HomeMy Public PortalAbout08-15-2018 POSTED IN CITY HALL August 10, 2018
PLANNING COMMISSION AGENDA
WEDNESDAY, AUGUST 15, 2018
7:00 P.M.
CITY HALL (2052 County Road 24)
1. Call to Order
2. Public Comments on items not on the agenda
3. Update from City Council proceedings
4. Planning Department Report
5. Public Hearing - Ordinance Amendment – Chapter 8 of the City Code
related to Mixed Residential Zoning District regulations
6. Approval of May 15, 2018 Planning Commission Minutes (concurrent
with City Council)
7. Approval of July 10, 2018 Planning Commission Minutes
8. Council Meeting Schedule
9. Adjourn
Planning Department Update Page 1 of 2 August 8, 2018
City Council Meeting
MEMORANDUM
TO: Members of the City Council
FROM: Dusty Finke, Planning Director; through City Administrator Scott Johnson
DATE: August 2, 2018
SUBJ: Planning Department Updates – August 8, 2018 City Council Meeting
Land Use Application Review
A) Woods of Medina Final Plat –710 Shawnee Woods Road and 4412 County Road 116 –
4412 JKP LLC has requested final plat for a 16-lot subdivision on approximately 8.25 acres.
The City Council reviewed and adopted a resolution of approval at the July 17, 2018
meeting. A hearing related to the establishment of a stormsewer improvement tax district is
scheduled at the August 8 meeting.
B) Sampson Lot Combination – 3132 Lakeshore Avenue – Richard and Karen Sampson have
requested the combination of two substandard lots into a single lot. This application was
supported by the Council’s recent action to lower fees in such cases. The application is
scheduled for review at the August 8 City Council meeting.
C) Ditter Concept Plan – Jim Ditter, Tom Ditter, and Ditter Properties have requested review of a
concept plan related to the potential subdivision of four existing parcels totaling approximately 25
acres into six lots. Two of the existing parcels are served by City sewer and included within the
urban service area but all the property is zoned rural residential. The applicants requested that the
City consider rezoning the two parcels served by city sewer to Suburban Residential, allowing the
parcels to be reduced in size to create additional rural lots. The Planning Commission held a public
hearing at the May 8 meeting and feedback was generally supportive of what was proposed. The
Council reviewed on June 19 and raised questions whether designating the property as LDR was
consistent with the objectives of the Comp Plan. The Council directed staff to continue discussions
with the Ditters and staff has done so. The application will be left open in case the Ditters have
additional information to provide in the coming months.
D) Maxxon Site Plan Review – 900-920 Hamel Road – Maxxon has requested a site plan review for a
4,854-square foot addition between the two existing buildings on their property. The applicant
proposes to convert existing bituminous to pervious surfacing because no more hardcover can be
added as a result of the Elm Creek Shoreland Overlay District. The Planning Commission reviewed
at the January 18 meeting and recommended approval. The Council granted approval on February
20. Staff will work with the applicant on conditions of approval before construction begins.
E) Lunski Final Plat – Lunski, Inc. has applied for final approval of the subdivision related to
the development of 83 units of mixed senior housing and 24,000 s.f. of office north of
Highway 55 and west of Mohawk Drive. The Council adopted a resolution of approval at
the November 16 meeting. Staff will work with applicant on conditions of approval before
construction begins.
F) Reserve of Medina Second Addition – Toll Brothers has requested approval of the second
phase of the Reserve of Medina project. The City Council adopted approval documents on
September 19, 2017. Staff will work with the developer related to the conditions of
approval.
G) Reiser lot line rearrangement – 1425 County Road 24 and PID 23-118-23-32-0002 – The
John H. Reiser Trust and Philip W. Reiser Trust have requested approval of a lot line
Planning Department Update Page 2 of 2 August 8, 2018
City Council Meeting
rearrangement between two 10-acre parcels. The City Council adopted a resolution
approving the rearrangement at the April 17, 2018 meeting. The project will now be closed.
H) Johnson ADU CUP, Dykhoff Septic Variance, 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.
I) Hamel Road Thirty Two, 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) Comprehensive Plan – Met Council staff has indicated that the City’s 2020-2040 Plan Update will
be formally reviewed during August. The Environmental Services committee is scheduled for
August 14, the Community Development Committee on August 20, and the Met Council review on
August 22.
B) Stormwater Ordinance and Design Guide –staff met with Engineering staff to discuss the scope and
workplan for reviewing the City’s stormwater regulations to conform with the City’s surface water
management plan and current practices. The Planning Commission and City Council held a
workshop on the regulations at the May 15 meeting. The Planning Commission held a public
hearing on the ordinance at their July 10 meeting and recommended approval. Staff intends to
present the ordinance and design guide at the August 8 Council meeting.
C) Mixed Residential zoning district – the City held an open house on June 12 and received feedback
on the regulations which will ultimately apply to the Mixed Residential land use. Staff will use this
feedback to draft an ordinance for a public hearing at the August 15 Planning Commission meeting.
D) Administrative Assistant Interviews – Steve, Jodi and I interviewed six finalists for the
Administrative Assistant vacancy. We were impressed with the pool of candidates and are excited
for Katrina to join the team!
E) Baker Park Master Plan Stakeholder Group – I met with a number of representatives from other
jurisdictions with Three Rivers park staff to kick-off their Master Planning process for Baker Park.
Three Rivers will be reaching out to residents and citizen groups over the next 6 months for
feedback on Baker Park.
F) Hennepin County Transportation Leadership Meeting – Steve and I met with new Division
Managers at Hennepin County Transportation. The Department has reorganized and are reaching
out to cities to introduce the new leadership folks.
G) Long Lake Subwatershed Partnership – Scott and I took part in a conference call with the partners.
In addition to the carp data collection, Minnehaha Creek Watershed is conducting water quality
monitoring throughout the subwatershed. The partners agreed that the District would put together a
grant application to submit to BWSR requesting funds to use the data to design an implementation
plan. This grant is due at the end of August, and staff may be asking for a resolution of support from
the City Council at the August 21 meeting.
Ordinance Amendment Page 1 of 7 August 15, 2018
Mixed Residential Zoning District Planning Commission Meeting
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, Planning Director and Nick Kieser, Planning Intern
DATE: August 9, 2018
MEETING: August 15, 2018 Planning Commission
SUBJ: Public Hearing – Mixed Residential Zoning District
Background
The City’s Comprehensive Plan update is currently in review by the Metropolitan Council and is
anticipated to be approved this month. The Comprehensive Plan process included over 15
months of public participation, 8 community meetings, 15 Steering Committee meetings, 4
concurrent City Council/Planning commission worksessions, an online forum, a formal public
hearing and a series of City Council reviews.
Through this process, the City developed the Comprehensive Plan. The Plan identified property
which could accommodate the future growth to meet certain mandates that the City planned for,
including:
• Land sufficient for construction of a minimum of 950 future residential units
• Minimum overall density of 3 units/net acre for new residential development
• A minimum of 244 of the residential units were required to be planned at higher density
(>8 units/net acre)
The Land Use Plan within the Comprehensive Plan sets planned land uses and densities and also
establishes objectives for these uses. The City is then required to review and make appropriate
changes to its official controls, including zoning regulations, within nine months of the updated
Plan being in effect.
The Implementation Chapter (7) of the 2020-2040 Comprehensive Plan describes the changes
the City anticipated needing to make because of various changes in the Plan.
One of the primary changes noted is for the City to establish regulations to implement the Mixed
Use Residential Land Use. Staff does not believe existing regulations provide a good means to
implement. The Implementation Chapter states: “Mixed Residential Land Use
Standards will need to be established for development within the Mixed Residential Land Use
to ensure that such development is consistent with the objectives and policies of the use.
Specifically, standards will need to require that a portion of the development provide for
residential development with a net density of 8 units/acre or greater and will provide for
guidance to incorporate such density into surrounding neighborhoods which will likely be
developed at lower densities. The regulations will be intended to allow a portion of the Mixed
Residential site to be reserved for higher density residential development as a separate
development if a portion of the site is developed at lower densities.”
Ordinance Amendment Page 2 of 7 August 15, 2018
Mixed Residential Zoning District Planning Commission Meeting
Mixed Residential Land Use
The Comprehensive Plan guided groups of properties in two locations as Mixed Residential,
generally located northwest of the Medina Road/Brockton Lane and north of Hamel Road/east of
Arrowhead Drive. These properties are identified on the map below.
It is important to note that the Mixed Residential properties are staged for potential development
within the 2025-2030 staging period. There are no development proposals expected for some
time, but the City is required to have the official controls in place.
The entire Draft Comprehensive Plan update is available on the City’s website, the land use
chapter is attached for reference, and staff has copied the most relevant information below. The
City’s official controls are required to be consistent with the Comprehensive Plan.
Within the Draft Comprehensive Plan, the Mixed Residential land use is defined as follows:
“Mixed Residential (MR) identifies residential land uses that may be developed with a variety
of housing styles at an overall average density between 3.5 and 4.0 units per net acre, within
which a minimum of the units equivalent to 1.0 unit per acre are required to be developed at
higher densities above 8.0 units per acre. Uses within the MR land use are served, or are intended
to be served, by urban services. The land use provides flexibility for the type of housing to be
developed, including detached single family, twin homes, townhomes and multiple family
buildings. The MR land use will allow for different types of housing to be developed in
coordination with each other or independently, provided the objectives related to overall density
and minimum number of higher density housing units can be achieved within a defined area.”
Ordinance Amendment Page 3 of 7 August 15, 2018
Mixed Residential Zoning District Planning Commission Meeting
The Plan also establishes policies and objectives which are meant to guide the City when
creating the official controls. For the sake of the Mixed Residential land use, these policies and
objectives are contained within the broader objectives of the Residential Land Uses in the City:
1. Require preservation of natural slopes, wetlands, woodlands, and other significant natural
characteristics of the property.
2. 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.
3. 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.
4. 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.
5. 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.
6. 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. 7. Restrict urban development to properties within the sewer service boundary.
8. 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.
9. 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.
10. Restrict commercial and business development to areas designated in this Plan.
11. Protect property within the City’s MUSA boundary from development prior to the provision
of urban services that will hinder future division.
12. Create flexible zoning standards that would allow for innovative arrangements of homes,
conservations easements, or other creative land use concepts that preserve the City’s open
space and natural features.
13. Promote attractive, well-maintained dwellings on functional, clearly marked roads, with
adequate facilities and open space.
14. Emphasize resident and pedestrian safety.
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.
Ordinance Amendment Page 4 of 7 August 15, 2018
Mixed Residential Zoning District Planning Commission Meeting
18. In urban residential zones with sanitary sewer service permit higher density in PUD’s in
exchange for (1) reduced land coverage of buildings, (2) provision of more multi-family
units; and, (3) sensitive treatment of natural resources.
19. Implement standards for lot sizes and setbacks which recognize the development
characteristics and natural resources of each existing neighborhood.
20. Regulate noise, illumination, and odors as needed to protect residential neighborhoods and
to maintain public health and safety.
Open House Discussion
The City held an open house on June 12, 2018 to provide an opportunity for interested residents
to provide feedback and to discuss the regulations that were to be developed for the land use.
Residents, members of the City Council and Planning Commission, and staff were in attendance.
A summarized report of the comments provided during the open house is attached.
Road Infrastructure/Traffic
The main comments raised at the Open House related to the potential impacts of increased traffic
with the new development.
Infrastructure planning is a primary component of the Comprehensive Plan process, and the City
has anticipated the development of various properties, including the Mixed Residential
properties, when creating the infrastructure plans. The City’s Transportation plan anticipates
improvements for Brockton Lane and the construction of Tamarack Drive near the Mixed
Residential property. The road infrastructure is anticipated to be improved with or before
development occurs in Mixed Residential.
Neighborhood Compatibility
Many of the written comments received questioned the compatibility of the higher density
housing required by the Mixed Residential land use to the surrounding land uses. Some
comments specifically requested that only single-family development be permitted in the area
near the Enclave and the Medina Road and Brockton Lane intersection. This type of limitation
would appear inconsistent with the definition of the mixed residential land use and the objectives
related to reserving opportunities for higher density housing and providing flexibility for a mix
of housing styles.
Conceivably, one way for the requirement for higher density housing to be “transferred” from
the Brockton/Medina Road area to the Hamel Road parcels would be if the owners of both sites
agreed to master plan both areas together such that the requirements were met over all of the
property. Absent such an arrangement, staff believes it would difficult to meet the objectives of
the mixed residential land use if higher density housing is not permitted.
Staff has incorporated language into the draft ordinance to require the higher density housing to
be located, to the extent practicable, to be buffered from existing lower density development and
to be buffered.
Ordinance Amendment Page 5 of 7 August 15, 2018
Mixed Residential Zoning District Planning Commission Meeting
Flexibility
Several of the comments received from the stakeholders requested that the regulations provide
flexibility for the type of high and low-density development on the site. These comments were
primarily from the owners of the mixed residential properties.
Parks/Open Space
There was also a good deal of discussion related to the need to preserve the open space as much
as possible and to provide park and trail amenities to the new developments. These comments
align with Medina’s Community Vision and the objectives noted for residential development.
Wanting to protect Medina’s natural resources and open space is a top priority in our community.
Summary of Ordinance
Guided by the information within the Comprehensive Plan and the feedback from the Open
House, staff has drafted the attached ordinance for review.
Staff utilized existing regulations as a starting point for the ordinance. The ordinance is
organized in the following sections:
1. Section 843.01 – Purpose – This section describes the purpose of the district, which
provides the main criteria by which the City reviews requests within the district.
2. Section 843.02 – Review and Approval Process – This section describes the process by
which development of Mixed Residential property is reviewed. It provides for a “Master
Plan” process to allow different portions of a development site to be developed at
different times and by different parties, while ensuring that requirements of the Mixed
Residential land use are met.
3. Section 843.03 – Allowed Uses – This section describes which uses would be permitted
within the Mixed Residential district. Permitted uses include:
a. Single-Family Homes
b. Two-Family Homes
c. Townhome Dwellings
d. Multiple Family Structures
e. Parks and Open Space
f. Essential Services
Conditional Uses include:
a. Religious Institutions
b. Educational Facilities
c. Assisted Living Facilities and Nursing Homes
d. Day Care Facilities serving 16 or fewer persons
e. State Licensed Residential Facility, serving 16 or fewer persons
4. Section 843.04 – Single/Two Family Lot Standards – This section includes the
requirement for single- and two-family lots. The minimum requirements mirror the
requirements of the R2 zoning district.
Ordinance Amendment Page 6 of 7 August 15, 2018
Mixed Residential Zoning District Planning Commission Meeting
5. Section 843.05 – Townhome/Multiple Family/Other Lot Standards – This section
includes requirements for other uses. The minimum requirements are similar to the
requirements of the R4 zoning district.
The allowed density is regulated through by the “minimum net area per dwelling unit.”
The draft ordinance would permit townhome and multiple family development up to 10
units per acre, plus additional density if certain design and construction features are
provided. These features include affordable housing, low impact development,
recreational or open space amenities, etc. For example, the ordinance would permit
development at 11 units per acre if a project was LEED certified. Even with this
“additional density” on the multi-family portion of the site, the overall number of units
would still be limited by the maximum density of 4 units/acre on the overall site.
The current ordinance would limit height within the Mixed Residential district to 3 ½
stories, or 45 feet. This matches the maximum height otherwise permitted in the City,
with the exception of Uptown Hamel, which permits 4 stories under limited
circumstances.
6. Section 843.06 – Conditional Use Standards – This section includes additional standards
which would apply to any conditional use proposed in the district.
Policy Discussion
The Planning Commission and Council are encouraged to discuss the ordinance in its entirety,
but staff has also identified the following aspects of the ordinance which may be of particular
interest.
Flexibility for Density
Staff has included language within the ordinance which would permit some flexibility for density
for projects which protect natural features or otherwise exceed minimum standards. The
language would permit a deviation of up to +/–10% of the density. Staff believes this may be an
advisable tool because the density range of the Mixed Residential land use is very narrow (3.5-
4.0 units/net acre), especially on smaller sites.
As an example of scale, the density range for a 50-acre parcel would be 175-200 units. The
flexibility included in the ordinance would extend this range to 158-220. The City would have
the discretion to grant this flexibility, which could provide incentive to encourage preservation or
exceeding other requirements.
Maximum Building Height for Multi-Family
The draft ordinance would limit the height of structures to 3 stories or 45 feet (effectively, 3.5
stories). Single- and Two-family dwellings would be limited to 2.5 stories.
Additional height could permit a smaller footprint for multi-family buildings, since the overall
number of units is fixed and an applicant may desire to build up instead of out. With the
exception of limited circumstances in Uptown Hamel, the tallest height permitted in other
districts in the City is 45 feet or 3 stories.
Ordinance Amendment Page 7 of 7 August 15, 2018
Mixed Residential Zoning District Planning Commission Meeting
Maximum Net Area Per Dwelling for Multi-Family
The draft ordinance does not set a limit on the reduction of net area (or “additional density”) for
multi-family development which can be acquired by incorporating some of the extra features
noted in the ordinance. The overall maximum number of units would still apply to the entire
site. As a result, if a master plan included higher density on a multi-family portion of a site, the
remaining site could incorporate larger single-family lots or additional open space.
Minimum Lot Size for Single-Family
The draft ordinance currently requires a minimum lot size of 8,000 square feet and minimum lot
width of 60 feet for single-family lots. Again, since the overall maximum number of units is
capped for the sites, the Planning Commission and Council may wish to discuss whether to
reduce these minimum standards. With the same amount of lots occupying a smaller footprint,
this could allow the preservation of natural resource areas and open space around the lots.
For the sake of reference, the “villa” lots on the north end of the Enclave at Brockton and in the
Villas at Medina County Club are approximately 55-57 feet in width. The lots within the Fields
of Medina and most of the lots in the north end of the Enclave (Hunter Drive side) are 65 feet in
width.
Potential Action
The Planning Commission should hold a Public Hearing before considering the ordinance. The
Commission should direct staff to make any changes it sees fit and, when completed with its
review, could take the following action:
Move to recommend approval of the ordinance regarding the Mixed Residential Zoning District
(with the changes noted by the Commission).
Attachments
1. Draft Ordinance
2. Comp Plan Information
3. Comment Cards Received
4. Open House Activity Summary
Ordinance No. ### 1
DATE
CITY OF MEDINA
ORDINANCE NO. ###
AN ORDINANCE CREATING REGULATIONS OF THE
MIXED RESIDENTIAL ZONING DISTRICT;
AMENDING CHAPTER 8 OF THE CITY CODE
The City Council of the City of Medina ordains as follows:
SECTION I. Section 843 of the code of ordinances of the City of Medina is adding as follows:
SECTION 843
MIXED RESIDENTIAL (MXR) DISTRICT
Section 843.01 Mixed Residential (MXR) – Purpose. The purpose of the Mixed Residential
(MXR) district is to implement the mixed residential land use described in the City’s
Comprehensive Plan by providing a zoning district for a mix of residential styles with an overall
average density of 3.5-4.0 units per acre but which includes at least a certain amount of higher
density residential units. Any land use application or similar request within this district shall be
reviewed for consistency with the following objectives in addition to the other standards of the
district and city code. Any application may be required to be amendment or shall be denied if
found to be inconsistence with these objectives. Any request shall be consistent with the
following objectives:
(1) The MXR district shall consist of a creative and thoughtful mix of residential styles
which preserve open space and natural features.
(2) The layout and design of a MXR development shall complement adjacent existing and
planned land uses and shall, to the extent practicable, locate and buffer higher-density
residential uses from lower density uses on adjacent property.
(3) The overall net residential density shall be 3.5 units per acre to 4.0 units per acre over the
net area (e.g. a site with a Net Area of 50 acres could be developed with 175-200 total
units).
(4) The total number of residential units developed shall include a minimum number of
higher-density units equal to the Net Area of a development site. For the sake of this
requirement, the higher-density units shall exceed 8.0 units per net acre. For example, a
site with a Net Area of 50 acres would be required to include a minimum of 50 higher-
density units (in excess of 8.0 units per net acre) as a part of the total 175-200 residential
units.
(5) Development on a MXR development site may be phased, provided the site is master-
planned to ensure compliance with the purpose and standards of the MXR district and the
Mixed Residential land use in the Comprehensive Plan. An enforceable covenant shall
be recorded against the property to ensure development occurs consistent with these
requirements.
(6) In a phased MXR development in which property is reserved for future high-density
residential development, flexibility for a range of high density units shall be reserved
equivalent to at least 5% of the maximum number of units. For example, if a site with a
Ordinance No. ### 2
DATE
total Net Area of 50 acres (maximum units=200) reserves 7 net acres for future high-
density development, the master-plan is required to reserve capacity for a minimum of
56-66 units on these 7 net acres. The remaining 43 net acres could be developed with no
more than 134 units.
(7) The City may consider modifications of density restrictions for developments that protect
the natural features or exceed other standards. Such modification shall not exceed -10%
of the minimum density or +10% of the maximum density requirement of the relevant
land use.
Section 843.02 (MXR) Development Review and Approval Process.
Subd. 1. Mixed Residential Master Plan Required. A Mixed Residential Master Plan shall
be required to regulate uses, density and permissible number of units over a MXR
development to ensure compliance with the purpose, objectives, and requirements of the
district and of the Comprehensive Plan. No development, construction, or subdivision of
property shall be permitted in the MXR District prior to the review and approval of a
Master Plan as described in this subsection.
Subd. 2. All development, construction, and subdivision requests shall be consistent with
the approved Master Plan. Any request which is not consistent with the approved Master
Plan shall be denied.
Subd. 3. Master Plan Review Procedures. An application for Mixed Residential Master
Plan approval shall follow the process described herein. A Master Plan may be reviewed
on its own, or concurrently with other requests such as a concept plan, preliminary plat,
or site plan review.
(a) Submittal Requirements. An application for Master Plan review shall include all
of the following information:
(1) Application form
(2) Fee prescribed by City fee schedule
(3) A Mixed Residential Master Plan which includes:
(i) Clear identification of the limits of the overall site(s) to which the
Master Plan will apply.
(ii) Documentation of property ownership, interest in title, or
authorization from owner(s) of all parcels to make application on
their behalf.
(iii) Narrative describing how the project serves the purposes of the
MXR district.
(iv) General site analysis identifying Net Acreage and the locations of
floodplains, wetlands, required upland buffers, and waterbodies.
The site analysis shall also identify existing improvements,
existing vegetation, sensitive environmental areas, significant view
sheds and other important features.
(v) Permissible range of residential units and minimum number of
high-density residential units required based upon Net Acres.
(vi) A sketch plan demonstrating planned residential densities
consistent with the requirements of the mixed residential land use
Ordinance No. ### 3
DATE
and MXR district, including potential building layout, unit style,
street jurisdiction, lot layout, environmental conservation areas,
public or private open space, public or private recreation space,
and other elements of the plan.
(vii) Identification of important utility and other infrastructure
connections and issues.
(viii) Connectivity of the site to surrounding existing and planned land
uses, potential pedestrian/bicycle connections, and other external
land use relationships.
(4) A survey showing all easements of record may also be required by the
Zoning Administrator.
(5) Any additional information as may be reasonably required by the Zoning
Administrator to review compliance with relevant code requirements.
(b) The Planning Commission shall hold a public hearing on the proposal. Notice of
the public hearing shall be published in the official newspaper designated by the
City at least 10 days prior to the hearing. For land located in the RR, RR-1, RR-2
or RR-UR zoning districts, notice of the hearing shall also be mailed to owners of
property located within 1000 feet of the outer boundaries of the subject property.
For land located in any other zoning district, notice shall be mailed to the owners
of property located within 350 feet of the outer boundaries of the subject property.
(c) The proposal shall be forwarded to the City Council following review and
recommendation by the Planning Commission, or after 45 days have elapsed since
the commission began its review, whichever occurs first. The City Council shall
act on the application within the time period prescribed by state law. The person
making the application shall be notified of the action taken.
(d) A Mixed Residential Master Plan shall only be approved if it determined to be
consistent with the purpose of the district, the objectives of the Comprehensive
Plan and other relevant requirements of City Code. The City Council may impose
such conditions it deems appropriate to protect the public health, safety, and
welfare, and to ensure consistency with relevant requirements.
(e) The Master Plan shall be recorded against the subject property and regulate future
requests for development, construction, or subdivision.
Section 843.03. (MXR) Allowed Uses.
Subd. 1. Permitted Uses. The following shall be permitted uses within the MXR district,
subject to applicable provisions of the City Code:
(a) Single-Family Homes
(b) Two-Family Homes
(c) Townhome Dwellings
(d) Multiple Family Structures
(e) Parks and Open Space
(f) Essential Services
Subd. 2. Conditional Uses. The following shall be permitted within the MXR district,
subject to conditional use permit approval, the specific requirements established in
Section ###, and other applicable provisions of the City Code:
Ordinance No. ### 4
DATE
(a) Religious Institutions
(b) Educational Facilities
(c) Assisted Living Facilities and Nursing Homes
(d) Day Care Facilities serving 16 or fewer persons
(e) State Licensed Residential Facility, serving 16 or fewer persons
Subd. 3. Accessory Uses. The following accessory uses shall be permitted within the MXR
district, subject to applicable provisions of the City Code and provided such use is
subordinate to and associated with a permitted or conditional use:
(a) Garages or detached private structures, except no such structure shall contain
components to constitute a separate complete dwelling unit.
(b) Off-street parking
(c) Private swimming pools, sport courts, and other common recreational facilities
(d) Signs, subject to the requirements of the sign ordinance
(e) Solar Equipment, if affixed to a structure, and in compliance with Section 828.09
subd. 1 of the City Code
Section 843.04. (MXR) Single Family and Two Family Residential Lot Standards. The
following standards shall be observed for all single-family and two-family residential uses,
subject to additional requirements, exceptions and modifications set forth in the City Code.
Subd. 1. Density of Development and Number of Units: Development or redevelopment
shall be consistent with density and number of unit requirements in the
Comprehensive Plan and the approved Mixed Residential Master Plan.
Subd. 2. Minimum Lot Width (Single Family Detached): 60 feet. The minimum lot width
shall be increased to 80 feet for lots with a side yard adjacent to a collector or arterial
roadway.
Subd. 3. Minimum Lot Width (Two Family Dwelling): 50 feet per unit. The minimum lot
width shall be increase to 80 feet for a unit with a side yard adjacent to a collector or
arterial roadway.
Subd. 4. Minimum Lot Depth: 90 feet.
Subd. 5. Minimum Front Yard Setback: 25 feet, except as follows:
(a) Additional setback for garage doors facing streets: Garage doors which face a street
shall be set back a minimum of 30 feet.
(b) Reduced setback for side-load garage: The front yard setback may be reduced to 20
feet if no garage doors face a street and if garage walls facing the street include a
window or architectural elements to give the appearance of living space.
Subd. 6. Minimum Rear Yard Setback: 25 feet. The rear yard setback may be reduced to 15
feet if abutting a preserved open space or common area, but may not be reduced if
abutting public park property.
Ordinance No. ### 5
DATE
Subd. 7. Minimum Interior Side Yard Setback (Single Family Detached): 7.5 feet
Subd. 8. Minimum Interior Side Yard Setback (Two Family Dwelling): 10 feet, except the
side yard setback shall be reduced to zero for the common wall between two dwelling
units.
Subd. 9. Street Setbacks: The following yard setback shall be required adjacent to public or
private streets. Structures, parking areas, and active recreational areas shall not be located
within this setback area. The required yard setback shall be based on the classification of
the street in the Comprehensive Plan as follows:
(a) Private Street: 25 feet. Parking areas and recreational areas shall be exempt from this
requirement.
(b) Local Roadway: 25 feet.
(c) Collector or Arterial Roadways: 50 feet.
Subd. 10. Maximum Impervious Surface Coverage: 50 percent of the total lot area.
Impervious surface coverage may exceed this amount if stormwater management
practices are implemented which, according to the City Engineer, exceed stormwater
retention and treatment regulations. However, in no case shall impervious surface
coverage exceed 60 percent of the lot area remaining after wetlands and stormwater
ponds have been excluded.
Subd. 11. Maximum Building Height: All buildings shall meet the following requirements:
(a) Building height shall not exceed 32 feet, but the maximum building height shall be
increased to 35 feet if the structure is equipped with a compliant fire suppression
system or if interior side yard setbacks are increased by 50 percent.
(b) No building shall exceed two and one-half stories in height, with a limitation of two
stories facing a street.
(c) Maximum distance from ground to eave. In no case shall the vertical distance from
the lowest ground level (at the footprint of the building and eight feet out) to the
eave be greater than 32 feet.
Subd. 12. Building Materials and Design.
(a) Building Materials. All exterior building materials shall be durable and consistent with
relevant codes, regulations, and other industry standards.
(b) Garages. Each principal dwelling unit shall include garage space with a minimum capacity
of two vehicles. In the case that garage doors occupy more than half of the horizontal
building façade facing a street, architectural elements shall be provided to reduce the
monotonous appearance of garage doors. These elements may include varying the setback
of the garage doors, differentiating roof designs, constructing dormers, and installing
garage doors with windows or other design elements.
(c) Utilities. Utilities shall be placed underground.
Ordinance No. ### 6
DATE
Subd. 13. Landscaping Requirements for the Development Site.
(a) Generally. All areas within a development site shall be landscaped, except for areas
occupied by streets, sidewalks, trails, buildings, driveways, walks, recreational areas, plaza
space, wetlands, wetland buffers, and woodlands. Landscaping shall include trees, shrubs,
plantings, and turf grass. Properly maintained prairie and natural vegetation is encouraged
within common open space and buffer yards. Species with known vulnerability to disease
or infestation shall not be permitted. Integrated stormwater management practices, such as
vegetative swales, vegetative filter strips, bioretention, and raingardens, shall be considered
landscaping and shall be included in the gross acreage of the parcel when calculating
impervious surface coverage.
(b) Buffer Yards. Buffer yards shall be required adjacent to less intensive zoning districts and
adjacent to collector and arterial roadways. The buffer yard requirements are described in
Section 828.31 of the City Code.
(c) Maintenance. The developer shall be responsible for establishing a long-term maintenance
plan to see that common space and buffer yard landscaping and fencing is maintained in
an attractive and well-kept condition and to replace any landscaping that does not survive.
Landscape irrigation, where necessary, shall be consistent with City water usage
regulations.
(d) Landscaping Guarantee. The developer shall guarantee the growth and maintenance of all
plants for a minimum of two growing seasons following an inspection of all completed
plantings.
(i) The developer shall submit a financial guarantee and provide access to the
property, in forms acceptable to the city, prior to issuance of any building permit
to ensure the planting and survival of the plantings. The developer may transfer
financial guarantee responsibility to another willing entity.
(ii) Any plant which does not survive or has severely declined (for example, 25% of
the crown has died in the case of trees) shall be replaced, and the replacement will
be guaranteed for an additional two growing seasons. After the additional growing
seasons, any of the new plants which do not survive or have severely declined shall
be replaced. After provisions have been made for maintenance of these new plants,
the city shall release any remaining financial guarantee.
(e) Tree Preservation. Removal of significant trees and any construction activity within
residential districts shall be subject to the requirements set forth by the City’s Tree
Preservation Ordinance Section 828.41.
Subd. 14. Landscaping Requirements for Individual Single-Family and Two-Family Lots.
(a) Generally. Each lot shall be landscaped, except for areas occupied by buildings, driveways,
walks, patios, recreational areas, wetlands, wetland buffers, and woodlands. Landscaping
shall include trees, shrubs, plantings, and turf grass. Properly maintained prairie or natural
vegetation may be utilized within buffer yards. Integrated stormwater management
practices, such as vegetative swales, vegetated filter strips, bioretention, and raingardens,
shall be considered landscaping and shall be included in the gross acreage of the parcel
when calculating impervious surface coverage.
Ordinance No. ### 7
DATE
(b) Lawn Establishment. The entire lot and adjacent right-of-way to the edge of the street
shall be landscaped and vegetation established prior to issuance of a certificate of
occupancy for a new home.
(i) Financial Guarantee Option. If vegetation is not established at the time of certificate
of occupancy, the city may accept a financial guarantee, in an amount determined
by the city council, to ensure that landscaping is completed within one year. If
landscaping is not completed, the city may take action to complete the work, and
the property owner shall grant access to the property and be responsible for the
cost of such work.
(ii) Type of Ground Cover. Low maintenance and water conserving alternatives to
traditional Kentucky bluegrass are encouraged and may be seeded. Otherwise,
sod or hydro-seed application shall be required.
(c) Yard Trees. A minimum of four overstory trees shall be required to be planted prior to
issuance of a certificate of occupancy for each dwelling unit. Trees shall meet the
following requirements:
(i) Financial Guarantee Option. If the trees are not planted at the time of certificate of
occupancy, the city may accept a financial guarantee, as established by the city
council, to ensure that planting occurs within one year.
(ii) Size. Deciduous trees shall not be less than two caliper inches measured four feet off
ground, and coniferous trees shall not be less than six feet in height.
(iii)Location. For single-family dwellings, two trees shall be located within 15 feet of the
front lot line. For two-family dwellings, at least one of the trees shall be located
within 15 feet of the front lot line. Trees shall be located in a way which does not
interfere with utilities.
(iv) Type. Trees shall be suitable for the soil and site conditions and compliment others in
the area. Native species, as listed within the tree preservation ordinance are
required, unless otherwise necessary. Species with known vulnerability to disease
or infestation shall not be permitted. The trees shall not be of a single species and,
to the extent possible, should be differentiated across the neighborhood so that no
more 25 percent are from one species.
(v) Credit for Preserved Trees. The city may reduce the required number of overstory trees
if existing trees are preserved in the front yard. In order to receive credit, the trees
shall satisfy the requirements of the Tree Preservation Ordinance, Section 828.41.
(d) Maintenance. The property owner shall be responsible to see that landscaping is
maintained in an attractive and well-kept condition and to replace any landscaping that
does not survive. Irrigation for landscaping and lawns shall be consistent with city water
usage regulations.
(e) Tree Preservation. Removal of significant trees and any construction activity within
residential districts shall be subject to the requirements set forth by the City’s Tree
Preservation Ordinance Section 828.41.
Ordinance No. ### 8
DATE
Section 843.05. (MXR) Standards for Townhome, Multiple Family Residential and other
Uses. The following standards shall be observed for townhomes, multiple family residential uses
and other uses, excluding single-family and two-family dwellings. The standards shall be
subject to additional requirements, exceptions and modifications set forth in the City Code.
Many of these standards may be applied across a coordinated development so that individual lots
may not meet all requirements (lot area and impervious surface coverage, for example) but the
development as a whole is consistent with the standards. In these situations, the City shall require
documentation which describes the property which is subject to the coordinated development.
Subd. 1. Density of Development and Number of Units: Development or redevelopment
shall be consistent with density and number of unit requirements of the Comprehensive
Plan.
Subd. 2. Density Bonuses: Exceptions or modifications to the density requirements may be
considered natural resources are protected or exceed other standards of the zoning
district.
Subd. 3. Minimum Net Area per Dwelling Unit: 4,350 square feet, except as modified by
Subd. 4. below.
Subd. 4. Reduction of Minimum Net Area per Dwelling Unit. Certain design and construction
features serve to reduce the real and perceived impacts of crowding prevalent in multiple-
residential dwelling units and building complexes. The Minimum Net Lot Area per Unit
requirement above may be reduced in accordance to the following, except that the density
after the bonus(es) must be consistent with the Comprehensive Plan.
(a) Affordable Housing (max. reduction = 560 square feet of Net Lot Area per Unit).
The density bonus shall be based on the proportion of units which will be preserved
as affordable housing and the nature of the restriction utilized to maintain
affordability.
(b) LEED Certification or similar (max. reduction = 390 square feet of Net Lot Area per
Unit). The density bonus shall be based upon the level of certification, with the
full bonus available for the highest level of certification.
(c) Low impact development (max. reduction 200 square feet of Net Lot Area per Unit).
The density bonus shall be based on the water quality improvements above those
required by the city.
(d) Exceeding building design, landscaping or buffer yard requirements (max. reduction
390 square feet of Net Lot Area per Unit).
(e) Sound suppression (max. reduction = 200 square feet of Net Lot Area per Unit). To
be eligible, the STC rating must be increased by ten from that specified as the
minimum in the Minnesota State Building Code.
(f) Underground Parking (max. reduction 560 square feet of Net Lot Area per Unit). The
density bonus shall be based upon the number of parking stalls provided, with the
full bonus available if at least one underground space is provided per dwelling unit.
(g) Oversized garages or lockable storage units (max. reduction 110 square feet of Net
Lot Area per Unit). Additional storage must be 100 square feet for townhomes or
50 square feet or greater for other uses.
Ordinance No. ### 9
DATE
(h) Common open space and shared recreational facilities (max. reduction = 390 square
feet of Net Lot Area per Unit)
(i) Dwelling unit amenities (max. reduction 110 square feet of Net Lot Area per Unit).
Amenities such as additional bathrooms, fireplaces, etc.
Subd. 5. Minimum Setback from Perimeter of Site: 40 feet, except as modified below. This
setback shall apply to structures, parking, and recreational areas.
(a) Increased setback for three-story buildings. The required structure setback shall be
increased to 50 feet if the building exceeds two and one-half stories.
(b) Increased setback adjacent to less intensive zoning district. The setback adjacent to or
across a street from property of a less intensive zoning district shall be increased to 50
feet.
(c) Increased setback for required buffer yard. The required setback shall be increased
when necessary to abide by buffer yard requirements.
Subd. 6. Street Setbacks: The following yard setback shall be required adjacent to public or
private streets. Structures, parking areas, and active recreational areas shall not be located
within this setback area. The required yard setback shall be based on the classification of
the street in the Comprehensive Plan as follows:
(a) Private Street: 25 feet. Parking areas and recreational areas shall be exempt from this
requirement.
(b) Local Roadway: 40 feet.
(c) Collector or Arterial Roadway: 50 feet.
Subd. 7. Minimum Setbacks between buildings within a development: 30 feet.
Subd. 8. Maximum Impervious Surface Coverage: 50 percent of the total lot area.
Impervious surface coverage may exceed this amount if stormwater management
practices are implemented which, according to the City Engineer, exceed stormwater
retention and treatment regulations. However, in no case shall impervious surface
coverage exceed 60 percent of the lot area remaining after wetlands and stormwater
ponds have been excluded.
Subd. 9. Maximum Building Height: Building height shall not exceed 45 feet or three
stories, whichever is greater. In the case that a structure is not equipped with a compliant
fire sprinkler system, the maximum building height shall be 30 feet.
Subd 10. Building Materials and Design
(a) Building Materials.
(i) Generally. All exterior building materials shall be durable and consistent with
relevant codes, regulations, and other industry standards.
(ii) Accent materials. No less than 20 percent of any façade facing a public or private
street shall be an accent material. These materials may include shakes, brick, stone,
face brick, decorative concrete, or others approved by the city.
(iii) Multiple Family Structures. No less than 50 percent of the vertical exterior building
materials shall be non-combustible material such as brick, face brick, decorative
Ordinance No. ### 10
DATE
concrete, glass, or others approved by the city.
(b) Garage Doors. In the case that garage doors occupy more than half of the horizontal
building façade facing a street, architectural elements shall be provided to reduce the
monotonous appearance of garage doors. These elements may include varying the setback
of the garage doors, differentiating roof designs, constructing dormers, and installing
garage doors with windows or other design elements.
(c) Building Modulation and Articulation. Buildings shall be modulated a minimum of once
per 50 feet of building perimeter to avoid long, monotonous building walls. This may
include varying building height, building setback, building orientation, roof pitch, roof
design, or significant differences in building materials/design.
(d) Enclosed Parking. Townhomes shall include garage space with a minimum capacity of
two vehicles, and multiple family structures shall include a minimum of one enclosed or
underground parking stall per dwelling unit.
(e) Utilities and Mechanical Equipment. All utilities shall be placed underground. Mechanical
and HVAC equipment serving individual dwellings shall be screened, to the extent
possible, from all public or private streets as well as from adjacent structures. Equipment
which serves more than six dwelling units shall be screened as follows:
(i) Rooftop Equipment. Equipment shall be screened through the use of architectural
elements and materials which are compatible with the overall design of the
building. Wood fencing or chain link fencing with slats shall not be permitted.
(ii) Ground Equipment. Equipment shall be screened with walls which are constructed of
materials which are compatible with the building or with landscaping which is
opaque during the entire year.
(f) Trash and Recycling Facilities.
(i) Trash and recycling bins for individual dwelling units shall be stored so not to be
prominently visible from streets or neighboring units.
(ii) For other uses, all trash and recycling shall be stored within the principal building,
within an accessory structure, or within an enclosed outdoor area easily accessible
from the principal structure. The accessory structure or enclosed area shall be
constructed of similar materials and have compatible architecture as the principal
structure and shall abide by yard setback requirements.
Subd. 11. Landscaping Requirements.
(a) Generally. All areas within a development site shall be landscaped, except for areas
occupied by streets, sidewalks, trails, buildings, parking lots, driveways, walks,
recreational areas, plaza space, wetlands, wetland buffers, and woodlands. Landscaping
shall include trees, shrubs, plantings, and turf grass. Water conserving alternatives to
traditional Kentucky-Bluegrass are encouraged. Properly maintained prairie or natural
vegetation is encouraged within common open space and buffer yards. Species with known
vulnerability to disease or infestation shall not be permitted. Integrated stormwater
Ordinance No. ### 11
DATE
management practices, such as vegetative swales, vegetated filter strips, bioretention, and
raingardens, shall be considered landscaping and shall be included in the gross acreage of
the parcel when calculating impervious surface coverage.
(b) Building Setting. A 10-foot wide landscaped area shall be provided adjacent to all
buildings except for walks, driveways, and plaza/patio space. Walks within this landscaped
area shall be limited to where practically necessary to serve access points of buildings.
(c) Buffer Yards. Buffer yards shall be required adjacent to less intensive zoning districts and
adjacent to collector and arterial roadways. The buffer yard requirements are described in
Section 828.31 of the City Code.
(d) Overstory Deciduous Shade Trees and Coniferous Trees. A minimum of one tree per 60
feet, or fraction thereof, of lot perimeter shall be required. Any lot perimeter for which a
buffer yard is required shall be excluded from this calculation.
(i) Size. Deciduous trees shall not be less than two caliper inches measured four feet off
ground, and coniferous trees shall not be less than six feet in height.
(ii) Location. Tree location shall be approved by the city prior to planting.
(iii)Type. Trees shall be suitable for the soil and site conditions and compliment others in
the area. Native species, as listed within the tree preservation ordinance are
required unless otherwise necessary. No more than 25 percent of trees may be of a
single species.
(iv) Credit for Preserved Trees. The city may reduce the required number of overstory trees
if an applicant preserves more existing trees than required by the Tree Preservation
Ordinance, Section 828.41. The city shall determine the amount of credit granted
for such existing trees.
(e) Ornamental Trees. A minimum of one tree per 120 feet, or fraction thereof, of lot perimeter
shall be required. Any lot perimeter for which a buffer yard is required shall be excluded
from this calculation. One tree per 150 feet shall be required if a water conserving
alternative is utilized for the lawn or if bioretention or other low impact development
practices are implemented.
(i) Size. Trees shall not be less than one and one-half caliper inches measured four feet
off ground.
(ii) Location. Tree location shall be approved by the city prior to planting.
(iii)Type. Trees shall be suitable for the soil and site conditions and compliment others in
the area. Native species are required unless otherwise necessary. No more than 25
percent of trees may be of a single species.
(f) Understory Shrubs. In addition to trees, a full complement of understory shrubs shall be
provided to complete a quality landscape treatment of the lot. Shrubs shall be potted and
a minimum of 24 inches. In no instances shall the number of shrubs be less than one per
40 feet, or fraction thereof, of lot perimeter. Any lot perimeter for which a buffer yard is
required shall be excluded from this calculation. One shrub per 50 feet shall be required if
a water conserving alternative is utilized for the lawn or if bioretention or other low impact
development practices are implemented.
Ordinance No. ### 12
DATE
(g) Parking Lot Landscaping. A minimum of eight percent of the total land area within parking
areas shall be landscaped. Parking lots with fewer than 10 stalls shall be exempt from these
requirements.
(i) Landscaping at least 12 feet in width shall separate parking lots into cells of no more
than 120 stalls.
(ii) Landscaping shall break up rows of parking approximately every 20 spaces.
(iii) Species selection shall be guided by soils conditions and plantings shall be designed
in a way which increases the likelihood of long-term survival.
(iv) Where practical, the landscaping areas shall be designed to receive stormwater runoff
from the adjacent parking area.
(h) Maintenance. The developer shall be responsible for establishing a long-term maintenance
plan to see that common space and buffer yard landscaping and fencing is maintained in
an attractive and well-kept condition and to replace any landscaping that does not survive.
Landscape irrigation, where necessary, shall be consistent with water usage regulations.
(i) Landscaping Guarantee. The developer shall guarantee the growth and maintenance of all
plants for a minimum of two growing seasons following an inspection of all completed
plantings.
(i) The developer shall submit a financial guarantee and provide access to the property,
in forms acceptable to the city, prior to issuance of any building permit to ensure
the planting and survival of the plantings. The developer may transfer
responsibility of financial guarantee to another willing entity.
(ii) Any plant which does not survive or has severely declined (for example, 25% of the
crown has died in the case of trees) shall be replaced, and the replacement will be
guaranteed for an additional two growing seasons. After the additional growing
seasons, any new plants which do not survive or have severely declined shall be
replaced. After provisions have been made for maintenance of these new plants,
the city shall release any remaining financial guarantee.
(j) Tree Preservation. Removal of significant trees and any construction activity within
residential districts shall be subject to the requirements set forth by the City’s Tree
Preservation Ordinance Section 828.41.
Section 843.06 Supplemental Requirements for Specific Uses within the MXR Zoning
District. In addition to the general standards specified for conditional uses in section 825.39 of
the City Code and other requirements of this ordinance, the following uses shall not be permitted
unless the city council determines that all of the specific standards contained in this subdivision
will be met:
Subd. 1. Religious Institutions.
(a) the minimum lot size shall be increased to 4 acres;
(b) the minimum lot width and depth shall be increased to 300 feet;
Ordinance No. ### 13
DATE
(c) shall abut an arterial roadway or abut a collector roadway no more than 1,500 feet from
an intersection with an arterial roadway;
(d) no exterior bells or loudspeakers;
(e) buffer yard requirements adjacent to or across a street from property of a less intensive
zoning district or the same zoning district shall be increased to an opacity
measurement of 0.5. Buffer yard requirements are described in Section 828.31 of
the City Code.
(f) structures shall cover no more than 20 percent of the lot, and the maximum combined
floor area of all structures on a property shall not exceed 40,000 square feet;
(g) sanctuary seating capacity shall not exceed 500 persons;
(h) the number of persons on-site at any given time shall not exceed two times the capacity
of the sanctuary, with the exception of larger events no more than four times per
year. The city may place further limitations on the number of persons on-site based
on the number of parking stalls provided;
(i) residential uses shall not be permitted, with the following exceptions:
a. housing for clergy employed at the property, as an accessory use. Such housing
shall not exceed 4,000 square feet in floor area of habitable space, which shall
be counted against the total floor area allowed on a site; or
b.continuation of a residential use existing on the property prior to the religious
institution being established. Continuation of a residential use shall be limited
in term and be subject to Interim Use Permit approval;
(j) the property shall not be utilized for for-profit purposes, or regularly utilized by for-
profit entities;
(k) playgrounds and outdoor recreational areas shall be set back a minimum of 100 feet
from residential property with adequate screening to protect neighboring properties
from noise and adverse visual impacts;
(l) exterior building materials shall consist of the following materials: brick, natural stone,
stucco, Exterior Insulation and Finish System or similar product, copper, glass,
decorative concrete, split face (rock face) decorative block, and/or decorative pre-
cast concrete panels. A maximum of 20 percent of the vertical building exterior
may be metal or fiber cement lap siding or other materials approved by the city, if
used as accent materials which are integrated into the overall building design.
(m) the city council may require compliance with any other conditions, restrictions or
limitations it deems to be reasonably necessary to protect the residential character
of the surrounding area.
Subd. 2. Educational Facilities.
(a) the minimum lot size shall be increased to 4 acres;
Ordinance No. ### 14
DATE
(b) the minimum lot width and depth shall be increased to 300 feet;
(c) shall abut an arterial roadway or abut a collector roadway no more than 1,500 feet from
an intersection with an arterial roadway;
(d) no exterior bells or loudspeakers;
(e) buffer yard requirements adjacent to or across a street from property of a less intensive
zoning district or the same zoning district shall be increased to an opacity
measurement of 0.5. Buffer yard requirements are described in Section 828.31 of
the City Code.
(f) structures shall cover no more than 20 percent of the lot, and the maximum combined
floor area of all structures on a property shall not exceed 40,000 square feet;;
(h) the number of persons on-site at any given time shall not exceed 700, with the exception
of larger events no more than four times per year. The city may place further
limitations on the number of persons on-site based on the number of parking stalls
provided;
(j) the property shall not be utilized for for-profit purposes, or regularly utilized by for-
profit entities;
(k) playgrounds and outdoor recreational areas shall be set back a minimum of 100 feet
from residential property with adequate screening to protect neighboring properties
from noise and adverse visual impacts;
(l) exterior building materials shall consist of the following materials: brick, natural stone,
stucco, Exterior Insulation and Finish System or similar product, copper, glass,
decorative concrete, split face (rock face) decorative block, and/or decorative pre-
cast concrete panels. A maximum of 20 percent of the vertical building exterior
may be metal or fiber cement lap siding or other materials approved by the city, if
used as accent materials which are integrated into the overall building design.
(m) the city council may require compliance with any other conditions, restrictions or
limitations it deems to be reasonably necessary to protect the residential character
of the surrounding area.
Subd. 3. Assisted Living Facilities and Nursing Homes.
(a) shall abut an arterial or a collector roadway;
(b) parking requirements shall be based on the number of employees of the facility,
expected guest visitation and the likelihood of residents owning vehicles. Parking
for residents of the facility shall be enclosed or underground, consistent with the
requirements of the zoning district;
(c) sufficient outdoor plaza and recreational areas shall be provided;
Ordinance No. ### 15
DATE
(d) exterior building materials shall consist of the following materials: brick, natural stone,
stucco, Exterior Insulation and Finish System or similar product, fiber cement
siding, copper, glass, decorative concrete, split face (rock face) decorative block,
and/or decorative pre-cast concrete panels. A maximum of 20 percent of the
vertical building exterior may be metal, wood, or other materials approved by the
city, if used as accent materials which are integrated into the overall building
design.
(v) the minimum required net lot area per unit shall be reduced by 50% for nursing home,
memory care, or similar units which do not include individual kitchens and where residents
are not able to drive. In order to reduce the required lot area in this way, an agreement in
a form and of substance acceptable to the City is required to be recorded against the
property ensuring that the units will remain nursing home or memory care units.
(vi) the city council may require compliance with any other conditions, restrictions or
limitations it deems to be reasonably necessary to protect the residential character of the
surrounding area.
Subd. 4. Day Care Facilities serving 16 or fewer persons
(a) shall abut an arterial or a collector roadway;
(b) shall not be operated within a townhome or multiple family dwelling;
(c) parking requirements shall be based on the number of employees of the facility and the
number of clients to be served. Circulation shall be sufficient so drop-off and pick-
up of clientele does not interfere with the right-of-way;
(d) sufficient outdoor recreational areas shall be provided;
(e) the facility shall meet licensing requirements as required by law;
(f) the city council may require compliance with any other conditions, restrictions or
limitations it deems to be reasonably necessary to protect the residential character
of the surrounding area.
Subd. 5. State Licensed Residential Facility or housing with services establishment
registered under chapter 144D, serving 16 or fewer persons
(a) shall abut an arterial or a collector;
(b) shall not be operated within a townhome or multiple family dwelling;
(c) parking requirements shall be based on the number or residents at the facility as well
as the number of employees. Parking for residents of the facility shall be enclosed
or underground, consistent with the requirements of the zoning district;
(d) the facility shall meet licensing requirements as required by law;
Ordinance No. ### 16
DATE
(e) the city council may require compliance with any other conditions, restrictions or
limitations it deems to be reasonably necessary to protect the residential character
of the surrounding area.
SECTION II. This ordinance shall become effective upon its adoption and publication.
Adopted by the Medina city council this _____day of _____, 2018.
______________________________
Attest:
___________________________________
Jodi M. Gallup, City Clerk
Published in the Crow River News on the ______ day of _______, 2018.
Chapter 5 - Land Use & Growth Page 5- 1
Resubmitted for Met Council Review – June 2018 Page 5- 1
CChhaapptteerr 55:: LLAANNDD UUSSEE && GGRROOWWTTHH
_______________________________________________________________________________________________
IInnttrroodduuccttiioonn
Medina has significant natural resources, high-quality neighborhoods and areas for commercial
and retail development. The City’s extensive wetlands and limited infrastructure availability,
together with past community planning, have contributed to its rural character. The metropolitan
area is a high growth area. Medina’s rural charm makes it an attractive alternative to the more
intensely populated areas found closer to Minneapolis and St. Paul.
This chapter discusses existing and future land use patterns in the City.
22001166 EExxiissttiinngg LLaanndd UUsseess
TABLE 5-1
EXISTING LAND USES (2016)
Land Use Acres Percent
Agricultural 3,208.3 18.7%
Golf Course 532.5 3.1%
Industrial and Utility 278.6 1.6%
Institutional 194.2 1.1%
Major Highway 83.1 0.5%
Mixed Use Residential 6.8 0.0%
Multifamily 17.5 0.1%
Office 38.9 0.2%
Open Water 1,174.5 6.9%
Park, Recreational, or Preserve 1,836.2 10.7%
Railway 77.0 0.4%
Retail and Other Commercial 186.6 1.1%
Rural Residential 4,447.1 26.0%
Single Family Attached 44.1 0.3%
Single Family Detached 916.1 5.4%
Undeveloped 119.0 0.7%
Wetlands 3,960.0 23.1%
Total 17,120.5 100%
Agricultural Use includes farms and other parcels greater than five acres in size used primarily
for agricultural, pasture and rural purposes. A large percentage of the City is designated as
agricultural.
Chapter 5 - Land Use & Growth Page 5- 2
Resubmitted for Met Council Review – June 2018 Page 5- 2
Residential Use is divided into four designations:
Rural Residential consists of larger tracts of land and homesteads, including hobby farms, on
parcels without City sewer and water service. The Rural Residential land use also
includes rural property which is currently vacant and is not planned for urban services.
Single Family Detached includes detached single-family residential properties which are
served with urban services.
Single Family Attached includes attached single-family residential properties such as twin
homes, duplexes, townhomes and rowhomes.
Multifamily includes residential properties such as apartment buildings and condominiums.
Mixed Use Residential Use identifies properties which include residential units upon the same
property as a commercial use. Most of these uses are buildings in the Uptown Hamel area which
include apartments above commercial or office space.
Industrial and Utility Use is primarily in the TH 55 corridor and includes light industrial,
warehouse, and manufacturing facilities. The use also includes utility uses throughout the
community such as electric substations, water treatment facilities and the like.
Office Use is primarily in the TH 55 corridor and includes a number of the City’s largest
employers.
Retail and Other Commercial Use is primarily in the TH 12 and Highway 55 corridors and in the
Uptown Hamel area.
Park, Recreational or Preserve Use includes parks and public recreational and protected open
space. Baker Park Reserve has a significant impact on planning due to its size and regional
attraction, as well as its effect on the City’s tax base and use.
Golf Course Use includes existing golf courses.
Institutional Use includes City, county, or state owned property, religious institutions, nursing
homes, cemeteries, and other similar uses.
Major Highway and Railway Uses identify land occupied by federal or state highways and
railroad improvements.
Undeveloped Use identifies areas that are currently vacant but have been subdivided in
anticipation of a new development. Much of this land may currently be on the market. Sites
which are actively in development are excluded from this use and designated as their approved
land use.
Wetlands, Lakes and Open Water Wetlands and lakes play an important role in the City because
together they affect 30.2% of the City land and significantly impact the City’s land use patterns.
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NNaattuurraall FFeeaattuurreess aanndd AArreeaass
The City contains many ecologically significant natural resource areas that provide value to all
residents by providing natural beauty and wildlife habitat, improving water quality and adding
to land values. These natural areas are described in further detail in the Open Space Report but
merit discussion from a land use and development perspective.
The City has an extensive network of wetlands and lakes that significantly impact the developable
areas in the City. Woodland areas are located throughout the community, including a number of
remnants of the Big Woods along with many other significant stands. The community has made
conscious choices to preserve and protect the natural areas and to improve their quality. Because
35.4% of the land area in Medina is comprised of lakes and wetlands and many of these areas are
under private ownership, it is critical for the City to educate residents about the importance of
maintaining healthy wetlands, woodlands and lakes.
These natural features comprise the City’s green infrastructure system: the City’s natural support
system that promotes healthy sustainability of the community. As the City grows, the natural
areas will be a critical element of every decision-making process. The City undertook an
extensive natural resource and open space planning effort that will be the foundation for land use
decisions. The Open Space Report indicates the ecologically significant areas that require
protection and the areas that will be maintained as a part of the City’s conservation network.
SSoollaarr AAcccceessss PPrrootteeccttiioonn
Medina is committed to encouraging and promoting solar energy as a clean, alternative form of
energy production and reducing carbon-based emissions through the following policies and
strategies:
• Protect access to solar resources by permitting solar equipment to be attached to structures
for self-generation, subject to appropriate limitations related to community character.
• Protect access to solar resources by permitting ground mounted solar equipment for self-
generation within rural, agricultural, and business uses, subject to appropriate limitations
related to scale, mitigation of impacts on neighboring properties, and community
character.
The Metropolitan Council has estimated the City’s solar potential as follows:
Gross Potential
(Mwh/yr)
Rooftop Potential
(Mwh/yr)
Gross Generation
Potential (Mwh/yr)2
Rooftop Generation
Potential (Mwh/yr)2
40,619,888 532,719 4,061,988 53,271
Map 5-1 displays the City’s Solar Suitability Analysis Map.
Protecting solar access means protecting solar collectors (or the location of future collectors) from
shading by adjacent structures or vegetation. Existing structures and buildings in the City
generally do not present significant shading problems for solar energy systems. Most single
family attached and detached homes are one or two stories and most multi-family, commercial,
and industrial buildings are two stories or less.
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While these ordinance standards help protect solar access, it is not possible for every part of a
building or lot to obtain unobstructed solar access. Mature trees, topography, and the location
of structures can limit solar access. However, on most properties the rooftop of the principal
building would be free of shading by adjacent structures. Therefore, the majority of property
owners in the City could utilize solar energy systems, if they so desired, as a supplement or
alternative to conventional fuels.
HHiissttoorriicc PPrreesseerrvvaattiioonn
The City of Medina currently does not have any sites or structures listed on the National
Register of Historic Places. The City of Medina has a strong interest in preserving
representative portions of its history. The City previously worked with the West Hennepin
Pioneer Museum to restore the Wolsfeld Family cabin which was originally built in 1856. It is
thought to be one of the original homes in Medina. The City further commits to providing the
following general guidelines related to historical preservation:
• Partner with organizations that want to preserve historically significant areas, landmarks,
and buildings in Medina;
• Modify zoning regulations as necessary to help preserve areas that may be historically
significant.
FFuuttuurree GGeenneerraall LLaanndd UUssee PPoolliiccyy DDiirreeccttiioonn
As described in the Vision Statement, the City of Medina strives to promote and protect its open
spaces and natural environment. The City has historically been, and intends to continue to be,
primarily a rural community.
The City has planned for a limited amount of future development consistent with regional
forecast and consistent with Community Goals.
Future Land Use Plan Principles
The Future Land Use Plan guides the development of Medina through 2040, and will be used to
implement the City’s goals, strategies and policies. The Plan is guided by the Vision and
Community Goals as furthered by the following principles:
Development Patterns and Neighborhood Form
• Encourage open spaces, parks and trails in all neighborhood developments. Surveys
indicate that a high quality of life is found when residents have visual access to green
spaces.
• Create neighborhoods with a variety of housing types that are well connected with
roads, trails or sidewalks.
• Maintain the integrity of rural neighborhoods and promote development patterns
consistent with existing rural residential development.
• Recognize neighborhood characteristics and promote new development compatible in
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scale, architectural quality and style with existing neighborhoods.
• Stage residential growth to minimize the amount of adjacent developments which
occur within the same time period.
• Guide density to areas with proximity to existing infrastructure and future
infrastructure availability.
• Concentrate higher density development near service oriented businesses to help
promote walkability.
• Consider planned development in surrounding communities when making land use
decisions in the City.
Road Patterns
• Recognize regional highway capacity and planned improvements, along with use
forecasts, as major factors in planning for growth and land use changes.
• Establish collector streets with good connections through the community’s growth
areas.
• Promote trails and sidewalk access near roads and thoroughfares to encourage multi-
modal transportation choices.
• Consider opportunities to improve north-south travel within the City.
Open Spaces and Natural Resources
• Preserve natural resources throughout the community and provide educational
opportunities to residents to help them understand the value of natural areas.
• Preserve open spaces and natural resources.
• Protect wooded areas and encourage improvement of existing resources and
reforestation. Evaluate existing woodland protections and supplement as necessary.
• Support the guidelines identified in the Open Space Report to preserve the City’s
natural systems.
Business Districts and Commercial Areas
• Focus service businesses and development near urban residential densities and along
primary transportation corridors.
• Provide connections between residents and commercial areas and promote businesses
within mixed-use areas.
• Work to create job opportunities in the community for Medina residents to reduce
traffic and commuting demands.
• Emphasize service and retail uses which serve the needs of the local community and
provide opportunities for the community to gather.
• Support business development with a corporate campus style which provides open
spaces and protects natural resources.
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TThhee GGuuiiddee PPllaann
Medina's Future Land Use Plan, Map 5-3, maintains Medina’s rural character and protects the
City's natural resources while accommodating limited growth and development which is
consistent with the City’s Vision, Community Goals and Land Use Principles.
Table 5-2 below demonstrates the expected 2040 land uses in the community.
TABLE 5-2
FUTURE LAND USE PLAN
Future Land Use (2040) Gross
Acreage % Net
Acreage %
Rural Residential 8,402.2 49.1% 6,015.3 35.1%
Agriculture 222.7 1.3% 174.5 1.0%
Future Development Area 671.9 3.9% 547.9 3.2%
Low Density Residential 1172.5 6.8% 865.7 5.1%
Medium Density Residential 58.5 0.3% 46.2 0.3%
High Density Residential 29.6 0.2% 25.7 0.2%
Mixed Residential 137.1 0.8% 94.1 0.6%
Uptown Hamel 45.0 0.3% 41.2 0.2%
Commercial 254.2 1.5% 197.6 1.2%
Business 704.6 4.1% 471.9 2.8%
Rural Commercial 67.5 0.4% 47.6 0.3%
Institutional 270.2 1.6% 194.0 1.1%
Parks, Recreation, Open Space 2,771.5 16.2% 1,971.2 11.5%
Private Recreation 343.1 2.0% 297.5 1.7%
Closed Sanitary Landfill 192.2 1.1% 124.7 0.7%
Right-of-Way 673.1 3.9% 616.9 3.6%
Total Acres 16,015.9 11,732.0
Lakes and Open Water* 1,104.6 6.5% 1,104.6 6.5%
Wetlands and Floodplain 4,283.9 25.0%
Total City 17,120.5 17,120.5
* Lakes and Open Water amounts include areas adjacent to lakes which are not included in
Hennepin County parcel data and exclude un-meandered lakes.
The Growth and Development Map (May 5-4) highlights areas within the City in which a change
of land use is contemplated by the Future Land Use plan. The map also highlights wetland areas
within Medina which significantly affect land planning, development, and infrastructure
decisions.
Chapter 5 - Land Use & Growth Page 5- 7
Resubmitted for Met Council Review – June 2018 Page 5- 7
Future Land Use Designations
Rural Residential (RR) identifies areas for low-intensity uses, such as rural residential, hobby
farms, agricultural, horticulture, conservation of ecologically significant natural resources and
passive recreation. Density within the RR land use shall be no more than one lot per 10 acres
and the area is not planned to be served by urban services during the timeframe covered by this
Plan.
Agricultural (AG) identifies areas which are planned for long-term agricultural uses. Density
within the land use can be no more than one lot per 40 acres which will not be served by urban
services. Property within this land use is eligible to be part of the Metropolitan Agricultural
Preserves Program.
Future Development Area (FDA) identifies areas which could potentially be planned for future
urban development in the City that will be provided municipal sewer and water services. This
area will remain rural unless and until designated for urban services in a future Comprehensive
Plan update. The purpose of the FDA designation is to communicate the future planning
intentions to the community. This designation is tentative and depends greatly on future
infrastructure improvements, including to regional highway capacity.
Low Density Residential (LDR) identifies residential land uses developed between 2.0 units
per acre and 3.0.units per acre which are served, or are intended to be served, by urban
services. The primary use in this area is single- and two-family residential development.
Medium Density Residential (MDR) identifies residential land uses developed between 5.0
and 7.0 units per acre that are served, or are intended to be served, by urban services. The
primary uses in this designation will be a mix of housing such as single family residential, twin
homes, town homes, row homes, and small multiple family buildings.
High Density Residential (HDR) identifies residential land uses developed between 12.0 and
15.0 units per acre that are served, or are intended to be served, by urban services. The primary
uses will include town homes, apartment buildings and condominiums which should
incorporate some open space or an active park.
Mixed Residential (MR) identifies residential land uses that may be developed with a variety
of housing styles at an overall average density between 3.5 and 4.0 units per net acre, within
which a minimum of the units equivalent to 1.0 unit per acre are required to be developed at
higher densities above 8.0 units per acre. Uses within the MR land use are served, or are
intended to be served, by urban services. The land use provides flexibility for the type of
housing to be developed, including detached single family, twin homes, townhomes and
multiple family buildings. The MR land use will allow for different types of housing to be
developed in coordination with each other or independently, provided the objectives related to
overall density and minimum number of higher density housing units can be achieved within a
defined area.
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Uptown Hamel (UH) the Uptown Hamel land use allows residential and commercial uses to be
mixed on adjacent sites and to be mixed within the same building or property. Residential
development in this designation may be between 4.0 and 15.0 units per acre. The Uptown
Hamel area is served by urban services.
Commercial (C) provides areas for highway oriented businesses and retail establishments
including commercial, office and retail uses. These uses are concentrated along the arterial
corridors and are served or will be served by urban services.
Business (B) provides opportunities for corporate campus uses including office, warehouse,
and light industrial. This designation identifies larger tracts of land that are suitable for office
and business park developments and are served or will be served by urban services.
Rural Commercial (RC) identifies commercial land uses which are not served by urban services,
but rather by individual wells and septic systems. The scale of development in this land use shall
be limited to protect water resources.
Institutional (INST) identifies existing public, semi-public, and non-profit uses such as
governmental, cemeteries, religious, educational and utilities.
Parks, Recreation, and Open Space (PROS) identifies publicly owned or permanently conserved
land which is used for park, recreational, or open space purposes.
Private Recreation (PREC) identifies areas that are currently used for outdoor recreational uses
which are held under private ownership but are not publicly maintained. Limited numbers of
residential uses may be included or have previously been developed within this land use
designation, accounting for no more than 10% of the land area. Density within the residential
portion of the use shall be between 2.0 and 3.0 units per net acre where urban services are
available and one unit per 10 acres where services are not available. The City does not
anticipate additional residential development within the land use.
Closed Sanitary Landfill (SL) identifies an existing closed sanitary landfill. The Woodlake
Landfill is owned by the Minnesota Pollution Control Agency (MPCA) as part of Minnesota’s
Closed Landfill Program. The MPCA has jurisdiction over land use regulations of the landfill
and has made available a description of the types, locations, and potential movement of
hazardous substances, pollutants and contaminants, or decomposition gases related to the
facility in its Closed Landfill Plan. The City hereby incorporates such information and the City
will provide such information as required by law.
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AAvveerraaggee NNeett RReessiiddeennttiiaall DDeennssiittyy
The Metropolitan Council has designated the portion of the City within the Metropolitan Urban
Service Area as Emerging Suburban Edge. Residential development within the Emerging
Suburban Edge designation is required to be planned for new development and redevelopment at
average net density of at least 3-5 units per acre.
The average net density for planned residential development in Medina is 3.17 units per acre as
described in Table 5-3.
TABLE 5-3
NET RESIDENTIAL DENSITY
Future Land Use Planned
Net Acreage
Minimum
Density
Minimum
Number of
Units
Low Density Residential 186.4 2.0 372.8
Medium Density Residential 24.5 5.0 122.5
High Density Residential 16.1 12.0 193.2
Mixed Residential 94.1 3.5 329.4
Total Planned Residential 321.1 1,017.9
Average Net Residential Density 3.17
The Metropolitan Council requires communities to assume development at the minimum density
of each land use when projecting net residential density. In reality, development will occur
within the allowed range, higher than the minimum. This will result in density being higher than
calculated above.
Redevelopment is anticipated within the Uptown Hamel area and is likely to include additional
residential units. The intent of the Uptown Hamel land use is to permit flexibility in the amount
of residential and commercial development and is therefore not projected in Table 5-3. However,
residential development within Uptown Hamel is required to exceed 4 units per net acre, which
would further comply with Metropolitan Council minimum net density requirements.
EEmmppllooyymmeenntt IInntteennssiittyy FFoorreeccaassttss
The Metropolitan Council requires that communities provide a measurement of forecasted
employment. Acceptable measures include floor area ratios, building footprint percentages or
impervious surface percentages. Medina anticipates that new development in the Commercial
and Business land uses will tend to result in 50-65% impervious surface coverage.
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The following section provides policies for land use designations and is categorized into
generalized subsections. The policies for each category as provided below directly support the
Community Goals and Land Use Principles.
These designations are generalized land uses and are not specific zoning districts. The City will
update the zoning ordinance and applicable codes to be consistent with the land use plan and
designations identified in this section.
The planning process revealed a strong interest in promoting high quality, sustainable
development in the City. The Planned Unit Development (PUD) process for large scale or master
plan types of development, regardless of whether they are residential, commercial or mixed-uses
will be available and will be supported through zoning.
RRuurraall DDeessiiggnnaattiioonnss
The rural designations include Agricultural, Rural Residential and Future Development Area.
A large percentage of the community falls into these categories. The purpose of these
designations is to provide low-intensity land uses, such as rural residential, farming, hobby
farms, horticulture, conservation of natural and ecologically significant natural resources and
passive recreation. This area will not be provided with water or sewer service during the
timeframe covered by this Plan.
A significant segment of this area consists of large, rural parcels with single-family homes. The
City recognizes that such low-density, development will continue to be a desired housing
alternative.
The City's goal is to maintain the rural character of this area. The Metropolitan Council System
Statement shows the majority of this area as Diversified Rural, and the City utilizes the Rural
Residential designation to be consistent with the System Statement.
The Metropolitan Council has identified a significant portion of Medina’s rural area in the
Long-term Sewer Service Area (LTSSA) for the Blue Lake wastewater facility. The Metropolitan
Council designates the LTSSA for the possibility of extension of urban services in the long-term,
beyond 25 years in the future. Medina is required to identify the LTSSA in its Comprehensive
Plan.
The Metropolitan Council’s LTSSA is identified in Map 5-5. The Metropolitan Council states
that the LTSSA is intended to provide opportunities to efficiently extend urban services to
accommodate long-term growth. The City believes that much of this area does not support
efficient extension of urban services and the City seeks opportunities to remove property from
the LTSSA. The following factors affect the efficiency of providing future urban services and
are displayed on Map 5-6:
• Wetlands, Topography, Regional Parks and Scientific Areas
Wetlands occupy a significant portion of the area identified by the Metropolitan Council
within the LTSSA, accounting for approximately 40% of the area. This fact, along with
topographical conditions, would make the provision of wastewater service inefficient. In
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addition, Baker Park and the Wolsfeld Woods Scientific and Natural Area occupy large
portions of Medina’s rural area, further separating any developable areas.
• Historical development patterns
Much of the LTSSA was developed with large-lot residential neighborhoods prior to the
Metropolitan Council’s LTSSA designation. These properties tend to include large homes
with comparatively high home values, making the likelihood of redevelopment with
urban services costly. The Metropolitan Council seeks density lower than 1 unit per 10
acres for efficient extension of wastewater service. As evidenced on Map 5-6, the vast
majority of the LTSSA within Medina has been previously developed in a pattern that is
denser than 1 unit per 10 buildable acres. As a result, much of the LTSSA does not
provide opportunity for efficient extension of wastewater service by the Metropolitan
Council’s policy.
• Distance between regional infrastructure and City infrastructure
The Metropolitan Council would need to extend wastewater service into the southern
area of Medina if development were to occur in the future. The City’s primary municipal
water system is in the northern portion of Medina. One of these services would need to
be extended a great distance in order to be provided in connection with the other, or the
City would need to establish a separate water system. Either alternative would be costly
and would not be efficient.
In discussions with Metropolitan Council staff, the City has identified approximately 730 acres
to be removed from the LTSSA in the southern portion of the City, because a similar acreage in
the northwest corner of the City was added to the Blue Lake wastewater facility service area.
The City will continue to seek opportunities to remove property from the LTSSA because of the
factors noted above.
The City’s Open Space Report proposes several different implementation techniques for
allowing open space development and planning to maintain rural character and
simultaneously preserve significant natural resources. This result may take the form of
innovative developments that clusters smaller lots on larger parcels with permanently
conserved open space. Such innovative arrangements can help preserve the City’s natural
resources, open space and rural character, while still maintaining an average overall density of
ten acres per unit. Medina’s wetlands, lakes, scattered woodlands and soil conditions prevent
smaller, unsewered lot development, but are ideal for low-density rural housing.
Medina's policy in the permanent rural area is to keep strict soil requirements for septic sites, but
allow flexibility for Open Space design developments and to ensure that the permanent rural area
will remain rural by eliminating the need for future extension of a sanitary sewer service to
replace failing systems.
Objectives:
1. Allow low-density development in the Rural Residential Area including innovative
arrangements of homes that preserve open space and natural resources.
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2. Encourage conservation of open space, farms and ecologically significant natural
resources in the rural areas.
3. Enforce stringent standards for the installation and maintenance of permanent, on-site
sewage disposal systems.
4. Allow public facilities and services, such as parks and trail systems, if compatible with
rural service area development.
5. Allow land uses, such as home-based businesses, hobby farms, horse stables, nurseries
and other smaller-scale rural activities, which will not conflict with adjoining residential
development.
6. Regulate noise, illumination, animals, and odors as needed to maintain public health and
safety.
7. Maintain a maximum density of one unit per forty acres for property in the Agricultural
land use.
8. Maintain a maximum density of one unit per ten acres for new development in the Rural
Residential and Future Development Area land use.
9. Consider exceptions to maximum density standards for open space developments that
protect natural features and put land into permanent conservation. Within the
Metropolitan Council’s long term sewer service area (see Map 5-5), these exceptions will
be allowed to result in development with a density in excess of one unit per ten gross
acres if consistent with the Metropolitan Council’s Flexible Residential Development
Guidelines.
10. Urban services will not be provided to the Agricultural, Rural Residential, or Future
Development Area land uses during this planning cycle.
11. Require preservation of natural slopes, wetlands, woodlands and other significant
natural characteristics.
12. Require that lots contain adequate soil types and conditions as defined in the City's
on-site septic system requirements.
13. Protect property within the Future Development Area designation from subdivision and
development by requiring ghost plats for subdivisions so that future urban expansion is
not compromised.
14. Reduce impervious surfaces where possible by applying low impact design standards
and encourage innovative materials and plans that reduce runoff.
15. Encourage and incentivize landowners to participate in the protection and conservation
of significant natural resources.
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UUrrbbaann SSeerrvviiccee DDeessiiggnnaattiioonnss
The Urban Service Area includes the residential and commercial areas of the City that are
currently or will be served by municipal water and sewer services.
Residential Uses
Objectives:
1. Require preservation of natural slopes, wetlands, woodlands, and other significant
natural characteristics of the property.
2. Consider exceptions to or modifications of density restrictions for developments that
protect the natural features or exceed other standards of the zoning district. Such
modification shall generally not exceed -10% of the minimum density or +20% of the
maximum density requirement of the relevant land use.
3. Restrict urban development to properties within the sewer service boundary.
4. Regulate land within the Mixed Residential land use to provide opportunities for
residential development with a density in excess of 8 units/acre. Flexibility is
purposefully provided within the land use to support opportunities for a single project to
provide both low- and high- density housing or for multiple developers to partner on
independent projects within a Mixed Residential area.
5. Encourage green building practices such as Leadership in Energy and Environmental
Design (LEED) principles in neighborhood planning and residential building and low
impact development design standards.
6. Regulate the rate and location of development in keeping with availability of public
facilities and the City's stated goals, including the undesignated MUSA and growth
strategies.
7. Restrict commercial and business development to areas designated in this Plan.
8. Protect property within the City's MUSA boundary from development prior to the
provision of urban services that will hinder future division.
9. Create flexible zoning standards that would allow for innovative arrangements of homes,
conservation easements, or other creative land use concepts that preserve the City's open
space and natural features.
10. Promote attractive, well-maintained dwellings on functional, clearly marked roads, with
adequate facilities and open space.
11. Emphasize resident and pedestrian safety.
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12. Encourage a controlled mix of densities, housing types, age groups, economic levels, lot
sizes, and living styles that are of appropriate scale and consistent with appropriate land
use, market demands, and development standards.
13. Establish design criteria for platting and developing site plans which will be compatible
with surrounding physical features, existing land uses and the preservation of
ecologically significant natural resources.
14. Establish standards for higher density residential development so that such development
is compatible with surrounding uses. Such standards may include enclosed parking,
green space, landscape buffering and height limitations.
15. Require utilities to be placed underground wherever possible for reasons of aesthetic
enhancement and safety.
16. Plan interconnections between separate developments to encourage shared road use to
reduce costs and minimize the amount of road surface required.
17. Require planning of trails and walkway systems in the early design stages of all new
development so that residential areas are provided safe access to parks and open space.
18. In urban residential zones with sanitary sewer service permit higher density in PUD’s in
exchange for (1) reduced land coverage by buildings, (2) provision of more multi-family
units; and, (3) sensitive treatment of natural resources.
19. Implement standards for lot sizes and setbacks which recognize the development
characteristics and natural resources of each existing neighborhood.
20. Regulate noise, illumination, and odors as needed to protect residential neighborhoods
and to maintain public health and safety.
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UUppttoowwnn HHaammeell
The Uptown Hamel land use allows for a mix of residential and commercial uses to create a
vibrant, walkable, and attractive place; a place to shop, work and live.
Objectives:
1. Allow a mix of residential and commercial uses to co-exist on adjacent parcels as well as
within the same structure or on the same parcel. Uptown Hamel is intended to provide
flexibility in terms of residential and commercial uses. As a result, it is difficult to project
future uses in the area, but it is estimated that approximately 40% of the land will be
utilized for residential purposes, 40% for commercial uses, and 20% for office uses.
2. Consider alternatives for meeting parking requirements including parking in the rear of
buildings, shared parking, on-street, underground, or ramp parking.
3. Use building standards that enhance and maintain the small town heritage and
traditional small-town look including brick facades, traditional street lighting, and
overhangs over the sidewalk, boardwalks, and the like. Establishment of design
guidelines to support this objective.
4. Involve residents, businesses, community groups and other stakeholders in the planning
of these areas.
5. Create master plans for mixed-use areas to ensure integration of uses and responsiveness
to adjacent land uses.
6. Establish design criteria for platting and developing site plans which will be compatible
with surrounding physical features, existing land uses and the preservation of
ecologically significant natural resources.
7. Encourage underground or structured parking through flexibility to standards, including
increased residential density up to 20 units per acre.
8. Emphasize resident and pedestrian safety.
9. Require utilities to be placed underground wherever possible for reasons of aesthetic
enhancement and safety.
10. Regulate noise, illumination, and odors as needed to maintain public health and safety.
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Commercial Uses
The following objectives refer to commercial land uses which will provide a variety of retail
products and services mixed with smaller offices.
Objectives:
1. Require preservation of natural slopes, wetlands, woodlands, and other significant natural
characteristics of the property.
2. Provide convenient and attractive shopping and services to meet the needs of City
residents.
3. Encourage businesses that benefit the local community by providing employment
opportunities offering convenience goods and services, utilizing high quality design, and
having limited impact on public services.
4. Require commercial activities that serve the broader metropolitan market to have access
to a regional highway or frontage road.
5. Regulate the impact of commercial development along the border between commercially
and residentially guided areas to ensure that commercial property has a minimal impact
on residential areas.
6. Regulate construction to ensure high quality, energy and resource efficient buildings and
to promote such Green Building standards as LEED Certifications or the State of
Minnesota Sustainable Building Guidelines: Buildings, Benchmarks and Beyond (B-3)
standards.
7. Encourage construction that enhances the visual appeal of TH 55 corridor and the rural
vistas and open spaces of the City.
8. Establish standards for the commercial area north of TH 55 at Tamarack Drive which
results in a high quality, walkable and appropriately scaled development which
complements nearby residential neighborhoods, emphasizes goods and services for local
residents over highway users and provides gathering opportunities for the community.
9. Require frontage roads that do not directly access arterial roadways and limit access to
arterial and collector roadways.
10. Limit the scale of commercial development where urban services are not available to
protect water resources and to integrate such uses with surrounding rural lands.
11. Use the site plan review process to ensure that commercial and industrial uses are
compatible with neighboring future and existing uses, and with the adjoining public
streets and highways. PUD’s may be used to help accomplish this policy.
12. Emphasize pedestrian safety.
13. Require utilities to be placed underground wherever possible for reasons of aesthetic
enhancement and safety.
14. Regulate noise, illumination, and odors as needed to maintain public health and safety.
Chapter 5 - Land Use & Growth Page 5- 17
Resubmitted for Met Council Review – June 2018 Page 5- 17
Business Uses
The following objectives refer to business land uses that are connected to or planned for urban
services. Businesses in this use generally include office complexes, business park development,
warehouse and light industrial opportunities.
Objectives:
1. Require preservation of natural slopes, wetlands, woodlands, and other significant natural
characteristics of the property.
2. Encourage businesses that benefit the local community by providing employment
opportunities utilizing high quality design, and having limited impact on public services.
3. Consider permitting uses such as nursing homes and assisted living facilities where
suitable, subject to appropriate requirements related to density, ensuring compatibility
between uses, and preventing the use from being predominantly independent-living
residential in nature. These uses are expected to occupy a very small proportion of
Business land. Residential density is estimated to be between 5-20 units per net acre, but
flexibility will be considered based upon the mix of nursing home, assisted living,
memory care, independent living units, and other uses proposed within a development.
4. Regulate the impact of development along the border between business and residentially
guided areas to ensure that business uses have a minimal impact on residential areas.
5. Regulate construction to ensure high quality, energy and resource efficient buildings and
to promote such Green Building standards as LEED Certifications or the State of
Minnesota Sustainable Building Guidelines: Buildings, Benchmarks and Beyond (B-3)
standards.
6. Encourage construction that enhances the visual appeal of TH 55 corridor and the rural
vistas and open spaces of the City.
7. Create or update standards that promote a more rural appearance, or create campus style
developments that protect ecologically significant areas and natural features.
8. Require frontage roads that do not directly access arterial roadways and limit access
points to collector and arterial roadways.
9. Use the site plan review process to ensure that commercial and industrial uses are
compatible with neighboring future and existing uses, and with the adjoining public
streets and highways. PUD’s may be used to help accomplish this policy.
10. Emphasize pedestrian safety.
11. Require utilities to be placed underground wherever possible for reasons of aesthetic
enhancement and safety.
12. Regulate noise, illumination, and odors as needed to maintain public health and safety.
Chapter 5 - Land Use & Growth Page 5- 18
Resubmitted for Met Council Review – June 2018 Page 5- 18
Staging Plan
The staging plan is tied to infrastructure plans, including water, wastewater and transportation,
to ensure that growth and development are commensurate with services necessary to support
new residents and businesses in an efficient and cost-effective manner.
The staging plan, Map 5-5, utilizes flexible staging boundaries to direct where and when
development should proceed within the City and is built on the following principles:
• Growth should encompass a balance of land uses to provide residential and business
areas for development throughout the planning period. The staging plan also is
intended to reduce concentration of development within a location during a particular
timeframe.
• The staging plan identifies staged increments of 5-year periods and provides some
flexibility between adjacent staging periods. Development shall be limited to a
maximum of two years prior to the existing staging period, and will be tied to an
incentive based points system. Such flexibility will not be permitted for new high-
density residential development to finalize prior to 2021 as deemed necessary by the
Metropolitan Council to ensure sufficient land is available at higher densities from 2021-
2030.
Table 5-5, located on the following page, describes the net acreage of the various land
uses by Staging Period.
The following table describes the corresponding number of residential units which
could be developed upon property within each Staging Period. The numbers below do
not include several lots that have been approved for development, but are not yet
constructed, which is why the capacity noted below differs slightly from the forecasts
noted in Chapter 3. Although most of the property staged for development is available
in earlier timeframes, the City anticipates that actual growth will be more linear as
described in the forecasts in Chapter 3.
TABLE 5-4
STAGING PLAN – RESIDENTIAL DEVELOPMENT CAPACITY
Time Period Total Residential
Units
High Density
Residential Units
2018-2021 345 32
2021-2025 161 161
2025-2030 464 94
2030-2035 0
2035-2040 47
Total 1,017 287
Chapter 5 - Land Use & Growth Page 5- 19
Resubmitted for Met Council Review – June 2018 Page 5- 19
TABLE 5-5
STAGING PLAN – NET ACRES
Future Land Use Existing
2017
Change
2018-2021
2021
Change
2021-2025 2025 Change
2025-2030 2030 Change
2030-2035 2035 Change
2035-2040 2040
Rural Residential 6,015.3 0.0 6,015.3 0.0 6,015.3 0.0 6,015.3 0.0 6,015.3 0.0 6,015.3
Agriculture 174.5 0.0 174.5 0.0 174.5 0.0 174.5 0.0 174.5 0.0 174.5
Future Develop. Area 547.9 0.0 547.9 0.0 547.9 0.0 547.9 0.0 547.9 0.0 547.9
Future Staged Growth* 666.1 -467.7 198.4 -13.4 185.0 -161.5 23.5 0.0 23.5 -23.5 0.0
Low Density Resid. 679.3 95.5 774.8 0.0 774.8 67.4 842.2 0.0 842.2 23.5 865.7
Medium Density Res. 21.5 24.7 46.2 0.0 46.2 0.0 46.2 0.0 46.2 0.0 46.2
High Density Resid. 9.6 2.7 12.3 13.4 25.7 0.0 25.7 0.0 25.7 0.0 25.7
Mixed Residential 0.0 0.0 0.0 0.0 0.0 94.1 94.1 0.0 94.1 0.0 94.1
Uptown Hamel 33.2 8.0 41.2 0.0 41.2 0.0 41.2 0.0 41.2 0.0 41.2
Commercial 135.9 61.7 197.6 0.0 197.6 0.0 197.6 0.0 197.6 0.0 197.6
Business 196.8 275.1 471.9 0.0 471.9 0.0 471.9 0.0 471.9 0.0 471.9
Rural Commercial 47.6 0.0 47.6 0.0 47.6 0.0 47.6 0.0 47.6 0.0 47.6
Institutional 194.0 0.0 194.0 0.0 194.0 0.0 194.0 0.0 194.0 0.0 194.0
Parks, Rec, Open Space 1,971.2 0.0 1,971.2 0.0 1,971.2 0.0 1,971.2 0.0 1,971.2 0.0 1,971.2
Private Recreation 297.5 0.0 297.5 0.0 297.5 0.0 297.5 0.0 297.5 0.0 297.5
Closed Sanitary
Landfill 124.7 0.0 124.7 0.0 124.7 0.0 124.7 0.0 124.7 0.0 124.7
Right-of-Way 616.9 0.0 616.9 0.0 616.9 0.0 616.9 0.0 616.9 0.0 616.9
• Future Staged Growth represents the acreage which is included in a future Staging Period.
Chapter 5 - Land Use & Growth Page 5- 20
Resubmitted for Met Council Review – June 2018 Page 5- 20
(THIS PAGE INTENTIONALLY LEFT BLANK)
Medina
12 PINTO DRC OUNTY RO AD 24
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EADTRLWILLOW DRCOUNTY ROAD 101COUNTYROAD116HAMEL RD ARROWHEADDRCOUNTYROAD19PARKVIEW DR55
High : 1277143
Low : 9 00001
Solar Potential under 900,000 watt-hours per year
County Boundaries
City and Township Boundaries
Wetlands and Open Water Features
Gross Solar Potential
Source: University of Minnesota U-Spatial Statewide Solar Raster.
ANOKA
DAKOTA
HENNEPIN
RAMSEY
SCOTT
WASHINGTON
CARVER
Extent of Main Map
0 1 2 30.5
Miles
12/22/2016
City of Medina, Hennepin County
Gross Solar Potential(Watt-hours per Year)
HIGHWAY 55
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H A M E L R D
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Map 5-22016 Existing Land Uses
0 0.5 10.25 Miles
Submitted for Metropolitan Council ReviewMap Date: December 4, 2017
Legend
Agricultural
Rural Residential
Single Family Detached
Single Family Attached
Multifamily
Mixed Use Residential
Retail and Other Commercial
Office
Industrial and Utility
Institutitional
Park, Recreational, or Preserve
Golf Course
Major Highway
Railway
Open Water
Undeveloped
Wetland Locations
HIGHWAY 55
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H A M E L R D
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TAMARACK DRWILLOW DRHACKAMORE RD
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HUNTER DRPARKVIEW DRBROCKTON LN NMEANDER RD
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BROCKTON LN NCHIPPEWA RD
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Map 5-3Future Land Use Plan
0 0.5 10.25 Miles
Resubmitted for Metropolitan Council ReviewMap Date: January 11, 2018
Legend
Future Land Use
Rural Residential
Agricultural
Future Development Area
Low Density Residential
Medium Density Residential
High Density Residential
Mixed Residential
Uptown Hamel
Commercial
Business
Rural Commercial
Institutional
Private Recreational
Park, Recreational, and Open Space
Closed Sanitary Landfill
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H A M E L R D
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Katrina
Independence
Mooney
Peter
Unnamed
Spurzem
Holy Name
Half Moon
Wolsfeld
Medina
Unnamed
Unnamed
Winterhalter
Thies
School
Ardmore
Unnamed
Unnamed
Unnamed
Unnamed
Lost Horse
Unnamed
Academy Marsh
Map 5-4Development and Growth Plan
0 0.5 10.25 Miles
Submitted for Metropolitan Council ReviewMap Date: December 4, 2017
Legend
Future Land Use
Rural Residential
Agricultural
Future Development Area
Low Density Residential
Medium Density Residential
High Density Residential
Mixed Residential
Uptown Hamel
Commercial
Business
Rural Commercial
Institutional
Private Recreational
Park, Recreational, and Open Space
Closed Sanitary Landfill
Wetland Locations
Wetland Locations
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H A M E L R D
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TAMARACK DRWILLOW DRHACKAMORE RD
ARROWHEAD DRH
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A
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CHIPPEWA RD
HUNTER DRPARKVIEW DRBROCKTON LN NMEANDER RD
EVERGREEN RD
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WILLOW DRWILLOW DRHUNTER DR")55
Katrina
Independence
Mooney
Peter
Unnamed
Spurzem
Holy Name
Half Moon
Wolsfeld
Medina
Unnamed
Unnamed
Winterhalter
Thies
School
Ardmore
Unnamed
Unnamed
Unnamed
Unnamed
Lost Horse
Unnamed
Academy Marsh
Map 5-5Staging and Growth
0 0.5 10.25 Miles
Resubmitted for Metropolitan Council ReviewMap Date: June 6, 2018
The Staging and Growth Plan allows potential flexibility for urban services up to two years prior tothe indicated staging period. Such flexiblity will be considered through a evaluation system based onthe extent to which a proposal exceeds general City standards.
The Future Development Area identifies areas whichmay potentially be planned for urban services in thefuture beyond the term of this plan (post-2040).
The Long-term Sewer Service Area is a long-termplanning designation of the Metropolitan Council. Itidentifies areas which may be considered for potentialsanitary sewer service in the future beyond the termof this Plan.
Legend
Urban Services Phasing Plan
Developed
2018
2020
2021
2025
2035
FDA
LTSSA
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Wolsfeld
Medina
Unnamed
Unnamed
Winterhalter
Thies
School
Ardmore
Unnamed
Unnamed
Unnamed
Unnamed
Lost Horse
Unnamed
Academy Marsh
Map 5-6Metroplitan CouncilLong-term Sewer Service Area
0 0.5 10.25 Miles
Resubmitte d for Metrop olitan Cou ncil Revie wMap Da te: Februa ry 23, 2 018
The Futu re De ve lopmen t Area identifies areas whichmay potentially be plann ed fo r urba n service s in thefuture beyon d the term of this plan (p ost-20 40).
The Lon g-te rm Sewer Service Area is a long -termplanning designation of the Metropolita n C ouncil. Itidentifies areas which may be conside re d for potentialsanitary sewe r service in the fu ture beyo nd the termof this Plan.
Leg en d
Net Acres of LTSS A P ar cels
Under 10 net acres
Over 10 net acres
Proposed to be removed from LTSSA
Wetland Locations
Metropolitan Urban Service Area
Existing Urban Services (2017)
Added to MUSA 2018-2040
Future Development Area (post-2040)
Mixed Residential Open House
Comment Card
MED►INA
1. Given the requirement for development of a fixed number of residential units on the same
site, I would prefer:
Allowing higher de. • .n a
smalle .. ortion c the site to
allow for :._er lots and
increa = • open ace on the
r : of the site.
Limiting the high end of
the high -density portion of
the site which could be
balanced by smaller lots on
the rest of the site.
Pr►
for ei
ing flexibility
r.
Single family
houses only.
2. In the development of an apartment or condo structure with the same number of units, I
would prefer:
3-stry buildi with a 4-s • building with a
larger ..o : tnt. mailer '.. .rint.
I'd prefer no apartment
or condo structure.
3. ther sug ions/feedback on requirements and standards for development:
Please consider re -planning. None of presented options neither
are guitable for Medina nor accommodate interests of Medina
residents
5. Other comments/questions:
No units should be considered that could potentially
impact livability of current Medina residents. No
development plans should be considered that would
impact properly value of existing Medina residents.
• rd Please contact me regarding my questions above
Name: Daria Trakhtenberg Phone: 763-245-2247
Address: 3061 Wild Flower Trail Email:
Medina, MN 55340
dariatberg@gmail.com
Mixed Residential Open House
Comment Card
MEDINA
1. Given the requirement for development of a fixed number of residential units on the same
site, I would prefer:
Allowing higher density on a
smaller portion of the site to
allow for larger lots and
increased open space on the
rest of the site.
2. In the development of an
would prefer:
3 -story building with a
larger footprint.
Limiting the high end of
the high -density portion of
the site which could be
balanced by smaller lots on
the rest of the site.
roviding flexibility
for either.
C.l rat , TM
44 [Cc [i v� ff I
apartment or condo structure with the saiiie"number uni , I
4 -story building with a
smaller footprint.
u agAg-et,va
etpeet ezAA.J2
v' lii G�(
3. Other suggestions/feedback on requirements and standards f r deverpment•
1-0 red r�v1, lvote2 P c.44
5. Other comments/questions:
LE 6 lc_ 64Aci rEi
Cr.-trvu. :
C b It C
- '51(e -u.
(6-AC; �. tIA k hag as
(1141 / > u.�v h v
/WSW
)('lease contac me regarding my questions above
Name: � (iYl d � a.. �C�G2 �-��--, Phone: l�
iL -fit
Address: e±02—"' JJ r trio() ( Teri f l?.e Email: "f 13 i s , ht
s . ii (i1 ac/
3 -story building with a
r:er footprint.
Mixed Residential Open House
Comment Card
MEDINA
1. Given the requirement for development of a fixed number of residential units on the same
site, I would prefer:
Allowing higher density on a
smaller portion of the site to
allow for larger lots and
increased open space on the
rest of the site.
Limiting the high end of
the high -density portion of
the site which could be
balanced by smaller lots on
the rest of the site.
Providing flexibilit
for either.
2. In the development of an apartment or condo structure with the same number of units, I
would • er:
4 -story building with a
smaller footprint.
3. Other suggestions/feedback on re irements and s andards for development:
LOIN �� it um cal`Nilr�inoi t (oWi'O
Nc) Marerl WIVcirl
5.pther comments/questions:
101 NIA oxi\irim,t
Name:
o Please contact me regarding my questions above
‘11\1(10i)
Address: 'L0 b rut/ Ovl
Phone:
Email:
Mixed Residential Open House
Comment Card
MEDINA
1. Given the requirement for development of a fixed number of residential units on the same
site, I would prefer:
Allowing higher density on a
smaller portion of the site to
allow for larger lots and
increased open space on the
rest of the site.
Limiting the high end of
the high -density portion of
the site which could be
balanced by smaller lots on
the rest of the site.
2. In the development of an apartment or condo structure with the same number of units, I
would prefer:
3 -story building wit
rger footprint.
4 -story building with a
smaller footprint.
3. Other suggestions/feedback on requirem nts and standards for development:
(j )ey( �✓'_l , / �� �� ��J S
5. Other comments/questions:
•1 /'7 . `t e
l
❑ Please contact me regarding my questions above
Name: l- c��'�ZAI n Phone:
�Address: 7)._ �G���� GEC Email:
3 -story building with a
larger footprint.
Mixed Residential Open House
Comment Card
MEDINA
1. Given the requirement for development of a fixed number of residential units on the same
site, I would prefer:
Allowing higher density on a
smaller portion of the site to
allow for larger lots and
increased open space on the
rest of the site.
Limiting the high end of
the high -density portion of
the site which could be
balanced by smaller lots on
the rest of the site.
Providing flexibility
for either.
2. In the development of an apartment or condo structure with the same number of units, I
re er:
4 -story building with a
smaller footprint.
3. Other suggestions/feedback on requirements and standards for development:
5. Other comments/questions:
❑ Please contact me regarding my questions above
Name:
L(
Address: ` l (9_ r.) bruck rff�
e Ccm
flyir ,///`
Phone:
Mixed Residential Open House
Comment Card
MEDINA
1. Given the requirement for development of a fixed number of residential units on the same
site, I would prefer:
Allowing higher density on a
smaller portion of the site to
allow for larger lots and
increased open space on the
rest of the site.
ONG ob°6 069 f-fa-fr,2e,['i naae
Limiting the high end of
the high -density portion of
the site which could be
balanced by smaller lots on
the rest of the site.
Providing flexibility
for either.
2. In the development of an apartment or condo structure with the same number of units, I
would prefer: + G' /1,(C?
3-s b ing with a 4 -story . ildin. « a
lam rint. smaller rint.
jeri<_
3. Other suggestions/feedback equirements and standards for development:
5. Other comments/questions: p /,
c—F%IC/ S f Af3J�Cl .C`7Tl?-t v
, crrf,C / ZcR a_ 0lie-e r h 42.-e,t :e .s
%.e scI
o Please contact me regarding my questions above
Name: ogee41/4.- iee4
Phone: ,3 CJ'
Address: /1“ &t rit tee — 1 d,jA, Email: ,"7„66:4L /no c . ° v��
Mixed Residential Open House
Comment Card
MEDINA
1. Given the requirement for development of a fixed number of residential units on the same
site, 1 would prefer:
Allowing higher density on a
smaller portion of the site to
allow for larger lots and
increased open space on the
rest of the site.
Limiting the high end of
the high -density portion of
the site which could be
balanced by smaller lots on
the rest of the site.
2. In the development of an apartment or condo structure with t
would prefer:
3 -story building with a 4 -story building with a
larger footprint.
smaller footprint.
Providin: fle
r either.
0,6s)(c:.$
100
3. Other suggestions/feedback on requirements and standards for development:
`C.etC2.4e, th3Gam- k1i- A -fAf+- (, z,,�
5.Other comments/questions:
Cal
Akiib 1e_ +0 CA,Creitpr !titer
Name:
Please contact me regarding my questions above
7142,0-1-tre4i Phone: q62- (//12, — 6 3-6
Address: ;Obi WI Id Pio 'a
1 1M “-'&11,0
Email: :Se Q &e ti1"T eN b Q6i/1024
coii
Address:
Mixed Residential Open House
Comment Card
MEDINA
1. Given the requirement for development of a fixed number of residential units on the same
site, I would prefer:
Allowing higher density on a
smaller portion of the site to
allow for larger lots and
increased open space on the
rest of the site.
Limiting the high end of
the high -density portion of
the site which could be
balanced by smaller lots on
the rest of the site.
Providing flexibility
for either.
2. In the development of an apartment or condo structure with the same number of units, I
would prefer:
3 -story building with
larger footprint.
4\1
4 -story building wit
smaller footprint.
3. Other suggestions/feedback on requirements and standards for development:
5. Other comments s ons: TA
ib
-y)ctg(
1Lib <-)) [010At--- in (,V,
W � i
ke(
gel
01- tfrif
-b) IAA
Wei/
❑ Please contact me regardingp my questions above
Name: INN/// 2IH' l t, )Qi M Phone: 444) ' 'S ' 57I 3
I Email: 1 11 l��r � �"� a
Mixed Residential Open House
Comment Card
MEDINA
1. Given the requirement for development of a fixed number of residential units on the same
site, I would prefer:
lowitl_ high -r density on a Limiting e hi:' end of
smaller p io of the site to the high -de 'ty . ortion of
allow for la : - r lots and the site which c • d be
increased op ' space on the balanced by sm 11- dots on
rest of the • ite. the rest of the : rte.
Providing flexibility
for either.
2. In the development of an apartment or condo structure with the same number of units, I
would prefer:
3 -story bi cling with a
larger fo
4 -story buil . i with a
smaller foo
3. Other suggestions/feedba k wi requirements a d standa i s fi r development:
LA5 \w1Vt, d E1662.i
5. Other comments/questions:
tea'4WL'3
o Pleasecontactme regarding my questions above -7
Name: Li t ZZe LTI)Y% Phone:
Address: rThtfe (�,
V7',�. Email: p0(1) U✓` a Yl(ka,;)t v co _
WAYZATA
PUBLIC
SCHOOLS
August 7, 2018
Dear Planning Commission Members,
The Wayzata Public Schools, Independent School District #284, has determined that it is economically
advisable to secure additional land. As you may be aware, Wayzata Public Schools has entered into a
purchase agreement for a portion of the Wessin property north of Hamel Road and either side of
Tamarack Drive. We hope to close on the property before September 1, 2018. This land will position
future Wayzata School Boards for the future!
At this time, there are no imminent plans for use of the property. However, we have been observing the
Medina Comprehensive Plan process carefully. We would highly support the mixed residential designation
for the area. With the educational facilities as a conditional use, we would have the opportunity, in the
future to work with the City of Medina to serve families and children. Our future need(s) may or may not
involve the entire available acreage. We would work with city officials during the planning process.
The Wayzata Public Schools continues to experience robust growth. A large portion of the City of Medina
is served by ISD# 284. Although largely rural at this time, the City of Medina could represent significant
future growth for Wayzata Schools. This parcel could be a developed by the district to serve an
educational purpose.
Thank you for the opportunity to provide support for the current designation.
Sincerely,
L c7
Kristin Tollison
Director of Administrative Services
Excellence. For each and every student.
Dusty Finke
From: Jay Echtenkamp <j.s.echtenkamp@gmail.com>
Sent: Wednesday, August 08, 2018 10:32 AM
To: Dusty Finke
Subject: August 15 Planning Commission meeting
Hello Dusty,
I was planning to be at next week's meeting but my schedule will not permit my attendance. If I may, I would like to
pass on my comments.
I understand the need to the city to rezone for higher density in order to meet Met Council requirements. I have no
issues with rezoning the land northwest of Brockton Lane and Medina Road to "Mixed Use Residential" so long as it
is compatible and consistent with the neighboring use. After all, I am now part of that redevelopment.
I am concerned that the language of proposed Mixed Use Residential terminology includes
'apartments'. Specifically, that " an overall density of 3.5-4.0 units/acre. However, a portion .. may be developed at a
higher density of 8 units/acre or greater .. , which may include apartments".
The Arrowhead Drive/Hamel Road parcel is compatible with higher, apartment -potential density. The Brockton/Medina
parcel is not.
As you know, the Arrowhead Drive/Hamel Road property is surrounded by "Vacant Land Commercial" and "Industrial
Preferred". Adjacent property owners include Loram, the Medina Business Park, and the City of Medina. Arrowhead
Drive has better access to Highway 55 for apartment density. Not so for the residential roads that surround the
Brockton/Medina Road parcel.
I know that the planning commission and you must already recognize that higher apartment density is more appropriate
for the Arrowhead Drive parcel. My question is this: If the Planning Commission approves Mixed Residential for both
parcels, would the commission put on the record that "apartments" should be prohibited (discouraged?) as a land use in
the Medina/Brockton parcel because "apartments" would be inconsistent/incompatible with the adjacent residential
and town home density?
Thanks for receiving/reviewing my comments.
Best regards,
Jay Echtenkamp
3041 Wildflower Trail
Medina
(763)229-5666
1
June 11, 2018
Dear Council Members,
My name is Dan Dugan and my wife Jennifer and I have lived at 4125 Brockton Lane
since 1992. Our property has been identified as one of three located on the
northwest corner of Medina Rd and Brockton Ln. We received your letter inviting us
to the open house to discuss regulations related to the Mixed Residential land use
including our property. Unfortunately, I will not be able to attend but my wife will
be there. We understand that the city has a requirement imposed by the Met Council
to provide opportunities for development. We also understand the overall density
intentions and have only one major concern. Please consider the following request
in your process for establishing development guidelines.
Since the home on our property is of a much greater value than those of our
neighbors, it is important to us that we retain that value when development comes.
There are basically two practical choices available to us:
1) Sell the property to a developer (house included) and watch it get bulldozed
to make room for the construction of homes similar in size to the new homes
sharing the north side of our property.
2) Sell the majority of our property and retain the home. This would mirror the
Echtenkamp situation of which I am very familiar as they have been our
neighbors for years. In order to achieve this, we would need flexibility to
reduce the units per acre immediately surrounding our house to construct
new homes of a similar value. The remaining land available would have an
increase in units per acre to compensate. The intent is that we would still
achieve the overall unit/acre requirement and be able to remain in our home.
I am not a developer or a builder but I believe that larger homes for part,
complimented by multifamily for the remainder might work. We have no intention
of leaving our property and we understand that development must happen to satisfy
the Met Council.
As longstanding residents of Medina, our request, at this early point in the process,
is simple. We ask that, as part of your development guidelines, you please allow us
the flexibility to consider both options in the future.
Sincerely,
Dan & Jennifer Dugan
Mixed Residential Open House
Comment Card
MED►INA
1. Given the requirement for development of a fixed number of residential units on the same
site, I would prefer:
Allowing higher de. • .n a
smalle .. ortion c the site to
allow for :._er lots and
increa = • open ace on the
r : of the site.
Limiting the high end of
the high -density portion of
the site which could be
balanced by smaller lots on
the rest of the site.
Pr►
for ei
ing flexibility
r.
Single family
houses only.
2. In the development of an apartment or condo structure with the same number of units, I
would prefer:
3-stry buildi with a 4-s • building with a
larger ..o : tnt. mailer '.. .rint.
I'd prefer no apartment
or condo structure.
3. ther sug ions/feedback on requirements and standards for development:
Please consider re -planning. None of presented options neither
are guitable for Medina nor accommodate interests of Medina
residents
5. Other comments/questions:
No units should be considered that could potentially
impact livability of current Medina residents. No
development plans should be considered that would
impact properly value of existing Medina residents.
• rd Please contact me regarding my questions above
Name: Daria Trakhtenberg Phone: 763-245-2247
Address: 3061 Wild Flower Trail Email:
Medina, MN 55340
dariatberg@gmail.com
Mixed Residential Open House
Comment Card
MEDINA
1. Given the requirement for development of a fixed number of residential units on the same
site, I would prefer:
Allowing higher density on a
smaller portion of the site to
allow for larger lots and
increased open space on the
rest of the site.
2. In the development of an
would prefer:
3 -story building with a
larger footprint.
Limiting the high end of
the high -density portion of
the site which could be
balanced by smaller lots on
the rest of the site.
roviding flexibility
for either.
C.l rat , TM
44 [Cc [i v� ff I
apartment or condo structure with the saiiie"number uni , I
4 -story building with a
smaller footprint.
u agAg-et,va
etpeet ezAA.J2
v' lii G�(
3. Other suggestions/feedback on requirements and standards f r deverpment•
1-0 red r�v1, lvote2 P c.44
5. Other comments/questions:
LE 6 lc_ 64Aci rEi
Cr.-trvu. :
C b It C
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(6-AC; �. tIA k hag as
(1141 / > u.�v h v
/WSW
)('lease contac me regarding my questions above
Name: � (iYl d � a.. �C�G2 �-��--, Phone: l�
iL -fit
Address: e±02—"' JJ r trio() ( Teri f l?.e Email: "f 13 i s , ht
s . ii (i1 ac/
3 -story building with a
r:er footprint.
Mixed Residential Open House
Comment Card
MEDINA
1. Given the requirement for development of a fixed number of residential units on the same
site, I would prefer:
Allowing higher density on a
smaller portion of the site to
allow for larger lots and
increased open space on the
rest of the site.
Limiting the high end of
the high -density portion of
the site which could be
balanced by smaller lots on
the rest of the site.
Providing flexibilit
for either.
2. In the development of an apartment or condo structure with the same number of units, I
would • er:
4 -story building with a
smaller footprint.
3. Other suggestions/feedback on re irements and s andards for development:
LOIN �� it um cal`Nilr�inoi t (oWi'O
Nc) Marerl WIVcirl
5.pther comments/questions:
101 NIA oxi\irim,t
Name:
o Please contact me regarding my questions above
‘11\1(10i)
Address: 'L0 b rut/ Ovl
Phone:
Email:
Mixed Residential Open House
Comment Card
MEDINA
1. Given the requirement for development of a fixed number of residential units on the same
site, I would prefer:
Allowing higher density on a
smaller portion of the site to
allow for larger lots and
increased open space on the
rest of the site.
Limiting the high end of
the high -density portion of
the site which could be
balanced by smaller lots on
the rest of the site.
2. In the development of an apartment or condo structure with the same number of units, I
would prefer:
3 -story building wit
rger footprint.
4 -story building with a
smaller footprint.
3. Other suggestions/feedback on requirem nts and standards for development:
(j )ey( �✓'_l , / �� �� ��J S
5. Other comments/questions:
•1 /'7 . `t e
l
❑ Please contact me regarding my questions above
Name: l- c��'�ZAI n Phone:
�Address: 7)._ �G���� GEC Email:
3 -story building with a
larger footprint.
Mixed Residential Open House
Comment Card
MEDINA
1. Given the requirement for development of a fixed number of residential units on the same
site, I would prefer:
Allowing higher density on a
smaller portion of the site to
allow for larger lots and
increased open space on the
rest of the site.
Limiting the high end of
the high -density portion of
the site which could be
balanced by smaller lots on
the rest of the site.
Providing flexibility
for either.
2. In the development of an apartment or condo structure with the same number of units, I
re er:
4 -story building with a
smaller footprint.
3. Other suggestions/feedback on requirements and standards for development:
5. Other comments/questions:
❑ Please contact me regarding my questions above
Name:
L(
Address: ` l (9_ r.) bruck rff�
e Ccm
flyir ,///`
Phone:
Mixed Residential Open House
Comment Card
MEDINA
1. Given the requirement for development of a fixed number of residential units on the same
site, I would prefer:
Allowing higher density on a
smaller portion of the site to
allow for larger lots and
increased open space on the
rest of the site.
ONG ob°6 069 f-fa-fr,2e,['i naae
Limiting the high end of
the high -density portion of
the site which could be
balanced by smaller lots on
the rest of the site.
Providing flexibility
for either.
2. In the development of an apartment or condo structure with the same number of units, I
would prefer: + G' /1,(C?
3-s b ing with a 4 -story . ildin. « a
lam rint. smaller rint.
jeri<_
3. Other suggestions/feedback equirements and standards for development:
5. Other comments/questions: p /,
c—F%IC/ S f Af3J�Cl .C`7Tl?-t v
, crrf,C / ZcR a_ 0lie-e r h 42.-e,t :e .s
%.e scI
o Please contact me regarding my questions above
Name: ogee41/4.- iee4
Phone: ,3 CJ'
Address: /1“ &t rit tee — 1 d,jA, Email: ,"7„66:4L /no c . ° v��
Mixed Residential Open House
Comment Card
MEDINA
1. Given the requirement for development of a fixed number of residential units on the same
site, 1 would prefer:
Allowing higher density on a
smaller portion of the site to
allow for larger lots and
increased open space on the
rest of the site.
Limiting the high end of
the high -density portion of
the site which could be
balanced by smaller lots on
the rest of the site.
2. In the development of an apartment or condo structure with t
would prefer:
3 -story building with a 4 -story building with a
larger footprint.
smaller footprint.
Providin: fle
r either.
0,6s)(c:.$
100
3. Other suggestions/feedback on requirements and standards for development:
`C.etC2.4e, th3Gam- k1i- A -fAf+- (, z,,�
5.Other comments/questions:
Cal
Akiib 1e_ +0 CA,Creitpr !titer
Name:
Please contact me regarding my questions above
7142,0-1-tre4i Phone: q62- (//12, — 6 3-6
Address: ;Obi WI Id Pio 'a
1 1M “-'&11,0
Email: :Se Q &e ti1"T eN b Q6i/1024
coii
Address:
Mixed Residential Open House
Comment Card
MEDINA
1. Given the requirement for development of a fixed number of residential units on the same
site, I would prefer:
Allowing higher density on a
smaller portion of the site to
allow for larger lots and
increased open space on the
rest of the site.
Limiting the high end of
the high -density portion of
the site which could be
balanced by smaller lots on
the rest of the site.
Providing flexibility
for either.
2. In the development of an apartment or condo structure with the same number of units, I
would prefer:
3 -story building with
larger footprint.
4\1
4 -story building wit
smaller footprint.
3. Other suggestions/feedback on requirements and standards for development:
5. Other comments s ons: TA
ib
-y)ctg(
1Lib <-)) [010At--- in (,V,
W � i
ke(
gel
01- tfrif
-b) IAA
Wei/
❑ Please contact me regardingp my questions above
Name: INN/// 2IH' l t, )Qi M Phone: 444) ' 'S ' 57I 3
I Email: 1 11 l��r � �"� a
Mixed Residential Open House
Comment Card
MEDINA
1. Given the requirement for development of a fixed number of residential units on the same
site, I would prefer:
lowitl_ high -r density on a Limiting e hi:' end of
smaller p io of the site to the high -de 'ty . ortion of
allow for la : - r lots and the site which c • d be
increased op ' space on the balanced by sm 11- dots on
rest of the • ite. the rest of the : rte.
Providing flexibility
for either.
2. In the development of an apartment or condo structure with the same number of units, I
would prefer:
3 -story bi cling with a
larger fo
4 -story buil . i with a
smaller foo
3. Other suggestions/feedba k wi requirements a d standa i s fi r development:
LA5 \w1Vt, d E1662.i
5. Other comments/questions:
tea'4WL'3
o Pleasecontactme regarding my questions above -7
Name: Li t ZZe LTI)Y% Phone:
Address: rThtfe (�,
V7',�. Email: p0(1) U✓` a Yl(ka,;)t v co _
WAYZATA
PUBLIC
SCHOOLS
August 7, 2018
Dear Planning Commission Members,
The Wayzata Public Schools, Independent School District #284, has determined that it is economically
advisable to secure additional land. As you may be aware, Wayzata Public Schools has entered into a
purchase agreement for a portion of the Wessin property north of Hamel Road and either side of
Tamarack Drive. We hope to close on the property before September 1, 2018. This land will position
future Wayzata School Boards for the future!
At this time, there are no imminent plans for use of the property. However, we have been observing the
Medina Comprehensive Plan process carefully. We would highly support the mixed residential designation
for the area. With the educational facilities as a conditional use, we would have the opportunity, in the
future to work with the City of Medina to serve families and children. Our future need(s) may or may not
involve the entire available acreage. We would work with city officials during the planning process.
The Wayzata Public Schools continues to experience robust growth. A large portion of the City of Medina
is served by ISD# 284. Although largely rural at this time, the City of Medina could represent significant
future growth for Wayzata Schools. This parcel could be a developed by the district to serve an
educational purpose.
Thank you for the opportunity to provide support for the current designation.
Sincerely,
L c7
Kristin Tollison
Director of Administrative Services
Excellence. For each and every student.
Dusty Finke
From: Jay Echtenkamp <j.s.echtenkamp@gmail.com>
Sent: Wednesday, August 08, 2018 10:32 AM
To: Dusty Finke
Subject: August 15 Planning Commission meeting
Hello Dusty,
I was planning to be at next week's meeting but my schedule will not permit my attendance. If I may, I would like to
pass on my comments.
I understand the need to the city to rezone for higher density in order to meet Met Council requirements. I have no
issues with rezoning the land northwest of Brockton Lane and Medina Road to "Mixed Use Residential" so long as it
is compatible and consistent with the neighboring use. After all, I am now part of that redevelopment.
I am concerned that the language of proposed Mixed Use Residential terminology includes
'apartments'. Specifically, that " an overall density of 3.5-4.0 units/acre. However, a portion .. may be developed at a
higher density of 8 units/acre or greater .. , which may include apartments".
The Arrowhead Drive/Hamel Road parcel is compatible with higher, apartment -potential density. The Brockton/Medina
parcel is not.
As you know, the Arrowhead Drive/Hamel Road property is surrounded by "Vacant Land Commercial" and "Industrial
Preferred". Adjacent property owners include Loram, the Medina Business Park, and the City of Medina. Arrowhead
Drive has better access to Highway 55 for apartment density. Not so for the residential roads that surround the
Brockton/Medina Road parcel.
I know that the planning commission and you must already recognize that higher apartment density is more appropriate
for the Arrowhead Drive parcel. My question is this: If the Planning Commission approves Mixed Residential for both
parcels, would the commission put on the record that "apartments" should be prohibited (discouraged?) as a land use in
the Medina/Brockton parcel because "apartments" would be inconsistent/incompatible with the adjacent residential
and town home density?
Thanks for receiving/reviewing my comments.
Best regards,
Jay Echtenkamp
3041 Wildflower Trail
Medina
(763)229-5666
1
June 11, 2018
Dear Council Members,
My name is Dan Dugan and my wife Jennifer and I have lived at 4125 Brockton Lane
since 1992. Our property has been identified as one of three located on the
northwest corner of Medina Rd and Brockton Ln. We received your letter inviting us
to the open house to discuss regulations related to the Mixed Residential land use
including our property. Unfortunately, I will not be able to attend but my wife will
be there. We understand that the city has a requirement imposed by the Met Council
to provide opportunities for development. We also understand the overall density
intentions and have only one major concern. Please consider the following request
in your process for establishing development guidelines.
Since the home on our property is of a much greater value than those of our
neighbors, it is important to us that we retain that value when development comes.
There are basically two practical choices available to us:
1) Sell the property to a developer (house included) and watch it get bulldozed
to make room for the construction of homes similar in size to the new homes
sharing the north side of our property.
2) Sell the majority of our property and retain the home. This would mirror the
Echtenkamp situation of which I am very familiar as they have been our
neighbors for years. In order to achieve this, we would need flexibility to
reduce the units per acre immediately surrounding our house to construct
new homes of a similar value. The remaining land available would have an
increase in units per acre to compensate. The intent is that we would still
achieve the overall unit/acre requirement and be able to remain in our home.
I am not a developer or a builder but I believe that larger homes for part,
complimented by multifamily for the remainder might work. We have no intention
of leaving our property and we understand that development must happen to satisfy
the Met Council.
As longstanding residents of Medina, our request, at this early point in the process,
is simple. We ask that, as part of your development guidelines, you please allow us
the flexibility to consider both options in the future.
Sincerely,
Dan & Jennifer Dugan
1
CITY OF MEDINA 1
PLANNING COMMISSION 2
DRAFT Meeting Minutes 3
Tuesday July 10, 2018 4
5
1. Call to Order: Chairperson White called the meeting to order at 7:01 p.m. 6
7
Present: Planning Commissioners Todd Albers, Aaron Amic, Dino DesLauriers, Robin Reid, 8
Janet White, and Rashmi Williams. 9
10
Absent: Planning Commissioner Kerby Nester. 11
12
Also Present: 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
Cousineau reported that the Council considered the Ditter concept plan. She stated that the 21
Council was not necessarily opposed to the idea but believe that more time should be spent to 22
create a different configuration with fewer lots. She stated that the ordinance was passed 23
regarding the disconnection of sanitary sewer. She stated that the overlay projects for 24
Buckskin Drive and Hickory Drive were approved. She noted that there was still an 25
outstanding issue with the draft Comprehensive Plan and the high-density staging. She stated 26
that the Council gave in to the 2021 staging desired by the Metropolitan Council to move 27
forward. She stated that the Council received the 2017 Financial Report and received a clean 28
opinion. She noted that the Council recently approved a liquor license for Target. 29
30
DesLauriers asked which proposed developments the high-density staging would impact. 31
32
Finke noted that the staging would impact three properties, two of which had presented 33
concept plans, Elim Care and the Palm property. 34
35
White stated that she was surprised at the level of discussion for the Ditter concept plan and 36
asked for input. 37
38
Cousineau stated that it seemed to not fit currently and would require an amendment to the 39
Comprehensive Plan and therefore the timing did not seem appropriate. She stated that the 40
Council encouraged the applicant to continue to work with staff to determine if a different 41
configuration could be created with lesser lots. 42
43
Finke stated that he had a conversation with the Ditters and they are reviewing their options. 44
45
4. Planning Department Report 46
47
Finke provided an update. 48
49
50
2
5. Public Hearing – Ordinance Amendment – Chapter 8 of the City Code 51
Related to Stormwater Management Regulations 52
53
Finke explained that staff reviewed the ordinance to determine necessary updates. He stated 54
that the ordinance was reviewed to determine the elements that would trigger the 55
requirements and the design guide provides options to property owners to meet the 56
requirements. He stated that the Planning Commission will hold a public hearing tonight and 57
then offer any comments on the proposed ordinance. He noted that comments can also be 58
made regarding the design guide. He stated that the ordinance has two primary changes, 59
while the design guide has been swiped clean and redone with the updated current 60
information. He stated that the primary ordinance changes are related to the triggers that 61
require a property owner to install BMPs on their property. He stated that the City has more 62
stringent triggers than the watershed, so smaller projects would require the construction of 63
stormwater improvements. He noted that the goal is to find the mix of having improvements 64
to water quality before it becomes impaired and tying those improvements to the addition of 65
hardcover. He provided examples of exemptions. He stated that the volume control 66
requirement is proposed to increase from one inch of rainfall needing to be controlled to 1.1 67
inch. He noted that while infiltration is required in other communities, the high-water table 68
and clay soils do not make Medina prime for infiltration. He stated that while filtration is not 69
a preferred method of volume control, the method is left as an option because that will still be 70
a practical option for some sites. 71
72
Albers asked if much is gained by making the requirements more stringent. 73
74
Finke replied that the implementation of stormwater management improvements is the main 75
way in which the City meets the TMDL requirements from the watershed. He stated that 76
more stormwater projects equate to more phosphorus reduction, which helps the City to reach 77
the goals of the watershed without requiring the City to complete additional projects on its 78
own. 79
80
White opened the public hearing at 7:36 p.m. 81
82
No comments made. 83
84
White closed the public hearing at 7:36 p.m. 85
86
White stated that there are impaired waters in Medina and asked for additional information on 87
triggers for those areas. 88
89
Finke replied that impaired waters do not have different requirements. He stated that there 90
are however different requirements for properties within 300 feet of lakes and streams that 91
limit hardcover to 25 percent of the site which is controlled by the shoreland overlay district 92
regulations. 93
94
Amic asked if there are any unintended negative consequences moving from one inch to 1.1 95
inch. 96
97
Finke replied that additional area would be required for the additional ten therefore a 98
consequence would be additional occupation of the site for the improvement. He noted that 99
two thirds of the City would be required to meet the 1.1-inch requirement by the watershed 100
regardless of the City requirement. He stated that there are impacts from the thresholds, as an 101
improvement would be required if 5,000 square feet of hardcover is added. He explained that 102
3
each lot in a development would not be required to meet the stormwater requirements, as the 103
development itself is planned to meet the requirements as a whole. 104
105
Motion by Reid, seconded by Albers, to recommend adoption of the ordinance related to 106
stormwater management as presented. Motion carries unanimously. (Absent: Nester) 107
108
6. Approval of the May 8, 2018 Draft Planning Commission Meeting Minutes. 109
110
Motion by DesLauriers, seconded by Reid, to approve the May 8, 2018, Planning 111
Commission minutes as presented. Motion carries unanimously. (Absent: Nester) 112
113
7. Council Meeting Schedule 114
115
Finke advised that the Council will be meeting the following Tuesday and Albers volunteered 116
to attend in representation of the Commission. 117
118
8. Adjourn 119
120
Motion by Albers, seconded by Amic, to adjourn the meeting at 7:55 p.m. Motion carried 121
unanimously. 122
1
CITY OF MEDINA 1
PLANNING COMMISSION 2
DRAFT Meeting Minutes 3
Special Meeting – Tuesday May 15, 2018 4
Concurrent Meeting with City Council 5
6
1. Call to Order: Chairperson White called the meeting to order at 6:00 p.m. 7
8
Present: Planning Commissioners Todd Albers, Aaron Amic, Dino DesLauriers, Kerby 9
Nester, Robin Reid, Janet White, and Rashmi Williams. 10
11
Absent: None 12
13
Also Present: Mayor Bob Mitchell, Councilmember Kathleen Martin, Councilmember John 14
Anderson, Councilmember Jeff Pederson, City Administrator Scott Johnson, City Planner 15
Dusty Finke, Associate Planner Deb Pederson, City Stormwater Engineer Stephanie Hatten. 16
17
2. Stormwater Discussion 18
19
Planning Director Dusty Finke introduced Stephanie Hatten of WSB Engineering to present the 20
Stormwater Design Guide Update. 21
22
Hatten explained the changes came out of the surface water management plan and the update was 23
necessary to be consistent with the three Watersheds. She explained the guidelines had been 24
confusing and so the update helps to better clarify and provide flexibility. Staff is recommending 25
that stormwater improvements be triggered on increases of impervious disturbance of 5000 26
square feet for all land uses. Redevelopment is triggered when a site is greater than one acre and 27
more than 40% of hardcover disturbed, however if disturbance is reduced by 10% then no 28
stormwater requirements apply. Single family development is exempt if disturbance is less than 29
20% of the site. 30
31
Volume Control/Water Quality – In order to meet these requirements, a project would have to 32
absorb 1.1 inches of run-off over the new impervious during a 24 hour rainfall. 33
34
Water Reuse for irrigation from stormwater ponds provides a good opportunity for volume 35
control in Medina and is typically done through residential lawns and uses like golf courses. 36
37
Infiltration basins are difficult to function properly in Medina since our soils are more clay type 38
soils which is difficult to drain within a 48 hour period which is required. Due to clay soils the 39
City typically utilizes filtration type methods. Iron enhanced sand filters can be used which 40
removes more phosphorus, but life cycle is only 8-10 years and annual maintenance is higher but 41
has a huge water quality benefit. Medina currently has a lot of filtration basins, but no iron 42
filters. 43
44
Hatten explains the changes to the thresholds were minimal but language is simpler. The changes 45
being contemplated by staff give developers more options to meet the volume control, and it 46
slows down run-off on projects. 47
48
Finke noted that the City’s management practice requirements were largely similar to those of the 49
watersheds in the community. However, the City’s existing regulations tend to be triggered on 50
2
smaller projects which watersheds may not require improvements. He noted that staff had 51
discussed adding an exemption for residential projects with low levels of hardcover under 20%. 52
53
Amic inquired how the new regulations would affect a development such as his family’s 54
construction of the Goddard School. He noted that substantial additional costs may have caused 55
the project to fail. 56
57
Finke stated that the project was part of a broader development which was already approved prior 58
to existing stormwater requirements. If the entire development would have been developed 59
today, it would have needed to incorporate more treatment practices, which would likely have 60
increased the cost of the lots purchased. He noted, however, that these requirements would be in 61
place for the watershed regardless, so the City’s requirements are not significantly different. The 62
difference is whether improvements are triggered by smaller projects. 63
64
Finke asked the committee if they favored lower triggers which would require improvement with 65
small projects. Martin says she likes the plan. Council members and Planning Commissioners 66
generally concurred. 67
68
Mitchell and Hatten discuss where drinking water comes from. Hatten explained that Medina 69
relies on other cities to recharge our aquifer since we have so much clay. 70
71
Finke said staff will be preparing an ordinance and design guidelines. 72
73
3. Adjourn 74
75
The consensus of the City Council and Planning Commission was to adjourn the meeting at 6:44 76
p.m. 77