HomeMy Public PortalAbout02-13-2018 POSTED IN CITY HALL February 9, 2018
PLANNING COMMISSION AGENDA
TUESDAY, FEBRUARY 13, 2018
7:00 P.M.
CITY HALL (2052 County Road 24)
1. Call to Order; Introduction of Commissioners
2. Public Comments on items not on the agenda
3. Update from City Council proceedings
4. Planning Department Report
5. Ordinance Amendment – Chapter 8 of the City Code related to the
requirements of the Single Family Residential (R1), Single and Two
Family Residential (R2), and Residential-Mid Density (R3) zoning
districts
6. 2018 Planning Department Workplan
7. Approval of January 18, 2018 Planning Commission Minutes
8. Council Meeting Schedule
9. Adjourn
Planning Department Update Page 1 of 2 February 7, 2018
City Council Meeting
MEMORANDUM
TO: Mayor Mitchell and Members of the City Council
FROM: Dusty Finke, City Planner; through City Administrator Scott Johnson
DATE: January 31, 2018
SUBJ: Planning Department Updates – February 7, 2018 City Council Meeting
Land Use Application Review
A) Maxxon Text Amendment (Fiber Cement) – Maxxon has requested that the City consider allowing
fiber cement panels as an allowed exterior building material to re-side existing masonry structures to
prevent moisture intrusion. Fiber cement panels are not currently permitted as an exterior material.
The Planning Commission held a public hearing at the January 18 meeting and recommended
adoption of the ordinance to permit fiber cement panels. The ordinance will be presented to the
Council at the February 7 meeting.
B) 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 applications will be presented to the
Council at the February 7 meeting.
C) School Lake Nature Preserve CD-PUD – Wally and Bridget Marx have requested final plat
approval for their conservation design subdivision of 6 lots and conservation of 70 acres (11.76
buildable). The project is scheduled for review at the February 20 meeting.
D) Hennepin County Storage Building PUD Amendment – 1600 Prairie Drive – Hennepin County
Emergency Management has requested an amendment to the Hennepin County Public Works PUD
to allow a 2500 square foot fabric storage building within the storage yard at the Hennepin County
Public Works Facility. The Planning Commission held a public hearing on the request at the
December 12 meeting and unanimously recommended approval. The City Council adopted approval
docs on January 16. The project will now be closed
E) Lunski Final Plat – Lunski, Inc. has applied for final approval of the subdivision related to
the development of 80 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. Staff will work with the developer related to the conditions of approval.
G) 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.
H) Woods of Medina – This preliminary plat has been approved and staff is awaiting a final plat
application
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
Planning Department Update Page 2 of 2 February 7, 2018
City Council Meeting
Other Projects
A) Comprehensive Plan – The City Council completed review of the draft Comprehensive Plan update
at the November 16 meeting and directed staff to submit for Met Council review. The Met Council
deemed the information incomplete and provided comments. Staff presented the revisions and
supplemental information at the January 16 meeting and resubmitted to the Met Council on January
24.
B) Chicken and Bee ordinances – staff intends to present information related to the keeping of
chickens and bees on smaller lots in the City. Cities have seen an increased interest in “urban
agriculture” and a number have adopted ordinances to permit. The Planning Commission held a
public hearing at the December 12 meeting. Following the hearing, the Commission voted 3-2 to
recommend approval of the ordinances. The City Council reviewed on January 2 and directed staff
to remove the allowance for chicken and bees from the suburban/urban residential districts.
C) County Road 101 Trail Connection – staff collected information for the engineer working with
Wayzata Schools to provide a cost estimate for the project. Staff will be submitting a grant to the
Hennepin County bikeway program by March 1.
D) MSA Analysis – staff is collecting information for Council to review how to allocate the City’s 0.41
unallocated MSA mileage. Staff intends to present the information to the Council on February 20.
E) Planning Commission orientation – staff met with Commissioner Williams to review orientation
materials.
F) Condemnation Hearing – I was subpoenaed and testified at a hearing related to Hennepin County’s
condemnation of property for the County Road 116/Highway 55 project.
G) R1, R2, R3 Zoning Districts – staff has begun analyzing the work described in the Implementation
Plan of the Comp Plan update and is preparing changes to the R1, R2, and R3 district. The Planning
Commission is scheduled to hold a hearing at the February 13 meeting.
1
CITY OF MEDINA 1
PLANNING COMMISSION 2
DRAFT Meeting Minutes 3
Thursday, January 18, 2018 4
5
1. Call to Order/Introduction of Commissioners: Acting Chairperson Albers called the 6
meeting to order at 7:01 p.m. 7
8
Present: Planning Commissioners Todd Albers, Aaron Amic, Dino DesLauriers, Kerby 9
Nester, and Rashmi Williams. 10
11
Absent: Planning Commissioners Robin Reid and Janet White. 12
13
Also Present: City Planner Dusty Finke. 14
15
The Commission members introduced themselves. 16
17
2. Public Comments on Items not on the Agenda 18
19
No comments made. 20
21
3. Update from City Council Proceedings 22
23
Cousineau reported that she is the new Council liaison for the Planning Commission this 24
year. She provided an update of recent Council activity, noting that the Council reviewed the 25
Concept Plan for Mark of Excellence. She stated that the opinion of the Council was split 26
with a position of 3-2 not in favor because of the timing of the Comprehensive Plan process. 27
She stated that the Council consider the bees and chickens ordinance and ultimately decided 28
that activity is best to be kept in the rural residential areas and to also allow bees in the 29
commercial districts. She noted that earlier this week the Council considered the comments 30
received from the Metropolitan Council regarding the draft Comprehensive Plan. 31
32
Finke provided additional details on the staging of the high-density housing. 33
34
Cousineau stated that the Council feels that this is the right plan for the City and will continue 35
to support the items included in the plan. She reported that the Council also held a goal 36
planning session the previous night and commended staff for their high level of dedication. 37
38
Albers asked if there were any other issues from the Metropolitan Council. 39
40
Finke replied that adjustments were necessary to the long-term sewered area. 41
42
4. Planning Department Report 43
44
Finke provided an update. 45
46
5. Ordinance Amendment – Chapter 8 of the City Code Related to Required 47
Exterior Building Materials in the Commercial Zoning District (CH, CH-48
RR, CG, and CN) 49
50
2
Finke presented a request from a property owner to amend the City Code to allow for fiber 51
cement architectural panels in limited circumstances within the commercial district. He noted 52
that rather than allowing the material for new construction, the material would only allow for 53
retrofit and when other materials are not practical because of weight or moisture concerns. 54
He stated that the applicant originally approached staff with the request to allow this material 55
to provide an update to the existing Maxxon building. He noted that 30 percent of the 56
building would still need to utilize class one building materials. He noted that a minimum 57
thickness was also recommended. He stated that the panels can mimic various other 58
materials and allow for new architectural designs. He stated that the building department 59
reviewed the material and did not have any objections. He noted that the City has discussed 60
fiber cement materials and has added some of those materials in other zoning districts. He 61
stated that the materials are commonly used as an accessory material by other neighboring 62
communities. He stated that staff does not have any concerns with the proposed amendment 63
because it is so limited in scope. He noted that the discussion could be had in the future to 64
allow the material more broadly. 65
66
Albers opened the public hearing at 7:26 p.m. 67
68
Holly Burley, spoke in representation of the applicant, and noted that her firm has used the 69
material quite a bit and ensured that they use certified installers. She stated that the thicker 70
material tends to have a longer lifespan and less issues with moisture. She stated that the 71
building exterior is currently having problems with moisture and therefore other materials 72
would not be helpful as they would simply lock that moisture inside. She stated that this 73
material would allow the building to have a fresh appearance without stressing the building 74
further. She provided information on the average size of the panels. 75
76
DesLauriers asked the weight of the panels. 77
78
Burley replied that she is unsure of the weight of the panels. She stated that they would also 79
incorporate the thin veneer on the bottom to meet the required ratio of building materials. 80
81
Finke stated that the specs state 57 pounds per panel. 82
83
DesLauriers referenced the 15-year warranty and asked the average lifespan. 84
85
Burley replied that there is a 15-year finish warranty, and if the material is refinished within 86
that time by a certified installer, that warranty would be extended an additional four to five 87
years. She stated that if one panel is damaged, you can replace that panel individually. 88
89
Albers closed the public hearing at 7:30 p.m. 90
91
Nester stated that she believes that it would be a nice visual improvement. 92
93
DesLauriers agreed, noting that there are so many options for the use of these panels. He 94
stated that this seems like a feasible alternative to updating older buildings. 95
96
Motion by DesLauriers, seconded by Amic, to recommend approval of the ordinance 97
related to exterior building materials in the commercial zoning districts. Motion carries 98
unanimously. (Absent: Reid and White) 99
100
6. Maxxon – 900 and 920 Hamel Road – Lot Combination and Site Plan Review for 101
Approximately 5,000 Square Foot Addition (Note: Planning Commission Review, not 102
Public Hearing) 103
3
Finke presented a request to combine three lots into one individual lot along with a site plan 104
review for a 5,190 square foot addition which would be split between office and warehouse 105
space. He reviewed the zoning of the property and advised that some of the existing 106
hardcover would be offset through the installation of pervious parking surface. He noted that 107
much of the surrounding property to the north and west is similarly zoned with older 108
industrial type buildings and reviewed the other adjacent property uses. He reviewed the 109
proposed building materials. He noted that the wetland buffer ordinance would be triggered 110
through this activity and advised that planting of vegetation may be needed. He provided 111
additional details on the landscaping, access, loading docks, parking, and shared parking 112
agreements. He stated that staff recommended a number of conditions to bring the request 113
into compliance. 114
115
Holly Burley, spoke in representation of the applicant, and thanked Finke and his staff for 116
their cooperation and assistance on this request. She stated that Maxxon is willing to work on 117
the issue regarding the loading docks, noting that their concern is that the current warehouse 118
is not long enough to accommodate those vehicles. She noted that they would be amenable to 119
removing an existing door. She stated that the property owner is willing to connect to the 120
sewer at this time or in the future, whatever the time may be. She noted that the applicant 121
currently utilizes about half of the parking, which is why they believe the grass pave system 122
will work well as it will not typically be parked on and will provide more green space on their 123
site. 124
125
Nester stated that she did not see any issues as long as the conditions recommended by staff 126
are met. 127
128
DesLauriers agreed. He stated that he shares the concern with the loading dock and agreed 129
that the parking in front is rarely more than half full. 130
131
Finke agreed that while there are parking problems in that area, that is not a result of this 132
user. 133
134
Amic agreed that the lot combination would make sense. He stated that there is no doubt this 135
site will look much better. He stated that it would be nice to see improvement on the side that 136
faces Hamel Road as well. 137
138
DesLauriers asked if improvements would be made to the side facing Hamel Road. 139
140
A man representing the applicant stated that while there are improvements being made, that is 141
not the main side. 142
143
Finke noted that there was already an improvement made on the Hamel Road side in the past. 144
145
Burley stated that there are existing plantings on that side. She stated that the panels will be 146
installed on that side and perhaps the landscaping could be refreshed as well. She noted that 147
there are plans to freshen up the signage as well. 148
149
DesLauriers stated that he often sees trucks being washed off and referenced the condition 150
regarding illicit discharge. 151
152
Finke stated that they are hoping to use this process to address any violations. 153
154
Albers noted that the lot combination makes sense, and this is something he would support. 155
156
4
Motion by DesLauriers, seconded by Nester, to recommend approval of Maxxon Site Plan 157
Review subject to the conditions noted in the staff report. Motion carries unanimously. 158
(Absent: Reid and White) 159
160
Finke reported that this will move to the City Council at their February 7th meeting. 161
162
7. Ordinance Amendment – Chapter 8 of the City Code Related to the Requirements of 163
the Single Family Residential (R1), Single and Two Family Residential (R2), and 164
Residential Mid Density (R3), Zoning Districts (Postponed to February 13, 2018) 165
166
8. Election of 2018 Planning Commission Chair and Vice-Chair 167
168
DesLauriers nominated Albers for the position of Chair. 169
170
Albers noted that he will be absent for a number of meetings, but accepted. 171
172
Amic nominated White for the position of Chair. 173
174
Finke stated that White noted that she would accept the position of Chair. 175
176
White was appointed to the position of Chair with a vote of 2-1. 177
178
Nester nominated Albers for the position of Vice Chair. 179
180
Albers was unanimously appointed as Vice Chair. 181
182
9. Approval of the December 12, 2017 Draft Planning Commission Meeting Minutes. 183
184
Motion by Nester, seconded by Amic, to approve the December 12, 2017, Planning 185
Commission minutes as amended. Motion carries unanimously. (Absent: Reid and White) 186
187
10. Council Meeting Schedule 188
189
Finke advised of the next Council meeting date and DesLauriers volunteered to attend in 190
representation of the Commission. 191
192
11. Adjourn 193
194
Motion by Amic, seconded by Nester, to adjourn the meeting at 8:01 p.m. Motion carried 195
unanimously. 196
2018 Workplan Page 1 of 1 February 13, 2018
Comp Plan Implementation Planning Commission Meeting
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, City Planner
DATE: February 7, 2018
MEETING: February 13, 2018 Planning Commission
SUBJ: 2018 Workplan – Comprehensive Plan Implementation
Background
As noted in the report related to the R1, R2, and R3 districts, the City anticipates approval of its
2020-2040 Comprehensive Plan update this spring. Following approval, the City is required to
update all official controls, including zoning regulations, as necessary to be consistent with the
Plan update. This is required to be completed within 9 months of approval.
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. The
Implementation Chapter is attached for reference.
In addition to the work related to bring the City’s official controls into line with the Comp Plan
update, staff has identified various other goals. The attached workplan describes the tentative
schedule to complete this work.
Staff wanted to present the information to the Planning Commission for review and information.
Staff has also included the goals of other departments for your information. Commissioners are
encouraged to suggest if there are additional goals for consideration in 2018 or which may be
considered in 2019.
No action is required for this information.
Attachments
1. Draft 2020-2040 Comp Plan Implementation Chapter (Chapter 7)
2. 2018 Planning Department Workplan
3. 2018 Department Goals
Chapter 7 - Implementation Page 7 - 1
Submitted for Met Council Review - December 2017
Chapter 7: IMPLEMENTATION
___________________________________________________________
This section outlines the tools which the City will utilize to implement this Comprehensive Plan
and describes actions which may be necessary to accomplish the goals and priorities established
in this Plan. In addition to the implementation measures described in this chapter, the
Transportation, Water Resources, and Housing elements each include general objectives and
implementation plans attached to this Plan in each respective element.
Implementation Tools
The City utilizes various tools to implement the Comprehensive Plan. The primary tools
include, but are not limited to:
1) Zoning Regulations and Zoning Map – Chapter 8 of the City Code
2) Subdivision Regulations – Section 820 of the City Code
3) Individual Sewage Treatment System Regulations – Section 720 of the City Code
4) Sewer and Water System Regulations – Sections 700-715 of the City Code
5) Capital Improvement Plan (CIP)
6) City Budget
7) City Fee Schedule (esp. sewer, water, and park dedication fees to support
infrastructure).
8) Policies, Programs, and Procedures Manual
Zoning Regulations and Zoning Map
The current zoning map and zoning category descriptions are attached as Exhibit A. The City
intends to review these official controls for consistency with the Comprehensive Plan within
nine months of adopting the Plan as required by State law. The City will also make any
changes which are necessary to make the official controls consistent with the Plan within this
timeframe. The City has identified that the following changes may be necessary to make the
official controls consistent with the Plan:
1) Create standards for development within the Mixed Residential Land Use.
2) Amend official controls to achieve consistency with updated density requirements for
Medium Density Residential and High Density Residential land uses.
3) Amend official zoning map for property for which a Future Land Use Map was
amended.
4) Amend the Uptown Hamel zoning districts to achieve consistency with more flexibility
allowed in the land use related to residential development.
5) Review Commercial zoning standards to ensure commercial development at Highway
55 and future Tamarack Drive is appropriately scaled.
6) Review stormwater and environmental protection regulations.
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
Chapter 7 - Implementation Page 7 - 2
Submitted for Met Council Review - December 2017
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.
Updated Density Requirements
The Medium Density and High Density Residential land uses are proposed to provide for
development at densities of 5-7 units/acre and 12-15 units/acre respectively. The ranges are
different from the 2030 Comprehensive Plan. As a result, the standards of various districts will
need to be adjusted. The City will review the standards of the R2, R3, R4, and R5 districts and
make necessary changes for consistency with the corresponding land use.
Amend Official Zoning Map
The Future Land Use of various properties is proposed to be amended in the updated
Comprehensive Plan. The City will review the existing zoning map and make appropriate
amendments.
Uptown Hamel
Existing standards for the Uptown Hamel area contemplate a large amount of high density
residential development. Over the past decade and a half, the market has not demanded this
amount of this type of residential development. The updated Comprehensive Plan, while still
allowing for fairly high density residential development, provides more flexibility for the
density of commercial and residential development in the area. The hope is that this flexibility
will encourage increased redevelopment in the area. The City should establish architectural
design standards for the area to create a more cohesive area.
Commercial Standards
The City should review existing standards within the Commercial zoning districts and amend
as necessary to ensure that development is appropriately scaled with surrounding uses and also
that development will protect and improve on the rural vistas and open spaces along Highway
55 and other arterial roadways within the City.
Environmental Protection Regulations
The City should review existing standards related to stormwater management, wetland
protection, woodland protection, and other environmental matters to ensure that the
regulations stay in line with current mandates and practices to protect the natural resources of
the community.
Infrastructure Planning and Capital Improvement Plan
The Parks/Trails/Open Space, Transportation and Water Resources elements of the
Comprehensive Plan all identify improvements which were determined to be necessary to
support implementation of the Plan. The City will review this information and verify expected
costs of these improvements. The City utilizes a 5-year Capital Improvement Plan (CIP) to
inform budgetary decisions on an annual basis to plan for infrastructure and large equipment
expansions as well as replacement of existing assets. Because many of the improvements
identified in this Plan are not necessary within a 5-year time horizon, each of the elements
Chapter 7 - Implementation Page 7 - 3
Submitted for Met Council Review - December 2017
include a longer-term CIP. Items from these elements will be incorporated into the City’s 5-year
CIP when necessary and appropriate.
Water Supply and Wastewater
Generally, the City intends to utilize revenues from connection fees charged upon development
to pay for expansions and improvements to the wastewater and water supply systems. Bonds
may be issued as necessary to allow time for these fees to be collected to pay for the
improvements.
Parks/Trails/Open Space
The City predominantly utilizes park dedication fees for park/trail/open space improvements
in addition to contributions from local athletic and nonprofit groups. The City has also received
grant funding for projects and land donations for parks and will continue to search for such
opportunities, and will explore additional options including, but not limited to: naming rights,
soliciting donations, establishing charitable trusts.
Surface Water
The City has historically been a strong leader in water quality activities. Substantial projects
have been constructed at the Loretto Ballfields, Ardmore Avenue/Pine Street, and at Tower
Drive/Hamel Road which have resulted in substantial water quality and quantity benefits. The
City has received grants to support many of these projects and has also invested heavily
through funds and in-kind contributions of staff and equipment. The City intends to utilize
stormwater utility funds to support future improvements in connection with available grant
financing.
(REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK)
Jan‐18 Feb‐18 Mar‐18 Apr‐18 May‐18 Jun‐18 Jul‐18 Aug‐18 Sep‐18 Oct‐18 Nov‐18 Dec‐18 Jan‐19 Feb‐19MSA AnalysisR1‐R3 Districts (LDR)Sewer Inflow OrdinanceStormwater ManagementMixed ResidentialUptown HamelRezoning of ParcelsCapital Improvement Plan/FeesCredit Card AnalysisCommercial OrdinanceStaff WorkPublic ParticipationPark CommissionPlanning CommissionCity Council
Goal/InitiativeResponsible Facilitator(s)Timeline for CompletionPriorityCompletion NotesOverarching Organizational Goals1. Institutionalize employee shared/core values City Administrator On-going High2. Strengthen ties with local businesses through business networking groups, business forums, business tours, and attracting business City AdministratorOn-goingHigh3. Continue to implement electronic document management in the CityCity AdministratorOn-goingModeratePublic Works - Stormwater Goals1. Secure grants available for Pioneer Sarah Creek Watershed projects listed in 2015 sub-watershed study Public Works Director On-going High2. Work towards grant funding, securing property, and plans for 2019 storm water improvement project for Hickory Drive off Hamel Road Public Works Director 4th Quarter High3. Find workable solutions to correct phosphorus issues in Long Lake CreekPublic Works Director 2nd Quarter Moderate4. Fulfill MS-4 permit mapping requirementsPublic Works Director 2nd Quarter Moderate5. Complete Stormwater maintenance policyPublic Works Director 3rd Quarter Moderate6. Resolve Fern Street erosion issuesPublic Works Director 2nd Quarter High7. Work on Baker Park ravine projectPublic Works Director 4th Quarter ModeratePublic Works - Streets and Roads Goals1. Overlay Hickory Drive off Co Rd 24, Highcrest Drive/Oak Circle, and Tower Drive west of Pinto Drive Public Works Director 3rd Quarter High2. Continue to implement and update pavement management planPublic Works Director On-going ModeratePublic Works - Parks and Trails Goals1. Complete Pinto Drive/116 trail connectionPublic Works Director 3rd Quarter High2. Install baseball lights and dugouts at little league field in Hamel Legion ParkPublic Works Director 3rd Quarter High3. Intall new pavilion and pave parking lot at Maple ParkPublic Works Director 3rd Quarter Moderate4. Replace asphalt trail and storm pipe in Hamel Legion ParkPublic Works Director 3rd Quarter Moderate5. Work with planning, city of Plymouth, Wayzata schools, and Wild Meadows to connect Co Rd 101 tunnel trail Public Works Director 4th Quarter HighPublic Works - Water & Sewer Goals1. Complete water tower rehabilitation projectPublic Works Director 2nd Quarter High2. Continue to work on long term sewer service and maintenance - updating tri-city to quad-city agreement Public Works Director 4th Quarter High3. Hold work session on water resources including wells and irrigation reusePublic Works Director 2nd Quarter High4. Meet with HOA managers to discuss water conservationPublic Works Director 2nd Quarter High5. Replace meter radios in the Highlands/replace meters in Cherry HillPublic Works Director 1st Quarter HighPublic Works - General Goals1. Follow through with equipment CIP purchasesPublic Works Director 2nd Quarter Moderate2. Complete paving at 600 Clydesdale TrailPublic Works Director 3rd Quarter Moderate Public Safety Goals1. Implement NarCan programPolice Chief 1st Quarter High2. Revise training schedulePolice Chief 2nd Quarter Moderate3. Expand "Coffee with a Cop" programPolice Chief 2nd Quarter Moderate4. Explore cloud options for video storagePolice Chief 2nd Quarter ModerateGoal Setting Session Work Plan to Accomplish 2018 City Goals and InitiativesDraft 02/07/2018
5. Replace portable radiosPolice Chief 3rd Quarter High6. Evaluate options for body cameras/weapon camerasPolice Chief 4th Quarter Moderate7. Recruite and retain more reserve officersPolice Chief On-going Low8. Continue to build relationships with our minority communityPolice Chief On-going Moderate9. Work with new communities on community policingPolice Chief On-going Moderate10. Work with four fire departments on efficiency and effectivenessPolice Chief On-going ModerateFinance Department Goals1. Analyze water/sewer rateFinance Director 2nd & 3rd Quarter High2. Analyze building permit feesFinance Director 2nd & 3rd Quarter High3. Recode properties in utility billing softwareFinance Director 2nd & 3rd Quarter HighPlanning/Zoning Department Goals1. Conduct MSA analysisCity Planner 1st Quarter High2. Update R1-R3 districts (LDR)City Planner 1st Quarter High3. Update sewer inflow ordinanceCity Planner 1st Quarter High4. Review stormwater management regulationsCity Planner 2nd Quarter High5. Create mixed residential regulationsCity Planner 2nd Quarter High6. Analyze Connection Fee/Building PermitsCity Planner 2nd Quarter High7. Update Uptown Hamel code for new densityCity Planner 3rd Quarter High8. Rezone properties affected by land use changeCity Planner 3rd Quarter High9. Review capital improvement plan/feesCity Planner 3rd Quarter High10. Analyze credit card useCity Planner 4th Quarter High11. Update commercial ordinanceCity Planner 4th Quarter ModerateAdministration/General Goals1. Create master city council meeting schedule/calendarCity Administrator 1st Quarter High2. Review garbage hauling contract with Randy's Environmental Services and continue to improve organics participation City Administrator 1st Quarter High3. Continue to monitor any changes to health care reform and seek competitive health insurance options for 2019 and beyond City Administrator On-going High4. Administer 2018 elections and implement any necssary process changes to absentee voting/"early voting" and e-poll books City Administrator 3rd Quarter High5. Explore solar options for city facilities in the Xcel Energy service areaCity Administrator 3rd Quarter Moderate6. Complete with Hennepin County and MNDOT the Highway 55/CR 116 intersection project/quiet zone City Administrator 3rd Quarter HighTOTAL GOALS/INITIATIVES FOR 2018: 54 Draft 02/07/2018
POSTED IN CITY HALL February 9, 2018
PLANNING COMMISSION AGENDA
TUESDAY, FEBRUARY 13, 2018
7:00 P.M.
CITY HALL (2052 County Road 24)
1. Call to Order; Introduction of Commissioners
2. Public Comments on items not on the agenda
3. Update from City Council proceedings
4. Planning Department Report
5. Ordinance Amendment – Chapter 8 of the City Code related to the
requirements of the Single Family Residential (R1), Single and Two
Family Residential (R2), and Residential-Mid Density (R3) zoning
districts
6. 2018 Planning Department Workplan
7. Approval of January 18, 2018 Planning Commission Minutes
8. Council Meeting Schedule
9. Adjourn
2018 Workplan Page 1 of 1 February 13, 2018
Comp Plan Implementation Planning Commission Meeting
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, City Planner
DATE: February 7, 2018
MEETING: February 13, 2018 Planning Commission
SUBJ: 2018 Workplan – Comprehensive Plan Implementation
Background
As noted in the report related to the R1, R2, and R3 districts, the City anticipates approval of its
2020-2040 Comprehensive Plan update this spring. Following approval, the City is required to
update all official controls, including zoning regulations, as necessary to be consistent with the
Plan update. This is required to be completed within 9 months of approval.
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. The
Implementation Chapter is attached for reference.
In addition to the work related to bring the City’s official controls into line with the Comp Plan
update, staff has identified various other goals. The attached workplan describes the tentative
schedule to complete this work.
Staff wanted to present the information to the Planning Commission for review and information.
Staff has also included the goals of other departments for your information. Commissioners are
encouraged to suggest if there are additional goals for consideration in 2018 or which may be
considered in 2019.
No action is required for this information.
Attachments
1. Draft 2020-2040 Comp Plan Implementation Chapter (Chapter 7)
2. 2018 Planning Department Workplan
3. 2018 Department Goals
Chapter 7 - Implementation Page 7 - 1
Submitted for Met Council Review - December 2017
Chapter 7: IMPLEMENTATION
___________________________________________________________
This section outlines the tools which the City will utilize to implement this Comprehensive Plan
and describes actions which may be necessary to accomplish the goals and priorities established
in this Plan. In addition to the implementation measures described in this chapter, the
Transportation, Water Resources, and Housing elements each include general objectives and
implementation plans attached to this Plan in each respective element.
Implementation Tools
The City utilizes various tools to implement the Comprehensive Plan. The primary tools
include, but are not limited to:
1) Zoning Regulations and Zoning Map – Chapter 8 of the City Code
2) Subdivision Regulations – Section 820 of the City Code
3) Individual Sewage Treatment System Regulations – Section 720 of the City Code
4) Sewer and Water System Regulations – Sections 700-715 of the City Code
5) Capital Improvement Plan (CIP)
6) City Budget
7) City Fee Schedule (esp. sewer, water, and park dedication fees to support
infrastructure).
8) Policies, Programs, and Procedures Manual
Zoning Regulations and Zoning Map
The current zoning map and zoning category descriptions are attached as Exhibit A. The City
intends to review these official controls for consistency with the Comprehensive Plan within
nine months of adopting the Plan as required by State law. The City will also make any
changes which are necessary to make the official controls consistent with the Plan within this
timeframe. The City has identified that the following changes may be necessary to make the
official controls consistent with the Plan:
1) Create standards for development within the Mixed Residential Land Use.
2) Amend official controls to achieve consistency with updated density requirements for
Medium Density Residential and High Density Residential land uses.
3) Amend official zoning map for property for which a Future Land Use Map was
amended.
4) Amend the Uptown Hamel zoning districts to achieve consistency with more flexibility
allowed in the land use related to residential development.
5) Review Commercial zoning standards to ensure commercial development at Highway
55 and future Tamarack Drive is appropriately scaled.
6) Review stormwater and environmental protection regulations.
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
Chapter 7 - Implementation Page 7 - 2
Submitted for Met Council Review - December 2017
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.
Updated Density Requirements
The Medium Density and High Density Residential land uses are proposed to provide for
development at densities of 5-7 units/acre and 12-15 units/acre respectively. The ranges are
different from the 2030 Comprehensive Plan. As a result, the standards of various districts will
need to be adjusted. The City will review the standards of the R2, R3, R4, and R5 districts and
make necessary changes for consistency with the corresponding land use.
Amend Official Zoning Map
The Future Land Use of various properties is proposed to be amended in the updated
Comprehensive Plan. The City will review the existing zoning map and make appropriate
amendments.
Uptown Hamel
Existing standards for the Uptown Hamel area contemplate a large amount of high density
residential development. Over the past decade and a half, the market has not demanded this
amount of this type of residential development. The updated Comprehensive Plan, while still
allowing for fairly high density residential development, provides more flexibility for the
density of commercial and residential development in the area. The hope is that this flexibility
will encourage increased redevelopment in the area. The City should establish architectural
design standards for the area to create a more cohesive area.
Commercial Standards
The City should review existing standards within the Commercial zoning districts and amend
as necessary to ensure that development is appropriately scaled with surrounding uses and also
that development will protect and improve on the rural vistas and open spaces along Highway
55 and other arterial roadways within the City.
Environmental Protection Regulations
The City should review existing standards related to stormwater management, wetland
protection, woodland protection, and other environmental matters to ensure that the
regulations stay in line with current mandates and practices to protect the natural resources of
the community.
Infrastructure Planning and Capital Improvement Plan
The Parks/Trails/Open Space, Transportation and Water Resources elements of the
Comprehensive Plan all identify improvements which were determined to be necessary to
support implementation of the Plan. The City will review this information and verify expected
costs of these improvements. The City utilizes a 5-year Capital Improvement Plan (CIP) to
inform budgetary decisions on an annual basis to plan for infrastructure and large equipment
expansions as well as replacement of existing assets. Because many of the improvements
identified in this Plan are not necessary within a 5-year time horizon, each of the elements
Chapter 7 - Implementation Page 7 - 3
Submitted for Met Council Review - December 2017
include a longer-term CIP. Items from these elements will be incorporated into the City’s 5-year
CIP when necessary and appropriate.
Water Supply and Wastewater
Generally, the City intends to utilize revenues from connection fees charged upon development
to pay for expansions and improvements to the wastewater and water supply systems. Bonds
may be issued as necessary to allow time for these fees to be collected to pay for the
improvements.
Parks/Trails/Open Space
The City predominantly utilizes park dedication fees for park/trail/open space improvements
in addition to contributions from local athletic and nonprofit groups. The City has also received
grant funding for projects and land donations for parks and will continue to search for such
opportunities, and will explore additional options including, but not limited to: naming rights,
soliciting donations, establishing charitable trusts.
Surface Water
The City has historically been a strong leader in water quality activities. Substantial projects
have been constructed at the Loretto Ballfields, Ardmore Avenue/Pine Street, and at Tower
Drive/Hamel Road which have resulted in substantial water quality and quantity benefits. The
City has received grants to support many of these projects and has also invested heavily
through funds and in-kind contributions of staff and equipment. The City intends to utilize
stormwater utility funds to support future improvements in connection with available grant
financing.
(REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK)
Jan‐18 Feb‐18 Mar‐18 Apr‐18 May‐18 Jun‐18 Jul‐18 Aug‐18 Sep‐18 Oct‐18 Nov‐18 Dec‐18 Jan‐19 Feb‐19MSA AnalysisR1‐R3 Districts (LDR)Sewer Inflow OrdinanceStormwater ManagementMixed ResidentialUptown HamelRezoning of ParcelsCapital Improvement Plan/FeesCredit Card AnalysisCommercial OrdinanceStaff WorkPublic ParticipationPark CommissionPlanning CommissionCity Council
Goal/InitiativeResponsible Facilitator(s)Timeline for CompletionPriorityCompletion NotesOverarching Organizational Goals1. Institutionalize employee shared/core values City Administrator On-going High2. Strengthen ties with local businesses through business networking groups, business forums, business tours, and attracting business City AdministratorOn-goingHigh3. Continue to implement electronic document management in the CityCity AdministratorOn-goingModeratePublic Works - Stormwater Goals1. Secure grants available for Pioneer Sarah Creek Watershed projects listed in 2015 sub-watershed study Public Works Director On-going High2. Work towards grant funding, securing property, and plans for 2019 storm water improvement project for Hickory Drive off Hamel Road Public Works Director 4th Quarter High3. Find workable solutions to correct phosphorus issues in Long Lake CreekPublic Works Director 2nd Quarter Moderate4. Fulfill MS-4 permit mapping requirementsPublic Works Director 2nd Quarter Moderate5. Complete Stormwater maintenance policyPublic Works Director 3rd Quarter Moderate6. Resolve Fern Street erosion issuesPublic Works Director 2nd Quarter High7. Work on Baker Park ravine projectPublic Works Director 4th Quarter ModeratePublic Works - Streets and Roads Goals1. Overlay Hickory Drive off Co Rd 24, Highcrest Drive/Oak Circle, and Tower Drive west of Pinto Drive Public Works Director 3rd Quarter High2. Continue to implement and update pavement management planPublic Works Director On-going ModeratePublic Works - Parks and Trails Goals1. Complete Pinto Drive/116 trail connectionPublic Works Director 3rd Quarter High2. Install baseball lights and dugouts at little league field in Hamel Legion ParkPublic Works Director 3rd Quarter High3. Intall new pavilion and pave parking lot at Maple ParkPublic Works Director 3rd Quarter Moderate4. Replace asphalt trail and storm pipe in Hamel Legion ParkPublic Works Director 3rd Quarter Moderate5. Work with planning, city of Plymouth, Wayzata schools, and Wild Meadows to connect Co Rd 101 tunnel trail Public Works Director 4th Quarter HighPublic Works - Water & Sewer Goals1. Complete water tower rehabilitation projectPublic Works Director 2nd Quarter High2. Continue to work on long term sewer service and maintenance - updating tri-city to quad-city agreement Public Works Director 4th Quarter High3. Hold work session on water resources including wells and irrigation reusePublic Works Director 2nd Quarter High4. Meet with HOA managers to discuss water conservationPublic Works Director 2nd Quarter High5. Replace meter radios in the Highlands/replace meters in Cherry HillPublic Works Director 1st Quarter HighPublic Works - General Goals1. Follow through with equipment CIP purchasesPublic Works Director 2nd Quarter Moderate2. Complete paving at 600 Clydesdale TrailPublic Works Director 3rd Quarter Moderate Public Safety Goals1. Implement NarCan programPolice Chief 1st Quarter High2. Revise training schedulePolice Chief 2nd Quarter Moderate3. Expand "Coffee with a Cop" programPolice Chief 2nd Quarter Moderate4. Explore cloud options for video storagePolice Chief 2nd Quarter ModerateGoal Setting Session Work Plan to Accomplish 2018 City Goals and InitiativesDraft 02/07/2018
5. Replace portable radiosPolice Chief 3rd Quarter High6. Evaluate options for body cameras/weapon camerasPolice Chief 4th Quarter Moderate7. Recruite and retain more reserve officersPolice Chief On-going Low8. Continue to build relationships with our minority communityPolice Chief On-going Moderate9. Work with new communities on community policingPolice Chief On-going Moderate10. Work with four fire departments on efficiency and effectivenessPolice Chief On-going ModerateFinance Department Goals1. Analyze water/sewer rateFinance Director 2nd & 3rd Quarter High2. Analyze building permit feesFinance Director 2nd & 3rd Quarter High3. Recode properties in utility billing softwareFinance Director 2nd & 3rd Quarter HighPlanning/Zoning Department Goals1. Conduct MSA analysisCity Planner 1st Quarter High2. Update R1-R3 districts (LDR)City Planner 1st Quarter High3. Update sewer inflow ordinanceCity Planner 1st Quarter High4. Review stormwater management regulationsCity Planner 2nd Quarter High5. Create mixed residential regulationsCity Planner 2nd Quarter High6. Analyze Connection Fee/Building PermitsCity Planner 2nd Quarter High7. Update Uptown Hamel code for new densityCity Planner 3rd Quarter High8. Rezone properties affected by land use changeCity Planner 3rd Quarter High9. Review capital improvement plan/feesCity Planner 3rd Quarter High10. Analyze credit card useCity Planner 4th Quarter High11. Update commercial ordinanceCity Planner 4th Quarter ModerateAdministration/General Goals1. Create master city council meeting schedule/calendarCity Administrator 1st Quarter High2. Review garbage hauling contract with Randy's Environmental Services and continue to improve organics participation City Administrator 1st Quarter High3. Continue to monitor any changes to health care reform and seek competitive health insurance options for 2019 and beyond City Administrator On-going High4. Administer 2018 elections and implement any necssary process changes to absentee voting/"early voting" and e-poll books City Administrator 3rd Quarter High5. Explore solar options for city facilities in the Xcel Energy service areaCity Administrator 3rd Quarter Moderate6. Complete with Hennepin County and MNDOT the Highway 55/CR 116 intersection project/quiet zone City Administrator 3rd Quarter HighTOTAL GOALS/INITIATIVES FOR 2018: 54 Draft 02/07/2018
Planning Department Update Page 1 of 2 February 7, 2018
City Council Meeting
MEMORANDUM
TO: Mayor Mitchell and Members of the City Council
FROM: Dusty Finke, City Planner; through City Administrator Scott Johnson
DATE: January 31, 2018
SUBJ: Planning Department Updates – February 7, 2018 City Council Meeting
Land Use Application Review
A) Maxxon Text Amendment (Fiber Cement) – Maxxon has requested that the City consider allowing
fiber cement panels as an allowed exterior building material to re-side existing masonry structures to
prevent moisture intrusion. Fiber cement panels are not currently permitted as an exterior material.
The Planning Commission held a public hearing at the January 18 meeting and recommended
adoption of the ordinance to permit fiber cement panels. The ordinance will be presented to the
Council at the February 7 meeting.
B) 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 applications will be presented to the
Council at the February 7 meeting.
C) School Lake Nature Preserve CD-PUD – Wally and Bridget Marx have requested final plat
approval for their conservation design subdivision of 6 lots and conservation of 70 acres (11.76
buildable). The project is scheduled for review at the February 20 meeting.
D) Hennepin County Storage Building PUD Amendment – 1600 Prairie Drive – Hennepin County
Emergency Management has requested an amendment to the Hennepin County Public Works PUD
to allow a 2500 square foot fabric storage building within the storage yard at the Hennepin County
Public Works Facility. The Planning Commission held a public hearing on the request at the
December 12 meeting and unanimously recommended approval. The City Council adopted approval
docs on January 16. The project will now be closed
E) Lunski Final Plat – Lunski, Inc. has applied for final approval of the subdivision related to
the development of 80 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. Staff will work with the developer related to the conditions of approval.
G) 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.
H) Woods of Medina – This preliminary plat has been approved and staff is awaiting a final plat
application
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
Planning Department Update Page 2 of 2 February 7, 2018
City Council Meeting
Other Projects
A) Comprehensive Plan – The City Council completed review of the draft Comprehensive Plan update
at the November 16 meeting and directed staff to submit for Met Council review. The Met Council
deemed the information incomplete and provided comments. Staff presented the revisions and
supplemental information at the January 16 meeting and resubmitted to the Met Council on January
24.
B) Chicken and Bee ordinances – staff intends to present information related to the keeping of
chickens and bees on smaller lots in the City. Cities have seen an increased interest in “urban
agriculture” and a number have adopted ordinances to permit. The Planning Commission held a
public hearing at the December 12 meeting. Following the hearing, the Commission voted 3-2 to
recommend approval of the ordinances. The City Council reviewed on January 2 and directed staff
to remove the allowance for chicken and bees from the suburban/urban residential districts.
C) County Road 101 Trail Connection – staff collected information for the engineer working with
Wayzata Schools to provide a cost estimate for the project. Staff will be submitting a grant to the
Hennepin County bikeway program by March 1.
D) MSA Analysis – staff is collecting information for Council to review how to allocate the City’s 0.41
unallocated MSA mileage. Staff intends to present the information to the Council on February 20.
E) Planning Commission orientation – staff met with Commissioner Williams to review orientation
materials.
F) Condemnation Hearing – I was subpoenaed and testified at a hearing related to Hennepin County’s
condemnation of property for the County Road 116/Highway 55 project.
G) R1, R2, R3 Zoning Districts – staff has begun analyzing the work described in the Implementation
Plan of the Comp Plan update and is preparing changes to the R1, R2, and R3 district. The Planning
Commission is scheduled to hold a hearing at the February 13 meeting.
Ordinance Amendment Page 1 of 5 February 13, 2018
R1, R2, and R3 Districts Planning Commission Meeting
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, City Planner
DATE: February 7, 2018
MEETING: February 13, 2018 Planning Commission
SUBJ: Ordinance Amendment – Regulations of R1, R2, and R3 zoning districts
– Public Hearing
Background
The City anticipates approval of its 2020-2040 Comprehensive Plan update this spring.
Following approval, the City is required to update all official controls, including zoning
regulations, as necessary to be consistent with the Plan update. This is required to be completed
within 9 months of approval.
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. City staff has
incorporated this work, along with various other goals, into a workplan for 2018 which will also
be discussed at the February meeting. The Implementation Chapter is attached to the workplan
for reference.
The Plan identifies the need to update regulations related to residential development to address
changes to residential density within the 2020-2040 Plan. This discussion addresses the Low-
and Medium-Density land use within the Comprehensive Plan. The future land use map is
attached for reference, with Low-Density Residential property identified by Yellow and
Medium-Density Residential property identified by Orange. These uses are described as
follows:
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.
The above descriptions and the objectives later established in the Comprehensive Plan provide
guidance on the regulations subsequently adopted by the City. An excerpt of the “Land Use
Principles” and objectives for residential land uses are also attached for reference.
Ordinance Amendment Page 2 of 5 February 13, 2018
R1, R2, and R3 Districts Planning Commission Meeting
The objectives for residential uses did not change significantly from the 2030 Plan. The primary
changes from the 2030 Plan to the 2040 Plan related to the Low- and Medium-Density land uses
are as follows:
Change of required density in LDR to 2.0-3.0 units/acre (from 2.0-3.5 units/acre)
Change of required density in MDR to 5.0-7.0 units/acre (from 3.5-7 units/acre)
Addition of two-family residential development as a “primary use” expected in LDR
along with single-family residential
Current Regulations
Following approval of the 2030 Plan, the City created the R1 (Single Family Residential), R2
(Single- and Two-Family Residential) and R3 (Mid-Density Residential) zoning districts, among
others.
The R1 zoning district was intended to implement the LDR land use, describing requirements for
single family developments with a density just over 2 units/acre.
The R2 and R3 zoning districts were intended to implement the MDR land use. The R2 zoning
district allows smaller single-family lots and two-family dwellings, generally resulting in
development near 3.5 units/acre. The R3 zoning district allows townhomes and small multi-
family structures, with a range of 3.5-7 units/acre.
The R1 zoning district currently applies to the Reserve of Medina and Woodland Hill Preserve
neighborhoods and the southwestern portion of the Enclave. The R2 zoning district applies to
Fields of Medina and much of the north western portion of the Enclave. The R3 zoning district
currently applies to the townhomes within the Enclave. These neighborhoods can provide
examples if Commissioners and Council members are looking for how the codes translate into
actual construction.
Description of Ordinance Changes
Staff has drafted the attached ordinance to address the land use changes noted above. The
ordinance makes changes to the R1, R2 and R3 districts. Staff has included all of Section 840
and 841 of the City Code for context, but the proposed changes only apply to a few sections of
the code. Staff will highlight the location of the changes in the description below. Upon final
adoption, the sections which are not proposed to be changed will be removed from the ordinance.
R1 District – minor adjustment to purpose statement
Staff does not believe significant changes are necessary for the R1 zoning district. The R1
requirements are included on pages 1-3 of the ordinance. Staff does not believe the adjustment
of the density range for LDR land uses to 2.0-3.0 units/acre (from 2.0-3.5 units/acre) necessitates
changes because the R1 zoning district was designed to result in development at the lower end of
the density range.
Staff recommends additional language in the purpose statement if the Planning Commission and
Council support the changes described below for the R2 zoning district. Staff recommends the
Ordinance Amendment Page 3 of 5 February 13, 2018
R1, R2, and R3 Districts Planning Commission Meeting
R2 district be considered as an alternative to implement the LDR land use, with the R1 district
expected to be the default district. The proposed language in the purpose statement (middle of
page 1) would make this intention clearer.
R2 District – Use as alternative in LDR
The attached ordinance proposes to use the existing R2 zoning district as an alternative means of
implementing the LDR land use. The proposed changes to the regulations can be found at the
bottom of page 3 and onto page 4.
As noted above, after the 2010-2030 Comp Plan, the R2 zoning district allows single- and two-
family dwellings and was intended to result in development near 3.5 units/acre.
Staff believes allowing smaller single-family lots and two-family homes within the LDR land
use may serve some of the objectives described in the Comprehensive Plan. By clustering
smaller lots and using two-family homes, portions of a site can be preserved as open space or to
protect natural resources. Staff believes this serves the following objectives of the Comp Plan:
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.
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.
Allowing smaller lots and two-family homes does introduce the potential for development at
higher densities than the standard R1 district. This density would be capped at 3.0 units/acre to
be consistent with the Comprehensive Plan. The Planning Commission and Council would have
the discretion to determine in which cases the R2 zoning district would be preferred to the R1
district.
Staff is not recommending changes to the dimensional standards of the R2 district. Homes
within Fields of Medina and The Enclave were developed under these standards and changing
any standards to be more restrictive may cause properties to become nonconforming. For this
reason, the Planning Commission and Council should carefully weigh making requirements more
restrictive on existing properties.
If the Planning Commission and City Council found that the R2 district standards were not
appropriate in the LDR land use, the following alternatives could also be considered to achieve
the similar objectives:
Add an allowance for two-family homes to the R1 zoning district.
Create a new zoning district which would allow two-family homes and smaller single-
family homes (but perhaps not allowing lots as small as R2).
R3 District – Adjustment of Net Lot Area Per Unit
The attached ordinance proposes to make changes to the required minimum net area per unit to
address the change of density in the MDR land use to 5-7 units/acre (from 3.5-7 units/acre). This
change can be found on page 11-12 of the attached ordinance.
Ordinance Amendment Page 4 of 5 February 13, 2018
R1, R2, and R3 Districts Planning Commission Meeting
As noted above, the townhomes in The Enclave at currently zoned R3 and staff recommends care
when adjusting existing regulations to be more restrictive.
The existing Enclave townhome development exceeds 5 units/acre. As such, staff’s
recommendation of increasing the minimum net lot area per unit to an area which requires
development in excess of 5 units/acre should not cause any nonconformity concerns.
R3 Density Bonus Language
One of the design elements which provide additional density is provision of oversized garages or
lockable storage units. The ordinance previously required a minimum of 100 square feet for
townhome garages or 50 square feet for other uses. Staff believes these minimums may be too
high to be commonly provided, especially 50 feet for apartments.
Staff recommends adjusting the minimum area to 60 feet for townhome garages, which is likely
an additional three feet of width or depth to allow for storage of trash/recycling containers, bikes,
etc. Staff recommends adjusting the minimum area to 25 feet for other uses, which would be
equivalent to a 5’x5’ storage locker. Staff has included this change in the attached ordinance in
the middle of page 12.
Reduced Rear Setback Language
The R1 and R2 zoning districts allow a reduction of 10 feet for the rear setback for lots which
abut an open space or common area. Staff has interpreted this language fairly broadly, including
allowing a reduction of setback adjacent to public parks. Staff believes it would be preferable to
make this language more specific and has suggested language on pages 2 and 5. If the intent is
not to allow the reduced setback abutting parkland, staff would recommend that explicit
language be added to that effect.
Maximum building height – distance to eave
The R1, R2, and R3 districts all limit height to 2 ½ stories, or 32 feet from the average grade
around a structure to the mid-point of the roof. Current regulations also limit the maximum
vertical distance to any eave to 30 feet. This has historically been in code because it was
maximum height the fire department could safety reach with a ladder in order to get onto the
roof.
Staff has received many complaints from builders related to the 30-foot limitation. Nine-foot
ceiling heights are preferred by buyers, with 10-foot on the main level. It is not possible to
accommodate these larger ceiling heights in structures with the 30-foot limitation to eave.
Staff consulted with Hamel Fire Chief Jeff Ruchti to gauge how important the 30-fot limitation
to eave was for firefighting. Chief Ruchti’s noted that with steep roof slopes and the
flammability of current construction practices, he does not believe it is safe to place a firefighter
on the roof 30 feet above grade. The roof would either be accessed with a ladder truck from
another community, or the roof would be left to “self-vent” by burning through. Staff has
incorporated language on pages 3, 6, and 13 which would increase the maximum distance to
eave to 32 feet, matching the maximum permitted average height.
Ordinance Amendment Page 5 of 5 February 13, 2018
R1, R2, and R3 Districts Planning Commission Meeting
Additional Discussion Points
While the code sections are under review, it is a good opportunity to discuss any other changes
the City may wish to consider. Staff reviewed notes over the past 10 years and had the following
potential discussion items.
R1 side-yard setbacks
The R1 zoning district requires a minimum of 25-foot combined side yard setback, with one side
no less than 10 feet. Essentially, this results in setbacks of 15 feet on one side and 10 feet on the
other. A number of developers have urged staff to consider 10 foot setbacks on both sides. In
fact, two developments were approved through PUDs which allowed 10 foot setbacks.
Bridgewater provides a comparable example of 90-foot wide lots with 10-foot side setbacks.
Developers have expressed that a 70 foot wide building envelope is preferred and allows more
living space along the front of a home (rather than being behind the garage). The obvious
alternative would be to plat lots 95 feet in width, reserving the 70-foot building envelope.
Maximum units in multi-family structures
The R3 ordinance currently limits the size of a single townhome structure to 6 units and the size
of a single multi-family structure to 16. This limitation is intended to serve the district’s purpose
of providing opportunities for “smaller scale” development. The ordinance also limits height of
structures to two and one-half stories to serve this purpose.
Allowing additional height or number of units in a structure may allow flexibility in site design
to protect swaths of open space or natural resources while resulting in the same number of units.
Such cases may result in fewer, but larger, structures.
Potential Action
Following the public hearing, staff recommends that the Planning Commission discuss the points
above and any additional items Commissioners note during review. As noted early in the report,
the policies, descriptions and objectives of the 2020-2040 Comp Plan update should provide
guidance on the regulations adopted by the City.
Once the Planning Commission has finalized its review and discussion, the following motion
would be in order:
Move to recommend adoption of the ordinance regarding the requirements of the R1,
R2, and R3 residential zoning districts.
Attachments
1. DRAFT ordinance
2. Excerpts from Draft 2020-2040 Comp Plan Update
a. Future land use principles
b. Objectives of residential land uses
c. Future Land Use Map
d. Growth and Development Map
3. Zoning Map
Ordinance No. ### 1
DATE
CITY OF MEDINA
ORDINANCE NO. ###
AN ORDINANCE REGARDING THE REQUIREMENTS OF THE
SINGLE-FAMILY (R1), SINGLE- AND TWO-FAMILY (R2), AND
MID-DENSITY (R3) RESIDENTIAL ZONING DISTRICTS;
AMENDING CHAPTER 8 OF THE CITY CODE
The City Council of the City of Medina ordains as follows:
SECTION I. Section 840.1 of the code of ordinances of the City of Medina is amended by
deleting the struck through language and adding the underlined language as follows:
SECTION 840.1 SINGLE FAMILY RESIDENTIAL (R1) DISTRICT
Section 840.1.01 Residential-Single Family (R1) - Purpose. The purpose of the Residential-
Single Family (R1) district is to provide a zoning district for single-family residential
neighborhoods, designed in a way to protect the natural environment and to implement the
objectives of the Low Density Residential land use in the city’s Comprehensive Plan. Property to
be developed within the Low Density Residential land use shall be zoned R1 unless the City
Council, following review and recommendation by the Planning Commission, determines that an
alternative zoning designation better meets the objectives, goals, and purposes of the
Comprehensive Plan and zoning ordinance.
Section 840.1.02. (R1) Permitted Uses. The following shall be permitted uses within the R1
district, subject to applicable provisions of the city code:
(1) Single Family Detached Dwellings
(2) State Licensed Residential Facility or housing with services establishment registered under
chapter 144D, serving six or fewer persons
(3) Day care facilities serving 12 or fewer persons or group family day care facilities serving
14 or fewer persons, provided: the facility is licensed as required by law; no more than
one person not residing at the property is employed by the facility; and that provisions
are made so that the drop-off and pick-up of clientele does not impact neighboring
property or right-of-way.
(4) Parks and Open Space
(5) Essential services
Section 840.1.03. (R1) Conditional Uses. The following shall be permitted within the R1 district,
subject to conditional use permit approval, the specific requirements established in Section
840.3.05, and other applicable provisions of the city code:
Ordinance No. ### 2
DATE
(1) Accessory dwelling units located within the principal structure.
Section 840.1.04. (R1) Accessory Uses. The following accessory uses shall be permitted within
the R1 district, subject to applicable provisions of the city code and provided such use is
subordinate to and associated with a permitted or conditional use:
(1) Garages or detached private structures
(2) Off-street parking
(3) Private swimming pools and sport courts
(4) Home Occupations
(5) Signs, subject to the requirements of the sign ordinance
(6) Solar Equipment, if affixed to a structure, and in compliance with Section 828.09 subd.
1 of the City Code.
Section 840.1.05. (R1) Lot Standards. The following standards shall be observed, subject to
additional requirements, exceptions and modifications set forth in the city code:
Subd. 1. Density of Development: Development or redevelopment shall be consistent with
the density requirements of the Comprehensive Plan.
Subd. 2. Minimum Lot Size: 11,000 square feet
Subd. 3. Minimum Lot Width: 90 feet. The minimum lot width shall be increased to
110 feet for a lot with a side yard adjacent to a collector or arterial roadway.
Subd. 4. Minimum Lot Depth: 100 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 garage doors do not face the 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: 30 feet. The rear yard setback may be reduced to 20
feet if abutting an preserved open space or common area or parkland.
Subd. 7. Minimum Interior Side Yard Setback: 25 feet combined total for both side yards,
with neither side less than 10 feet. The combined interior side yard setback shall be reduced
to 20 feet if garage doors do not face the street.
Subd. 8. Street Setbacks: A required yard setback adjacent to a public or private street shall
be increased based on the classification of the street in the Comprehensive Plan as follows:
(a) Local Roadway or Private Street: 25 feet, except as follows:
Ordinance No. ### 3
DATE
(i) Additional setback for garage doors facing streets: Garage doors which face a
street shall be set back a minimum of 30 feet.
(ii) Reduced setback for side-load garage: The front yard setback may be reduced
to 20 feet if garage doors do not face the street and if garage walls facing
the street include a window or architectural elements to give the appearance
of living space.
(b) Minor Collector Roadway: 35 feet
(c) Major Collector or Arterial Roadway: 50 feet
Subd. 9. Maximum Impervious Surface Coverage: 40 percent of the total lot area. Impervious
surface coverage may exceed this amount if stormwater management practices are
implemented on the lot which, according to the City Engineer, reduce runoff below that
which would occur if abiding by the maximum impervious surface regulation. However,
in no case shall impervious surface coverage exceed 60 percent of the lot area remaining
after wetlands and stormwater ponds have been excluded.
Section 840.1.06. (R1) Design and Development Standards. The following standards shall be
observed, subject to additional requirements, exceptions and modifications set forth in the city
code:
Subd. 1. The residential district standards, as required in Section 840.3, shall be observed.
Subd. 2. 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 sprinkler 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 30 32 feet.
SECTION II. Section 840.2 of the code of ordinances of the City of Medina is amended by
deleting the struck through language and adding the underlined language as follows:
SINGLE- AND TWO-FAMILY RESIDENTIAL (R2) DISTRICT
Section 840.2.01 Residential-Single- and Two- Family (R2) - Purpose. The purpose of the
Residential-Single- and Two- Family (R2) district is to provide a zoning district for a mix of single-
family and two-family dwellings, designed in a way to protect the natural environment and to
implement the objectives of the Medium Low Density Residential land use in the city’s
Comprehensive Plan. The R2 district is intended as an alternative to the R1 district to allow the
Ordinance No. ### 4
DATE
clustering of smaller lots not to substantially increase density of the development, but rather to
support:
(1) The protection and enhancement of natural areas through the preservation of wooded areas,
the provision of additional buffering for lakes, streams, and wetlands, or the creation of
ecological connections with other protected lands.
(2) The preservation of open spaces, provision of additional buffering from adjacent streets
and uses, or the creation of additional recreational opportunities.
The City Council, following review and recommendation by the Planning Commission, shall have
full discretion to determine in what cases zoning property R2 rather than the standard R1 district
meets these purposes. If the City Council determines an R2 zoning does not meet these purposes,
the property shall be zoned R1.
Section 840.2.02. (R2) Permitted Uses. The following shall be permitted uses within the R2
district, subject to applicable provisions of the city code:
(1) Single Family Detached Dwellings
(2) Two Family Dwellings
(3) Day care facilities serving 12 or fewer persons or group family day care facilities serving
14 or fewer persons, provided: the facility is licensed as required by law; no more than
one person not residing at the property is employed by the facility; and that provisions
are made so that the drop-off and pick-up of clientele does not impact neighboring
property or right-of-way.
(4) State Licensed Residential Facility or housing with services establishment registered under
chapter 144D, serving six or fewer persons
(5) Parks and Open Space
(6) Essential services
Section 840.2.03. (R2) Conditional Uses. The following shall be permitted within the R2 district,
subject to conditional use permit approval, the specific requirements established in Section
840.3.05, and other applicable provisions of the city code:
(1) Accessory Dwelling Units located within in the principal structure.
Section 840.2.04. (R2) Accessory Uses. The following accessory uses shall be permitted within
the R2 district, subject to applicable provisions of the city code and provided such use is
subordinate to and associated with a permitted or conditional use:
(1) Garages or detached private structures, except no such structure shall contain
components to constitute a separate complete dwelling unit
(2) Off-street parking
(3) Private swimming pools and sport courts
(4) Home Occupations
(5) Signs, subject to the requirements of the sign ordinance
Ordinance No. ### 5
DATE
(6) Solar Equipment, if affixed to a structure, and in compliance with Section 828.09 subd.
1 of the City Code.
Section 840.2.05. (R2) Lot Standards. The following standards shall be observed, subject to
additional requirements, exceptions and modifications set forth in the city code:
Subd. 1. Density of Development: Development or redevelopment shall be consistent with
the density requirements of the Comprehensive Plan.
Subd. 2. Minimum Lot Size (Single Family Detached): 8,000 square feet
Subd. 3. Minimum Lot Size (Two Family Dwelling): 5,000 square feet per unit
Subd. 4. Minimum Lot Width (Single Family Detached): 60 feet. The minimum lot width
shall be increased to 90 feet for lots with a side yard adjacent to a collector or arterial
roadway.
Subd. 5. Minimum Lot Width (Two Family Dwelling): 50 feet per unit. The minimum lot
width shall be increased to 70 feet for a unit with a side yard adjacent to a collector or
arterial roadway.
Subd. 6. Minimum Lot Depth: 90 feet
Subd. 7. 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 garage doors do not face the street and if garage walls facing the street include
a window or architectural elements to give the appearance of living space.
Subd. 8. Minimum Rear Yard Setback: 25 feet. The rear yard setback may be reduced to 15
feet if abutting an preserved open space or common area or parkland.
Subd. 9. Minimum Interior Side Yard Setback (Single Family Detached):
(a) The combined total of both side yards shall be a minimum of 15 feet
(b) Neither side yard shall be less than 5 feet
(c) One of the side yards shall be 10 feet or greater
Subd. 10. 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. 11. Street Setbacks: A required yard setback adjacent to a public or private street shall
be increased based on the classification of the street in the Comprehensive Plan as follows:
(a) Local Roadway or Private Street: 25 feet, except as follows:
(i) Additional setback for garage doors facing streets: Garage doors which face a
street shall be set back a minimum of 30 feet.
Ordinance No. ### 6
DATE
(ii) Reduced setback for side-load garage: The front yard setback may be reduced
to 20 feet if garage doors do not face the street and if garage walls facing
the street include a window or architectural elements to give the appearance
of living space.
(b) Minor Collector Roadway: 35 feet
(c) Major Collector or Arterial Roadway: 50 feet
Subd. 12. Maximum Impervious Surface Coverage: 50 percent of the total lot area.
Impervious surface coverage may exceed this amount if stormwater management practices
are implemented on the lot which, according to the City Engineer, reduce runoff below that
which would occur if abiding by the maximum impervious surface regulation. However,
in no case shall impervious surface coverage exceed 60 percent of the lot area remaining
after wetlands and stormwater ponds have been excluded.
Section 840.2.06. (R2) Design and Development Standards. The following standards shall be
observed, subject to additional requirements, exceptions and modifications set forth in the city
code:
Subd. 1. The residential district standards, as required in Section 840.3, shall be observed.
Subd. 2. 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 sprinkler 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 30 32 feet.
SECTION 840.3 DESIGN AND DEVELOPMENT STANDARDS
FOR SINGLE- AND TWO-FAMILY RESIDENTIAL DISTRICTS
Section 840.3.01. Generally. The standards of this Section shall apply to the R-1 and R-2
districts, subject to requirements set forth in other sections of this ordinance. These standards are
established to achieve a high standard of development, to create vibrant and high quality
neighborhoods, and to protect the natural environment.
Section 840.3.02. Building Materials and Design.
Subd. 1. Building Materials. All exterior building materials shall be durable and consistent
with relevant codes, regulations, and other industry standards.
Subd. 2. 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
Ordinance No. ### 7
DATE
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.
Subd. 3. Utilities. Utilities shall be placed underground.
Section 840.3.03. Landscaping Requirements for the Development Site.
Subd. 1. 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.
Subd. 2. 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.
Subd. 3. 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.
Subd. 4. 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.
(a) 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.
(b) 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.
Subd. 5. 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 840.3.04. Landscaping Requirements for Individual Single-Family and Two-Family
Lots.
Subd. 1. 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.
Subd. 2. 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.
(a) 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.
(b) 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.
Subd. 3. Front Yard Trees. A minimum of two 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:
(a) 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.
(b) 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.
(c) Location. For single-family dwellings, both 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.
(d) 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.
(e) 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.
Ordinance No. ### 9
DATE
Subd. 4. 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.
Subd. 5. 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 840.3.05. Supplemental Requirements for Specific Uses within Single- and Two-
Family Residential Zoning Districts. 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. Accessory dwelling units
(a) No more than one accessory dwelling unit shall be located on a property. No
accessory dwelling unit shall be permitted upon a property on which a lodging
room or a second residential dwelling is located;
(b) Accessory dwelling units within the R1 (Single-Family Residential) or R2 (Two-
Family Residential) zoning districts shall be attached to the principal single
family structure;
(c) The lot must contain an existing single-family dwelling unit which conforms to
district regulations;
(d) The habitable area of the accessory dwelling unit shall not exceed the lesser of the
following: 1) 750 square feet for a one-bedroom unit; or 2) 1,000 square feet for a
two-bedroom unit; or 3) 40 percent of the habitable area of the principal single-
family dwelling;
(e) The accessory dwelling unit shall contain a minimum of 300 square feet of habitable
area;
(f) The accessory dwelling unit shall contain no more than two bedrooms;
(g) A minimum of one off-street parking space per bedroom shall be provided for the
accessory dwelling unit. These spaces shall not interfere with accessing the required
garage spaces for the principal single-family dwelling;
(h) No separate driveway or curb cut shall be permitted to serve the accessory dwelling
unit;
(i) No accessory dwelling unit shall be sold or conveyed separately from the principal
single-family dwelling;
Ordinance No. ### 10
DATE
(j) The property owner shall occupy either the principal single-family dwelling or the
accessory dwelling unit as their primary residence;
(k) Adequate utility services shall be available to serve the accessory dwelling unit.
(l) Any exterior stairway which accesses an accessory dwelling unit above the first floor
shall be located in a way to minimize visibility from the street and, to the extent
possible, from neighboring property. Such stairway shall incorporate a deck a
minimum of 27 square feet in area; and
(m) the city council may require compliance with any other conditions, restrictions or
limitations it deems to be reasonably necessary to protect the single-family
residential character of the surrounding area. A copy of the resolution approving
an accessory dwelling unit and describing the conditions, restrictions and
limitations on the use shall be recorded against the property.
SECTION III. Section 841.1 of the code of ordinances of the City of Medina is amended by
deleting the struck through language and adding the underlined language as follows:
SECTION 841.1 RESIDENTIAL-MID DENSITY (R3) DISTRICT
Section 841.1.01 Residential-Mid Density (R3) - Purpose. The purpose of the Residential-Mid
Density (R3) district is to provide a zoning district for a mix of townhome and smaller scale multi-
family residential development, designed in a way to protect the natural environment, to be well
buffered from adjacent lower density land uses, and to implement the objectives of the Medium
Density Residential land use in the city’s Comprehensive Plan.
Section 841.1.02. (R3) Permitted Uses. The following shall be permitted uses within the R3
district, subject to applicable provisions of the city code:
(1) Townhouse Dwellings, provided no structure contains more than six dwelling units
(2) Multiple Family Structures, provided that:
(a) No structure shall contain more than 16 dwelling units; and
(b) A development with one or more structures containing more than eight dwelling
units shall install a buffer yard with an opacity at least 0.1 greater than the
district requirements described by Section 828.31.
(3) Parks and Open Space
(4) Essential services
Ordinance No. ### 11
DATE
Section 841.1.03. (R3) Conditional Uses. The following shall be permitted within the R3 district,
subject to conditional use permit approval, the specific requirements established in Section
841.4.05, and other applicable provisions of the city code:
(1) Religious Institutions
(2) Educational Facilities
(3) Day Care Facilities serving 16 or fewer persons
(4) State Licensed Residential Facility, serving 16 or fewer persons
(5) Assisted Living Facilities and Nursing Homes
Section 841.1.04. (R3) Accessory Uses. The following accessory uses shall be permitted
within the R3 district, subject to applicable provisions of the city code and provided such use
is subordinate to and associated with a permitted or conditional use:
(1) Garages or detached private structures, except no such structure shall contain
components to constitute a separate complete dwelling unit
(2) Off-street parking
(3) Private swimming pools, sport courts, and other common recreational facilities
(4) Signs, subject to the requirements of the sign ordinance
(5) Solar Equipment, if affixed to a structure, and in compliance with Section 828.09 subd.
1 of the City Code.
Section 841.1.05. (R3) Lot Standards. The following standards shall be observed, 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: Development or redevelopment shall be consistent with
the density requirements of the Comprehensive Plan.
Subd. 2. Minimum Net Area per Unit: 8,7507,920 square feet per unit, except as modified
by Subd. 4 below.
Subd. 3. Maximum Net Area per Unit: 12,5008,700 square feet per unit
Subd. 4. Density Bonuses: 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 Area per Unit requirement above may be reduced
in accordance to the following, except that reductions shall not exceed 1,700 square feet of
Net Lot Area per unit so that the density after the bonus(es) must beare consistent with the
Comprehensive Plan.
(a) Affordable Housing (max. bonus reduction = 1.5 unit/acre1,700 square feet of Net Lot
Area per Unit). The density bonus shall be based on the proportion of units which
Ordinance No. ### 12
DATE
will be preserved as affordable housing and the nature of the restriction utilized to
maintain affordability.
(b) LEED Certification or similar (max. bonus reduction = 1.0 unit/acre1,220 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 = 1,220 square feet of Net Lot Area per
Unitbonus = 1.0 unit/acre). The density bonus shall be based on the water quality
improvements above those required by the city.
(d) Underground Parking (max. reduction = 1,220 square feet of Net Lot Area per
Unitbonus = 1.0 unit/acre). 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.
(e) Sound suppression (max. reduction = 660 square feet of Net Lot Area per Unitbonus =
0.5 unit/acre). In order to be eligible, the STC rating must be increased by ten from
that specified as the minimum in the Minnesota State Building Code.
(f) Oversized garages or lockable storage units (max. reduction = 350 square feet of Net
Lot Area per Unitbonus = 0.25 unit/acre). Additional storage must be at least 100
60 square feet for townhomes or 50 25 square feet for other uses.
(g) Common open space and shared recreational facilities (max. reduction = 350 square
feet of Net Lot Area per Unitbonus = 0.25 unit/acre)
Subd. 5. Minimum Setback from Perimeter of Site: 20 feet, except as modified below. This
setback shall apply to structures, parking, and recreational areas.
(a) Increase 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 40 feet.
(b) Increase 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, except as follows:
(i) Parking areas and recreational areas shall be exempt from this requirement.
(ii) Reduction of setback for side- or rear-load garage: The front yard setback may
be reduced to 15 feet if garage doors do not face the street and if garage
walls facing the street include a window or architectural elements to give
the appearance of living space.
(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: 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
Ordinance No. ### 13
DATE
regulations. However, in no case shall impervious surface coverage exceed 65 percent of
the lot area remaining after wetlands and stormwater ponds have been excluded.
Section 841.1.06. (R3) Design and Development Standards. The following standards shall be
observed, subject to additional requirements, exceptions and modifications set forth in the city
code:
Subd. 1. The design and development standards of Section 841.4 shall be observed.
Subd. 2. Maximum Building Height: Building height shall not exceed 32 feet.
(a) Additional height if sprinkled. The maximum building height shall be increased to 35
feet if the structure is equipped with a compliant fire sprinkler.
(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 30 32 feet.
SECTION 841.2 RESIDENTIAL MULTIPLE FAMILY (R4) DISTRICT
Section 841.2.01. Residential Multiple Family (R4) - Purpose. The purpose of the Residential
Multiple Family (R4) district is to provide a zoning district for a mix of townhome and multi-
family residential development, designed in a way to protect the natural environment, to be well
buffered from adjacent lower density land uses and to implement the objectives of the High
Density Residential land use in the city’s Comprehensive Plan.
Section 841.2.02. (R4) Permitted Uses. The following shall be permitted uses within the R4
district, subject to applicable provisions of the city code:
(1) Townhouse Dwellings, provided no structure contains more than twelve dwelling units
(2) Multiple Family Structures, provided that a development with one or more structures
containing more than 20 dwelling units shall install a buffer yard with an opacity at
least 0.1 greater than the district requirements described by Section 828.31.
(3) Parks and Open Space
(4) Essential services
Section 841.2.03. (R4) Conditional Uses. The following shall be permitted within the R4 district,
subject to conditional use permit approval, the specific requirements established in Section
841.4.05, and other applicable provisions of the city code:
Ordinance No. ### 14
DATE
(1) Religious Institutions
(2) Educational Facilities
(3) Assisted Living Facilities and Nursing Homes
(4) Day Care Facilities serving 16 or fewer persons
(5) State Licensed Residential Facility, serving 16 or fewer persons
Section 841.2.04. (R4) Accessory Uses. The following accessory uses shall be permitted
within the R4 district, subject to applicable provisions of the city code and provided such use
is subordinate to and associated with a permitted or conditional use:
(1) Garages or detached private structures, except no such structure shall contain
components to constitute a separate complete dwelling unit
(2) Off-street parking
(3) Private swimming pools, sport courts, and other common recreational facilities
(4) Signs, subject to the requirements of the sign ordinance
(5) Solar Equipment, if affixed to a structure, and in compliance with Section 828.09 subd.
1 of the City Code.
Section 841.2.05. (R4) Lot Standards. The following standards shall be observed, 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: Development or redevelopment shall be consistent with
the density requirements of the Comprehensive Plan.
Subd. 2. Minimum Net Lot Area per Unit: 3,400 square feet per unit
Subd. 3. Maximum Net Lot Area per Unit: 3,650 square feet per unit
Subd. 4. Density Bonuses: 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 = 500 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 = 230 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.
Ordinance No. ### 15
DATE
(c) Low impact development (max. reduction = 230 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
= 230 square feet of Net Lot Area per Unit).
(e) Sound suppression (max. reduction = 230 square feet of Net Lot Area per Unit). In
order 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 = 340 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.
(h) Common open space and shared recreational facilities (max. reduction = 230 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: 20 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 40 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
40 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) Minor Collector Roadway: 50 feet
(d) Major Collector or Arterial Roadway: 50 feet
Subd. 7. Minimum Setbacks between buildings within a development: 30 feet or the average
height of the two structures, whichever is greater
Subd. 8. Maximum Impervious Surface Coverage: 60 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
Ordinance No. ### 16
DATE
treatment regulations. However, in no case shall impervious surface coverage exceed 70
percent of the lot area remaining after wetlands and stormwater ponds have been excluded.
Section 841.2.06. (R4) Design and Development Standards. The following standards shall be
observed, subject to additional requirements, exceptions and modifications set forth in the city
code:
Subd. 1. The design and development standards of Section 841.4 shall be observed.
Subd. 2. 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.
SECTION 841.3 RESERVED
SECTION 841.4 DESIGN AND DEVELOPMENT STANDARDS
FOR MID DENSITY AND MULTIPLE FAMILY RESIDENTIAL DISTRICTS
Section 841.4.01. Generally. The standards of this Section shall apply to the R3 and R4 zoning
districts, subject to requirements set forth in other sections of this ordinance. These standards are
established to achieve a high standard of development, to create vibrant and high quality
neighborhoods, and to protect the natural environment.
Section 841.4.02. Building Materials and Design.
Subd. 1. Building Materials.
(a) Generally. All exterior building materials shall be durable and consistent with
relevant codes, regulations, and other industry standards.
(b) 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.
(c) 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
concrete or others approved by the city.
Subd. 2. 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.
Subd. 3. 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
Ordinance No. ### 17
DATE
may include varying building height, building setback, building orientation, roof pitch, roof
design, or significant differences in building materials/design.
Subd. 4. 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.
Subd. 5. 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 dwelling unit shall be screened as follows:
(a) 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.
(b) 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.
Subd. 6. Trash and Recycling Facilities.
(a) Trash and recycling bins for individual dwelling units shall be stored so not to be
prominently visible from streets or neighboring units.
(b) 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.
Section 841.4.03. Landscaping Requirements.
Subd. 1. 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
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.
Subd. 2. Building Setting. At least 10 feet of 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.
Ordinance No. ### 18
DATE
Subd. 3. 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.
Subd. 4. 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.
(a) Size. Deciduous trees shall not be less than two caliper inches measured four feet off
ground, and coniferous trees shall not be less than five feet in height.
(b) Location. Tree location shall be approved by the city prior to planting.
(c) 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.
(d) 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.
Subd. 5. 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.
(a) Size. Trees shall not be less than one and one-half caliper inches measured four feet
off ground.
(b) Location. Tree location shall be approved by the city prior to planting.
(c) 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.
Subd. 6. 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.
Subd. 7. 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.
(a) Landscaping at least 12 feet in width shall separate parking lots into cells of no more
than 120 stalls.
(b) Landscaping shall break up rows of parking approximately every 20 spaces.
(c) Species selection shall be guided by soils conditions and plantings shall be designed in
a way which increases the likelihood of long-term survival.
Ordinance No. ### 19
DATE
(d) Where practical, the landscaping areas shall be designed to receive stormwater runoff
from the adjacent parking area.
Subd. 8. 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.
Subd. 9. 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.
(a) 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.
(b) 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.
Subd. 10. 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 841.4.05. Supplemental Requirements for Specific Uses within the R-3 and R-4
Residential Zoning Districts. 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;
(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.
Ordinance No. ### 20
DATE
(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;
(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;
Ordinance No. ### 21
DATE
(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;
(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.
Ordinance No. ### 22
DATE
(e) 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.
(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. 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 roadway;
(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;
(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.
Ordinance No. ### 23
DATE
SECTION IV. This ordinance shall become effective upon its adoption and publication.
Adopted by the Medina city council this __ day of ________, 2018.
______________________________
Bob Mitchell, Mayor
Attest:
___________________________________
Jodi M. Gallup, City Clerk
Published in the Crow River News on the ___ day of ______, 2018.
EExxcceerrppttss ffrroomm ddrraafftt 22002200--22004400 CCoommpp PPllaann-- LLaanndd UUssee CChhaapptteerr ((55))
FFuuttuurree LLaanndd UUssee PPllaann PPrriinncciipplleess
TThhee FFuuttuurree LLaanndd UUssee PPllaann gguuiiddeess tthhee ddeevveellooppmmeenntt ooff MMeeddiinnaa tthhrroouugghh 22004400,, aanndd wwiillll bbee uusseedd ttoo
iimmpplleemmeenntt tthhee CCiittyy’’ss ggooaallss,, ssttrraatteeggiieess aanndd ppoolliicciieess.. TThhee PPllaann iiss gguuiiddeedd bbyy tthhee VViissiioonn aanndd
CCoommmmuunniittyy GGooaallss aass ffuurrtthheerreedd bbyy tthhee ffoolllloowwiinngg pprriinncciipplleess::
DDeevveellooppmmeenntt PPaatttteerrnnss aanndd NNeeiigghhbboorrhhoooodd FFoorrmm
EEnnccoouurraaggee ooppeenn ssppaacceess,, ppaarrkkss aanndd ttrraaiillss iinn aallll nneeiigghhbboorrhhoooodd ddeevveellooppmmeennttss.. SSuurrvveeyyss
iinnddiiccaattee tthhaatt aa hhiigghh qquuaalliittyy ooff lliiffee iiss ffoouunndd wwhheenn rreessiiddeennttss hhaavvee vviissuuaall aacccceessss ttoo ggrreeeenn
ssppaacceess..
CCrreeaattee nneeiigghhbboorrhhooooddss wwiitthh aa vvaarriieettyy ooff hhoouussiinngg ttyyppeess tthhaatt aarree wweellll ccoonnnneecctteedd wwiitthh
rrooaaddss,, ttrraaiillss oorr ssiiddeewwaallkkss..
MMaaiinnttaaiinn tthhee iinntteeggrriittyy ooff rruurraall nneeiigghhbboorrhhooooddss aanndd pprroommoottee ddeevveellooppmmeenntt ppaatttteerrnnss
ccoonnssiisstteenntt wwiitthh eexxiissttiinngg rruurraall rreessiiddeennttiiaall ddeevveellooppmmeenntt..
RReeccooggnniizzee nneeiigghhbboorrhhoooodd cchhaarraacctteerriissttiiccss aanndd pprroommoottee nneeww ddeevveellooppmmeenntt ccoommppaattiibbllee iinn
ssccaallee,, aarrcchhiitteeccttuurraall qquuaalliittyy aanndd ssttyyllee wwiitthh eexxiissttiinngg nneeiigghhbboorrhhooooddss..
SSttaaggee rreessiiddeennttiiaall ggrroowwtthh ttoo mmiinniimmiizzee tthhee aammoouunntt ooff aaddjjaacceenntt ddeevveellooppmmeennttss wwhhiicchh ooccccuurr
wwiitthhiinn tthhee ssaammee ttiimmee ppeerriioodd..
GGuuiiddee ddeennssiittyy ttoo aarreeaass wwiitthh pprrooxxiimmiittyy ttoo eexxiissttiinngg iinnffrraassttrruuccttuurree aanndd ffuuttuurree
iinnffrraassttrruuccttuurree aavvaaiillaabbiilliittyy..
CCoonncceennttrraattee hhiigghheerr ddeennssiittyy ddeevveellooppmmeenntt nneeaarr sseerrvviiccee oorriieenntteedd bbuussiinneesssseess ttoo hheellpp
pprroommoottee wwaallkkaabbiilliittyy..
CCoonnssiiddeerr ppllaannnneedd ddeevveellooppmmeenntt iinn ssuurrrroouunnddiinngg ccoommmmuunniittiieess wwhheenn mmaakkiinngg llaanndd uussee
ddeecciissiioonnss iinn tthhee CCiittyy..
RRooaadd PPaatttteerrnnss
RReeccooggnniizzee rreeggiioonnaall hhiigghhwwaayy ccaappaacciittyy aanndd ppllaannnneedd iimmpprroovveemmeennttss,, aalloonngg wwiitthh uussee
ffoorreeccaassttss,, aass mmaajjoorr ffaaccttoorrss iinn ppllaannnniinngg ffoorr ggrroowwtthh aanndd llaanndd uussee cchhaannggeess..
EEssttaabblliisshh ccoolllleeccttoorr ssttrreeeettss wwiitthh ggoooodd ccoonnnneeccttiioonnss tthhrroouugghh tthhee ccoommmmuunniittyy’’ss ggrroowwtthh aarreeaass..
PPrroommoottee ttrraaiillss aanndd ssiiddeewwaallkk aacccceessss nneeaarr rrooaaddss aanndd tthhoorroouugghhffaarreess ttoo eennccoouurraaggee mmuullttii--
mmooddaall ttrraannssppoorrttaattiioonn cchhooiicceess..
CCoonnssiiddeerr ooppppoorrttuunniittiieess ttoo iimmpprroovvee nnoorrtthh--ssoouutthh ttrraavveell wwiitthhiinn tthhee CCiittyy..
OOppeenn SSppaacceess aanndd NNaattuurraall RReessoouurrcceess
PPrreesseerrvvee nnaattuurraall rreessoouurrcceess tthhrroouugghhoouutt tthhee ccoommmmuunniittyy aanndd pprroovviiddee eedduuccaattiioonnaall
ooppppoorrttuunniittiieess ttoo rreessiiddeennttss ttoo hheellpp tthheemm uunnddeerrssttaanndd tthhee vvaalluuee ooff nnaattuurraall aarreeaass..
PPrreesseerrvvee ooppeenn ssppaacceess aanndd nnaattuurraall rreessoouurrcceess..
PPrrootteecctt wwooooddeedd aarreeaass aanndd eennccoouurraaggee iimmpprroovveemmeenntt ooff eexxiissttiinngg rreessoouurrcceess aanndd
rreeffoorreessttaattiioonn.. EEvvaalluuaattee eexxiissttiinngg wwooooddllaanndd pprrootteeccttiioonnss aanndd ssuupppplleemmeenntt aass nneecceessssaarryy..
SSuuppppoorrtt tthhee gguuiiddeelliinneess iiddeennttiiffiieedd iinn tthhee OOppeenn SSppaaccee RReeppoorrtt ttoo pprreesseerrvvee tthhee CCiittyy’’ss
nnaattuurraall ssyysstteemmss..
BBuussiinneessss DDiissttrriiccttss aanndd CCoommmmeerrcciiaall AArreeaass
FFooccuuss sseerrvviiccee bbuussiinneesssseess aanndd ddeevveellooppmmeenntt nneeaarr uurrbbaann rreessiiddeennttiiaall ddeennssiittiieess aanndd aalloonngg
pprriimmaarryy ttrraannssppoorrttaattiioonn ccoorrrriiddoorrss..
PPrroovviiddee ccoonnnneeccttiioonnss bbeettwweeeenn rreessiiddeennttss aanndd ccoommmmeerrcciiaall aarreeaass aanndd pprroommoottee bbuussiinneesssseess
wwiitthhiinn mmiixxeedd--uussee aarreeaass..
WWoorrkk ttoo ccrreeaattee jjoobb ooppppoorrttuunniittiieess iinn tthhee ccoommmmuunniittyy ffoorr MMeeddiinnaa rreessiiddeennttss ttoo rreedduuccee
ttrraaffffiicc aanndd ccoommmmuuttiinngg ddeemmaannddss..
EEmmpphhaassiizzee sseerrvviiccee aanndd rreettaaiill uusseess wwhhiicchh sseerrvvee tthhee nneeeeddss ooff tthhee llooccaall ccoommmmuunniittyy aanndd
pprroovviiddee ooppppoorrttuunniittiieess ffoorr tthhee ccoommmmuunniittyy ttoo ggaatthheerr..
SSuuppppoorrtt bbuussiinneessss ddeevveellooppmmeenntt wwiitthh aa ccoorrppoorraattee ccaammppuuss ssttyyllee wwhhiicchh pprroovviiddeess ooppeenn
ssppaacceess aanndd pprrootteeccttss nnaattuurraall rreessoouurrcceess..
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.
3. Restrict urban development to properties within the sewer service boundary.
4. Regulate land within the Mixed Residential land use to provide opportunities for
residential development with a density in excess of 8 units/acre. Flexibility is
purposefully provided within the land use to support opportunities for a single project to
provide both low- and high- density housing or for multiple developers to partner on
independent projects within a Mixed Residential area.
5. Encourage green building practices such as Leadership in Energy and Environmental
Design (LEED) principles in neighborhood planning and residential building and low
impact development design standards.
6. Regulate the rate and location of development in keeping with availability of public
facilities and the City's stated goals, including the undesignated MUSA and growth
strategies.
7. Restrict commercial and business development to areas designated in this Plan.
8. Protect property within the City's MUSA boundary from development prior to the
provision of urban services that will hinder future division.
9. Create flexible zoning standards that would allow for innovative arrangements of homes,
conservation easements, or other creative land use concepts that preserve the City's open
space and natural features.
10. Promote attractive, well-maintained dwellings on functional, clearly marked roads, with
adequate facilities and open space.
11. Emphasize resident and pedestrian safety.
12. Encourage a controlled mix of densities, housing types, age groups, economic levels, lot
sizes, and living styles that are of appropriate scale and consistent with appropriate land
use, market demands, and development standards.
13. Establish design criteria for platting and developing site plans which will be compatible
with surrounding physical features, existing land uses and the preservation of
ecologically significant natural resources.
14. Establish standards for higher density residential development so that such development
is compatible with surrounding uses. Such standards may include enclosed parking,
green space, landscape buffering and height limitations.
15. Require utilities to be placed underground wherever possible for reasons of aesthetic
enhancement and safety.
16. Plan interconnections between separate developments to encourage shared road use to
reduce costs and minimize the amount of road surface required.
17. Require planning of trails and walkway systems in the early design stages of all new
development so that residential areas are provided safe access to parks and open space.
18. In urban residential zones with sanitary sewer service permit higher density in PUD’s in
exchange for (1) reduced land coverage by buildings, (2) provision of more multi-family
units; and, (3) sensitive treatment of natural resources.
19. Implement standards for lot sizes and setbacks which recognize the development
characteristics and natural resources of each existing neighborhood.
20. Regulate noise, illumination, and odors as needed to protect residential neighborhoods
and to maintain public health and safety.
HIGHWAY 55
")55
")24
")19
")101
")116
")11
")24
")19
£¤12
H A M E L R D
M E D IN A R D
PIONEER TRL
TAMARACK DRWILLOW DRHACKAMORE RD
ARROWHEAD DRH
O
M
E
S
T
E
A
D T
R
L
CHIPPEWA RD
HUNTER DRPARKVIEW DRBROCKTON LN NMEANDER RD
EVERGREEN RD
BROCKTON LN NCHIPPEWA RD
WILLOW DRWILLOW DRHUNTER DR")55
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
HIGHWAY 55
")55
")24
")19
")101
")116
")11
")24
")19
£¤12
H A M E L R D
M E D IN A R D
PIONEER TRL
TAMARACK DRWILLOW DRHACKAMORE RD
ARROWHEAD DRH
O
M
E
S
T
E
A
D T
R
L
CHIPPEWA RD
HUNTER DRPARKVIEW DRBROCKTON LN NMEANDER RD
EVERGREEN RD
BROCKTON LN NCHIPPEWA RD
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 5-4Development 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
Katrina
Independence
Medina
Spurzem
Peter
School Lake
Holy Name
Half Moon
Wolsfeld
Mooney
Winterhalter
Krieg
Miller
Thies
Ardmore
Hidden Lake
HAMEL
PIO
N
EE
R
H
O
M
E
S
T
E
A
DTOM AHAWKCHIPPEWA
PARKVIEWWILLOWCOUNTY ROAD 19COUNTY ROAD 116MEDINAMOHAWKNAVAJO
HIGHWAY 55
TOWNLINETAMARACKCHESTNUT
COUNTY ROAD 24 ARROWHEADHUNTERCHEYENNE COUNTY ROAD 101BROCKTONCOUNTY ROAD 11
CLYDESDALE
HOL
Y NAMEHACKAMORE
H O L L Y B U S H
MORNINGSIDE
H A M E LCOUNTY ROAD 19WILLOWHIGHWAY 55
PI
ONEERCOUNTY ROAD 24
CHIPPEWA
ARROWHEADCOUNTY ROAD 19WILLOWHIGHWAY 55
M E D I N A M E D IN A
HAMEL
WILLOWTAMARACKHUNTERZoning Map(Residential)
0 0.25 0.5 0.75 1Miles
Please contact the Planning Department (763-473-4643) for more information regarding property within PUDs (Planned Unit Developments)
Map Updated: November 2, 2017Current to Ordinance #608
Legend
Non-Residential (see reverse)
Agricultural Preserve (AG)
Rural Residential (RR)
Rural Residential 1 (RR1)
Rural Residential 2 (RR-2)
Rural Residential-Urban Reserve (RR-UR)
Suburban Residential (SR)
Urban Residential (UR)
Single Family Residential (R1)
R1 - rezoning pending
Single and Two-Family Residential (R2)
R2- rezoning pending
Residential-Mid Density (R3)
Multiple Family Residential (MR)
Mixed Use (MU)
Uptown Hamel 1 (UH-1)
Uptown Hamel 2 (UH-2)
Planned Unit Development (PUD)
Katrina
Independence
Medina
Spurzem
Peter
School Lake
Holy Name
Half Moon
Wolsfeld
Mooney
Winterhalter
Krieg
Miller
Thies
Ardmore
Hidden Lake
HAMEL
PIO
N
EE
R
H
O
M
E
S
T
E
A
DTOM AHAWKCHIPPEWA
PARKVIEWWILLOWCOUNTY ROAD 19COUNTY ROAD 101COUNTY ROAD 116MEDINAMOHAWKNAVAJO
HIGHWAY 55
TOWNLINETAMARACKCHESTNUT
COUNTY ROAD 24 ARROWHEADHUNTERCHEYENNE BROCKTONCOUNTY ROAD 11
CLYDESDALE
HOL
Y NAMEHACKAMORE
H O L L Y B U S H
EVERGREEN
MORNINGSIDE
H A M E L
C LY D E S D A L ECOUNTY ROAD 19WILLOWHIGHWAY 55
PI
ONEERCOUNTY ROAD 24
CHIPPEWA
ARROWHEADCOUNTY ROAD 19WILLOWHIGHWAY 55
M E D I N A M E D IN A
HAMEL
WILLOWTAMARACKHUNTERZoning Map
0 0.25 0.5 0.75 1Miles
Please contact the Planning Department (763-473-4643) for more information regarding property within PUDs (Planned Unit Developments)
Map Updated: November 2, 2017Current to Ordinance #608
(Non-Residential)
PUD (Non-Res)
Legend
Residential - see reverse
Agricultural Preserve (AG)
Rural Residential-2 (RR-2)
Mixed Use (MU)
Uptown Hamel-1 (UH-1)
Uptown Hamel-2 (UH-2)
Public/Semi-Public (PS)
Rural Public/Semi-Public (RPS)
Business Park (BP)
Business (B)
Industrial Park (IP)
Commercial-Highway (CH)
Commercial Highway-Railroad (CH-RR)
Commerial-General (CG)
Rural Business Holding (RBH)
Rural Commercial Holding (RCH)
Sanitary Landfill (SL)
Ordinance Amendment Page 1 of 5 February 13, 2018
R1, R2, and R3 Districts Planning Commission Meeting
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, City Planner
DATE: February 7, 2018
MEETING: February 13, 2018 Planning Commission
SUBJ: Ordinance Amendment – Regulations of R1, R2, and R3 zoning districts
– Public Hearing
Background
The City anticipates approval of its 2020-2040 Comprehensive Plan update this spring.
Following approval, the City is required to update all official controls, including zoning
regulations, as necessary to be consistent with the Plan update. This is required to be completed
within 9 months of approval.
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. City staff has
incorporated this work, along with various other goals, into a workplan for 2018 which will also
be discussed at the February meeting. The Implementation Chapter is attached to the workplan
for reference.
The Plan identifies the need to update regulations related to residential development to address
changes to residential density within the 2020-2040 Plan. This discussion addresses the Low-
and Medium-Density land use within the Comprehensive Plan. The future land use map is
attached for reference, with Low-Density Residential property identified by Yellow and
Medium-Density Residential property identified by Orange. These uses are described as
follows:
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.
The above descriptions and the objectives later established in the Comprehensive Plan provide
guidance on the regulations subsequently adopted by the City. An excerpt of the “Land Use
Principles” and objectives for residential land uses are also attached for reference.
Ordinance Amendment Page 2 of 5 February 13, 2018
R1, R2, and R3 Districts Planning Commission Meeting
The objectives for residential uses did not change significantly from the 2030 Plan. The primary
changes from the 2030 Plan to the 2040 Plan related to the Low- and Medium-Density land uses
are as follows:
Change of required density in LDR to 2.0-3.0 units/acre (from 2.0-3.5 units/acre)
Change of required density in MDR to 5.0-7.0 units/acre (from 3.5-7 units/acre)
Addition of two-family residential development as a “primary use” expected in LDR
along with single-family residential
Current Regulations
Following approval of the 2030 Plan, the City created the R1 (Single Family Residential), R2
(Single- and Two-Family Residential) and R3 (Mid-Density Residential) zoning districts, among
others.
The R1 zoning district was intended to implement the LDR land use, describing requirements for
single family developments with a density just over 2 units/acre.
The R2 and R3 zoning districts were intended to implement the MDR land use. The R2 zoning
district allows smaller single-family lots and two-family dwellings, generally resulting in
development near 3.5 units/acre. The R3 zoning district allows townhomes and small multi-
family structures, with a range of 3.5-7 units/acre.
The R1 zoning district currently applies to the Reserve of Medina and Woodland Hill Preserve
neighborhoods and the southwestern portion of the Enclave. The R2 zoning district applies to
Fields of Medina and much of the north western portion of the Enclave. The R3 zoning district
currently applies to the townhomes within the Enclave. These neighborhoods can provide
examples if Commissioners and Council members are looking for how the codes translate into
actual construction.
Description of Ordinance Changes
Staff has drafted the attached ordinance to address the land use changes noted above. The
ordinance makes changes to the R1, R2 and R3 districts. Staff has included all of Section 840
and 841 of the City Code for context, but the proposed changes only apply to a few sections of
the code. Staff will highlight the location of the changes in the description below. Upon final
adoption, the sections which are not proposed to be changed will be removed from the ordinance.
R1 District – minor adjustment to purpose statement
Staff does not believe significant changes are necessary for the R1 zoning district. The R1
requirements are included on pages 1-3 of the ordinance. Staff does not believe the adjustment
of the density range for LDR land uses to 2.0-3.0 units/acre (from 2.0-3.5 units/acre) necessitates
changes because the R1 zoning district was designed to result in development at the lower end of
the density range.
Staff recommends additional language in the purpose statement if the Planning Commission and
Council support the changes described below for the R2 zoning district. Staff recommends the
Ordinance Amendment Page 3 of 5 February 13, 2018
R1, R2, and R3 Districts Planning Commission Meeting
R2 district be considered as an alternative to implement the LDR land use, with the R1 district
expected to be the default district. The proposed language in the purpose statement (middle of
page 1) would make this intention clearer.
R2 District – Use as alternative in LDR
The attached ordinance proposes to use the existing R2 zoning district as an alternative means of
implementing the LDR land use. The proposed changes to the regulations can be found at the
bottom of page 3 and onto page 4.
As noted above, after the 2010-2030 Comp Plan, the R2 zoning district allows single- and two-
family dwellings and was intended to result in development near 3.5 units/acre.
Staff believes allowing smaller single-family lots and two-family homes within the LDR land
use may serve some of the objectives described in the Comprehensive Plan. By clustering
smaller lots and using two-family homes, portions of a site can be preserved as open space or to
protect natural resources. Staff believes this serves the following objectives of the Comp Plan:
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.
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.
Allowing smaller lots and two-family homes does introduce the potential for development at
higher densities than the standard R1 district. This density would be capped at 3.0 units/acre to
be consistent with the Comprehensive Plan. The Planning Commission and Council would have
the discretion to determine in which cases the R2 zoning district would be preferred to the R1
district.
Staff is not recommending changes to the dimensional standards of the R2 district. Homes
within Fields of Medina and The Enclave were developed under these standards and changing
any standards to be more restrictive may cause properties to become nonconforming. For this
reason, the Planning Commission and Council should carefully weigh making requirements more
restrictive on existing properties.
If the Planning Commission and City Council found that the R2 district standards were not
appropriate in the LDR land use, the following alternatives could also be considered to achieve
the similar objectives:
Add an allowance for two-family homes to the R1 zoning district.
Create a new zoning district which would allow two-family homes and smaller single-
family homes (but perhaps not allowing lots as small as R2).
R3 District – Adjustment of Net Lot Area Per Unit
The attached ordinance proposes to make changes to the required minimum net area per unit to
address the change of density in the MDR land use to 5-7 units/acre (from 3.5-7 units/acre). This
change can be found on page 11-12 of the attached ordinance.
Ordinance Amendment Page 4 of 5 February 13, 2018
R1, R2, and R3 Districts Planning Commission Meeting
As noted above, the townhomes in The Enclave at currently zoned R3 and staff recommends care
when adjusting existing regulations to be more restrictive.
The existing Enclave townhome development exceeds 5 units/acre. As such, staff’s
recommendation of increasing the minimum net lot area per unit to an area which requires
development in excess of 5 units/acre should not cause any nonconformity concerns.
R3 Density Bonus Language
One of the design elements which provide additional density is provision of oversized garages or
lockable storage units. The ordinance previously required a minimum of 100 square feet for
townhome garages or 50 square feet for other uses. Staff believes these minimums may be too
high to be commonly provided, especially 50 feet for apartments.
Staff recommends adjusting the minimum area to 60 feet for townhome garages, which is likely
an additional three feet of width or depth to allow for storage of trash/recycling containers, bikes,
etc. Staff recommends adjusting the minimum area to 25 feet for other uses, which would be
equivalent to a 5’x5’ storage locker. Staff has included this change in the attached ordinance in
the middle of page 12.
Reduced Rear Setback Language
The R1 and R2 zoning districts allow a reduction of 10 feet for the rear setback for lots which
abut an open space or common area. Staff has interpreted this language fairly broadly, including
allowing a reduction of setback adjacent to public parks. Staff believes it would be preferable to
make this language more specific and has suggested language on pages 2 and 5. If the intent is
not to allow the reduced setback abutting parkland, staff would recommend that explicit
language be added to that effect.
Maximum building height – distance to eave
The R1, R2, and R3 districts all limit height to 2 ½ stories, or 32 feet from the average grade
around a structure to the mid-point of the roof. Current regulations also limit the maximum
vertical distance to any eave to 30 feet. This has historically been in code because it was
maximum height the fire department could safety reach with a ladder in order to get onto the
roof.
Staff has received many complaints from builders related to the 30-foot limitation. Nine-foot
ceiling heights are preferred by buyers, with 10-foot on the main level. It is not possible to
accommodate these larger ceiling heights in structures with the 30-foot limitation to eave.
Staff consulted with Hamel Fire Chief Jeff Ruchti to gauge how important the 30-fot limitation
to eave was for firefighting. Chief Ruchti’s noted that with steep roof slopes and the
flammability of current construction practices, he does not believe it is safe to place a firefighter
on the roof 30 feet above grade. The roof would either be accessed with a ladder truck from
another community, or the roof would be left to “self-vent” by burning through. Staff has
incorporated language on pages 3, 6, and 13 which would increase the maximum distance to
eave to 32 feet, matching the maximum permitted average height.
Ordinance Amendment Page 5 of 5 February 13, 2018
R1, R2, and R3 Districts Planning Commission Meeting
Additional Discussion Points
While the code sections are under review, it is a good opportunity to discuss any other changes
the City may wish to consider. Staff reviewed notes over the past 10 years and had the following
potential discussion items.
R1 side-yard setbacks
The R1 zoning district requires a minimum of 25-foot combined side yard setback, with one side
no less than 10 feet. Essentially, this results in setbacks of 15 feet on one side and 10 feet on the
other. A number of developers have urged staff to consider 10 foot setbacks on both sides. In
fact, two developments were approved through PUDs which allowed 10 foot setbacks.
Bridgewater provides a comparable example of 90-foot wide lots with 10-foot side setbacks.
Developers have expressed that a 70 foot wide building envelope is preferred and allows more
living space along the front of a home (rather than being behind the garage). The obvious
alternative would be to plat lots 95 feet in width, reserving the 70-foot building envelope.
Maximum units in multi-family structures
The R3 ordinance currently limits the size of a single townhome structure to 6 units and the size
of a single multi-family structure to 16. This limitation is intended to serve the district’s purpose
of providing opportunities for “smaller scale” development. The ordinance also limits height of
structures to two and one-half stories to serve this purpose.
Allowing additional height or number of units in a structure may allow flexibility in site design
to protect swaths of open space or natural resources while resulting in the same number of units.
Such cases may result in fewer, but larger, structures.
Potential Action
Following the public hearing, staff recommends that the Planning Commission discuss the points
above and any additional items Commissioners note during review. As noted early in the report,
the policies, descriptions and objectives of the 2020-2040 Comp Plan update should provide
guidance on the regulations adopted by the City.
Once the Planning Commission has finalized its review and discussion, the following motion
would be in order:
Move to recommend adoption of the ordinance regarding the requirements of the R1,
R2, and R3 residential zoning districts.
Attachments
1. DRAFT ordinance
2. Excerpts from Draft 2020-2040 Comp Plan Update
a. Future land use principles
b. Objectives of residential land uses
c. Future Land Use Map
d. Growth and Development Map
3. Zoning Map
Ordinance No. ### 1
DATE
CITY OF MEDINA
ORDINANCE NO. ###
AN ORDINANCE REGARDING THE REQUIREMENTS OF THE
SINGLE-FAMILY (R1), SINGLE- AND TWO-FAMILY (R2), AND
MID-DENSITY (R3) RESIDENTIAL ZONING DISTRICTS;
AMENDING CHAPTER 8 OF THE CITY CODE
The City Council of the City of Medina ordains as follows:
SECTION I. Section 840.1 of the code of ordinances of the City of Medina is amended by
deleting the struck through language and adding the underlined language as follows:
SECTION 840.1 SINGLE FAMILY RESIDENTIAL (R1) DISTRICT
Section 840.1.01 Residential-Single Family (R1) - Purpose. The purpose of the Residential-
Single Family (R1) district is to provide a zoning district for single-family residential
neighborhoods, designed in a way to protect the natural environment and to implement the
objectives of the Low Density Residential land use in the city’s Comprehensive Plan. Property to
be developed within the Low Density Residential land use shall be zoned R1 unless the City
Council, following review and recommendation by the Planning Commission, determines that an
alternative zoning designation better meets the objectives, goals, and purposes of the
Comprehensive Plan and zoning ordinance.
Section 840.1.02. (R1) Permitted Uses. The following shall be permitted uses within the R1
district, subject to applicable provisions of the city code:
(1) Single Family Detached Dwellings
(2) State Licensed Residential Facility or housing with services establishment registered under
chapter 144D, serving six or fewer persons
(3) Day care facilities serving 12 or fewer persons or group family day care facilities serving
14 or fewer persons, provided: the facility is licensed as required by law; no more than
one person not residing at the property is employed by the facility; and that provisions
are made so that the drop-off and pick-up of clientele does not impact neighboring
property or right-of-way.
(4) Parks and Open Space
(5) Essential services
Section 840.1.03. (R1) Conditional Uses. The following shall be permitted within the R1 district,
subject to conditional use permit approval, the specific requirements established in Section
840.3.05, and other applicable provisions of the city code:
Ordinance No. ### 2
DATE
(1) Accessory dwelling units located within the principal structure.
Section 840.1.04. (R1) Accessory Uses. The following accessory uses shall be permitted within
the R1 district, subject to applicable provisions of the city code and provided such use is
subordinate to and associated with a permitted or conditional use:
(1) Garages or detached private structures
(2) Off-street parking
(3) Private swimming pools and sport courts
(4) Home Occupations
(5) Signs, subject to the requirements of the sign ordinance
(6) Solar Equipment, if affixed to a structure, and in compliance with Section 828.09 subd.
1 of the City Code.
Section 840.1.05. (R1) Lot Standards. The following standards shall be observed, subject to
additional requirements, exceptions and modifications set forth in the city code:
Subd. 1. Density of Development: Development or redevelopment shall be consistent with
the density requirements of the Comprehensive Plan.
Subd. 2. Minimum Lot Size: 11,000 square feet
Subd. 3. Minimum Lot Width: 90 feet. The minimum lot width shall be increased to
110 feet for a lot with a side yard adjacent to a collector or arterial roadway.
Subd. 4. Minimum Lot Depth: 100 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 garage doors do not face the 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: 30 feet. The rear yard setback may be reduced to 20
feet if abutting an preserved open space or common area or parkland.
Subd. 7. Minimum Interior Side Yard Setback: 25 feet combined total for both side yards,
with neither side less than 10 feet. The combined interior side yard setback shall be reduced
to 20 feet if garage doors do not face the street.
Subd. 8. Street Setbacks: A required yard setback adjacent to a public or private street shall
be increased based on the classification of the street in the Comprehensive Plan as follows:
(a) Local Roadway or Private Street: 25 feet, except as follows:
Ordinance No. ### 3
DATE
(i) Additional setback for garage doors facing streets: Garage doors which face a
street shall be set back a minimum of 30 feet.
(ii) Reduced setback for side-load garage: The front yard setback may be reduced
to 20 feet if garage doors do not face the street and if garage walls facing
the street include a window or architectural elements to give the appearance
of living space.
(b) Minor Collector Roadway: 35 feet
(c) Major Collector or Arterial Roadway: 50 feet
Subd. 9. Maximum Impervious Surface Coverage: 40 percent of the total lot area. Impervious
surface coverage may exceed this amount if stormwater management practices are
implemented on the lot which, according to the City Engineer, reduce runoff below that
which would occur if abiding by the maximum impervious surface regulation. However,
in no case shall impervious surface coverage exceed 60 percent of the lot area remaining
after wetlands and stormwater ponds have been excluded.
Section 840.1.06. (R1) Design and Development Standards. The following standards shall be
observed, subject to additional requirements, exceptions and modifications set forth in the city
code:
Subd. 1. The residential district standards, as required in Section 840.3, shall be observed.
Subd. 2. 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 sprinkler 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 30 32 feet.
SECTION II. Section 840.2 of the code of ordinances of the City of Medina is amended by
deleting the struck through language and adding the underlined language as follows:
SINGLE- AND TWO-FAMILY RESIDENTIAL (R2) DISTRICT
Section 840.2.01 Residential-Single- and Two- Family (R2) - Purpose. The purpose of the
Residential-Single- and Two- Family (R2) district is to provide a zoning district for a mix of single-
family and two-family dwellings, designed in a way to protect the natural environment and to
implement the objectives of the Medium Low Density Residential land use in the city’s
Comprehensive Plan. The R2 district is intended as an alternative to the R1 district to allow the
Ordinance No. ### 4
DATE
clustering of smaller lots not to substantially increase density of the development, but rather to
support:
(1) The protection and enhancement of natural areas through the preservation of wooded areas,
the provision of additional buffering for lakes, streams, and wetlands, or the creation of
ecological connections with other protected lands.
(2) The preservation of open spaces, provision of additional buffering from adjacent streets
and uses, or the creation of additional recreational opportunities.
The City Council, following review and recommendation by the Planning Commission, shall have
full discretion to determine in what cases zoning property R2 rather than the standard R1 district
meets these purposes. If the City Council determines an R2 zoning does not meet these purposes,
the property shall be zoned R1.
Section 840.2.02. (R2) Permitted Uses. The following shall be permitted uses within the R2
district, subject to applicable provisions of the city code:
(1) Single Family Detached Dwellings
(2) Two Family Dwellings
(3) Day care facilities serving 12 or fewer persons or group family day care facilities serving
14 or fewer persons, provided: the facility is licensed as required by law; no more than
one person not residing at the property is employed by the facility; and that provisions
are made so that the drop-off and pick-up of clientele does not impact neighboring
property or right-of-way.
(4) State Licensed Residential Facility or housing with services establishment registered under
chapter 144D, serving six or fewer persons
(5) Parks and Open Space
(6) Essential services
Section 840.2.03. (R2) Conditional Uses. The following shall be permitted within the R2 district,
subject to conditional use permit approval, the specific requirements established in Section
840.3.05, and other applicable provisions of the city code:
(1) Accessory Dwelling Units located within in the principal structure.
Section 840.2.04. (R2) Accessory Uses. The following accessory uses shall be permitted within
the R2 district, subject to applicable provisions of the city code and provided such use is
subordinate to and associated with a permitted or conditional use:
(1) Garages or detached private structures, except no such structure shall contain
components to constitute a separate complete dwelling unit
(2) Off-street parking
(3) Private swimming pools and sport courts
(4) Home Occupations
(5) Signs, subject to the requirements of the sign ordinance
Ordinance No. ### 5
DATE
(6) Solar Equipment, if affixed to a structure, and in compliance with Section 828.09 subd.
1 of the City Code.
Section 840.2.05. (R2) Lot Standards. The following standards shall be observed, subject to
additional requirements, exceptions and modifications set forth in the city code:
Subd. 1. Density of Development: Development or redevelopment shall be consistent with
the density requirements of the Comprehensive Plan.
Subd. 2. Minimum Lot Size (Single Family Detached): 8,000 square feet
Subd. 3. Minimum Lot Size (Two Family Dwelling): 5,000 square feet per unit
Subd. 4. Minimum Lot Width (Single Family Detached): 60 feet. The minimum lot width
shall be increased to 90 feet for lots with a side yard adjacent to a collector or arterial
roadway.
Subd. 5. Minimum Lot Width (Two Family Dwelling): 50 feet per unit. The minimum lot
width shall be increased to 70 feet for a unit with a side yard adjacent to a collector or
arterial roadway.
Subd. 6. Minimum Lot Depth: 90 feet
Subd. 7. 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 garage doors do not face the street and if garage walls facing the street include
a window or architectural elements to give the appearance of living space.
Subd. 8. Minimum Rear Yard Setback: 25 feet. The rear yard setback may be reduced to 15
feet if abutting an preserved open space or common area or parkland.
Subd. 9. Minimum Interior Side Yard Setback (Single Family Detached):
(a) The combined total of both side yards shall be a minimum of 15 feet
(b) Neither side yard shall be less than 5 feet
(c) One of the side yards shall be 10 feet or greater
Subd. 10. 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. 11. Street Setbacks: A required yard setback adjacent to a public or private street shall
be increased based on the classification of the street in the Comprehensive Plan as follows:
(a) Local Roadway or Private Street: 25 feet, except as follows:
(i) Additional setback for garage doors facing streets: Garage doors which face a
street shall be set back a minimum of 30 feet.
Ordinance No. ### 6
DATE
(ii) Reduced setback for side-load garage: The front yard setback may be reduced
to 20 feet if garage doors do not face the street and if garage walls facing
the street include a window or architectural elements to give the appearance
of living space.
(b) Minor Collector Roadway: 35 feet
(c) Major Collector or Arterial Roadway: 50 feet
Subd. 12. Maximum Impervious Surface Coverage: 50 percent of the total lot area.
Impervious surface coverage may exceed this amount if stormwater management practices
are implemented on the lot which, according to the City Engineer, reduce runoff below that
which would occur if abiding by the maximum impervious surface regulation. However,
in no case shall impervious surface coverage exceed 60 percent of the lot area remaining
after wetlands and stormwater ponds have been excluded.
Section 840.2.06. (R2) Design and Development Standards. The following standards shall be
observed, subject to additional requirements, exceptions and modifications set forth in the city
code:
Subd. 1. The residential district standards, as required in Section 840.3, shall be observed.
Subd. 2. 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 sprinkler 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 30 32 feet.
SECTION 840.3 DESIGN AND DEVELOPMENT STANDARDS
FOR SINGLE- AND TWO-FAMILY RESIDENTIAL DISTRICTS
Section 840.3.01. Generally. The standards of this Section shall apply to the R-1 and R-2
districts, subject to requirements set forth in other sections of this ordinance. These standards are
established to achieve a high standard of development, to create vibrant and high quality
neighborhoods, and to protect the natural environment.
Section 840.3.02. Building Materials and Design.
Subd. 1. Building Materials. All exterior building materials shall be durable and consistent
with relevant codes, regulations, and other industry standards.
Subd. 2. 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
Ordinance No. ### 7
DATE
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.
Subd. 3. Utilities. Utilities shall be placed underground.
Section 840.3.03. Landscaping Requirements for the Development Site.
Subd. 1. 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.
Subd. 2. 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.
Subd. 3. 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.
Subd. 4. 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.
(a) 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.
(b) 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.
Subd. 5. 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 840.3.04. Landscaping Requirements for Individual Single-Family and Two-Family
Lots.
Subd. 1. 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.
Subd. 2. 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.
(a) 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.
(b) 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.
Subd. 3. Front Yard Trees. A minimum of two 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:
(a) 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.
(b) 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.
(c) Location. For single-family dwellings, both 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.
(d) 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.
(e) 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.
Ordinance No. ### 9
DATE
Subd. 4. 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.
Subd. 5. 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 840.3.05. Supplemental Requirements for Specific Uses within Single- and Two-
Family Residential Zoning Districts. 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. Accessory dwelling units
(a) No more than one accessory dwelling unit shall be located on a property. No
accessory dwelling unit shall be permitted upon a property on which a lodging
room or a second residential dwelling is located;
(b) Accessory dwelling units within the R1 (Single-Family Residential) or R2 (Two-
Family Residential) zoning districts shall be attached to the principal single
family structure;
(c) The lot must contain an existing single-family dwelling unit which conforms to
district regulations;
(d) The habitable area of the accessory dwelling unit shall not exceed the lesser of the
following: 1) 750 square feet for a one-bedroom unit; or 2) 1,000 square feet for a
two-bedroom unit; or 3) 40 percent of the habitable area of the principal single-
family dwelling;
(e) The accessory dwelling unit shall contain a minimum of 300 square feet of habitable
area;
(f) The accessory dwelling unit shall contain no more than two bedrooms;
(g) A minimum of one off-street parking space per bedroom shall be provided for the
accessory dwelling unit. These spaces shall not interfere with accessing the required
garage spaces for the principal single-family dwelling;
(h) No separate driveway or curb cut shall be permitted to serve the accessory dwelling
unit;
(i) No accessory dwelling unit shall be sold or conveyed separately from the principal
single-family dwelling;
Ordinance No. ### 10
DATE
(j) The property owner shall occupy either the principal single-family dwelling or the
accessory dwelling unit as their primary residence;
(k) Adequate utility services shall be available to serve the accessory dwelling unit.
(l) Any exterior stairway which accesses an accessory dwelling unit above the first floor
shall be located in a way to minimize visibility from the street and, to the extent
possible, from neighboring property. Such stairway shall incorporate a deck a
minimum of 27 square feet in area; and
(m) the city council may require compliance with any other conditions, restrictions or
limitations it deems to be reasonably necessary to protect the single-family
residential character of the surrounding area. A copy of the resolution approving
an accessory dwelling unit and describing the conditions, restrictions and
limitations on the use shall be recorded against the property.
SECTION III. Section 841.1 of the code of ordinances of the City of Medina is amended by
deleting the struck through language and adding the underlined language as follows:
SECTION 841.1 RESIDENTIAL-MID DENSITY (R3) DISTRICT
Section 841.1.01 Residential-Mid Density (R3) - Purpose. The purpose of the Residential-Mid
Density (R3) district is to provide a zoning district for a mix of townhome and smaller scale multi-
family residential development, designed in a way to protect the natural environment, to be well
buffered from adjacent lower density land uses, and to implement the objectives of the Medium
Density Residential land use in the city’s Comprehensive Plan.
Section 841.1.02. (R3) Permitted Uses. The following shall be permitted uses within the R3
district, subject to applicable provisions of the city code:
(1) Townhouse Dwellings, provided no structure contains more than six dwelling units
(2) Multiple Family Structures, provided that:
(a) No structure shall contain more than 16 dwelling units; and
(b) A development with one or more structures containing more than eight dwelling
units shall install a buffer yard with an opacity at least 0.1 greater than the
district requirements described by Section 828.31.
(3) Parks and Open Space
(4) Essential services
Ordinance No. ### 11
DATE
Section 841.1.03. (R3) Conditional Uses. The following shall be permitted within the R3 district,
subject to conditional use permit approval, the specific requirements established in Section
841.4.05, and other applicable provisions of the city code:
(1) Religious Institutions
(2) Educational Facilities
(3) Day Care Facilities serving 16 or fewer persons
(4) State Licensed Residential Facility, serving 16 or fewer persons
(5) Assisted Living Facilities and Nursing Homes
Section 841.1.04. (R3) Accessory Uses. The following accessory uses shall be permitted
within the R3 district, subject to applicable provisions of the city code and provided such use
is subordinate to and associated with a permitted or conditional use:
(1) Garages or detached private structures, except no such structure shall contain
components to constitute a separate complete dwelling unit
(2) Off-street parking
(3) Private swimming pools, sport courts, and other common recreational facilities
(4) Signs, subject to the requirements of the sign ordinance
(5) Solar Equipment, if affixed to a structure, and in compliance with Section 828.09 subd.
1 of the City Code.
Section 841.1.05. (R3) Lot Standards. The following standards shall be observed, 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: Development or redevelopment shall be consistent with
the density requirements of the Comprehensive Plan.
Subd. 2. Minimum Net Area per Unit: 8,7507,920 square feet per unit, except as modified
by Subd. 4 below.
Subd. 3. Maximum Net Area per Unit: 12,5008,700 square feet per unit
Subd. 4. Density Bonuses: 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 Area per Unit requirement above may be reduced
in accordance to the following, except that reductions shall not exceed 1,700 square feet of
Net Lot Area per unit so that the density after the bonus(es) must beare consistent with the
Comprehensive Plan.
(a) Affordable Housing (max. bonus reduction = 1.5 unit/acre1,700 square feet of Net Lot
Area per Unit). The density bonus shall be based on the proportion of units which
Ordinance No. ### 12
DATE
will be preserved as affordable housing and the nature of the restriction utilized to
maintain affordability.
(b) LEED Certification or similar (max. bonus reduction = 1.0 unit/acre1,220 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 = 1,220 square feet of Net Lot Area per
Unitbonus = 1.0 unit/acre). The density bonus shall be based on the water quality
improvements above those required by the city.
(d) Underground Parking (max. reduction = 1,220 square feet of Net Lot Area per
Unitbonus = 1.0 unit/acre). 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.
(e) Sound suppression (max. reduction = 660 square feet of Net Lot Area per Unitbonus =
0.5 unit/acre). In order to be eligible, the STC rating must be increased by ten from
that specified as the minimum in the Minnesota State Building Code.
(f) Oversized garages or lockable storage units (max. reduction = 350 square feet of Net
Lot Area per Unitbonus = 0.25 unit/acre). Additional storage must be at least 100
60 square feet for townhomes or 50 25 square feet for other uses.
(g) Common open space and shared recreational facilities (max. reduction = 350 square
feet of Net Lot Area per Unitbonus = 0.25 unit/acre)
Subd. 5. Minimum Setback from Perimeter of Site: 20 feet, except as modified below. This
setback shall apply to structures, parking, and recreational areas.
(a) Increase 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 40 feet.
(b) Increase 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, except as follows:
(i) Parking areas and recreational areas shall be exempt from this requirement.
(ii) Reduction of setback for side- or rear-load garage: The front yard setback may
be reduced to 15 feet if garage doors do not face the street and if garage
walls facing the street include a window or architectural elements to give
the appearance of living space.
(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: 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
Ordinance No. ### 13
DATE
regulations. However, in no case shall impervious surface coverage exceed 65 percent of
the lot area remaining after wetlands and stormwater ponds have been excluded.
Section 841.1.06. (R3) Design and Development Standards. The following standards shall be
observed, subject to additional requirements, exceptions and modifications set forth in the city
code:
Subd. 1. The design and development standards of Section 841.4 shall be observed.
Subd. 2. Maximum Building Height: Building height shall not exceed 32 feet.
(a) Additional height if sprinkled. The maximum building height shall be increased to 35
feet if the structure is equipped with a compliant fire sprinkler.
(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 30 32 feet.
SECTION 841.2 RESIDENTIAL MULTIPLE FAMILY (R4) DISTRICT
Section 841.2.01. Residential Multiple Family (R4) - Purpose. The purpose of the Residential
Multiple Family (R4) district is to provide a zoning district for a mix of townhome and multi-
family residential development, designed in a way to protect the natural environment, to be well
buffered from adjacent lower density land uses and to implement the objectives of the High
Density Residential land use in the city’s Comprehensive Plan.
Section 841.2.02. (R4) Permitted Uses. The following shall be permitted uses within the R4
district, subject to applicable provisions of the city code:
(1) Townhouse Dwellings, provided no structure contains more than twelve dwelling units
(2) Multiple Family Structures, provided that a development with one or more structures
containing more than 20 dwelling units shall install a buffer yard with an opacity at
least 0.1 greater than the district requirements described by Section 828.31.
(3) Parks and Open Space
(4) Essential services
Section 841.2.03. (R4) Conditional Uses. The following shall be permitted within the R4 district,
subject to conditional use permit approval, the specific requirements established in Section
841.4.05, and other applicable provisions of the city code:
Ordinance No. ### 14
DATE
(1) Religious Institutions
(2) Educational Facilities
(3) Assisted Living Facilities and Nursing Homes
(4) Day Care Facilities serving 16 or fewer persons
(5) State Licensed Residential Facility, serving 16 or fewer persons
Section 841.2.04. (R4) Accessory Uses. The following accessory uses shall be permitted
within the R4 district, subject to applicable provisions of the city code and provided such use
is subordinate to and associated with a permitted or conditional use:
(1) Garages or detached private structures, except no such structure shall contain
components to constitute a separate complete dwelling unit
(2) Off-street parking
(3) Private swimming pools, sport courts, and other common recreational facilities
(4) Signs, subject to the requirements of the sign ordinance
(5) Solar Equipment, if affixed to a structure, and in compliance with Section 828.09 subd.
1 of the City Code.
Section 841.2.05. (R4) Lot Standards. The following standards shall be observed, 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: Development or redevelopment shall be consistent with
the density requirements of the Comprehensive Plan.
Subd. 2. Minimum Net Lot Area per Unit: 3,400 square feet per unit
Subd. 3. Maximum Net Lot Area per Unit: 3,650 square feet per unit
Subd. 4. Density Bonuses: 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 = 500 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 = 230 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.
Ordinance No. ### 15
DATE
(c) Low impact development (max. reduction = 230 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
= 230 square feet of Net Lot Area per Unit).
(e) Sound suppression (max. reduction = 230 square feet of Net Lot Area per Unit). In
order 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 = 340 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.
(h) Common open space and shared recreational facilities (max. reduction = 230 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: 20 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 40 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
40 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) Minor Collector Roadway: 50 feet
(d) Major Collector or Arterial Roadway: 50 feet
Subd. 7. Minimum Setbacks between buildings within a development: 30 feet or the average
height of the two structures, whichever is greater
Subd. 8. Maximum Impervious Surface Coverage: 60 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
Ordinance No. ### 16
DATE
treatment regulations. However, in no case shall impervious surface coverage exceed 70
percent of the lot area remaining after wetlands and stormwater ponds have been excluded.
Section 841.2.06. (R4) Design and Development Standards. The following standards shall be
observed, subject to additional requirements, exceptions and modifications set forth in the city
code:
Subd. 1. The design and development standards of Section 841.4 shall be observed.
Subd. 2. 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.
SECTION 841.3 RESERVED
SECTION 841.4 DESIGN AND DEVELOPMENT STANDARDS
FOR MID DENSITY AND MULTIPLE FAMILY RESIDENTIAL DISTRICTS
Section 841.4.01. Generally. The standards of this Section shall apply to the R3 and R4 zoning
districts, subject to requirements set forth in other sections of this ordinance. These standards are
established to achieve a high standard of development, to create vibrant and high quality
neighborhoods, and to protect the natural environment.
Section 841.4.02. Building Materials and Design.
Subd. 1. Building Materials.
(a) Generally. All exterior building materials shall be durable and consistent with
relevant codes, regulations, and other industry standards.
(b) 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.
(c) 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
concrete or others approved by the city.
Subd. 2. 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.
Subd. 3. 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
Ordinance No. ### 17
DATE
may include varying building height, building setback, building orientation, roof pitch, roof
design, or significant differences in building materials/design.
Subd. 4. 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.
Subd. 5. 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 dwelling unit shall be screened as follows:
(a) 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.
(b) 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.
Subd. 6. Trash and Recycling Facilities.
(a) Trash and recycling bins for individual dwelling units shall be stored so not to be
prominently visible from streets or neighboring units.
(b) 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.
Section 841.4.03. Landscaping Requirements.
Subd. 1. 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
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.
Subd. 2. Building Setting. At least 10 feet of 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.
Ordinance No. ### 18
DATE
Subd. 3. 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.
Subd. 4. 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.
(a) Size. Deciduous trees shall not be less than two caliper inches measured four feet off
ground, and coniferous trees shall not be less than five feet in height.
(b) Location. Tree location shall be approved by the city prior to planting.
(c) 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.
(d) 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.
Subd. 5. 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.
(a) Size. Trees shall not be less than one and one-half caliper inches measured four feet
off ground.
(b) Location. Tree location shall be approved by the city prior to planting.
(c) 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.
Subd. 6. 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.
Subd. 7. 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.
(a) Landscaping at least 12 feet in width shall separate parking lots into cells of no more
than 120 stalls.
(b) Landscaping shall break up rows of parking approximately every 20 spaces.
(c) Species selection shall be guided by soils conditions and plantings shall be designed in
a way which increases the likelihood of long-term survival.
Ordinance No. ### 19
DATE
(d) Where practical, the landscaping areas shall be designed to receive stormwater runoff
from the adjacent parking area.
Subd. 8. 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.
Subd. 9. 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.
(a) 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.
(b) 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.
Subd. 10. 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 841.4.05. Supplemental Requirements for Specific Uses within the R-3 and R-4
Residential Zoning Districts. 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;
(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.
Ordinance No. ### 20
DATE
(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;
(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;
Ordinance No. ### 21
DATE
(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;
(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.
Ordinance No. ### 22
DATE
(e) 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.
(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. 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 roadway;
(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;
(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.
Ordinance No. ### 23
DATE
SECTION IV. This ordinance shall become effective upon its adoption and publication.
Adopted by the Medina city council this __ day of ________, 2018.
______________________________
Bob Mitchell, Mayor
Attest:
___________________________________
Jodi M. Gallup, City Clerk
Published in the Crow River News on the ___ day of ______, 2018.
EExxcceerrppttss ffrroomm ddrraafftt 22002200--22004400 CCoommpp PPllaann-- LLaanndd UUssee CChhaapptteerr ((55))
FFuuttuurree LLaanndd UUssee PPllaann PPrriinncciipplleess
TThhee FFuuttuurree LLaanndd UUssee PPllaann gguuiiddeess tthhee ddeevveellooppmmeenntt ooff MMeeddiinnaa tthhrroouugghh 22004400,, aanndd wwiillll bbee uusseedd ttoo
iimmpplleemmeenntt tthhee CCiittyy’’ss ggooaallss,, ssttrraatteeggiieess aanndd ppoolliicciieess.. TThhee PPllaann iiss gguuiiddeedd bbyy tthhee VViissiioonn aanndd
CCoommmmuunniittyy GGooaallss aass ffuurrtthheerreedd bbyy tthhee ffoolllloowwiinngg pprriinncciipplleess::
DDeevveellooppmmeenntt PPaatttteerrnnss aanndd NNeeiigghhbboorrhhoooodd FFoorrmm
EEnnccoouurraaggee ooppeenn ssppaacceess,, ppaarrkkss aanndd ttrraaiillss iinn aallll nneeiigghhbboorrhhoooodd ddeevveellooppmmeennttss.. SSuurrvveeyyss
iinnddiiccaattee tthhaatt aa hhiigghh qquuaalliittyy ooff lliiffee iiss ffoouunndd wwhheenn rreessiiddeennttss hhaavvee vviissuuaall aacccceessss ttoo ggrreeeenn
ssppaacceess..
CCrreeaattee nneeiigghhbboorrhhooooddss wwiitthh aa vvaarriieettyy ooff hhoouussiinngg ttyyppeess tthhaatt aarree wweellll ccoonnnneecctteedd wwiitthh
rrooaaddss,, ttrraaiillss oorr ssiiddeewwaallkkss..
MMaaiinnttaaiinn tthhee iinntteeggrriittyy ooff rruurraall nneeiigghhbboorrhhooooddss aanndd pprroommoottee ddeevveellooppmmeenntt ppaatttteerrnnss
ccoonnssiisstteenntt wwiitthh eexxiissttiinngg rruurraall rreessiiddeennttiiaall ddeevveellooppmmeenntt..
RReeccooggnniizzee nneeiigghhbboorrhhoooodd cchhaarraacctteerriissttiiccss aanndd pprroommoottee nneeww ddeevveellooppmmeenntt ccoommppaattiibbllee iinn
ssccaallee,, aarrcchhiitteeccttuurraall qquuaalliittyy aanndd ssttyyllee wwiitthh eexxiissttiinngg nneeiigghhbboorrhhooooddss..
SSttaaggee rreessiiddeennttiiaall ggrroowwtthh ttoo mmiinniimmiizzee tthhee aammoouunntt ooff aaddjjaacceenntt ddeevveellooppmmeennttss wwhhiicchh ooccccuurr
wwiitthhiinn tthhee ssaammee ttiimmee ppeerriioodd..
GGuuiiddee ddeennssiittyy ttoo aarreeaass wwiitthh pprrooxxiimmiittyy ttoo eexxiissttiinngg iinnffrraassttrruuccttuurree aanndd ffuuttuurree
iinnffrraassttrruuccttuurree aavvaaiillaabbiilliittyy..
CCoonncceennttrraattee hhiigghheerr ddeennssiittyy ddeevveellooppmmeenntt nneeaarr sseerrvviiccee oorriieenntteedd bbuussiinneesssseess ttoo hheellpp
pprroommoottee wwaallkkaabbiilliittyy..
CCoonnssiiddeerr ppllaannnneedd ddeevveellooppmmeenntt iinn ssuurrrroouunnddiinngg ccoommmmuunniittiieess wwhheenn mmaakkiinngg llaanndd uussee
ddeecciissiioonnss iinn tthhee CCiittyy..
RRooaadd PPaatttteerrnnss
RReeccooggnniizzee rreeggiioonnaall hhiigghhwwaayy ccaappaacciittyy aanndd ppllaannnneedd iimmpprroovveemmeennttss,, aalloonngg wwiitthh uussee
ffoorreeccaassttss,, aass mmaajjoorr ffaaccttoorrss iinn ppllaannnniinngg ffoorr ggrroowwtthh aanndd llaanndd uussee cchhaannggeess..
EEssttaabblliisshh ccoolllleeccttoorr ssttrreeeettss wwiitthh ggoooodd ccoonnnneeccttiioonnss tthhrroouugghh tthhee ccoommmmuunniittyy’’ss ggrroowwtthh aarreeaass..
PPrroommoottee ttrraaiillss aanndd ssiiddeewwaallkk aacccceessss nneeaarr rrooaaddss aanndd tthhoorroouugghhffaarreess ttoo eennccoouurraaggee mmuullttii--
mmooddaall ttrraannssppoorrttaattiioonn cchhooiicceess..
CCoonnssiiddeerr ooppppoorrttuunniittiieess ttoo iimmpprroovvee nnoorrtthh--ssoouutthh ttrraavveell wwiitthhiinn tthhee CCiittyy..
OOppeenn SSppaacceess aanndd NNaattuurraall RReessoouurrcceess
PPrreesseerrvvee nnaattuurraall rreessoouurrcceess tthhrroouugghhoouutt tthhee ccoommmmuunniittyy aanndd pprroovviiddee eedduuccaattiioonnaall
ooppppoorrttuunniittiieess ttoo rreessiiddeennttss ttoo hheellpp tthheemm uunnddeerrssttaanndd tthhee vvaalluuee ooff nnaattuurraall aarreeaass..
PPrreesseerrvvee ooppeenn ssppaacceess aanndd nnaattuurraall rreessoouurrcceess..
PPrrootteecctt wwooooddeedd aarreeaass aanndd eennccoouurraaggee iimmpprroovveemmeenntt ooff eexxiissttiinngg rreessoouurrcceess aanndd
rreeffoorreessttaattiioonn.. EEvvaalluuaattee eexxiissttiinngg wwooooddllaanndd pprrootteeccttiioonnss aanndd ssuupppplleemmeenntt aass nneecceessssaarryy..
SSuuppppoorrtt tthhee gguuiiddeelliinneess iiddeennttiiffiieedd iinn tthhee OOppeenn SSppaaccee RReeppoorrtt ttoo pprreesseerrvvee tthhee CCiittyy’’ss
nnaattuurraall ssyysstteemmss..
BBuussiinneessss DDiissttrriiccttss aanndd CCoommmmeerrcciiaall AArreeaass
FFooccuuss sseerrvviiccee bbuussiinneesssseess aanndd ddeevveellooppmmeenntt nneeaarr uurrbbaann rreessiiddeennttiiaall ddeennssiittiieess aanndd aalloonngg
pprriimmaarryy ttrraannssppoorrttaattiioonn ccoorrrriiddoorrss..
PPrroovviiddee ccoonnnneeccttiioonnss bbeettwweeeenn rreessiiddeennttss aanndd ccoommmmeerrcciiaall aarreeaass aanndd pprroommoottee bbuussiinneesssseess
wwiitthhiinn mmiixxeedd--uussee aarreeaass..
WWoorrkk ttoo ccrreeaattee jjoobb ooppppoorrttuunniittiieess iinn tthhee ccoommmmuunniittyy ffoorr MMeeddiinnaa rreessiiddeennttss ttoo rreedduuccee
ttrraaffffiicc aanndd ccoommmmuuttiinngg ddeemmaannddss..
EEmmpphhaassiizzee sseerrvviiccee aanndd rreettaaiill uusseess wwhhiicchh sseerrvvee tthhee nneeeeddss ooff tthhee llooccaall ccoommmmuunniittyy aanndd
pprroovviiddee ooppppoorrttuunniittiieess ffoorr tthhee ccoommmmuunniittyy ttoo ggaatthheerr..
SSuuppppoorrtt bbuussiinneessss ddeevveellooppmmeenntt wwiitthh aa ccoorrppoorraattee ccaammppuuss ssttyyllee wwhhiicchh pprroovviiddeess ooppeenn
ssppaacceess aanndd pprrootteeccttss nnaattuurraall rreessoouurrcceess..
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.
3. Restrict urban development to properties within the sewer service boundary.
4. Regulate land within the Mixed Residential land use to provide opportunities for
residential development with a density in excess of 8 units/acre. Flexibility is
purposefully provided within the land use to support opportunities for a single project to
provide both low- and high- density housing or for multiple developers to partner on
independent projects within a Mixed Residential area.
5. Encourage green building practices such as Leadership in Energy and Environmental
Design (LEED) principles in neighborhood planning and residential building and low
impact development design standards.
6. Regulate the rate and location of development in keeping with availability of public
facilities and the City's stated goals, including the undesignated MUSA and growth
strategies.
7. Restrict commercial and business development to areas designated in this Plan.
8. Protect property within the City's MUSA boundary from development prior to the
provision of urban services that will hinder future division.
9. Create flexible zoning standards that would allow for innovative arrangements of homes,
conservation easements, or other creative land use concepts that preserve the City's open
space and natural features.
10. Promote attractive, well-maintained dwellings on functional, clearly marked roads, with
adequate facilities and open space.
11. Emphasize resident and pedestrian safety.
12. Encourage a controlled mix of densities, housing types, age groups, economic levels, lot
sizes, and living styles that are of appropriate scale and consistent with appropriate land
use, market demands, and development standards.
13. Establish design criteria for platting and developing site plans which will be compatible
with surrounding physical features, existing land uses and the preservation of
ecologically significant natural resources.
14. Establish standards for higher density residential development so that such development
is compatible with surrounding uses. Such standards may include enclosed parking,
green space, landscape buffering and height limitations.
15. Require utilities to be placed underground wherever possible for reasons of aesthetic
enhancement and safety.
16. Plan interconnections between separate developments to encourage shared road use to
reduce costs and minimize the amount of road surface required.
17. Require planning of trails and walkway systems in the early design stages of all new
development so that residential areas are provided safe access to parks and open space.
18. In urban residential zones with sanitary sewer service permit higher density in PUD’s in
exchange for (1) reduced land coverage by buildings, (2) provision of more multi-family
units; and, (3) sensitive treatment of natural resources.
19. Implement standards for lot sizes and setbacks which recognize the development
characteristics and natural resources of each existing neighborhood.
20. Regulate noise, illumination, and odors as needed to protect residential neighborhoods
and to maintain public health and safety.
HIGHWAY 55
")55
")24
")19
")101
")116
")11
")24
")19
£¤12
H A M E L R D
M E D IN A R D
PIONEER TRL
TAMARACK DRWILLOW DRHACKAMORE RD
ARROWHEAD DRH
O
M
E
S
T
E
A
D T
R
L
CHIPPEWA RD
HUNTER DRPARKVIEW DRBROCKTON LN NMEANDER RD
EVERGREEN RD
BROCKTON LN NCHIPPEWA RD
WILLOW DRWILLOW DRHUNTER DR")55
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
HIGHWAY 55
")55
")24
")19
")101
")116
")11
")24
")19
£¤12
H A M E L R D
M E D IN A R D
PIONEER TRL
TAMARACK DRWILLOW DRHACKAMORE RD
ARROWHEAD DRH
O
M
E
S
T
E
A
D T
R
L
CHIPPEWA RD
HUNTER DRPARKVIEW DRBROCKTON LN NMEANDER RD
EVERGREEN RD
BROCKTON LN NCHIPPEWA RD
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 5-4Development 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
Katrina
Independence
Medina
Spurzem
Peter
School Lake
Holy Name
Half Moon
Wolsfeld
Mooney
Winterhalter
Krieg
Miller
Thies
Ardmore
Hidden Lake
HAMEL
PIO
N
EE
R
H
O
M
E
S
T
E
A
DTOM AHAWKCHIPPEWA
PARKVIEWWILLOWCOUNTY ROAD 19COUNTY ROAD 116MEDINAMOHAWKNAVAJO
HIGHWAY 55
TOWNLINETAMARACKCHESTNUT
COUNTY ROAD 24 ARROWHEADHUNTERCHEYENNE COUNTY ROAD 101BROCKTONCOUNTY ROAD 11
CLYDESDALE
HOL
Y NAMEHACKAMORE
H O L L Y B U S H
MORNINGSIDE
H A M E LCOUNTY ROAD 19WILLOWHIGHWAY 55
PI
ONEERCOUNTY ROAD 24
CHIPPEWA
ARROWHEADCOUNTY ROAD 19WILLOWHIGHWAY 55
M E D I N A M E D IN A
HAMEL
WILLOWTAMARACKHUNTERZoning Map(Residential)
0 0.25 0.5 0.75 1Miles
Please contact the Planning Department (763-473-4643) for more information regarding property within PUDs (Planned Unit Developments)
Map Updated: November 2, 2017Current to Ordinance #608
Legend
Non-Residential (see reverse)
Agricultural Preserve (AG)
Rural Residential (RR)
Rural Residential 1 (RR1)
Rural Residential 2 (RR-2)
Rural Residential-Urban Reserve (RR-UR)
Suburban Residential (SR)
Urban Residential (UR)
Single Family Residential (R1)
R1 - rezoning pending
Single and Two-Family Residential (R2)
R2- rezoning pending
Residential-Mid Density (R3)
Multiple Family Residential (MR)
Mixed Use (MU)
Uptown Hamel 1 (UH-1)
Uptown Hamel 2 (UH-2)
Planned Unit Development (PUD)
Katrina
Independence
Medina
Spurzem
Peter
School Lake
Holy Name
Half Moon
Wolsfeld
Mooney
Winterhalter
Krieg
Miller
Thies
Ardmore
Hidden Lake
HAMEL
PIO
N
EE
R
H
O
M
E
S
T
E
A
DTOM AHAWKCHIPPEWA
PARKVIEWWILLOWCOUNTY ROAD 19COUNTY ROAD 101COUNTY ROAD 116MEDINAMOHAWKNAVAJO
HIGHWAY 55
TOWNLINETAMARACKCHESTNUT
COUNTY ROAD 24 ARROWHEADHUNTERCHEYENNE BROCKTONCOUNTY ROAD 11
CLYDESDALE
HOL
Y NAMEHACKAMORE
H O L L Y B U S H
EVERGREEN
MORNINGSIDE
H A M E L
C LY D E S D A L ECOUNTY ROAD 19WILLOWHIGHWAY 55
PI
ONEERCOUNTY ROAD 24
CHIPPEWA
ARROWHEADCOUNTY ROAD 19WILLOWHIGHWAY 55
M E D I N A M E D IN A
HAMEL
WILLOWTAMARACKHUNTERZoning Map
0 0.25 0.5 0.75 1Miles
Please contact the Planning Department (763-473-4643) for more information regarding property within PUDs (Planned Unit Developments)
Map Updated: November 2, 2017Current to Ordinance #608
(Non-Residential)
PUD (Non-Res)
Legend
Residential - see reverse
Agricultural Preserve (AG)
Rural Residential-2 (RR-2)
Mixed Use (MU)
Uptown Hamel-1 (UH-1)
Uptown Hamel-2 (UH-2)
Public/Semi-Public (PS)
Rural Public/Semi-Public (RPS)
Business Park (BP)
Business (B)
Industrial Park (IP)
Commercial-Highway (CH)
Commercial Highway-Railroad (CH-RR)
Commerial-General (CG)
Rural Business Holding (RBH)
Rural Commercial Holding (RCH)
Sanitary Landfill (SL)