET TITLE:1592SMAAM03.21.19PUD SUB.CHARLIE'S
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HAMEL, MN 5534003.22.19PUD REV.05.08.19PUD REV.Scale: 1/8" = 1'-0"CHARLIES - SOUTHWEST ELEVATION1A1.5ELEVATIONSPUD REV.05.08.19NORTH ELEVATION
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530 NORTH 3RD STREET #230
minneapolis, minnesota 55401
WWW.STUDIOMARCHITECTS.NET
STUDIO M ARCHITECTS, INC.C 2013 STUDIO M ARCHITECTSf. 612.844.1240SHEET TITLE:1592SMAAM03.21.19PUD SUB.CHARLIE'S
172 HAMEL ROAD
HAMEL, MN 5534003.22.19PUD REV.05.08.19PUD REV.Scale: 1/8" = 1'-0"CHARLIES - NORTHEAST ELEVATION1A1.6ELEVATIONSPUD REV.05.08.19SOUIX DRIVE ELEVATION
T.O. CONTAINER8'-6" A.F.F.FIXED DOORS WELDED IN PLACEGRADE0'-0" A.F.F.T.O. CONTAINER20'-0" A.F.F.PROJECT #:DRAWN BY:CHECKED BY:ISSUE: DATE:p. 612.524.5375
530 NORTH 3RD STREET #230
minneapolis, minnesota 55401
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STUDIO M ARCHITECTS, INC.C 2013 STUDIO M ARCHITECTSf. 612.844.1240SHEET TITLE:1592SMAAM03.06.19PUD SUB.CHARLIE'S
172 HAMEL ROAD
HAMEL, MN 55340Scale: 1/8" = 1'-0"CHARLIES - NORTHEAST ELEVATION1A1.6ELEVATIONS703.21.19PUD REV.03.22.19PUD REV.05.08.19
T.O. CONTAINER8'-6" A.F.F.FIXED DOORS WELDED IN PLACEGRADE0'-0" A.F.F.T.O. CONTAINER20'-0" A.F.F.PROJECT #:DRAWN BY:CHECKED BY:ISSUE: DATE:p. 612.524.5375
530 NORTH 3RD STREET #230
minneapolis, minnesota 55401
WWW.STUDIOMARCHITECTS.NET
STUDIO M ARCHITECTS, INC.C 2013 STUDIO M ARCHITECTSf. 612.844.1240SHEET TITLE:1592SMAAM03.06.19PUD SUB.CHARLIE'S
172 HAMEL ROAD
HAMEL, MN 55340Scale: 1/8" = 1'-0"CHARLIES - NORTHEAST ELEVATION1A1.6ELEVATIONS803.21.19PUD REV.03.22.19PUD REV.05.08.19
T.O. CONTAINER8'-6" A.F.F.FIXED DOORS WELDED IN PLACEGRADE0'-0" A.F.F.T.O. CONTAINER20'-0" A.F.F.PROJECT #:DRAWN BY:CHECKED BY:ISSUE: DATE:p. 612.524.5375
530 NORTH 3RD STREET #230
minneapolis, minnesota 55401
WWW.STUDIOMARCHITECTS.NET
STUDIO M ARCHITECTS, INC.C 2013 STUDIO M ARCHITECTSf. 612.844.1240SHEET TITLE:1592SMAAM03.06.19PUD SUB.CHARLIE'S
172 HAMEL ROAD
HAMEL, MN 55340Scale: 1/8" = 1'-0"CHARLIES - NORTHEAST ELEVATION1A1.6ELEVATIONS903.21.19PUD REV.03.22.19PUD REV.05.08.19
Ditter Properties Page 1 of 8 June 11, 2019
Concept Plan Review Planning Commission Meeting
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, Planning Director
DATE: June 5, 2019
MEETING: June 11, 2018 Planning Commission
SUBJ: Ditter Properties – Concept Plan Review – 2032-2052 Holy Name Drive –
Public Hearing
Review Deadline
Complete Application Received: May 9, 2019
60-day Review Deadline: July 8, 2019
Summary of Request
Jim and Tom Ditter (Ditter Properties) have requested review of a concept plan for the potential
subdivision of 4 parcels they own into 5 lots. The four existing parcels are a total of approximately 25
acres, and each range in size from 3-8.5 acres, located east of Holy Name Drive and north of Holy Name
Cemetery.
The applicants previously submitted a 6-lot concept, which was reviewed by the Planning
Commission, Park Commission, and City Council a year ago. Minutes from those reviews are
attached for reference. The applicants subsequently completed a wetland delineation and found
there was not sufficient upland for 6 lots.
Three existing homes and a number of outbuildings exist on the four parcels today and the
parcels share a driveway off Holy Name Drive. Much of the remaining property is wooded.
Holy Name Cemetery is located to the south, the Churchill Farms neighborhood in Plymouth is
immediately to the east, and Holy Name Lake is located to the west of Holy Name Drive. An
aerial of the site can be found at the top of the following page.
Two of the existing parcels are served by City sewer and are included within the urban service
area, but all the property is zoned rural residential. The applicants are requesting that the City
consider rezoning the two parcels served by city sewer to Suburban Residential, allowing the
parcels to be reduced in size to create additional rural lots.
According to section 825.63 of the City Code: “concept plan review serves as the basis for
informal conceptual discussion between the city and the applicant regarding a specific land use
proposal. It is designed to assist the applicant in preparing a formal land use application for the
city’s consideration. The purpose of the concept plan review is to identify significant issues,
suggest design considerations, and discuss requirements of the city’s official controls. Concept
plan review is optional, not mandatory, for qualified applicants. It is generally limited to those
involving the exercise of legislative discretion by the city council, requiring public expenditures,
or likely to have community-wide significance.” Some examples include Comprehensive Plan
Amendments and Rezoning applications, which would both be likely in this case.
Ditter Properties Page 2 of 8 June 11, 2019
Concept Plan Review Planning Commission Meeting
The concept plan appears to contemplate the following formal requests:
1) Comprehensive Plan Amendment. This amendment would change the future land use of
proposed Lots 1 and 4 from Rural Residential to Low Density Residential and reduce the
Metropolitan Urban Service Area (MUSA) to match reduced size of the sewered lots.
2) Rezoning of Lots 1 and 4 from Rural Residential to Suburban Residential
3) Preliminary Plat for the subdivision
4) Interim use permit to allow two homes on Lot 1 through life estate (no construction on
Lot 4 until 2nd home is demolished).
Two of the existing four lots are connected to municipal sanitary sewer, having connected when
sewer was extended to Lakeview Drive to bail-out failing septic systems along Holy Name Lake
around 2000. These lots are approximately 4.3 and 3.2 acres in size and are guided and zoned
Rural Residential. Essentially, the applicants propose to rezone two sewered lots to Suburban
Residential and shrink the lots. This additional land would allow an additional rural lot to be
created.
Ditter Properties Page 3 of 8 June 11, 2019
Concept Plan Review Planning Commission Meeting
Comprehensive Plan
The subject properties are all guided Rural Residential in the City’s Comprehensive Plan, but the
two parcels connected to sewer are shown within the metropolitan urban service area. The City
has no watermains in the area and the properties are all served by individual wells.
Although the two properties were connected to the sanitary sewer, the land use and zoning of the
parcels remained rural residential. After the sewer was extended, parcels along Lakeview Drive
and one parcel east of Holy Name Drive were rezoned to Suburban Residential, but larger rural
properties east of Holy Name Lake that were connected were not rezoned. Staff believes the
reason the larger properties were not rezoned was because doing so would have resulted in a
minimum lot size of 30,000 square feet, allowing the lots to be further subdivided. However, the
sewer was not installed with the intent to allowing more sewered development in the area.
The applicants propose to rezone the two sewered lots to Suburban Residential (SR) and to
reduce their size closer to the minimum lot size of the SR district, 30,000 square feet. This
change would require a reduction of the size of the MUSA area to match the smaller lots. Staff
also believes a change of land use in the Comprehensive Plan from Rural Residential to Low
Density Residential (LDR) would be necessary to support a rezoning to SR.
The Land Use Principles, policies, and objectives of the relevant land uses from the Plan should
provide guidance as the Planning Commission and City Council consider requests to amend the
Comprehensive Plan. Staff has attached excerpts from the land use chapter of the 2020-2040
Comp Plan update for reference.
Staff believes it could reasonably be argued that a LDR designation for the areas served by City
sewer is not inconsistent with the objectives of the Comp Plan. The definition of RR states that
the area is not intended to be served by urban services, while the LDR land use is intended to be
served. On its face, it would appear logical that the properties which are connected to the sewer
be designated LDR, similar to the other parcels which were connected along Lakeview Drive.
Staff believes it could also be reasonably argued that the sewer was extended as a “bail-out”
rather than to change the land use so that the RR guiding better serves objectives of the plan,
despite the peculiar situation of having rural property connected to sewer.
One of the objectives of the RR land use is to maintain a maximum density of one unit per ten
acres for new development. However, the City has historically recognized that the 5 acres of
contiguous suitable soils requirement can result in some cases in lots smaller than 10 acres, and
in other cases can require lots to be much larger than 10 acres.
It should be noted that there is one additional similarly situated property to the northwest which
is just over 6 acres in size and connected to the sewer system. This property owner may have
similar arguments to reduce the size of the lot served by sewer and have enough land to meet the
RR standard on a second lot.
Ditter Properties Page 4 of 8 June 11, 2019
Concept Plan Review Planning Commission Meeting
Proposed Site Layout
The applicant proposes a total of 5 lots, two of which would be zoned SR and served by City
sewer, and three lots which would be zoned RR. The lots are proposed to be served by a private
road in the location of the existing shared driveway. The following table summarizes the
proposed SR lots compared to the requirements of the district.
SR
Requirement
Proposed Lots 1 and 4
Minimum Lot Size 30,000 s.f. 57,376 s.f. and 45,036 s.f
Minimum Lot Width 100 feet 139 feet, 125 feet
Minimum Lot Depth 125 feet 408 feet, 279 feet
Front Yard Setback 35 feet 35 feet (new structures)
1 foot (existing home from ROW)
Side Yard Setback 15 feet 15 feet
Rear Yard Setback 40 feet 40 feet
Max. Hardcover 60%
The following table summarizes the proposed RR lots compared to the requirements of the
district.
RR Requirement
Proposed Lots 2, 3, and 5
Minimum Lot Size 5 acres contiguous
suitable soils
7.6 acres, 5.64 acres, 5.13 acres
Gross Area None 9.71 acres, 6.44 acres, 5.13 acres
Minimum Lot Width 300 feet 200 feet, 210 feet, 240 feet
Minimum Lot Depth 200 feet 1180 feet, 1000 feet, 630 feet
Front Yard Setback 50 feet 50 feet
Side Yard Setback 50 feet 50 feet
Rear Yard Setback 50 feet 50 feet
Max. Hardcover 40%
It appears that the proposed lots would meet the minimum lot size standards of the SR and RR
zoning district. It appears that there is sufficient width for three rural lots, but their orientation
will need to be adjusted a bit to meet the minimum lot width as it is required to be measured.
The existing home on Lot 1 does not meet the minimum front setback from Holy Name Drive
right-of-way (existing 1-foot setback) or the side setback from the north (existing 10 foot
setback), but the subdivision does not affect this situation because these are existing exterior
property lines.
Three existing outbuildings on site would be too close to proposed property lines and will need
to be relocated or demolished.
The private road is proposed to be constructed in Outlot B. The width of Outlot B will need to
be determined based upon the design of the street. It is likely that a minimum of 60 feet in width
will be required.
Ditter Properties Page 5 of 8 June 11, 2019
Concept Plan Review Planning Commission Meeting
Tree Preservation
An extensive grove of trees covers much of the subject property. The applicants’ families have
planted most of these trees in recent decades. Aerial photos show these plantings over time.
It appears that the installation of improvements is likely to require the removal of a number of
these existing trees. The tree preservation ordinance would permit the removal of 10% of the
trees upon initial site development (installation of street, storm water, etc.) and an additional
15% of trees for the construction on each lot. The tree preservation ordinance allows credit for
planted trees, which will significantly reduce or potentially eliminate the need for replacement.
Wetlands/Floodplain/Shoreland
A large wetland is partially located along the northeastern portion of the site, and a separate
small wetland is located within the woods in the same area. The subdivision would be subject to
the City’s wetland buffer requirements.
The subject property extends west of Holy Name Drive. The applicant proposes to plat this
portion of the property into a separate outlot. Most of this outlot is located within the floodplain
adjacent to Holy Name Lake and would be subject to relevant regulations.
Lots 1 and 4 and much of lots 3 and 5 are located within 1000 feet of Holy Name Lake and
subject to the Shoreland Overlay District regulations. These lots would be limited to 25%
hardcover. The required front setback exceeds required setbacks from Holy Name Lake, and the
lot width and size requirements of the SR district exceed the requirements of the shoreland
overlay district.
Transportation
The applicants propose to construct a private road in the location of the existing shared driveway
to serve the subdivision, shown as Outlot B on the concept plan. The private road would extend
approximately 350 feet and terminate in a hammerhead. Lots 2 and 3 would then share a
driveway off of the hammerhead.
The City Engineer has not raised concerns regarding the impact of the subdivision on the broader
transportation network.
Sewer/Water
As noted above, Lots 1 and 4 are proposed to be connected to the City’s sanitary sewer system,
but would be served with individual wells. Lots 2, 3, and 5 are proposed to be served by septic
and wells. Soils and percolation information will be required to confirm a primary and
secondary septic location for each proposed rural lot upon preliminary plat application.
Stormwater/LID Review/Grading Review
The concept plan does not include information related to grading and stormwater improvements.
The City Engineer has noted relevant stormwater management requirements which will need to
be met upon preliminary plat application.
Ditter Properties Page 6 of 8 June 11, 2019
Concept Plan Review Planning Commission Meeting
Park Dedication
A future subdivision of the property would provide opportunity to secure park dedication
according to the subdivision ordinance. The City’s subdivision regulations allow the City to
require park dedication as follows:
1) Land – Up to 10% of the buildable property to be dedicated for park purposes – estimated
to be approximately 2.4 acres in this case.
2) Cash-in-lieu – The City may also choose to accept cash in-lieu of all or a portion of this
land dedication in an amount equal to 8% of the pre-developed market value, with a
minimum of $3500 and a maximum of $8000 per home. This would likely be $8,000 in
this case (for the new lot).
3) Combination of the above.
The City’s decision on required park dedication is guided by its Comprehensive Park, Trail, and
open space plan as well as the Master Plan. Map 6-1 from the Park, Trail, and Open Space Plan
is attached for reference. These documents do not identify any need for park land in this area of
the City.
The documents also do not identify any trails specifically on the subject properties. The plans do
identify a north-south trail between Medina Road and County Road 24 to the east of Holy Name
Lake.
The Plan does not identify the precise location of off-street trail corridors. The subject property
may provide an alternative north-south location. A large wetland on the property to the north
would prevent connecting to Medina Road. As such, it appears this alternative may not be
preferred to the connection west of Holy Name Lake.
As a result, staff does not recommend land dedication for parks or trails if the subdivision moves
forward. The Park Commission reviewed the concept plan at their April 18 meeting and
concurred with staff’s recommendation that cash be accepted in lieu of land dedication.
Review Criteria
The purpose of a concept plan is to provide feedback to an applicant to consider prior to a formal
application. Such feedback does not imply any future approval by the City and the Planning
Commission and Council do not take any formal action at this time.
As noted above, the concept plan appears to contemplate the following formal requests:
1) Comprehensive Plan Amendment. This amendment would reduce the size of the MUSA
to match the size of the reduced lots. The amendment would also change the future land
use of these parcels from Rural Residential to Low Density Residential.
2) Rezoning of Lots 1 and 2 from Rural Residential to Suburban Residential.
3) Preliminary Plat for the subdivision.
4) Interim use permit to allow two homes on Lot 1 through life estate (no construction on
Lot 4 until 2nd home is demolished).
The City would have a great deal of discretion when considering the Comprehensive Plan
Amendment. The Planning Commission and Council can review the land use descriptions,
principles, and objectives to determine if the proposed amendment is appropriate.
Ditter Properties Page 7 of 8 June 11, 2019
Concept Plan Review Planning Commission Meeting
The Rezoning would ultimately be contingent upon the decision on the Comprehensive Plan
Amendment. Section 825.35 of the City Code states that zoning amendments: “shall
not be issued indiscriminately but shall only be used as a means to reflect changes in the goals
and policies of the community as reflected in the Plan or changes in conditions in the City.” If
the Comprehensive Plan is approved, a rezoning would seem appropriate.
The City would have relatively low level of discretion on the preliminary plat, provided the plat
meets relevant requirements. In this case, a plat arranged as shown in the concept plan would be
contingent upon approval of the above requests.
Staff Comments
Staff believes that, on its face, it seems logical to guide property served by municipal sewer to a
land use which anticipates urban services, such as Low Density Residential. It is understandable
that the City did not reguide or rezone the 4.3 and 3.2 acre parcels previously because this could
have created the potential of further urban development on the larger lots. In this case, the
applicant is proposing additional rural development, not urban.
There are very few examples of similar situations which may make similar requests. One
additional parcel adjacent to this subject site may have enough acreage to create a separate rural
lot in addition a parcel connected to the sewer system. The City had identified potential septic
concerns and the potential of extending service to the Wichita Trail neighborhood, but a number
of these systems have subsequently been upgraded. In addition, none of these parcels would
appear large enough to divide an additional rural lot.
The Planning Commission and Council should weigh out the various principals and objectives of
the Comprehensive Plan to determine if the proposed amendment is appropriate. Staff believes it
could reasonably be found that the amendment is supported by the descriptions and objectives
described in this report and does not have concerns related to the potential Comprehensive Plan
Amendment.
If the applicant proceeds with a formal application, staff has provided comments throughout this
report, the most significant of which are summarized below:
1) Any future application shall be subject to all relevant City regulations and policies.
2) The private road shall be designed such that slope in minimized. Any slope greater than
10% shall be reviewed by the Fire Chief and subject to necessary conditions.
3) The width of Outlot B shall be reviewed based upon design and location of private road.
4) Lot lines should be oriented to provide a minimum of 300 feet of width for each rural lot
at the front setback.
5) The applicant shall provide the private road easement/agreement and shared driveway
easement/agreement for review and approval by the City attorney prior to final plat.
6) Provisions shall be provided for removal of the three accessory structures which would
not meet setbacks from proposed property lines.
7) If the City approves an interim use permit for two homes on Lot 1 through the life estate,
no building may occur on Lot 4 until the second home on Lot 1 is removed.
8) The applicant shall submit soil and percolation information to identify a potential primary
and secondary septic site on each rural lot.
Ditter Properties Page 8 of 8 June 11, 2019
Concept Plan Review Planning Commission Meeting
Attachments
1. Document List
2. Comprehensive Plan Information
3. Excerpt from 5/8/2018 Planning Commission minutes
4. Excerpt from 6/19/2018 City Council minutes
5. Narrative
6. Concept Plan
6/6/2019
Project: LF-18-226 – Ditter Concept Plan
The following documents are all part of the official record of the above referenced request, even if some documents are not attached, or are
only attached in part, to Planning Commission and City Council reports. All documents are available for review upon request at City Hall.
Documents Submitted by Applicant:
Document Received
Date
Document
Date
# of
pages
Electronic Paper
Copy?
Notes
Application 3/30/2018 3/30/2018 3 Application Y Signed by owner 4/9
Fee 3/30/2018 3/30/2018 1 Fee Y $1000
Narrative 4/22/2018 4/20/2018 1 Narrative Y
Concept Plan 4/6/2018 4/6/2018 1 Concept Plan Y
Concept Plan 5/9/2019 4/30/2019 1 Concept Plan-05-09-2019 Y
Narrative 5/9/2019 5/9/2019 1 Narrative-05-09-2019 Y
Documents from Staff/Consultants/Agencies
Document Document
Date
# of
pages
Electronic Notes
Engineer Comments 4/27/2018 2 Engineering
Engineer Comments 5/23/2019 2 Engineering-05-23-2019
Legal Comments 4/25/2018 1 Legal
Legal Comments 5/20/2019 1 Legal-05-20-2019
Preliminary Review/Incomplete 4/19/2018 2 Incomplete
Legal Notice 4/27/2018 3 Notice 7 pages w/ affidavit and labels
Legal Notice 5/31/2019 3 Notice-5-31-2019 6 pages w/ affidavit and labels
Park Commission Report 4/12/2018 3 Park Report 5 pages w/ attachments
Planning Commission Report 5/3/2018 7 Planning Report 18 pages w/ attachments
City Council Report 6/13/2018 7 City Council Report 21 pages w/ attachments
Planning Commission Report 6/5/2019 8 PCReport 24 pages w/attachments
[OVER]
6/6/2019
Public Comments
Document Date Electronic Notes
Park Commission Minutes 4/18/2018 Park Excerpt
Planning Commission Minutes 5/8/2018 PCExcerpt
City Council Minutes 6/19/2018 CouncilMinutes
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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.
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.
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.
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 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.
The Metropolitan Council has identified a significant portion of Medina’s rural area in the
Long-term Sewer Service Area (LTSSA) for the Blue Lake wastewater facility. The Metropolitan
Council designates the LTSSA for the possibility of extension of urban services in the long-term,
beyond 25 years in the future. Medina is required to identify the LTSSA in its Comprehensive
Plan.
The Metropolitan Council’s LTSSA is identified in Map 5-5. The Metropolitan Council states
that the LTSSA is intended to provide opportunities to efficiently extend urban services to
accommodate long-term growth. The City believes that much of this area does not support
efficient extension of urban services and the City seeks opportunities to remove property from
the LTSSA. The following factors affect the efficiency of providing future urban services and
are displayed on Map 5-6:
Wetlands, Topography, Regional Parks and Scientific Areas
Wetlands occupy a significant portion of the area identified by the Metropolitan Council
within the LTSSA, accounting for approximately 40% of the area. This fact, along with
topographical conditions, would make the provision of wastewater service inefficient. In
addition, Baker Park and the Wolsfeld Woods Scientific and Natural Area occupy large
portions of Medina’s rural area, further separating any developable areas.
Historical development patterns
Much of the LTSSA was developed with large-lot residential neighborhoods prior to the
Metropolitan Council’s LTSSA designation. These properties tend to include large homes
with comparatively high home values, making the likelihood of redevelopment with
urban services costly. The Metropolitan Council seeks density lower than 1 unit per 10
acres for efficient extension of wastewater service. As evidenced on Map 5-6, the vast
majority of the LTSSA within Medina has been previously developed in a pattern that is
denser than 1 unit per 10 buildable acres. As a result, much of the LTSSA does not
provide opportunity for efficient extension of wastewater service by the Metropolitan
Council’s policy.
Distance between regional infrastructure and City infrastructure
The Metropolitan Council would need to extend wastewater service into the southern area
of Medina if development were to occur in the future. The City’s primary municipal
water system is in the northern portion of Medina. One of these services would need to be
extended a great distance in order to be provided in connection with the other, or the City
would need to establish a separate water system. Either alternative would be costly and
would not be efficient.
In discussions with Metropolitan Council staff, the City has identified approximately 730 acres
to be removed from the LTSSA in the southern portion of the City, because a similar acreage in
the northwest corner of the City was added to the Blue Lake wastewater facility service area.
The City will continue to seek opportunities to remove property from the LTSSA because of the
factors noted above.
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.
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.
8. Maintain a maximum density of one unit per ten acres for new development in the Rural
Residential and Future Development Area land use.
9. Consider exceptions to maximum density standards for open space developments that
protect natural features and put land into permanent conservation. Within the
Metropolitan Council’s long term sewer service area (see Map 5-5), these exceptions will
be allowed to result in development with a density in excess of one unit per ten gross
acres if consistent with the Metropolitan Council’s Flexible Residential Development
Guidelines.
10. Urban services will not be provided to the Agricultural, Rural Residential, or Future
Development Area land uses during this planning cycle.
11. Require preservation of natural slopes, wetlands, woodlands and other significant
natural characteristics.
12. Require that lots contain adequate soil types and conditions as defined in the City's
on-site septic system requirements.
13. 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.
14. Reduce impervious surfaces where possible by applying low impact design standards
and encourage innovative materials and plans that reduce runoff.
15. Encourage and incentivize landowners to participate in the protection and conservation
of significant natural resources.
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. Such
modification shall generally not exceed -10% of the minimum density or +20% of the
maximum density requirement of the relevant land use.
3. Restrict urban development to properties within the sewer service boundary.
4. Regulate land within the Mixed Residential land use to provide opportunities for
residential development with a density in excess of 8 units/acre. Flexibility is
purposefully provided within the land use to support opportunities for a single project to
provide both low- and high- density housing or for multiple developers to partner on
independent projects within a Mixed Residential area.
5. 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.
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,
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 protect residential neighborhoods
and to maintain public health and safety.
Medina Planning Commission Excerpt from May 8, 2018 Meeting Minutes
1
Public Hearing – Ditter Properties – 2032-2052 Holy Name Drive – Concept Plan
Review of Potential Rezoning and Subdivision
Finke presented a concept plan review which includes four parcels that would be proposed to be
subdivided into six parcels. He stated that two parcels are currently connected to the City’s
water/sewer utilities, although all parcels are currently zoned rural residential. He stated that the
request, should it move forward, would include a Comprehensive Plan amendment. He displayed an
aerial of the 25-acre site and the four lots within that property. He noted that some of the lots are
fairly odd shaped and identified adjacent uses. He identified the location of the newly proposed lots,
noting that the two lots currently connected to the sanitary sewer system would be shrunk to match
the size of a suburban residential property that is served by utilities. He noted that the excess property
would then be combined with the remaining property to create additional lots that would remain rural
residential. He stated that the basic question is if this seems appropriate to guide the area served by
sanitary sewer to low-density residential. He stated that the applicant is not proposing new sewered
lots, but to shrink those properties served by municipal utilities and combine the remainder of the land
with the other rural residential property. He stated that the proposed lots would meet the
requirements of the zoning districts proposed.
White opened the public hearing at 7:19 p.m.
No comments made.
White closed the public hearing at 7:20 p.m.
Reid stated that this seems like a logical solution and she would support the request.
DesLauriers asked for clarification on the language proposed on the MUSA.
Finke explained that the MUSA is required to be mapped for the Metropolitan Council and noted that
the current map includes the two parcels connected to the sanitary sewer. He noted that if those
parcels are made smaller, the MUSA map would then reflect that smaller area.
DesLauriers stated that this makes sense and the applicant has met all the technical aspects. He stated
that he is also intrigued with restoring and protecting the first home, as the applicant has stated in
their documentation.
White asked if each new lot would have a septic and whether that would impact Holy Name Lake.
Mr. Ditter stated that there is sufficient land and suitable soils to provide septic sites for those rural
residential lots.
Finke noted that more details on septic systems will be provided if this continues to move forward.
He provided additional details on the lots that were bailed out in the past, noting that those sites were
typically about one acre in size.
Amic asked the location of Mr. Ditter’s home.
Mr. Ditter replied that his home is on what would be lot four. And his mother has a life estate on lot
one.
Amic agreed that this seems to make sense.
Medina Planning Commission Excerpt from May 8, 2018 Meeting Minutes
2
Finke stated that there would be perhaps one other example that would be able to follow down this
path, but noted that each case would need to stand on its own. He noted that other than those two
cases, this would not really be applicable throughout the City.
Nester asked for details on the existing driveway location.
Finke provided additional details on the path the existing driveway travels. He noted that the Council
will review this concept plan at their meeting on May 15th.
Medina City Council Excerpt from June 19, 2018 Meeting Minutes
1
Ditter Properties – Concept Plan Review – 2023 – 2052 Holy Name Drive (7:06 p.m.)
Finke stated that this is a concept plan review and therefore formal action is not required. He stated that
the concept would entail rearrangement and division of the four parcels into 6 total parcels. He noted that
two of the properties are connected to the City’s sewer system but remain guided and zoned as rural
residential. He noted that a number of similar properties that were connected to sanitary sewer along
Holy Name Drive have been rezoned to suburban residential. He stated that the applicant is proposing to
reduce the size of the properties served by sanitary sewer to match the requirements of the suburban
residential zoning district and then redistribute the remainder of those lots with the remaining parcels to
create four additional lots. He stated that the southern portion of the site contains the two lots proposed
for suburban residential and the four lots that would remain rural residential. He noted that all the
properties would be served by a private road in the location of the driveway that currently serves the
properties. He provided additional details on the sanitary sewer connection. He asked Council to
consider rezoning the properties served by sewer to suburban residential, similar to the other properties
along Holy Name Drive. He noted that there may be one other property that could be in a similar
situation. He stated that if the concept were to come forward as a formal request, there would be a
Comprehensive Plan amendment, rezoning, and subdivision. He stated that the Planning Commission
held a public hearing on May 8th and there were no public comments made. He stated that the
Commission believed that this would make sense and expressed support of the concept.
Martin referenced the wetland to the northeast of the site and asked for details.
Finke replied that there is some wet property in the center eastern and northeastern portions of the
property.
Martin referenced the two lots that would be proposed for suburban residential and asked for details on
the amount of contiguous suitable soils.
Finke replied that he would need to look into it and noted that but for the wetlands on the site, most of the
parcels contain suitable soils.
Pederson asked why the suburban residential lots would not be connected to water and if there are other
similar lots in the City.
Finke stated that there is no water infrastructure in the area, estimating that the closest connection would
be 1.5 miles away. He provided examples of other developments that are similar with only sanitary sewer
connection and not water.
Martin asked for additional details on the bail outs that were done, to connect lots to sanitary sewer.
Scherer explained that the Lakeview properties are small lots and were right on the lake with septic
systems and that is why the bail outs were done to connect those to the City sanitary sewer.
Martin asked if there would be a disadvantage to disconnect the properties from the sanitary sewer.
Finke replied that the infrastructure is already in place and the properties were already assessed 100
percent of the cost.
Jim Ditter, 2052 Holy Name Drive, stated that he already paid for the sewer and the connections are
already there for the two homes. He stated that he lives in the original Ditter homestead. He stated that
they purchased the properties from their uncle’s years ago and have brought forward this concept plan as
an idea. He hoped to work with the City to develop a plan that will work.
Medina City Council Excerpt from June 19, 2018 Meeting Minutes
2
Finke stated that staff had not considered disconnecting the properties. He explained that the question at
hand is that when the lots were connected it was not intended to shrink the size of the lots. He explained
that the Council should weigh the land use principles of the Comprehensive Plan to determine if the
request is in character.
Mitchell asked if the easterly lot line is the border with Plymouth.
Finke confirmed that is true.
Mitchell stated that if Plymouth continues to build up to the border, the four lots may be back.
Finke stated that the property to the east has already been developed.
Mitchell acknowledged that the bailouts created some awkward situations and the Council must consider
what to do now.
Martin noted that the Comprehensive Plan identifies this area as rural residential and therefore she does
not understand why a portion would be rezoned to suburban residential.
Finke stated that the most obvious issue is that the two parcels are served by sanitary sewer and generally
speaking, the other properties within the MUSA are guided and zoned by a district that is intended to be
served. He stated that the other properties that were bailed out were all rezoned and therefore these
properties are outliers.
Martin stated that having two properties zoned suburban residential but surrounded by rural residential
would seem out of character. She stated that these comments are not personal against the Ditter family,
because they are great members of the community and explained that there must be a consistent basis for
the decision.
Mitchell stated that he understands that it does not track. He stated that his concern would be that this
would create four rural residential lots surrounded by suburban residential lots and therefore that could
bring future requests to subdivide the rural residential lots.
Tom Ditter stated that he and his Brother, Jim, are making the request. He stated that the rural residential
has to have five acres of suitable soils for septic. He noted that the two lots connected to City sewer no
longer need the extra land for septic. He stated that the family has been in the community for years and
has paid property taxes and asked the City to give the request consideration.
Chris Clennon, 2425 Holy Name Drive, referenced the comment made by Mitchell with the concern that
there would be a future request to subdivide the four rural residential lots. He referenced the draft
Comprehensive Plan which designates the land as rural residential and requires at least five acres of land
for lots.
Martin explained that rural residential lots must have a minimum of five acres of suitable soils.
Finke stated that the property to the north and west is guided for rural residential land uses under the draft
Comprehensive Plan for the next 20 years. He stated that all the land in this area is included in the
Metropolitan Council’s long-term sewered area for the potential consideration for extension of the sewer
services.
Medina City Council Excerpt from June 19, 2018 Meeting Minutes
3
Mitchell stated that a future request to subdivide the four rural residential lots could be denied because the
land is guided for rural residential. He noted that the Council would simply need to be prepared to say no.
Martin asked if the Council would also have to be prepared to say no tonight.
Finke stated that properties that are zoned rural residential are not to be connected to City sewer and
properties guided for low density residential are to be connected to City sewer. He stated that
definitionally there is an obvious objective. He stated that if there are other bailouts in the future this
could perhaps set a precedent.
Martin asked if the planning ordinance allows a piece of property to be platted with two different zoning
districts.
Finke confirmed that there could be multiple zoning designations within the plat. He noted that the
approvals would be lined up in a method that makes that possible.
Martin suggested perhaps combining the two sewered lots into one lot. She recognized the history of the
site that would be the entrance to rural residential. She stated that the two sewered lots would then be one
lot 1.8 acres in size that is connected to sewer but not water. She stated that the lot would still need to be
rezoned which would require a Comprehensive Plan amendment that would have to go before the
Metropolitan Council.
Finke stated that the draft Comprehensive Plan would be approved by the Met Council before this request
would move forward.
Pederson asked about the zoning for the other cases in which bailouts were done.
Finke stated that the other properties along Lakeview, all the properties that were connected to the
sanitary sewer were rezoned to suburban residential. He stated that these properties were not rezoned at
that point, noting that there is no good record on why that was done. He stated that perhaps the
justification was that the lots exceeded the minimum lot size and they did not want to allow future
subdivision that would require additional sewer connections. He stated that it was never considered that
the lots be shrunk to fit the requirements of the suburban residential zoning district.
Mitchell referenced the adjacent property uses, stating that perhaps the four properties would be suitable
as rural residential lots.
Pederson noted that in the past there was opposition from existing homeowners for the cemetery use but,
in this case, the new property owners would know about the cemetery before purchasing the property. He
stated that this is a unique property because it is between the cemetery and the City of Plymouth.
Finke stated that there may be an argument to this being a transition between rural residential and the City
of Plymouth. He noted that currently there are four lots, two of which are served by City sewer.
Martin asked for details on the existing lot lines.
Finke highlighted the existing lot lines, which are shown in yellow. He stated that the discussion on this
began years ago because of the misshapen lot. He stated that it is an odd shaped lot and regardless, a lot
line rearrangement would still probably move forward.
Medina City Council Excerpt from June 19, 2018 Meeting Minutes
4
Conrad Miller, 2475 Holy Name Drive, stated that with all this talking he believes that it would be a good
idea to talk to Plymouth and negotiate with them to put Brockton all the way from Hamel Road to 24,
which would make more sense. He stated that the City could then negotiate with the Ditters. He stated
that would make more sense than this discussion.
Martin noted that the road would then need to go through a lake.
Mitchell stated that it may be awkward, but he does not object to the request.
Martin stated that her objection stems from the existing and draft Comprehensive Plan. She was
concerned with precedent that could be set.
Pederson stated that staff should work with the Ditters further to determine if the lot lines could be
rearranged further. He stated that there would be a benefit to having a private road. He referenced the
sewer line, which may have been changed.
Finke provided additional details and noted that if this were to move forward, the line for the
Metropolitan Council’s long-term sewer service area that encompasses the two sewered lots would be
shrunken to match the smaller lot sizes.
Pederson stated that he would support the request as long as precedent is not set.
Anderson stated that he was concerned about tempting fate with the Metropolitan Council, given the
issues the City has had with the Met Council. He encouraged the Ditters continue to work with staff,
noting that a lot line rearrangement would still be a good idea.
Cousineau echoed the comments of Martin, stating that it would be a little difficult to make this work.
She also agreed that perhaps a lot line rearrangement would be a better option. She was hesitant to ask
the Metropolitan Council for anything additional at this time.
Pederson asked the expectations on timing from the Ditters.
Ditter replied that it would be at least one year from now but would like direction on whether to move
forward.
Mitchell stated that it would seem the best thing to do is to continue to work with staff to determine if
there are better ways to reach the desired outcome as this proposal has question marks.
Martin referenced Outlot A and asked why that is an outlot.
Finke replied that it is part of the odd shaped lot and generally there is a tendency to not have a lot
straddling a roadway.
Martin stated that if that were combined with lots one and two, that would be perhaps closer to two acres
in size if those were combined into one lot. She stated that there are issues because there is not a water
connection.
Mitchell encouraged the Ditters to continue to work with staff.
Ditter asked why the water would be important.
Martin stated that the definition of suburban residential includes water and sewer service.
Uptown Hamel Page 1 of 5 June 11, 2019
Zoning District Amendments Planning Commission Meeting
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, Planning Director
DATE: June 6, 2019
MEETING: June 11, 2019 Planning Commission
SUBJ: Public Hearing: Uptown Hamel Ordinance Amendment
Background
The City’s 2020-2040 Comprehensive Plan made certain changes to the Uptown Hamel land use.
Staff has identified a series of changes which are necessary for the Uptown Hamel zoning district
to make the regulations consistent with the Comprehensive Plan.
The attached ordinance proposes limited changes to the Uptown Hamel zoning regulations. The
primary change would update the allowed density of residential development to 4-15 units per
acre. Staff has recommended a small amount of other technical changes.
The City intends to complete a broader review of the Uptown Hamel regulations as part of the
public engagement, visioning, and discussions which began this winter. This process will
continue with additional outreach in the coming months and will likely result in additional
changes to the regulations. However, staff recommends adoption of the attached ordinance in
the meantime to achieve consistency with the density described in the Comp Plan.
Comprehensive Plan Information
The Uptown Hamel land use applies to property along Hamel Road east of Hunter Drive to the
eastern City border at Brockton Lane. The land use also applies to the property at 492/500
Hamel Road, which is located north of Hamel Road and west of Hunter Drive. A map of the
area guided Uptown Hamel can be found at the top of the following page, shown in dark purple.
The Comprehensive Plan describes the Uptown Hamel land use as:
“Uptown Hamel (UH) the Uptown Hamel land use allows residential and commercial uses 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 Uptown Hamel area is served by urban services.” (page 5-7)
The Plan establishes the following objectives for the Uptown Hamel land use:
“The Uptown Hamel land use allows for a mix of residential and commercial uses 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. Uptown Hamel is intended to provide
flexibility in terms of residential and commercial uses. As a result, it is difficult to project
Uptown Hamel Page 2 of 5 June 11, 2019
Zoning District Amendments Planning Commission Meeting
future uses in the area, but it is estimated that approximately 40% of the land will be
utilized for residential purposes, 40% for commercial uses, and 20% for office uses.
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, and overhangs over the
sidewalk, boardwalks, and the like. Establishment of design guidelines to support this
objective.
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 20 units per acre.
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.”
Uptown Hamel Page 3 of 5 June 11, 2019
Zoning District Amendments Planning Commission Meeting
Proposed Amendments
Elimination of Two Subdistricts
Uptown Hamel is currently zoned either Uptown Hamel-1 (UH-1) or Uptown Hamel-2 (UH-2).
The difference between the two districts was that UH-1 required residential development in
excess of 10 units/acre. This was intended to provide at least a minimum amount of higher
density housing which was required under the previous Comprehensive Plan.
The updated Comprehensive Plan intends to “provide flexibility in terms of residential and
commercial uses” and lowers the allowed residential density to 4-15 units/acre (up to 20 with
underground parking). To provide the flexibility described in the Plan, staff recommends
removing the requirement that certain parcels include residential developments. If this
requirement is removed, there would no longer be a reason to have two separate districts. As
proposed, any parcel would be permitted to be developed with commercial or residential uses
(within the full density range). This would include the possibility of mixing residential and
commercial uses within a single parcel or building.
Pages 1-14 and 26-30 of the attached ordinance delete the two subdistricts. The common set of
requirements which would remain are included on pages 15-26. The City would then need to
rezone all of the parcels into this single district. Staff has prepared the rezoning ordinance, a
separate hearing for which will be held later in the meeting.
Residential Density
Under the previous Comprehensive Plan, a minimum amount of residential development was
required in Uptown Hamel and the allowed density range was higher (7-40 units/acre). The
proposed amendment adjusts the allowed density to 4-15 units per acre, with up to 20 units/acre
if underground parking is provided.
The density regulation is achieved through a minimum and maximum “lot area per dwelling
unit” in the middle of page 17. The minimum of 2,904 square feet per dwelling unit is
equivalent to 15 units/acre (43,560/15=2,904) and the maximum of 10,890 square feet per
dwelling unit is equivalent to 4 units/acre (43,560/4=10,890).
The section allows a reduction to 2,178 square feet per dwelling unit (20 units/acre) if at least
one underground parking stall per unit is provided. The ordinance also allows residential units
within mixed use developments to be at lower density, intended to allow an upstairs apartment
above a commercial use.
Removal of Sauna Manufacturing as Interim Use
Current regulations include this use as an Interim Use. A sauna manufacturing was previously
located in the building at 52 Hamel Road, and staff believes the intent was not to cause the use
to become nonconforming, even though the use may not have fit with the vision of Uptown Hamel
as a mixed use area. Now that the use is no longer on the property, nonconformity is no longer a
concern.
Uptown Hamel Page 4 of 5 June 11, 2019
Zoning District Amendments Planning Commission Meeting
Zero Lot Line Setbacks
Uptown Hamel currently allows a zero side lot line setback. The intent is to allow buildings to
be constructed with a continuous frontage. Staff has recommended language clarifying that the
setback is 8 feet unless constructed with a zero setback.
Other Potential Changes
Review Process
The Uptown Hamel district requires more public review than other zoning districts in the City.
Staff believes these processes have the potential of adding cost and time and deterring
improvements on property.
All “development, expansion, remodeling, or redevelopment” require review of a concept plan
review. This extra step would add an additional $1000 cost and an additional 45-60 days to the
process. Staff has suggested language which would state that the concept plan is
“recommended” rather than “required.” Staff also recommends removing remodeling from the
concept plan.
Similarly, the district has a lower threshold for when an owner is required to obtain formal Site
Plan Review approval, including review by the Planning Commission and City Council. For
example, Site Plan Review would be required if an owner wanted to install a different material of
siding on a building. This process would, again, add additional cost and time to the process.
Outdoor Dining
The Uptown Hamel districts currently include the following requirements for Outdoor
Dining/Drinking/Entertainment Areas:
i) Shall be allowed only in connection with a restaurant or bar which has inside seating for
at least 20 people. Roof-top dining is encouraged and must have suitable access and safety
measures for patrons and employees.
ii) The outdoor dining/drinking/entertainment area shall not be larger than one- half of the
inside seating area.
iii) The outdoor dining/drinking/entertainment area shall be delineated by decorative fencing,
landscaping, building walls or some combination of these or similar features, and may be
included in the green space areas with the use of pervious surface materials.
iv) If the sale of intoxicating liquor is inside, the outside area may be required to have all
access to the space from only inside the principal building.
v) The establishment’s hours of operation may be limited and noise reduction measures may
be required in order to minimize impact on surrounding land uses.
The first two limitations were recently discussed in relation to Charlie’s Restaurant. The current
regulations would prohibit a small restaurant from having outdoor seating. Staff also could see
this being limiting for a coffee or, especially, an ice cream shop.
Staff’s impression is that the rationale of the regulations may be to limit the intensity of the patio
area or perhaps to prevent a bar or restaurant from needing to rely on the outdoor seating, especially
during times of poor weather.
Uptown Hamel Page 5 of 5 June 11, 2019
Zoning District Amendments Planning Commission Meeting
If the primary interest is to limit the intensity of the patio, it seems like there could be an exception
for smaller outdoor areas and the requirement for 20 inside seats does not serve the purpose. For
example, the limitation could be: “The outdoor dining/drinking/entertainment area shall not
exceed the larger of the following: 1) 16 seats; or 2) one- half of the inside seating area.”
It should also be noted that these regulations apply to the property and are not intended to permit
seating on the public sidewalk or right-of-way. If the City is open to sidewalk seating, it would
need to be addressed separately.
Potential Action
The Planning Commission should hold a public hearing on the ordinance prior to action. Once
the Commission has completed its review, the following motion could be made:
Move to recommend adoption of the ordinance amending the requirements of the Uptown
Hamel Zoning District (with recommended changes).
Attachment
1. Ordinance
Ordinance No. ### 1
DATE
CITY OF MEDINA
ORDINANCE NO. ###
AN ORDINANCE AMENDING THE REQUIREMENTS OF THE
UPTOWN HAMEL ZONING DISTRICT;
AMENDING CHAPTER 8 OF THE CITY CODE
The City Council of the City of Medina ordains as follows:
SECTION I. Section 834 of the code of ordinances of the City of Medina is deleting in its entirety
as follows
CHAPTER 8
LAND AND BUILDING REGULATIONS
834. ZONING – UPTOWN HAMEL DISTRICT
Section 834.01. Purpose. To create a distinctive Uptown Hamel district that is an attractive,
pedestrian-friendly, mixed use town center, by using building facades, porches, walkways,
landscaped plazas, lighting, signage, landscaping and parking to blend retail, office, housing,
specialty shops, and gathering spots into a unified and viable community.
Section 834.02. Permitted Uses. Within the Uptown Hamel Zoning District the following shall
be permitted uses subject to site plan approval and other provisions of this district. A
combination of the following uses is allowed.
Public Uses.
1. Park and Open Space
2. Library
3. Post Office
4. Fire Station
5. Other Public Buildings
Residential Uses and Related Uses.
6. Detached Single-Family Dwellings
7. Two-Family Dwellings
8. Apartment Units
9. Multiple Family
Dwellings/Condominiums
10. Bed and Breakfast Inns
11. Hotel – Motel
12. Day Care and Day Nursery
Office, Retail, Services Uses.
13. Antique or Gift Shop
14. Appliance Store
15. Art and School Supply
16. Art Dealers
17. Artists’ Studios
18. Auto and Marine Sales (indoor only)
19. Bakery or Pastry Shop
20. Banks and Financial Institutions
21. Bicycle Sales and Repair Shop
22. Bowling Alley
23. Building Material and Garden
Equipment and Supply Dealers
24. Business, Commercial, or Trade Schools
25. Camera, or Photographic Supply Store
26. Candy, Ice Cream, Soft Drinks, or
Confectionery Stores, Excluding
Drive-In Type of Service
27. Canvas and Canvas Products
28. Carpet and Rug Stores
29. Clothing and Clothing Accessories Stores
30. Clubs and Lodges
31. Coin Store
Ordinance No. ### 2
DATE
32. Computer Stores
33. Costume Rental
34. Craft Shop, including products made on-site
35. Dance Studio and Dance School
36. Delicatessen
37. Dairy Store
38. Discount Store
39. Drug Store
40. Dry Cleaning and Laundry Services
41. Electrical Appliance Store
42. Electronic Shopping and Mail-Order
Establishment
43. Electronics Stores
44. Florists
45. Food and Beverage Stores
46. Furniture and Home Furnishings Stores
47. Game Store
48. Gift Shop
49. General Merchandise Stores
50. Grocery Store
51. Hair, Nail and Skin Care Services
52. Hardware Store
53. Health and Personal Care Stores
54. Hobby Store
55. Ice Cream-Frozen Dessert Sales
56. Interior Decorating Studio
57. Jewelry Store
58. Launderettes or Self-Service Laundries
59. Leather Goods and Leather Shop, but not
Tanning
60. Liquor Store, On and Off Sale
61. Loan and Finance Companies (but not a
Pawn Shop)
62. Locksmith
63. Meat Market, for Retail Sales on Premises
Only
64. Medical Offices
65. Medical Supply Store
66. Motor Vehicle and Parts Dealers
67. Museums and Cultural Centers
68. Music Store
69. Music Studios
70. Newsstand
71. Office
72. Office Supplies, Stationery
73. Optical Laboratory
74. Other Personal and Household Goods Repair
and Maintenance (Tailor Shop)
75. Pet Supplies Stores
76. Philatelic Store
77. Photography Studio
78. Picture Framing Shop
79. Plumbing
80. Pottery and China Sales
81. Print Shop
82. Printing and Publishing
83. Repair of Household Goods
84. Restaurants, but not Drive-In Type
85. Sauna Sales
86. Secretarial and Word Processing Services.
87. Sewing Machine Sales and Service Shop
88. Shoe Store
89. Shoe and Leather Goods Repair Shop
90. Sporting Goods Store
91. Sports and Health Clubs
92. Taxidermy Shop
93. Telephone Booth (Outside)
94. Television and Radio Store and Repair Store
95. Theater, Excluding Drive-In Type of Service
96. Tobacco Stores
97. Toy Store
98. Transit Station
99. Travel Services
100. Upholstery Shop
101. Used Merchandise Stores
102. Variety Store
103. Video Store
Section 834.03. Conditional Uses. Within the Uptown Hamel Zoning District, no structure or
land shall be allowed for the following uses except by conditional use permit and subject to other
provisions of this district.
(1) Drive-In Service Businesses
(2) Mortuary or Funeral Home
Ordinance No. ### 3
DATE
(3) Pet Shop
(4) Auto Repair, Minor
(5) Tire, Battery, and Muffler Stores
(6) Electronic and Computer Manufacturing
(7) Essential Public Utility and Service Structures
(8) Religious Institutions - Including an Existing Cemetery
(9) Wholesale Showroom
(10) Sauna Manufacturing and Assembly
(11) Outdoor Dining - Drinking Containing More than 200 Square Feet
(12) Small Scale Light Manufacturing of Products for On-Site Retail Sales
(13) Electrical and Other Skill Trades Provided there is no Outside Storage
(14) Off-Street Parking Lot or Ramp
Section 834.04. Accessory Uses. Within the Uptown Hamel Planned Unit Development
District the following accessory uses shall be allowed subject to site plan approval and other
provisions of this district.
(1) Off-Street Parking and Loading
(2) Signs
(3) Home Occupation
(4) Temporary outdoor display of goods used in conjunction with and on the same site
as the permitted use or conditional use, provided that the goods are not outdoors
overnight and the storage or display area does not exceed 100 square feet.
(5) Outdoor Eating and Refreshments, Provided the Area Contains 200 Square Feet or
Less.
(6) Outdoor Recreational Sport Courts.
Section 834.05. Lot, Setback and Building Size Requirements. The following requirements
shall be observed, subject to additional requirements, exceptions and modifications set forth in
other sections of this ordinance.
Subd. 1. Minimum Lot Area: No Minimum.
Subd. 2. Minimum Lot Width: No Minimum.
Subd. 3. Minimum Front Yard Setback: None, unless an easement or other similar
dedication/area is needed for pedestrians, utilities, street, or similar purpose which may
be shown on the Uptown Hamel Concept Plan for the area or for the block in which the
property is located.
Subd. 4. Maximum Front Yard Setback: All principal buildings shall be located within
10 feet of the front lot line, unless the parcel has more than two acres and more than one
principal building.
Subd. 5. Minimum Side Yard Setback: None, if the outside wall has no openings. An
eight foot setback is required, if there are openings, windows and doors, in the side wall
Ordinance No. ### 4
DATE
and where appropriate to provide pedestrian – plaza space to link buildings, sidewalks,
plazas, parking, and similar functions.
Subd. 6. Minimum Rear Yard Setback: Twelve feet or a lesser or greater amount to
provide access and loading for people and goods, fire access/control or to meet other
ordinance requirements.
Subd. 7. Building Size: No business building or business use shall have a ground floor area
greater than 20,000 square feet.
Subd. 8. Minimum Lot Size per Dwelling: The minimum lot area per dwelling unit shall
meet the following requirements:
Subd. 9. Impervious Cover. Impervious cover must be consistent with the following table,
provided that parcels larger than two acres may be required to provide on-site ponding to
accommodate run-off from proposed development on the site.
Land Use Designation in
Uptown Hamel Concept Plan
Maximum Percentage of
Impervious Cover Allowed
Single Family 40
Multi-Family Residential 90
Retail/Business 90
Railroad 20
Institutional 20
Section 834.06. Uptown Hamel Concept Plan. In general, the regulations governing the
Uptown Hamel Zoning District consist of all the provisions in this ordinance and the Uptown
Hamel Concept Plan, which is hereby made a part of this ordinance to provide guidance in
preparing, evaluating, reviewing and approving plans in this district.
The following maps and illustrations are included
Uptown Hamel Concept Plan Map
Uptown Hamel Concept Plan Illustrative Map
Uptown Hamel Concept Plan Illustrations
Section 834.07. Design and Development Standards. Design and developments standards are
established for this district to achieve an attractive, liveable and viable town center consistent
Land Use/Density Designated on
Uptown Hamel Guide Plan
Minimum Lot
Area per Dwelling
Unit
Single-Family 5,000 square feet
Multi-Family 1,000 square feet
Ordinance No. ### 5
DATE
with the purpose of this district and to assure that land uses, buildings and functions are
compatible within the district. Additional standards may be identified during the review and
approval process, due to the particular characteristics of each site, the proposed development of
the site, and the uses on adjacent property. The plans and proposed use of a property shall
conform to the design and development standards prior to approval of a construction or land use
permit. The applicant or owner shall supply plans and data necessary to demonstrate such
conformance.
Subd. 1. Public Places:
(a) Plazas. Plazas or small extensions of the sidewalk into or on private property are
encouraged especially at key focal points and selected locations as shown in the
Uptown Hamel Concept Plan. Plazas will serve as a unifying link between
businesses and sidewalks. The design and form of the plazas shall accommodate
social and business interaction, provide a setting for buildings, sidewalks and
other plazas, and should accommodate sitting, watching and in some instances
outdoor food services. Plazas shall include special pavements (for example,
concrete brick pavers or exposed aggregate), decorative lights (the same as or
compatible with the lights in the Uptown Hamel Concept Plan), and decorative
trees, shrubs and flowers with emphasis on providing a variety of color, texture,
and form throughout the year. Electrical services and other utilities within the
plaza shall be underground. Outlets for decorative/festive lighting and for other
social and business activities shall be provided, and rain gardens (any slight
depression containing deep-rooted perennial plants that captures and holds runoff)
are encouraged. Decorative fences and walls will be used to delineate spaces and
to accommodate grade changes. Plaza furniture is encouraged including benches,
drinking fountains, bike racks, waste containers, kiosks, and decorative signs and
plaques. Monuments and sculpture will be encouraged e.g. clock tower, gazebo,
water fountain, etc. Water spigots for cleaning and watering trees and plants
should be conveniently and discretely provided.
(b) Hamel Legion Park. This park has an important complementary role. The park
brings in many people for active and passive recreation who might not otherwise
be exposed to Uptown Hamel. Joint use of Uptown Hamel parking lots during
festivals and park events is encouraged. Trail facilities in the park will link to the
pedestrian system in Uptown Hamel. Community buildings or other principal
buildings in the park shall conform with the Building – Architectural Standards
for this district.
(c) Monuments. Monuments, sculpture and similar art works are encouraged in public
and private plazas to enhance the setting and to contribute to the pedestrian-
friendly, livability of the town center.
Subd. 2. Buildings - Architectural Standards:
(a) General. All new buildings, structures, expansions, remodeling, and development
plans shall conform to these design standards and be compatible and
complementary to the buildings proposed to be retained downtown as shown on
Ordinance No. ### 6
DATE
the Uptown Hamel Concept Plan and in the Uptown Hamel Illustrations.
Elements of compatibility include, but are not limited to, building height; form;
mass and bulk; fenestration; exterior materials including appearance, color,
durability, character and detailing; setback; landscaping; exterior lighting and site
improvements.
(b) Building - Street. Building design shall make the street visually more interesting,
functionally more enjoyable and useful, and economically more viable. Buildings,
porches, and plaza spaces shall be designed to bring the building and its activity
more in contact with the street.
(c) New Building and Major Expansions. New buildings and major expansions of
existing buildings should be compatible with adjacent and nearby buildings.
Buildings shall be designed and oriented consistent with the Uptown Hamel
Ordinance, proposed use of the property, uses on adjacent properties and nearby
amenities. Buildings shall be designed and oriented so as not to detract from one
another or vistas. Views from the residential areas should be protected. Where
these views exist, partial loss of the view may be an unintended but justified result
when development takes place consistent with other provisions of the Uptown
Hamel Zoning Ordinance. Entrances shall be placed for easy access from the
street. Utilities shall be placed underground and meters and transformers shall be
hidden from view.
(d) Integrate – Coordinate. New buildings, structures, remodeling and expansion shall be
consistent with the Uptown Hamel Concept Plan and be integrated and
coordinated with development on abutting property. Elements for integration and
coordination include, but are not limited to, sidewalk and pedestrian ways and
their continuity; site lighting; site access; building orientation; building entrances;
and utilitarian functions which are to be totally screened from view or which are
contained within the building and which include loading, trash, and mechanical
and electrical equipment.
(e) Porches (Overhangs – Canopies – Arcades). Porches, which overhang into walks, are
one of Uptown Hamel’s trademarks. These features should be preserved,
enhanced, and improved. New commercial structures on Hamel Road and Sioux
Drive are expected to be designed and constructed with these features. New
porches, arcades or similar structures which overhang or extend into the right-of-
way may be allowed by the City through approval of the plan. The property
owner may be required to obtain a license from the City or to execute an
agreement with the City governing its use, maintenance and other factors.
Design criteria/guidelines include:
Height: If it projects into the public right of way, a pedestrian clearance of at least
7.5 feet and a height consistent with the architecture of the building shall be
provided.
Ordinance No. ### 7
DATE
Width: At least 6 feet.
Columns: Shall be traditional in design and made from durable materials such as
finished anodize metal, wrought iron or wood in a color compatible with the
building. Wood columns must be cedar or redwood lumber, at least 6 inches by 6
inches, which may be stained or painted.
Roof: Shall be durable and meet the wind and snow loads required by code.
Slopes should be to the street and away from the pedestrian.
(f) Height. New Building height shall not exceed three stories, except on some sites, a
fourth story may be allowed. Along all street frontages and park property lines,
building heights exceeding two stories shall have the third story set back at least
six feet from the front line of the building, and the fourth story shall be set back
12 feet from the front line of the building. Basement levels shall not be
considered a story, so long as more than 50 percent of the basement structure is
below grade at the average of all areas around the building. Total building height
shall not exceed 50 feet, except structures such as belfries, chimneys, flues,
monuments, cupolas and domes which do not contain living space, are permitted,
provided they are not higher than 10 feet above the height of the building.
(g) Materials. Exterior materials shall consist of one or more of the following: natural
brick, stucco, stone, wood and glass. Treated or anodized metal may be used for
trim.
(h) Roofs. Roofs may be pitched, mansard, or flat. Flat roofs shall have an architectural
treatment (a “cap”) of an acceptable design. On pitched roofs, materials and
colors must be compatible with the district. All roof run-off must drain onto the
property that creates the run-off. Rain gardens (any slight depression containing
deep-rooted perennial plants that captures and holds runoff) are encouraged.
(i) Equipment. Equipment shall not be mounted on the roof unless it can be
demonstrated that there is no other reasonable alternative. If allowed, rooftop
equipment shall be screened using the architectural elements and material from
the building provided they are consistent with these design standards.
(j) Fenestration – Modulation. Windows and openings shall be generous especially on
the street side and their placement and design shall express pedestrian-friendly,
livability of the town center. To this end, third stories or higher will be tiered
back from the street a minimum of six feet per story. Building faces and layout
shall be modulated to avoid long building walls without breaks and monotony. At
the street level, at least 30 percent of the façade should be glass in windows
(including glass in doors.)
Ordinance No. ### 8
DATE
(k) Landscaping and Setbacks. At least 5 percent of the site shall be plaza or landscaped.
Landscaping shall consist of a combination of: decorative deciduous and
coniferous trees, shrubs, flowers, ground covers and rain gardens (any slight
depression containing deep-rooted perennial plants that captures and holds
runoff). Landscaped areas and pockets shall be delineated and separated by any
of the following: curbing, decorative fencing, decorative walls, planter boxes,
containers, “cut outs” in a plaza, or by similar means. An approved plaza in which
at least 20% of the plaza is open to the ground allowing full penetration of water
into the ground can be counted to meet this requirement. All that part of the site
not taken up by buildings, walks, or plazas or approved parking and loading shall
be landscaped. Grades and drainage must meet City requirements.
(l) Fences and Walls. Fences and walls shall be decorative using a traditional design
and may be used to delineate and separate spaces and to protect topographic
change. Fence material shall be wrought iron, anodized steel or aluminum, or
wood. Walls shall be made of brick, concrete brick, decorative block, cedar or
redwood or stucco on concrete. Fences and walls shall not be located to prevent
desirable access through areas and shall be located consistent with the Uptown
Hamel Concept Plan.
(m) (Reserved – Deleted by Ordinance 410)
(n) Utilities. All utilities serving the buildings and facilities shall be underground.
(o) Recycling and Trash Facilities. All materials and facilities for recycling and trash
shall be kept inside the principal buildings or within a completely screened area.
If a completely screened area is used it must 1) be architecturally compatible with
and made of the same or better material used on the principal building, and 2)
meet the architectural and development standards of the district.
(p) Hazardous Material. Provisions for storage of hazardous materials must be included
in the building and be identified on the plans.
(q) Other Materials. All storage of other materials shall be stored inside the building in a
suitable area in accordance with the approved plan.
(r) Off – Street Parking. Flexibility in the number of required off-street parking spaces
and loading facilities is allowed in Uptown Hamel because: 1) Many parcels were
developed prior to enactment of parking and loading requirements. 2) Some
parcels are small. 3) Some parcels have little open space. 4) A need to retain
continuity of buildings fronting on Hamel Road and in the future on Sioux Drive
and a preference for “infill” on Hamel Road to be buildings, not parking.
In providing this flexibility, the City will consider the use and need for parking, amount
of off-street parking provided, the amount of nearby on-street parking, public
parking lots, if any, peak parking demands for the use, joint use of parking, and
Ordinance No. ### 9
DATE
other relevant factors. In granting a parking reduction, concern for the overall
benefits to Uptown Hamel will be considered as well as use and enjoyment of
adjacent properties and economic impacts.
(s) Parking Lots in Front of Buildings are Prohibited. Except for parcels containing two
or more acres and having more than one principal building, there shall be no
parking between the principal building and 1) the front property line and 2) the
side lot line abutting a street.
(t) Loading Docks. Due to the age, scale of development, and the limitation on building
bulk, providing a loading dock is optional. However, access to adequately handle
goods and materials must be provided on the site. A rear entrance for loading is
favored over loading from the side or front. Loading docks shall have a 9-ton
capacity, dustless, all-weather surface.
(u) Outdoor Storage of Commercial Vehicles. Outside storage of one commercial
vehicle not to exceed 12,000 lb. of gross vehicle weight and not more than 24 feet
in length shall be permitted for each 5,000 square feet of gross floor area in the
principal structure provided such vehicle has a current and valid license, is in
operable condition, is for use on the public streets, is actively used for the
approved use on the site and is moved on a daily basis when the use is open for
business.
(v) There shall be no outdoor storage of trash, trash containers, or debris of any kind.
Subd. 3. Townhouses, Apartments, and Condominium Units.
(a) Preservation. Natural features and site amenities such as the wooded area called The
Preserve in the Uptown Hamel Concept plan shall be encouraged to be preserved.
(b) Building Placement. To the extent possible, buildings shall be located consistent with
the results of a site analysis and the existing grades of the land and the location of
trees and other environmental features.
(c) Grades. The grade of a private roadway, driveways and parking lots shall that exceed
5 percent, must be approved by the city engineer.
(d) Fire Lanes. Lanes for fire access shall be provided as determined necessary by the
City Fire Code.
(e) Underground Parking. For efficiency, benefit of the residents, and to conserve land,
buildings shall provide for inside parking at a ratio of at least one space per
dwelling unit.
(f) Parking. Parking lots shall have landscaping including berming where appropriate
along the outside edge. Parking bays shall, where appropriate, have landscaped
islands and decorative lighting. Small-scale parking lots are preferred over large
Ordinance No. ### 10
DATE
lots. Parking of more than 20 passenger vehicles in a row shall be broken up by a
landscaped island or a landscape feature.
(i) Screening – Screening shall be required where:
(1) Any off-street parking area contains more than six parking places and
is within 30 feet of an adjoining residential zone.
(2) Where the driveway to a parking area of more than six parking spaces
is within 15 feet of an adjoining residential zone or a single-family
development.
(ii) Sidewalks shall be provided from parking areas, loading zones and recreation
areas to the building entrances.
(g) Outside Storage of Trash, Boats or Special Vehicles. There shall be no outside
storage of trash or debris except when stored in trash containers and fully
screened from view. If a completely screened area is used it must 1) be
architecturally compatible with and made of the same or better material used on
the principal building, and 2) meet the architectural and development standards of
the district. All special vehicles including, but not limited to, unlicensed vehicles,
recreational vehicles, motor homes, camping trailers, other trailers, boats, jet skis,
snowmobiles, lawn tractors, and all terrain vehicles shall be stored in a building.
(h) Sidewalks and Trails. Complete plans shall be provided for proposed sidewalks and
trails to serve parking, recreation and to serve areas within the proposed
development and to link the City’s system.
Subd. 4. Public and Private Parking Lots and Ramps:
(a) Surfacing. Surfacing shall be a minimum of 7-ton capacity. Parking areas for
infrequent parking such as for special events or for infrequent use, for example
fewer than 20 times per year, may use grasscrete or similar materials or
techniques and remain in conformance with this provision. Such materials shall
not be considered impervious if at least 50 percent is exposed grass or similar
landscaping.
(b) Aisles. Aisles shall be at least 20 feet wide, grades shall not exceed 4 percent.
(c) Landscaping. At least 3 percent of the lot shall be landscaped.
(d) Concrete Curbing. For protection and separation, the perimeter of the lot shall have
poured in place concrete curbing (or the equivalent) measuring at least 4 inches
above grade and 6 inches below grade.
(e) Striping. Parking lots shall be striped to provide at least 9 feet of width and 18 feet of
depth for each vehicle for 90 degree parking.
(f) Driveways. Driveways shall be designed to match the sidewalk grade.
Ordinance No. ### 11
DATE
(g) Allowable Car Overhang. Cars may overhang into a portion of the landscape area
but the design shall not allow for cars to overhang into the public street or
sidewalk.
(h) Landscape Watering. Provisions for watering the landscaped areas shall be
considered in the design.
(i) Pedestrian Movement. Provisions for pedestrian movement into and through parking
lots where required shall be included. Patterned pavement, decorative lighting
and associated facilities shall be provided as may be appropriate.
(j) Handicapped parking and ADA requirements shall be met.
(k) Parking Ramps. Up to two levels of parking above grade may be allowed provided it
is consistent with the scale of the development in the area and provided it meets
the architecture standards including materials and other design standards of the
district.
Subd. 5. Other:
(a) Buffers. Buffers may be required between different land uses or different functions
such as commercial abutting residential or a loading dock/area abutting an office.
Buffers are to be achieved by using any of the following: landscaping, decorative
walls, decorative fencing, or landscaped berms.
(b) Outdoor Speakers. All forms of outdoor speakers are prohibited, except for financial
institutions.
Subd. 6. Additional Design and Development Standards – Conditional Uses: The following
additional design and development standards are identified for the uses listed below. Standards
in addition to those listed below may be identified during the review and approval process, due
to the particular characteristics of each site, the proposed development of the site, and the uses on
adjacent property.
(a) Drive-In Service Businesses.
(i) No drive-in service shall be provided between the hours of 10:00 p.m.and 6 a.m.
(ii) All trash and debris shall be stored inside the building in an appropriately
designed area preferably at or near the loading-unloading area.
(iii) No new drive-in service shall have a drive way within:
(1) 100 feet of an improved intersecting street
(2) 300 feet of State Highway 55
(3) 100 feet of an active railroad track
(4) 100 feet of an area designated as Single-Family Transitional Area.
(b) Mortuary or Funeral Home.
(i) The site plan shall provide for adequate parking and traffic circulation including a plan
for formation and movement of a funeral procession.
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(c) Pet Shop.
i) No outside space shall be used for showing or keeping animals.
ii) The plan for ventilation, location of windows, and doors shall be designed to
reduce noise and potential for noise violations.
(d) Auto Repair, Minor and Tire, Battery, and Muffler Stores.
i) The plan for ventilation, location of windows, and doors shall be designed to
reduce noise and potential for noise violations.
ii) Equipment specifications and impact information such as vibration and noise
reduction may be required by the City.
(e) Electronic and Computer Manufacturing.
i) Equipment specifications and impact information such as vibration and noise
reduction may be required by the City.
ii) At least some portion of the ground floor, adjacent or oriented to the street shall
be considered for retail sales or service.
(f) Essential Public Utility and Service Structures.
i) Such uses shall not be of an industrial nature unless it can be demonstrated to
the City’s satisfaction that such uses cannot be located in a more suitable
location and the function of the use must be to serve Uptown Hamel.
ii) Building placement, designs, materials, and architectural treatments, must be
consistent with this ordinance including the Uptown Hamel Concept Plan.
(g) Religious Institutions – Including an Existing Cemetery.
i) Shared parking options shall be considered when a proposed expansion requires
more off-street parking.
ii) The site plan shall provide for adequate parking and traffic circulation including
a plan for formation and movement of a funeral procession.
(h) Wholesale Showroom.
i) No additional standards
(i) Sauna Manufacturing and Assembly.
i) No additional standards
(j) Outdoor Dining/Drinking Areas Containing More than 200 Square Feet.
i) Shall be allowed only in connection with a restaurant or bar which has inside
seating for at least 20 people.
ii) The outdoor dining/drinking areas shall not be larger than one-third of the inside
seating area.
iii) The outdoor dining/drinking areas shall be delineated by decorative fencing,
landscaping, building walls or some combination of these or similar features.
iv) If the sale of intoxicating liquor is inside, the outside area may be required to
have all access to the space from only inside the principal building.
Ordinance No. ### 13
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(k) Small Scale Light Manufacturing of Products for On-Site Retail Sales.
i) No additional standards
(l) Electrical and Other Skill Trades Provided there is no Outside Storage.
i) There shall be no outdoor storage of supplies, equipment, salvage, reusable or
recycling material or trash.
Section 834.08. Review and Approval Process.
Subd. 1. Concept Plan: Although submittal of a concept plan is not required, the City will
accept a concept plan for development, expansion, remodeling, or redevelopment of
property in Uptown Hamel. The purpose of such plans and review thereof is to provide
the applicant with preliminary review and comment regarding the proposal. Concept
plans should include property data, existing and proposed structures, the location and
nature of the proposed change, nearby conditions, and other information appropriate for
this level of review. The concept plan will be submitted to the planning commission for
its informal review. Review by the planning commission shall be non-binding and shall
not be a substitution in whole or part for any other review or action required by this
Ordinance.
Subd. 2. Minor Changes to Permitted Uses and Accessory Uses: The following changes
can be approved by City staff upon a written finding and filing the report in the property
file that the proposal meets the requirements of the district.
(1) Change in the use of the property if the use is less intense and a more restrictive use,
except to convert a use to a residential use or a residential related use.
(2) Expansion of an existing building by less than 500 square feet of floor area in a single
year.
(3) Changes of less than 500 square feet to the exterior walls or surface of the building.
(4) Expansion of the parking lot by less than 4 spaces or less than 2,000 square feet,
whichever is less.
(5) Outdoor lighting changes involving 2 or fewer light poles or wall mounted fixtures
without changing the type of lighting.
(6) Changes to the topography involving less than 1 foot in elevation or less than 5,000
square feet of lot area.
(7) An addition to an exposed piece of rooftop equipment if the addition is less than 64
cubic feet.
(8) Signs containing 24 square feet of sign area or less.
The decision and action taken by the City staff may be appealed by the applicant seeking
approval under this section. The City Council shall consider appeals filed under this
section. Action taken by the City Council shall be considered final.
Ordinance No. ### 14
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Subd. 3. Changes Which are not Minor to a Permitted or Accessory Use – Site Plan
Review Procedure: Site Plan. A site plan shall be prepared for development, expansion
or change in use of the property. Buildings shall be designed and oriented consistent with
the Uptown Hamel Zoning Ordinance. All changes shall be reviewed pursuant to the site
plan review procedures specified in Section 825.55 of the Zoning Ordinance.
Subd. 4. Conditional Uses: Conditional uses and any changes to conditional uses shall follow
the conditional use permit procedure specified in Section 825.39 of the Zoning Ordinance.
Section 834.09. Implementation. Implementation shall be accomplished by adhering to the
provision of this ordinance and the Comprehensive Plan. In addition, the City intends to
encourage and foster implementation through pursuing one or more of the following:
(1) Promotion of the Uptown Hamel Concept Plan to the public.
(2) Through design and scheduling of capital improvements which help achieve the
spirit and intent of this ordinance.
(3) Through encouragement of changes along Trunk Highway 55 and the railroad right-
of-way consistent with the Uptown Hamel Concept Plan.
(4) By considering a wide range of funding methods, options, and alternatives to assist
the City and property owners in implementing the Uptown Hamel Concept Plan.
(5) Providing design assistance to owners proposing or contemplating new construction
on their property.
(6) Providing assistance to owners and tenants in changing, using, expanding,
remodeling, and undertaking new construction of their property in a manner
which meets or exceeds the spirit and intent of this ordinance.
Ordinance No. ### 15
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SECTION II. Section 834.01 of the code of ordinances of the City of Medina is amended by
deleting the struck through language and adding the underlined language as follows:
CHAPTER 8
LAND AND BUILDING REGULATIONS
834. ZONING – UPTOWN HAMEL DISTRICT
Section 834.01. Purpose. The purpose of this Section is to create a distinctive Uptown Hamel
area that is an attractive, pedestrian-friendly, mixed-use town center, by using building facades,
porches, walkways, landscaped plazas, lighting, signage, landscaping and parking to blend retail,
office, higher-density housing, specialty shops, and gathering spots into a unified and viable
community.
Section 834.02. Permitted Uses. Within the Uptown Hamel district the following shall be
permitted uses subject to site plan approval and other provisions of this district. A combination of
the following uses is allowed on a particular parcel but not required. Uses which are not
specifically listed but are determined by the city to be substantially similar to a use that is excluded
below shall not be permitted.
(1) Residential Dwellings, subject to minimum and maximum lot area per unit requirements
contained herein
(2) Office Uses
(3) Retail Uses, except Pawn Shops and Adult Establishments
(4) Service Uses, except Rental Centers, Hospitals, Animal Hospitals, Adult Establishments,
Services delivered off-site, including but not limited to, building/lawn contractors,
electrical and other skills trades and pest control, and Services related to automobiles
(5) Public Off Street Parking Lot or Ramps, subject to the standards established under Section
834.07. Subd. 2.
(6) Public Services
(7) Parks and Open Space
Section 834.03. Conditional Uses. The following uses are allowed in the Uptown Hamel district
by conditional use permit.
(1) Drive-In Service Businesses
(2) Pet Shop
(3) Veterinary Clinic
(4) Nursing Home, Assisted Living, or Memory Care Facility
(5) Essential Public Utility and Service Structures
(6) Outdoor Dining, Drinking or Entertainment area
Section 834.04. Accessory Uses. Within the Uptown Hamel district the following accessory uses
shall be allowed subject to site plan approval and other provisions of this district.
(1) Off-Street Parking and Loading
(2) Signs
(3) Home Occupations
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(4) Temporary Outdoor Display of Goods used in conjunction with and on the same site as the
permitted use or conditional use, provided that the goods are not outdoors overnight and
the storage or display area does not exceed 100 square feet.
(5) Outdoor Recreational Sport Courts, which are only permitted as accessory uses with
conditions.
(6) Solar Equipment, if affixed to a structure, and in compliance with Section 828.09 subd. 1
of the City Code.
(7) Brewing, Distilling, and Similar Uses, provided such production does not exceed 50% of
the floor area and provided such activities are accessory to on-site sales or consumption.
Section 834.05. Interim Uses. Within the Uptown Hamel district, the following interim uses, if
existing prior to the effective date of this ordinance, shall be allowed without obtaining an interim
use permit until such time as the property is redeveloped. If an interim use is damaged or destroyed
by fire, storm, or other hazard, it may be reconstructed without obtaining an interim use permit, if
a building permit is applied for within 180 days of the event causing the damage. Expansion of
the use or improvement of the property in an amount greater than 50 percent of its current value
shall be permitted only by interim use permit.
(1) Residential dwellings which do not meet the minimum density requirements of the
Uptown Hamel district.
(2) Minor Auto Repair.
(3) Electrical and other Skill Trades provided there is no outside storage.
Section 834.06. Lot, Setback and Building Size Requirements. The following requirements
shall be observed, subject to additional requirements, exceptions and modifications set forth in
other sections of this ordinance.
Subd. 1. Minimum Lot Area: No Minimum. If proposing a reduction in lot area, the
applicant must be able to demonstrate a viable use for the lot.
Subd. 2. Minimum Lot Width: No Minimum. If proposing a reduction in lot width, the
applicant must be able to demonstrate a viable use for the lot.
Subd. 3. Minimum Front Yard Setback: None, unless an easement or other similar
dedication is needed for pedestrians, utilities, street, or similar purpose for the area or for
the block in which the property is located.
Subd. 4. Maximum Front Yard Setback: All principal buildings shall be located within 10
feet of the front lot line, unless the parcel has more than two acres and more than one
principal building.
Subd. 5. Minimum Side Yard Setback: Eight feet, unless the building is constructed with
zero lot line setbacks and the outside wall has no openings and is constructed to meet the
requirements for zero lot line setbacks in compliance with the Building Code. An eight
foot setback is required, if there are openings, windows or doors in the side wall or if the
Ordinance No. ### 17
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structure is not constructed to meet the requirements for zero lot line setbacks and where
appropriate to provide pedestrian plaza space to link buildings, sidewalks, plazas, parking,
and similar functions.
Subd. 6. Minimum Rear Yard Setback: An amount determined by the city which is
necessary to provide adequate parking, access and loading for people and goods, fire
access/control or to meet other ordinance requirements.
Subd. 7. Building Size: No individual commercial use or tenant space shall have a ground
floor area greater than 12,000 square feet.
Subd. 8. Lot Area per Dwelling Unit (Single Family or Multi-Family):
(a) Minimum Lot Area per dwelling unit: 2,904 square feet. The minimum lot area per
dwelling unit shall be reduced to 2,178 square feet if underground parking of at least one
stall per dwelling unit is provided.
(b) Maximum Lot Area per dwelling unit: 10,890 square feet. Dwelling units within a mixed-
use building may be developed at lower densities.
Subd. 9. Impervious Cover. The maximum percentage of impervious surface cover shall
be no more than 90 percent so long as the site was part of the 2005 city stormwater
improvement project, or is larger than two acres and has been required to provide on-site
ponding to accommodate run-off. If the site was not part of the 2005 city stormwater
improvement project or if the site is larger than two acres and has not been required to
provide on-site ponding, the maximum percentage of impervious cover shall be limited to
20 percent. A site may exceed this 20 percent limit if the development incorporates various
Low Impact Design (LID) features and/or Best Management Practices (BMPs) such that
no net increase in runoff occurs from the site, as determined by the City Engineer.
Section 834.07. Design and Development Standards. Design and developments standards are
established for this district to achieve an attractive, liveable and viable town center consistent with
the purpose of this district and to assure that land uses, buildings and functions are compatible
within the district. Additional standards may be identified during the review and approval process,
due to the particular characteristics of each site, the proposed development of the site, and the uses
on adjacent property. The plans and proposed use of a property shall conform to the design and
development standards prior to approval of a construction or land use permit. The applicant or
owner shall supply plans and data necessary to demonstrate such conformance.
Subd. 1. Buildings - Architectural Standards:
(w) General. All new buildings, structures, expansions, remodeling, and development plans
shall conform to these design standards and be compatible and complementary to
the buildings proposed to be retained downtown. Elements of compatibility
include, but are not limited to: building height, form, mass and bulk, fenestration,
exterior material appearance, color, exterior material durability, detailing, setbacks,
landscaping, exterior lighting and site improvements.
Ordinance No. ### 18
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(x) Building - Street. Building design shall make the street visually more interesting,
functionally more enjoyable and useful and economically more viable. Buildings,
porches, and plaza spaces shall be designed to bring the building and its activity
more in contact with the street.
(y) New Building and Major Expansions. New buildings and major expansions of existing
buildings should be compatible with adjacent and nearby buildings. Buildings shall
be designed and oriented consistent with this ordinance, proposed use of the
property, uses on adjacent properties and nearby amenities. Buildings shall be
designed and oriented so as not to detract from one another or vistas. Views from
the residential areas should be protected. Where these views exist, partial loss of
the view may be an unintended but justified result when development takes place
consistent with other provisions of this ordinance. Entrances shall be placed for
easy access from the street. Utilities shall be placed underground and meters and
transformers shall be hidden from view.
(z) Integrate – Coordinate. New buildings, structures, remodeling and expansion shall be
integrated and coordinated with development on abutting property. Elements for
integration and coordination include, but are not limited to, sidewalk and pedestrian
ways and their continuity; site lighting; site access; building orientation; building
entrances; and utilitarian functions which are to be totally screened from view or
which are contained within the building and which include loading, trash, and
mechanical and electrical equipment.
(aa) Porches (Overhangs – Canopies – Arcades). Porches, which overhang into walks,
are one of Uptown Hamel’s trademarks. These features should be preserved,
enhanced, and improved. New commercial structures on Hamel Road and Sioux
Drive are expected to be designed and constructed with these features. New
porches, arcades or similar structures which overhang or extend into the right-of-
way may be allowed by the city through approval of the plan, but must be supported
in a way which does not obstruct the traveled portion of the right-of-way. The
property owner may be required to obtain a license from the city or to execute an
agreement with the city governing its use, maintenance and other factors.
Porch/Overhang/Canopy/Arcade Design criteria/guidelines are as follows:
i. Height: If projecting into the public right-of-way, a pedestrian clearance of
at least eight feet and a height consistent with the architecture of the building
shall be provided.
ii. Width: At least six feet.
iii. Columns: Shall be traditional in design and made from durable materials
such as finished anodized metal, wrought iron or wood in a color compatible
with the building. Wood columns must be cedar or redwood lumber, at least
six inches by six inches, which may be stained or painted. Columns are not
allowed to be affixed to the ground within the right-of-way.
Ordinance No. ### 19
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iv. Roof: Shall be durable and meet the wind and snow loads required by code.
Slopes should be to the street and away from pedestrians.
(bb) Height. New building heights shall not exceed three stories, except as described
herein. Along all street frontages and park property lines, building heights
exceeding two stories shall have the third story set back at least six feet from the
front line of the building, and the fourth story shall be set back 12 feet from the
front line of the building. Basement levels shall not be considered a story, so long
as more than 50 percent of the basement structure is below grade at the average of
all areas around the building. Total building height shall not exceed 50 feet, except
structures such as belfries, chimneys, flues, monuments, cupolas and domes which
do not contain living space, are permitted, provided they are not higher than 10 feet
above the height of the building. In the case that the distance from grade to the
eave (or top corner of a flat roof) of a structure exceeds 30 feet, additional fire
suppression apparatuses may be required by the city. A fourth story may be allowed
if ten percent of residential units are dedicated affordable housing units.
(cc) Materials. Exterior materials shall consist of one or more of the following: natural
brick, stucco, stone, wood, glass, or commercial grade fiber cement lap siding with
a wood appearance which is installed per manufacturer’s specifications. Treated or
anodized metal may be used for trim.
(dd) Roofs. Roofs may be pitched, mansard, flat, or planted “green roofs.” Flat roofs
shall have an architectural treatment (a “cap”) of an acceptable design. On pitched
roofs, materials and colors must be compatible with the district. All roof run-off
must drain onto the property that creates the run-off. Rain gardens are encouraged.
(ee) Equipment. Equipment shall not be mounted on the roof unless it can be
demonstrated that there is no other reasonable alternative. If allowed, rooftop
equipment shall be screened using the architectural elements and material from the
building, provided they are consistent with these design standards.
(ff) Fenestration – Modulation. Windows and openings shall be generous, especially on
the street side, and their placement and design shall express the pedestrian-friendly,
livability of the town center. To this end, third stories or higher must be tiered back
from the street a minimum of six feet per story. Buildings shall be modulated a
minimum of once per 40 feet in frontage to avoid long, monotonous building walls.
This modulation may include varying building height, building setback, or building
materials/design. At the street level, at least 30 percent of the façade should be
glass in windows and doors.
(gg) Landscaping and Setbacks. At least 5 percent of the site shall be plaza or
landscaped. Landscaping shall consist of a combination of: decorative deciduous
and coniferous trees, shrubs, flowers, ground covers and rain gardens. Landscaped
areas and pockets shall be delineated and separated by any of the following:
curbing, decorative fencing, decorative walls, planter boxes, containers, “cut outs”
Ordinance No. ### 20
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in a plaza, or by similar means. An approved plaza in which at least 20 percent of
the plaza is open to the ground allowing full penetration of water into the ground
can be counted to meet this requirement. All that part of the site not taken up by
buildings, walks, or plazas or approved parking and loading shall be landscaped.
Grades and drainage must meet city requirements.
(hh) Fences and Walls. Fences and walls shall be decorative using a traditional design
and may be used to delineate and separate spaces and to protect topographic change.
Fence material shall be wrought iron, anodized steel or aluminum, or wood. Walls
shall be made of brick, concrete brick, decorative block, cedar or redwood or stucco
on concrete. Fences and walls shall not be located to prevent desirable access
through areas.
(ii) Utilities. All utilities serving the buildings and facilities shall be underground.
(jj) Recycling and Trash Facilities. All materials and facilities for recycling and trash shall
be kept inside the principal buildings or within a completely screened area. If a
completely screened area is used it must 1) be architecturally compatible with and
made of the same or better material used on the principal building, and 2) meet the
architectural and development standards of the district.
(kk) Hazardous Materials. Provisions for storage of hazardous materials must be
included in the building and be identified on the plans.
(ll) Other Materials. All storage of other materials shall be stored inside the building in a
suitable area in accordance with the approved plan.
Subd. 2. Parking and Loading Areas.
(a) Off – Street Parking. Flexibility in the number of required off-street parking spaces and
loading facilities is allowed in the Uptown Hamel-1 district because: 1) many
parcels were developed prior to enactment of parking and loading requirements; 2)
some parcels are small; 3) some parcels have little open space; and 4) there is a
need to retain continuity of buildings fronting on Hamel Road and in the future on
Sioux Drive, and there is a preference for “infill” on Hamel Road to be buildings,
not parking lots or structures.
In providing this flexibility, the city will consider the use and need for parking, the
amount of off-street parking that is being provided, the amount of nearby on-street
parking, any nearby public parking lots, peak parking demands for the use, joint
use of parking facilities, and other relevant factors. In granting a parking reduction,
concern for the overall benefits to the Uptown Hamel district will be considered as
well as use and enjoyment of adjacent properties and economic impacts.
The city council may establish and allow a fee in lieu of required parking to be paid
towards the full number of off-street parking spaces required by the zoning
ordinance. The proceeds of this fee shall be utilized by the city to achieve
Ordinance No. ### 21
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alternative parking solutions in the Uptown Hamel Districts. This fee shall be
established under the then-current city fee schedule.
(b) Flexibility to engineering standards. Because of the reasons described in Subd. 2(q)
above, reasonable flexibility may be allowed to the city’s engineering standards
with regard to parking lots.
(c) Surfacing. Asphalt or concrete surface for parking and driveways shall be required in
the Uptown Hamel district. Porous asphalt or other similar pervious material shall
be encouraged. Parking areas for infrequent parking such as for special events or
for infrequent use, for example fewer than 20 times per year, may use grasscrete or
similar materials or techniques and remain in conformance with this provision.
(d) Driveways. Driveways shall be designed to match the sidewalk grade.
(e) Landscaping and Lighting. Parking lots shall, where appropriate, have landscaped
features capable of infiltrating storm water from the parking area and decorative
lighting. The outer edges of the parking lot shall, where appropriate, have berms
with landscaping consisting of decorative or ornamental deciduous and coniferous
trees, shrubs and flowers. Small-scale parking lots are preferred over large lots.
Parking of more than 20 passenger vehicles in a row shall be broken up by
landscaped features.
(f) Landscape Watering. Provisions for watering the landscaped areas shall be encouraged
and dependent upon the design, species and variety of the plantings.
(g) Screening. Screening shall be required where:
(1) Any off-street parking area contains more than six parking places and is within
30 feet of an adjoining residential zone.
(2) Where the driveway to a parking area of more than six parking spaces is within
15 feet of an adjoining residential zone or a single-family development.
(h) Parking Lots in Front of Buildings are Prohibited. Except for parcels containing two
or more acres and having more than one principal building, there shall be no parking
between the principal building and 1) the front property line or 2) the side lot line
abutting a street.
(i) Pedestrian Movement. Provisions for pedestrian movement into and through parking
lots where required shall be included. Patterned pavement, decorative lighting and
associated facilities shall be provided as may be appropriate.
(j) Parking Ramps. Up to two levels of parking above grade may be allowed provided it
is consistent with the scale of the development in the area and provided it meets the
architecture standards including materials and other design standards of the district.
Ordinance No. ### 22
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(k) Loading Docks and Areas. Due to the age, scale of development, and the limitation on
building bulk, providing a loading dock is optional. However, access to adequately
handle goods and materials must be provided on the site. A rear entrance for
loading area is favored over loading area from the side or front. Loading docks, if
provided, shall have a nine-ton capacity, dustless, all-weather surface and shall not
be located on the street side of a building.
(l) Outdoor Storage of Commercial Vehicles. Outside off-street storage of one commercial
vehicle not to exceed 12,000 lb. of gross vehicle weight and not more than 24 feet
in length shall be permitted for each 5,000 square feet of gross floor area in the
principal structure. Vehicles shall have a current and valid license, and shall be in
operable condition, for use on the public streets, actively used for the approved use
on the site and moved on a daily basis when the use is open for business.
Subd. 3. Residential Dwellings.
(a) Preservation. Natural features and site amenities such as the wooded area called The
Preserve shall be encouraged to be preserved.
(b) Building Placement. To the extent possible, buildings shall be located consistent with
the results of a site analysis and the existing grades of the land and the location of
trees and other environmental features.
(c) Grades. The grade of a private roadway, driveways and parking lots that exceed five
percent, must be approved by the city engineer.
(d) Fire Lanes. Lanes for fire access shall be provided as determined necessary by the
city fire code.
(e) Underground Parking. For efficiency, benefit and safety of the residents, and to
conserve land, buildings shall provide for inside parking at a ratio of at least one
space per dwelling unit.
(f) Outside Storage of Trash, Boats or Special Vehicles. There shall be no outside storage
of trash or debris except when stored in trash containers and fully screened from
view. If a completely screened area is used it must 1) be architecturally compatible
with and made of the same or better material used on the principal building, and 2)
meet the architectural and development standards of the Uptown Hamel-1 district.
All special vehicles including, but not limited to, unlicensed vehicles, recreational
vehicles, motor homes, camping trailers, other trailers, boats, jet skis, snowmobiles,
lawn tractors, and all terrain vehicles shall be stored in a building.
(g) Sidewalks and Trails. Complete plans shall be provided for proposed sidewalks and
trails to serve parking and recreation areas, and to serve areas within the proposed
development to link the city’s trail system.
Subd. 4. Places Open to the Public:
Ordinance No. ### 23
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(a) Plazas. Plazas or small extensions of the sidewalk into or on private property are
encouraged especially at key focal points and selected locations. Plazas will serve
as a unifying link between businesses and sidewalks. The design and form of the
plazas shall accommodate social and business interaction, provide a setting for
buildings, sidewalks and other plazas, and should accommodate sitting, watching
and in some instances outdoor food services. Plazas shall include special
pavements (for example, concrete brick pavers or exposed aggregate), decorative
lights and decorative trees, shrubs and flowers with emphasis on providing a variety
of color, texture, and form throughout the year. Electrical services and other
utilities within the plaza shall be underground. Outlets for decorative/festive
lighting and for other social and business activities shall be provided, and rain
gardens are encouraged. Decorative fences and walls will be used to delineate
spaces and to accommodate grade changes. Plaza furniture is encouraged including
benches, drinking fountains, bike racks, waste containers, kiosks, and decorative
signs and plaques. Monuments and sculpture will be encouraged e.g. clock towers,
gazebos, water fountains, etc. Water spigots for cleaning and for watering trees
and plants will be conveniently and discretely provided.
(b) Monuments. Monuments, sculpture and similar art works are encouraged in public
and private plazas to enhance the setting and to contribute to the pedestrian-
friendly, livability of the town center.
Subd. 5. Other:
(a) Buffers. Buffers may be required between different land uses or different functions such as
commercial abutting residential or a loading dock/area abutting an office. Buffers are to be
achieved by using any of the following: landscaping, decorative walls, decorative fencing, or
landscaped berms.
(b) Outdoor Speakers. All forms of outdoor speakers are prohibited, except for financial
institutions.
(c) There shall be no outdoor storage of trash, trash containers, or debris of any kind.
Subd. 6. Additional Design and Development Standards – Conditional and Interim Uses:
The following additional design and development standards are identified for the uses
listed below. Standards in addition to those listed below may be identified during the
review and approval process, due to the particular characteristics of each site, the proposed
development of the site, and the uses on adjacent property.
(a) Drive-In Service Businesses.
i) No drive-in service shall be provided between the hours of 10:00 p.m. and 6:00
a.m.
ii) All trash and debris shall be stored inside the building in an appropriately
designed area preferably at or near the loading-unloading area.
iii) No new drive-in service shall have a drive way within:
Ordinance No. ### 24
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(1) 100 feet of an improved intersecting street
(2) 100 feet of a zoning district that is exclusively residential
(b) Pet Shop.
i) No outside space shall be used for showing or keeping animals.
ii) The plan for ventilation, location of windows, and doors shall be designed to
reduce noise and potential for noise violations.
(c) Veterinary Clinic
i) No large outside animal pens, cages or runs shall be allowed, except an enclosed
area no larger than 10’ x 10’ (100 sq. ft. or less) shall be permitted for animals
to relieve themselves or to be observed by veterinary staff. All animal wastes
shall be properly removed and disposed of on a daily basis.
ii) No long-term or overnight kennel operations shall be permitted, unless the
animal is held for observation for specific medical conditions or reasons.
iii) The plan for ventilation, location of windows, and doors shall be designed to
reduce noise and potential for noise violations.
(d) Assisted Living Facility.
i) A sufficient quantity of the units shall qualify as dwelling units to meet the
residential density requirements of the UH-1 district.
ii) Sufficient parking shall be provided for residents, guests, and employees.
(e) Essential Public Utility and Service Structures.
i) Such uses shall not be of an industrial nature unless it can be demonstrated to
the city’s satisfaction that such uses cannot be located in a more suitable location
and the function of the use must be to serve Uptown Hamel.
ii) Building placement, designs, materials, and architectural treatments, must be
consistent with this ordinance.
(f) Outdoor Dining, Drinking, and Entertainment Areas.
i) Shall be allowed only in connection with a restaurant or bar which has inside
seating for at least 20 people. Roof-top dining is encouraged and must have
suitable access and safety measures for patrons and employees.
ii) The outdoor dining/drinking/entertainment area shall not be larger than one-
half of the inside seating area.
iii) The outdoor dining/drinking/entertainment area shall be delineated by
decorative fencing, landscaping, building walls or some combination of these
or similar features, and may be included in the green space areas with the use
of pervious surface materials.
iv) If the sale of intoxicating liquor is inside, the outside area may be required to
have all access to the space from only inside the principal building.
v) The establishment’s hours of operation may be limited and noise reduction
measures may be required in order to minimize impact on surrounding land
uses.
Ordinance No. ### 25
DATE
(g) Minor Auto Repair
i) The plan for ventilation, location of windows, and doors shall be designed to
reduce noise and potential for noise violations.
ii) Equipment specifications and impact information such as vibration and noise
reduction may be required by the city.
(h) Skill Trades Provided there is no Outside Storage.
i) There shall be no outdoor storage of supplies, equipment, salvage, reusable or
recycling material or trash.
ii) The building’s design for ventilation, location of windows, and doors shall be
configured to reduce noise and potential for noise violations.
iii) Equipment specifications and impact information such as vibration and noise
reduction may be required by the city.
Section 834.08. Review and Approval Process.
Subd. 1. Concept Plan: A concept plan is recommended to be prepared for development,
expansion, or redevelopment of property in the Uptown Hamel district pursuant to the
concept plan review procedures specified in Section 827.33 of the zoning ordinance.
Subd. 2. Minor Changes to Permitted Uses and Accessory Uses: The following changes
may be approved by city staff upon a written finding and filing the report in the property
file that the proposal meets the requirements of the Uptown Hamel district.
(1) Change in the use of the property if the use is less intense and a more restrictive use,
except to convert a use to a residential use or a residential related use.
(2) Expansion of an existing building by less than 500 square feet of floor area in a single
year.
(3) Changes of less than 500 square feet to the exterior walls or surface of the building.
(4) Expansion of the parking lot by less than four spaces or less than 2,000 square feet,
whichever is less.
(5) Outdoor lighting changes involving two or fewer light poles or wall mounted fixtures
without changing the type of lighting.
(6) Changes to the topography involving less than one foot in elevation or less than 5,000
square feet of lot area.
(7) An addition to an exposed piece of rooftop equipment if the addition is less than 64
cubic feet.
The decision and action taken by the city staff may be appealed in writing to the city council
by the applicant seeking approval under this section. Appeal must be taken within 30 days of
the date of city staff’s decision. Action taken by the city council shall be considered final.
Ordinance No. ### 26
DATE
Subd. 3. Changes Which are not Minor to a Permitted or Accessory Use – Site Plan
Review Procedure: Site Plan. A site plan shall be prepared for development, expansion
or change in use of the property. Buildings shall be designed and oriented consistent with
this ordinance and other applicable city code provisions. All changes shall be reviewed
pursuant to the site plan review procedures specified in Section 825.55 of the zoning
ordinance.
Subd. 4. Conditional Uses: Conditional uses and any changes to conditional uses shall
follow the conditional use permit procedure specified in Section 825.39 of the zoning
ordinance.
SECTION III. Section 834.2 of the code of ordinances of the City of Medina is deleting in its
entirety as follows
CHAPTER 8
LAND AND BUILDING REGULATIONS
834.2. ZONING – UPTOWN HAMEL – 2 DISTRICT
Section 834.2.01. Purpose. The purpose of this Section is to create a distinctive Uptown Hamel
area that is an attractive, pedestrian-friendly, mixed-use town center, by using building facades,
porches, walkways, landscaped plazas, lighting, signage, landscaping and parking to blend retail,
office, higher-density housing, specialty shops, and gathering spots into a unified and viable
community.
Section 834.2.02. Permitted Uses. Within the Uptown Hamel-2 district the following shall be
permitted uses subject to site plan approval and other provisions of this district. A combination of
the following uses is allowed on a particular parcel, but is not required. Uses which are not
specifically listed but are determined by the city to be substantially similar to a use excluded below
shall not be permitted.
(1) Residential Dwellings with a density of greater than 10 and up to 45 units per net acre
(2) Residential Dwellings with a density less than 10 units per net acre, if combined with
another use allowed in the UH-2 district
(3) Office Uses
(4) Retail Uses, except Pawn Shops and Adult Establishments
(5) Service Uses, except Rental Centers, Hospitals, Nursing Homes, Animal Hospitals, Adult
Establishments, Services delivered off-site, including, but not limited to, building/lawn
contractors, electrical and other skills trades and pest control, and Services related to
automobiles
(6) Public Off Street Parking Lot or Ramps, subject to the standards established under
Section 834.1.07. Subd. 2.
(7) Public Services
(8) Parks and Open Space
Ordinance No. ### 27
DATE
Section 834.2.03. Conditional Uses. The following uses are allowed in the Uptown Hamel - 2
district by conditional use permit.
(1) Drive-In Service Businesses
(2) Mortuary or Funeral Home
(3) Pet Shop
(4) Veterinary Clinic.
(5) Essential Public Utility and Service Structures
(6) Religious Institutions - Including an Existing Cemetery
(7) Outdoor Dining, Drinking or Entertainment area
Section 834.2.04. Accessory Uses. Within the Uptown Hamel - 2 district the following accessory
uses shall be allowed subject to site plan approval and other provisions of this district.
(1) Off-Street Parking and Loading
(2) Signs
(3) Home Occupations
(4) Temporary Outdoor Display of Goods used in conjunction with and on the same site as the
permitted use or conditional use, provided that the goods are not outdoors overnight and
the storage or display area does not exceed 100 square feet.
(5) Outdoor Recreational Sports Courts, which are only permitted as accessory uses with
conditions.
(6) Solar Equipment, if affixed to a structure, and in compliance with Section 828.09 subd.1
of the City Code.
(7) Brewing, Distilling, and Similar Uses, provided such production does not exceed 50% of
the floor area and provided such activities are accessory to on-site sales or consumption.
Section 834.2.05. Interim Uses. Within the Uptown Hamel-2 district, the following interim uses,
if existing prior to the effective date of this ordinance, shall be allowed without obtaining an
interim use permit until such time as the property is redeveloped. If an interim use is damaged or
destroyed by fire, storm, or other hazard, it may be reconstructed without obtaining interim use
permit, if a building permit is applied for within 180 days of the event causing the damage.
Expansion of the use or improvement of the property in an amount greater than 50 percent of its
current value shall be permitted only by interim use permit.
(1) Residential dwellings which do not meet the minimum density requirements of the
Uptown Hamel - 2 district.
(2) Minor Auto Repair.
(3) Electronic and Computer Manufacturing.
(4) Electrical and other Skill Trades, provided there is no Outside Storage.
(5) Small Scale Light Manufacturing of Products for On-Site Retail Sales.
(6) Tire, Battery, and Muffler Stores.
Section 834.2.06. Lot, Setback and Building Size Requirements. The lot, setback and building
size requirements of the Uptown Hamel-1 district shall apply, subject to additional requirements,
Ordinance No. ### 28
DATE
exceptions and modifications set forth in other sections of this ordinance. All new
retail/commercial and service use buildings, including major modifications to existing buildings
are encouraged to have at least a two story design.
Section 834.2.07. Design and Development Standards.
Subd. 1. The design and development standards of the Uptown Hamel - 1 district shall apply,
subject to additional requirements, exceptions and modifications set forth in other sections
of this ordinance.
Subd. 2. Additional Design and Development Standards – Conditional and Interim Uses:
The following additional design and development standards are identified for the uses listed
below. Standards in addition to those listed below may be identified during the review and
approval process, due to the particular characteristics of each site, the proposed development
of the site, and the uses on adjacent property.
(a) Drive-In Service Businesses.
i) No drive-in service shall be provided between the hours of 10:00 p.m. and
6:00 a.m.
ii) All trash and debris shall be stored inside the building in an appropriately
designed area preferably at or near the loading-unloading area.
iii) No new drive-in service shall have a drive way within:
(1) 100 feet of an improved intersecting street.
(2) 100 feet of a zoning district which is exclusively residential.
(b) Mortuary or Funeral Home.
i) The site plan shall provide for adequate parking and traffic circulation
including a plan for formation and movement of a funeral procession.
(c) Pet Shop.
i) No outside space shall be used for showing or keeping animals.
ii) The building’s design for ventilation, location of windows, and doors shall be
configured to reduce noise and potential for noise violations.
(d) Veterinary Clinic
i) No large outside animal pens, cages or runs shall be allowed, except an
enclosed area no larger than 10’ x 10’ (100 sq. ft. or less) shall be permitted
for animals to relieve themselves or to be observed by veterinary staff. All
animal wastes shall be properly removed and disposed of on a daily basis.
ii) No long-term or overnight kennel operations shall be permitted, unless the
animal is held for observation for specific medical conditions or reasons.
iii) The plan for ventilation, location of windows, and doors shall be designed to
reduce noise and potential for noise violations.
(e) Minor Auto Repair and Tire, Battery, and Muffler Stores.
i) The building’s design for ventilation, location of windows, and doors shall be
configured to reduce noise and potential for noise violations.
Ordinance No. ### 29
DATE
ii) Equipment specifications and impact information such as vibration and noise
reduction may be required by the city.
(f) Electronic and Computer Manufacturing.
i) Equipment specifications and impact information such as vibration and noise
reduction may be required by the city.
ii) At least some portion of the ground floor, adjacent or oriented to the street
shall be considered for retail sales or service.
(g) Essential Public Utility and Service Structures.
i) Such uses shall not be of an industrial nature unless it can be demonstrated to
the city’s satisfaction that such uses cannot be located in a more suitable
location and the function of the use must be to serve Uptown Hamel.
ii) Building placement, designs, materials, and architectural treatments, must be
consistent with this ordinance.
(h) Religious Institutions – Including an Existing Cemetery.
i) Shared parking options shall be considered when a proposed expansion
requires more off-street parking.
ii) The site plan shall provide for adequate parking and traffic circulation
including a plan for formation and movement of a funeral procession.
(i) Outdoor Dining, Drinking, and Entertainment Areas
i) Shall be allowed only in connection with a restaurant or bar which has inside
seating for at least 20 people. Roof-top dining is encouraged and must have
suitable access and safety measures for patrons and employees.
ii) The outdoor dining/drinking/entertainment area shall not be larger than one-
half of the inside seating area.
iii) The outdoor dining/drinking/entertainment area shall be delineated by
decorative fencing, landscaping, building walls or some combination of these
or similar features, and may be included in the green space areas with the use
of pervious surface materials.
iv) If the sale of intoxicating liquor is inside, the outside area may be required to
have all access to the space from only inside the principal building.
v) The establishment’s hours of operation may be limited and noise reduction
measures may be required in order to minimize impact on surrounding land
uses.
(j) Small Scale Light Manufacturing of Products for On-Site Retail Sales.
i) The building’s design for ventilation, location of windows, and doors shall be
configured to reduce noise and potential for noise violations.
ii) Equipment specifications and impact information such as vibration and noise
reduction may be required by the city.
iii) Loading areas must be sufficient for deliveries of supply and product.
(k) Skill Trades Provided there is no Outside Storage.
Ordinance No. ### 30
DATE
i)There shall be no outdoor storage of supplies, equipment, salvage, reusable or
recycling material or trash.
ii)The building’s design for ventilation, location of windows, and doors shall be
configured to reduce noise and potential for noise violations.
iii)Equipment specifications and impact information such as vibration and noise
reduction may be required by the city.
Section 834.2.08. Review and Approval Process. The review and application process set forth
in the Uptown Hamel-1 district ordinance shall be utilized with regard to development in the
Uptown Hamel - 2 district.
SECTION IV. This ordinance shall become effective upon its adoption and publication.
Adopted by the Medina city council this _____ day of _________, 2019.
______________________________
Kathleen Martin, Mayor
Attest:
___________________________________
Jodi M. Gallup, City Clerk
Published in the Crow River News on the ____ day of _________, 2019.
Uptown Hamel Page 1 of 2 June 11, 2019
Rezoning Planning Commission Meeting
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, Planning Director
DATE: June 6, 2019
MEETING: June 11, 2019 Planning Commission
SUBJ: Public Hearing: Uptown Hamel Rezoning
Background
As described in the staff report related to the amendment to the Uptown Hamel Zoning District,
property within Uptown Hamel is currently included in one of two zoning districts, UH-1 or UH-
2. Staff has recommended that having two separate districts is no longer necessary and
recommends that the property all be zoned into a single district, called “Uptown Hamel.” For
more information, please refer to the previous staff report.
In addition, two parcels north of Hamel Road and west of Hunter Drive were added to the
Uptown Hamel land use in updated Comprehensive Plan. Staff recommends that these parcels
also be rezoned to Uptown Hamel.
If the City Council adopts the ordinance amending Uptown Hamel as recommended by staff, the
UH-1 and UH-2 districts will effectively be eliminated, and all of the property would need to be
rezoned in some way.
Uptown Hamel Page 2 of 2 June 11, 2019
Rezoning Planning Commission Meeting
Potential Action
The Planning Commission should hold a public hearing on the rezoning. Staff would then
recommend the following action:
Move to recommend adoption of the ordinance amending the official zoning map to
rezone various properties to the Uptown Hamel Zoning District.
Attachment
1. Ordinance
Ordinance No. ### 1
DATE
Map ID PID_NO BLDG #Street Unit Zoning Prior to Rezoning Map ID PID_NO BLDG #Street Unit Zoning Prior to Rezoning
1 1211823310046 492 HAMEL RD Mixed Use (MU)50 1211823410073 185 HAMEL RD 101 Uptown Hamel-1 (UH-1)
2 1211823410035 155 HAMEL RD Uptown Hamel-2 (UH-2)50 1211823410074 185 HAMEL RD 102 Uptown Hamel-1 (UH-1)
3 1211823410036 165 HAMEL RD Uptown Hamel-2 (UH-2)50 1211823410075 185 HAMEL RD 103 Uptown Hamel-1 (UH-1)
4 1211823410066 122 HAMEL RD Uptown Hamel-2 (UH-2)50 1211823410076 185 HAMEL RD 104 Uptown Hamel-1 (UH-1)
5 1211823420002 235 HAMEL RD Uptown Hamel-1 (UH-1)50 1211823410077 185 HAMEL RD 105 Uptown Hamel-1 (UH-1)
6 1211823420007 200 HAMEL RD Uptown Hamel-1 (UH-1)50 1211823410078 185 HAMEL RD 106 Uptown Hamel-1 (UH-1)
7 1211823420003 242 HAMEL RD Uptown Hamel-1 (UH-1)50 1211823410079 185 HAMEL RD 201 Uptown Hamel-1 (UH-1)
8 1211823410067 102 HAMEL RD Uptown Hamel-2 (UH-2)50 1211823410080 185 HAMEL RD 202 Uptown Hamel-1 (UH-1)
9 1211823420001 215 HAMEL RD Uptown Hamel-1 (UH-1)50 1211823410081 185 HAMEL RD 203 Uptown Hamel-1 (UH-1)
10 1211823410016 62 HAMEL RD Uptown Hamel-2 (UH-2)50 1211823410082 185 HAMEL RD 204 Uptown Hamel-1 (UH-1)
11 1211823410065 172 HAMEL RD Uptown Hamel-2 (UH-2)50 1211823410083 185 HAMEL RD 205 Uptown Hamel-1 (UH-1)
12 1211823410022 3482 SIOUX DR Uptown Hamel-2 (UH-2)50 1211823410084 185 HAMEL RD 206 Uptown Hamel-1 (UH-1)
13 1211823420008 252 HAMEL RD Uptown Hamel-1 (UH-1)50 1211823410085 185 HAMEL RD 301 Uptown Hamel-1 (UH-1)
14 1211823420009 262 HAMEL RD Uptown Hamel-1 (UH-1)50 1211823410086 185 HAMEL RD 302 Uptown Hamel-1 (UH-1)
15 1211823410026 92 HAMEL RD Uptown Hamel-2 (UH-2)50 1211823410087 185 HAMEL RD 303 Uptown Hamel-1 (UH-1)
15 1211823410025 92 HAMEL RD Uptown Hamel-2 (UH-2)50 1211823410088 185 HAMEL RD 304 Uptown Hamel-1 (UH-1)
16 1211823420004 200 HAMEL RD Uptown Hamel-1 (UH-1)50 1211823410089 185 HAMEL RD 305 Uptown Hamel-1 (UH-1)
17 1211823420013 200 HAMEL RD Uptown Hamel-2 (UH-2)50 1211823410090 185 HAMEL RD 306 Uptown Hamel-1 (UH-1)
18 1211823420038 302 HAMEL RD Uptown Hamel-1 (UH-1)50 1211823410091 185 HAMEL RD 1 Uptown Hamel-1 (UH-1)
19 1211823410018 200 HAMEL RD Uptown Hamel-2 (UH-2)50 1211823410092 185 HAMEL RD 2 Uptown Hamel-1 (UH-1)
20 1211823410021 80 ADDRESS UNASSIGNED Uptown Hamel-2 (UH-2)50 1211823410093 185 HAMEL RD 3 Uptown Hamel-1 (UH-1)
21 1211823410031 3485 SIOUX DR Uptown Hamel-2 (UH-2)50 1211823410094 185 HAMEL RD 4 Uptown Hamel-1 (UH-1)
22 1211823420037 282 HAMEL RD Uptown Hamel-1 (UH-1)50 1211823410095 185 HAMEL RD 5 Uptown Hamel-1 (UH-1)
23 1211823420011 200 HAMEL RD Uptown Hamel-2 (UH-2)50 1211823410096 185 HAMEL RD 6 Uptown Hamel-1 (UH-1)
24 1211823310047 80 ADDRESS UNASSIGNED Mixed Use (MU)50 1211823410097 185 HAMEL RD 7 Uptown Hamel-1 (UH-1)
25 1211823410024 80 ADDRESS UNASSIGNED Uptown Hamel-2 (UH-2)50 1211823410098 185 HAMEL RD 8 Uptown Hamel-1 (UH-1)
26 1211823410023 3482 SIOUX DR Uptown Hamel-2 (UH-2)50 1211823410099 185 HAMEL RD 9 Uptown Hamel-1 (UH-1)
27 1211823420010 272 HAMEL RD Uptown Hamel-1 (UH-1)50 1211823410100 185 HAMEL RD 10 Uptown Hamel-1 (UH-1)
28 1211823420016 80 ADDRESS UNASSIGNED Uptown Hamel-1 (UH-1)50 1211823410101 185 HAMEL RD 11 Uptown Hamel-1 (UH-1)
29 1211823420015 342 HAMEL RD Uptown Hamel-1 (UH-1)50 1211823410102 185 HAMEL RD 12 Uptown Hamel-1 (UH-1)
30 1211823410071 145 HAMEL RD Uptown Hamel-2 (UH-2)50 1211823410103 185 HAMEL RD 13 Uptown Hamel-1 (UH-1)
31 1211823410063 25 HAMEL RD Uptown Hamel-1 (UH-1)50 1211823410104 185 HAMEL RD 14 Uptown Hamel-1 (UH-1)
32 1211823410048 3375 MILL DR Uptown Hamel-1 (UH-1)50 1211823410105 185 HAMEL RD 15 Uptown Hamel-1 (UH-1)
33 1211823410038 195 HAMEL RD Uptown Hamel-1 (UH-1)50 1211823410106 185 HAMEL RD 16 Uptown Hamel-1 (UH-1)
34 1211823410039 201 HAMEL RD Uptown Hamel-1 (UH-1)50 1211823410107 185 HAMEL RD 17 Uptown Hamel-1 (UH-1)
35 1211823410051 29 HAMEL RD Uptown Hamel-1 (UH-1)50 1211823410108 185 HAMEL RD 18 Uptown Hamel-1 (UH-1)
36 1211823410059 95 HAMEL RD Uptown Hamel-2 (UH-2)50 1211823410109 185 HAMEL RD 19 Uptown Hamel-1 (UH-1)
37 1211823410045 3365 MILL DR Uptown Hamel-1 (UH-1)50 1211823410110 185 HAMEL RD 20 Uptown Hamel-1 (UH-1)
38 1211823410047 80 ADDRESS UNASSIGNED Uptown Hamel-1 (UH-1)50 1211823410111 185 HAMEL RD 21 Uptown Hamel-1 (UH-1)
39 1211823410040 205 HAMEL RD Uptown Hamel-1 (UH-1)50 1211823410112 185 HAMEL RD 22 Uptown Hamel-1 (UH-1)
40 1211823410019 195 HAMEL RD Uptown Hamel-1 (UH-1)50 1211823410113 185 HAMEL RD 23 Uptown Hamel-1 (UH-1)
41 1211823410056 75 HAMEL RD Uptown Hamel-2 (UH-2)
42 1211823410053 35 HAMEL RD Uptown Hamel-1 (UH-1)
43 1211823410064 45 HAMEL RD Uptown Hamel-2 (UH-2)
44 1211823410057 75 HAMEL RD Uptown Hamel-2 (UH-2)
45 1211823410058 95 HAMEL RD Uptown Hamel-2 (UH-2)
46 1211823410042 105 HAMEL RD Uptown Hamel-2 (UH-2)
47 1211823410070 52 HAMEL RD Uptown Hamel-2 (UH-2)
48 1211823410120 32 HAMEL RD Uptown Hamel-2 (UH-2)
49 1211823410011 22 HAMEL RD Uptown Hamel-2 (UH-2)
CITY OF MEDINA
ORDINANCE NO. ###
AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP TO REZONE
VARIOUS PROPERTIES TO THE UPTOWN HAMEL (UH) ZONING DISTRICT
THE CITY COUNCIL OF MEDINA, MINNESOTA ORDAINS AS FOLLOWS:
Section 1. The following properties are hereby rezoned to the Uptown Hamel (UH)
zoning district:
Ordinance No. ### 2
DATE
Section 2. The properties rezoned are displayed on Exhibit A, attached hereto.
Section 3. A copy of this Ordinance and the updated map shall be kept on file at the
Medina City Hall.
Section 4. The City of Medina Zoning Administrator is hereby directed to make the
appropriate changes to the official zoning map of the City of Medina to reflect the change in
zoning classifications as set forth above.
Section 5. This Ordinance shall be effective immediately upon its passage and
publication.
Adopted by the Medina City Council this ______day of ________, 2019.
CITY OF MEDINA
By:
Kathleen Martin, Mayor
Attest:
By:
Jodi M. Gallup, City Clerk
Published in the Crow River News on this ____ day of _________, 2019.
Ordinance No. ### 3
DATE
EXHIBIT A
Map of Properties Rezoned to Uptown Hamel
1
CITY OF MEDINA 1
PLANNING COMMISSION 2
DRAFT Meeting Minutes 3
Tuesday May 14, 2019 4
5
1. Call to Order: Chairperson Reid called the meeting to order at 7:00 p.m. 6
7
Present: Planning Commissioners Peter Galzki, Beth Nielsen, Kerby Nester, Cindy Piper, 8
Robin Reid, and Rashmi Williams. 9
10
Absent: Planning Commissioner Aaron Amic. 11
12
Also Present: City Planning Director Dusty Finke. 13
14
2. Public Comments on Items not on the Agenda 15
16
No comments made. 17
18
3. Update from City Council Proceedings 19
20
Finke reported that the Council met on April 16th and approved the Final Plat for School Lake 21
Preserve 2nd Addition, along with the vacation of the drainage and utility easements for the 22
original plat in exchange for new easements. He reported that the Council approved the 23
Maxxon variance and Site Plan review and provided comments on the Charlie’s concept plan. 24
He reported that on May 7th the Council received the presentation from the U of M students 25
on Uptown Hamel, and also approved the rezoning of the five remaining properties in the 26
northwest corner of the city to RR-UR for consistency with the Comprehensive Plan. 27
28
Piper referenced the use of a shipping container for the Charlie’s concept and asked if the 29
Uptown Hamel presentation addressed that idea. 30
31
Finke replied that the concept was reviewed prior to the final report from the Uptown Hamel 32
group, similar to the Planning Commission. He stated that the potential applicant has 33
received the input from the Commission and Council. He noted that staff followed up and 34
explained that type of request would require a PUD and perhaps the applicant would want to 35
attempt to meet the objectives of the Comprehensive Plan more closely. He noted that an 36
updated Concept Plan has been submitted that would still use a shipping container but would 37
be clad in barn wood that has the look of a grain elevator. 38
39
Reid asked if that request would still require a PUD. 40
41
Finke noted that he just received the updated concept and needs to review it further but did 42
not believe that the concept would require a PUD. 43
44
Reid asked if the Council took any action based on the report from the students on Uptown 45
Hamel. 46
47
Finke stated that action has not yet been taken, the Council simply received the presentation. 48
He stated that the Council also directed staff to prepare approvals for the Raskob lot split at 49
500 Hamel Road and the mini-storage request. 50
51
2
4. Planning Department Report 52
53
Finke provided an update. 54
55
5. Uptown Hamel Presentation 56
57
Finke stated that the written report from the students was included in the packet, noting that a 58
verbal presentation was provided to the Council the previous week. He played a portion of 59
the video presentation for the Commission review. 60
61
Reid noted that there were recommendations at the end of the report that included potential 62
resources. She asked what the next steps would be for the Uptown Hamel area. She stated 63
that it would seem that until a group decides to drive a plan forward, there would not be 64
action. 65
66
Finke stated that there are things that staff can do to encourage development and there are 67
things the City can do to incentivize people to move into existing spaces. He hoped that the 68
outcome would be a little more telling on the impediments as to why something has not 69
happened in Uptown Hamel but did not feel that the reports provided that feedback. He 70
stated that the City will still have to investigate that issue further. He noted that staff has 71
identified stakeholders/property owners in that area that have an interest in redevelopment of 72
that area. He explained that in Uptown Hamel there are not empty storefronts, as there are in 73
some communities, which brings a different set of challenges. 74
75
Reid stated that the idea of a farmers’ market or bringing in food trucks would take 76
organization from those in Uptown Hamel, rather than something the City would initiate. 77
She referenced the city of Maple Plain which recently recruited for an Economic 78
Development Commission. She stated that perhaps a Commission of that nature focused on 79
the Uptown Hamel area could help to get some of that done. She provided examples of 80
stakeholders and residents that could be helpful on that type of Commission. 81
82
Piper asked if there was feedback from the property owners in Uptown Hamel. 83
84
Finke stated that there was not much input from that group in this process. He stated that 85
staff would have the resources to obtain input from that stakeholder group. 86
87
Nielsen stated that she would not want to displace the existing small businesses in that area. 88
89
Finke agreed that people’s interests may not be aligned, between shop owners and property 90
owners. 91
92
Reid asked if the Minnesota Main Street program would be worthwhile. 93
94
Finke stated that it could be helpful but noted that it would be a time commitment. 95
96
Piper referenced the comments related to coffee shops and restaurants. 97
98
Finke confirmed that those were responses from the resident input, which was not a surprise. 99
He noted that there was also an interest in historic feel and design, building height, and 100
potential parking concerns. He noted that there was also interest in mixed use. 101
102
Piper asked the success of the rental properties in Uptown Hamel. 103
104
3
Finke stated that residential rentals are limited in Uptown Hamel, but it was noted that there 105
does not seem to be much vacancy. 106
107
Galzki stated that based on the comments of the Charlie’s concept, there was an opinion that 108
the business could be a potential catalyst for sparking additional development. 109
110
Nester provided an example of a restaurant in another community that sparked development. 111
112
Nielsen stated that a restaurant is a great concept, but people will be concerned with traffic. 113
114
Finke stated that the Comprehensive Plan speaks to preservation of the rural character, with 115
the exception of Uptown Hamel. He reviewed the recommendations of the student group 116
which include continued community engagement, noting that staff plans to continue that with 117
the business owner and property owner stakeholder groups; completing a parking study, 118
noting that would be hard without knowing the future uses; preserving the historical feel and 119
lower building height, staff will review the design standards; and possibly encouraging food 120
trucks to open the door for restaurants. 121
122
Reid stated that although it would be great to bring in food trucks when there are baseball 123
games because of the increased amount of people in that area, that could conflict with the 124
concession stand. 125
126
Nester stated that perhaps Celebration Day would be a good opportunity for food trucks. 127
128
Finke noted that the local restaurants offer food at that event, so that again would be 129
competition. 130
131
Nester noted that it could bring in additional options. 132
133
Galzki stated that the Hamel Rodeo would be a good opportunity, or possibly the parade 134
which begins around the 500 Hamel Road area. He stated that it would be a good opportunity 135
to take advantage of the warm weather and large amount of people in the area. He stated that 136
it would be a good opportunity to try new things because if something does not work, you can 137
try something new the next year. 138
139
Finke stated that one interesting thing about Hamel is that it does not have the side streets for 140
parking, as other downtown areas do, and also has steep slopes. 141
142
Galzki stated that perhaps the parking for the baseball fields and park could be used, or the 143
VFW. 144
145
Finke stated that the Commission can watch the remainder of the presentation video online if 146
desired, due to the technical difficulties. He stated that within his staff report he mentioned 147
that the Comprehensive Plan encourages a mix of uses and provides a more specific range of 148
density for residential. He noted that those elements should be addressed sooner rather than 149
later to ensure consistency with the Comprehensive Plan. He stated that there is a piece of 150
property that has been guided Uptown Hamel but has been zoned differently, referencing 500 151
Hamel Road. He provided additional details and suggested changing the zoning for that 152
property as well as removing the two subdistricts. He noted that a review of the design 153
guidelines and materials could be completed in the future. 154
155
Reid asked if an architect could be involved with design guidelines. 156
157
4
Finke confirmed that could be a possibility. 158
159
Motion by Williams, seconded by Nielsen, to recommend that staff prepare an ordinance 160
which addresses the density and two subdistrict issues in the Uptown Hamel district, and to 161
also recommend that staff prepare an ordinance rezoning 492/500 Hamel Road. Motion 162
carries unanimously. (Absent: Amic) 163
164
6. Approval of the April 9, 2019 Draft Planning Commission Meeting Minutes. 165
166 Motion by Nielsen, seconded by Galzki, to approve the April 9, 2019, Planning 167
Commission minutes with noted changes. Motion carries unanimously. (Absent: Amic) 168
169
7. Council Meeting Schedule 170
171
Finke stated that he will provide the update to the Council. 172
173
8. Adjourn 174
175
Motion by Galzki, seconded by Williams, to adjourn the meeting at 7:59 p.m. Motion 176
carried unanimously. 177