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04-14-2020 Planning Commission Packet
POSTED AT CITY HALL April 10, 2020 PLANNING COMMISSION AGENDA TUESDAY, APRIL 14, 2020 7:00 P.M. Meeting to be held telephonically/electronically pursuant to Minn. Stat. Sec. 13D.021 Call-in Information: 612-517-3122 (Conference ID 460 397 077#) Electronic access (via Microsoft Teams): link available at https://medinamn.us/pc 1. Call to Order 2. Public Comments on items not on the agenda 3. Update from City Council proceedings 4. Planning Department Report 5. Lennar (US Home Corporation) – PID 11-118-23-12-0004 – PUD Concept Plan for development of 138 townhomes on approximately 20 net acres 6. Cris & Jim Stetler – 1832 Medina Rd – Conditional Use Permit for construction accessory structure in excess of 5000 square feet 7. Approval of March 10, 2020 Planning Commission Minutes 8. Council Meeting Schedule 9. Adjourn Planning Department Update Page 1 of 2 April 7, 2020 City Council Meeting MEMORANDUM TO: Mayor Martin and Members of the City Council FROM: Dusty Finke, Planning Director; through City Administrator Scott Johnson DATE: April 2, 2020 SUBJ: Planning Department Updates – April 7, 2020 City Council Meeting Land Use Application Review A) 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. At the March 17 meeting, the Council directed staff to prepare a resolution conditionally approving the amendment and directing staff to submit for Met Council review. Staff intends to present the resolution to the Council at the April 1 meeting. B) 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 shop north of Highway 55, west of Willow Drive (PIDs 04-118-23-21-0001 and 04-118-23-24-0001). The Planning Commission held a public hearing at the November 12 and March 10 meetings and recommended approval. The City Council reviewed on December 3 and March 17 and directed staff to prepare documents for approval. Staff intends to present the documents to City Council on March 17. C) Meadow View Townhomes– north of Highway 55, west of CR116 – Lennar has requested review of a Planned Unit Development (PUD) concept plan for development of 138 townhomes south of Fields of Medina. A public hearing has been scheduled for the April 14 Planning Commission meeting. D) Stetler Barn CUP – 1832 Medina Road – Chris and Jim Stetler have requested a Conditional Use Permit for construction of a 12,300 square foot barn and riding arena. Staff is conducting preliminary review and will schedule a public hearing when complete, potentially at the April 14 meeting. E) Charlie’s Restaurant– 172 Hamel Road – Steve and Richard Andres have requested approval of a Site Plan Review and Conditional Use Permit for Charlie’s Restaurant. The proposed restaurant would be predominantly take-out food and constructed with shipping containers. Staff is conducting preliminary review and will schedule a public hearing when complete, potentially at the May 12 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. Staff is conducting a preliminary review and will schedule a public hearing when complete, potentially at the May 12 meeting. 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. The application is incomplete for review, and the City has requested additional materials. H) OSI Expansion – Arrowhead Drive, north of Highway 55 – Arrowhead Holdings (real estate company for OSI) has requested approval of a site plan review and preliminary plat to construct an Planning Department Update Page 2 of 2 April 7, 2020 City Council Meeting expansion to the existing building and parking lot at 4101 Arrowhead Drive. The plat proposes to increase the size of the main lot and decrease the size of the outlot to the north. The Planning Commission held a public hearing at the December 10 meeting and recommended approval. The City Council approved the requests on March 17. Staff will now await final plat application. I) Johnson ADU CUP, 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. J) 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) Covid-19 work from home transition – Staff has been transitioning to primarily working from home. Most department activities have been able to proceed fairly well. Staff has been working diligently to keep building permits processing as efficiently as possible. Permits such as reroofs and furnace replacements are now able to be processed fully electronically. Permits that require plan review by the City’s consulting building official are being processes partially via mail and partially electronically. B) Polaris Administrative Site Plan Review– Polaris has requested review of an administrative site plan review for a small entry/lobby addition on their building at 2100 Highway 55. The request has been reviewed and appears to meet relevant requirements and falls within the threshold for administrative review. The applicant may now proceed to building permit. C) Tamarack Drive study – An online survey is being conducted (https://medinamn.us/tamarack/) for residents to express design preferences and share other ideas. The City will also hold a virtual open house on April 14 (https://wsbeng.zoom.us/j/565999193 Meeting ID: 565 999 193). D) Hackamore Road Preliminary Design – the City Engineer has begun work on the Hackamore design. Traffic counts were conducted prior to Covid-19 related closures. E) Diamond Lake Regional Trail – Three Rivers Park District intends to present to the City Council on April 21 to discuss the alternatives which they will include in their public participation process over the summer. F) Potential parkland acquisition – staff prepared information for Council review related to the potential purchase of land for park purposes. Council is scheduled to hold a closed session on April 7. G) Hennepin County Covid-19 business resource forum – I attended a teleconference coordinated by Hennepin County where various agencies discussed programs available to support businesses affected by Covid-19. TO: City Council FROM: Jason Nelson, Director of Public Safety, Through City Administrator Scott Johnson DATE: April 3, 2020 RE: Department Updates I first want to thank the Mayor, City Council along with the City Administrator for allowing me to be the next Director of Public Safety for the city of Medina. It will be an honor and privilege to serve the citizens of Medina. With Director Belland leaving, I will have big shoes to fill but I am definitely ready for the challenge. On Tuesday March 31st, Director Belland had his last day with the Medina Police Department. As we sat and reflected on his years of service it was apparent that he was happy with his career and the direction that it went. Director Belland was a great mentor to me and will be deeply missed. We will reschedule his retirement party as time allows. On Wednesday April 1st, Kevin Boecker and I started our new positions and we will be working side by side to keep things going without any interruptions. We are very busy with the COVID-19 issues that are coming up daily and will continue to work with our neighboring departments to ensure that we are as prepared as possible. I have been working with the Lakes Area Emergency Management group and continue to work on staffing plans. We have also joined forces with the North and South Emergency Management groups in an effort to expand our staffing plans countywide if needed and are tracking all personnel and personal protective equipment on a daily basis as we are preparing for the peak of the outbreak to hit in mid to late April. We have seen a spike in mental health and domestic violence calls. This is not just in our community; it is county wide. These calls are dangerous, and we are handling them with less personnel than we would like. We have adjusted our patrol schedules and are at minimum staffing levels 24 hours a day trying to preserve our personnel and minimize contact with the general public. We are getting backup assistance from our surrounding agencies and we are doing the same for them. We have changed how we respond to medical calls, calls for service and report calls in an effort to not expose personnel to the public as much as possible. These are unprecedented times and there is no manual that gives us all the answers. The area Chiefs are leaning on each other and operating and functioning well under our emergency operational plans MEMORANDUM that at least give us a foundation to work from. I am in weekly contact with our four fire departments and they too are all working together to ensure that they have plans in place to assist one another as this pandemic moves forward. Rest assured we are as prepared as we can be. Patrol: Patrol Updates 03/17/2020 through 03/31/2020 Patrol Activities – Between the dates of March 17, 2020 through March 30, 2020 our officers issued 30 citations and 52 warnings for various traffic violations. There was only one accident reported, 6 medicals, 9 suspicious calls, and 10 assists to other agencies. Traffic numbers are lower than usual partly because of the lack of traffic due to the Executive Orders in place and partly due to the recommendation to limit public contact when possible to avoid exposure to COVID-19. There were 8 overweight trucks stopped on City roadways. Four resulted in the drivers being issued a citation and four were civil overweight violations where the companies were issued fines for the truck being overweight. On 03/17 Officer Converse overheard Hennepin County Deputies being dispatched to an attempt to locate on a domestic assault suspect that was believed to be driving eastbound on Highway 55 from the city of Rockford in an older model Honda Accord. Officer Converse monitored the highway and a short time later the suspect vehicle passed by him eastbound. With assistance from Plymouth Police, Officer Converse stopped the vehicle and placed the suspect under arrest. Officer Converse transported the suspect to the Wright County border where he was turned over to Wright County Deputies. On 03/26 Officer McGill and Boecker responded to a vehicle fire in the parking lot of Holiday located at 200 Highway 55. Upon arrival a vehicle was found parked directly in front of the business and the engine compartment was fully engulfed. Hamel Fire Department responded and was able to extinguish the fire. The vehicle was a total loss and the building did sustain some smoke damage. On 03/27 Officer Scharf responded to a reported personal injury accident in the 1100 block of Jubert Trail. Upon arrival he learned a juvenile was learning to back up a vehicle in the driveway under parent supervision. The juvenile hit the gas on the car and backed the car down the driveway, across the street, up the driveway of the neighbor across the street and through the closed garage door and into the neighbor’s garage. The crash caused significant damage to the neighbor’s house, the vehicle which was inside the garage at the time, and other items that were in the garage. On 03/31 Officer McGill responded to a reported grass fire in the 1800 block of Morgan Road. Upon arrival it was determined a homeowner was burning in violation of the DNR restrictions that were in place resulting in an out of control grass fire. Hamel Fire Department was able to extinguish the fire and have since forwarded an invoice requesting compensation for equipment and firefighter response to the fire. The case will be forwarded to the Medina Prosecuting Attorney for charging considerations along with seeking restitution for Hamel Fire Department. Investigations: Investigating an employee theft from a business. An ex-employee bought numerous cell phones on the company account and then sold the phones on social media sites. The suspect is known, and the investigation is on-going. Investigating a case of identity theft. The victim found out someone started a business in their name. I obtained an administrative subpoena for an email account that was associated with the business. I learned the email account was started last year in Florida and remained inactive until January of 2020. The IP addresses with the account were associated with various cities in the southern US. Investigation is on-going Executed a search warrant on a subject for a buccal swab. The subject’s DNA was found at a burglary scene from August 2019. The subject’s DNA was submitted to the Hennepin County Crime Lab for testing. There are currently (9) cases assigned to investigations. MEMORANDUM TO: City Council, through City Administrator Scott Johnson FROM: Steve Scherer, Public Works Director DATE: April 2, 2020 MEETING: April 7, 2020 SUBJECT: Public Works Update STREETS • The streets are most vulnerable in the next two weeks as it warms up and the frost goes out. Police have been enforcing the weight limits as we work towards the removal of the postings. This is always a painful process for the builders as we go through this each year. • The Hackamore design project is moving forward with WSB leading the charge. I think at some point we will have issues trying to fit everything into the existing ROW on this project. • Street sweeping is scheduled to begin the first week in April. This is a contracted service, so the date is sometimes a moving target due to weather and breakdowns. • Public Works has been crack sealing the streets. We have had a good season with dry cool weather keeping the cracks open for a longer period of time allowing us to get the work completed. WATER/SEWER/STORMWATER • Public Works is making headway repairing malfunctioning meters in the water system. Staff will follow up with each meter out there, but we are limited on what we can do at this point with social distancing. • With the coronavirus upon us, public works has made some changes to how we operate in order to keep segregation between Greg Leuer, our water operator, and the rest of the crew in case one of us becomes infected and quarantined. I am also keeping to myself working from home and working in my truck to allow me to operate the system if Greg or someone else becomes infected. PARKS/TRAILS • The parks are being used more than ever right now as more and more residents are working from home or unemployed. • I met with our new grounds and maintenance contractor this week. I am confident his company will do a great job mowing the parks and building areas. He plans to begin spring cleanup soon. PERSONNEL • The full-time Public Works Maintenance Technician job offer is in your packet. We have a great candidate and I am eager to get him on board to start his career here at Medina. With the segregation of duties within public works, having a person available to help with street work is even more important. Lennar – Meadow View Townhomes Page 1 of 8 April 14, 2020 PUD Concept Plan Planning Commission Meeting MEMORANDUM TO: Planning Commission FROM: Dusty Finke, Planning Director DATE: April 9, 2020 MEETING: April 14, 2020 Planning Commission SUBJ: Public Hearing – US Home Corp. (Lennar) – Meadow View Townhomes – N of Hwy 55 – S of Meander Rd., W of CR116 – Planned Unit Development (PUD) Concept Plan Review Deadline Application Received: March 30, 2020 Review Deadline: May 29, 2020 Summary of Request Lennar (US Home Corporation) has requested a Planned Unit Development (PUD) Concept Plan Review for a proposed 138-unit townhome development south of Meander Road, west of CR116 and north of Hwy 55. An aerial of the site and surrounding property can be found below. The aerial shows existing land uses and describes planned land uses as follows: Subject property is approximately 20 net acres and is currently farmed The Fields of Medina neighborhood is located to the north and zoned R2 Property to the south and west is guided for future Commercial development Lennar – Meadow View Townhomes Page 2 of 8 April 14, 2020 PUD Concept Plan Planning Commission Meeting The site includes a large wetland to the east and south of the existing field. There are also areas in the field which have been designated as wetland. Comprehensive Plan The subject site is a portion of a larger property which extends to Highway 55. The larger property is guided for commercial development nearer Highway 55 and Medium Density Residential (MDR) in this location. MDR is planned for development at a net density of 5-7 units/acre. The applicant’s concept proposes to occupy the MDR portion of the site, leaving the commercial property to be split off for future development. The property is staged for development at this time. Staff has attached the Vision and Community Goals, the general land use principles and objectives of residential land use from the Comprehensive Plan. The criteria for reviewing a PUD include determining whether the PUD meets these objectives better than a development following the general ordinance standards. The subject site was part of a larger tract from which the Fields of Medina neighborhood was developed in 2012. A townhome development at this approximate density was contemplated within the “Stage I Master Plan” when the property was subdivided at that time. When the City updated is Comprehensive Plan between 2017-2018, this portion of the property was guided MDR consistent with previous planning. 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 action and the feedback is purely advisory. 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. Lennar – Meadow View Townhomes Page 3 of 8 April 14, 2020 PUD Concept Plan Planning Commission Meeting 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. Proposed Site Layout The concept plan identifies a total of 138 townhome units of two designs. The units in the eastern portion of the site are 5-unit rowhomes (applicant refers to them as CMS) and the units in the western portion are 4-unit back-to-back (applicant refers to them as CMA). The applicant proposes an open space corridor running through the center of development east-to-west. This corridor includes a trail connection through the entire neighborhood. The R3 (Mid Density Residential) zoning district is intended to implement development in the MDR land use. The proposed concept plan is consistent with most requirements of the R3 zoning district. 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. The following compares the concept to the R3 district requirements. It appears that the applicant seeks flexibility to reduce the setback from the buildings to the private road as part of the PUD request. R3 Requirement Proposed Townhomes Minimum Net Area per Unit 6,222 s.f. 6,240 s.f. Maximum Net Area per Unit 8,700 s.f. 6,240 s.f. Minimum Setback from Perimeter 20 feet 40 feet Local Road Setback (Meander and Tamarack) 40 feet 40 feet Private Road Setback 25 feet 25 feet to curb Minimum Distance Between Buildings 30 feet 30 feet Max. Hardcover – total Excluding wetlands and ponds 50% 65% Not indicated The applicant proposes a density of 7 units/acre, the top of the density range within the MDR land use. The R3 district permits townhome development on a range from 5-7 units/acre. Density up to 5.5 units/acre is allowed by default, and “bonus density” is allowed up to a maximum of 7 units/acre if the following features are provided: Affordable housing (up to +1.5 units/acre) Low Impact Development/LEED certification (up to + 1 unit/acre) Sound suppression between units (+0.5 unit/acre) Oversized garages (+0.25 units/acre) Open space and recreational facilities (+0.25 units/acre) Lennar – Meadow View Townhomes Page 4 of 8 April 14, 2020 PUD Concept Plan Planning Commission Meeting The applicant has indicated that they intend to include sound suppression between units and provide the open space corridor and trails throughout the neighborhood. Under standard R3 zoning, these would increase the max density to 6.25 units/acre (or approximately 125 units). The applicant has also indicated that they are in discussions with the West Hennepin Area Land Trust to reserve some of the units at more affordable price point. If the City supports the PUD zoning, the allowed density could be allowed anywhere in the 5-7 units/acre range. For example, the City could decide that other benefits through the PUD justify the higher end of the allowed range. The applicant has also indicated that they are requesting flexibility from the City’s minimum 400 square foot garage requirement for townhomes. The City recently reviewed this requirement and reduced the minimum size from 440 square feet to 400. If the development does not proceed with a PUD, the garages of the CMS rowhomes would need to be enlarged either by converting living space into garages or increasing the footprint size. During review, staff suggested that the site plan be updated to reduce the number of times the trail and greenspace are broken up with roadways. One possibility would be to shift the western townhomes to the south and shift the greenspace north of these units. Architectural Design Renderings of the proposed townhomes are attached, although formal elevations were not submitted for review. Lennar has indicated that architectural design will be similar to the townhome in the Enclave neighborhood. The minimum standards of the R3 district include: Accent materials – minimum of 20% of any façade facing a street shall be accent material Garage door elements – if garage doors occupy more than 50% of horizontal façade, additional elements are required Building modulation – buildings are required to be modulated at least once per 50 feet. This may include varying building height, building setback, building orientation, roof pitch, roof design, or significant differences in building materials/design. Tree Preservation, Buffer Yard and Landscaping The subject site is almost entirely farmed and there are almost no trees. The concept plan does not include landscaping details, but the narrative states that “landscaping is also proposed throughout the site to soften building appearances and create enhanced streetscapes.” The minimum landscaping requirements of the R3 district are based on the perimeter of the development site and requires a minimum of 99 overstory trees, 49 ornamental trees, and 148 shrubs A bufferyard with an opacity of 0.2 is required along Meander Road beyond minimum landscaping requirements. The City could consider requiring architectural, landscaping, berming and other elements beyond the minimum standards if the project were to continue as a PUD. Lennar – Meadow View Townhomes Page 5 of 8 April 14, 2020 PUD Concept Plan Planning Commission Meeting Wetlands and Floodplain A large wetland is located east and south of the subject site. Narrow “fingers” of this wetland extend north into swales in the farmed portion of the property as well. The concept plan shows approximately 4,860 square feet of wetland impacts. These impacts are proposed on the ends of the comparatively lower quality narrow wetlands which extend into the farmed portion of the site. Any impacts will be subject to separate Wetland Conservation Act review. The large wetland is classified as a Manage 1 wetland, requiring an average buffer 30 feet in width. The narrow wetland extensions would require narrower buffers. The concept plan identifies a 20-foot buffer, but it appears that there is sufficient area to expand this to 30-feet as required. A floodplain is located within and adjacent to the large wetland to the east and south of the subject property. Elm Creek Watershed has modeled this floodplain at an elevation of 980.4. It does not appear that the development would impact any floodplain areas. Transportation The concept plan identifies two entrances to the neighborhood. One entrance is proposed on Meander Road, at the existing intersection with Jubert Drive. A second entrance is proposed on the west of the site to future Tamarack Drive. Staff recommends that the applicant submit information necessary to determine if any improvements such as turn lanes are necessary on Meander Road to support the development. The applicant proposes all private streets throughout the development. The City’s past practice has been to encourage private roadways in the interior of townhome developments. Street maintenance, especially snow plowing, is a challenge on streets with a lot of townhome driveways. Depending on the scale and layout of a development, staff believes there may be some situations in which a main roadway through a development should be public, connecting other private roads which provide access to individual units. In this case, staff find it appropriate for all streets to be private as proposed. The Planning Commission and Council can provide feedback. The City is currently completing a transportation study for area of future Tamarack Drive, which is planned to extend north and south of Highway 55 to serve the subject site and other development property in the vicinity. Public engagement is currently underway, including an online survey and virtual open house on April 14 from 5-6:45 p.m. at medinamn.us/tamarack/ Any future application will need to accommodate the improvements contemplated in the Tamarack Drive study. This would include the dedication of right-of-way and easements, construction of portions of the required improvements at the time of development, and contributions towards broader improvements which serve the development, but which will likely be phased in the future. Most significantly, turn lane and traffic signal improvements at Highway 55/future Tamarack Drive are anticipated to serve the development, but also other sites. The means to secure this site’s contribution towards the cost of these improvements will be secured at the time of formal application. Lennar – Meadow View Townhomes Page 6 of 8 April 14, 2020 PUD Concept Plan Planning Commission Meeting It is likely that Tamarack Drive between Meander Road and Highway 55 will be phased and constructed in pieces along with adjacent development. In the meantime, Meander Road would provide access for the development. The Tamarack Drive study will include information on how the improvements will need to be phased to limit capacity impacts on Meander Road. Sewer/Water The applicant proposes to extend watermain from the northeast and northwest corners of the site and loop them through the development. The applicant also proposes to stub the water main to the southwest corner of the site. This stub will be extended through the commercial development to the south and to the main trunk line along Highway 55. Sewer is proposed to flow east through the site and connect to the existing sewer trunk line at the northeast corner of the site. The City Engineer has provided comments on the conceptual utility plan, which are attached for reference. Stormwater/LID Review/Grading Review The Concept Plan does not include details on grading or stormwater management. Any development proposal would ultimately be subject to relevant stormwater standards. The City prohibits lawn/landscaping irrigation from using City water. An irrigation system may be installed with reuse of stormwater from the ponds. If necessary, a private well can supplement the pond water. Park Dedication Park dedication for the entire property was required when the portion which now contains the Fields of Medina neighborhood was platted. 10% of the buildable portion of the entire property was deeded to the City for the Park at the Fields of Medina. The applicant proposes a system of trails through the neighborhood and along the eastern side of future Chippewa Road. The applicant has indicated that they will construct these trails regardless, but would grant them to the City as public trails as additional benefit for the PUD, if the City desires the trails to be public. Staff would recommend that the trails be a minimum of 8-feet in width. Staff would also recommend that the green space be designed to accommodate recreational opportunities along the corridor such as open field space and potentially play equipment to create a linear park. The Park at the Fields of Medina will provide the main park amenities for the neighborhood, but staff believes smaller opportunities more conveniently located within the neighborhood would be a benefit. Staff intends to present this question to the Park Commission at their 4/15 meeting, but the Planning Commission is welcome to provide feedback as well. Having the trails as public would secure access for residents who live outside of the neighborhood. The trail could provide a nice loop when combined with the trails in the Park at the Fields of Medina and the trail along Meander Road. On the other hand, future maintenance and replacement costs would become City responsibility. Even if the trails are private, there is a chance that the HOA may choose to not restrict access to the public. Lennar – Meadow View Townhomes Page 7 of 8 April 14, 2020 PUD Concept Plan Planning Commission Meeting Public Comments Staff has received four comments from nearby property owners. The comments are in general opposition to development at the planned density and raise concerns with potential strain on the transportation and school systems. Review Criteria/Staff Comments 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 pages 2-3), the Comprehensive Plan, and other City policies. The PUD process allows flexibility to the general zoning standards to result in a more desirable development than would be expected through strict adherence to the requirements, which in this case are the R3 requirements. The process provides flexibility which is ultimately at the discretion of the City. Such flexibility often cuts in both directions, certain aspects of the development may not meet the general standards while other exceed minimum standards. The flexibility provides the opportunity for collaboration in site design because the City can request adjustments which may be seen as preferred, but would not be required under general standards. When considering the PUD, it is important to compare against the development likely to occur under the R3 zoning district. The PUD is not being compared to single-family development or no development at all. The high level of discretion applies to use of the PUD process, whereas the City would have a lower level of discretion if a development was proposed at a similar density range which met the standard zoning requirements. In this case, it appears that the primary flexibility being sought through the PUD is: 1) Applicant argues the design elements of the PUD justify density of 7 units/acre 2) Reduced setback from townhomes to private road (approximately 2-foot reduction) 3) Reduced garage size in the CMS rowhomes (reduced from 400 s.f. to 380 s.f.) The applicant describes how they believe the proposed concept meets the objective in their narrative, which is attached for reference. The applicant argues that the PUD allows for provision of the green corridor through the center of the development and the provision of additional public trail connections if the City desires. As noted above, the R3 zoning district would allow for development up to 7 units/acre, provided certain specific elements are included in the design. The applicant notes that they meet a number of these requirements (open space/recreation, sound suppression), which staff believes would support 6.25 units/acre under the R3 district (approximately 125 units). The applicant has indicated that they are also attempting to coordinate with a non-profit to preserve some of the units as affordable units. If they do so, this could increase the allowed density to 7 units/acre under R3 (138 units). Lennar – Meadow View Townhomes Page 8 of 8 April 14, 2020 PUD Concept Plan Planning Commission Meeting Staff has provided comments throughout the report to be incorporated into any future formal application. These comments are summarized below: 1) Site layout should be updated such that green corridor is more continuous and not interrupted by street crossings. 2) Berming and landscaping along Meander Road shall exceed minimum bufferyard requirements. 3) A public trail 8 feet in width shall be constructed along future Tamarack Drive if identified in the Tamarack Drive study. If requested by the City, the main trail corridor through the development shall be dedicated to the public. 4) The greenspace shall be designed to provide recreational opportunities for residents in addition to a trail corridor. 5) Tamarack Drive shall be constructed along the western portion of the site if this location is determined appropriate in the Tamarack Drive study. 6) Provisions shall be made for appropriate contribution towards the construction of Tamarack Drive, including improvements at the intersection with Highway 55. 7) Any future application shall be subject to all relevant City regulations and policies, except as explicitly modified by the PUD. 8) The applicant shall meet all requirements of the wetland protection ordinance, including compliance with minimum upland buffer width, at a minimum. 9) Any wetland impacts are subject to wetland conservation act review. 10) The applicant shall submit traffic analysis to determine whether improvements are necessary on Meander Drive. 11) 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. Attachments 1. Document List 2. Excerpt from Comprehensive Plan 3. Engineering Comments 4. Public Comments received 5. Applicant Narrative 6. Townhome Info 7. Concept Plan 4/10/2020Project:LRͲ19Ͳ265–MeadowViewTownhomePUDConceptThefollowingdocumentsareallpartoftheofficialrecordoftheabovereferencedrequest,evenifsomedocumentsarenotattached,orareonlyattachedinpart,toPlanningCommissionandCityCouncilreports.AlldocumentsareavailableforreviewuponrequestatCityHall.DocumentsSubmittedbyApplicantDocumentReceivedDocumentDatePagesElectronicPaperCopy?NotesApplication3/6/20203/5/20207YesYesOwnercoyreceived3/12/2020Deposit3/6/20203/2/20201YesYes$2000ConceptPlan3/6/20203/5/20202YesYesConceptualUtilityPlan3/30/2020NA2YesYesTownhomeinfo3/13/2020NA8YesNarrative3/30/20203/30/20206YesDocumentsfromStaff/Consultants/AgenciesDocumentDocumentDate#ofpagesElectronicNotesCityEngineercomments3/18/20203YCityEngineercomments3/27/20203YCityEngineercomments4/3/20204YLegalcomments3/18/20201YElmCreekComments3/11/20203YNotice4/3/202014Y16pagesw/affidavitandmapPreliminaryComments3/24/20203YPlanningCommissionReport4/9/20208Y<Over> 4/10/2020PublicCommentsDocumentDateElectronicNotesBrokawemail3/31/2020 Theisemail4/1/2020 Lyonemail4/6/2020 Hammeremail4/7/2020 Maloneyemail4/9/2020 Excerpts from Comprehensive Plan 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. x Preserve rural vistas, open spaces, and wetlands in all parts of the community to promote the rural character of Medina. x Protect and enhance the environment and natural resources throughout the community. x Encourage and incent innovative and environmentally friendly approaches to planning, engineering and development. x 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. x Spread development so that it is not geographically concentrated during particular timeframes. x Promote public and private gathering places and civic events that serve the entire community. x Preserve and expand trails and parks to provide community recreational facilities, connect neighborhoods, and encourage healthy lifestyles of its residents. x Provide opportunities for a diversity of housing at a range of costs to support residents at all stages of their lives. x Encourage an attractive, vibrant business community that complements the residential areas of the City. x Maintain its commitment to public safety through support of the City’s police department and coordinate with its contracted volunteer fire departments. x Manage the City through prudent budgeting processes, retaining a skilled and efficient staff and long-range planning and financial management. 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 x 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. x Create neighborhoods with a variety of housing types that are well connected with roads, trails or sidewalks. x Maintain the integrity of rural neighborhoods and promote development patterns consistent with existing rural residential development. x Recognize neighborhood characteristics and promote new development compatible in scale, architectural quality and style with existing neighborhoods. x Stage residential growth to minimize the amount of adjacent developments which occur within the same time period. x Guide density to areas with proximity to existing infrastructure and future infrastructure availability. x Concentrate higher density development near service oriented businesses to help promote walkability. x Consider planned development in surrounding communities when making land use decisions in the City. Road Patterns x Recognize regional highway capacity and planned improvements, along with use forecasts, as major factors in planning for growth and land use changes. x Establish collector streets with good connections through the community’s growth areas. x Promote trails and sidewalk access near roads and thoroughfares to encourage multi- modal transportation choices. x Consider opportunities to improve north-south travel within the City. Open Spaces and Natural Resources x Preserve natural resources throughout the community and provide educational opportunities to residents to help them understand the value of natural areas. x Preserve open spaces and natural resources. x Protect wooded areas and encourage improvement of existing resources and reforestation. Evaluate existing woodland protections and supplement as necessary. x Support the guidelines identified in the Open Space Report to preserve the City’s natural systems. Business Districts and Commercial Areas x Focus service businesses and development near urban residential densities and along primary transportation corridors. x Provide connections between residents and commercial areas and promote businesses within mixed-use areas. x Work to create job opportunities in the community for Medina residents to reduce traffic and commuting demands. x Emphasize service and retail uses which serve the needs of the local community and provide opportunities for the community to gather. x Support business development with a corporate campus style which provides open spaces and protects natural resources. 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. Residential Uses Objectives: 1. Require preservation of natural slopes, wetlands, woodlands, and other significant natural characteristics of the property. 2. Consider exceptions to or modifications of density restrictions for developments that protect the natural features or exceed other standards of the zoning district. Such modification shall generally not exceed -10% of the minimum density or +20% of the maximum density requirement of the relevant land use. 3. Restrict urban development to properties within the sewer service boundary. 4. Regulate land within the Mixed Residential land use to provide opportunities for residential development with a density in excess of 8 units/acre. Flexibility is purposefully provided within the land use to support opportunities for a single project to provide both low- and high- density housing or for multiple developers to partner on independent projects within a Mixed Residential area. 5. Encourage green building practices such as Leadership in Energy and Environmental Design (LEED) principles in neighborhood planning and residential building and low impact development design standards. 6. Regulate the rate and location of development in keeping with availability of public facilities and the City's stated goals, including the undesignated MUSA and growth strategies. 7. Restrict commercial and business development to areas designated in this Plan. 8. Protect property within the City's MUSA boundary from development prior to the provision of urban services that will hinder future division. 9. Create flexible zoning standards that would allow for innovative arrangements of homes, conservation easements, or other creative land use concepts that preserve the City's open space and natural features. 10. Promote attractive, well-maintained dwellings on functional, clearly marked roads, with adequate facilities and open space. 11. Emphasize resident and pedestrian safety. 12. Encourage a controlled mix of densities, housing types, age groups, economic levels, lot sizes, and living styles that are of appropriate scale and consistent with appropriate land use, market demands, and development standards. 13. Establish design criteria for platting and developing site plans which will be compatible with surrounding physical features, existing land uses and the preservation of ecologically significant natural resources. 14. Establish standards for higher density residential development so that such development is compatible with surrounding uses. Such standards may include enclosed parking, green space, landscape buffering and height limitations. 15. Require utilities to be placed underground wherever possible for reasons of aesthetic enhancement and safety. 16. Plan interconnections between separate developments to encourage shared road use to reduce costs and minimize the amount of road surface required. 17. Require planning of trails and walkway systems in the early design stages of all new development so that residential areas are provided safe access to parks and open space. 18. In urban residential zones with sanitary sewer service permit higher density in PUD’s in exchange for (1) reduced land coverage by buildings, (2) provision of more multi-family units; and, (3) sensitive treatment of natural resources. 19. Implement standards for lot sizes and setbacks which recognize the development characteristics and natural resources of each existing neighborhood. 20. 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6LQFHUHO\ :6% -LP6WUHPHO3( &LW\(QJLQHHU 1 Dusty Finke From:Andrea Brokaw <abrokaw@hotmail.com> Sent:Tuesday, March 31, 2020 12:40 PM To:Dusty Finke Cc:Ryan Brokaw Subject:Follow-up HiDusty, ItalkedtoyoualittlebitagoregardingthetownhousedevelopmentadjacenttoFieldsofMedina. WhileIunderstandeverythingwetalkedaboutthismorning,it’satoughpilltoswallowtogofromaplanbuilt10years ago. WebackuptoMeanderandhavegrownsoaccustomedtolookingatthefields,havingopenspace,etc...Hadthese townhousesbeenbuiltyearsago,thiswouldnothavebeenourneighborhoods‘normal’.Ourneighborhoodwillbethe onlyneighborhoodsinMedinathatwillfeelmoreUrbanwithhighdensitytownhouses.Asyoucantell,wearevery saddenedthissettingwillbetakenfromus. Singlefamilyhomeswouldhavebeeneasiertoacceptasthereismorespaceallowed. Theotherconsiderationthathaschangeddrasticallyover10yearssincethecomprehensiveplanwasbuiltisthe neighboringcommunitiesandtheirgrowth. TherearesomanytownhousesbeingbuiltnoworproposedtobebuiltinCorcoran,MapleGroveandPlymouthͲwithina couplemilesofus!WhydoesMedinaneedtoaddtothat?Itgoesagainsttheentirevisionandmakesusjustlikethe neighboringcommunities.Again,Iunderstandthiswasinthecomprehensiveplan10years,butIalsothinkthatplanis datedwiththerapidgrowthsurroundingMedina. ItjustfeelsveryuncharacteristicofMedinatoputthismassivedevelopmentrighton55andhavethatrepresentour communityasyoudrivethrough. Iwouldlovethesethoughtstobesharedwithanyonethatmightbeinterestedsodecisionmakersareawareofhowwe arefeelingaboutthis.I’mspeakingonbehalfofourneighborhood. Thanks, AndreaBrokaw SentfrommyiPhone 1 Dusty Finke From:Luke Hammer <lwhammer@yahoo.com> Sent:Tuesday, April 07, 2020 10:39 AM To:Dusty Finke; Kathleen Martin Subject:Townhomes on 55/Pinto Good Day Kathy and Dusty, I recently heard of another development with high density townhomes going up off Meander near my home in Foxberry Farms. I was able to read the proposal and see that it's more townhomes. (Sigh) Seriously! The ongoing development in this area has been disheartening to me and my young family. We moved to Medina in 2016 to get away from the dense neighborhoods we lived in Plymouth. We moved out here for a more rural feel with the accessibility to the Twin Cities life when we choose to seek it out, such as going to a Twins game or musical. My wife and I have a 2 yr old and 4 yr old. We were also drawn to this area for the Wayzata school district, which seems to be getting more and more saturated. We thought about the Orono school district but fell in love with the Foxberry Farms neighborhood. We still wonder if we should've made a different decision. Are our girls going to be lost among the giant student population at Wayzata? Are we going to have to open enroll to Orono by the time they are school age? Now we continue to see these generic pop-up developments that are on small parcels of land (0.3 acre lots). We are seeing the increased traffic and the decreased natural green space and farmland. Population is rising with young families. How is this sustainable? Where does the city of Medina stand on this? I voted for you Kathy. I listened to your debate online and remember you talking about maintaining green space and the rural feel. If that's not the same words you used, it is what I took from your debate. How are we going to maintain a rural feel when these developments continue to fill open spaces? What's next? I'm sickened to see what is going to pop-up off of 116 and Hackamore on the northeast corner. Thank you, Luke Hammer 4730 Settlers Ct Medina, MN 55340 1 Dusty Finke From:patrick lyon <pwdlyon@gmail.com> Sent:Monday, April 06, 2020 9:04 PM To:Kathleen Martin; Dusty Finke Subject:Townhomes on 55/Pinto KathyandDusty, Ireadtheproposalforthestretchon55westof116withgreatinterest,asanearbyresidentwhohasseenthisarea boomoverthepastyearsandthetraffic,congestion,and"plymouthͲness"followsuite.WhenmywifeandIwere lookingforaplacetoraiseourfamily,wespecificallytoldourrealtors"notPlymouth."Itwastoodense,toogeneric, toofilledwithpopͲupdevelopmentsanddevoidofmaturetreesandnature.Medina,whenwefoundit,wasthe antidoteͲlargelywellͲplanneddevelopments,acreage,andfarms,withlargerplotsoflandandaruralvibethatwasa welcomedbreakfromworkinginthecity...allwithin30minutesofthatcity.Asproofofthisbetterplanning,wefound localneighborswhohadfledPlymouthanditsLennarͲtypepopͲupdevelopmentsforMedinaͲhavingrealizedseveral yearsintotheirpurchasethatafifthofanacrewitha4000squarefoothouseandnotatreetobefoundisnottheway tolive. Thetownhomesproposedfor55/116areonemoresteptowardsmakingusPlymouth...withthatdevelopmenton55,a popͲupdevelopmentjustnorthofthat,andtotheWestandEastoftheFoxberryneighborhoodmoresmallacreage, highdensityneighborhoodsandtownhomesthatdon'tmirrorthebucolicnatureoftheMedinainwhichwe purchased.Thestreetsandschoolsarebursting,andwejustgot116backtoaplacewherewedon'thavetowait30 minutesforagreenlight. WelookedatMedinaandOronowhenchoosingwheretoraiseourfamily.Idon'tseethemultitudeofpopͲup,highͲ densitydevelopmentsinOronothatIincreasinglyseeinMedinaͲpleasestop.Bythetimewerealizewe'vebecome "PlymouthWest,"itwillbetoolate. Thankyou, PatrickLyon 4680MedinaLakeDrive Medina,MN55340 From:JimmyMaloney<jimmymaloney7@yahoo.com> Sent:Thursday,April9,20206:49PM To:KathleenMartin<kathleen.martin@medinamn.gov>;JeffPederson <jeff.pederson@medinamn.gov>;ToddAlbers<todd.albers@medinamn.gov>;JohnAnderson <john.anderson@medinamn.gov>;DinoDeslauriers<dino.deslauriers@medinamn.gov> Subject:Townhomeson55/Pinto Mayor and Council Members, In this unprecedented time, I hope this email finds you and your family safe and well. I was reading the recent Medina flyer that comes in the mail and noticed the upcoming hearing regarding the proposed Lennar Townhome development potentially being put in off 55 and 116/Pinto. I will not be able to attend the upcoming 4/14 virtual meeting (we have a 2 and 4 year old) that need to be put to bed, but I wanted to express my opposition to the proposed development for the following reasons. x From our City's vision "Medina seeks to provide a safe, healthy and sustainable community for present and future residents through efficient and effective service, while retaining its rural heritage and promoting recreational, residential and business activities.".... Now Medina is a prosperous, suburban edge City and, as its population rises past 6,000, its residents are eager to preserve its rural heritage. o Please don't let us become like our neighbors to the east (Plymouth) and build a house/townhome on every available acre of land. We moved to Medina for a reason, close enough to the city, but to still be able to enjoy what nature gives us. It provided lots with acerage and a rural vibe that was a welcome from traditional suburban living Building 138 popup townhomes on a small piece of acreage goes directly against our amazing cities values. x Traffic/Density Congestion - I currently live in Foxberry Farms, and before the infrastructure improvements on 116/55, having traffic in the morning backed up from 55 to Foxberry Farms Rd (almost 3/4 mile from 55) was a regular occurrence. 116/55 isn't equipped to handle the congestion that 138 townhomes and residents would bring. This would cause serious congestion implications we aren't prepared for. x Current World/Economic Conditions - We are facing a epidemic that none of us have ever seen or could anticipate. While maintaining an optimistic outlook, we don't know what the future holds. Housing markets across the US are beginning to crash. If approved, what happen if these townhomes go vacant or unsold? Would Lennar cut the prices to cut their losses and we now find ourselves with properties/residents that weren't originally the targeted audience? Would Lennar start this project and then abandon it later, destroying our heritage and farm land? There are too many unknowns based upon our current economic and world climate. As a Medina resident, I would ask that you do not approve the Lennar Townhomes off 55/116. Please don't hesitate to reach out to me with any questions. Thank you for your service to our city. Respectfully, Jimmy Maloney 870 Fox Path Ct Medina, MN 55340 651-503-4942 1 Dusty Finke From:Craig Theis <craig.theis@yahoo.com> Sent:Wednesday, April 01, 2020 12:00 PM To:Dusty Finke Subject:Meadow View Townhomes DustyIwillnotbeabletomakethepublichearingonApril14. IamopposedtotheMeadowViewTownhomesproject.UntilthereisaplantoimprovetheinfrastructureonHighway 55asitrelatestotrafficcongestionhigherdensitydevelopmentsshouldbeputonholddespitewhattheMetCouncil thinksisappropriate.InadditionduringthistimeoftheCOVID19Medinashouldbeadvocatingforthesafetyofthe residencebylowerdensitydevelopmentsversusapprovinghighdensityneighborhoods.Thankyou CraigTheis 900FoxPathCourt Medina,MN55340 612Ͳ810Ͳ7362 craig.theis@yahoo.com March 30, 2020 Dusty Finke, AICP Planning Director, City of Medina RE: Meadow View Townhomes Dear Dusty, Please consider this letter our narrative and project description for a PUD and a Preliminary Plat for a new townhome community in Medina. The proposed community, to be called Meadow View, is located between HWY 55 and Meander Road on the Jubert and Rolling Green Business Park properties. A total of 138 townhomes are proposed. Primary access is from Meander Road to the north and secondary access will be from a future extension of Tamarack Road. The primary reason for a PUD request is to allow for a clustered design approach while incorporating passive and active open spaces and preserving a large wetland complex that is situated along the easterly side of the property. A public trail corridor and network is also proposed through the heart of the community in an east-west direction with connections to Fields of Medina Park to the north and the future commercial property to the south. Overall property acreage is 56 acres. However, approximately 37 acres of this parcel is unbuildable due to wetlands or non-residential zoning. The net developable acreage of the property is the northeasterly 19.81 acres. Lennar wishes to maximize the allowable density under R3 zoning, which is 7 units per net acre. Lennar acknowledges that there are several density bonus provisions incorporated in Section 841.1.05.Subd. 4. of the City code. While some are not possible for Lennar to directly implement, Meadow View would implement the following provisions: 1. Total Open Space - A total of 11.4 acres of the 19.81-acre developable area are being retained for green space which includes a 1.9-acre central trail corridor. A total of 2,106 lineal feet of trails is proposed throughout the community. 2. Sound reduction - Construction of our townhome buildings will exceed the minimum Minnesota State STC rating. 3. Affordability – We have reached out to the West Hennepin County Land Trust. With this design, Lennar is requesting to construct our CMA/CMS townhomes with their garage sizes as they currently are designed. We understand the Council recently changed the garage square footage requirement to a 400 square foot minimum. The CMA (back to back) townhomes meet this standard; their garages measure 405 square feet. The CMS units fall roughly 20 feet shy of this requirement; their garages are approximately 380 square feet. It should be noted that the proposed CMS townhomes are the same units that were approved and constructed in the Enclave prior to any changes in code requirements. We have not received complaints from residents of the Enclave townhomes related to garage sizes. Lennar currently builds these townhomes with our standard garage sizes throughout the Twin Cities metro, and they continue to be some of our most popular floor plans for young professionals, young families, divorcees, and active adults. Section 827.25 of the City Code lists the items that PUDs are intended to encourage. An analysis of this PUD request is provided below: Subd. 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. Response: Meadow View will deliver an additional housing choice for west metro residents. According to the City’s Comprehensive Plan, there are currently 110 townhomes in the City of Medina (as of 2014). The city issued building permits for only 67 townhomes between 2010 and 2015. Over 80% of the homes in Medina are single family detached housing with a median price that exceeds $600,000. Meadow View will add more variety to the housing types in the City while incorporating future pedestrian access to the commercial property to the south, and proposes to use land efficiently with townhome development (rather than single family homes) with access to a local highway (HWY 55) for local and regional mobility. Townhome buildings along the east side of the community will be situated in a way that will take advantage of wetland views. Subd. 2. Higher standards of site and building design. Response: Townhomes are planned in a manner that will utilize existing topography to drain to the southeast in an innovative ponding design. Townhomes along the east side of the community are situated in a way that takes advantage of natural wetland views. A 40’ setback along Meander Road will also allow for some enhanced landscaping and screening for privacy. A total of 11.4 acres of the 19.81-acre developable area is being retained for green space which includes a 1.9-acre central trail corridor through the community. Open space may be used for walking, jogging, and some passive recreational uses. Internal roadways are designed to be looped with no dead ends for easy vehicular access and will include guest parking areas. Lennar prides itself on our architectural design. We believe that we deliver a great interior and exterior value to the market. These townhomes feature 3 bedrooms and 3 bathrooms with a living area, dining area, as well as upstairs loft and laundry areas all within approximately 1700-1900 square feet. All townhomes feature a 2-car garage. Exterior architectural packages contain a variety of materials, colors, and textures as well as decorative trim, band boards, window grids, gables, and stone accents. Primary siding material consists of durable, low maintenance Alside vinyl. Subd. 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. Subd. 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. Response to Subd. 3 &4: As stated previously, approximately 23 acres of wetlands on the southern and eastern sides of the property is being preserved and will provide a community amenity with natural wetland views. The small 0.31-acre wetland in the middle of the community is also being preserved. Wetland impacts total 0.11 acres in the western portion of the site where the back-to- back townhomes are located. The site is being graded in manner that follows existing topography with stepped or terraced foundations that will guide stormwater into an elongated pond. The pond will filter and treat stormwater runoff before releasing it into the wetland complex. A combination of filtration and infiltration is being explored within stormwater ponding areas and earthwork quantities are being analyzed to confirm earthwork balancing on-site. Landscaping is also proposed throughout the site to soften building appearances and create enhanced streetscapes. Native plantings will be reestablished between the existing wetland and the proposed stormwater management areas to create a natural wetland buffer. Subd. 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. Response: A Home Owner’s Association will be created to maintain all exteriors of buildings. The HOA will also be responsible for common area landscaping and monuments, as well as snow removal on private roads. Per City comments from 3/27, the trail will be a public trail that will connect up to Meander Road, and ultimately to Fields of Medina, as well as the park and trail on the north side of Meander Road. For screening and privacy, Lennar will also provide some landscape buffering along Tamarack Road and Meander Road. Subd. 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. Subd. 7. An efficient use of land resulting in smaller networks of utilities and streets thereby lower development costs and public investments. Response to Subd 6 & 7: As stated above, the developable acreage of the property is greatly reduced by the existing wetland to the east and the future zoned commercial property. Thus, a clustered approach on approximately 20 acres of the property is proposed. Development is being planned to incorporate natural features with sizable open space areas throughout the neighborhood. Sewer and water are available from Meander Road to serve the community. The use of private drives will also reduce the amount of paved surface. Subd. 8. A development pattern that effectuates the objectives of the Medina Comprehensive Plan. Response: Meadow View will directly implement the following Goals, Objectives, and Principles from the Medina Comprehensive plan that are listed below. Community Goals (Chapter 2): • 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. " E n c o u r a g e a n d i n c e n t i n n o v a t i v e a n d e n v i r o n m e n t a l l y f r i e n d l y a p p r o a c h e s t o p l a n n i n g , e n g i n e e r i n g a n d d e v e l o p m e n t . " E x p a n d u r b a n s e r v i c e s o n l y a s n e c e s s a r y t o a c c o m m o d a t e r e g i o n a l l y f o r e c a s t e d r e s i d e n t i a l g r o w t h , d e s i r e d b u s i n e s s o p p o r t u n i t i e s a n d a c h i e v e m e n t o f o t h e r C o m m u n i t y G o a l s . S u c h d e v e l o p m e n t a n d g r o w t h s h a l l b e a t a s u s t a i n a b l e p a c e p r o p o r t i o n a t e w i t h c a p a c i t y o f s c h o o l s a n d t r a n s p o r t a t i o n , w a t e r s u p p l y a n d w a s t e w a t e r i n f r a s t r u c t u r e a v a i l a b l e t o t h e C i t y . " S p r e a d d e v e l o p m e n t s o t h a t i t i s n o t g e o g r a p h i c a l l y c o n c e n t r a t e d d u r i n g p a r t i c u l a r t i m e f r a m e s . " P r e s e r v e a n d e x p a n d t r a i l s a n d p a r k s t o p r o v i d e c o m m u n i t y r e c r e a t i o n a l f a c i l i t i e s , c o n n e c t n e i g h b o r h o o d s , a n d e n c o u r a g e h e a l t h y l i f e s t y l e s o f i t s r e s i d e n t s . " P r o v i d e o p p o r t u n i t i e s f o r a d i v e r s i t y o f h o u s i n g a t a r a n g e o f c o s t s t o s u p p o r t r e s i d e n t s a t a l l s t a g e s o f t h e i r l i v e s . H o u s i n g O b j e c t i v e s ( C h a p t e r 4 ) 2 . P r o v i d e o p p o r t u n i t i e s f o r a d i v e r s i t y o f h o u s i n g a t a r a n g e o f c o s t s t o s u p p o r t r e s i d e n t s a t a l l s t a g e s o f t h e i r l i v e s . 3 . R e q u i r e h o u s i n g t h a t m a i n t a i n s t h e o p e n s p a c e a n d n a t u r a l r e s o u r c e s o f M e d i n a . 5 . S u p p o r t h i g h s t a n d a r d s f o r q u a l i t y m u l t i - f a m i l y d e v e l o p m e n t i n a p p r o p r i a t e l y z o n e d a r e a s 6 . E s t a b l i s h n e w a n d e x i s t i n g h o u s i n g d e s i g n s t a n d a r d s t o : ( a ) r e q u i r e q u a l i t y b u i l d i n g a n d s i t e d e s i g n ; ( b ) p r o v i d e f o r r e c r e a t i o n , p a r k s a n d t r a i l s ; ( c ) r e q u i r e o p e n s p a c e a n d t r a i l s i n c l u d i n g l i n k s t o a d j a c e n t n e i g h b o r h o o d s , n e a r b y t r a i l s , a n d a r e a p a r k s ; ( d ) r e s p e c t a n d p r o t e c t t h e n a t u r a l e n v i r o n m e n t , e s p e c i a l l y t h e l a k e s , w e t l a n d s , s t e e p s l o p e s , a n d w o o d l a n d s . 7 . R e q u i r e l o t s i n n e w s u b d i v i s i o n s t o a c c e s s a l o c a l s t r e e t r a t h e r t h a n a c o l l e c t o r s t r e e t , c o u n t y r o a d o r s t a t e h i g h w a y . L a n d U s e P r i n c i p l e s ( C h a p t e r 5 ) D e v e l o p m e n t P a t t e r n s a n d N e i g h b o r h o o d F o r m " E n c o u r a g e o p e n s p a c e s , p a r k s a n d t r a i l s i n a l l n e i g h b o r h o o d d e v e l o p m e n t s . S u r v e y s i n d i c a t e t h a t a h i g h q u a l i t y o f l i f e i s f o u n d w h e n r e s i d e n t s h a v e v i s u a l a c c e s s t o g r e e n s p a c e s . " C r e a t e n e i g h b o r h o o d s w i t h a v a r i e t y o f h o u s i n g t y p e s t h a t a r e w e l l c o n n e c t e d w i t h r o a d s , t r a i l s o r s i d e w a l k s . " R e c o g n i z e n e i g h b o r h o o d c h a r a c t e r i s t i c s a n d p r o m o t e n e w d e v e l o p m e n t c o m p a t i b l e i n s c a l e , a r c h i t e c t u r a l q u a l i t y a n d s t y l e w i t h e x i s t i n g n e i g h b o r h o o d s . " G u i d e d e n s i t y t o a r e a s w i t h p r o x i m i t y t o e x i s t i n g i n f r a s t r u c t u r e a n d f u t u r e i n f r a s t r u c t u r e a v a i l a b i l i t y . " C o n c e n t r a t e h i g h e r d e n s i t y d e v e l o p m e n t n e a r s e r v i c e - o r i e n t e d b u s i n e s s e s t o h e l p p r o m o t e w a l k a b i l i t y . " C o n s i d e r p l a n n e d d e v e l o p m e n t i n s u r r o u n d i n g c o m m u n i t i e s w h e n m a k i n g l a n d u s e d e c i s i o n s i n t h e C i t y . R o a d P a t t e r n s " R e c o g n i z e r e g i o n a l h i g h w a y c a p a c i t y a n d p l a n n e d i m p r o v e m e n t s , a l o n g w i t h u s e f o r e c a s t s , a s m a j o r f a c t o r s i n p l a n n i n g f o r g r o w t h a n d l a n d u s e c h a n g e s . " E s t a b l i s h c o l l e c t o r s t r e e t s w i t h g o o d c o n n e c t i o n s t h r o u g h t h e c o m m u n i t y s g r o w t h a r e a s . " P r o m o t e t r a i l s a n d s i d e w a l k a c c e s s n e a r r o a d s a n d t h o r o u g h f a r e s t o e n c o u r a g e m u l t i m o d a l t r a n s p o r t a t i o n c h o i c e s . " C o n s i d e r o p p o r t u n i t i e s t o i m p r o v e n o r t h - s o u t h t r a v e l w i t h i n t h e C i t y . O p e n S p a c e s a n d N a t u r a l R e s o u r c e s " P r e s e r v e n a t u r a l r e s o u r c e s t h r o u g h o u t t h e c o m m u n i t y a n d p r o v i d e e d u c a t i o n a l o p p o r t u n i t i e s t o r e s i d e n t s t o h e l p t h e m u n d e r s t a n d t h e v a l u e o f n a t u r a l a r e a s . " P r e s e r v e o p e n s p a c e s a n d n a t u r a l r e s o u r c e s . " P r o t e c t w o o d e d a r e a s a n d e n c o u r a g e i m p r o v e m e n t o f e x i s t i n g r e s o u r c e s a n d r e f o r e s t a t i o n . E v a l u a t e e x i s t i n g w o o d l a n d p r o t e c t i o n s a n d s u p p l e m e n t a s n e c e s s a r y . " S u p p o r t t h e g u i d e l i n e s i d e n t i f i e d i n t h e O p e n S p a c e R e p o r t t o p r e s e r v e t h e C i t y s n a t u r a l s y s t e m s . S u b d . 9 . A m o r e d e s i r a b l e a n d c r e a t i v e e n v i r o n m e n t t h a n m i g h t b e p o s s i b l e t h r o u g h t h e s t r i c t a p p l i c a t i o n o n z o n i n g a n d s u b d i v i s i o n r e g u l a t i o n s o f t h e C i t y . R e s p o n s e : T h i s c o m m u n i t y d e s i g n i s m o r e c r e a t i v e t h a n t h e o r i g i n a l s i t e p l a n s h a r e d w i t h t h e C i t y . T h e o r i g i n a l s i t e p l a n h a d o v e r 1 5 0 t o w n h o m e s w i t h n o c o m m u n i t y a m e n i t y a n d s u b s t a n t i a l l y l e s s o p e n s p a c e . W i t h t h i s r e - c o n f i g u r e d s i t e p l a n , t o t a l g r e e n s p a c e w i l l b e 1 1 . 4 a c r e s . T h e o r i g i n a l c o n c e p t a l s o d i d n o t t a k e n a t u r a l s l o p e s o r d r a i n a g e i n t o c o n s i d e r a t i o n d u e t o i t s d e n s i t y a n d p l a n n e d p o c k e t p o n d s . T h i s l a y o u t i s a b e t t e r s i t e p l a n t h a t f u r t h e r s t h e i n t e n t o f t h e C i t y s C o m p r e h e n s i v e P l a n a n d Z o n i n g O r d i n a n c e . L e n n a r i s e x c i t e d f o r t h i s o p p o r t u n i t y t o c r e a t e a n e w n e i g h b o r h o o d i n t h e C i t y o f M e d i n a . W e h a d g r e a t s u c c e s s w i t h o u r t o w n h o m e s a t t h e E n c l a v e a n d r e c o g n i z e a m a r k e t n e e d t h a t w e b e l i e v e w e c a n c o n t r i b u t e t o f u l f i l l i n g . W e l o o k f o r w a r d t o w o r k i n g w i t h t h e C i t y o f M e d i n a f o r a n o t h e r L e n n a r N e i g h b o r h o o d t h a t b o t h t h e C i t y a n d L e n n a r w i l l b e p r o u d o f . P l e a s e c o n t a c t m e w i t h q u e s t i o n s . Regards, Paul J. Tabone Land Entitlement Mgr Lennar Minnesota LENNAR.COM LENNAR®The Madison Colonial Patriot Collection 952-373-0485 16305 36th Ave. N. Suite 600, Plymouth, MN 55446 Elevations of a home may vary and we reserve the right to substitute and /or modify design and materials, in our sole opinion and without notice. Please see your New Home Consultant and home purchase agreement for actual features designated as an Everything’s Included feature, additional information, disclosures, and disclaimers relating to your home and its features. Plans are artist’s renderings and may contain options which are not standard on all models. Lennar reserves the right to make changes to plans and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home’s precise or actual size. Any statement, verbal or written, regarding “under air” or “finished area” or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Garage sizes may vary from home to home and may not accommodate all vehicles. Visit Lennar.com or see a Lennar New Home Consultant for further details and important legal disclaimers. This is not an offer in states where prior registration is required. Void where prohibited by law. †Source - BATC, 2017 Top 25 Builders List. Copyright © 2019 Lennar Corporation. All rights reserved. Lennar, the Lennar logo, Everything’s Included and the Everything’s Included logo are U.S. registered service marks or service marks of Lennar Corporation and/or its subsidiaries. U.S. Home Corporation d/b/a Lennar – Lennar Sales Corp. Seller’s broker. U.S. Home Corporation, BC001413 Construction License. CalAtlantic Group, Inc. Seller’s broker. CalAtlantic Group, Inc. BC736565, BC700385 Construction Licenses. (10067) 02/07/19 PATIO 2 CAR GARAGE GREAT ROOM DINING ROOM KITCHEN FOYER PORCH 18' x 20' 13' x 14'8' x 15' 9' x 14' UP PANTRYDW OPTFIREPLACEREF.PWDRCOATS BEDROOM 2 LOFT BEDROOM 3LAUNDRY/MECH12' x 12' 12' x 14' W.I.C. W.I.C. 13' x 11' 13' x 12' BATH OPT. W OPT. D WH RETURN FURN LINENDN 2:1(5 6 68,7( 2:1(5 6 %$7+ Main Level Upper Level 1,sq. ft. •2 Stories •3 Bedrooms •3 Bathrooms •2 Car Garage LENNAR.COM LENNAR®The Madison Colonial Patriot Collection 952-373-0485 C D 2 Stories | 3 Bedrooms | 3 Bathrooms | 2 Car Garage 1, sq. ft. LENNAR.COM LENNAR®The Jefferson Colonial Patriot Collection 952-373-0485 16305 36th Ave. N. Suite 600, Plymouth, MN 55446 Elevations of a home may vary and we reserve the right to substitute and /or modify design and materials, in our sole opinion and without notice. Please see your New Home Consultant and home purchase agreement for actual features designated as an Everything’s Included feature, additional information, disclosures, and disclaimers relating to your home and its features. Plans are artist’s renderings and may contain options which are not standard on all models. Lennar reserves the right to make changes to plans and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home’s precise or actual size. Any statement, verbal or written, regarding “under air” or “finished area” or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Garage sizes may vary from home to home and may not accommodate all vehicles. Visit Lennar.com or see a Lennar New Home Consultant for further details and important legal disclaimers. This is not an offer in states where prior registration is required. Void where prohibited by law. †Source - BATC, 2017 Top 25 Builders List. Copyright © 2019 Lennar Corporation. All rights reserved. Lennar, the Lennar logo, Everything’s Included and the Everything’s Included logo are U.S. registered service marks or service marks of Lennar Corporation and/or its subsidiaries. U.S. Home Corporation d/b/a Lennar – Lennar Sales Corp. Seller’s broker. U.S. Home Corporation, BC001413 Construction License. CalAtlantic Group, Inc. Seller’s broker. CalAtlantic Group, Inc. BC736565, BC700385 Construction Licenses. (10150) 03/29/19 Main Level Upper Level 1,9 Sq. Ft. •2 Stories •3 Bedrooms •3 Bathrooms •2 Car Garage LENNAR.COM LENNAR®The Jefferson Colonial Patriot Collection 952-373-0485 C D 2 Stories | 3 Bedrooms | 3 Bathrooms | 2 Car Garage 1,9Sq. Ft. LENNAR.COM LENNAR®The Franklin Colonial Manor Collection 952-373-0485 16305 36th Ave. N. Suite 600, Plymouth, MN 55446 Elevations of a home may vary and we reserve the right to substitute and /or modify design and materials, in our sole opinion and without notice. Please see your New Home Consultant and home purchase agreement for actual features designated as an Everything’s Included feature, additional information, disclosures, and disclaimers relating to your home and its features. Plans are artist’s renderings and may contain options which are not standard on all models. Lennar reserves the right to make changes to plans and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home’s precise or actual size. Any statement, verbal or written, regarding “under air” or “finished area” or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Garage sizes may vary from home to home and may not accommodate all vehicles. Visit Lennar.com or see a Lennar New Home Consultant for further details and important legal disclaimers. This is not an offer in states where prior registration is required. Void where prohibited by law. †Source - BATC, 2017 Top 25 Builders List. Copyright © 2019 Lennar Corporation. All rights reserved. Lennar, the Lennar logo, Everything’s Included and the Everything’s Included logo are U.S. registered service marks or service marks of Lennar Corporation and/or its subsidiaries. U.S. Home Corporation d/b/a Lennar – Lennar Sales Corp. Seller’s broker. U.S. Home Corporation, BC001413 Construction License. CalAtlantic Group, Inc. Seller’s broker. CalAtlantic Group, Inc. BC736565, BC700385 Construction Licenses. (10194) 02/07/19 Main Level Upper Level 1,800 Sq. Ft. •2 Stories •3 Bedrooms •3 Bathrooms •2 Car Garage LENNAR.COM LENNAR®The Franklin Colonial Manor Collection 952-373-0485 A B 2 Stories | 3 Bedrooms | 3 Bathrooms | 2 Car Garage 1,800 Sq. Ft. LENNAR.COM LENNAR®The Revere Colonial Manor Collection 952-373-0485 16305 36th Ave. N. Suite 600, Plymouth, MN 55446 Elevations of a home may vary and we reserve the right to substitute and /or modify design and materials, in our sole opinion and without notice. Please see your New Home Consultant and home purchase agreement for actual features designated as an Everything’s Included feature, additional information, disclosures, and disclaimers relating to your home and its features. Plans are artist’s renderings and may contain options which are not standard on all models. Lennar reserves the right to make changes to plans and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home’s precise or actual size. Any statement, verbal or written, regarding “under air” or “finished area” or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Garage sizes may vary from home to home and may not accommodate all vehicles. Visit Lennar.com or see a Lennar New Home Consultant for further details and important legal disclaimers. This is not an offer in states where prior registration is required. Void where prohibited by law. †Source - BATC, 2017 Top 25 Builders List. Copyright © 2019 Lennar Corporation. All rights reserved. Lennar, the Lennar logo, Everything’s Included and the Everything’s Included logo are U.S. registered service marks or service marks of Lennar Corporation and/or its subsidiaries. U.S. Home Corporation d/b/a Lennar – Lennar Sales Corp. Seller’s broker. U.S. Home Corporation, BC001413 Construction License. CalAtlantic Group, Inc. Seller’s broker. CalAtlantic Group, Inc. BC736565, BC700385 Construction Licenses. (10195) 02/07/19 Main Level Upper Level 1,769 Sq. Ft. •2 Stories •3 Bedrooms •3 Bathrooms •2 Car Garage LENNAR.COM LENNAR®The Revere Colonial Manor Collection 952-373-0485 A B 2 Stories | 3 Bedrooms | 3 Bathrooms | 2 Car Garage 1,769 Sq. Ft. 24' STREET 40' 10' 25'BUILDING SETBACKDRAINAGE & UTILITY EASEMENTPRIVATE STREET EASEMENTPRIVATE STREET EASEMENT10'DRAINAGE & UTILITY EASEMENT25'BUILDING SETBACKB618 CURB & GUTTERWETWETWETWETWETWETWETWETWETWETWETWETWETWETWET WETWETWET WET WETWETWETWETWETWETWETWETWET WETWETWETWET>>>>>>II I I I I >> >>>>>>>> >>>>>>>>>>>> >> >> >> >> >> >> >> MEANDER RD (CITY JURISDICTION)FUTURE STREETJUPERT TRL 25' BUFFER 15' BLDG SETBACK 20' BUFFER 15' BLDG SETBACK2.31'24'30' 40' BUILDING SETBACK 25' BUILDING SETBACK 25' BUILDING SETBACK10.74'19' TYP 9' TYP24' 24' 24' 32' T Y P 36.33' TYP32' TYP36.33' TYP25' BUFFER 15' BUILDING SETBACK ARCHITECTURE + ENGINEERING + ENVIRONMENTAL + PLANNING www.ISGInc.com CAD FILE NAME X-23860-PRO-SITE-C 2 OF 2 0 REFERENCE SCALE 1 INCH = FEET 25 50 100 50 N MEADOW VIEW MASTER PLAN ISG Project No. 20-23860 SITE PLAN MEDINA, MINNESOTA March 05, 2020 PROPOSED PROPERTY LINE PROPOSED STREET CROSSING TO EXISTING TRAIL PROPOSED GREEN SPACE PROPOSED GREEN SPACE SITE SUMMARY EXISTING ZONING:RR - RURAL RESIDENTIAL - URBAN RESERVE R3 - RESIDENTIAL MID DENSITY PROPOSED ZONING:PUD - PLANNED UNIT DEVELOPMENT GROSS AREA:963,547 SQ. FT / 22.12 AC. WETLAND AREA AND BUFFER 102,366 SQ. FT / 2.35 AC. NET AREA:861,181 SQ. FT / 19.77 AC. PRIVATE ROAD EASEMENT:172,121 SQ. FT / 3.95 AC. WETLAND IMPACTS:4,859 SQ. FT / 0.11 AC. NET AREA = GROSS AREA - WETLAND AREA = WETLAND BUFFER AREA PRODUCT TYPE TYPE PAD / UNIT SIZE UNIT QUANTITY CMA TOWNHOME 96 FT x 72.66 FT (6 BUILDINGS)48 CMS TOWNHOME 32 FT x 36.33 FT 90 TOTAL:138 DWELLING UNITS PER ACRE ALLOWED (DUA): 5-7 DUA 5 - 7 DUA PROVIDED: 138 / 19.77 AC 6.98 PARKING REQUIREMENTS REQUIRED:1 STALL PER 4 UNITS 138 / 4 = 34.5 35 PROVIDED:41 SETBACKS ZONING R3 PUD PERIMETER 20'20' PRIVATE STREET 25'25' COLLECTOR OR ARTERIAL ROAD 50'40' BETWEEN BUILDINGS 30'30'6' BITUMINOUS TRAILTYPICAL PRIVATE STREET LAYOUT NTS 6' BITUMINOUS TRAIL 6' BITUMINO US TRAIL 5' CONC WALK5' CONC WALK STORMW A T E R MANAGEM E N T AREA EXISTI N G F E M A F L O O D P L AI N EXISTI N G W E T L A N D, T Y P PATIO, TYP WETLAND IMPACT AREAS EXISTI N G RI G H T O F W A Y PROPOSED STREET CROSSING WETWETWETWETWETWETWETWETWETWETWETWET WETWE T WET W E T WE T WET WE T WETWETWET WETWETWETWET WETWET>>>>>>>II I I I>>>> >>>> >> >> >> MEANDER RD (CITY JURISDICTION)FUTURE STREETJUPERT TRL ARCHITECTURE + ENGINEERING + ENVIRONMENTAL + PLANNING www.ISGInc.com CAD FILE NAME X-23860-PRO-SITE-C 1 OF 2 0 REFERENCE SCALE 1 INCH = FEET 50 100 200 100 N MEADOW VIEW MASTER PLAN ISG Project No. 20-23860 OVERALL PLAN MEDINA, MINNESOTA March 05, 2020 >> >>>>>> >>>>>>>> >> >> >> >> >> >> >> >> EX CB T/C=996.33 INVERT N=991.30 12"RCP EX CB T/C=996.48 INVERT S=990.22 12"RCP INVERT E=989.75 21"RCP INVERT NW=989.63 18"RCP 60345 997.63 sgn EX CB T/C=996.38 INVERT S=989.96 12"RCP INVERT N=989.74 15"RCP INVERT W=988.56 21"RCP INVERT E=988.48 24"RCP EX CB T/C=996.37 INVERT N=991.05 12"RCP EX CB T/C=996.33 INVERT S=991.32 12"RCP INVERT N=990.15 15"RCP INVERT W=987.83 24"RCP INVERT E=987.82 24"RCP EX CB T/C=996.43 INVERT N=992.27 12"RCP EX CB T/C=997.14 INVERT NW=991.29 12"RCP INVERT E=986.97 24"RCP INVERT W=986.92 24"RCP EX CB T/C=996.44 INVERT NE=990.25 12"RCP INVERT SE=990.19 12"RCP INVERT W=986.68 24"RCP INVERT E=986.58 24"RCP EX CB T/C=994.90 INVERT W=986.07 24"RCP INVERT E=986.00 24"RCP EX SAN MH R=995.78 INVERT S=976.56 INVERT NW=976.47 INVERT E=976.47 60583 995.54 wv 60584 995.42 wv EX CB T/C=996.44 INVERT N=990.97 12"RCP U 60606 993.36 bx EX CB T/C=989.83 INVERT S=985.77 12"RCP INVERT W=985.22 24"RCP INVERT N=985.07 24"RCP EX CB T/C=989.94 INVERT N=986.06 12"RCP 60642 985.50 wv EX SAN MH R=984.92 INVERT W=975.16 INVERT E=975.16 100437 984.32 trd12 100444 998.23 trd13 100445 997.77 trd16 100447 998.35 trd16 100461 990.90 trd8 100465 982.17 trd9 100471 982.32 trd20 100483 986.38 trd7 100490 979.48 trd18 100491 978.99 trd18 I=985.10985.25 R=996.14 EX DROP INTAKE I= >>>>>>II I I III I I I I I I WETWETWETWETWETWETWETWETWETWETWETWETWETWETWET WETWETWETWETWET WET WETWETWETWETWETWETWETWETWET WET WETWETWETMEANDER RD (CITY JURISDICTION)JUPERT TRL 25' BUFFER 15' BLDG SETBACK 20' BUFFER 15' BLDG SETBACK 25' BUILDING SETBACK 24' 1 2 3 4 1234 12341234 1234 1234 1 2 3 4 12345 123123456 1234561234512345123451234512345 1 2 3 4 5 123412 123451234561234561234561234561234561234565 6 7 8 910 11 12 13 14 15 1617 18 20 22 23 21 19 26 > > > > > > >>>>>>>>>>>> > > > > > > > > > > >>>>>>>>>>>>>>>>>>>>>>>>> >> >> >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> >> A-10A R=991.35 I=987.44 S-1 R=995.45 I=976.87 S-2 R=995.03 I=977.34 8" S-3 R=994.27 I=978.04 S-4 R=993.50 I=978.86 S-5 R=993.12 I=979.64 S-6 R=993.48 I=980.94 SP - 8 ( 8 " ) S-7 R=992.15 I=981.86 S-8 R=991.80 I=982.48 SP-15 (1) (8")S-9 R=986.16 I=982.81 S-11 R=990.22 I=983.05 S-12 R=990.57 I=983.88 S-12A R=995.39 I=987.90 S-11A R=995.04 I=987.50 S-10 R=994.97 I=983.84 S-17 R=995.11 I=988.44 S-16 R=999.24 I=987.15 S-15 R=997.81 I=986.39 > > >>> > > > > >>>>>>>>>>>>>>>>>>>>>>> > > > > > > > > > > >>>>>>>>>>>>>>>>>>>>>>>>>>>>>IIIIIIIIIIIIIIIIII>>>>>>> >> >>>>>>>>>>>> >> >> >>>>>>>>IIII>>>>>>>>>>>>>>>>>IIIIIIIIIIIIIIIIIIIIIIIIIII I I II I I I I I I I III>>>>>>>I I I I I I II>>>>>>>>S-13A R=995.32 I=987.82 23860 UTILITY DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY 28OF 16 - --/--/-- 20-23860 16 SITE UTILITY PLAN - EAST ---- ---- 16 MEDINA MINNESOTA SITE UTILITY PLAN - EAST 0 SCALE IN FEET 50 100 --- --- --- LIC. NO.DATE PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTIONJERREMY D. FOSS XX/XX/XXXX 55871 NOTE: THE CLARITY OF THESE PLANS DEPEND UPON COLOR COPIES. IF THIS TEXT DOES NOT APPEAR IN COLOR, THIS IS NOT AN ORIGINAL PLAN SET AND MAY RESULT IN MISINTERPRETATION. LENNAR HOMES MEADOW VIEW MASTER PLAN UTILITY LEGEND EXISTING PROPOSED STORM DRAIN SANITARY SEWER SANITARY SEWER FORCEMAIN WATER MAIN >>>> >><II<IIII >>>>>>>> >> >> >> >> >> >> >> >> EX CB T/C=996.33 INVERT N=991.30 12"RCP EX CB T/C=996.48 INVERT S=990.22 12"RCP INVERT E=989.75 21"RCP INVERT NW=989.63 18"RCP EX CB T/C=996.38 INVERT S=989.96 12"RCP INVERT N=989.74 15"RCP INVERT W=988.56 21"RCP INVERT E=988.48 24"RCP EX CB T/C=996.37 INVERT N=991.05 12"RCP EX CB T/C=996.33 INVERT S=991.32 12"RCP INVERT N=990.15 15"RCP INVERT W=987.83 24"RCP INVERT E=987.82 24"RCP EX CB T/C=996.43 INVERT N=992.27 12"RCP EX CB T/C=997.14 INVERT NW=991.29 12"RCP INVERT E=986.97 24"RCP INVERT W=986.92 24"RCP INVERT NE=990.25 12"RCP INVERT SE=990.19 12"RCP INVERT W=986.68 24"RCP INVERT E=986.58 24"RCP BENCHMARK HYDRANT TNFH = 1006.16 R=996.14 EX DROP INTAKE I= I I I I IIIIIIIIWETWETWETWETWETWETWETWETWETWETWETWETWETWET WETWETWETWETWETWET WET WETWETWETWETWETWETWETMEANDER RD (CITY JURISDICTION)FUTURE STREET25' BUFFER 15' BLDG SETBACK 25' BUILDING SETBACK 24' 25' BUFFER 15' BUILDING SETBACK 2 3 4 4 12341234 1234 1234 1 2 3 4 5 123234561234512345 1 2 3 4 5 12341234123 123451234561234561234561234561234561234561234561234566 8 910 11 15 1617 18 20 22 24 25 23 21 19 262728 > > > > > > >>>>>> > > > > > > > >>> >>>>>>>>>>>>> >> >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> >> A-10A R=991.35 I=987.44 S-6 R=993.48 I=980.94 SP - 8 ( 8 " ) S-7 R=992.15 I=981.86 S-8 R=991.80 I=982.48 SP-15 (1) (8")S-9 R=986.16 I=982.81 S-11 R=990.22 I=983.05 S-12 R=990.57 I=983.88 S-12A R=995.39 I=987.90 S-11A R=995.04 I=987.50 S-10 R=994.97 I=983.84 S-17 R=995.11 I=988.44 S-16 R=999.24 I=987.15 S-15 R=997.81 I=986.39 > > >>> > > > > >IIIIIIIIIII>>>>>>>>>>>>>>>>>>>>>> > > > > > > > >>>>>>>>>>>>>>>>>>>IIIIII>>>>>>>>>>>>>>>>>>>>>>>>>>>IIIIIIIIIIIIIIIIIIIIIIIIIIII>>>>>>>>>>>>> >> >>>>>>IIII>>IIIIIIIIIIIIIII II II I I I I III>>>>>>I I I I I I I I I I I I I>>>>>>>>S-13A R=995.32 I=987.82 S-13 R=991.84 I=984.44 S-14 R=993.42 I=985.27 S-14A R=995.22 I=987.72 23860 UTILITY DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY 28OF 17 - --/--/-- 20-23860 17 SITE UTILITY PLAN - WEST ---- ---- 17 MEDINA MINNESOTA SITE UTILITY PLAN - WEST 0 SCALE IN FEET 50 100 --- --- --- LIC. NO.DATE PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTIONJERREMY D. FOSS XX/XX/XXXX 55871 NOTE: THE CLARITY OF THESE PLANS DEPEND UPON COLOR COPIES. IF THIS TEXT DOES NOT APPEAR IN COLOR, THIS IS NOT AN ORIGINAL PLAN SET AND MAY RESULT IN MISINTERPRETATION. LENNAR HOMES MEADOW VIEW MASTER PLAN UTILITY LEGEND EXISTING PROPOSED STORM DRAIN SANITARY SEWER SANITARY SEWER FORCEMAIN WATER MAIN >>>> >><II<IIII 1832 Medina Road Page 1 of 5 April 14, 2020 CUP Planning Commission MEMORANDUM TO: Planning Commission FROM: Ben Schneider, Planning Intern and Dusty Finke, Planning Director DATE: April 10, 2020 MEETING: April 14, 2020 Planning Commission Meeting SUBJ: CUP for Barn at 1832 Medina Road Review Deadline Application received: March 10, 2020 120-day review deadline: July 18, 2020 Summary of Request Nor-son Custom Builders (“The Applicant”) has applied for a conditional use permit on behalf of property owners Cris and Jim Stetler to build a barn at 1832 Medina Road (“The Property”). The Property, zoned rural residential, is located northeast of Medina City Hall and is about 35 acres in size. Surrounding property is also zoned Rural Residential. The proposed structure would be located near the southwest corner of the lot. In total, the structure would be 14,596 SF, including a 3,456 SF barn, 7,680 SF indoor arena, and a 3,456 SF staging area. The owners are also constructing a principal house on the other side of the lot to the northeast. Both the house and the barn would have their own driveways. The zoning code requires a conditional use permit for the construction of an accessory building larger than 5,000 SF. Approximately 2/3 of the Property is located within a large wetland. Both construction of the home and the barn trigger the establishment of upland buffers adjacent to this wetland. An aerial is provided to the right. 1832 Medina Road Page 2 of 5 April 14, 2020 CUP Planning Commission CUP for Accessory Structures in Excess of 5,000 SF According to Section 825.19 of the City Code, properties over 5 acres in size are permitted to include a maximum of two accessory structures with a maximum aggregate footprint of 5000 s.f. Accessory structures which exceed these limitations are conditional uses subject to the following additional standards described in Section 826.98. Staff has described compliance with each standard below each in italics: (i) The accessory building’s design shall include architectural interest through the appropriate use of the following elements: cupolas, dormers, windows, porches, overhangs, varied building foundation, or other design treatments which the city council determines create a quality architectural design that enhances the appearance of the accessory building and complements the principal dwelling and the rural residential character or residential neighborhood in which the building is to be constructed; The proposed barn includes cupolas and also a porch/overhang over the entry door. The applicant has indicated that this entry will include stone accents and timbers. Windows are proposed along the eastern portion of the structure. The western 32 feet of the 160 foot long street-facing façade is at a lower elevation than the rest of the structures. The Planning Commission and Council should discuss if proposed architectural features are sufficient. (ii) At least two colors or textures shall be used in the accessory building’s exterior design, including contrasting trim or fascia; The applicant proposes a combination of “earth brown” and “white sand” color. Stone accents are noted for the entry location. (iii) Any metal exterior materials on the accessory building shall be warranted to resist fading for a period of at least 15 years; and The proposed metal exterior includes a 30 year fade warranty. (iv) The accessory building shall have an infiltration basin, rain garden, rain barrel or other similar best management practice used to capture storm water runoff from the building and to improve water quality. Said best management practice must be reviewed and approved by the city council. The applicant proposes to provide stormwater abstraction through the use of expanded wetland buffers. Staff recommends a condition that stormwater from the roof of the structure be directed away from the large paddock to the north of the building. This could be accomplished with gutters or adjusting paddock design and grading. The additional area of buffers shown would meet the City’s stormwater requirements. The applicant will also need to meet the requirements of the Elm Creek Watershed. 1832 Medina Road Page 3 of 5 April 14, 2020 CUP Planning Commission General Conditional Use Permit Standards Section 825.39 of the City Code includes more general standards for reviewing any conditional use permit: 1. That the conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the immediate vicinity. Staff does not believe this structure will be injurious to nearby property nor impair property values. 2. That the establishment of the conditional use will not impede the normal and orderly development of surrounding vacant property for uses predominant in the area. Staff does not believe this structure will impede the normal and orderly development of surrounding vacant property. 3. That adequate utilities, access roads, drainage and other necessary facilities have been or are being provided. As noted above, the applicant will be required to provide stormwater management as a condition of approval. This application also triggered a review by the Elm Creek Watershed Management Commission, so this CUP will also be contingent on the watershed’s approval and The Applicant satisfying their recommendations related to stormwater management, erosion and sediment control, and buffer strips. The Applicant has provided a manure and pasture management plan, which is required. 4. That adequate measures have been or will be taken to provide sufficient off-street parking and loading space to serve the proposed use. Staff believes adequate parking exists. 5. That adequate measures have been or will be taken to prevent or control offensive odor, fumes, dust, noise and vibration, so that none of these will constitute a nuisance, and to control lighted signs and other lights in such a manner that no disturbance to neighboring properties will result. The Applicant has provided a manure management plan that would mitigate odor concerns. 6. The use, in the opinion of the City Council, is reasonably related to the overall needs of the City and to the existing land use. City Code allows for barns as a conditional use. 7. The use is consistent with the purposes of the zoning code and the purposes of the zoning district in which the applicant intends to locate the proposed use. Staff believes an accessory barn is consistent with rural residential lots. 8. The use is not in conflict with the policies of the City. Staff does not believe the proposed use is in conflict with the policies of the City. 9. The use will not cause traffic hazard or congestion. Staff does not believe the CUP would cause traffic or congestion concerns. 1832 Medina Road Page 4 of 5 April 14, 2020 CUP Planning Commission 10. Existing businesses nearby will not be adversely affected by intrusion of noise, glare or general unsightliness. Staff does not believe the use would cause these concerns. 11. The developer shall submit a time schedule for completion of the project. This will need to be a condition for approval. 12. The developer shall provide proof of ownership of the property to the Zoning Officer. The City Attorney has not requested additional documentation with regards to ownership at this time. Animal Density Standards Section 826.25, Subd. 8 provides standards for animal density. There may be one animal unit for the first two grazeable acres of a property and one additional animal unit for each grazeable acre of land thereafter. According to a survey provided by Otto Associates, The Property has a total of 12.9 grazeable acres, meaning there may be up to 11 horses on site (1 horse is equal to 1 animal unit). The Applicant has indicated there will be 8 horses, which would be allowed. The amount of grazable acres is subject to staff confirmation. Staff recommends a condition for approval that does not allow the property owners to surpass the maximum animal density. Staff Recommendation When reviewing a conditional use permit request, the Planning Commission and City Council should review the specific and general criteria described above. If the criteria are met, the CUP should be approved. As described in Section 825.41 of the City Code: “In permitting a new conditional use or the alteration of an existing conditional use, the City Council may impose, in addition to those standards and requirements expressly specified in this Ordinance, additional conditions which the City Council considers necessary to protect the best interests of the surrounding area or the community as a whole. These conditions may include, but are not limited, to the following: 1. Increasing the required lot size or yard dimensions. 2. Limiting the height, size or location of buildings. 3. Controlling the location and number of vehicle access points. 4. Increasing the street width. 5. Increasing the number of required off-street parking spaces. 6. Limiting the number, size, location or lighting of signs. 7. Required diking, fencing, screening, landscaping or other facilities to protect adjacent or nearby property. 8. Designating sites for open space.” Staff believes that this CUP request overall meets the criteria presented in this report. Staff recommends approval subject to the following conditions: 1. The applicant shall address comments made by the City Engineer 2. The applicant shall update plans to direct runoff from the structure away from the paddock area. 3. The applicant shall obtain approval from the Elm Creek Watershed Commission 1832 Medina Road Page 5 of 5 April 14, 2020 CUP Planning Commission 4. The applicant shall meet the requirements of the wetland protection ordinance, including provisions for recordation of easements, planting of appropriate vegetation and installation of required signs. 5. Manure shall be managed in a manner which prevents nuisance and protects water quality. The applicant shall manage the use of pastureland in a manner which prevents overgrazing and erosion. The applicant shall implement manure and pasture management plans in conformance with University of Minnesota Extension guidance. Manure and pasture management is subject to periodic review by city staff 6. Animal density on the Property shall not exceed the amount permitted in the RR district (grazable acres minus 1). 7. The Applicant shall pay to the City a fee in the amount sufficient to pay for all costs associated with the review of the application for the conditional use permit Attachments 1. City Engineer Comments 2. Elm Creek Watershed Comments 3. Applicant Narrative 4. Pasture and Manure Management Plans 5. Plans 1 Dusty Finke From:Jim Stremel <JStremel@wsbeng.com> Sent:Thursday, March 26, 2020 3:19 PM To:Ben Schneider Cc:Dusty Finke; Debra Peterson; Heather Nelson; Alison Harwood Subject:RE: LR-20-267: Stetler Barn CUP Ben, Here are revised comments from our DRC discussions today. Let me know if there are any additional comments to be added. Jim Stremel, PE Sr. Project Manager 763.287.8532 (o) | 612.419.1549 (m) WSB | wsbeng.com This email, and any files transmitted with it, is confidential and is intended solely for the use of the addressee. If you are not the addressee, please delete this email from your system. Any use of this email by unintended recipients is strictly prohibited. WSB does not accept liability for any errors or omissions which arise as a result of electronic transmission. If verification is required, please request a hard copy. From: Jim Stremel Sent: Wednesday, March 25, 2020 6:09 PM To: 'Ben Schneider' <ben.schneider@medinamn.gov> Cc: Dusty Finke <dusty.finke@medinamn.gov>; Debra Peterson <debra.peterson@medinamn.gov>; Heather Nelson <HNelson@wsbeng.com>; Alison Harwood (aharwood@wsbeng.com) <aharwood@wsbeng.com> Subject: RE: LR‐20‐267: Stetler Barn CUP Hello Ben, Below are our engineering comments on the site and grading plans for the barn, let us know if you have any questions: Civil/Site: 1. Show more grading arrows and percent grades on the driveway and low point, it appears to be relatively flat. 2. Note with the proposed driveway will be constructed of and include a typical section. 3. No water or sewer services are shown for the proposed barn, please confirm no sewer/water services are proposed and show them on the plan if proposed. 4. Additional silt fence will need to be shown to encompass the locations down‐gradient of construction disturbances. 5. A redundant BMP will be required adjacent to the wetland areas, the entire length of where the silt fence will end up going. Stormwater: 6. Gutters and downspouts will be required on the north side of the barn roof to control runoff that may be otherwise directed into the paddock area, show the location of the discharge points. 2 7. A permit with the watershed (ECWMC) will be required. Provide final permit review comments from the watershed and final permit approval to City. Wetlands: 8. Delineation has been completed. Notice of Decision will be sent out soon approving the boundaries. 9. Project provides a 30‐foot upland buffer around the wetlands, which does not meet the minimum buffer requirements. The wetlands are classified as a Preserve by the Medina Wetland Functional Assessment. Preserve wetlands require an average 35‐foot upland buffer (minimum 25 feet). 10. There appear to be no impacts proposed as part of this project. If impacts to wetlands are proposed, the applicant will need to apply for impact approval through the Wetland Conservation Act. From: Ben Schneider <ben.schneider@medinamn.gov> Sent: Friday, March 20, 2020 3:08 PM To: Jim Stremel <JStremel@wsbeng.com>; Steve Scherer <steve.scherer@medinamn.gov>; rbatty@kennedy‐ graven.com; tg.metrowest@gmail.com; surfacewatersolutions@outlook.com; judie@jass.biz; Scott Johnson <scott.johnson@medinamn.gov> Cc: Dusty Finke <dusty.finke@medinamn.gov>; Debra Peterson <debra.peterson@medinamn.gov> Subject: LR‐20‐267: Stetler Barn CUP Hello All, Attached is a CUP application to build a barn at 1832 Medina Road. We received this 10 days ago, so apologies for the delay in routing this. If possible, please provide comments by March 25, 2020. The Planning Commission Review is tentatively scheduled for April 14. Jim and Judie, let us know if this triggers your permitting. Thank you, 1 Dusty Finke From:James Kujawa <surfacewatersolutions@outlook.com> Sent:Wednesday, March 25, 2020 9:34 AM To:Ben Schneider; Jim Stremel; Steve Scherer; Scott Johnson Cc:Dusty Finke; Debra Peterson; Judie Anderson; Jim Herbert; Joe J. Waln Subject:RE: LR-20-267: Stetler Barn CUP Hi Ben, According to my rough measurements, this site disturbs approximately 3.5 acres. Anything over 1.0 acres of site disturbance triggers an ECWMC project review. It will need to meet our Rule D (Stormwater Management), Rule E (Erosion and Sediment Control) and Rule I (Buffer Strips) requirements. Because of the limited available space for pasture, paddocks and land application of manure, understanding how these components will be managed will be an important part of our review. If it has not been done so already, we recommend a manure, pasture and paddock management plan be developed with the assistance of the Hennepin County Environment and Energy Department, the University of MN Extensions Service and/or the USDA Natural Resource and Conservation Service (NRCS). Contact for Hennepin County will be; Paul Steward Rural Conservationist Paul.steward@hennepin.us 612‐543‐9409 Contact for University of MN Extension; Karl Hakanson khakanso@umn.edu (612) 596‐1175 Please let me know if you have any questions on this information. Thank you Jim James C. Kujawa Surface Water Solutions LLC 6533 Neddersen Circle Brooklyn Park, MN 55445‐3206 952‐456‐4091 surfacewatersolutions@outlook.com From: Ben Schneider <ben.schneider@medinamn.gov> Sent: Friday, March 20, 2020 3:08 PM To: Jim Stremel <jstremel@wsbeng.com>; Steve Scherer <steve.scherer@medinamn.gov>; rbatty@kennedy‐ graven.com; tg.metrowest@gmail.com; surfacewatersolutions@outlook.com; judie@jass.biz; Scott Johnson <scott.johnson@medinamn.gov> Cc: Dusty Finke <dusty.finke@medinamn.gov>; Debra Peterson <debra.peterson@medinamn.gov> Subject: LR‐20‐267: Stetler Barn CUP 3/6/2020 Conditional Use Permit Application City of Medina Site Location: 1832 Medina Road Long Lake, Mn, 55356 This conditional use permit application is for a new barn building at 1832 Medina Road. The following pages of this document provide descriptions and example photos to illustrate architectural elements for this future building including: - Contrasting colors for roofing and siding - Wainscot details - Street facing decorative covered entry with timbers and stone - Roof cupolas - Windows at 3 sides of the building - Decorative service doors - Varied roof pitches and overhangs with soffits - Varied building foundation - Information on the durability and fade resistant color clad steel Also attached with this application are architectural plans for the building and civil documents showing grading and storm water management plans. -Brody Schmid Project Manager, Nor-Son Custom Builders 700 East Lake Street, Wayzata, MN, 55391 *Decorative street side covered entry with stone accents and timbers *Contrasting colors of “earth brown” & “white sand” for roof, siding, & wainscot *Uni-rib steel roofing & siding *Uni-rib steel wainscot in contrasting color *Windows & decorative doors *Varied roof pitches *Roof cupolas *Overhangs with steel soffit & fascia 1832 Medina Road, Medina MN Stetler Residence 4/2/20 Manure and Pasture Management Plan Recreation use of horses for private use. Horses are used for trail riding and for showing. Are housed in a barn and turned out daily. Property is 34 acres, with 12.9 usable acres, for 8 horses. (Allowed horses 11.5 according to current zoning requirements) Property has a manure management plan that includes manure bunkers for composting. Some manure will be composted and be used on the property. Other manure or compost will be hauled away 2-3 times per year. No manure will be spread in wetlands or setbacks. Horses housed in stalls overnight and stalls are cleaned daily. Dry lots are cleaned weekly. Manure in pastures are dragged into grass 2-4 times a year before mowing. Manure Management Plan 8 horses 7 tons of manure per year per horse =56 tons of manure per year With turnout 50% of the time. = 23 tons of manure per year or 12 tons of composted manure 2 – 12x12’ Concrete bottom manure storage unit for composting Manure composted, removed and hauled away twice per year. A small amount of composted manure may be used around the property for fertilizer. Pasture Management 2 fenced paddocks with grass (between house and barn) Seeded with Agassiz CHS #4 or La Crosse BLM #4 grass seed mix 3 Dry lot paddocks Horses will be rotated between dry lots and grass paddocks - Rotate off of grass to dry lots to rest grass and regrow - Keep in dry lots when ground is wet in fall and spring - Keep off dry lots during period of high rain and mud - Ensure horses are in dry lots often enough to let the grass pastures rest Main source of feed for horses is small square hay bales and pelleted grain. Grass from paddocks is supplemental forage not primary source. 1 CITY OF MEDINA 1 PLANNING COMMISSION 2 DRAFT Meeting Minutes 3 Tuesday March 10, 2020 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 (arrived at 7:01 p.m.), Peter Galzki, Beth 8 Nielsen, Kerby Nester, Robin Reid. 9 10 Absent: Planning Commissioner Cindy Piper. 11 12 Also Present: City Planning Director Dusty Finke. 13 14 2. Public Comments on Items not on the Agenda 15 16 No comments made. 17 18 3. Update from City Council Proceedings 19 20 Albers reported that the Council recently met to consider an ordinance amending Chapter 8 of 21 the City Code related to residential parking. He stated that the Council did not share the same 22 concerns as some members of the Commission and unanimously adopted the ordinance 23 which reduced the minimum garage size from 440 to 400 square feet for townhomes. He 24 explained that there was no concrete reason 440 square feet was originally chosen and the 25 City’s minimum was out of line with other communities, therefore the Council agreed that it 26 would make sense to reduce to 400 square feet. He commented that 400 square feet was 27 more aesthetically pleasing and seemed to fit better with the designs of buildings. 28 29 4. Planning Department Report 30 31 Finke provided an update. 32 33 5. Public Hearing – Adam’s Pest Control (Jar-Har, LLP) – PIDs 04-118-23-21-34 0001 and 04-118-23-24-0001 – Preliminary Plat, Rezoning, Conditional Use 35 Permit, and Site Plan Review (Updated) 36 37 Finke reported that the Planning Commission held a public hearing on this request in October 38 of 2019 and noted that most aspects remain unchanged. He stated that the primary change 39 would be related to access for the property. He explained that the original plan was to 40 connect a new street through property east of the subject site to Willow Drive with a 41 temporary right-in to the site from Highway 55. He stated that since that time staff and the 42 developer have been working with the property owner to the east but have been unable to 43 secure the necessary right-of-way and therefore are reviewing alternative options in the case 44 that cannot be obtained. He stated that MnDOT has been consulted and to have access on 45 Highway 55, full right and left turn lanes would be needed at that intersection to provide 46 access to the property. He reviewed the different land use applications included in this 47 proposal for what is intended to be an office building, warehouse, and potential restaurant. 48 49 Nielsen asked why the agreement with the property owner to the east was not enforceable, 50 requiring the construction of the private road. 51 2 52 Finke explained that would be triggered with development of that site. He stated that 53 MnDOT has stated that the Highway 55 full access would be allowed but alternative access 54 options would be preferred when available. 55 56 Reid asked for information on the risk of an intersection at this point and whether a study 57 would be helpful. 58 59 Finke replied that there are inherent risks for any intersections. He explained that this is not 60 the ideal location, which is why alternatives are being explored but noted that a study would 61 not be required. 62 63 Todd Leyse, applicant, stated that the plans remain the same. He stated that they would still 64 run sewer and water connections through the private road easement. He explained that they 65 are requesting highway access in order to move forward as they have not been able to make 66 progress with the property owner to the east. He explained that if they are able to reach an 67 agreement with the property owner to the east within the next four weeks, they would choose 68 that option but need to move forward in order to proceed with construction. He confirmed 69 that if he has to pay for the left and right turn lanes, he expects that access to be permanent 70 but recognized that he would be at the mercy of MnDOT. 71 72 Nielsen referenced the comments from the engineer which provides a variety of options and 73 asked if the applicant has an opinion on those options. 74 75 Finke stated that those options were a part of the discussion with MnDOT. 76 77 Leyse replied that they worked with MnDOT and the civil engineer in order to ensure that the 78 turn lanes and other elements would meet their specifications. He noted that a separate 79 permit would need to be filed with MnDOT and therefore the intersection plans would be 80 subject to the review of MnDOT and any changes it may suggest. 81 82 Reid mentioned the possibility that a large volume of vehicles could be leaving the restaurant 83 element at one time. 84 85 Leyse noted that there could be times when vehicles could queue leaving the site, but each 86 vehicle would need to look for a safe opportunity to exit onto Highway 55. 87 88 Reid opened the public hearing at 7:22 p.m. 89 90 Don Jeszewski, 6215 Willow Drive, Corcoran, stated that he believes the access from 91 Highway 55 would be a better access. He stated that if an access is provided onto Willow 92 Drive, that will cause additional traffic onto the unpaved roadway from the Adam’s Pest 93 Control business. He asked how the north parcel would receive access if the road to Willow 94 Drive is not constructed. 95 96 Leyse provided a response as to how that access would be provided to the northern parcel. 97 98 Jeszewski asked why the applicant would want the property subdivided at this time instead of 99 when the proper access is available. He stated that it would seem that the City should require 100 that the rest of Willow Drive be paved to the Corcoran line when the private road is 101 constructed. 102 103 3 Galzki commented that it would seem to make sense to pave the additional 300 feet when the 104 road is eventually constructed but noted that would depend upon the traffic report. 105 106 Finke provided additional clarification that the road would be paved to the access road but not 107 to the Corcoran city line. 108 109 Reid asked if public safety has reviewed this plan and asked for input from Belland. 110 111 Belland replied that this access would not be as safe as an access at Willow but noted that the 112 City has had similar types of access for busier locations, using the example of the Medina 113 Ballroom. He agreed that the best option would be for access to be provided from Willow 114 but stated that a left- and right-hand turn lane would make the Highway 55 access safer than 115 it would be if vehicles were stopping in traffic to turn. 116 117 Nielsen referenced the suggestion for an eastbound bypass lane and asked for additional 118 clarification, using an example of an intersection on Highway 12. 119 120 Finke explained that would be an option rather than a turn lane, which would be less 121 desirable. He explained that the example Nielsen provided is a capacity element rather than a 122 safety improvement. 123 124 Reid closed the public hearing at 7:38 p.m. 125 126 Galzki commented that he continues to support this proposed development. He stated that 127 adding a right and left turn lane would suffice from a safety standpoint to allow the Highway 128 55 alternative if access cannot be gained to Willow Drive. 129 130 The other Commissioners agreed that while Highway 55 access would not be preferred, the 131 alternative proposed would be agreeable. 132 133 Motion by Galzki, seconded by Nielsen, to recommend approval of the rezoning, 134 preliminary plat, site plan review and conditional use permit subject to the conditions noted in 135 the staff report. Motion carries unanimously. (Absent: Piper) 136 137 6. Approval of the February 11, 2020 Draft Planning Commission Meeting Minutes. 138 139 Motion by Nielsen, seconded by Galzki, to approve the February 11, 2020, Planning 140 Commission minutes with the noted change. Motion carries unanimously. (Absent: Piper) 141 142 7. Council Meeting Schedule 143 144 Finke advised that the Council will be meeting the following Tuesday and Nester volunteered 145 to attend in representation of the Commission. 146 147 8. Adjourn 148 149 Motion by Galzki, seconded by Nielsen, to adjourn the meeting at 7:43 p.m. Motion carried 150 unanimously. 151