HomeMy Public PortalAbout10-08-2019 POSTED IN CITY HALL: October 4, 2019
PLANNING COMMISSION AGENDA
TUESDAY, OCTOBER 08, 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 – Mark Smith – Weston Woods – Comprehensive Plan
Amendment and Planned Unit Development Concept Plan – east of
Mohawk Dr., and north of Hwy 55
6. Public Hearing –Woodbury REI, LLC – 3692 and 3672 Pinto Drive –
Rezoning from the Commercial-Highway to the Commercial-General
zoning district
7. Approval of August 13, 2019 Draft Planning Commission Minutes
8. Council Meeting Schedule
9. Adjourn
Planning Department Update Page 1 of 2 October 1, 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: September 25, 2019
SUBJ: Planning Department Updates – October 1, 2019 City Council Meeting
Land Use Application Review
A) Woods of Medina Final Plat – Shawnee Woods Road/County Road 116. Excelsior Group
has transferred this project into their responsibility and intends to begin construction this
fall. Staff is finalizing documents in the developer’s name.
B) Mark of Excellence Comp Plan Amendment, PUD Concept Plan – east of Mohawk Drive,
north of Highway 55 – Mark Smith (Mark of Excellence Homes) has requested a Comp Plan
Amendment and PUD Concept Plan for development of 76 twinhomes, 41 single-family,
and 32 townhomes on the Roy and Cavanaugh properties. A public hearing is scheduled at
the October 8 Planning Commission meeting.
C) 3672 Pinto Rezoning – Woodbury REI, LLC has requested a rezoning of its property at the
northeast corner of Tower Drive and Pinto Drive from Commercial-Highway to
Commercial-General. The owner is interested in constructing self-storage on the property.
A hearing is tentatively scheduled for the October 8 Planning Commission meeting.
D) Van de Ven/Welch combination/rearrangement – 1765 Medina Road and 1752 County
Road 24 – Martha and Andrew Van de Ven and Mark and Sara Welch have requested to
rearrange 3 lots into 2. Staff is reviewing information and will present to Council when
complete, potentially at the October 15 meeting.
E) Adam’s Pest Control Site Plan Review, Pre Plat, Rezoning – Jan-Har, LLP (dba Adam’s
Pest Control) has requested various approvals for development of a 35,000 s.f. office
building, restaurant, and 13,000 s.f. warehouse/repair north of Highway 55, west of Willow
Drive (PIDs 04-118-23-21-0001 and 04-118-23-24-0001). Staff is conducting a preliminary
review, and the item will be scheduled for a public hearing when complete, potentially at the
November 12 Planning Commission meeting.
F) Roehl Preliminary Plat – 1735 Medina Road – The Estate of Robert Roehl has requested a
preliminary plat to subdivide 28 acres into two lots. The application is currently incomplete
and will be scheduled for a hearing when necessary information is submitted.
G) 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.
H) 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
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.
Planning Department Update Page 2 of 2 October 1, 2019
City Council Meeting
I) Elam CUP and Variance – 1582 Homestead Trail – Megan and Tim Elam have requested a
conditional use permit (CUP) for an accessory dwelling unit (ADU) and additional
accessory structures, including a pool house and detached garage. The applicant has
requested a variance from the maximum number of bedrooms and habitable square footage
of an ADU to utilize the existing home previously used as caretaker’s home as an ADU and
to construct a new home in the location of the home they demolished two years ago. The
Planning Commission held a public hearing on August 13, 2019 and recommended
approval. The City Council adopted resolutions of approval at the September 17 meeting.
The project will now be closed.
J) Graham Lot Combination – 4072 Hamel Road – Sonja and Chris Graham have requested a
combination of two substandard lots. The City Council adopted a resolution of approval on
September 17. The project will now be closed
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) 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) Quad City Agreement – Medina, Loretto, and Greenfield have signed the agreement and we are
awaiting Independence.
B) Zoning Enforcement – one correction notice is pending for zoning violations.
C) Minnesota Planning Conference – Deb, Ben, and I are attending the Minnesota Planning
Conference this week. We would like to thank the Council for your support to keep up our
continued education!
TO: City Council
FROM: Edgar J. Belland, Director of Public Safety,
Through City Administrator Scott Johnson
DATE: September 26, 2019
RE: Police Department Updates
Long Lake Fire Personnel Meeting
September 11th, I attended the first meeting of the personnel committee for the Long Lake Fire
Department with Council Member Deslauriers. Different ideas were brought up on how to move
forward with several positions requested by the fire department. The ideas were noted, the
committee will continue to review the issues and move forward with recommendations to the fire
advisory board.
Hamel Fire Transition Study Meeting
September 12th, we held our first Hamel Fire Transition Study meeting to discuss the Hamel Fire
Departments request to have the City of Medina take over the Hamel Fire Department. A recap of
the department’s assets and personnel were reviewed. Different ideas on how to move the process
forward were discussed. Minutes were taken and can be found on Medina City’s website.
CSO Hiring
We completed the CSO hiring process by offering Katlyn Boeddeker the position. Katlyn’s start
date will be October 7, 2019. Katlyn is currently in the Law Enforcement program at Hennepin
County Technical College taking her skills portion of the program. Katlyn will be post eligible at
the end of May. She is a resident of Loretto and has grown up in our community. We are excited to
have Katlyn join our team.
Orono Home Coming Parade
September 13th, we participated in the Orono High School Home Coming parade.
Loretto FunFest Celebration
September 14th, the Police Department assisted with the Loretto Funfest, setting up, participating and
monitoring the security during the event. It was well attended, and the fireworks were awesome. A
big “thank you” to Community Service Officer (CSO) Patrick Johnson and Reserve Officer Mark
Ihrke for all their assistance during this event.
MEMORANDUM
Medina Celebration Day and Recognizing the Troops
September 21st, we held the Medina celebration Day at the Legion Park. This year was the 20th year
for the celebration. It was held in conjunction with the VFW’s recognizing the Troops. We
coordinated a 5k run and walk, there were parachute jumpers and a great flyby by 4 vintage war
planes. The event went off with few issues. The help from all our staff is noted. It was a great
event.
Department Shoot / Per Qualification
September 17th, we held our pre-qualification shoot for the police department. This is in preparation
for the late November shoot where it is held in the dark, during cold weather. The shoot went well.
Patrol Updates – Sgt. Nelson
Training - On 09-11-19 Officer’s Converse, Scharf, Jessen, Boecker and Chief Belland attended de-
escalation training put on by the League of Minnesota Cities. It was reported that the training was
good and there will be things that our trainers will incorporate into our in-house future training.
09-17-19, All officers attended quarterly firearms training at the Delano Range.
Patrol Activities - For the dates of September 11 to September 24, 2019, our officers issued 82
citations and 87 warnings for various traffic infractions. There was a total of 1 traffic accident, 9
medicals, 6 alarms and 1 DWI.
On 09-11-19, there were numerous thefts from motor vehicles and one burglary to a residence in the
Cherry Hill neighborhood. All the vehicles were unlocked in the driveways and in one case it is
believed that a garage door opener from an unlocked vehicle was used to access the residence. The
case has been forwarded to investigations were leads have been followed up on and one suspect has
been identified.
09-12-19, Officer Scharf was dispatched to a drug overdose on methamphetamines and GHB (date
rape drug). Upon arrival, Officer Scharf found an unconscious male who was breathing. After a few
sternum rubs the male awoke and became combative. The male was transported to a hospital by an
ambulance.
On 09-13-19, Officer Boecker took a theft from auto report. Victim indicated that he lived in the
Cherry Hill area and that he was missing a $3500 watch and $1500 ring from his vehicle. It is
believed that the theft happened on 09-11-19 when the others had occurred. Case forwarded to
investigations.
On 09-14-19, Officer Converse responded to Target for a female that was in custody for theft. Upon
arrival, it was learned that the female had been in the Target store numerous times over the past few
weeks and had been switching price tags to lower the amount owed on things. The female was
released after being identified so that it could be determined how much was actually stolen. Case
was forwarded to investigations.
On 09-15-19, Officers McGill and Boecker responded to a suicide. It was learned that a terminally
ill cancer patient had taken his own life in his driveway. The male was located by his wife.
09-17-19, Officer Boecker and McGill were dispatched to a traffic complaint of a vehicle swerving
all over the road that almost hit a vehicle head on. The vehicle was located, and the driver was
found to be intoxicated and was subsequently arrested. The driver tested .16 which is two times the
legal limit. Thank god a good Samaritan called in this driver and that no one was killed.
Investigator Update – Investigator McKinley
During the early morning hours of September 12th, our office responded to one burglary and four
theft from motor vehicles in a neighborhood. The suspect used stolen credit cards at area businesses.
A female suspect has been identified and I’m working on identifying the male suspect. Investigation
is ongoing.
A resident called our office and said she received a phone call from someone claiming to be an
officer with Medina PD. This person told the resident that she had a warrant for her arrest, and she
needed to pay impound fees for a vehicle. The resident immediately hung up the phone and called
our office. I explained to the resident that it was scam and they did the correct thing by hanging up
the phone.
Investigating a theft from Target. The suspect was switching tags on the merchandise. The suspect
would select a more expensive item and place a cheaper tag on the item. The suspect has been
identified and charges are pending.
Completed a background investigation for the Community Service Officer position.
MEMORANDUM
TO: City Council, through City Administrator Scott Johnson
FROM: Steve Scherer, Public Works Director
DATE: September 26, 2019
MEETING: October 1, 2019
SUBJECT: Public Works Update
STREETS
• The Hickory Dr project is moving along well. The curb is in and paving will follow next
week. The pond has been stabilized and seeded. The project is looking great and should
really help the appearance of the area.
• The Brockton project has had some delays and is currently behind schedule. The base
course is now in place and curb is scheduled to be installed the first week of October.
Having the street base will help in getting the rest of the items complete even if it rains.
There will be overages on the construction inspection side of the project because of the
extended weather-related days.
• Striping for Medina Road has been ordered but it will still be a week or two before it is
completed.
WATER/SEWER/STORMWATER
• Public Works finished the fall flushing and maintenance of our fire hydrants. Each year
we operate every fire hydrant in town and make sure they function properly and that they
drain for the winter months ahead. We have some repairs to do and did have one
watermain break directly related to a malfunctioning hydrant.
• Public Works and Planning are working to update our stormwater manual to include
maintenance. With this comes inspections, tracking, and decisions about who is
responsible for what aspects. Discussions have begun and we should be on our way to
getting this complete by the end of the year.
PARKS/TRAILS
• Public Works spent some time working on the skating rink in the Hamel Legion Park.
Staff removed an old storm pipe that was under the rink. We always believed that it was
draining the skating area when we were making ice. That is yet to be seen but we have
struggled with the rink for years and so we are hoping this will make a difference.
• We will likely have to extend our mowing contract an extra week or so if it doesn’t cool
down considerably because the grass is still growing at a rapid pace; our contract runs
until mid-October.
MISCELLANEOUS
• Celebration Day went well, and we had a few things to adjust as we worked through the
night but having 20+ volunteers helped tremendously. We have begun to notate any
feedback regarding the night in order to evaluate for next year. The event overall was a
success.
Mark Smith – Weston Woods Page 1 of 11 October 8, 2019
Comp Plan Amendment/PUD Concept Plan Planning Commission Meeting
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, Planning Director
DATE: October 3, 2019
MEETING: October 8, 2019 Planning Commission
SUBJ: Mark Smith (Mark of Excellence Homes) – Weston Woods
E. of Mohawk Dr., N. of Hwy 55 and 1952 Chippewa Road –
Comprehensive Plan Amendment and PUD Concept Plan
Review Deadline
Application Received: August 8, 2019
Review Deadline: Extended by applicant to allow jurisdictional review
Summary of Request
Mark Smith has requested a Comprehensive Plan Amendment and Planned Unit Development
(PUD) Concept Plan Review for a proposed development of two properties north of Highway 55
and east of Mohawk Drive.
The concept plan proposes:
• 76 twinhomes on the northern property (referred to as “Roy property”)
• Combination of uses on the southern property (referred to as “Cavanaugh property”):
o 41 single-family lots
o 33 townhomes
o 5.5 acres park/open space.
An aerial of the site and surrounding property can be found at the top of the following page. The
aerial shows existing land uses and describes planned land uses as follows:
• The Roy property is 80 acres in area but is over ½ wetland, with approximately 28 net acres
after deducting wetland and required wetland buffer. Almost all of the upland property is tilled
farmland. There is an existing home and farm buildings in the southwest corner of the site.
• The Cavanaugh property is 55 acres in size, with approximately 28.5 net acres after deducting
wetlands and required wetland buffers. A large wetland is located along the east end of the
site and drainageways divide the site into three areas (south, northwest, and northeast). In
addition, there are approximately 13 acres of woods which bisect the site along the ridge.
These woods abut the large wetland in the southern portion of the site and bisect the northern
portion of the site. There are two 4-acre farmed areas along Mohawk Drive and approximately
6.5 acres of vacant grassland on the northeast of the site.
• Polaris and The Wealshire are located to the west of the site. OSI is southeast of the large
wetland, along with additional future Business property to the north of OSI. The Bridgewater
neighborhood is located across the large wetland to the east of the site. Homes on rural lots are
located north and northwest of the site. These lots are zoned Rural-Residential-Urban Reserve,
but included in the Future Development Area designation and may be considered for addition
to the municipal sewer and water system in future Comprehensive Plan processes.
Mark Smith – Weston Woods Page 2 of 11 October 8, 2019
Comp Plan Amendment/PUD Concept Plan Planning Commission Meeting
The Roy property is approximately 28 net acres, guided for Low Density Residential
development (2-3 units/net acre) within the 2025 staging period. The Cavanaugh property is
approximately 28.5 net acres guided for Business development within the 2020 staging period.
The concept is similar to that submitted by the applicant two years ago, when the City was near
the end of the process of updating the Comprehensive Plan. Minutes from these discussions are
attached for reference. The applicant had requested at that time that the City incorporate these
land uses and staging timeframes into the Comprehensive Plan update. Much of the public
participation had been completed for the Plan and the draft was well underway. The Planning
Commission and City Council feedback on the concept at that time was varied, and was further
complicated by the interplay between the timing of the request, changes between the previous
and (at that time) draft Comprehensive Plan, and differences in land use/staging between the two
parcels. Ultimately, the City did not incorporate the changes requested by the applicant in the
Comprehensive Plan when it was adopted.
PUD Concept Plan
The purpose of a PUD Concept Plan is to provide feedback to the applicant prior to a formal
application. Generally, the Planning Commission and City Council do not take any formal
Mark Smith – Weston Woods Page 3 of 11 October 8, 2019
Comp Plan Amendment/PUD Concept Plan Planning Commission Meeting
action and the feedback is purely advisory. In this case, the City will need to act on the
Comprehensive Plan which has been requested and is being reviewed concurrently. The PUD
would effectively be contingent upon the land use changes requested in the Comprehensive Plan
amendment.
Purpose of a Planned Unit Development
According to Section 827.25, PUD provisions are established to provide comprehensive
procedures and standards designed to allow greater flexibility in the development of
neighborhoods and/or nonresidential areas by incorporating design modifications and allowing
for a mixture of uses. The PUD process, by allowing deviation from the strict provisions of this
Code related to setbacks, lot area, width and depth, yards, and other development standards is
intended to encourage:
1. Innovations in development to the end that the growing demands for all styles of economic
expansion may be met by greater variety in type, design, and placement of structures and by the
conservation and more efficient use of land in such developments.
2. Higher standards of site and building design.
3. The preservation, enhancement, or restoration of desirable site characteristics such as high quality
natural resources, wooded areas, wetlands, natural topography and geologic features and the
prevention of soil erosion.
4. Innovative approaches to stormwater management and low-impact development practices which
result in volume control and improvement to water quality beyond the standard requirements of
the City.
5. Maintenance of open space in portions of the development site, preferably linked to surrounding
open space areas, and also enhanced buffering from adjacent roadways and lower intensity uses.
6. A creative use of land and related physical development which allows a phased and orderly
development and use pattern and more convenience in location and design of development and
service facilities.
7. An efficient use of land resulting in smaller networks of utilities and streets thereby lower
development costs and public investments.
8. A development pattern that effectuates the objectives of the Medina Comprehensive Plan. (PUD is
not intended as a means to vary applicable planning and zoning principles.)
9. A more desirable and creative environment than might be possible through the strict application on
zoning and subdivision regulations of the City.
Comprehensive Plan Amendment
The proposed Comprehensive Plan Amendment can be generally described as:
• Change of land use of 17 net acres of the Cavanaugh property from Business to Low
Density Residential (2-3 units/net acre)
• Change of land use of 4.75 net acres of the Cavanaugh property from Business to
Medium Density Residential (5-7 units/net acre)
• Change of land use for approximately 5.5 net acres of the Cavanaugh property from
Business to public park and open space
• Change of Staging of the Roy property (approximately 28 acres) to allow development
after 2019 instead of after 2025
When considering requests to amend the Comprehensive Plan, the Vision and Community
Goals (Chapter 2) provide general guidance. When amendments to land use are requested,
the “Future Land Use Plan Principles” (pages 5-4 and 5-5 of the Land Use Plan) provide
Mark Smith – Weston Woods Page 4 of 11 October 8, 2019
Comp Plan Amendment/PUD Concept Plan Planning Commission Meeting
guidance. Similarly, principles which inform the Staging Plan are described on page 5-18 of
the Land Use Plan. Chapters 2 and 5 of the Plan are attached for reference.
Proposed Site Layout
On the Cavanaugh property, the applicant proposes 41 single-family lots between 9,000-12,000
square feet in size, 33 townhomes and 5.5 acre for public parks and open space. The concept plan
is not required to be fully designed, so adjustments may be necessary if the project proceeds to
full design. Staff has provided a general review to help inform the design if it moves ahead and
to compare the flexibility which the applicant is requesting from the expected development
standards of the underlying zoning districts.
As noted above, a PUD allows “deviation from the strict provisions of this Code related to
setbacks, lot area, width and depth, yards, and other development standards” to serve the
purposes described in the PUD ordinance. To analyze whether to approve a rezoning to PUD,
the City compares the request to the expectations of the underlying zoning designation.
Single-Family Lots
The R1 zoning district is generally utilized by the City to implement the LDR land use. The R2
zoning district is available “as an alternative to the R1 district, not to substantially increase
density of development, but rather to allow the clustering of smaller lots to support:
(1) The protection and enhancement of natural areas through the preservation of wooded
areas, the provision of additional buffering for lakes, streams, and wetlands, or the
creation of ecological connections with other protected lands.
(2) The preservation of open spaces, provision of additional buffering from adjacent streets
and uses, or the creation of additional recreational opportunities.
The City Council, following review and recommendation by the Planning Commission, shall
have full discretion to determine in what cases zoning property R2 rather than the standard R1
district meets these purposes. If the City Council determines an R2 zoning does not meet these
purposes, the property shall be zoned R1.”
The following summarizes the single family lots proposed on the Cavanaugh property compared
to the R1 and R2 district requirements. The proposed lots in the PUD fall in between the R1 and
R2 standards, which could be formalized through the flexibility of a PUD.
R1 R2 Proposed
Single Family
Minimum Lot Size 11,000 s.f. 8,000 s.f. 9,000 s.f.
Minimum Lot Width 90 feet 60 feet 70 feet
Minimum Lot Depth 100 feet 90 feet 130 feet
Front Yard Setback 25 feet 25 feet 25 feet
Front Yard Setback (garage) 30 feet 30 feet 30 feet
Side Yard Setback (combined) 25 feet (15 & 10) 15 feet (10 & 5) 20 feet (10 & 10)
Side Yard (corner) 25 feet 25 feet 25 feet
Rear Yard Setback 30 feet 25 feet 30 feet
Max. Hardcover 40% 50% Not specified
Mark Smith – Weston Woods Page 5 of 11 October 8, 2019
Comp Plan Amendment/PUD Concept Plan Planning Commission Meeting
Townhomes
The R3 zoning district is utilized by the City to implement the MDR land use, which is the
proposed land use for the townhome portion of this project. The R3 district permits townhome
development up to 7 units/acre, provided design elements such as sound suppression between
units, oversized garages, and community amenities are provided. It appears that the townhome
area of the concept plan is approximately 7 units/acres. The following summarizes the
townhomes proposed on the Cavanaugh property compared to the R3 district requirements. It
appears that the applicant seeks flexibility to reduce the setback between townhome buildings as
part of the PUD request.
R3 Requirement Proposed
Townhomes
Minimum Net Area per Unit 6,222 s.f. 6,222 s.f.
Maximum Net Area per Unit 12,500 s.f. 6,222 s.f.
Minimum Setback from Perimeter 20 feet 45 feet
Front Yard Setback 25 feet 45 feet
Local Road Setback 40 feet 45 feet
Private Road Setback 25 feet 25 feet to curb
Minimum Distance Between Buildings 30 feet 15 feet
Max. Hardcover 50% Not indicated
Twinhome Lots
On the Roy property, the applicant proposes 76 twinhome units. The applicant’s concept shows
small lots under the twinhomes with Association owned open space between each pad. For the
sake of comparison to lot standards, staff has calculated the open space between the lots as part
of the adjacent lots. As noted above, the R2 zoning district can be used to implement the LDR
land use in certain circumstances. Staff believes that the Roy property may likely be a
reasonable use of the R2 district because of the narrow areas of upland amongst the wetland on
the site. The following table summarizes the twinhome layout compared to the R2 district. The
layout would seek flexibility to reduce the front setback to the private roadway as part of the
PUD request.
R2 Proposed
Twinhomes
Minimum Lot Size (Two-family) 5,000 s.f. per unit 5,000 s.f. including open
space between lots
Minimum Lot Width (two-family) 50 feet 50 feet
Minimum Lot Depth 90 feet 95 feet
Front Yard Setback 25 feet 25 feet to curb (equiv. to
13 foot to right-of-way)
Front Yard Setback (garage) 30 feet 25 feet to curb (equiv. to
13 foot to right-of-way)
Side Yard Setback (two-family) 10 feet 30 feet between buildings
Side Yard (corner) 25 feet 25 feet
Rear Yard Setback 25 feet 30 feet
Max. Hardcover 50% Not specified
Mark Smith – Weston Woods Page 6 of 11 October 8, 2019
Comp Plan Amendment/PUD Concept Plan Planning Commission Meeting
Tree Preservation and Buffer Yards
The Cavanaugh site includes a wooded area approximately 13 acres in area. The northern 3-
acres of the woods is designated as a moderate quality oak forest in the City’s land cover
classification system. Approximately 1-2 acres of the southern wooded area is designated as a
moderate quality maple-basswood forest. The remaining area is an altered deciduous woodland.
Few trees are located on the Roy property.
The applicant’s concept proposes to preserve approximately 5 acres of the woods through
dedication of the property to the City for park dedication. The applicant proposes to preserve an
additional ½ acre of wooded area in the eastern portion of the site. The request would be subject
to the City’s tree preservation ordinance, which would require expansive replacement for all
removal in excess of 15% of the significant trees on the site.
The City’s natural resource specialist provided observations on the woodlands during review two
years ago, which are attached for review. The southern portion of the wooded area, especially
located on the knoll which is proposed to be dedicated to the City, was well varied in terms of
tree age and species, and had comparatively low levels of buckthorn intrusion. This portion of
the woods appeared to be a long-term sustainable natural area of a comparatively good quality
within Medina. The dedication of the property to the City would provide the opportunity to
conserve the highest quality portion of the woodlands. The applicant argues that the
comprehensive plan amendment and PUD allow for the preservation of this wooded area in a
way which would likely not be achievable if the sites were developed at different times by
separate parties.
Wetlands and Floodplain
The large wetland to the east of the proposed development is a Preserve wetland which is
mapped as a Site of Biodiversity Significance. This type of wetland requires an average buffer
of 50 feet in width. Most of the other wetlands on the sites are Preserve wetlands, requiring an
average buffer of 35 feet. The wetland area in the center of the development on the Roy property
is a Manage 3 wetland, requiring a buffer with an average width of 20 feet. The City’s wetland
protection ordinance also requires homes to be set back an additional 15 feet from these required
buffers.
It appears that the applicant is identifying appropriate buffers on the concept plan, but this will
need to be verified if there is a future formal application.
FEMA maps identified a Zone A floodplain within the location of the large wetland. The
floodplain does not have a Base Flood Elevation established, so the applicant will need to
provide information on which to establish an elevation in order to verify that there will be no
impacts.
Transportation
The concept plan identifies a single access to the twinhome neighborhood off of Mohawk Drive,
across from the driveway of The Wealshire. The single family area is proposed to have access
Mark Smith – Weston Woods Page 7 of 11 October 8, 2019
Comp Plan Amendment/PUD Concept Plan Planning Commission Meeting
on Mohawk Drive and new Chippewa Road, and the townhomes are proposed to be accessed off
of Mohawk Drive.
Staff would recommend that the southern cul-de-sac be eliminated. Pedestrian connections
should also be provided throughout the neighborhoods to the open space areas.
Mohawk Drive has limited right-in/right-out access to the south of the site. As a result,
eastbound traffic would currently be required to travel west on Chippewa Road to Willow Drive
in order to turn left onto Highway 55. This would add approximately 1.3 miles to each east-
bound trip. The City has identified a future connection of Chippewa Road east of Mohawk Drive
to connect with Arrowhead Drive. Staff believes this connection is important to support
development of the subject site and others in the area of Chippewa Road/Mohawk Drive. This
connection is important for public safety purposes as well, providing better emergency access to
the area and also providing an alternative route in case of an emergency on Highway 55.
The applicant has proposed to construct the Chippewa Road extension from Mohawk Drive to
Arrowhead Drive in connection with development of the property. The City would be
responsible for permitting and wetland mitigation for the project. The applicant has emphasized
that the requested comprehensive plan allows for a common developer between the two sites and
allows the opportunity for the roadway to be constructed by the developer. If the sites on either
side of Chippewa Road are developed at different times or by different types of developers
(residential vs. business), it will be much more difficult to coordinate the funding and
construction of the roadway with one or the other development.
Sewer/Water
Existing sewer and water mains are located within Mohawk Drive, which the applicant proposes
to extend throughout the site.
The applicant has indicated that the subject site could be served through gravity sewer lines to
the existing system, but this would need to be confirmed.
Currently, the subject property and other sites in the area are served by a single water main along
Highway 55 (to Mohawk) without any looping. The City Engineer and Public Works emphasize
that having a second means to route water to this neighborhood and other properties in the area is
extremely important. The City’s water plan identifies a water main along new Chippewa Road
from Mohawk Drive east to Arrowhead Drive. This water main connection is not yet in place
and staff believes that it is important that provisions are made for construction of this connection
before additional property develops west of Arrowhead Drive. The applicant has indicated that
they would construct this watermain extension from Arrowhead Drive along with construction of
either this project, or the project to the north.
Providing this connection would be an important benefit for the City, because Public Works and
Engineering are currently beginning the planning process for potential construction in the next
few years. If it is constructed in connection with a development, it would relieve the City of
completing this project.
Mark Smith – Weston Woods Page 8 of 11 October 8, 2019
Comp Plan Amendment/PUD Concept Plan Planning Commission Meeting
Stormwater/LID Review/Grading Review
The Concept Plan includes conceptual grading plans, but not in-depth stormwater plans. Any
development proposal would ultimately be subject to relevant stormwater standards.
Park Dedication
The Park Commission is scheduled to review the concept at their meeting on October 16 and will
provide a recommendation related to parks, trails, and open space. City’s subdivision regulations
require up to 10% of the buildable property to be dedicated for park purposes. 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.
In this case, there are approximately 75 upland acres, for a potential 7.5 acres of park land. If the
City determines that land should not be required in this case, staff believes the fee would be in
the mid of the range, potentially around $600,000-$800,000. However, this value will be
determined more precisely during the preliminary plat review if the applicant proceeds with a
formal application.
The City’s park and trail plan identify the need for a neighborhood park in this area. The Park
Commission has discussed potentially requiring land either at this subject site or at the other
planned residential property west on Chippewa Road, depending on which project would move
forward first.
The concept plan includes preservation of 5.5 acres of the wooded area in the southeast portion
of the site and trail connections throughout the neighborhood. Because one of the primary
arguments for the PUD is the preservation of open space, staff would expect the provision of
parks, trails, and open space to exceed the standard park dedication requirements of the City.
Possibilities for additional amenities include: construction of the trail along Chippewa Road,
provision of additional land for more active recreation adjacent to the preserved woods, and
payment of park dedication fees in-lieu of additional dedication.
Review Criteria
The City has the highest level of discretion when considering requests to amend the
Comprehensive Plan. As noted at the beginning of this report, the Vision and Community Goals
(Chapter 2) and Land Use and Staging Principles (Chapter 5) should provide guidance.
The purpose of the PUD Concept Plan is to provide purely advisory comments to the applicant
for their consideration whether and how to continue with a formal application. The City has a
great deal of discretion when reviewing a PUD because it is a rezoning, which is a legislative
action. A PUD should only be approved if it achieves the purposes of the PUD district
(described on page 3), the Comprehensive Plan, and other City policies. The Planning
Commission and Council should provide comments based upon this information.
Mark Smith – Weston Woods Page 9 of 11 October 8, 2019
Comp Plan Amendment/PUD Concept Plan Planning Commission Meeting
Public Comments
Staff has received three comments from nearby property owners after the public hearing notice
was sent. These comments are in opposition of the Comprehensive Plan Amendment and are
attached for the record.
Staff Comments
Under the Comprehensive Plan today, the Cavanaugh property can be developed at any time
with Business uses. The Roy property could be developed at similar density after 2025.
The proposed Comprehensive Plan Amendment, at its basic level, requests to:
• Develop the Roy property in 2019 rather than after 2025
• Develop the Cavanaugh property with a mix of single-family and townhomes instead of
Business
When considering the Amendments, it is important to compare the requested amendment to the
planned staging and future land use contemplated in the Comprehensive Plan, not the fact that
the sites are currently undeveloped.
The applicant points out that the proposed amendments allow the opportunity for the sites to be
developed together by a single party, which is very unlikely under the current Comprehensive
Plan. Under the currently Plan, it is very likely the parcels will be developed at separate times
and by different developers. The applicant states that their proposed coordinated development
would be more consistent with various goals and objectives of the Comprehensive Plan and PUD
ordinance than would be likely with separate developments.
The Staging Plan is primarily intended to plan for adequate infrastructure and services for the
expected development. In terms of City infrastructure, the applicant proposes to address by
constructing improvements called for in the City’s Comprehensive Plan. Other matters include
regional transportation systems and school district. The proposed staging plan change is in
Rockford Schools, which has not raised concerns with pace of residential growth. The
demographics likely to purchase the twinhomes will likely result in fewer children per home than
other types of housing.
The Staging Plan also more generally provides growth management for non-infrastructure
objectives of the City.
One of the goals of the Comp Plan is: “to accommodate regionally forecasted residential growth,
desired business opportunities and achievement of other Community Goals.” This goal seems
relevant when considering the proposed change of Land Use on the Cavanaugh property from
Business to Residential. The proposed change would reduce land for Business development in
the City by approximately 28 net acres (or 23 net acres, if the City would be interested in
requiring the dedication of the wooded area at the time of future Business development). It
would increase the planned residential growth in the City by 74 units, or approximately 7%.
The City Engineer has projected that the change in land use from Business to Residential would
not have substantially different impacts on the City’s transportation, sewer, water, or surface
water systems.
Mark Smith – Weston Woods Page 10 of 11 October 8, 2019
Comp Plan Amendment/PUD Concept Plan Planning Commission Meeting
The applicant states that the change of land use provides the opportunity to better the following
goals and objectives of the Comprehensive Plan:
• Provide opportunities for a diversity of housing at a range of costs to support residents at
all stages of their lives. – the proposed project includes a mix of single-family,
twinhomes and townhomes.
• Protect and enhance the environment and natural resources throughout the community. -
The coordinated residential development provides the opportunity to preserve 5 acres of
the woodlands along the southeastern portion of the development, which may not be
achievable in a business development.
The construction of Chippewa Road and the watermain connection are consistent with the City’s
infrastructure plans and staff recognizes the benefits of securing these improvements in
connection with the coordinated development adjacent on both sides. Constructing and funding
the projects in the future if the properties develop and different times is likely to be much more
difficult.
Staff has provided comments throughout the report to be incorporated into any future formal
application. These comments are summarized below:
1) The Comprehensive Plan Amendment shall not become effective until reviewed and
authorized by the Metropolitan Council pursuant to Minnesota Statues 462 and 473, the
final plat is approved, and a development agreement in a form and of substance
acceptable to the City has been executed.
2) Any future application shall be subject to all relevant City regulations and policies.
3) The applicant shall provide information to determine a base flood elevation and to verify
no floodplain impacts will occur.
4) The applicant shall provide a wetland delineation and meet all requirements of the
wetland protection ordinance.
5) Access locations and circulations shall be improved as recommended by City staff.
6) Additional trail connections shall be provided.
7) Park dedication shall be provided as required by the City Council after recommendation
by the Park Commission.
8) The street and watermain connection between Mohawk Drive and Arrowhead Drive shall
be constructed in connection with the development.
9) Architectural standards for all residential structures shall be submitted for City review
and approval. Minimum design standards shall be established to ensure high quality
design and construction contemplated by the purpose of the PUD district.
10) A substantial buffer shall be provided from adjacent rural property. The buffer shall
include an appropriate combination of distance, berming, vegetation and potentially
fencing.
11) Provisions shall be incorporated into the design to maintain the natural drainageways
through the site.
12) Townhome layout shall be adjusted to provide adequate outlot width for boulevards
adjacent to the private roadway.
13) The applicant shall provide information requested by the City Engineer to determine
whether street improvements are necessary to support the development.
Mark Smith – Weston Woods Page 11 of 11 October 8, 2019
Comp Plan Amendment/PUD Concept Plan Planning Commission Meeting
Potential Action
The Planning Commission should first hold the public hearing on the proposed Comprehensive
Plan Amendment and PUD Concept Plan. No formal action is required on the PUD Concept
Plan.
If, following the hearing and review, the Commission finds that the proposed Comprehensive
Plan Amendment is appropriate based upon Vision, Community Goals, and Principles of the
Comprehensive Plan, the following action could be taken:
Move to recommend approval of the Comprehensive Plan Amendment subject to the
conditions and comments noted in the staff report and provided by the Commission.
If, on the other hand, the Commission finds that the proposed Comprehensive Plan Amendment
does not align with the Vision, Community Goals, and Principles of the Comprehensive Plan, the
following action could be taken:
Move to recommend denial of the Comprehensive Plan Amendment.
Attachments
1. Document List
2. Comprehensive Plan Chapter 2 – Vision and Community Goals
3. Comprehensive Play Chapter 5 – Land Use (w/ proposed changes to Maps 5-3 and 5-5)
4. Natural Resource Specialist comments dated 10/6/2017
5. Engineering Comments
6. Excerpt from 12/12/2017 Planning Commission minutes
7. Excerpt from 12/19/2017 City Council minutes
8. Public Comments received
9. Applicant Narrative
10. Concept Plan
Project: LR-19-256 – Mark of Excellence Comp Plan Amendment/PUD 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 8/8/2019 8/8/2019 3 Yes Yes
Application-Updated 10/1/2019 10/1/2019 2 Yes Yes Rezoning removed
Deposit 8/8/2019 8/7/2019 1 Yes $5000
Timeline Extension-CPA 10/1/2019 NA 1 Yes Yes Deadline waived until revoked
Narrative 8/8/2019 8/8/2019 5 Yes Yes
Narrative-updated 9/18/2019 9/18/2019 5 Yes Yes
Narrative-updated 9/25/2019 9/25/2019
Traffic Analysis 2/24/2019 42 Yes
Overall Concept 8/8/2019 7/22/2019 2 Yes Yes 1 black/white, 1 color
Concept Plans 8/8/2019 7/25/2019 9 Yes Yes
Overall Concept-Updated 9/18/2019 9/18/2019 2 Yes Yes 1 black/white, 1 color
Concept Plans-Updated 9/18/2019 9/18/2019 10 Yes Yes
Overall Concept-Updated 10/2/2019 9/30/2019 1 Yes Black/white only
Concept Plans-Updated 10/2/2019 9/30/2019 9 Yes Yes
<OVER>
Documents from Staff/Consultants/Agencies
Document Document
Date
# of
pages
Electronic Notes
City Engineer comments 8/29/2019 3 Yes
City Engineer comments 9/27/2019 4 Yes
Notice 9/27/2019 7 13 pages w/ affidavit and list
Preliminary Comments 8/30/2019 2 Yes 8 pages w/ attachments
Review Extension 9/30/2019 2 Yes 6 pages w/ attachments
Planning Commission Report 10/3/2019
Public Comments
Document Date Electronic Notes
Mackey Email 10/1/2019
Hofstede Email 10/2/2019
Dennis Email 10/3/2019
Chapter 2 – Vision and Community Goals Page 2 - 1
Adopted October 2, 2018
Chapter 2: VISION & COMMUNITY GOALS
_______________________________________________________________________________________________
The Vision and Community Goals chapter is the heart of the Comprehensive Plan and provides
the foundation from which City officials make consistent and supporting land use decisions.
This chapter includes a set of general community goals that guided the creation of this Plan.
The concepts in this chapter are some of the few static elements of the Comprehensive Plan. If
land uses change or other infrastructure varies from the Plan, decisions will be founded in the
goals set forth below. The Vision and Goals were created with the involvement of the
Comprehensive Plan Steering Committee (the “Steering Committee”), City officials, and
residents of Medina and are broadly supported.
Land use designations are subject to strong social and economic pressures to change.
Accordingly, it is appropriate that such systems be periodically evaluated in light of changing
social and economic conditions. As development evolves, the Vision and Goals will provide the
guidance for accomplishing the vision for the future of the community even when changes are
necessary to the land use plan.
Detailed objectives and recommendations are contained within each of the subject chapters of
this plan.
Creating the Vision and Goals
The residents, the Steering Committee, City officials and staff participated in the planning
process for the Plan. A series of public participation meetings were conducted to introduce and
solicit information from the residents of Medina. The Steering Committee held work sessions
that focused on integrating the concerns and desires of the community together with
accommodating growth and regional impacts. An online forum provided additional
opportunity for residents to impact the Vision and Community Goals as they were formulated.
In addition to land use and growth planning, the City implemented open space, natural
resources, and infrastructure planning. The goals which guided this process are integrated into
this chapter.
Each element of this plan was developed with assistance from city officials and a diverse group
of community stakeholders producing a truly representative plan. The City made a conscious
decision to emphasize natural resources and open space conservation.
Chapter 2 – Vision and Community Goals Page 2 - 2
Adopted October 2, 2018
Community Vision
The following statement provides a vision of the community for the future and the resultant
goals and strategies.
Medina is a community united by a common goal: to sustain and enhance the quality of life of its
residents. Medina will protect its significant natural resources and open space throughout the City,
while honoring its rural heritage and fostering safe and well-designed neighborhoods, places of recreation
and destinations for citizens to gather. Development within the City will be commensurate with available
transportation systems, municipal services and school capacity.
Community Goals
The following Community Goals are derived from the Vision Statement and inform objectives
and strategies throughout the various aspects of the Comprehensive Plan.
• Preserve rural vistas, open spaces, and wetlands in all parts of the community to
promote the rural character of Medina.
• Protect and enhance the environment and natural resources throughout the community.
• Encourage and incent innovative and environmentally friendly approaches to planning,
engineering and development.
• Expand urban services only as necessary to accommodate regionally forecasted
residential growth, desired business opportunities and achievement of other
Community Goals. Such development and growth shall be at a sustainable pace
proportionate with capacity of schools and transportation, water supply and wastewater
infrastructure available to the City.
• Spread development so that it is not geographically concentrated during particular
timeframes.
• Promote public and private gathering places and civic events that serve the entire
community.
• Preserve and expand trails and parks to provide community recreational facilities,
connect neighborhoods, and encourage healthy lifestyles of its residents.
• Provide opportunities for a diversity of housing at a range of costs to support residents
at all stages of their lives.
• Encourage an attractive, vibrant business community that complements the residential
areas of the City.
• Maintain its commitment to public safety through support of the City’s police
department and coordinate with its contracted volunteer fire departments.
• Manage the City through prudent budgeting processes, retaining a skilled and efficient
staff and long-range planning and financial management.
Chapter 5 - Land Use & Growth Page 5- 1
Adopted October 2, 2018 Page 5- 1
CChhaapptteerr 55:: LLAANNDD UUSSEE && GGRROOWWTTHH
_______________________________________________________________________________________________
IInnttrroodduuccttiioonn
Medina has significant natural resources, high-quality neighborhoods and areas for commercial
and retail development. The City’s extensive wetlands and limited infrastructure availability,
together with past community planning, have contributed to its rural character. The metropolitan
area is a high growth area. Medina’s rural charm makes it an attractive alternative to the more
intensely populated areas found closer to Minneapolis and St. Paul.
This chapter discusses existing and future land use patterns in the City.
22001166 EExxiissttiinngg LLaanndd UUsseess
TABLE 5-1
EXISTING LAND USES (2016)
Land Use Acres Percent
Agricultural 3,208.3 18.7%
Golf Course 532.5 3.1%
Industrial and Utility 278.6 1.6%
Institutional 194.2 1.1%
Major Highway 83.1 0.5%
Mixed Use Residential 6.8 0.0%
Multifamily 17.5 0.1%
Office 38.9 0.2%
Open Water 1,174.5 6.9%
Park, Recreational, or Preserve 1,836.2 10.7%
Railway 77.0 0.4%
Retail and Other Commercial 186.6 1.1%
Rural Residential 4,447.1 26.0%
Single Family Attached 44.1 0.3%
Single Family Detached 916.1 5.4%
Undeveloped 119.0 0.7%
Wetlands 3,960.0 23.1%
Total 17,120.5 100%
Agricultural Use includes farms and other parcels greater than five acres in size used primarily
for agricultural, pasture and rural purposes. A large percentage of the City is designated as
agricultural.
Chapter 5 - Land Use & Growth Page 5- 2
Adopted October 2, 2018 Page 5- 2
Residential Use is divided into four designations:
Rural Residential consists of larger tracts of land and homesteads, including hobby farms, on
parcels without City sewer and water service. The Rural Residential land use also
includes rural property which is currently vacant and is not planned for urban services.
Single Family Detached includes detached single-family residential properties which are
served with urban services.
Single Family Attached includes attached single-family residential properties such as twin
homes, duplexes, townhomes and rowhomes.
Multifamily includes residential properties such as apartment buildings and condominiums.
Mixed Use Residential Use identifies properties which include residential units upon the same
property as a commercial use. Most of these uses are buildings in the Uptown Hamel area which
include apartments above commercial or office space.
Industrial and Utility Use is primarily in the TH 55 corridor and includes light industrial,
warehouse, and manufacturing facilities. The use also includes utility uses throughout the
community such as electric substations, water treatment facilities and the like.
Office Use is primarily in the TH 55 corridor and includes a number of the City’s largest
employers.
Retail and Other Commercial Use is primarily in the TH 12 and Highway 55 corridors and in the
Uptown Hamel area.
Park, Recreational or Preserve Use includes parks and public recreational and protected open
space. Baker Park Reserve has a significant impact on planning due to its size and regional
attraction, as well as its effect on the City’s tax base and use.
Golf Course Use includes existing golf courses.
Institutional Use includes City, county, or state owned property, religious institutions, nursing
homes, cemeteries, and other similar uses.
Major Highway and Railway Uses identify land occupied by federal or state highways and
railroad improvements.
Undeveloped Use identifies areas that are currently vacant but have been subdivided in
anticipation of a new development. Much of this land may currently be on the market. Sites
which are actively in development are excluded from this use and designated as their approved
land use.
Wetlands, Lakes and Open Water Wetlands and lakes play an important role in the City because
together they affect 30.2% of the City land and significantly impact the City’s land use patterns.
Chapter 5 - Land Use & Growth Page 5- 3
Adopted October 2, 2018 Page 5- 3
NNaattuurraall FFeeaattuurreess aanndd AArreeaass
The City contains many ecologically significant natural resource areas that provide value to all
residents by providing natural beauty and wildlife habitat, improving water quality and adding
to land values. These natural areas are described in further detail in the Open Space Report but
merit discussion from a land use and development perspective.
The City has an extensive network of wetlands and lakes that significantly impact the developable
areas in the City. Woodland areas are located throughout the community, including a number of
remnants of the Big Woods along with many other significant stands. The community has made
conscious choices to preserve and protect the natural areas and to improve their quality. Because
35.4% of the land area in Medina is comprised of lakes and wetlands and many of these areas are
under private ownership, it is critical for the City to educate residents about the importance of
maintaining healthy wetlands, woodlands and lakes.
These natural features comprise the City’s green infrastructure system: the City’s natural support
system that promotes healthy sustainability of the community. As the City grows, the natural
areas will be a critical element of every decision-making process. The City undertook an
extensive natural resource and open space planning effort that will be the foundation for land use
decisions. The Open Space Report indicates the ecologically significant areas that require
protection and the areas that will be maintained as a part of the City’s conservation network.
SSoollaarr AAcccceessss PPrrootteeccttiioonn
Medina is committed to encouraging and promoting solar energy as a clean, alternative form of
energy production and reducing carbon-based emissions through the following policies and
strategies:
• Protect access to solar resources by permitting solar equipment to be attached to structures
for self-generation, subject to appropriate limitations related to community character.
• Protect access to solar resources by permitting ground mounted solar equipment for self-
generation within rural, agricultural, and business uses, subject to appropriate limitations
related to scale, mitigation of impacts on neighboring properties, and community
character.
The Metropolitan Council has estimated the City’s solar potential as follows:
Gross Potential
(Mwh/yr)
Rooftop Potential
(Mwh/yr)
Gross Generation
Potential (Mwh/yr)2
Rooftop Generation
Potential (Mwh/yr)2
40,619,888 532,719 4,061,988 53,271
Map 5-1 displays the City’s Solar Suitability Analysis Map.
Protecting solar access means protecting solar collectors (or the location of future collectors) from
shading by adjacent structures or vegetation. Existing structures and buildings in the City
generally do not present significant shading problems for solar energy systems. Most single-
family attached and detached homes are one or two stories and most multi-family, commercial,
and industrial buildings are two stories or less.
Chapter 5 - Land Use & Growth Page 5- 4
Adopted October 2, 2018 Page 5- 4
While these ordinance standards help protect solar access, it is not possible for every part of a
building or lot to obtain unobstructed solar access. Mature trees, topography, and the location
of structures can limit solar access. However, on most properties the rooftop of the principal
building would be free of shading by adjacent structures. Therefore, the majority of property
owners in the City could utilize solar energy systems, if they so desired, as a supplement or
alternative to conventional fuels.
HHiissttoorriicc PPrreesseerrvvaattiioonn
The City of Medina currently does not have any sites or structures listed on the National
Register of Historic Places. The City of Medina has a strong interest in preserving
representative portions of its history. The City previously worked with the West Hennepin
Pioneer Museum to restore the Wolsfeld Family cabin which was originally built in 1856. It is
thought to be one of the original homes in Medina. The City further commits to providing the
following general guidelines related to historical preservation:
• Partner with organizations that want to preserve historically significant areas, landmarks,
and buildings in Medina;
• Modify zoning regulations as necessary to help preserve areas that may be historically
significant.
FFuuttuurree GGeenneerraall LLaanndd UUssee PPoolliiccyy DDiirreeccttiioonn
As described in the Vision Statement, the City of Medina strives to promote and protect its open
spaces and natural environment. The City has historically been, and intends to continue to be,
primarily a rural community.
The City has planned for a limited amount of future development consistent with regional
forecast and consistent with Community Goals.
Future Land Use Plan Principles
The Future Land Use Plan guides the development of Medina through 2040, and will be used to
implement the City’s goals, strategies and policies. The Plan is guided by the Vision and
Community Goals as furthered by the following principles:
Development Patterns and Neighborhood Form
• Encourage open spaces, parks and trails in all neighborhood developments. Surveys
indicate that a high quality of life is found when residents have visual access to green
spaces.
• Create neighborhoods with a variety of housing types that are well connected with
roads, trails or sidewalks.
• Maintain the integrity of rural neighborhoods and promote development patterns
consistent with existing rural residential development.
• Recognize neighborhood characteristics and promote new development compatible in
scale, architectural quality and style with existing neighborhoods.
• Stage residential growth to minimize the amount of adjacent developments which
occur within the same time period.
Chapter 5 - Land Use & Growth Page 5- 5
Adopted October 2, 2018 Page 5- 5
• Guide density to areas with proximity to existing infrastructure and future
infrastructure availability.
• Concentrate higher density development near service oriented businesses to help
promote walkability.
• Consider planned development in surrounding communities when making land use
decisions in the City.
Road Patterns
• Recognize regional highway capacity and planned improvements, along with use
forecasts, as major factors in planning for growth and land use changes.
• Establish collector streets with good connections through the community’s growth
areas.
• Promote trails and sidewalk access near roads and thoroughfares to encourage multi-
modal transportation choices.
• Consider opportunities to improve north-south travel within the City.
Open Spaces and Natural Resources
• Preserve natural resources throughout the community and provide educational
opportunities to residents to help them understand the value of natural areas.
• Preserve open spaces and natural resources.
• Protect wooded areas and encourage improvement of existing resources and
reforestation. Evaluate existing woodland protections and supplement as necessary.
• Support the guidelines identified in the Open Space Report to preserve the City’s
natural systems.
Business Districts and Commercial Areas
• Focus service businesses and development near urban residential densities and along
primary transportation corridors.
• Provide connections between residents and commercial areas and promote businesses
within mixed-use areas.
• Work to create job opportunities in the community for Medina residents to reduce
traffic and commuting demands.
• Emphasize service and retail uses which serve the needs of the local community and
provide opportunities for the community to gather.
• Support business development with a corporate campus style which provides open
spaces and protects natural resources.
Chapter 5 - Land Use & Growth Page 5- 6
Adopted October 2, 2018 Page 5- 6
TThhee GGuuiiddee PPllaann
Medina's Future Land Use Plan, Map 5-3, maintains Medina’s rural character and protects the
City's natural resources while accommodating limited growth and development which is
consistent with the City’s Vision, Community Goals and Land Use Principles.
Table 5-2 below demonstrates the expected 2040 land uses in the community.
TABLE 5-2
FUTURE LAND USE PLAN
Future Land Use (2040) Gross
Acreage % Net
Acreage %
Rural Residential 8,402.2 49.1% 6,015.3 35.1%
Agriculture 222.7 1.3% 174.5 1.0%
Future Development Area 671.9 3.9% 547.9 3.2%
Low Density Residential 1172.5 6.8% 865.7 5.1%
Medium Density Residential 58.5 0.3% 46.2 0.3%
High Density Residential 29.6 0.2% 25.7 0.2%
Mixed Residential 137.1 0.8% 94.1 0.6%
Uptown Hamel 45.0 0.3% 41.2 0.2%
Commercial 254.2 1.5% 197.6 1.2%
Business 704.6 4.1% 471.9 2.8%
Rural Commercial 67.5 0.4% 47.6 0.3%
Institutional 270.2 1.6% 194.0 1.1%
Parks, Recreation, Open Space 2,771.5 16.2% 1,971.2 11.5%
Private Recreation 343.1 2.0% 297.5 1.7%
Closed Sanitary Landfill 192.2 1.1% 124.7 0.7%
Right-of-Way 673.1 3.9% 616.9 3.6%
Total Acres 16,015.9 11,732.0
Lakes and Open Water* 1,104.6 6.5% 1,104.6 6.5%
Wetlands and Floodplain 4,283.9 25.0%
Total City 17,120.5 17,120.5
* Lakes and Open Water amounts include areas adjacent to lakes which are not included in
Hennepin County parcel data and exclude un-meandered lakes.
The Growth and Development Map (Map 5-4) highlights areas within the City in which a change
of land use is contemplated by the Future Land Use plan. The map also highlights wetland areas
within Medina which significantly affect land planning, development, and infrastructure
decisions.
Chapter 5 - Land Use & Growth Page 5- 7
Adopted October 2, 2018 Page 5- 7
Future Land Use Designations
Rural Residential (RR) identifies areas for low-intensity uses, such as rural residential, hobby
farms, agricultural, horticulture, conservation of ecologically significant natural resources and
passive recreation. Density within the RR land use shall be no more than one lot per 10 acres
and the area is not planned to be served by urban services during the timeframe covered by this
Plan.
Agricultural (AG) identifies areas which are planned for long-term agricultural uses. Density
within the land use can be no more than one lot per 40 acres which will not be served by urban
services. Property within this land use is eligible to be part of the Metropolitan Agricultural
Preserves Program.
Future Development Area (FDA) identifies areas which could potentially be planned for future
urban development in the City that will be provided municipal sewer and water services. This
area will remain rural unless and until designated for urban services in a future Comprehensive
Plan update. The purpose of the FDA designation is to communicate the future planning
intentions to the community. This designation is tentative and depends greatly on future
infrastructure improvements, including to regional highway capacity.
Low Density Residential (LDR) identifies residential land uses developed between 2.0 units
per acre and 3.0.units per acre which are served, or are intended to be served, by urban
services. The primary use in this area is single- and two-family residential development.
Medium Density Residential (MDR) identifies residential land uses developed between 5.0
and 7.0 units per acre that are served, or are intended to be served, by urban services. The
primary uses in this designation will be a mix of housing such as single-family residential, twin
homes, town homes, row homes, and small multiple family buildings.
High Density Residential (HDR) identifies residential land uses developed between 12.0 and
15.0 units per acre that are served, or are intended to be served, by urban services. The primary
uses will include town homes, apartment buildings and condominiums which should
incorporate some open space or an active park.
Mixed Residential (MR) identifies residential land uses that may be developed with a variety
of housing styles at an overall average density between 3.5 and 4.0 units per net acre, within
which a minimum of the units equivalent to 1.0 unit per acre are required to be developed at
higher densities above 8.0 units per acre. Uses within the MR land use are served, or are
intended to be served, by urban services. The land use provides flexibility for the type of
housing to be developed, including detached single family, twin homes, townhomes and
multiple family buildings. The MR land use will allow for different types of housing to be
developed in coordination with each other or independently, provided the objectives related to
overall density and minimum number of higher density housing units can be achieved within a
defined area.
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.
Chapter 5 - Land Use & Growth Page 5- 8
Adopted October 2, 2018 Page 5- 8
Commercial (C) provides areas for highway oriented businesses and retail establishments
including commercial, office and retail uses. These uses are concentrated along the arterial
corridors and are served or will be served by urban services.
Business (B) provides opportunities for corporate campus uses including office, warehouse,
and light industrial. This designation identifies larger tracts of land that are suitable for office
and business park developments and are served or will be served by urban services.
Rural Commercial (RC) identifies commercial land uses which are not served by urban services,
but rather by individual wells and septic systems. The scale of development in this land use shall
be limited to protect water resources.
Institutional (INST) identifies existing public, semi-public, and non-profit uses such as
governmental, cemeteries, religious, educational and utilities.
Parks, Recreation, and Open Space (PROS) identifies publicly owned or permanently conserved
land which is used for park, recreational, or open space purposes.
Private Recreation (PREC) identifies areas that are currently used for outdoor recreational uses
which are held under private ownership but are not publicly maintained. Limited numbers of
residential uses may be included or have previously been developed within this land use
designation, accounting for no more than 10% of the land area. Density within the residential
portion of the use shall be between 2.0 and 3.0 units per net acre where urban services are
available and one unit per 10 acres where services are not available. The City does not
anticipate additional residential development within the land use.
Closed Sanitary Landfill (SL) identifies an existing closed sanitary landfill. The Woodlake
Landfill is owned by the Minnesota Pollution Control Agency (MPCA) as part of Minnesota’s
Closed Landfill Program. The MPCA has jurisdiction over land use regulations of the landfill
and has made available a description of the types, locations, and potential movement of
hazardous substances, pollutants and contaminants, or decomposition gases related to the
facility in its Closed Landfill Plan. The City hereby incorporates such information and the City
will provide such information as required by law.
Chapter 5 - Land Use & Growth Page 5- 9
Adopted October 2, 2018 Page 5- 9
AAvveerraaggee NNeett RReessiiddeennttiiaall DDeennssiittyy
The Metropolitan Council has designated the portion of the City within the Metropolitan Urban
Service Area as Emerging Suburban Edge. Residential development within the Emerging
Suburban Edge designation is required to be planned for new development and redevelopment at
average net density of at least 3-5 units per acre.
The average net density for planned residential development in Medina is 3.17 units per acre as
described in Table 5-3.
TABLE 5-3
NET RESIDENTIAL DENSITY
Future Land Use Planned
Net Acreage
Minimum
Density
Minimum
Number of
Units
Low Density Residential 186.4 2.0 372.8
Medium Density Residential 24.5 5.0 122.5
High Density Residential 16.1 12.0 193.2
Mixed Residential 94.1 3.5 329.4
Total Planned Residential 321.1 1,017.9
Average Net Residential Density 3.17
The Metropolitan Council requires communities to assume development at the minimum density
of each land use when projecting net residential density. In reality, development will occur
within the allowed range, higher than the minimum. This will result in density being higher than
calculated above.
Redevelopment is anticipated within the Uptown Hamel area and is likely to include additional
residential units. The intent of the Uptown Hamel land use is to permit flexibility in the amount
of residential and commercial development and is therefore not projected in Table 5-3. However,
residential development within Uptown Hamel is required to exceed 4 units per net acre, which
would further comply with Metropolitan Council minimum net density requirements.
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The Metropolitan Council requires that communities provide a measurement of forecasted
employment. Acceptable measures include floor area ratios, building footprint percentages or
impervious surface percentages. Medina anticipates that new development in the Commercial
and Business land uses will tend to result in 50-65% impervious surface coverage.
Chapter 5 - Land Use & Growth Page 5- 10
Adopted October 2, 2018 Page 5- 10
LLaanndd UUssee PPoolliicciieess bbyy AArreeaa
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.
RRuurraall DDeessiiggnnaattiioonnss
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
Chapter 5 - Land Use & Growth Page 5- 11
Adopted October 2, 2018 Page 5- 11
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.
Chapter 5 - Land Use & Growth Page 5- 12
Adopted October 2, 2018 Page 5- 12
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 (reference 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.
Chapter 5 - Land Use & Growth Page 5- 13
Adopted October 2, 2018 Page 5- 13
UUrrbbaann SSeerrvviiccee DDeessiiggnnaattiioonnss
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
Chapter 5 - Land Use & Growth Page 5- 14
Adopted October 2, 2018 Page 5- 14
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.
Chapter 5 - Land Use & Growth Page 5- 15
Adopted October 2, 2018 Page 5- 15
UUppttoowwnn HHaammeell
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
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.
Chapter 5 - Land Use & Growth Page 5- 16
Adopted October 2, 2018 Page 5- 16
Commercial Uses
The following objectives refer to commercial land uses which will provide a variety of retail
products and services mixed with smaller offices.
Objectives:
1. Require preservation of natural slopes, wetlands, woodlands, and other significant natural
characteristics of the property.
2. Provide convenient and attractive shopping and services to meet the needs of City
residents.
3. Encourage businesses that benefit the local community by providing employment
opportunities offering convenience goods and services, utilizing high quality design, and
having limited impact on public services.
4. Require commercial activities that serve the broader metropolitan market to have access
to a regional highway or frontage road.
5. Regulate the impact of commercial development along the border between commercially
and residentially guided areas to ensure that commercial property has a minimal impact
on residential areas.
6. Regulate construction to ensure high quality, energy and resource efficient buildings and
to promote such Green Building standards as LEED Certifications or the State of
Minnesota Sustainable Building Guidelines: Buildings, Benchmarks and Beyond (B-3)
standards.
7. Encourage construction that enhances the visual appeal of TH 55 corridor and the rural
vistas and open spaces of the City.
8. Establish standards for the commercial area north of TH 55 at Tamarack Drive which
results in a high quality, walkable and appropriately scaled development which
complements nearby residential neighborhoods, emphasizes goods and services for local
residents over highway users and provides gathering opportunities for the community.
9. Require frontage roads that do not directly access arterial roadways and limit access to
arterial and collector roadways.
10. Limit the scale of commercial development where urban services are not available to
protect water resources and to integrate such uses with surrounding rural lands.
11. Use the site plan review process to ensure that commercial and industrial uses are
compatible with neighboring future and existing uses, and with the adjoining public
streets and highways. PUD’s may be used to help accomplish this policy.
12. Emphasize pedestrian safety.
13. Require utilities to be placed underground wherever possible for reasons of aesthetic
enhancement and safety.
14. Regulate noise, illumination, and odors as needed to maintain public health and safety.
Chapter 5 - Land Use & Growth Page 5- 17
Adopted October 2, 2018 Page 5- 17
Business Uses
The following objectives refer to business land uses that are connected to or planned for urban
services. Businesses in this use generally include office complexes, business park development,
warehouse and light industrial opportunities.
Objectives:
1. Require preservation of natural slopes, wetlands, woodlands, and other significant natural
characteristics of the property.
2. Encourage businesses that benefit the local community by providing employment
opportunities utilizing high quality design, and having limited impact on public services.
3. Consider permitting uses such as nursing homes and assisted living facilities where
suitable, subject to appropriate requirements related to density, ensuring compatibility
between uses, and preventing the use from being predominantly independent-living
residential in nature. These uses are expected to occupy a very small proportion of
Business land. Residential density is estimated to be between 5-20 units per net acre, but
flexibility will be considered based upon the mix of nursing home, assisted living,
memory care, independent living units, and other uses proposed within a development.
4. Regulate the impact of development along the border between business and residentially
guided areas to ensure that business uses have a minimal impact on residential areas.
5. Regulate construction to ensure high quality, energy and resource efficient buildings and
to promote such Green Building standards as LEED Certifications or the State of
Minnesota Sustainable Building Guidelines: Buildings, Benchmarks and Beyond (B-3)
standards.
6. Encourage construction that enhances the visual appeal of TH 55 corridor and the rural
vistas and open spaces of the City.
7. Create or update standards that promote a more rural appearance, or create campus style
developments that protect ecologically significant areas and natural features.
8. Require frontage roads that do not directly access arterial roadways and limit access
points to collector and arterial roadways.
9. Use the site plan review process to ensure that commercial and industrial uses are
compatible with neighboring future and existing uses, and with the adjoining public
streets and highways. PUD’s may be used to help accomplish this policy.
10. Emphasize pedestrian safety.
11. Require utilities to be placed underground wherever possible for reasons of aesthetic
enhancement and safety.
12. Regulate noise, illumination, and odors as needed to maintain public health and safety.
Chapter 5 - Land Use & Growth Page 5- 18
Adopted October 2, 2018 Page 5- 18
Staging Plan
The staging plan is tied to infrastructure plans, including water, wastewater and transportation,
to ensure that growth and development are commensurate with services necessary to support
new residents and businesses in an efficient and cost-effective manner.
The staging plan, Map 5-5, utilizes flexible staging boundaries to direct where and when
development should proceed within the City and is built on the following principles:
• Growth should encompass a balance of land uses to provide residential and business
areas for development throughout the planning period. The staging plan also is
intended to reduce concentration of development within a location during a particular
timeframe.
• The staging plan identifies staged increments of 5-year periods and provides some
flexibility between adjacent staging periods. Development shall be limited to a
maximum of two years prior to the existing staging period, and will be tied to an
incentive based points system. Such flexibility will not be permitted for new high-
density residential development to finalize prior to 2021 as deemed necessary by the
Metropolitan Council to ensure sufficient land is available at higher densities from 2021-
2030.
Table 5-5 describes the net acreage of the various land uses by Staging Period.
The following table describes the corresponding number of residential units which could be
developed upon property within each Staging Period. The numbers below do not include
several lots that have been approved for development, but are not yet constructed, which is
why the capacity noted below differs slightly from the forecasts noted in Chapter 3. Although
most of the property staged for development is available in earlier timeframes, the City
anticipates that actual growth will be more linear as described in the forecasts in Chapter 3.
TABLE 5-4
STAGING PLAN – RESIDENTIAL DEVELOPMENT CAPACITY
Time Period Total Residential
Units
High Density
Residential Units
2018-2021 345 32
2021-2025 161 161
2025-2030 464 94
2030-2035 0
2035-2040 47
Total 1,017 287
Chapter 5 - Land Use & Growth Page 5- 19
Adopted October 2, 2018 Page 5- 19
TABLE 5-5
STAGING PLAN – NET ACRES
Future Land Use Existing
2017
Change
2018-2021
2021
Change
2021-2025 2025 Change
2025-2030 2030 Change
2030-2035 2035 Change
2035-2040 2040
Rural Residential 6,015.3 0.0 6,015.3 0.0 6,015.3 0.0 6,015.3 0.0 6,015.3 0.0 6,015.3
Agriculture 174.5 0.0 174.5 0.0 174.5 0.0 174.5 0.0 174.5 0.0 174.5
Future Develop. Area 547.9 0.0 547.9 0.0 547.9 0.0 547.9 0.0 547.9 0.0 547.9
Future Staged Growth* 666.1 -467.7 198.4 -13.4 185.0 -161.5 23.5 0.0 23.5 -23.5 0.0
Low Density Resid. 679.3 95.5 774.8 0.0 774.8 67.4 842.2 0.0 842.2 23.5 865.7
Medium Density Res. 21.5 24.7 46.2 0.0 46.2 0.0 46.2 0.0 46.2 0.0 46.2
High Density Resid. 9.6 2.7 12.3 13.4 25.7 0.0 25.7 0.0 25.7 0.0 25.7
Mixed Residential 0.0 0.0 0.0 0.0 0.0 94.1 94.1 0.0 94.1 0.0 94.1
Uptown Hamel 33.2 8.0 41.2 0.0 41.2 0.0 41.2 0.0 41.2 0.0 41.2
Commercial 135.9 61.7 197.6 0.0 197.6 0.0 197.6 0.0 197.6 0.0 197.6
Business 196.8 275.1 471.9 0.0 471.9 0.0 471.9 0.0 471.9 0.0 471.9
Rural Commercial 47.6 0.0 47.6 0.0 47.6 0.0 47.6 0.0 47.6 0.0 47.6
Institutional 194.0 0.0 194.0 0.0 194.0 0.0 194.0 0.0 194.0 0.0 194.0
Parks, Rec, Open Space 1,971.2 0.0 1,971.2 0.0 1,971.2 0.0 1,971.2 0.0 1,971.2 0.0 1,971.2
Private Recreation 297.5 0.0 297.5 0.0 297.5 0.0 297.5 0.0 297.5 0.0 297.5
Closed Sanitary
Landfill 124.7 0.0 124.7 0.0 124.7 0.0 124.7 0.0 124.7 0.0 124.7
Right-of-Way 616.9 0.0 616.9 0.0 616.9 0.0 616.9 0.0 616.9 0.0 616.9
• Future Staged Growth represents the acreage which is included in a future Staging Period.
Chapter 5 - Land Use & Growth Page 5- 20
Adopted October 2, 2018 Page 5- 20
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Legend
Future Land Use
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Medium Density Residential
High Density Residential
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Map Date: October 2, 2018
The Staging and Growth Plan allows potential flexibility for urban services up to two years prior tothe indicated staging period. Such flexiblity will be considered through a evaluation system based onthe extent to which a proposal exceeds general City standards.
The Future Development Area identifies areas whichmay potentially be planned for urban services in thefuture beyond the term of this plan (post-2040).
The Long-term Sewer Service Area is a long-termplanning designation of the Metropolitan Council. Itidentifies areas which may be considered for potentialsanitary sewer service in the future beyond the termof this Plan.
Legend
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Developed
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1
Dusty Finke
From:Tony Havranek <THavranek@wsbeng.com>
Sent:Friday, October 06, 2017 12:34 PM
To:Dusty Finke
Cc:Steve Scherer
Subject:RE: Medina - Mark Smith/Cavanaugh site visit
Dusty,
Here are my notes from today’s site visit:
I would classify the forested portion of the eastern side of the parcel as quality woodland, as opposed to low quality,
with some pockets of high quality.
The northeastern portion of the woodland, north of the ditch, is correctly classified by the Hennepin County Nat Res
layer as a mesic oak woodland. Both white oak and red oak occur in this portion of the forest. All oak would be
classified as large to very large trees (DBH > 21”). The oak component would be classified as even age, meaning that
these are all mature trees. No oak regeneration was observed (sapling/seedling size class). The number of individual
trees is small compared to other species (ash), but the size of the trees causes them to be the dominant species in terms
of canopy coverage and basal area.
It should be noted that there were a small number of very large sugar maple as well.
The understory in this location was dominated by buckthorn, with some ironwood. Without management, this area
would more than likely transition to buckthorn/elm/basswood/ash due to oak mortality due to wind events, disease,
and old age;.
The area between the knoll and south of the ditch, maintains an oak component similar to the one described above, but
ash becomes more prevalent (pole to medium tree size 5‐10” DBH). The buckthorn is much smaller here (seedlings) and
is not as dense.
The knoll consists of a uneven‐age sugar maple stand with some large ‐very large white oak. This portion of the forest
would more than likely be sustainable for the long term since the seedling/sapling/pole size class will succeed the
mature trees as they die. Very little to no buckthorn is found here. This area is typed as a basswood/sugar maple by the
Hennepin County Nat Res inventory. The basswood component is present, but somewhat minor when compared to the
sugar maple component.
The southern portion of the forest is similar to what was observed in the northeast portion described in the first
paragraph.
While the tree inventory shows that ash is dominant as a percentage of individual trees, it should be noted that from a
canopy/basal area perspective, white oak, sugar ample, and red oak are the domiant tree species throughout the
woodland.
Let me know if you need something else,
Tony Havranek
Sr. Environmental Scientist
P (651) 286-8473 | M (612) 246-9346
2
WSB & Associates, Inc. | 178 East 9th Street, Suite 200 | St. Paul, MN 55101
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From: Dusty Finke [mailto:dusty.finke@medinamn.gov]
Sent: Friday, October 6, 2017 8:14 AM
To: Tony Havranek <THavranek@wsbeng.com>
Cc: Steve Scherer <steve.scherer@medinamn.gov>
Subject: RE: Medina ‐ Mark Smith/Cavanaugh site visit
Tony,
I will meet you over there. Steve Scherer from Public Works may come also.
Thanks,
Dusty
From: Tony Havranek [mailto:THavranek@wsbeng.com]
Sent: Friday, October 06, 2017 6:36 AM
To: Dusty Finke
Cc: Jim Stremel
Subject: RE: Medina - Last minute site visit?
Dusty,
I reviewed the docs that you sent over. My main focus was the inventory data. Looks like there is some good diversity
out there, with some large seed trees. As stated in the S & S report, while the dominant species is green/white ash,
these trees still provide value.
I took a look at the Hennepin county nat resources data. There are two ecologically significant areas present on the
parcel. A small section of maple‐basswood forest on the north side, and an oak forest‐mesic subtype. I will pay
particular attention to these areas.
Is anyone meeting me there, or were planning on just having me, walk the area by myself and report back to you?
Any issues with accessing the property without notice to the landowner?
Thanks,
Tony Havranek
Sr. Environmental Scientist
P (651) 286-8473 | M (612) 246-9346
WSB & Associates, Inc. | 178 East 9th Street, Suite 200 | St. Paul, MN 55101
K:\014630-000\Admin\Docs\2019-09-19 Submittal\_2019-09-27 Mark of Excellence Concept PUD - WSB Comments.docx 701 XENIA AVENUE S | SUITE 300 | MINNEAPOLIS, MN | 55416 | 763.541.4800 | WSBENG.COM September 27, 2019
Mr. Dusty Finke
Planner
City of Medina
2052 County Road 24
Medina, MN 55340-9790
Re: Mark of Excellence PUD Concept Plan – Engineering Review
City Project No. LR-19-255
WSB Project No. 014630-000
Dear Mr. Finke:
We have reviewed Mark of Excellence Concept PUD plan submittal dated September 18, 2019.
The plans propose to construct 41 single family units and 32 row townhome units on the 22.5
acre “Cavanaugh Parcel” and 76 twin homes on the 27.2 acre “Roy Parcel”.
The documents were reviewed for general conformance with the City of Medina’s general
engineering standards and Stormwater Design Manual. We have the following comments with
regards to engineering and stormwater management matters.
Site Plan & Streets
1. Add typical street section(s) to plans that meet the City’s standard. Typical sections were
added, but it is not clear which streets each section is intended for. Add the street names
to the typical section(s).
2. Provide a turning movement exhibit to show that a fire truck can access all building
structures and required turn around space (cul-de-sac, hammerhead, etc.) as required by
the Fire Marshall.
3. City design standards require horizontal and vertical curve lengths to meet a 30 MPH
design speed for local/private streets, at minimum. The geometrics of the new Chippewa
Road extension (classified as a collector roadway) should be based on a 40 MPH design
speed.
4. An 8’ wide trail will be required along the new Chippewa Road extension. The preferred
location is on the north side.
5. The City may require that a trail corridor is established through the property to connect to
future developments to the north. Consider a trail connection to the upland area to the
northeast of the proposed lots.
6. The developer is proposing private roadways through the development. If the City
requires public streets, wider right-of-way will be required.
7. Show the Wealshire access on the plans. The access shown to Mohawk Drive will need
to align with that of the Wealshire site on the west side. Complete.
8. Add parking at the location of the proposed playground. Complete.
9. With final construction plans, include the applicable City standard detail plates.
City of Medina – Mark of Excellence Concept PUD – Engineering Review
September 27, 2019
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Water/Sewer Utilities
10. The utilities proposed for the development (residential) are generally consistent with what
would be needed for the existing land use (business). Based on the narrative, the
developer is proposing to construct the watermain looping connection between Mohawk
Drive and Arrowhead Drive.
11. Any public sanitary sewer and watermain shall be encompassed by drainage and utility
easements where located outside of public road right of way. Drainage and utility
easements will need to allow for a 1:1 trench from the invert of the utility with a minimum
of 20’ centered on the utility.
12. Watermain looping connections will be needed to minimize long dead-end watermain
sections. The City will require a 12-inch watermain loop between Mohawk Road and
Arrowhead Drive. Consideration of further watermain looping needs and stubs for future
connections will be required and reviewed with future submittals.
13. Verify that adequate water pressure will be available for those lots served by City water.
14. The watermain alignment and connection along the proposed Chippewa Road alignment
will be reviewed by the City in further detail with future submittals. The City’s preference
for watermain materials is PVC C900. Hydrant locations shall be approved of by the Fire
Marshal; typically, a maximum of 250’ radius is required to serve the immediate
residential areas.
15. The City’s preference is to utilize the existing utility crossings on Mohawk Road to
minimize the need to disturb the street. This may require removing the existing service
stubs from the casings and extending larger mains to the existing north/south trunk line
on Mohawk. Show proposed watermain valve locations.
16. City design standards require 10.5’ sanitary sewer manhole builds; at no point shall build
depths be less than 8’. With final construction plans, show sanitary sewer service lines
and invert elevations on plans; the City requires a minimum depth of 4’ from low floor
elevations.
17. Recommended Standards for Wastewater Facilities (Ten States Standards) guidance
does not allow oversizing of mains to achieved full-flow velocities at flatter grades.
Confirm capacity and need for larger main, if shown.
18. Describe and label all connections to existing utilities.
Traffic & Access
19. The City is currently working on a Visioning Study for the Chippewa Road and Arrowhead
Road corridors adjacent to the site. It is anticipated that the developer will coordinate with
the City on the location for the future extension of Chippewa Road, intersection
improvements on Chippewa Road at Arrowhead Drive and Mohawk Drive, and right-of-
way needs.
20. Based on the narrative provided with the submittal, the applicant is proposing to construct
the Chippewa Road extension between Mohawk Drive and Arrowhead Drive with the
proposed development.
21. A “draft” traffic analysis dated 2/24/19 was provided by the applicant that included a
traffic analysis of a previous proposed development plan that included and office park.
The analysis needs to be updated and to include the following:
City of Medina – Mark of Excellence Concept PUD – Engineering Review
September 27, 2019
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o Traffic generation comparison from the previous development plan (with office
park) and the current site plan (all residential). The previous site development
estimated a traffic generation of 2258 daily trips, 227 AM peak hour trips and 253
PM peak hour trips. The current proposed development would have an estimated
traffic generation of 1347 daily trips, 103 AM peak hour trips and 135 PM peak
hour trips.
o Provide an analysis of the impact that the site traffic will have with the operation
at the three proposed site driveways on Mohawk Road and the two site
driveways on Chippewa Road, including the impact on adjacent intersections and
need for turn lanes.
o Safety (sight line) analysis at the site driveways on Chippewa Road and Mohawk
Drive.
o Additional comments may follow upon receipt of future plans and final traffic
study as a result of the City’s Visioning Study.
Stormwater
22. The developer will need to submit a Stormwater Management Plan and modeling
consistent with Medina’s Stormwater Design Manual. The City requires two feet of
freeboard from structure low openings to 100-year high water levels and EOF’s. Provide
maintenance access to all ponding facilities.
23. The development will need to meet the City’s volume control requirement. The provided
narrative indicates stormwater ponds will be constructed for water reuse. A water reuse
design submittal must at a minimum include the following:
o An analysis using the Ramsey-Washington Metro Watershed District Stormwater
Reuse Calculator.
o Documentation demonstrating adequacy of soils, storage system, and delivery
system.
o Operations and maintenance plan.
24. The development will need to meet the appropriate watershed standards and submit for
the required permits.
25. Drainage from properties to the west of Mohawk Drive are conveyed through the
southeasterly portion of the Weston Woods property via the existing creek into the
wetland(s). The stormwater modeling and storm sewer design will need to accommodate
this flow and conveyance.
Grading and Erosion Control
26. Provide EOFs for all low points inside and outside the roadway.
27. Provide spot elevations at the high points between the lots.
28. Maintain all surface grades within the minimum 2% and maximum 33% slopes.
29. With final construction plans, the City will require draintile or other connections for sump
pump discharges. A separate foundation pipe system in addition to the sump discharge
system should be considered.
City of Medina – Mark of Excellence Concept PUD – Engineering Review
September 27, 2019
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Wetlands
30. The concept plan shows wetland impact in several locations. Wetland replacement plan
approval is required prior to any wetland impact.
o Wetland impacts shown on sheets C-5.0 and C-5.1 are not complete. Show all
wetland impact locations or note if the impacts will be associated with a design
done by others.
31. Multiple wetland boundaries have been approved at this project location. The applicant
should verify that the most recent wetland boundaries are being used for project design.
32. Upland buffers and buffer setbacks will be required for the project. The wetland east of
the project is partially mapped as a DNR Site of Biodiversity Significance, and the
wetlands in the project are classified as a Preserve by the city’s Wetland Functional
Classification mapping. The plans will need to show the upland buffers widths, structure
setbacks, and where the buffer markers will be placed.
33. Interior roadways are shown to cross wetlands in multiple locations. In order to maintain
hydrology between the wetland basins, plans should include culverts under these
roadways. If culverts are not proposed, any secondary impacts to wetlands because of
reduced hydrology will require replacement at a minimum 2:1 ratio.
The City, or agents of the City, are not responsible for errors and omissions on the submitted
plans. The owner, developer, and engineer of record are fully responsible for changes or
modifications required during construction to meet the City’s standards.
We would be happy to discuss this review in more detail. Please contact me at 763-287-8532 if
you have any questions or if you would like to set up a time to meet.
Sincerely,
WSB
Jim Stremel, P.E.
City Engineer
Medina Planning Commission Excerpt from 12/12/2017 Meeting Minutes
1
Public Hearing – Mark of Excellence Homes – 1952 Chippewa Road and NE Corner of
Hwy 55 and Mohawk Drive – PUD Concept Plans for 78 Lot Twinhome Subdivision on
79.82 Acres and 60 Lot Subdivision (36 single-family and 24 townhomes) on 52 Acres
Finke presented the staff report for the PUD Concept Plan from Mark of Excellence Homes. He stated
that the previous Comprehensive Plan amendment included in the previous request has been removed and
therefore this is just a concept plan review and no change in guiding for the southern parcel. He reviewed
the staff report including details on the zoning, proposed uses, and development. He stated that the
request includes a PUD and described the criteria that must be considered when reviewing that type of
request. He compared the proposed development and density to what would be allowed with the
underlying zoning. He noted that the City is currently operating under the existing Comprehensive Plan,
while the draft Comprehensive Plan is expected to be adopted in the spring of 2018. He provided details
on tree preservation, wetland, transportation and access, proposed road and water main extensions, and
school district boundaries.
Reid asked for clarity on the timing and whether the preliminary plat request would have to come in
before the draft Comprehensive Plan is adopted.
Finke stated that the request would have to be reviewed under whichever version of the Comprehensive
Plan is active when the request is received.
DesLauriers asked if the Roy parcel would be fully compliant with the current Comprehensive Plan if
submitted on its own.
Finke replied that both requests would be fully compliant with the existing Comprehensive Plan, but
explained that both requests would require a PUD as the zoning. He stated that the applicant’s position is
that the Roy parcel would not be compliant with the Comprehensive Plan, as it would not be possible to
come in with two units per acre. He noted that a few adjustments would be needed to the southern
property, but noted that it is relatively compliant with the mixed-use zoning district regulations.
Mark Smith, Mark of Excellence Homes, stated that they have made changes since the last time these
requests came before the Commission and City Council. He stated that they have concentrated on fewer
homes and more open space and preservation of natural resources. He identified homes that have been
removed from the plan that borders the rural residential area, noting that landscaping and shrubbery were
added to provide a larger buffer. He noted that an additional buffer is provided adjacent to the
Bridgewater development. He stated that they have reduced 25 percent of the bituminous surface to keep
as much of the area green as possible, which would not be received in a typical development. He
highlighted a creek that runs through the parcel and noted that there would be a walking bridge that
crosses the creek to the park area. He noted that trails would run through and connect the developments
to the park area. He stated that the density would conform as close as possible with the density
requirements of the current Comprehensive Plan. He highlighted some of the features that would be
included in the homes, noting that they have 30 years of experience. He stated that they have put a lot of
time and thought into the development and there is pressure on the landowners to get this done before the
Comprehensive Plan changes. He stated that waiting could end up costing the City more, as they may not
get the same green space and benefits proposed in this plan. He noted that there is development all
around this site and this is in essence a doughnut hole left for development. He believed that they are
offering something great for the City and community
Reid asked the price ranges for the products.
Medina Planning Commission Excerpt from 12/12/2017 Meeting Minutes
2
Smith replied that the townhomes would range in $550,000 to $700,000 per unit, while the single-family
homes would range from $600,000 to $750,000, and the row houses would range from $300,000 to
$350,000. He stated that there would still be commercial space available.
Albers noted that it was mentioned that 300 trees would be saved, and asked for a comparison to the total
amount of trees on the sites.
Smith replied that there are about 500 trees in total on the sites included on the last tree inventory. He
estimated that about 150 trees would be lost, and the remainder would be saved.
Albers asked the vision from the park perspective, whether it would remain natural or whether the brush
would be cleared.
Smith stated that he shows a trail through the area and would intend to leave the area natural, but stated
that he would be open to suggestions from the Park Commission. He stated that he would attempt to
integrate the playground equipment into an area without a concentration of trees.
Albers referenced the area proposed for future mixed use and asked how that size was determined.
Smith replied that the area would most likely be 5.5 acres, noting that they attempted to leave enough
space for retail type buildings to fit into the space, while still leaving enough room for the park and
required density.
Albers asked for clarification on the commercial buildings and how they would be orientated to Mohawk
Drive.
Smith provided additional details on the proposed orientation of the future commercial buildings.
Albers asked the size of the treed area on the commercial space. He asked if there is an opportunity to
save trees in that area as well.
Smith stated that he would want direction on that topic.
Albers stated that he would prefer to have as many of the mature trees preserved in that tree line as
possible. He noted that could be tough financially.
Smith stated that the commercial part will be a harder sell because of the challenges of the site and he
would be willing to save more of those trees if desired.
Murrin referenced the comment regarding keeping the park area natural and asked if the playground
would be constructed initially or whether that would be delayed to keep the area natural.
Smith replied that he would look for input from the Park Commission.
Murrin asked if the intent is to construct the homes first and then delay commercial development.
Smith stated that his plan is to construct the homes first. He noted that if there is interest with the
commercial, he would move forward with that, but noted that there will be challenges for the more inward
commercial sites.
Medina Planning Commission Excerpt from 12/12/2017 Meeting Minutes
3
Murrin stated that her concern would be that if there was not interest, then the site would not truly be
mixed-use and would not accomplish the goal of the Comprehensive Plan. She asked if the building
would be constructed in hopes that someone wants to lease or whether the site would be built upon
demand.
Smith replied that he would be comfortable building the first building, but explained that you do not build
without knowing the demand. He stated that it would benefit everyone to have something in that location
and therefore he believes there would be interest. He noted that although office space has been a slow
market, there is increasing demand and that could also be a good fit for a portion of the site.
Murrin stated that the plan would include the watermain and road extension and asked if that would be
funded by the applicant or whether that would be a cost-share.
Smith stated that he would be paying for the watermain and road extension, but would ask the City to
assist with mitigation if that is needed. He stated that he has some land that could be used for mitigation,
but did not believe he would have enough.
Murrin asked if Smith has looked into the cost of constructing the road.
Smith stated that he will provide financial assurance that would provide for the road to be built. He stated
that if the costs exceeded his estimate, he would be responsible for that. Smith provided information on
the bidding and research that would be done prior to moving forward.
Albers asked if there is an estimate of how much wetland mitigation would be necessary.
Smith stated that he estimated about 150,000 square feet in area and the question would be the rate of
wetland mitigation that could range from 4.5 to 9 acres.
Finke stated that generally there is a two to one replacement, but estimated about $750,000 or $800,000 in
wetland credits, noting that on-site wetland mitigation is being looked at as well. He also noted that
floodplain impacts would need to be replaced onsite.
Murrin asked for additional input on mitigation credits and how that would impact the City.
Nester explained that when a wetland is filled, that must be replaced.
Murrin asked why the City would pay for that.
Finke stated that ultimately this would be a City road and therefore if benefit cannot be proven, that cost
cannot be assessed.
Smith estimated that the cost of construction for the road would be between $1,200,000 and $1,800,000
and the wetland credits would be in addition to the road construction. He stated that the hump in the road,
as proposed, would help to avoid the more pristine parts of the wetland.
DesLauriers asked if there is a rough estimate for the construction of the watermain.
Smith replied that the estimate is about $350,000 to construct the watermain.
Murrin stated that it seems quite costly just to build the road and watermain and asked why the applicant
is dedicated to this site.
Medina Planning Commission Excerpt from 12/12/2017 Meeting Minutes
4
Smith stated that both sites are very interesting with great topography with great views for the homes. He
stated that because the properties are changing for staging, both the sellers are very motivated to get this
project moving, which helps to create a better project for the community and neighboring property
owners. He stated that this would be a benefit to the City and the neighbors. He stated that eventually
this property will develop, and this will provide a benefit for the community.
Albers opened the public hearing at 8:01 p.m.
Kate Nohre, 4412 Bluebell Trail South, stated that the developer has stated that this proposal would meet
the goals and desires of the community, but she does not believe that to be true. She believes this to go
against the slow growth desire of the community. She stated that the City and tax payers have spent a lot
of time and effort developing the draft Comprehensive Plan and therefore she would ask the Commission
to implement a moratorium to at the least do additional study on traffic and the environment. She felt that
the project is trying to slip in before the draft Comprehensive Plan is adopted. She asked if this project
were to be approved, how that would impact the other future development planned for the City.
Fernando Vivanco, 4508 Bluebell Trail South, stated that one of the key words he noted was complexity.
He stated that the more questions that were asked, the more questions that seemed to be prompted. He
stated that this seems to be the packaging of two properties for development, but then the properties
would be decoupled for building. He stated that it seems that the developer will pay for these items, but
then would ask for the City to pay for items such as mitigation. He asked what the $400,000 mitigation
costs would look like compared to the annual investment in infrastructure that the City makes. He stated
that if that is a large cost, perhaps that is not where the City wants to put its infrastructure investment for
the year. He asked if the developer were to go bankrupt, would the road still be built, or would that
responsibility then go away. He stated that his main concern is the extension of Chippewa regarding
traffic and the environmental impact. He stated that a lot of time has been spent on the draft
Comprehensive Plan, which has been accelerated to slow down the rate of growth. He asked the role the
DNR would have in approving the road through the wetland and whether that would happen first or
whether one would be contingent upon the other.
Albers closed the public hearing at 8:07 p.m.
DesLauriers stated that it is clear the applicant took the input from the Planning Commission and City
Council and incorporated those changes. He stated that the willingness to pay for the road and watermain
are great benefits. He stated that while he does not feel that the applicant has met all nine criteria for a
PUD, he does feel that about six are met. He stated that the property is currently zoned for development,
but acknowledged that the Steering Committee has delayed that development under the draft
Comprehensive Plan.
Murrin stated that she does like the plan, but questions if this is the right timing and place, based on the
draft Comprehensive Plan. She understands the plan for why the applicant likes this land, but noted that
the Comprehensive Plan attempts to slow growth and change the guiding of the southern site to business.
She stated that if the plan does move forward, there should be a condition that an office building be put on
the commercial site right away to keep in line with the desire for business on that parcel. She questioned
whether the City wants, or needs the road extension, although she understands the argument for the road
extension. She noted that there was a comment on whether or not Arrowhead can handle additional
traffic and therefore believed that a study should be done to ensure that roadway can handle the traffic.
She stated that even though the City would not be paying for Chippewa Road, the City may have to pay
funds for the mitigation and improvements to Arrowhead. She questioned the value the City would get in
the Chippewa Road extension and whether that is a value the City needs. She referenced engineering
Medina Planning Commission Excerpt from 12/12/2017 Meeting Minutes
5
comments regarding the desire to preserve additional trees and possibly to provide a second entrance.
She believed that additional discussion should occur on density if the project moves forward.
Reid stated that she likes the proposal and was surprised. She stated that the applicant did listen to the
comments that were made and incorporated those changes. She stated that these are tricky properties and
believed the City would have difficulty with the road in future development options. She stated that there
is a need for the Chippewa Road extension as it has come up multiple times. She stated that this would
also provide a variety of housing products, which is needed in Medina. She noted that it was explained
that it would be hard to have the entire southern parcel as business because of the site challenges and
believed that the mixed-use element would provide a good solution. She stated that this would solve a
number of problems and the developer is willing to work with the City to reach the desired goals and
maximize a tricky site. She stated that when the preliminary plat comes back she would like information
on the materials to ensure there is variety in the color of the townhomes. She stated that she has a
favorable impression of this proposal.
Nester stated that the timing seems rushed, noting that the intent of the draft Comprehensive Plan is to
delay growth. She referenced the minimum lot size of the R-1 zoning district and stated that it seems that
this would lower standards for the northern property, which goes against revision of the Comprehensive
Plan. She stated that this would add additional homes that would go to the Wayzata School District,
which is already full. She stated that while she appreciates the desire to develop the property, this would
be contrary to the draft Comprehensive Plan.
Albers stated that a lot of the comments that have been made touch on the transition the City is in between
the existing Comprehensive Plan and draft plan. He stated that within that transition the City had the
opportunity to reduce the growth plan and the Steering Committee took the time to target properties that
they want to target for residential and business development. He stated that they wanted to slow the
development of residential along Highway 55 and that is why the southern property was guided for
business. He stated that because they were able to reduce the number of properties for development, there
were winners and losers in terms of staging. He asked if the Commission should consider a moratorium
until the draft Comprehensive Plan is adopted.
Nester asked for information on the negatives of a moratorium.
Finke replied that the primary negative impact, from the perspective of staff, would be the timing of a
moratorium. He noted that the maximum amount of time a moratorium can be enacted is one year. He
stated that staff always suggests delaying that to the extent possible and provided additional details on the
process for reviewing the draft plan and updating the controls. He stated that the positives of a
moratorium would be that no one could question, it would be clear that the City is not going to take action
until the new plan is in place and it would stop applications in the interim to allow the internal controls to
be updated.
Murrin asked if the moratorium would be effective on all applications.
Finke stated that staff would need to determine the application of the moratorium. He stated that there
would be huge implications on the type of development that the moratorium would apply to, as it could
stop all new development. He noted that the moratorium could be narrowed to new construction that
would have a change in land use. He noted that the moratorium would generally be recommended for the
one-year period and then could be revoked at any time during the one-year period.
Murrin asked if there were comments from the property owners of these two parcels when the draft
Comprehensive Plan was being developed.
Medina Planning Commission Excerpt from 12/12/2017 Meeting Minutes
6
Finke stated that both property owners provided substantial input during the process.
Murrin asked, and received confirmation, that both property owners expressed opposition to the changes,
but were not listened to.
Albers explained that the Steering Committee had to look at the City as a whole to make the decisions and
not everyone was going to be happy with those decisions. He stated that the Committee was thoughtful
concerning how development should occur, how resources would be protected, and infrastructure that
would be needed. He stated that the tricky thing is that the guiding is changed on the southern parcel
between the existing and draft plans and therefore, in his mind, would support enacting a moratorium. He
stated that they were not intending for these areas to develop so soon under the draft plan and therefore
questioned why the City would allow for that development at this time. He stated that he understands
why the property owners would want to develop the land now, but believes that the City as a whole needs
to be considered.
Murrin stated that when the new Comprehensive Plan goes into place, the Commission could review the
plan. She asked if the developer could present the request in 2018.
Reid stated that the property is not guided for development until 2025 under the draft plan and therefore
the jump ahead would only allow for two years.
Finke noted that a Comprehensive Plan amendment could be requested.
Murrin stated that she likes the idea of a moratorium, as the Commission continues to receive applications
that they continue to deny. She believed that additional input should be gained from the community to
determine if the road extension is needed, and for a cost benefit analysis to be provided. She stated that
she would not want to completely close the door on the proposal, but would want to have valid
information supporting the request to make an informed decision.
Nester stated that the moratorium seems to be a courtesy so that applicants are not continually wasting
their time if the City is not willing to accept applications at this time.
Finke stated that this is most likely the last application the City would consider before the adoption of the
draft plan and therefore a moratorium may be a lost cause. He stated that the applicant is well aware of
where the City is at in its process with the Comprehensive Plan.
Reid stated that if the applicant submits the preliminary plat before the adoption of the draft plan, it would
then be reviewed under the existing plan.
Finke confirmed that the plan is generally compliant with the existing Comprehensive Plan.
Reid stated that she feels that whatever would come in the future, if these properties were to develop
individually, would not be as good as this. She stated that the road is expensive and tax payers will not
want to pay for that. She stated that while she was uncomfortable as first, she feels that the deal has been
sweetened enough to garner support. She stated that while she feels the need to slow down development,
she does not feel that this will be that many additional homes for the project the City will receive in
return.
Medina Planning Commission Excerpt from 12/12/2017 Meeting Minutes
7
Finke stated that the discussion of moratorium is useful. He stated that the Commission can provide that
type of feedback with comments and if a preliminary plat were to follow, it would be helpful to have that
input now and save the applicant the money he would spend on that process.
Smith stated that there was a workshop on the road and cost of the road, which included the cost
breakdown and was provided to the Council.
DesLauriers stated that this would provide the road extension, the watermain and the 5.5-acre park.
Reid stated that this would provide a lot of benefits to the community.
Nester stated that if the developer does not pay for the road, the construction would be assessed to the
properties that would benefit.
DesLauriers stated that may be true for the road, but not the watermain.
Finke stated that from a priority standpoint, the watermain connection has been identified as the highest
priority and therefore the City would initiate that project if this project did not move forward. He stated
that the cost for that project would be bonded with water bonds and incorporated into connection fees for
future development. He stated that there is some risk in that, as the City was close to needing to increase
water fees to pay for bond payments for improvements that were made. He stated that this summer and
more recently with Oakdale, the importance of the ability to loop water has been proven. He stated that
there are various options for the road connection in which the City could initiate a 429 project and assess
a portion of the cost to the benefiting properties. He noted that is unlikely because the road construction
would most likely be linked to development. He stated that if only one of those properties develop, the
City would then need to negotiate with the developer and most likely also complete an assessment for a
portion of the cost. He noted that the Chippewa Road extension is identified as the main need in the draft
Comprehensive Plan.
Murrin noted that is a big gray area, as the plan covers a 20-year period. She stated that when the
comprehensive plan was developed there was input from the public, and she asked if feedback should be
gained from the public on whether the Mark of Excellence proposal would change the mind of residents.
She asked if a survey could be done online asking if residents would feel this is a good option for the
benefit of a road that would be provided in return. She stated that she would love to gain that input.
Finke noted that the City could ask for collection of the $1,000,000 that would be necessary to build the
road for those that wish to delay the road.
Albers noted that this is a public hearing and the time for the public to provide that input is now. He
stated that the people that are interested have voiced their input for the project. He noted that there would
be another opportunity for the public to provide input at the City Council review.
Murrin noted that only two people voiced input and they were against the project.
Nester noted that there were also emails and a letter from the property owners who did not support the
request.
Finke stated that this is a significant portion of the land slated for development that would drive the
Chippewa Road extension.
Finke noted that the Council is scheduled to review this concept at their meeting the following week.
Medina City Council Excerpt from 12/19/2017 Meeting Minutes
1
Mark Smith – Mark of Excellence Homes – East of Mohawk Drive, North of Highway 55
and 1952 Chippewa Road – PUD Concept Plans (7:24 p.m.)
1. Weston Woods
2. Hardwood Hills
Batty stated that during the previous review in October, Pederson recused himself based upon a
conversation he had with Pederson from which he concluded that Pederson likely had a conflict
of interest. Batty stated that since that time, he has reevaluated the information and does not
believe Pederson has a conflict of interest and therefore Pederson can participate in the
discussion. Batty stated he would be happy to give additional details if any Council Member
wanted that. No member requested additional information.
Finke stated that this is a PUD Concept Plan review, noting that the previous Comprehensive
Plan amendment requested at the prior review has been withdrawn. He stated that the Roy
property is proposed to be developed with 74 twinhomes and is currently guided low density
residential and is within the current staging period. He noted that the site is 80 acres in size but
contains much wetland area and therefore has 28 net developable acres. He stated that the
Cavanaugh property is proposed to be developed with 36 single-family homes, 25 row
townhomes, 5.7 acres of business and a five-acre open space park. He stated that the site is
53.5 total acres, with approximately half of it wetlands, which leaves 27 net developable acres.
He noted that the parcel is currently guided as mixed-use development within the current
staging period. He stated that the City has formally submitted the draft Comprehensive Plan to
the Metropolitan Council for review and noted that there are proposed changes within the draft
for both parcels. He stated that while the Roy parcel would remain low density residential, the
staging would be delayed from the current staging period to the 2025 staging period. He stated
that the Cavanaugh parcel is proposed under the new Comprehensive Plan to change to
business use and would be available for development upon adoption of the draft
Comprehensive Plan. He stated that the requested PUD would allow flexibility to the underlying
zoning districts. He stated that the City would need to determine that the flexibility requested
would equate to the overall benefit that would be provided. He stated that the applicant has
submitted its narrative of how its request would meet those criteria. He stated that the applicant
notes that they have attempted to lay a concept plan out on the northern property, consistent
with the R-1 zoning district, and has shown that it cannot develop that parcel under the R-1
zoning requirements and hit the required density of two units per acre. He stated that for that
reason, they are requesting flexibility with the zoning to be consistent with the City’s
Comprehensive Plan. He noted that the wetlands and required wetland buffers make it difficult
to develop single-family home lots on the property. He identified the adjacent existing property
uses and designations under the draft Comprehensive Plan. He presented the Concept Plan,
as submitted by the applicant. He highlighted the locations of the different types of development
as proposed.
Finke advised that the City’s natural resource specialist walked the property and identified the
proposed conservation area as the highest quality on the sites. He stated that the proposed
density and timing of development would appear to be generally in line with the existing
Comprehensive Plan. He noted that the changes would come under the draft Comprehensive
Plan with the change in staging to the Roy property and the change in guiding to the Cavanaugh
property. He stated that the City does have the ability to approve of a development if the
proposal is consistent with the existing Comprehensive Plan as the City will continue to operate
under the existing Comprehensive Plan until the draft plan is adopted. He noted that State
statute allows cities to adopt a moratorium to protect the planning process when a city is going
through the process of updating its Comprehensive Plan. He provided additional details on the
Medina City Council Excerpt from 12/19/2017 Meeting Minutes
2
timeline for the review process of the draft Comprehensive Plan by the Metropolitan Council.
He estimated that the draft Comprehensive Plan could be adopted in the spring of 2018 and
therefore believes that it would be appropriate to consider both the existing and draft versions of
the Comprehensive Plan when reviewing development applications.
He provided details on the proposed tree preservation, noting that the highest quality portion of
the woods would be preserved. He provided additional details on transportation and access.
He noted that the applicant is proposing to fund the construction costs for the extension of
Chippewa. He advised that the City would be responsible for mitigation and wetland credits that
would be needed but noted that the applicant is willing to provide on-site mitigation opportunity
as well. He noted that the link has been identified as important to support developing property
to the west. He stated that the City has identified the need for an additional watermain in this
area of the City, which is the highest infrastructure need of the City. He stated that the applicant
has proposed to provide that connection. He stated that the applicant has proposed the open
space park and noted that the Park Commission will review the request to determine if they
would like more active use of the park. He noted that the northern and southern parcels are
located in different school districts. He asked that the Council provide good feedback to the
applicant, as this will help the applicant to determine if he should make the investment to move
the proposal forward.
Martin stated that if the City decided, independent of this project, to proceed with the Chippewa
Road extension, the assessment for that project would be very difficult, as the neighboring
property owners could be only partially assessed and much of the cost would fall to the City.
She asked for details on how the watermain construction would be funded, independent of this
project.
Scherer replied that water connection fees could be used to fund the watermain improvement.
Martin stated that she struggled to understand what benefits would result from the proposed
project to residents in surrounding neighborhoods. She stated that there could be bike and
running paths, pretty views with access to some gorgeous properties and the trees that would
be preserved. She provided background information on the reasoning for the guiding and
staging proposed for the properties. She explained that the 2025 staging was selected because
that would allow for additional time for the Chippewa Road extension. She noted that she
dislikes traffic and acknowledged that this proposal would bring in additional traffic on already
busy routes. She believed that MnDOT has no appetite to fund a right-in/right-out turn at
Mohawk and therefore any development is stuck with the intersection as it is. She stated that
she would want additional information on the connections that would be made through trails and
to the open space area.
Finke stated that the plan does identify trails through the open space and staff has suggested
additional connections and placement. He stated that they would include a trail along Chippewa
as well and that would be an expectation of any development of these properties. He stated
that because this is a coordination of the development of two parcels, there would be a larger
conservation area. He noted that the coordination of the development also provides the
necessary rights of way for the road rather than acquisition that may be needed if the road was
done through a 429 process.
Mark Smith, Mark of Excellence Homes, stated that the new proposal takes into account the
concerns expressed by staff, the Planning Commission, Park Commission, and City Council.
He stated that this proposal reduces the number of units on the northern parcel from 94 units to
Medina City Council Excerpt from 12/19/2017 Meeting Minutes
3
74 units. He stated that they removed the homes along the northern rural border and around
the thumb. He stated that heavy trees and shrubs were added along the northern rural and
neighboring development to provide a larger buffer. He stated that the homes along the thumb
were also removed to preserve the views of that area for everyone in the City. He noted that
the proposed project creates a 500-foot buffer between the Bridgewater development and the
nearest townhome. He stated that they reduced the bituminous area by 25 percent, which helps
the groundwater quality and provides additional greenspace. He stated that they have a
proposed density of 2.94 unit per acre on the northern parcel. He stated that they have hired
someone to look at the design of the homes to find additional improvements that could be
made. He noted that an additional ten to 40 feet of spacing, above what is required by the City
code, would occur between the units. He also provided photos of the inside of some existing
homes of this model type that he has built to show that they are not just plain, typical homes and
are of a high-quality, ranging in value from $500,000 to $700,000. He stated that they
attempted to determine if they could meet the requirements of the R-1 district on the northern
parcel and explained that when you remove the wetlands, wetland buffers, and setbacks, they
could not meet the two units per acre density requirement and would only be able to reach 1.6
units per acre. He stated that they are still willing to provide park dedication for the area they
are not able to utilize for development. He stated that on the southern parcel they would be
protecting a quarter mile of shoreline on the property and would provide the five acres of park
land along with another acre of trees. He stated that they would provide a bridge across the
creek to connect the single-family homes to the park and provide another walkway to the other
acre of trees that would be preserved. He stated that if they build Chippewa they would also
provide sufficient right-of-way to support a trail along the roadway. He stated that both parcels
meet the density requirements of the current zoning and meet the requirement for mixed-use.
He noted that they attempted to keep the density to the low end because they know of the City’s
desire to slow growth. He stated that 13 acres of upland would be preserved when only seven
acres would be required. He stated that this would be an excellent project and if the City were
to wait, a project could come in that meets the minimum requirements. He stated that he also
has experience in commercial development and typically a commercial developer would remove
additional trees to provide additional views of the water, rather than conserving the trees he is
proposing to conserve. He stated that in his mind, Bridgewater would have been much more
controversial than this proposed development. He noted that there is development all around
this parcel, which creates a doughnut hole; noting that this development would complete the
area and provide a connection between the west and east. He stated that the different products
would provide a housing variety to Medina residents of all ages. He stated that he went out at
6:00 a.m. the previous day and sat in the OSI parking lot to assess traffic. He provided a
summary of his analysis. He stated that he did similar investigation in the afternoon from the
Polaris parking lot and provided a summary of those results. He did not foresee that this
proposed development would add a significant increase in traffic.
Mitchell stated that the Council received a number of emails, largely from people opposed to the
project.
Ms. Nohre stated that the developer has stated that he is creating a development that would
meet the goals and desires of the community but did not believe that to be true. She believed
that most residents are opposed to this project. She stated that in the past, this project has not
been supported by the Council and this new version is still not supported by the Planning
Commission. She stated that the developer stated that he has spent time and money
developing this plan but argued that the City has spent more time and money developing the
draft Comprehensive Plan. She asked the Council to strongly consider a moratorium, or at the
least, to require studies to investigate the areas of impact surrounding traffic, the environment,
Medina City Council Excerpt from 12/19/2017 Meeting Minutes
4
and future development. She believed that there would be an implication on traffic. She stated
that she moved to Medina for greenspace and urged the Council to focus on the City’s desire to
slow growth.
Mr. Vivanco stated that he drives the route the developer spoke of every day and disagrees with
the traffic information provided by the applicant on Arrowhead. He stated that the light turns red
only after three or four vehicles go through. He stated that there are so many workers at OSI
that employees park along Arrowhead and Meander and therefore adding additional vehicles
would increase the traffic problems. He stated that he does not like sitting in traffic. He asked
that the Council not rush into any decisions and not approve the project without obtaining full
study information on traffic, the environment, and the City budget. He stated that the City is in
the process of having the draft Comprehensive Plan reviewed and one reason the City was
ahead of other municipalities is because of the desire for slow growth. He asked that the
Council consider placing a moratorium on development until the draft Comprehensive Plan is
adopted.
Martin asked for information on the length of time Mr. Vivanco sits at the light waiting to turn
onto Highway 55 from Arrowhead.
Mr. Vivanco stated that he does not have a length of time but stated that it seems like a long
time. He stated that he sometimes misses the first light but then makes the second green light.
He estimated that three vehicles are able to turn during a green light.
Martin stated that the City has identified the need for a watermain and for the extension of
Chippewa Road. She stated that there are positives that would be provided through this
development, along with what may be considered negatives. She stated she values the input of
residents as to whether the benefits would outweigh the negatives. She stated that it seems to
be a question of what is better; to have the development now with the benefits of PUD control, a
new watermain and the Chippewa Road extension or waiting for the development in the future
knowing that the City will not have the same controls in developing the property.
Mr. Vivanco stated that is a good question. He stated that while he can appreciate the
developer is willing to pay for the road, there would still be additional costs the City would have
to bear, and those costs are not known. He stated that while the cost to build the road is known,
the environmental costs that the City would have to finance is still not known. He believed that
the City should go into this with its eyes open as to the implications on the finances, traffic and
environment. He believed that the process should not be rushed.
Mr. Cavanaugh stated that this property has been in his family for 50 years and there have been
other development proposals. He stated that the City is proud of that property, because he is
paying the taxes on that property. He stated that he has paid for that road a few times over the
years with the amount of assessments that he has had to pay. He stated that everyone wants
that property to be open space, but it is taxed at the highest value. He stated that this would be
a phenomenal use of a topographically challenged property. He stated that the property is not
contiguous and therefore would not be suitable for only business use. He stated that business
brings in more traffic than a mixed home site. He referenced the traffic that is brought in from
OSI. He stated that a fair number of retirees would purchase these homes and would not
impact peak traffic times. He stated that this is a proposal for less units than has come forward
in the past. He asked the Council to consider the big picture, noting that he cannot picture a
better and more thoughtful use of the property.
Medina City Council Excerpt from 12/19/2017 Meeting Minutes
5
Martin asked for details on the last proposal for the property.
Cavanaugh stated that the last proposal was from D.R. Horton and included a large apartment
building in order to reach the required density because of the site challenges.
Martin asked for details on the use of a moratorium and whether that should be considered.
Mitchell stated that it is an available tool. He stated that if the Council is generally negative and
the applicant were still to move forward, the Council can enact a moratorium at that time. He
stated that if the Council is generally positive, there would be no need for a moratorium.
Batty stated that the City is presented with a project that is consistent with the current
Comprehensive Plan but is not consistent with the draft Comprehensive Plan. He stated that
the City is pretty far down the road with the effort that has been put in to create the draft
Comprehensive Plan and has submitted that plan for review by the Metropolitan Council. He
stated that if, or when, the plan is considered complete, there could be a relatively quick review
by the Metropolitan Council because the City is one of the first to submit a plan. He stated that
the issue would be whether the City likes the project enough to hold the door open, or whether
the City believes that the draft comprehensive plan is too far down the road and it would not
make sense to allow this concept to move forward. He did not think it would make sense to
promote some sort of footrace to get something in the door as that would risk the developer
spending a lot of time and money on a project that does not make it. He stated that it would
make sense to review this project from a big picture prospective and provide the necessary
guidance to the developer. He stated that if the Council decides that it will let the approval of
the draft plan play out and not delay the adoption, it would make sense to indicate that to the
developer so that he can make an informed decision. He stated that a moratorium is designed
to protect the planning process and would be an appropriate tool to consider if the Council came
to believe an application threatened the planning process in the form of adoption of the new
Comprehensive Plan.
Anderson asked if a moratorium would be a blanket moratorium that would apply to all
developers coming in that might alter the draft Comprehensive Plan.
Batty noted that a moratorium could apply to all, or part of the community, as desired. He stated
that the City has enacted a number of moratoria over the years. He stated that the City has
sometimes attempted to draft a moratorium narrowly but it tends to be a blunt tool.
Martin asked if the Council should then be reviewing the concept plan under the PUD
ordinance.
Batty stated that the question is whether the Council is willing to let the Comprehensive Plan
door close or take action to leave it open for this project.
Cousineau stated that the Council should look at the concept plan not only under the PUD
objectives but also under the Comprehensive Plan process. She stated that the Council should
decide if it is willing to forego the planning process they have taken the past few years or decide
if it is willing to allow this to move forward. She stated that this is such a better plan and
appreciates the changes the applicant has made, but still struggles with some of the PUD
criteria. She stated that she also struggles with fairness as the Council has stated that they are
not ready for other development because of the timing of the draft Comprehensive Plan
process. She felt that this would undermine the efforts of the Steering Committee and the
Medina City Council Excerpt from 12/19/2017 Meeting Minutes
6
desire of Medina residents to slow growth. She stated that one thing people will disagree on is
the importance of the road and who will pay for that. She stated that she tends to think the City
has spent a lot of time and money on the draft Comprehensive Plan process and the Steering
Committee has even reconsidered the Cavanaugh property since the last time this applicant
came forward. She stated that in her opinion, she would say the timing is too late with how far
the City is into the review process of the draft Comprehensive Plan. She stated that whatever
developer comes the City will ensure it meets its high standards.
Pederson stated that with the Oakdale situation, he is concerned with the water service and
pressure that would be needed for the fire department. He stated that the watermain is needed
infrastructure. He stated that in his opinion the cost for the road is between $2,000,000 to
$3,000,000 and did not want to be put in the place where they try to make the road work with
only City financing. He stated that the developer is willing to pay for the road rather than the
City using a 429 project. He stated that this would also provide a park, rather than the City
paying for the creation of that as well. He stated that the developer has listened to the
requested changes and incorporated all the notes that have been given to him. He stated that
he has no interest in going into a moratorium. He stated that land acquisition would also be
needed if the City were to construct the road extension, which would only add costs to the
project. He stated that this project would include property on both sides of the road and would
also pay for construction of the road. He stated that past developers have walked away from
the costs of the road and is unsure how the City could pass on this offer.
Anderson stated that this is probably the most difficult review the Council has made. He stated
that this is a very unique set of properties that would provide an opportunity for a developer to
manage both properties. He noted that the watermain will be paid for by the future planning of
the City as it has been identified in the City’s plan for public safety and management of growth.
He stated that he attended the Planning Commission the previous week and agreed with their
consensus that the planning process must be honored. He stated that the City has spent the
past two years gaining input from the public and the overriding comment was a desire for
slowed growth. He believed that should be honored and noted that adding growth above what
has been mandated will not be supported by the residents. He stated that this is a terrific plan
and agreed with the comments that the applicant has been great in listening and incorporating
comments but did not believe that this is the right time.
Mitchell stated that OSI purchased property to construct a larger parking lot to solve their
parking issue. He stated that when Wealshire was approved, the City knew that was a bit
unusual and had to know that there would be some fallout from that decision. He stated that
under this proposal, with both sides being developed, that would cost the City less money than if
the road is constructed in the future. He stated that a 429 project is not a magic wand and there
could be problems with that process. He stated that there was a letter from MnDOT included in
the packet stating that the City has to improve Chippewa and noted that extension has been
identified in the City’s planning process. He stated that when he ran for office, D.R. Horton had
just said no to developing in Medina. He stated that the developer is building in other
communities and there was a reason they decided not to pursue the project in Medina. He
stated that cities sometimes pass up good projects and regret that they did; providing examples
of poor decisions in Plymouth and Wayzata. He stated that in terms of the planning process
with the draft Comprehensive Plan, the City and Council know that D.R. Horton pulled out of the
site. He noted that at that time the Roy property was not interested in developing and noted that
if that property owner were part of the discussion two years ago, he believed the City would
have been thrilled. He stated that there is no doubt there is a matter of timing. He stated that
when the 2040 Comprehensive Plan started there was nothing before the City and things have
Medina City Council Excerpt from 12/19/2017 Meeting Minutes
7
changed. He agreed that it is terrible that time has been spent on the new Comprehensive Plan
but would like to set that aside. He stated that he would like to consider the merits of the project
on its own and not in terms of the timing of the Comprehensive Plan. He stated that in terms of
the plan itself there are opinions that the property on east across from OSI would be a difficult
business site. He stated that perhaps the City has done the best it can do on that piece of land.
He stated that on the Roy property there would be a large buffer provided to the neighboring
Bridgewater residents. He stated that votes should not depend on the people that call just
before the meeting from Bridgewater residents. He noted that there are many more residents in
the City than just the Bridgewater Neighborhood. He stated that there has been such little
public involvement and therefore the decision falls to the Council and their independent
judgement of whether this would be good for the City as a whole. He noted that frequently the
people that do not want a project are the people that live next to it. He stated that this proposal
had come a long way and if this were proposed two years ago it would not be a big deal. He
stated that the Bridgewater residents would still be opposed to it. He stated that the watermain
still needs to go in and the Chippewa extension still needs to get done. He believed that this is
the best of a difficult situation. He stated that this is the second iteration from this developer and
he would still need to make a formal plan. He stated that if the application turns out to be not
what they expected, they can always deny the PUD or impose a moratorium. He stated that he
is more positive than negative about the proposal.
Martin stated that she believes the plan is much improved and thanked the developer for
listening and addressing the comments that had been made. She appreciated the comparison
to the hole in the doughnut, noting that it truly is. She stated that like Mitchell, she wished that
this project had come a few years earlier. She stated that in her mind, it is a matter of a tradeoff
between of accepting the project now, with the added benefit of having the road and watermain
costs removed from the City budget and being able to have an enhanced development through
the public process, and waiting a few more years for that development to occur. She reviewed
some of the impacts that would occur if this development were delayed and the benefits that the
City would not receive. She stated that if she lived in that area, she would be concerned with
the additional traffic but would also recognize the benefits of the development are the elements
that would be conserved and the trail connections that would be provided. She recognized that
the City has spent two years working on the draft Comprehensive Plan and were given the
approval by the Metropolitan Council to slow the rate of growth. She stated that there were
public hearings during the Comprehensive Plan development process and the common
denominator was the desire for greenspace and rural character. She stated that additional
homes, homes clustered together, and additional traffic do not provide the desired results for the
community. She stated that she would have liked to hear a few voices in support of the project.
She stated that it seems that the initial response was to stop development, and perhaps people
have not considered the benefits of the PUD coupled with the cost savings of the City to have
this development versus waiting to see what may happen in the future. She stated that she
would have to base her decision on the lack of additional support and the planning process the
City has undertaken. She stated that the goal of the draft Comprehensive Plan is to have the
southern parcel for business to provide continuity of corporate campuses along Highway 55,
which would result in business traffic heading in the opposite direction from residential traffic
during peak times. She stated that she is not willing to deviate from the last few years of
planning without more public support.
Pederson stated that there is additional traffic on Arrowhead. He noted that Wealshire and
Lunski are being developed and there is worse traffic on Willow, therefore the same comments
could have been said for those. He stated that if they are using that justification, he would have
voted against those projects as Willow is a worse access than Arrowhead has ever been.
Medina City Council Excerpt from 12/19/2017 Meeting Minutes
8
Cousineau stated that Lunski was approved 4-1 and the talk of Chippewa was discussed in that
application. She stated that project was approved even without considering that Chippewa
would be done.
Pederson asked if funds were collected from Lunski for Chippewa.
Finke noted that funds were not collected from Lunski but both Lunski and Wealshire would be
subject to a 429 project.
Pederson stated that whichever way this shakes out, everyone has done a great job. He noted
that there are people closer than Bridgewater that would be affected by this that are looking at
this as a good thing for the City, and that is why they are not here opposed to the project. He
recognized the time the Steering Committee has spent.
Anderson stated that the entire community provided a voice during that process and believed
that the Council needs to listen to that input.
Mitchell thanked the developer for coming and hoped that was the guidance they were looking
for. He noted the different emailed letters that were received.
Johnson confirmed those would become part of the public record.
1
Dusty Finke
From:doug mackey <mackeydoug@hotmail.com>
Sent:Tuesday, October 01, 2019 9:19 PM
To:Dusty Finke
Cc:Kathleen Martin; Jeff Pederson; Todd Albers; Dino Deslauriers; John Anderson
Subject:Re: RE:
Hi Dusty,
Can you add my email to your packet of information in opposition of the proposed changes to the comp plan and
development you have sent to me below?
Also, why is the city considering a comp plan that was just recently finished? Additionally, who is paying for the roads?
Our roads in our neighborhood are horrible. For the past two and a half years we have had the misfortune of having
excessive amounts of little black rocks that were used to top coat our roads. These rocks have created a lot of issues,
kids can’t roller blade in the street, bike tires are always being popped, many children have lost control of their bikes and
wrecked, and these sticky little rocks stick to the car tires and fill up our garages and make their way into our kitchens
and cover our floors. I talked with Steve who was in charge of this project he he explained that the city didn’t have the
funds to do the roads properly and to do so would require a giant assessment for each household in Bridgewater. So
before the city spends $ on new roads that will be filled with construction traffic for the duration of the build out of the
Mohawk project, I would like them to address our current roads so that they are safe and suitable.
Additionally, I have a lot of concerns over the extra traffic on Arrowhead. This use to be a quiet little neighborhood that
was safe and secure. With every near by housing addition comes more crime, more door to door solicitors, and less
freedom for our kids and parents who moved here for the peace of mind.
Adding the connecting road to arrowhead would drastically change the landscape and the view for our neighbors who
moved here bc they appreciate the wetland which we have come to enjoy. It would also change and affect the traffic
flow and increase our all ready lengthy commutes from our neighborhood to hwy 55. Between the long stop times at
the lights, the dismal 30mph speed limit the the police love to enforce, and the train that shuts down the lights, we
simply can’t add another 140 homeowners that are making their way east every morning to hwy 55 by way of cutting
through to Arrowhead and onto 55. There is just no way that’s a good idea. Lastly, Arrowhead turns into a dirt road just
north of our neighborhood. We currently use that to walk our pets, jog, etc. The road is already over traveled and since
it is not paved, it is often a short cut for people around here coming from the Maple grove area or from the west off 47.
There is no doubt this traffic will increase and the safety of this road and path will change for the worse.
I strongly oppose the proposal for these, and many other reasons. Please help us keep Medina a quiet, peaceful and
safe city and do not approve this project.
Doug and Bethany Mackey
4562 Bluebell Trail N
Medina MN 55340
Sent from my iPhone
> On Oct 1, 2019, at 9:31 AM, Dusty Finke <dusty.finke@medinamn.gov> wrote:
>
1
Dusty Finke
From:Kim Hofstede <kimberly.hofstede@gmail.com>
Sent:Wednesday, October 02, 2019 8:31 PM
To:Dusty Finke
Subject:Weston Woods proposed development
Dusty,
Please provide this email to the Planning Commission and City Council members. I unfortunately cannot attend the
meeting on October 8th so I wanted to express my concern in writing. I am opposed to the Weston Woods
development and urge the Planning Commission and City Council to vote against it. The applicant is requesting an
amendment to the Comp Plan for 2025 instead of 2020 (or possibly 2019). As you are all aware, the City Staff, Planning
Commission and City Council members just completed this Comp Plan and put a lot of thought and consideration into
that process and the staging dates (including public input). As a resident of Bridgewater, I understand that those parcels
will eventually be developed in the future, but why do they need to be developed sooner than we all envisioned? I also
have great concern over traffic and the road realignment on Arrowhead. I currently experience delays getting onto Hwy
55 in the morning from Arrowhead (sometimes take 2 cycles of the light). I'm fearful of what the extra traffic will do to
that morning route and the overall driving experience on Arrowhead. Please think about the current Medina residents
(especially neighbors to this proposed development) when you review this submittal and think about why the comp plan
is staged for 2025.
Thank you.
Kim Hofstede
4418 Bluebell Trail S, Medina
1
Dusty Finke
From:Janelle Dennis <jdennis@wexhealthinc.com>
Sent:Thursday, October 03, 2019 12:55 PM
To:Dusty Finke; Kathleen Martin; Jeff Pederson; Todd Albers; Dino Deslauriers
Cc:Dennis, Adrian
Subject:Amendment to Comp Plan - oppposed
Good afternoon -
I'm writing in response to the public hearing notice that was mailed to us in regard to comp plan amendment. We intend
to be present at the meeting, and oppose amending the plan. As impacted homeowners, we are already confronted with
significant traffic and noise related tto automobiles and trains. It's non-sensical to consider perpetuating issues that are
already undesirable. The Weston Woods project would significantly impact traffic and impact morning work commutes
and eliminate much of the areas natural beauty. The proposal is disheartening and my hope is that we can all work
together to make sure that Medina can maintain the very qualities that make it unique and a desribable place to live.
Janelle and Adrian Dennis
4629 Bluebell Trail N
Medina, MN 55340
Larkin
Ho/fu"fl#Larkin Hoftran
Re:
8300 Norman Center Drive
Suite 1000
Minneapolis, Minnesota 55 437 -1060
GENE RAr.: 952-835-3800
FAx: 952-896-3333
wEB: www.larkinhoftnan.com
September 25,2019
Dusty Finke AICP
City Planner
City of Medina
2052 County Road 24
Medina, MN 55340-9790
Weston Woods of Medina; Comprehensive Plan Amendment and PUD Concept Plan for
PIDs 03- I I 8-23 -42-000 1, 03 - 1 18-23-41 -000 l, and 03 - 1 1 8-23-43-0005
Dear Mr. Finke
We represent Mark of Excellence Homes ("MOE") regarding the proposed Weston Woods of
Medina project ("Project") located in the City of Medina ("City"). The Project includes
development on approximately 131 gross acres of land located north of Highway 55 and East of
Mohawk Drive with a mix of single-family development, twinhomes, and row townhomes. This
letter and the accompanying materials constitute a request for the following applications by MOE:
1) comprehensive plan ("Comp Plan") amendments, and 2) a Planned Unit Development (PUD)
Concept Plan ("Concept Plan") for a project with an approximate overall density of 3.0 units per
acre.
Background and Proiect Description
The Project includes two properties ("Properties), consisting of the "Cavanaugh Parcel," totaling
approximately 54.91 acres, located east of Mohawk Drive and north of Highway 55; and the "Roy
Parcel" an approxim ately 7 5.42-acre parcel located east of Mohawk Drive and immediately north of
and adjacent to the Cavanaugh Parcel. MOE is seeking to develop the Properties with a mix of
single-family homes, twinhomes, and row townhomes with an average overall density of
approximately 3.0 units per acre. The Roy Parcel will include approximately 47.33 acres of
wetland and buffer area with no designated open space. The Cavanaugh Parcel will include
approximately 26.42 acres of wetland and buffers, and 5.47 acres of parks.
The net developable acreage is based on the Metropolitan Council's formula for calculation of net
residential density calculated by the gross acres less wetlands, buffers, public parks and open space,
arterial road rights-of-way, and floodplains. The resulting density of the proposed PUD Concept
Plan is as follows:
Gross Area weflands/SuIIer ParksiOpen Space Net Developable
Roy Parcel 75.42 acres 47.33 acres 0.00 acres 28.09 acres
Cavanaugh Parcel 54.91 acres 26.42 acres 5.4J acres 21.10 acres
Project Total 130.33 acres 73.75 acres 5.47 acres 49.19 acres
Dusty Finke AICP
Septernber 25,2019
Page2
rposed
Net Developable Dwelling Units Density
Roy Parcel 28.09 acres 76 proposed 2.7 unitslacre
Cavanaugh Parcel 22.57 acres 74 proposed 3.2 units/acre
Proiect Total 49.67 acres 150 Units 3.0 units/acre
The proposed 3.0 units per acre of density will be allocated among single-family residences,
twinhomes, and row townhomes as follows:
The Project will also include the improvement of Chippewa Road from Mohawk Drive on the west
to Arrowhead Drive on the east, as well as the completion of a water loop connected to the City's
municipal water system.
Land Use A nnlications
MOE is seeking the following land use applications
1. Comp Plan Amendments
MOE is seeking the following Comp Plan Amendments to accommodate the Project
a. Comp Plan Amendment: Roy Parcel (2025 to 2020 Staging)
The Roy Parcel is currently designated with the Low-Density Residential (LDR) future land use
designation with stagin gfor 2025 development. MOE is seeking a Comp Plan amendment to re-
guide the Roy Parcel from2025 staging to 2020 with flexibility granted through the PUD to allow
development as early as 2079.
b.Comp Plan Amendment: Cavanaugh Parcel (Business to Low-Density
Residential and Medium-Density Residential Future Land Use Designation)
The Cavanaugh Parcel is currently designated with a future land use designation of Business. MOE
is seeking a Comp Plan Amendment of the future land use designation of the Cavanaugh Parcel
from Business to a combination of LDR on portions of the property planned for single family
residential and Medium-Density Residential (MDR) designation to accommodate the proposed
townhome development.
Acres Number Densitv
Single-Family
Residences
16.96 acres 41 Units 2.4 unitslacre
Twinhomes 28.09 acres 76 Units 2.7 :ur:ritslacre
8.0 units/acreRow Townhomes 4.14 acres
3.0 units/acreProiect Total 49.19 acres 150 Units
2. Planned Unit Development Concept Plan
I{ou'sing Types
33 Units
Dusty Finke AICP
September 25,2079
Page 3
The predominant zoning district for the Properties is Rural Residential-Urban Reserve (RR-UR),
with approximately 5.25 acres of the southernmost portion of the Cavanaugh Parcel zoned as
Commercial-Highway (CH). MOE is seeking a review and approval of the PUD Concept Plan,
with a request for rezoning to the Planned Unit Development (PUD) District to follow at a later
date. The PUD District will allow for the flexible application of the City's Zoning Code ("City
Code"), including the flexible distribution of densities over the entire Project area resulting in a
density on the Roy Parcel that is higher than otherwise allowed. The distribution of density is
required to make the project work within the market, and as a result of the increased densities MOE
is able to offer higher standards of site and building design, along with the preservation of high-
quality natural resources, including mature tree stands and substantial wetlands located on the
Properties. Additionally, the increased density allows MOE to provide a substantially higher
investment in infrastructure, which would not be possible without the flexibility allowed by the
PUD.
Following approval of the Comp Plan amendments above, approval of the PUD will be consistent
with the Comp Plan designation and staging of the Properties. The overall density will be 3.0 units
per acre over the entire Project, with higher density located near Highway 55. The Project is
consistent with the standards and purpose of the City's PUD Ordinance under Section 827.25 as
follows:
a.Innovations in development to the end that the growing demands for all styles of
economic expansion may be met by greater variety io type, design, and
placement of structures and by the conservation and more efficient use of land
in such developments.
The Project is designed to accommodate a mix of housing types and densities while preserving and
protecting wetlands, tree stands and open spaces. The Project includes a combined 73.75 acres of
wetland and buffer conservation areas, as well as 5.47 acres of wooded open space or parks. The
five-acre park/open space on the Cavanaugh Parcel includes over 300 hardwood trees, which have
been preserved as parkland with playground equipment and20 parking spaces to ensure community
accessibility. The park area will become a neighborhood asset providing open space and trail
facilities for use by the residents of the development and the general public. This protects and
preserves one of the City's natural resources and meets or exceeds the 10 percent park dedication
requirement under City Code Section 820.31.
b. Higher standards of site and building design
The PUD allows the Project to provide a variety of high-quality housing styles, including single
family lots, twinhomes and row townhomes in a high-quality design, integrated into the open space
and wetlands. The single family homes will be located adjacent to natural areas, including
wetlands, park and open space, and preserved woodlands. The townhomes have high-end features
and the exteriors will use an extensive amount of glass creating an abundance of natural light on
three sides. Deep garages will provide homeowners room to store trash and recycling bins indoors.
To improve exteriors, MOE has engaged a designer to create a variety of architectural features to
enhance the front of the building units. The addition of the row homes in the center of the south
parcel provides a housing option for newer families close to the park and open space. This amenity
makes the row homes highly valuable and marketable.
Dusty Finke AICP
September 25,2019
Page 4
c.The preservation, enhancement, or restoration of desirable site characteristics
such as high quality natural resources, wooded areas, wetlands, natural
topography and geologic features and the prevention of soil erosion.
To the north on the Roy Parcel, more than two-thirds of the site will be preserved as wetlands and
woodlands providing natural buffer areas within the development. All of the proposed residences
on the Roy Parcel are clustered on the west of the property, which provides more than a 1,300 foot
buffer between the Bridgewater neighborhood to the east and the nearest home in the development.
To the south on the Cavanaugh Parcel, nearly sixty percent (60%) of the site is preserved in
wetlands, woodlands, park and open space. Specifically, the developer will dedicate a 5-acre
park/open space area preserving the existing wooded area including over 300 hardwood trees. This
preservation effort will become a defining feature of the development and will preserve an area of
significant trees.
d. Innovative approaches to stormwater management and low-impact
development practices which result in volume control and improvement to
water quality beyond the standard requirements of the City.
The Concept Plan shows a number of ponding areas designed to manage storm water and minimize
storm water impacts from the development. MOE will work with the City to incorporate low
impact development and best stormwater practices throughout the development. For instance, the
plan proposes construction of stormwater reservoirs to provide irrigation to landscaping on the Roy
parcel.
e. Maintenance of open space in portions of the development site, preferably
linked to surrounding open space areas, and also enhanced buffering from
adjacent roadways and lower intensity uses.
The Project preserves and enhances wetland and woodland areas creating large buffers to
surrounding development and large portions of the Properties will be dedicated as parkland and
open space. MOE will work with the City to enhance buffering from adjacent roadways and lower
intensity uses. For instance, heavy landscaping and tree planting along Mohawk Road will provide
a buffer between homes and roadways.
f. A creative use of land and related physical development which allows a phased
and orderly development and use pattern and more convenience in location and
design of development and service facilities.
The Project is the result of a creative use of land that allows the placement of a variety of home sites
on the Properties in a way that preserves wetlands, woodlands, and open space while still meeting
the required density contained within the City's land use regulatory documents. The Project ranges
in density with the higher density located nearest to Highway 55 and a range of density north of the
highway. The overall net density in the Project is 3.0 units per acre, which is consistent with both
City and Metropolitan Council guidance for new residential development.
g. An efficient use of land resulting in smaller networks of utilities and streets
thereby lower development costs and public investments.
Dusty Finke AICP
September 25,2019
Page 5
MOE has designed the PUD to maximize the use of developable land while preserving natural
features such as wetlands, woodlands, and upland buffers to nearby development. On both of the
Properties, the footprint and density of housing maximized in a manner that reduces the impervious
surfaces and reduces the in the size and length of infrastructure serving the development. In
addition, MOE has proposed construction of new infrastructure at its own expense, including the
extension of Chippewa Road between Mohawk Drive and Arrowhead Road, as well as the water
loop which will serve surrounding neighborhoods and reduce the City's need for public investment
in infrastructure. However, any oversizing of public required by the City must be bome by the City
These improvements far exceed the typical infrastructure investment that is required under such a
development.
h.A development pattern that effectuates the objectives of the Medina
Comprehensive Plan. (PUD is not intended as a means to vary applicable
planning and zoning principles.)
MOE has requested a Comp Plan amendment to develop the Project as a comprehensive PUD with
a mix of development types. The requested Comp Plan amendments will allow for the concurrent
development of both the Roy and Cavanaugh parcels as a single residential PUD offering a variety
of housing types and densities, while preserving natural and opens spaces. Preserving the wetlands,
buffers, open space, and tree stands is consistent with the Comp Plan, and extending Chippewa
Road and the water loop will further the Comp Plan's infrastructure goals. The Project will
effectuate the objectives of the Comp Plan as proposed.
l.A more desirable and creative environment than might be possible through the
strict application on zoning and subdivision regulations of the City.
The use of the PUD not only results in a more desirable and creative environment, but is absolutely
essential to approval of the plan as proposed and permits a mix of densities while preserving natural
and opens spaces. The Project provides several public benefits, including the preservation of
woodlands, wetlands, and open spaces and a reduction in density and impervious surface as
discussed above, along with the extension of Chippewa Road and the water loop.
Please contact me with any questions about the above narrative or the enclosed materials.
Sincerely,fua1'?m
William C. Griffith, for
Larkin Hoffinan
DirectDial: 952-896-3290
Direct Fax: 952-842-1729
Email: weriffith@larkinhoffinan.com
cc: Mark Smith
4841-5812-6245, v. 2
Woodbury REI LLC Page 1 of 5 October 8, 2019
Re-zoning Planning Commission
MEMORANDUM
TO: Planning Commission
FROM: Ben Schneider, Planning Intern and Dusty Finke, Planning Director
DATE: September 17, 2019
MEETING: October 8, 2019 Planning Commission Meeting
SUBJ: Request for Rezoning 3672 and 3692 Pinto Drive
Review Deadline
Application received: September 16, 2019
120-day review deadline: January 3, 2020
Summary of Request
Woodbury REI, LLC (the Applicant) owns two adjacent properties located at 3672 and 3692
Pinto Drive and has requested to rezone both lots from Commercial-Highway (CH) to
Commercial-General (CG). The Applicant is making this request in order to develop a self-
storage facility on these two lots. The Applicant would need to request a lot combination and site
plan review in the future before construction could begin. Self-storage is not permitted in the
CH zoning district, so the Applicant has requested the rezoning separately to determine if the
City supports the rezoning before investing in surveying, civil, and architectural plans for their
project.
Analysis
Map of Parcels and Zoning Districts
The two lots are located on the southeast corner of the intersection of Highway 55 and Pinto
Drive. The zoning map above shows the districts that are in this area. Note that red represents
CH and orange represents CG. The zoning map shows that one other parcel in the vicinity is
zoned CH, and other parcels on the south side of the highway in this area are zoned CG.
Woodbury REI LLC Page 2 of 5 October 8, 2019
Re-zoning Planning Commission
Comparing Commercial-Highway to Commercial-General Districts
Below is how City Code describes the purposes of each of these districts:
• Section 838.1.01: “The purpose of the Commercial-Highway (CH) district is to provide a
zoning district for a mix of retail and service businesses with visibility from and
proximity to arterial roadways which provide services for residents of the city as well as
the broader region. Development shall include high quality and attractive building
materials and architectural design as well as extensive landscaping in order to limit
impacts on surrounding land uses and shall be integrated and coordinated in a way to
most efficiently utilize site improvements and to protect the natural environment.”
• Section 838.3.01: “The purpose of the Commercial-General (CG) district is to provide a
zoning district for a mix of service, office, warehouse, and light manufacturing
businesses. Property in this district will be proximate to arterial roadways, but generally
have less visibility to these roadways than Commercial-Highway property. New
development shall include high quality and attractive building materials and architectural
design as well as extensive landscaping in order to limit impacts on surrounding land uses
and shall enhance the existing structures and uses in the district.”
Most of the surrounding parcels on the south side of Highway 55 are likely CG rather than CH
because of the historical development pattern in the area with small industrial and warehouse
uses. However, the City has applied the CH district to 3 parcels on the intersection of the
highway and Pinto Drive, two of which being the lots the Applicant wants rezoned. Staff
believes that these three parcels were likely zoned CH due to their location near the intersection
of Highway 55 and CR116, which increases visibility and accessibility. In addition, the fact that
the subject site was not yet developed meant that the historical development pattern may not be
as relevant.
Section 838.1.02. of the City Code outlines the permitted uses in CH districts:
(1) Essential Services
(2) Professional and Medical Office Uses
(3) Parks and Open Space
(4) Public Services
(5) Retail Uses, except the following are not permitted uses: pet stores, pawn shops, and
adult establishments.
(6) Service Uses, except the following are not permitted uses: hospitals; veterinarian
clinics; adult establishments; services related to automobiles; and services
delivered off-site, including but not limited to building/lawn contractors, electrical
and other skills trades and pest control.
(7) Hotels and Motels
(8) Places of assembly, conference halls, lodges, and similar uses
(9) Religious institutions
(10) Banks and financial institutions
(11) Showrooms
(12) Daycare Facilities
(13) Physical fitness clubs, dance studios, and similar uses
Woodbury REI LLC Page 3 of 5 October 8, 2019
Re-zoning Planning Commission
CH districts also permit the following uses subject to a conditional use permit, as outlined in
Section 838.1.03:
(1) Structures which exceed 50,000 square feet in floor area
(2) Automobile, Marine, or Trailer Sales or Rental
(3) Automobile Repair, Oil Lubrication Service Shops, Auto Body Shops
(4) Automobile Towing
(5) Car Washes or Auto Detailing
(6) Drive-through services
(7) Hospitals
(8) Indoor Recreational Uses, including but not limited to bowling alleys, dance halls,
movie theaters, and live entertainment.
(9) Motor Fuel Stations
(10) Retail and service uses which include the keeping of animals on-site such as pet
stores, veterinarian clinics, animal day cares, animal boarding, commercial kennels
and similar uses.
(11) Wind Energy Conversion Systems (WECS)
If these parcels were rezoned to CG, all the CH uses would still be permitted/conditional uses
except for hotels and motels, drive-through services, hospitals, and motor fuel stations. There
would also be new permitted/conditional uses including:
• Contractor services typically delivered off-site such as building contractors, lawn care,
electrical, plumbing, locksmiths, and extermination or pest control
• Warehousing, Wholesaling, and Distributors not exceeding 10,000 square feet
• Assembly or Manufacturing of light industrial products, except not the following uses
and processes: leather tanning; paper manufacturing; meat slaughtering or rendering;
metal plating; Teflon coating or similar coatings requiring high temperatures; the use
of heavy or other drop forges; the use of heavy or other hydraulic surges; or the use of
any devices capable of detection at the property line.
• Warehousing, wholesaling, or distributors more than 10,000 but less than 20,000 square
feet.
City Code and Comprehensive Plan
The City Code does not have specific language for rezoning commercial districts, but does offer
general criteria for granting zoning amendments in Section 825.35:
“The City Council may adopt amendments to the Zoning Ordinance and zoning map.
Such 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.”
As far as the Comprehensive Plan, it says the following about commercial districts:
“The City should review existing standards within the Commercial zoning districts and
amend as necessary to ensure that development is appropriately scaled with surrounding
Woodbury REI LLC Page 4 of 5 October 8, 2019
Re-zoning Planning Commission
uses and also that development will protect and improve on the rural vistas and open
spaces along Highway 55 and other arterial roadways within the City.”
Chapter 5 of the Comprehensive Plan also has a list of 14 objectives concerning commercial uses
in the City. But these objectives largely focus on infrastructure standards or on broad goals of
having attractive businesses. While important, staff does not believe that these objectives provide
substantial guidance on this particular rezoning proposal.
The City has guided much more property for Business uses than Commercial uses. The Growth
and Development map is attached for reference. The Business land use allows for warehousing
and assembly uses similar to the CG district. This may be a consideration for the current request,
since the rezoning would allow some of the Commercial property to be developed with
warehouse/industrial uses.
Analyzing the Request
Because the Applicant intends to build a self-storage facility and such a building may fall under a
warehouse, the most important difference for the Applicant between CG and CH zoning districts
is that warehousing is permitted in CG districts. However, staff believes it is important to know
all the differences between these two districts when considering this request. The long-term use
of this land should be considered in addition to what is currently being proposed.
Despite more visibility at the intersection, and relatively easy access to Highway 55, the
Applicant has argued that the railroad tracks create a burden for retail uses and potential
businesses that rely on daily customers. In fact, the Applicant claims that potential businesses
have stayed away from this parcel for this exact reason. The Applicant argues that increasing the
flexibility of uses to include warehouse, manufacturing, or distributing would more likely result
in development that is more appropriate with the City’s goals.
As briefly discussed above, there are four uses that are currently permissible (at least with a
conditional use permit) on these parcels that would no longer be allowed if this request was
granted: drive through services, motor fuel stations, hospitals, and hotels/motels. No such
structures exist on the parcels now. The Applicant has argued that drive-through services and
motor fuel stations would not be built because of the proximity and barrier of the railroad. A
hospital or hotel is not a realistic structure given the size of the parcels. Therefore, it could be
argued that the rezoning would not really prohibit any of the uses which would likely be
constructed. On the other hand, the rezoning to CG would allow uses such assembly,
warehousing and self-storage, which would not be permitted under the CH zoning.
Staff Recommendations/Potential Action
Given the surrounding context, staff does not oppose this rezoning request. The proposed
rezoning would be consistent with surrounding parcels and does not contradict the
Comprehensive Plan. The additional uses (warehousing and assembly) which would be allowed
within the CG are common in the vicinity. While staff believes the increased visibility and easy
access to Highway 55 would likely support a small retail use at some point in the future, retail
uses are also permitted in CG, with the exception of drive-thru uses.
Woodbury REI LLC Page 5 of 5 October 8, 2019
Re-zoning Planning Commission
It would be just as reasonable to not rezone the property if the Planning Commission and Council
determine that the CH district, which essentially requires retail or office uses and does not permit
warehouse/assembly, better serves the City’s objectives. As noted above, it is worth noting that
the City does not have a lot of property guided for retail development, and much more property
guided for warehouse/assembly/light industrial.
If the Planning Commission supports the rezoning to CG, the following action could be made:
Move to recommend approval of the rezoning to the Commercial-General zoning
district.
If the Commission prefers that the CH zoning remain in place, the following action could be
made:
Move to recommend denial of the requested rezoning.
Attachments
1. Document List
2. Applicant Narrative
3. Conceptual Site Plan
4. Growth and Development Map
5. Zoning Map
Project: LR-19-260 – 3672/3692 Pinto Rezoning
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 9/5/19 9/5/19 4 Yes Yes
Deposit 9/5/19 9/5/19 1 $2000
Narrative 9/5/19 9/4/19 1 Yes Yes
Concept Plan 9/5/19 9/4/19 1 Yes Yes
Documents from Staff/Consultants/Agencies
Document Document
Date
# of
pages
Electronic Notes
Jim Stremel, Engineer comments 9/12/19 1 Yes Review comments to initial submittal
Ben Schneider, Complete letter 9/19/19 2 Yes
Notice
Public Comments
Document Date Electronic Notes
DESIGN
September 4, 2019
Application for Planning Consideration
Narrative Request for Rezoning
3672 and 3692 Pinto Drive
We are requesting that the current zoning for the addresses listing above be modified from the
current zoning Commercial -Highway (CH) — District to Commercial — General (CG) District.
The purpose of this request is to allow for a self -storage facility to be developed on the site.
We feel that this rezoning will not negatively impact the immediate area or the City of Medina as
a whole for the following reasons:
1. The two commercial zoning districts (existing and proposed) are similar in terms of the
uses and standards they both permit with the exception of the conditional uses which
require additional approval.
2. The immediately adjacent properties are also zoned Commercial — General (CG)
District and therefore would be more compatible with the rezoned parcel than the
current zoning district classification.
3. The current CH zoning does not necessarily work for this parcel because of the adjacent
railroad tracks and the separation between the subject property and the highway.
4. The proposed use will be compatible with the surrounding buildings and their uses.
We are including a preliminary Concept Site Plan showing the proposed project and feel
strongly that this will be a positive addition to the area, compatible with adjacent uses, and will
enhance the site and the City as a whole.
Thank you for your consideration of this matter.
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87 TOTAL STORAGE UNITS
MEDINA SELF -STORAGE
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DATE: 09-04-19
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WILLOW DRWILLOW DRHUNTER DR")55
Katrina
Independence
Mooney
School
Peter
Spurzem
Holy Name
Half Moon
Wolsfeld
Krieg
Winterhalter
Miller
Thies
Ardmore
Map 5-4Development and Growth Plan
0 0.5 10.25 Miles
Map Date: October 2, 2018
Legend
Future Land Use
Low Density Residential
Medium Density Residential
High Density Residential
Mixed Residential
Uptown Hamel
Commercial
Business
Wetland Locations
Wetland Locations
HIGHWAY 55
")55
")24
")19
")101
")116
")11
")24
")19
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H A M E L R D
M E D IN A R D
PIONEER TRL
TAMARACK DRWILLOW DRHACKAMORE RD
ARROWHEAD DRH
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CHIPPEWA RD
HUNTER DRPARKVIEW DRBROCKTON LN NMEANDER RD
EVERGREEN RD
BROCKTON LN NCHIPPEWA RD
WILLOW DRWILLOW DRHUNTER DR")55
Katrina
Independence
Mooney
School
Peter
Spurzem
Holy Name
Half Moon
Wolsfeld
Krieg
Winterhalter
Miller
Thies
Ardmore
Map 5-3Future Land Use Plan
0 0.5 10.25 Miles
Map Date: October 2, 2018
Legend
Future Land Use
Rural Residential
Agricultural
Future Development Area
Low Density Residential
Medium Density Residential
High Density Residential
Mixed Residential
Uptown Hamel
Commercial
Business
Rural Commercial
Institutional
Private Recreational
Park, Recreational, and Open Space
Closed Sanitary Landfill
Katrina
Independence
Medina
Spurzem
Peter
School Lake
Holy Name
Half Moon
Wolsfeld
Mooney
Winterhalter
Krieg
Miller
Thies
Ardmore
Hidden Lake
HAMEL
PIO
N
EE
R
H
O
M
E
S
T
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A
DTOM AHAWKCHIPPEWA
PARKVIEWWILLOWCOUNTY ROAD 19COUNTY ROAD 101COUNTY ROAD 116MEDINAMOHAWKNAVAJO
HIGHWAY 55
TOWNLINETAMARACKCHESTNUT
COUNTY ROAD 24 ARROWHEADHUNTERCHEYENNE BROCKTONCOUNTY ROAD 11
CLYDESDALE
HOL
Y NAMEHACKAMORE
H O L L Y B U S H
EVERGREEN
MORNINGSIDE
H A M E L
C LY D E S D A L ECOUNTY ROAD 19WILLOWHIGHWAY 55
PI
ONEERCOUNTY ROAD 24
CHIPPEWA
ARROWHEADCOUNTY ROAD 19WILLOWHIGHWAY 55
M E D I N A M E D IN A
HAMEL
WILLOWTAMARACKHUNTERZoning Map
0 0.25 0.5 0.75 1Miles
Map Updated: July 5, 2019Current to Ordinance #649
(Non-Residential)
Please contact the Planning Department (763-473-4643) for more information regarding property within PUDs (Planned Unit Developments)
PUD (Non-Res)
Legend
Residential - see reverse
Rural Residential-2 (RR-2)
Rural Public/Semi-Public (RPS)
Business Park (BP)
Business (B)
Industrial Park (IP)
Commercial-Highway (CH)
Commercial Highway-Railroad (CH-RR)
Commerial-General (CG)
Rural Business Holding (RBH)
Rural Commercial Holding (RCH)
Sanitary Landfill (SL)
Uptown Hamel (UH)
Commercial-Neighorhood (CN)
Public/Semi-Public (PS)
Katrina
Independence
Medina
Spurzem
Peter
School Lake
Holy Name
Half Moon
Wolsfeld
Mooney
Winterhalter
Krieg
Miller
Thies
Ardmore
Hidden Lake
HAMEL
PIO
N
EE
R
H
O
M
E
S
T
E
A
DTOMA HAWKCHIPPEWA
PARKVIEWWILLOWCOUNTY ROAD 19COUNTY ROAD 101COUNTY ROAD 116MEDINAMOHAWKNAVAJO
HIGHWAY 55
TOWNLINETAMARACKCHESTNUT
COUNTY ROAD 24 ARROWHEADHUNTERCHEYENNE BROCKTONCOUNTY ROAD 11
CLYDESDALE
HOL
Y NAMEHACKAMORE
H O L L Y B U S H
EVERGREEN
MORNINGSIDE
HAMEL
C LY D E S D A L ECOUNTY ROAD 19WILLOWHIGHWAY 55
PI
ONEERCOUNTY ROAD 24
CHIPPEWA
ARROWHEADCOUNTY ROAD 19WILLOWHIGHWAY 55
M E D I N A M E D IN A
HAMEL
WILLOWTAMARACKHUNTERZoning Map(Residential)
0 0.25 0.5 0.75 1Miles
Please contact the Planning Department (763-473-4643) for more information regarding property within PUDs (Planned Unit Developments)
Map Updated: July 5, 2019Current to Ordinance #649
Legend
Non-Residential (see reverse)
Agricultural Preserve (AG)
Rural Residential (RR)
Rural Residential 1 (RR1)
Rural Residential 2 (RR-2)
Rural Residential-Urban Reserve (RR-UR)
Suburban Residential (SR)
Urban Residential (UR)
Single Family Residential (R1)
R1 - rezoning pending
Single and Two-Family Residential (R2)
R2- rezoning pending
Residential-Mid Density (R3)
Multiple Family Residential (MR)
Planned Unit Development (PUD)
Residential-Multiple Family (R4)
Uptown Hamel (UH)
1
CITY OF MEDINA 1
PLANNING COMMISSION 2
DRAFT Meeting Minutes 3
Tuesday August 13, 2019 4
5
1. Call to Order: Chairperson Reid called the meeting to order at 7:00 p.m. 6
7
Present: Planning Commissioners Aaron Amic, Peter Galzki, Beth Nielsen, Cindy Piper, 8
Robin Reid, and Rashmi Williams. 9
10
Absent: Planning Commissioner Kerby Nester. 11
12
Also Present: City Planning Director Dusty Finke and Planning Intern Ben Schneider. 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 recently and directed staff to continue the research on 21
setbacks related to decks. He stated that the Council also opened a public hearing related to 22
the issuance of conduit bonds which will be continued at the August 20th meeting. He noted 23
that the Council also discussed a study group requested by the Hamel Fire Department. He 24
stated that the Council also discussed plans and specifications for a quiet zone crossing. He 25
advised that the City picnic will take place the following night at the Mayor’s home and 26
Celebration Day will take place on September 21st. 27
28
4. Planning Department Report 29
30
Finke provided an update. 31
32
5. Public Hearing – 1582 Homestead Trail – Megan and Tim Elam – 33
Conditional Use Permit and Variance for Accessory Dwelling Unit and 34
Accessory Structures 35
36
Schneider presented a request for two Conditional Use Permits (CUP) and a variance. He 37
stated that the applicants have a 34-acre rural residential lot that current has an existing home, 38
stand alone garage, gazebo, and child’s playhouse. He noted that there was a second home on 39
the property that was demolished prior to the applicant’s purchasing the property. He 40
provided details on the proposed accessory dwelling unit and cabana proposed. He noted that 41
one CUP would be required for the accessory dwelling unit and the second CUP would be 42
required for the other accessory structures on the property. He provided details on the 43
stormwater management that would be required in return for the additional hardcover on the 44
site. He noted that the variance would be required because of the requested size of the 45
accessory dwelling unit. He noted that because there was a second dwelling on the property 46
previously, it could be reasoned that is a unique circumstance. He stated that because of the 47
large size of the lot, the property could be subdivided into two lots to support the request and 48
therefore if two homes could exist on the lot that would be in harmony with the zoning 49
ordinance. He stated that staff received an email the previous day from the property owners 50
at 1492 Homestead who expressed support for the requests. 51
2
52
Nielsen asked if the option to subdivide was reviewed. 53
54
Schneider explained that it would be easier said than done to subdivide and meet setbacks 55
because of the desired locations. He noted that the applicants also desire the property to 56
remain one lot. 57
58
Finke explained that the property owners would like to hold the property as one parcel rather 59
than subdividing, which maintains the rural character. 60
61
Tim Elam, applicant, stated that they are asking for a positive recommendation on the CUP’s 62
and variance request. He stated that when they purchased the lot, they thought it would be 63
easy to build another home because of the previous second home that existed on the property. 64
He stated that his intention is not to subdivide as they would like the property to remain under 65
their ownership as 34 acres. He stated that they intend on residing on the property for many 66
years. 67
68
Amic asked how the previous second home was constructed. 69
70
Finke noted that two permits were issued previously, one for each home that existed. 71
72
Tim Haislet, 1562 Homestead Trail, asked for additional input on the ordinance language 73
related to the previously existing second home. 74
75
Finke provided additional background on the history of the ordinance. He noted that the 76
practices of the City may have been different as there are a number of properties in Medina 77
that have guest quarters. 78
79
Reid opened the public hearing at 7:20 p.m. 80
81
Amy Allworth, 1602 Homestead Trail, provided a petition with the names of 10 adjoining 82
property owners that support the requested variance and CUP’s presented tonight. She read 83
aloud the names and addresses of those residents on Homestead Trail that support the 84
requests. 85
86
Reid closed the public hearing at 7:22 p.m. 87
88
Finke stated that the ordinance would have permitted a parcel over 40 acres to have two 89
principal structures and provided an example of another property that has two homes. 90
91
Nielsen asked why an 18,000 square foot home that was constructed in the 1990’s was torn 92
down. 93
94
Piper replied that the home was in bad shape and mechanically was not working and therefore 95
needed to be torn down. 96
97
Galzki commented that he did not see a problem granting the CUP’s or variance as this is a 98
unique situation where the City had provided previous approval for two homes. He stated 99
that in looking at the size of the allowable accessory dwelling, this property is very large and 100
therefore the proposed size is comparable. 101
102
Nielsen stated that she has no opposition to the requests. 103
104
3
Williams confirmed consensus. 105
106
Amic noted that he is not opposed. 107
108
Piper commented that this is a great idea. She asked if the property would be able to 109
subdivide in the future, should the owners wish to sell the property. 110
111
Finke stated that there may be some challenges to subdivide the property with the two homes 112
in the future. He noted that the accessory dwelling could be demolished in order to 113
subdivide, if that was the intent. 114
115
Reid commented that this request fits the variance criteria as the circumstances are unique to 116
the property and not caused by the landowner. 117
118
Motion by Galzki, seconded by Piper, to recommend approval of the Conditional Use 119
Permits and Variance request subject to the conditions listed in the staff report. Motion 120
carries unanimously. (Absent: Nester) 121
122
Finke noted that the intent would be to move this forward to the City Council at their 123
September 3rd meeting. 124
125
6. Public Hearing – Ordinance Amendment – Chapter 8 of the City Code Related to 126
Residential Setbacks, Required Yards and allowed Encroachments 127
128
Finke stated that this is a continuation of a discussion the began the previous month related to 129
setbacks and decks. He stated that the draft ordinance was created from that discussion and 130
includes three primary changes. He stated that the changes include allowances for 131
encroachment into the larger setbacks adjacent minor collector roadways and changes to the 132
setbacks adjacent minor collector roadways. He noted that the changes would be applied to 133
every non-rural residential district. He stated that it is uncommon for communities to have 134
these larger setbacks adjacent collector roadways and therefore the allowed encroachment 135
could be seen as more similar to other communities. He noted that a number of communities 136
also allow decks as an encroachment much further into the setback, up to within five feet of 137
the property line. He stated that staff proposes an increase of the setback along minor 138
collector roadways from 35 feet to 40 feet in the R-1 and R-2 districts. He explained that this 139
would allow the homes to stay setback while allowing the decks to encroach within. He 140
noted that two properties would become nonconforming with that change. He stated that the 141
third change to the ordinance would be more technical, amending the encroachment section 142
to allow window wells as encroachment within the setback but not within drainage and utility 143
easements. He stated that currently bay windows are allowed to encroach, but only in the 144
rear setback. He noted that there has been some interest in bay windows in the front setback, 145
and therefore that could be a discussion as well. He stated that there have been a number of 146
cases where properties were limited on their ability to construct decks adjacent wetland buffer 147
setbacks. He provided additional information on the required wetland buffer and setback, 148
noting that a home would be setback between 40 and 50 feet of the wetland. He explained 149
that the purpose of the wetland setback is different than the purpose of the roadway setback 150
and therefore it did not make sense to include wetland setbacks for this allowed 151
encroachment. He noted that as proposed only decks would be allowed to encroach. 152
153
Reid asked if the revised ordinance would allow the property owners that came forward the 154
previous month to build their deck. 155
156
Finke commented that he believed that this change would allow that activity. 157
4
158
Reid stated that the lot depth is being increased and asked if developers would be dismayed to 159
find the change in lot depth. 160
161
Finke replied that there have not yet been those discussions. He explained that the lot would 162
need to be deepened in order to have a building pad for the home with the changes to setback. 163
164
Reid stated that overall more modulation should be required on the back of walkout units but 165
noted that would be a different discussion. 166
167
Reid opened the public hearing at 7:47 p.m. 168
169
Matthew Cole stated that this has been an interesting process and appreciated everyone’s 170
time. He stated that he is happy with the changes as proposed and thanked the Commission 171
for its consideration. 172
173
Reid commended staff for the great job in finding this solution. 174
175
Piper also thanked staff for their hard work. 176
177
Nielsen commented that this would not prohibit a deck from being constructed on the ground, 178
which could be more intrusive. 179
180
Reid asked how a ground level deck and patio could be differentiated. 181
182
Finke stated that staff actually viewed it the opposite. He stated that this would allow for 183
encroachment from a main level deck but would not allow encroachment from a second story 184
deck. He explained that staff viewed a second story deck as more looming and intrusive. He 185
confirmed that a deck would be allowed from the ground level, or main level from the back. 186
187
Reid closed the public hearing at 7:53 p.m. 188
189
Motion by Nielsen, seconded by Piper, to recommend approval of the ordinance as written. 190
Motion carries unanimously. (Absent: Nester) 191
192
Finke noted that this item will also be presented at the September 3rd City Council meeting. 193
194
7. Approval of the July 9, 2019 Draft Planning Commission Meeting Minutes. 195
196 Motion by Galzki, seconded by Williams, to approve the July 9, 2019, Planning 197
Commission minutes with noted changes. Motion carries unanimously. (Absent: Nester) 198
199
8. Council Meeting Schedule 200
201
Finke advised that the Council will be meeting the following Tuesday and Galzki volunteered 202
to attend in representation of the Commission. 203
204
9. Adjourn 205
206
Motion by Reid, seconded by Galzki, to adjourn the meeting at 8:00 p.m. Motion carried 207
unanimously. 208