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HomeMy Public PortalAbout04-12-2016 POSTED IN CITY HALL April 8, 2016 PLANNING COMMISSION AGENDA TUESDAY, APRIL 12, 2016 7:00 P.M. CITY HALL (2052 County Road 24) 1. Call to Order 2. Public Comments on items not on the agenda 3. Update from City Council proceedings 4. Planning Department Report 5. Approval of Draft Minutes for March 8, 2016 Planning Commission meeting. 6. Public Hearing - Dellcroft – PUD Concept Plan for a subdivision of 131 single family lots and 30 townhomes west of Arrowhead Drive, north and south of Hamel Road. 7. Public Hearing - Clydesdale Market Place, LLC – Amendment to Planned Unit Development adjacent to 345 Clydesdale Trail to construct a larger replacement monument sign closer to Highway 55. 8. Update on Comprehensive Plan Update Process 9. Council Meeting Schedule 10. Adjourn 1 CITY OF MEDINA 1 PLANNING COMMISSION 2 DRAFT Meeting Minutes 3 Tuesday March 8, 2016 4 5 1. Call to Order: Chairperson V. Reid called the meeting to order at 7:00 p.m. 6 7 Present: Planning Commissioners Chris Barry, Randy Foote, Kim Murrin, Robin Reid, 8 Victoria Reid, and Janet White. 9 10 Absent: Todd Albers. 11 12 Also Present: City Planner Dusty Finke. 13 14 2. Public Comments on Items not on the Agenda 15 16 None. 17 18 3. Update from City Council Proceedings 19 20 Councilmember Anderson stated that from a land use planning perspective the Council 21 approved the Final Plat of the Enclave at Brockton 6th Addition and also annexed the small 22 parcel of property into the Tomann Preserve. He noted that the largest focus of the City in 23 the past six to eight weeks has been the Comprehensive Plan and advised that a draft version 24 would soon be available for review. He stated that the Steering Committee welcomes any 25 comments from the Commission and the residents. 26 27 4. Planning Department Report 28 29 Finke provided an update. 30 31 5. Approval of the January 12, 2016 Draft Planning Commission Meeting Minutes. 32 33 Motion by Foote, seconded by Murrin, to approve the January 12, 2016, Planning 34 Commission minutes with the noted changes. Motion carries unanimously. (Absent: Albers) 35 36 6. Clydesdale Market Place, LLC – Amendment to Planned Unit Development 37 at 345 Clydesdale Trail to Replace Existing Monument Sign (PID #12-118-38 23-24-0026 and #12-118-23-13-0036) 39 40 7. Ordinance Amendment to Chapter 8 of the City Code Regarding Exterior Building 41 Materials and Architectural Standards in the Uptown Hamel-1 and Uptown Hamel-2 42 Zoning Districts 43 44 Finke stated that this amendment arose through the discussions for Hamel Brewery, noting 45 that through that discussion the Commission expressed support for adding cement fiberboard 46 siding as an allowable material to the Uptown Hamel zoning districts. He noted that a similar 47 amendment was recently made to allow the material in the rural residential zoning district. 48 49 V. Reid opened the public hearing at 7:10 p.m. 50 51 No comment made. 52 2 53 V. Reid closed the public hearing at 7:11 p.m. 54 55 Motion by R. Reid, seconded by White, to recommend adoption of the ordinance regarding 56 exterior building materials in the Uptown Hamel zoning districts. Motion approved 57 unanimously. (Absent: Albers) 58 59 8. Wealshire of Medina – Site Plan Review for Construction of 150 Resident Memory Care 60 Facility – NW Mohawk Drive and Chippewa Road 61 62 V. Reid stated that this is the third time this application has come before the Commission and 63 asked if the Commission should review this as a new application or whether the background 64 information should be considered. 65 66 Finke suggested the latter option, as the Commission has already approved and commented 67 on the plans. He noted that since the last reviews some of the items have been amended and 68 some of the conditions have been met. He highlighted the two largest changes noting that 69 there were 20 to 26 underground parking spaces proposed in the first two reviews and advised 70 that the applicant is no longer seeking the underground parking for cost reasons and will 71 instead provide additional at grade parking for the site. He stated that the applicant is also 72 proposing to create the fire lane in gravel rather than bituminous, for cost saving purposes. 73 He noted that there is nothing in the building code, which requires the fire lane to be 74 composed of gravel. 75 76 R. Reid asked and received confirmation that the fire lane would be required to be plowed in 77 the winter months. 78 79 Foote stated that the impervious surface is well below the maximum and asked if that 80 increased with the creation of the additional at grade parking spaces. He asked if additional 81 parking would be created along with future phases. 82 83 Finke stated that the impervious surface did increase with the parking area. He identified a 84 future parking area and noted that the facility would be slightly over parked in the first phase. 85 86 Foote asked if the gravel fire lane would remain gravel or whether that would be paved in 87 future phases. 88 89 Finke stated that staff is not recommending a condition to that nature but noted that the 90 applicant may choose to do that in future phases if funding allows. 91 92 Murrin asked if the extended parking caused the decrease in agricultural land that would be 93 available for farming. 94 95 Finke replied that the reduction in farmable land is a result of the wetland mitigation required. 96 97 V. Reid asked if the parking setback specified would apply to the eastern portion of the site. 98 99 Finke stated that the width of the right-of-way width be accounted within that setback. 100 101 V. Reid stated that perhaps additional landscaping would be desired between the site and the 102 adjacent low-density residential area. She identified an item on the plan and asked if it was a 103 berm. 104 105 3 Finke replied that the item is actually a ditch. 106 107 Corey Wiskow, representing the Wealshire of Bloomington, stated that he was present to 108 answer any questions. He noted that questions regarding the landscaping would most likely 109 be better answered by the Civil Engineer for the project, Rob Olson. He noted that there is a 110 landscaping berm in another area of the project. 111 112 V. Reid stated that she would like to see additional landscaping on the eastern border of the 113 property. 114 115 Finke noted that there are boulevard trees included in the landscaping plan that would go 116 between the parking area and right-of-way. He stated that the Commission could make an 117 additional condition if desired. 118 119 Wiskow stated that if the Commission desires shrubs, they can easily be installed, noting that 120 it is in their best interest as the applicant to make the site pleasant and attractive. He stated 121 that when they developed the plans their wish list included underground parking but noted 122 that as the bids come in the cost is too high to proceed with that element. He noted that the 123 cost for 22 underground parking stalls would have been between $800,000 and $950,000. He 124 stated that the cost would never be recaptured and therefore a value decision had to be made 125 and that is why the decision was made to place additional parking on the east side of the site. 126 127 Barry asked if the loading dock would be a smaller space now that the underground parking 128 will be eliminated. 129 130 Wiskow explained that when the underground parking was removed they also needed to 131 change the way trucks would deliver materials. He stated that the garage door would be 132 removed and replaced with a double door for loading. He stated that in regard to the gravel 133 fire lane, there would most likely only be a gator style ATV traveling the fire lane for 134 maintenance and the only time a full vehicle would travel the fire lane would be if a fire 135 vehicle used that access. 136 137 Finke stated that if dust is a concern a condition could be added regarding dust control. 138 139 Wiskow agreed that the dust would create a condition for them as well and feel that there 140 would be no traction that would create dust on that fire lane. 141 142 Councilmember Peterson asked if the gravel fire lane would be a nine-ton capacity roadway 143 to support fire vehicles. 144 145 Finke confirmed that the fire lane would be constructed to the required capacity. 146 147 Councilmember Peterson noted that the road does not have a bypass at this time. He stated 148 that he does support the request for additional landscaping. 149 150 Finke replied that while the turn lane improvements are not required at this time there is a 151 petition and waiver agreement for the future construction of that element if deemed necessary 152 in the next decade. 153 154 Wiskow stated that in regard to the farm land there would just not be enough usable space 155 with the additional wetland mitigation efforts. 156 157 4 Murrin stated that she is in favor of the project as proposed, as the saved expense from the 158 underground parking could be better invested into the site. She stated that she did not have 159 concern with the gravel fire lane as the applicant would also have incentive to control the 160 dust. 161 162 R. Reid stated that she is in favor of the project and believed that senior aged living would be 163 a great asset to Medina. 164 165 White agreed that she also supports the project, noting that she would like to see a more 166 detailed landscaping plan to occur with phase one. 167 168 Finke stated that there is a condition included that addresses the need for a fully developed 169 landscaping plan and noted that he can adjust the condition to require more robust 170 landscaping along the eastern side of the property with the first phase. 171 172 Barry stated that he allow supports the project and believed that it would be a great addition 173 to the community. He also supported the request for a more robust landscaping plan 174 available for the City Council review. 175 176 Foote echoed the comments thus far and also supported a more robust landscaping plan. 177 178 Motion by Murrin, seconded by Foote, to recommend approval of the Wealshire of Medina 179 Site Plan review for the construction of a 150 resident memory care facility subject to the 180 conditions recommended in the staff report and with increased shrubbery on the eastern side 181 of the parking lot. Motion approved unanimously. (Absent: Albers) 182 183 9. Update on Comprehensive Plan Update Process 184 185 Finke noted that although the City has until 2018 to complete the Comprehensive Plan 186 update, the process is already underway. He explained that the City wants to get through the 187 process as expeditiously as possible in order to reflect the reduced forecasting from the 188 Metropolitan Council. He stated that there are multiple methods in which the Commission 189 and residents can provide input on the mission, vision, goals and policy. He stated that the 190 Steering Committee and staff attempted to use the vision and goals and apply those to the 191 land use concept. He advised of the reviews that are currently underway by the engineering 192 staff to determine if the infrastructure would support the land use concept. He stated that 193 feedback and the input received in the interim will be reported back to the Steering 194 Committee on April 21st. He stated that the land use map has not been released for wide 195 distribution as the intent was to first receive comments from the Planning Commission and 196 City Council. He stated that the system statements from the Metropolitan Council were also 197 summarized and reviewed the bullet point items. He stated that while the intent of the City is 198 to maintain the rural character, the City must also meet the mandates as outlined by the 199 Metropolitan Council. He stated that the Steering Committee has emphasized their 200 discussion on residential areas thus far in the land use discussion. He provided the different 201 lot sizes for residential land uses and noted comparison developments that exist in the City 202 with those different lot sizes, noting that the plan utilizes mostly low and mixed density 203 residential. 204 205 R. Reid noted the southwest corner off Baker Road that identifies high density residential and 206 asked what that type of development would look like, specifically whether those would be 207 high-rise apartments. 208 209 5 Finke provided an example of the Gramercy building, which is ten units per acre, noting that 210 there is a lot of green space around that building. He explained that when density increases 211 there is a correlation between the height of the building and how much space it takes up on 212 the lot noting that higher buildings could have more green space. 213 214 R. Reid noted that the beginning paragraph of the Comprehensive Plan should be rewritten. 215 She believed the first statement was too blunt and needed wordsmithing. 216 217 Murrin stated that in referenced to the vision statement, the first sentence, suggesting that it 218 read Medina is one united community rather than one community; she provided some 219 grammatical suggestions. She stated that it would also be helpful to have the existing land 220 use plan for comparison purposes. 221 222 R. Reid stated that the land use map from the existing Comprehensive Plan can be found on 223 the City website. 224 225 Murrin asked the average unit per acre currently in the City. 226 227 Finke replied that the existing Comprehensive Plan identified 3.0015 units per acre and noted 228 that the existing average in the City is roughly short of two units per acre. 229 230 Murrin asked what would happen if the City does not follow the mandates from the 231 Metropolitan Council. 232 233 Finke replied that the Metropolitan Council would then not approve the Comprehensive Plan 234 and would ultimately sue the City and take them to State court, similar to Lake Elmo in the 235 last round of Comprehensive Plan updates. 236 237 V. Reid stated that the words in the vision and mission statement are words that can be 238 amended along the way. She stated that she would like to have input on the goals and 239 concepts. 240 241 Murrin stated that she is in agreement with the goals and that is why she only had 242 grammatical corrections. 243 244 V. Reid noted that is what she is looking for so that she can say confidently to the Steering 245 Committee that the Planning Commission supports the proposed concepts and goals. She 246 confirmed the consensus of the Commission supporting the goals and concepts. 247 248 Finke displayed a map, which identifies the properties that could develop or redevelop. 249 250 R. Reid stated that it appears that there is a fair amount of general business planned and asked 251 if that is actually the anticipated amount. 252 253 Finke agreed that there is a fair amount of acreage identified but noted that the development 254 would be dependent on the market regardless of what is done on with land use. He noted that 255 if you make too much land available there will be a correlation with lower land prices, while 256 if not enough land is made available there will be a correlation with higher than desirable 257 land prices. He provided additional clarification on the lot size for low density residential. 258 He noted that there are larger amounts of low density residential and general business 259 identified in the land use concept and summarized some of the discussion points of the 260 Steering Committee during the land use concept discussions. He stated that the land use 261 concept fulfils 931 units of the 951 that would be required under the Metropolitan Council 262 6 forecasts. He believed that would be consistent with the forecasts from the Metropolitan 263 Council and noted that some of the developments could come forward with slightly higher 264 density than the minimum identified in the concept. 265 266 V. Reid identified an area that was changed in land use since the last meeting of the Steering 267 Committee, which she believed would be able to support a big box store in its current 268 manner. 269 270 Finke stated that he attempted to match the discussion of the Steering Committee to 271 purposely not support large commercial development, such as big box stores. He did not 272 believe there would be sufficient space in that location for that type of development but noted 273 that he could shorten up that land use band if needed. He explained that staff was directed to 274 intentionally not create a space which would allow for big box development. He discussed 275 methods in which development could be spread into different areas and how sewer and water 276 availability would impact those decisions. He noted that a number of the commercial and 277 industrial guided properties remain in the same land use, they simply have just not developed. 278 279 R. Reid stated that this is minimal impact that would not negatively impact the community 280 and would instead enhance the community. 281 282 10. Council Meeting Schedule 283 284 Finke advised that the Council will be meeting the following Tuesday. 285 286 R. Reid volunteered to attend the meeting. 287 288 11. Adjourn 289 290 Motion by Murrin, seconded by Barry, to adjourn the meeting at 8:30 p.m. Motion carried 291 unanimously. 292 Clydesdale Market Place, LLC Page 1 of 6 April 12, 2016 PUD Amendment for Larger Freestanding Sign Planning Commission Meeting MEMORANDUM TO: Planning Commission FROM: Debra Peterson, Associate Planner DATE: April 8, 2016 MEETING: April 12, 2016 Planning Commission SUBJ: Clydesdale Market Place, LLC – PUD Amendment for Larger Sign – 345 Clydesdale Trail Review Deadline Complete Application Received: March 16, 2016 Review Deadline: May 15, 2016 Overview of Request Clydesdale Market Place, LLC has requested a Planned Unit Development (PUD) Amendment to construct a freestanding sign 317.6 square feet in area and 29’.2” in height at the NE corner of 55/Clydesdale Trail (Outlot B, Medina Clydesdale Market Place). The freestanding sign is proposed to be closer to State Highway 55 than the existing sign located on the Goddard School lot along retaining wall (proposed to be removed). The subject property is zoned PUD along with the properties to the north, east and west. The properties south of Hwy 55 are zoned Commercial Highway-Railroad. The property is shown below: Clydesdale Market Place, LLC Page 2 of 6 April 12, 2016 PUD Amendment for Larger Freestanding Sign Planning Commission Meeting Planned Unit Developments PUD provisions are established to provide comprehensive procedures and standards designed to allow greater flexibility in the development of neighborhoods and/or nonresidential areas by incorporating design modifications and allowing for a mixture of uses. PUD Summary The property is currently zoned PUD and in order to make modifications from the PUD, an Amendment is required. Under the PUD, the Commission and Council have the ability to approve a larger sign than what is otherwise allowed by Code or previous PUD. The original PUD approved an Overall Master Signage Plan for the area, which is attached for review. Within that, it approved two freestanding signs, a Monument Sign and an Identify Tower with specifications shown below: Identity Tower: 120 Square feet in sign area (one side) and 18 Feet in Height located just east of Verizon/Caribou Monument Sign: 86.7 Square feet in sign area (one side) and 10 Feet in Height located along retaining wall just west of the Goddard School Allocation: Restriction of 21.75 Square feet per tenant Tenant Spaces: Only four tenants are allowed to be advertised on monument sign The PUD consists of six lots with multiple tenants. The lots have the following occupants: 1. Target 2. OfficeMax 3. Great Clips 4. 9Round 5. Dover Saddlery 6. Jenson’s Liquor 7. Dental Office 8. Vacant Tenant Space 9. Wells Fargo 10. The Goddard School (under construction) 11. Verizon Wireless 12. Caribou Coffee Clydesdale Market Place, LLC Page 3 of 6 April 12, 2016 PUD Amendment for Larger Freestanding Sign Planning Commission Meeting The Monument Sign to be removed currently has four tenants advertised on the sign (Wells Fargo, Great Clips, 9Round, and OfficeMax). The Overall Master Sign Plan restricts the number and size of each tenant on the sign, but did not say which tenants were allowed on the monument sign. Below are pictures of the monument sign from Clydesdale Trail and a closer picture standing in the right-of-way. Clydesdale Market Place, LLC Page 4 of 6 April 12, 2016 PUD Amendment for Larger Freestanding Sign Planning Commission Meeting The Identify Tower has only two tenants advertised which are Target and OfficeMax and the users to be displayed on the sign were identified on the Overall Master Sign Plan. The picture below is taken from the Target parking lot across Clydesdale Trail. Clydesdale Market Place, LLC Page 5 of 6 April 12, 2016 PUD Amendment for Larger Freestanding Sign Planning Commission Meeting Current Regulations for Freestanding Signs In the Commercial Highway Zoning Districts, the Sign Code allows for one freestanding sign per lot, except a second sign shall be permitted if the lot has frontage on more than one street. The second freestanding sign may not be located along the same street frontage as the first freestanding sign. No freestanding sign shall exceed 80 square feet (one side) or 20 feet in height. aximum Size: 80 SF - Commercial and Business Districts 87 SF - Existing PUD allows for monument sign Maximum Height: 20 Feet - Commercial and Business Districts 10 Feet – Existing PUD for monument sign Maximum Number: 1 Freestanding Sign per Lot, except a second if fronts more than one street If the current PUD was regulated under the current Sign Regulations, looking at just freestanding signage, the following would be allowed: Target Lot: One sign along Hwy 55 at 80 SF/20 feet in height OfficeMax Lot: One sign along Clydesdale Trail at 80 SF/20 feet in height. This sign would include Great Clips, 9Round, Dover Saddlery, Jensen’s Liquor, Dental Office, and a vacant space Wells Fargo: One sign along Clydesdale Trail 80 SF/20 feet in height Goddard School: Two signs, one along Hwy 5 and one along Clydesdale Trail 80 SF each/20 feet in height = 160 SF Verizon/Caribou: Two signs, one along Hwy 5 and one along Clydesdale Trail at 80 SF each/20 feet in height = 160 SF Total No. Signs: 8 (Three along Hwy 55 and five along Clydesdale Trail) Current PUD Allows: 2 along Hwy 55 only Current Regulations Total Along Hwy 55 only: 240 SF Total Along Clydesdale Trail only: 480 SF Total SF of Freestanding Signs: 640 SF of overall development Current PUD Allows: 207 SF Applicant Response to Request to Reduce Size of Sign The applicant submitted a response to staff’s request to consider reducing the total square footage and height of the sign during the review process. The response has been attached. Clydesdale Market Place, LLC Page 6 of 6 April 12, 2016 PUD Amendment for Larger Freestanding Sign Planning Commission Meeting Analysis of Request The applicant states that they need a larger sign in height and square footage to be able to advertise all of its tenants and to have visibility from State Hwy 55. The existing monument is only visible going east bound on Hwy 55 and only advertises four tenants within the development. After reviewing the current PUD against current zoning for signage, staff feels the applicant should be allowed additional square footage above what was approved through the PUD to serve its occupants and increase their sign height from 10 feet to 20 feet. Staff suggests the Commission discuss increasing the square footage to be equivalent to four freestanding signs along Hwy 55 since Clydesdale Trail is not served by individual freestanding signs. Four signs would be equivalent to 320 square feet. The existing Identity Tower is 120 square feet which would leave a remaining 200 square feet for the proposed Monument Sign. The PUD restricted this development that could have otherwise had eight individual freestanding signs throughout the development, with three along Hwy 55 and the balance interior to their individual lots and so that is the reason staff suggests a balance between the two. Staff feels it is important for all businesses to be visible for the viability of their success and have advertisement on Hwy 55 is important for their success. If the Commission finds that the PUD Amendment criteria are met (criteria attached), staff would recommend the following conditions be attached to any recommendation of approval: 1) The applicant shall reduce the sign to 20 feet in height. 2) The applicant shall reduce the overall square footage of monument sign per the Planning Commission’s recommendation. 3) The applicant shall pay to the City a fee in an amount sufficient to reimburse the City for the cost of reviewing the PUD Amendment. Potential Motion If the Commission finds that the PUD Amendment Criteria are met, the following motion would be in order: Move to recommend approval of the PUD Amendment based upon the findings noted in the staff report and subject to conditions recommended by staff above. Attachments 1. Document List 2. Applicant Response to Review Comments (Received 4/6/16 ) 3. Overall Master Signage Plan 4. PUD Purpose 5. Existing Identity Tower (2006 Building Permit Copy) 6. Existing Monument Sign (applicant submitted) 7. Existing Monument Sign (2006 Building Permit Copy) 8. Proposed Monument Sign 9. Site Plan showing Sign Location Clydesdale Market Place, LLC Page 1 of 6 April 12, 2016 PUD Amendment for Larger Freestanding Sign Planning Commission Meeting MEMORANDUM TO: Planning Commission FROM: Debra Peterson, Associate Planner DATE: April 8, 2016 MEETING: April 12, 2016 Planning Commission SUBJ: Clydesdale Market Place, LLC – PUD Amendment for Larger Sign – 345 Clydesdale Trail Review Deadline Complete Application Received: March 16, 2016 Review Deadline: May 15, 2016 Overview of Request Clydesdale Market Place, LLC has requested a Planned Unit Development (PUD) Amendment to construct a freestanding sign 317.6 square feet in area and 29’.2” in height at the NE corner of 55/Clydesdale Trail (Outlot B, Medina Clydesdale Market Place). The freestanding sign is proposed to be closer to State Highway 55 than the existing sign located on the Goddard School lot along retaining wall (proposed to be removed). The subject property is zoned PUD along with the properties to the north, east and west. The properties south of Hwy 55 are zoned Commercial Highway-Railroad. The property is shown below: Clydesdale Market Place, LLC Page 2 of 6 April 12, 2016 PUD Amendment for Larger Freestanding Sign Planning Commission Meeting Planned Unit Developments PUD provisions are established to provide comprehensive procedures and standards designed to allow greater flexibility in the development of neighborhoods and/or nonresidential areas by incorporating design modifications and allowing for a mixture of uses. PUD Summary The property is currently zoned PUD and in order to make modifications from the PUD, an Amendment is required. Under the PUD, the Commission and Council have the ability to approve a larger sign than what is otherwise allowed by Code or previous PUD. The original PUD approved an Overall Master Signage Plan for the area, which is attached for review. Within that, it approved two freestanding signs, a Monument Sign and an Identify Tower with specifications shown below: Identity Tower: 120 Square feet in sign area (one side) and 18 Feet in Height located just east of Verizon/Caribou Monument Sign: 86.7 Square feet in sign area (one side) and 10 Feet in Height located along retaining wall just west of the Goddard School Allocation: Restriction of 21.75 Square feet per tenant Tenant Spaces: Only four tenants are allowed to be advertised on monument sign The PUD consists of six lots with multiple tenants. The lots have the following occupants: 1. Target 2. OfficeMax 3. Great Clips 4. 9Round 5. Dover Saddlery 6. Jenson’s Liquor 7. Dental Office 8. Vacant Tenant Space 9. Wells Fargo 10. The Goddard School (under construction) 11. Verizon Wireless 12. Caribou Coffee Clydesdale Market Place, LLC Page 3 of 6 April 12, 2016 PUD Amendment for Larger Freestanding Sign Planning Commission Meeting The Monument Sign to be removed currently has four tenants advertised on the sign (Wells Fargo, Great Clips, 9Round, and OfficeMax). The Overall Master Sign Plan restricts the number and size of each tenant on the sign, but did not say which tenants were allowed on the monument sign. Below are pictures of the monument sign from Clydesdale Trail and a closer picture standing in the right-of-way. Clydesdale Market Place, LLC Page 4 of 6 April 12, 2016 PUD Amendment for Larger Freestanding Sign Planning Commission Meeting The Identify Tower has only two tenants advertised which are Target and OfficeMax and the users to be displayed on the sign were identified on the Overall Master Sign Plan. The picture below is taken from the Target parking lot across Clydesdale Trail. Clydesdale Market Place, LLC Page 5 of 6 April 12, 2016 PUD Amendment for Larger Freestanding Sign Planning Commission Meeting Current Regulations for Freestanding Signs In the Commercial Highway Zoning Districts, the Sign Code allows for one freestanding sign per lot, except a second sign shall be permitted if the lot has frontage on more than one street. The second freestanding sign may not be located along the same street frontage as the first freestanding sign. No freestanding sign shall exceed 80 square feet (one side) or 20 feet in height. aximum Size: 80 SF - Commercial and Business Districts 87 SF - Existing PUD allows for monument sign Maximum Height: 20 Feet - Commercial and Business Districts 10 Feet – Existing PUD for monument sign Maximum Number: 1 Freestanding Sign per Lot, except a second if fronts more than one street If the current PUD was regulated under the current Sign Regulations, looking at just freestanding signage, the following would be allowed: Target Lot: One sign along Hwy 55 at 80 SF/20 feet in height OfficeMax Lot: One sign along Clydesdale Trail at 80 SF/20 feet in height. This sign would include Great Clips, 9Round, Dover Saddlery, Jensen’s Liquor, Dental Office, and a vacant space Wells Fargo: One sign along Clydesdale Trail 80 SF/20 feet in height Goddard School: Two signs, one along Hwy 5 and one along Clydesdale Trail 80 SF each/20 feet in height = 160 SF Verizon/Caribou: Two signs, one along Hwy 5 and one along Clydesdale Trail at 80 SF each/20 feet in height = 160 SF Total No. Signs: 8 (Three along Hwy 55 and five along Clydesdale Trail) Current PUD Allows: 2 along Hwy 55 only Current Regulations Total Along Hwy 55 only: 240 SF Total Along Clydesdale Trail only: 480 SF Total SF of Freestanding Signs: 640 SF of overall development Current PUD Allows: 207 SF Applicant Response to Request to Reduce Size of Sign The applicant submitted a response to staff’s request to consider reducing the total square footage and height of the sign during the review process. The response has been attached. Clydesdale Market Place, LLC Page 6 of 6 April 12, 2016 PUD Amendment for Larger Freestanding Sign Planning Commission Meeting Analysis of Request The applicant states that they need a larger sign in height and square footage to be able to advertise all of its tenants and to have visibility from State Hwy 55. The existing monument is only visible going east bound on Hwy 55 and only advertises four tenants within the development. After reviewing the current PUD against current zoning for signage, staff feels the applicant should be allowed additional square footage above what was approved through the PUD to serve its occupants and increase their sign height from 10 feet to 20 feet. Staff suggests the Commission discuss increasing the square footage to be equivalent to four freestanding signs along Hwy 55 since Clydesdale Trail is not served by individual freestanding signs. Four signs would be equivalent to 320 square feet. The existing Identity Tower is 120 square feet which would leave a remaining 200 square feet for the proposed Monument Sign. The PUD restricted this development that could have otherwise had eight individual freestanding signs throughout the development, with three along Hwy 55 and the balance interior to their individual lots and so that is the reason staff suggests a balance between the two. Staff feels it is important for all businesses to be visible for the viability of their success and have advertisement on Hwy 55 is important for their success. If the Commission finds that the PUD Amendment criteria are met (criteria attached), staff would recommend the following conditions be attached to any recommendation of approval: 1) The applicant shall reduce the sign to 20 feet in height. 2) The applicant shall reduce the overall square footage of monument sign per the Planning Commission’s recommendation. 3) The applicant shall pay to the City a fee in an amount sufficient to reimburse the City for the cost of reviewing the PUD Amendment. Potential Motion If the Commission finds that the PUD Amendment Criteria are met, the following motion would be in order: Move to recommend approval of the PUD Amendment based upon the findings noted in the staff report and subject to conditions recommended by staff above. Attachments 1. Document List 2. Applicant Response to Review Comments (Received 4/6/16 ) 3. Overall Master Signage Plan 4. PUD Purpose 5. Existing Identity Tower (2006 Building Permit Copy) 6. Existing Monument Sign (applicant submitted) 7. Existing Monument Sign (2006 Building Permit Copy) 8. Proposed Monument Sign 9. Site Plan showing Sign Location TENANT CABINET BASE TENANT PANELS DESCRIPTION - ALUMINUM CABINET - ALUM. ANGLE CONSTRUCTION - 2” RETAINERS & DIVIDER BAR - LIT WITH WHITE LED - PAINTED P1 - RIVER ROCK STONE BASE NOTE: SIGN N.T.E. 2000 LUMENS - (8 / SIDE) FLAT WHITE LEXAN PANELS - DECORATED WITH VINYL GRAPHICS - GRAPHICS TBD FINISH SCHEDULE BRUSHED ALUMINUM MEDINA, MN A B C P1 1.1 D/F ILLUMINATED MONUMENT 7789-01 MEDINA, MN CLYDESDALE M A R K E T P L A C E DP 02.16.15 RR 07.15.15 JJ 09.24.15 JJ 12.30.15 JJ 12.31.15 RR 03.11.16 JJ JJ 01.26.15 www.lawrencesign.com PAGE: 945 Pierce Butler Route, St. Paul, MN 55104 651.488.6711 800.998.8901 SIGN TYPE: DWG: NAME: DATE: CUSTOMER APPROVAL SALES:PR: DESIGN: DATE: CLIENT: These plans are the exclusive property of Walker Sign Holdings Inc. dba Lawrence Sign and are the result of the original work of its employees. They are submitted to your company for the sole purpose of your consideration of whether to purchase these plans or to purchase from Walker Sign Holdings Inc. dba Lawrence Sign A sign manufactured according to these plans, distribution or exhibition of these plans to anyone other than employees of your company, or use of these plans to construct a sign similar to the one embodied herein, is expressly prohibited and will render the user liable for damages. Copyright 2015 © Walker Sign Holdings Inc. All rights reserved. REV 1: REV 2: REV 3: REV 4: REV 5: REV 6: 1 DOUBLE FACE ILLUMINATED MONUMENT 12’-0” 19’-10” SQUARE FOOTAGE: 317.6 ADDED CIRCULAR TOP CABINET TO ACCOMMODATE TARGET LOGO 3’-0”31.5”31.5”26’-5-3/8”29’-2” O.A.H.31.5”31.5”31.5”31.5”31.5”63”SCALE: 1/4”=1’-0” SIDE VIEW TENANT TENANT TENANT TENANT TENANT TENANT A B TENANT C55 5 52 LANDSCAPE PLAN - BY OTHERS SCALE: NTS LANDSCAPE MULCH / ROCK SPIREA SIGN CABINET & BASE MEDINA, MN 1.2 D/F ILLUMINATED MONUMENT 7789-01 MEDINA, MN CLYDESDALE M A R K E T P L A C E DP 02.16.15 RR 07.15.15 JJ 09.24.15 JJ 12.30.15 JJ 12.31.15 RR JJ 01.26.15 www.lawrencesign.com PAGE: 945 Pierce Butler Route, St. Paul, MN 55104 651.488.6711 800.998.8901 SIGN TYPE: DWG: NAME: DATE: CUSTOMER APPROVAL SALES:PR: DESIGN: DATE: CLIENT: These plans are the exclusive property of Walker Sign Holdings Inc. dba Lawrence Sign and are the result of the original work of its employees. They are submitted to your company for the sole purpose of your consideration of whether to purchase these plans or to purchase from Walker Sign Holdings Inc. dba Lawrence Sign A sign manufactured according to these plans, distribution or exhibition of these plans to anyone other than employees of your company, or use of these plans to construct a sign similar to the one embodied herein, is expressly prohibited and will render the user liable for damages. Copyright 2015 © Walker Sign Holdings Inc. All rights reserved. REV 1: REV 2: REV 3: REV 4: REV 5: REV 6: 1 SITE PLAN / SIGN PLACEMENT 10’-0” SET BACK FROM PROPERTY LINE10’-0” SET BACK FROM PROPERTY LINE10’-0” SET BACK FROM PROPERTY LINE 03.15.16 JJ 1.What tenants are proposed for the proposed monument sign? When the PUD signage was approved the “monument sign” was for four tenant spaces at 21.75 square feet each. The reason why we are applying for a new larger sign is so that current tenants have visibility and motorists have better idea of what is available at the shopping center. The proposed sign has Target and 7 additional spots. We currently have Wells Fargo, Great Clips, Office Max and 9 Round on the sign. That leaves 3 remaining spots; we have requests from 2 existing tenants to be put on the monument sign, leaving one remaining spot. We want to leave the additional remaining sign for the North Outlot because it’s hard to see from Highway 55. According to our tenant, in their attached letter, their most successful driver of customer traffic is when they put temporary signage along Highway 55 and they really want an opportunity to have a permanent sign. It’s very important for all of our local businesses’ success they have proper signage to stay successful. 2.Would you consider a shorter sign, not to exceed 20 feet in height? If not, please explain why. The PUD only allowed this monument sign to have a maximum height of 10 feet and your submittal is proposing just under 30 feet. The Sign Ordinance/City Code would allow if not under a PUD 20 feet, which staff would support the 20 foot height. The reason for the larger sign is about visibly. The current sign is 10 ft high, on top of a 10 ft retaining wall and it’s hard to see from a reasonable distance when east. The sign cannot be seen by a motorist traveling West until after they have past the intersection. As shown in the chart below provided by our sign company 24” to 30” letters are best viewed at somewhere between 240 and 300 feet: I have done overhead measurements along Highway 55 to show how close a motorist would have to be to have the best impact visibility. Heading east, it’s at the far end of the Medina Entertainment Center parking lot, heading west it’s in line with the eastern end of the Caribou store. Heading East: Heading West: Standing view from Medina Entertainment Center Parking Lot 3. The PUD for this monument sign was only approved for 87 square feet in area. The Sign Ordinance/City Code has a maximum square footage of 80 square feet and your application proposes 317.6 square feet. Please explain the reason that there is a need for such an increase in square footage. The reasoning is the same as the request for a variance in height; it is for visibility from Highway 55. The size and height of the sign is a way to accommodate our current tenant’s needs for signage in order to stay successful as businesses of the community. If we lower the size/high/square footage the sign, it would not be as easily visible or we would have to remove the tenants from the sign, shrinking it down to the size and style we already have. I also included a picture of the larger Target sign (120 sq ft) and it is hard to see from about 450 ft away: View of Sign from 450 ft Street Signage Justification Prepared for: Eric Olsen, CMP, CCIM (Wellington Management, Inc.) Prepared by: David Jensen, President (Jensen & Sons, Inc.) March 25, 2016 Objective Gain approval from the City of Medina, MN. for new/additional display space on Hwy. 55 & Clydesdale Trail for JENSEN’S BEER, WINE & SPIRITS and other Clydesdale Market Tenets. Justification Highway 55 street signage may be the most important ingredient for my businesses long term success and growth. Businesses of all types and sizes especially small independent ones such as ours exist in a highly competitive environment; for JENSEN’S BEER, WINE & SPIRITS to succeed we must be able to quickly communicate the immediate message to prospective customers traveling on Hwy. 55 that we exist and what type of products we offer in a few words or less; turn here for BEER, WINE & SPIRITS. Thank you for the opportunity to present the importance and need for additional and strategically placed signage for JENSEN’S BEER, WINE & SPIRITS and other tenets. Please do not hesitate to reach out to us if you have any questions or comments, we would love to talk to you. Sincerely, David & Nicole Jensen Mobile: 763-688-0798 (Private) March 25, 2016 JENSEN’S BEER, WINE & SPIRITS 314 CLYDESDALE TRL, MEDINA MN. 55340
 Project: LR-16-178 — Clydesdale Marketplace Sign PUD Amendt The fo llowing documents constitute the complete reco rd of the above referenced request, even if some documents are not attached, or are only attached in part, to Planning Commission and City Council reports. All do cuments are available for review upo n request at City Hall. Documents Submitted by Applicant: Document Received Date Document Date # of pages Electronic Paper Copy? Notes Application 2/5/16 2/1/16 4 yes yes Fee 2/5/16 2/5/16 Yes yes Mailing Labels 3/16/16 3/16/16 6 yes yes Pages include mailing labels Narrative No n/a Plan Set (Sign Elevatio n) 2/5/16 12/31/15 1 Yes Yes Existing and Proposed Site Survey (existing) 2/5/16 Unknown 1 yes Yes Not real legible Email Response by Eric Olsen 2/26/16 2/26/16 1 Yes Yes Revised Sign/landscape Elevation 3/15/16 3/11/16 1 Yes Yes Revised Survey 3/15/16 3/15/16 1 yes yes Shows pr oposed setbacks Applicant's Response to Staff comments 4/6/16 No date 6 Yes Yes Identity Tower Picture 4/6/16 No date 1 Yes Yes 2005 Copy from PUD Do cuments fro m Staff/Consultants/Agencies Do cument Review Comments by Deb Incomplete letter Overall Master Sign Plan 2006 Monument and Identity To wer plans from Building permits Document Date # of pages Electronic Notes 2/23/16 2/26/16 6/20/05 1 1 Yes yes Email 5/8/06 1 2 Yes Yes Original PUD Original Building permit copies Current Sign Mov-wa-,,,c(-))- _ pvv,Frova,\ e 9 'al 212-1/2" OVERALL 48" 34" w Let N Q ce 67` p11�10 0-3 48" 34" 30" g ' o 48" RADIUS PAINTED TO MATCH 34" CARDINAL RED VINYL 116-1/2" OPENING FOR CABINET & REVEALS 115-1/2" CABINETS & REVEALS 109-1/2" CABINETS 67" • 45" RADIUS 48" 34" 30" 12 CO. V r- 72 m r — r ELEVATION: ELECTRICAL LOCATION EITHER OUTSIDE OR INSIDE RIGHT LEG BY OTHERS ' rl 42" BASE 24" CABINET & CAP 20" IC RADIUS PAINTED TO MATCH CARDINAL RED VINYL EXTERIOR D/F ILLUMINATED CABINETS FOR SIGA TOWER R AINT IN H - BENJAMIN MOORE #HC -47 BROOKLINE BEIGE - WITH RADIUS SECTION PAINTED MA H2 I-5 CAR INA RE I VINY WHI ANAFLEX FACE W NY231-5 C CLIENT -SUPPLIED VECTOR ART LOWER CABINET F ' BRI AT D ALUMIN BI PAINTED BENJAMIN MOORE #HC -47 .17 " HIT LE NFA NAT G' PHI S TB A LAT AT REVEALS 3" X 2n X 1/8° ALUMINUM CHANNEL PAINT BENJAMIN MOORE #HC -47 ELECTRICAL REQUIREMENTS: 11-108"AND 1-36" LAMP 2-688DR BALLASTS 10 AMPS @120 VOLTS FINAL SUPPLY & CONNECTION BY OTHERS INSTALL: MOUNT TO STONE PIERS BY OTHERS This drawing is the property of: Nordquist Nordquist Sign Company, Inc. 312 West Lake Street Minneapolis, MN 55408 PH 612.823.7291 FX 612.824.6211 www.nordquistsign.com All design, manufacturing, reproduction, use and sale of this document is strictly prohibitied without the written consent of Nordquist Sign Company, Inc. This document is submitted under a confidential understanding that the recipient of this document assumes custody and agrees that the document and any part of its content is not to be copied, reproduced in whole or part, or any of its contents be revealed in whole or part to other parties except for which it is agreed upon by Nordquist Sign Company, Inc. and recipient, nor shall any design features unique to this document be incorporated in any other projects. STANDARD FINISH AND FIT QUOTE: 22660-1 PREV. DWG: NOT APPLICABLE SALES: SH DESIGN: HM DATE: 02.07.06 REV 1: REV 2: REV 3: REV 4: REV 5: 04.24.06 HM 04.26.06 BJ 05.01.06 BJ 2 1 CHANGED VINYL COLOR, ADJUSTED ORIENTATION OF 'BULLS EYE' ADDED PAINT COLOR SPECS ADDED REVEAL DETAIL CITY OF II( t rig c5//Z/€1 11)f Date F EV EWE SCALE: 1/4" =11-q" " For Code Compliance CITY OF MEDINA 300 HWY 55 HAMEL MN RYAN SIGN TYPE: D/F ILLUMINATED SIGN TOWER APPROVAL - REF: CITY OF MEDINA DWG: 06-035 PRODUCTION -READY PAGE: 1.1 /RJ IDENTITY TOWER SIGN )SQUARE FOOTAGE OF SIGNAGE MEDINA SIGNAG E :COMPARING RYAN'S PROPOSAL TO CITY PUD 6-9-05 update: M, June 20, 2005 TARGET SIGN AGE OKAY IDENTITY TOWER TOTAL SIGNAGE SQUARE FEET SIGNAGE SQ. FT. PER SIDE TOTAL HEIGHT/ FT. % TARGET BULLSEYE / SQ. FT. % JR. BOX / SQ. FT. MONUMENT SIGN SIGNAGE SQ. FT. PER SIDE SIGNS ALLOWED EQUAL SIG NAGE DISTRIBUTION TO TAL HEIGHT/ FT. JUNIOR BOX TOTAL SIGNAGE SQUARE FEET IN -LINE RETAIL 20' BAY STORE FRONT ( 440 SQ. FT. BUILDING FRONTAGE) TOTAL SIGNAGE SQ.FT. PERCENT BUILDING FRONTAGE 40' BAY STORE FRONT ( 880 SQ. FT. BUILDING FRONTAGE) TOTAL SIGNAGE SQ. FT. PERCENT BUILDING FRONTAGE RYAN / M EDINA STA FF 240 S. F. 120 S. F. 18 FT. 80% 20% RYAN / M EDINA STAFF 87 S. F. 4 21. 75 TOTAL S. F. 10 FT RYAN / M EDINA STAFF 250 S.F. RYAN / MEDINA STAFF 44 SQ .FT. 10% 88 SQ .FT . 10% OUTLOTS RYAN / M EDINA STAFF Signs shall only be placed on the building facades • one per elevation • 3 signs max (any type) • 6% of building frontage in square feet • Individual outlot tenants will discuss with staff their signage plan as they apply for building permit 6/21/2005 1 Revised Sign Matri x This drawing is the property of: 267" OVERALL 60" 34" 12" 171" OPENING FOR CABINET 60" 60" ELEVATION: 60" 12" 34" EXTERIOR D/F ILLUMINATED CABINET FOR MONUMENT O CABINET FABRICATED ALUMINUM CABINET W/ PAINTED BENJAMIN MOORE #HC -47 BROOKLINE BEIGE FACES .177" WHITE LEXAN W/ TRANSLUCENT VINYL GRAPHICS U REVEALS 3" X 2" X 1/8" ALUMINUM CHANNEL PAINT BENJAMIN MOORE #HC -47 J EC RTC RT ICACREQUIREMENTS: 12-72" CWHO LAMPS 2-668DR BALLASTS 8.1 AMPS @120 VOLTS FINAL SUPPLY & CONNECTION BY OTHERS 7�C SURVEY REQUIREMENTS: ELECTRICAL LOCATION INSTALL: MOUNT TO STONE PIERS BY OTHERS 2 SCALE: 3/8" =11-0" 2 ADDED PAINT COLOR SPECS ADDED REVEAL DETAIL Nordquist Nordquist Sign Company, Inc. 312 West Lake Street Minneapolis, MN 55408 PH 612.823.7291 FX 612.824.6211 www.nordquistsign.com All design, manufacturing, reproduction, use and sale of this document is strictly prohibitied without the written consent of Nordquist Sign Company, Inc. This document is submitted under a confidential understanding that the recipient of this document assumes custody and agrees that the document and any part of its content is not to be copied, reproduced in whole or part, or any of its contents be revealed in whole or part to other parties except for which it is agreed upon by Nordquist Sign Company, Inc. and recipient, nor shall any design features unique to this document be incorporated in any other projects. QUOTE: 22660 PREV. DWG: NOT APPLICABLE SALES: SH DESIGN: HM DATE: 02.07.06 REV 1: 04.24.06 HM REV 2: 04.26.06 BJ REV 3: REV 4: REV 5: CITY OF MEDINA RYAN SIGN TYPE: D/F ILLUMINATED MONUMENT APPROVAL. REF: CITY OF MEDINA DWG: 06-035 PAGE: 2.1 Medina City Code 827. Zoning — Zoning Districts PLANNED UNIT DEVELOPMENT DISTRICT (PUD) Section 827.25. PUD - Planned Unit Development Regulations - Purpose. PUD - Planned Unit Development provisions are established to provide comprehensive procedures and standards designed to allow greater flexibility in the development of neighborhoods and/or nonresidential areas by incorporating design modifications and allowing for a mixture of uses. The PUD process, by allowing deviation from the strict provisions of this Code related to setbacks, lot area, width and depth, yards, and other development standards is intended to encourage: Subd. 1. Innovations in development to the end that the growing demands for all styles of economic expansion may be met by greater variety in type, design, and placement of structures and by the conservation and more efficient use of land in such developments. Subd. 2. Higher standards of site and building design. Subd. 3. The preservation, enhancement, or restoration of desirable site characteristics such as high quality natural resources, wooded areas, wetlands, natural topography and geologic features and the prevention of soil erosion. Subd. 4. Innovative approaches to stormwater management and low -impact development practices which result in volume control and improvement to water quality beyond the standard requirements of the City. Subd. 5. Maintenance of open space in portions of the development site, preferably linked to surrounding open space areas, and also enhanced buffering from adjacent roadways and lower intensity uses. Subd. 6. A creative use of land and related physical development which allows a phased and orderly development and use pattern and more convenience in location and design of development and service facilities. Subd. 7. An efficient use of land resulting in smaller networks of utilities and streets thereby lower development costs and public investments. Subd. 8. A development pattern that effectuates the objectives of the Medina Comprehensive Plan. (PUD is not intended as a means to vary applicable planning and zoning principles.) Subd. 9. A more desirable and creative environment than might be possible through the strict application on zoning and subdivision regulations of the City. Section 827.27. Requirements, Conditions and Standards for Approving a PUD. Subd. 1. General Standards. (a) Rezoning Required. Approval of a PUD under this Section shall require the subject property to be rezoned from its existing designation to a PUD. (b) Review of Application. In its review of any application under this Section, the City Council shall consider comments on the application of those persons appearing 827. Zoning — Zoning Districts Page 12 of 36 Dellcroft Page 1 of 8 April 12, 2016 Concept Plan Review Planning Commission Meeting MEMORANDUM TO: Planning Commission FROM: Dusty Finke, City Planner DATE: April 7, 2016 MEETING: April 12, 2016 Planning Commission SUBJ: BFP Development LLC – “Dellcroft” – PUD Concept Plan Review – West of Arrowhead Drive, North and South of Hamel Road – Public Hearing Review Deadline Complete Application Received: March 16, 2016 60-day Review Deadline: May 15, 2016 Summary of Request BFP Development, LLC has requested review of a Concept Plan for a 161-lot residential development west of Arrowhead Drive, north and south of Hamel Road. The applicant proposes a 22 lot Conservation Design-Planned Unit Development (CD-PUD) on the 90 acres south of Hamel Road. The applicant proposes 109 single family lots and 30 townhomes on the 65 acres north of Hamel Road to be developed though a standard PUD process, not under the CD-PUD process. The subject site, both north and south of Hamel Road, is guided and zoned Rural Residential which would generally require a minimum of 5 acres of contiguous suitable soils per lot. The Concept Plan would require an amendment to the Comprehensive Plan to change the guided land use of the property north of Hamel Road to Low Density Residential. The northern portion of the development is proposed to be supported by City sewer and water through such an amendment. The southern portion of the Concept proposes private septic and wells through the CD-PUD process. The applicant requests a density bonus as described in the CD-PUD zoning district in consideration for permanent conservation of approximately 51 gross acres (27.3 buildable acres). The applicant proposes additional conservation within the development north of Hamel Road, but does not propose to include the northern land in the CD-PUD. The Hennepin County Public Works facility is located north of the subject property. The land east of Arrowhead Drive, north of Hamel Road is planned for future Business development in the Comprehensive Plan. Property to the west, south, and east include existing Rural Residential land uses which are planned to remain rural. The existing use on the subject property is predominantly tilled agricultural land. There are wetlands scattered throughout the property. The property south of Hamel Road includes a wooded area in the northwest and along a wooded ravine north-to-south through the center of the property. An aerial of the site and surrounding property can be found at the top of the following page. AGENDA ITEM: 6 Dellcroft Page 2 of 8 April 12, 2016 Concept Plan Review Planning Commission Meeting Comprehensive Plan Both parcels are guided Rural Residential (RR). As noted, the applicant seeks to amend the guiding on the northern parcel to Low Density Residential (LDR). The Comprehensive Plan defines RR and LDR as follows: Rural Residential (RR) identifies areas for low-intensity uses, such as rural residential, rural commercial, farming, hobby farms, horticulture, conservation of ecologically significant natural resources and passive recreation. This area is not planned to be served by urban services during the timeframe covered by this Plan and requires each lot to have five contiguous acres of soils suitable for septic systems. Low Density Residential (LDR) identifies residential land uses developed between 2.0 units per acre and 3.49 units per acre which are served or are intended to be served by urban services. The primary use in this area is single-family residential development. The areas designated for low density residential uses are located near existing low density residential uses, natural resources and provide a transition between higher density residential districts and the permanent rural areas of the community. Dellcroft Page 3 of 8 April 12, 2016 Concept Plan Review Planning Commission Meeting The Comprehensive Plan includes policies, objectives and strategies for these land uses which are informative for this request. Staff has included an attachment with this information. This information should guide the City when reviewing the requested Comprehensive Plan amendment. The City is currently in the midst of its decennial Comprehensive Plan update. The Steering Committee has put together drafts of a Vision, Community Goals, and a Land Use Concept. This information is attached for reference. Because the update of the Comp Plan is underway, and because forecasted residential growth has been reduced in the City, staff believes it may be wise to consider this concept plan within the context of the draft Plan as well. For example, the Vision and Community Goals speak to only expanding urban services as necessary to support the minimum forecasted growth. The subject property is not proposed for urban services. In order to support the goal of limiting expansion, the City may wish to discuss reducing growth in another location if expanding services to this site. Proposed Site Layout As noted above, the applicant proposes different types of development north and south of Hamel Road. Although the Concept Plan is a single application, staff believes it is easier to describe the two portions separately. North of Hamel Road, the applicant proposes a mix of single-family lot sizes, with most of the lots being 75 feet wide and approximately ¼ acre. Larger ½ acre lots are proposed in the northwest portion of the site. Thirty townhome units are proposed in the northeast portion of the site. An open space corridor is proposed north-to-south through the center of the site which would connect to the wooded ravine south of Hamel Road. The gross area north of Hamel Road is 66 acres with approximately 9 acres of wetland and wetland buffers, resulting in net area of approximately 57 acres. The applicant proposes approximately 12 buildable acres of open space within the central corridor. Much of this area would be restored to native grassland, although a portion is proposed to be an active park area. Generally, the City would expect development with the Low Density Residential land use to be developed under the R1 standards. The following table summarizes these standards. The applicant proposes a PUD to allow for the mix of housing described above. The overall proposed net density is approximately 2.44 units per acre. If the open space acres are publicly owned and subtracted, the density is approximately 3 units/acre. R1 Requirement Proposed 65’ and 75’ Lots Proposed 90’ Lots Minimum Lot Size 11,000 s.f. 8,000 s.f 20,000 s.f. Minimum Lot Width 90 feet 65 and 75 feet 90 feet Minimum Lot Depth 100 feet Not discussed Not discussed Front Yard Setback 25 feet 25 feet 25 feet Front Yard Setback (garage) 30 feet 25 feet 25 feet Side Yard Setback (combined) 25 feet (15 & 10) 15 feet (10’ & 5’) 15 feet (10’& 5’) Side Yard (corner) 25 feet 15 feet 15 feet Rear Yard Setback 30 feet 10 feet 10 feet Max. Hardcover 40% Not discussed Not discussed Dellcroft Page 4 of 8 April 12, 2016 Concept Plan Review Planning Commission Meeting South of Hamel Road, the applicant proposes a CD-PUD development of 22 lots with approximately 57 acres of conservation area (27 buildable acres). The CD-PUD district is an option a developer is encouraged to consider as an alternative to conventional development in order to preserve the City’s ecological resources, wildlife corridors, scenic views, and rural character. The CD-PUD allows flexibility to various zoning standards, the most significant being a maximum density up to 200% of the base density for conventional rural development. According to Section 827.53: “Conservation design is an option that a property owner is encouraged to consider as an alternative to Conventional Development... The City will give heightened consideration to such requests where the opportunities to achieve conservation objectives are significantly higher than that available through conventional development.” The City maintains the ultimate discretion to determine whether a proposal sufficiently meets the objectives of the CD-PUD district in order to justify the amount of flexibility sought by the applicant. These objectives are: 1. Protect the ecological function of native hardwood forests, lakes, streams, and wetlands. 2. Protect moderate to high quality ecologically significant natural areas. 3. Protect opportunities to make ecological connections between parks and other protected lands and ecologically significant natural areas. 4. Protect important viewsheds including scenic road segments. 5. Create public and private trails for citizens to access and enjoy Open Space resources. 6. Create public and private Open Space for citizens to access and enjoy Open Space resources. In creating a CD-PUD proposal, an applicant is required to go through a site design process which sets a priority on first identifying the areas which are to be preserved. Only after the conservation priorities are set should house sites, streets, and trails be planned. Staff went through a similar exercise, a summary of which is attached. The applicant claims that there are 56 contiguous acres of suitable soil on the parcel. This information will need to be verified following wetland delineation and survey review. If correct, it would result in a Base Density of 11 lots with 5-acre contiguous suitable soils. The applicant requests 22 lots, which is 200% of the base density and the maximum density allowed by the CD-PUD district. The CD-PUD allows flexibility to additional zoning standards, but also sets limitations on the amount of flexibility in some cases. The following table summarizes the general RR standards, any limitations placed on flexibility within the CD-PUD district, and the proposed standards by the applicant. Dellcroft Page 5 of 8 April 12, 2016 Concept Plan Review Planning Commission Meeting RR Requirement CD-PUD Limitation Proposed Rural Lots Minimum Lot Size 5 acres contiguous suitable As permitted by PUD; density bonus 1-2 acres+ Minimum Lot Width 300 feet As permitted by PUD 190 feet Minimum Lot Depth 200 feet As permitted by PUD Not discussed Front Yard Setback 50 feet 35 feet 35 feet Side Yard 50 feet 30 feet 30 feet Rear Yard Setback 50 feet As permitted by PUD 10 feet Max. Hardcover 40% As permitted by PUD Not discussed Tree Preservation and Buffer Yards As noted above, there are existing wooded areas in the northwest corner of the southern parcel and along a ravine bisecting the southern property. Staff recommends that these areas be incorporated into Conservation Areas and to limit impact and removal of trees to the extent possible. The proposed development south of Hamel Road is divided into two areas by the wooded ravine. The Developer proposes to connect these areas with a street and trail connection. While connecting the two areas may be a goal, it may be preferable to maintain an undisturbed greenway along the ravine and to remove the street connection. Staff would recommend that the Developer examine opportunities to increase the buffer along the western edge of the northern development to the extent practical. Perhaps the greenway could be extended straight north from the wooded ravine for some distance rather than through the center of the development. Wetlands and Floodplain There are wetlands located in various locations on the site. It appears that the Developer has proposed to avoid wetland impacts. Upland buffers will be required adjacent to the wetlands on the property. There is a very large wetland south of the subject site which extends into the southwest corner of the site. This wetland is classified as a good quality black ash swamp. The Developer proposes a large buffer from this area. FEMA floodplain maps show a floodplain over the large wetland in the southwest corner of the southern parcel. This floodplain does not have a defined elevation and likely does not extend onto the site as far as displayed on the state level FEMA maps. Staff does not believe there will be any floodplain impacts, but the applicant will need to provide data to confirm. Transportation The subject site is adjacent to Arrowhead Drive and Hamel Road, which are both County Roads (118 and 115 respectively). Hamel Road is classified by the City as a Major Collector and Arrowhead Drive as a Minor Collector. Both roadways have speed limits of 40 miles per hour Dellcroft Page 6 of 8 April 12, 2016 Concept Plan Review Planning Commission Meeting and carry comparatively low volumes. Hamel Road had an average daily traffic (ADT) approximately 1300 and Arrowhead Drive approximately 700. The County Engineer and City Engineer have both recommended that the Developer review the site plan to reduce the access points. Arrowhead Drive at Highway 55 is a signalized intersection with existing turn-lane improvements. Staff recommends that the Developer provide data to the County and City Engineer to determine whether the development would require turn lane improvements. The City Engineer and Public Works Director have reviewed the internal street alignment and made a number of suggestions including: 1) Recommend private streets in the southern portion of the development. Recent rural developments have been served with private streets (except through-street connections). 2) Consider a single access point on Arrowhead Drive, perhaps just south of the townhomes. The townhomes could then be served with a private street off of this access. 3) Recommend 28 foot wide roads north of Hamel Road. 4) Eliminate landscaping islands, street “eyebrows” and other plowing hazards at intersections. “Parkway” streets with landscaping in the center would be acceptable if setback from intersections. Sewer/Water The applicant proposes to extend sewer and water down Arrowhead Drive from the north and through the portion of the development north of Hamel Road. The City Engineer has provided comments, which are attached for reference. The most consequential comment involves confirming that the area can be served via gravity sewer main. Staff would be less likely to support an extension of the sewer service area if such an expansion would necessitate a lift station with its high operation, labor, and capital costs. A brief review based on the information provided suggests that gravity sewer main should be achievable, but the applicant needs to confirm. Stormwater/LID Review/Grading Review The Concept Plan does not include full grading or stormwater plans, but the applicant describes a fairly expansive stormwater system following Low Impact Development (LID) principles. Any development proposal would ultimately be subject to relevant stormwater standards. Park Dedication The City’s subdivision regulations requires up to 10% of the buildable property to be dedicated for park purposes. The City may also choose to accept cash in-lieu of all or a portion of this land dedication in an amount equal to 8% of the pre-developed market value, up to a maximum of $8000 per home, or $1,288,000. Staff does not believe the fee would reach the maximum in this case, but it will be determined more precisely during the preliminary plat review. The applicant proposes a substantial trail network throughout the development. In fact, there may be more trails proposed than City resources would support maintenance. The Park Dellcroft Page 7 of 8 April 12, 2016 Concept Plan Review Planning Commission Meeting Commission will review and determine how many of these connections should be open to the public. The applicant could also maintain the other connections as private trails. The applicant proposes an active park near the center of the development north of Hamel Road. Staff believes such an amenity would be important because the subject site is not located within ½ mile of a park. The Park Commission will discuss this matter as well. Purpose of Concept Plan Review/Review Criteria According to Section 827.33 of the City Code: “As the first step in the review procedure for a PUD, an applicant shall complete and submit…[a] Concept Plan...” “Comments and actions by the City during review of the Concept Plan are purely advisory and in no way shall bind the City to subsequent approval…nor imply any future approval.” The City has a great deal of discretion in the Planned Unit Development and the Conservation Design Planned Unit Development. The City also has a great deal of discretion in the Comprehensive Plan Amendment which the applicant would need to request in order to develop the property with municipal sewer and water as requested. The Concept Plan process allows the developer to receive feedback in order to determine whether they will invest in the formal development proposal. The purpose of the PUD district is described below. In addition to the goals, policies, and objectives of the Comprehensive Plan, the City should consider this purpose when determining whether to support the development north of Hamel Road. “Section 827.25. PUD - Planned Unit Development Regulations - Purpose. PUD - Planned Unit Development provisions are established to provide comprehensive procedures and standards designed to allow greater flexibility in the development of neighborhoods and/or nonresidential areas by incorporating design modifications and allowing for a mixture of uses. The PUD process, by allowing deviation from the strict provisions of this Code related to setbacks, lot area, width and depth, yards, and other development standards is intended to encourage: Subd. 1. Innovations in development to the end that the growing demands for all styles of economic expansion may be met by greater variety in type, design, and placement of structures and by the conservation and more efficient use of land in such developments. Subd. 2. Higher standards of site and building design. Subd. 3. The preservation, enhancement, or restoration of desirable site characteristics such as high quality natural resources, wooded areas, wetlands, natural topography and geologic features and the prevention of soil erosion. Subd. 4. Innovative approaches to stormwater management and low-impact development practices which result in volume control and improvement to water quality beyond the standard requirements of the City. Subd. 5. Maintenance of open space in portions of the development site, preferably linked to surrounding open space areas, and also enhanced buffering from adjacent roadways and lower intensity uses. Subd. 6. A creative use of land and related physical development which allows a phased and orderly development and use pattern and more convenience in location and design of development and service facilities. Dellcroft Page 8 of 8 April 12, 2016 Concept Plan Review Planning Commission Meeting Subd. 7. An efficient use of land resulting in smaller networks of utilities and streets thereby lower development costs and public investments. Subd. 8. A development pattern that effectuates the objectives of the Medina Comprehensive Plan. (PUD is not intended as a means to vary applicable planning and zoning principles.) Subd. 9. A more desirable and creative environment than might be possible through the strict application on zoning and subdivision regulations of the City.” The CD-PUD south of Hamel Road would also be subject to the general PUD purpose described above as well as the specific objectives described on page 4 of this report. Staff Comments Staff recommends that the Planning Commission and City provide comments to the applicant. Ultimately, the Planning Commission and Council have a great deal of discretion in determining if the quality and benefits of the proposed development justify the amendment and flexibility requested by the applicant. If the applicant proceeds to a formal application, staff provided a number of comments to be considered throughout this report, and the main points are summarized below for convenience: 1) Future plans shall meet relevant requirements of City Code. 2) Impacts in existing wooded areas should be avoided to the extent possible and these areas should be included in the Conservation Area. 3) Buffering should be improved between the proposed sewered development and existing occupied rural property to the west. 4) The applicant should confirm that the proposed sewer service could be provided via gravity flow. 5) The applicant shall provide documentation to support claimed floodplain locations and to ensure no impacts to the floodplain. 6) The applicant should provide information to verify base density of the property south of Hamel Road. 7) The applicant should update street alignment consistent with direction of the City Engineer and Public Works Director. Attachments 1. List of Documents 2. Engineering Comments 3. Hennepin County Transportation Comments 4. Existing 2010-2030 Comp Plan Objectives and Policies 5. DRAFT 2020-2040 Comp Plan Vision, Community Goals, Land Use Concept 6. Staff CD-PUD Site Design Exercise 7. Applicant’s Narrative 8. Concept Plan Documents Project:LRͲ16Ͳ180–DellcroftConceptPlanThefollowingdocumentsconstitutethecompleterecordoftheabovereferencedrequest,evenifsomedocumentsarenotattached,orareonlyattachedinpart,toPlanningCommissionandCityCouncilreports.AlldocumentsareavailableforreviewuponrequestatCityHall.DocumentsSubmittedbyApplicant:DocumentReceivedDateDocumentDate#ofpagesElectronicPaperCopy?NotesApplication3/14/20163YFee3/14/2016 3/8/20161Y$1000MailingLabels3/16/2016 3/16/2016LabelsYNarrative3/14/2016 3/11/2016 12NarrativeYConceptPlan3/14/2016 3/10/2016 14ConceptPlanYDocumentsfromStaff/Consultants/AgenciesDocumentDocumentDate#ofpagesElectronicNotesEngineeringComments3/25/20162EngCommentsͲ03Ͳ25Ͳ2016BuildingOfficialComments3/16/20161BuildingCommentsͲ03Ͳ16Ͳ2016NotenoughinfotocommentLegalComments3/20/20161LegalCommentsͲ03Ͳ20Ͳ2016HennepinCountyComments3/29/20161CountyCommentsͲ03Ͳ29Ͳ2016LegalNotice4/1/2016  PublicCommentsAttachment 1 - Document List (1 page) engineeringx planningx environmentalx construction 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763-541-4800 Fax: 763-541-1700 Equal Opportunity Employer wsbeng.com K:\02712-830\Admin\Docs\031116 Submittal\_2016-03-25 Dellcroft Development - PUD Concept - WSB Comments.docx March 25, 2016 Mr. Dusty Finke Planner City of Medina 2052 County Road 24 Medina, MN 55340-9790 Re: Dellcroft PUD Concept – Engineering Review City Project No. LR-16-180 WSB Project No. 02712-830 Dear Mr. Finke: We have reviewed the Dellcroft PUD Concept submittal from BFP Development, LLC dated March 11, 2016. The plans propose to construct 131 single family and 30 townhome units between the north and south parcels. The documents were reviewed for general conformance with the City of Medina’s general engineering standards and Stormwater Design Manual. We have the following comments with regards to engineering and stormwater management matters. Site Plan & Civil 1. Verify structure builds and the feasibility of serving the area with a gravity sewer system as proposed. 2. Looping connections will be required to minimize long dead-end watermain sections, specifically at the north end of Street F. 3. Verify that adequate water pressure will be available for those lots served by City water. Traffic 4. The traffic generation from the development would be approximately 1421 daily trips, 147 pm peak hour trips and 111 am peak hour trips based on ITE Trip Generation Manual rates. With that amount of potential traffic the intersections should be analyzed to determine if turn lanes are required on Hamel Road or the site entrances for either capacity or safety. 5. The intersections appear to be spaced at least 1/8 mile apart, although no scale is shown on the plans. This should be adequate for operations and safety. 6. The posted speed limit on Hamel Road is currently 40 mph. There are also horizontal and vertical curves on the current roadway adjacent to the site. With these situations, the proposed intersections should be analyzed for sight distance issues or concerns. Attachment 2 - Engineer Comments (2 pages) Dellcroft PUD Concept – Engineering Review March 25, 2016 Page 2 K:\02712-830\Admin\Docs\031116 Submittal\_2016-03-25 Dellcroft Development - PUD Concept - WSB Comments.docx 7. The proposed site plan shows 4 pedestrian crossings of Hamel Road. This should be reviewed and consideration given to reducing this to a maximum of two with a supporting pathway system on both sides of the roadway. Stormwater 8. The development will need to meet the City’s infiltration requirement, which can be met by reusing stormwater from the proposed ponds for irrigation. 9. The development will need to meet the appropriate watershed standards. Please contact me at 763-287-8532 if you have any questions. Sincerely, WSB & Associates, Inc. Jim Stremel, P.E. 1 Dusty Finke From:Jason D Gottfried <Jason.Gottfried@hennepin.us> Sent:Tuesday, March 29, 2016 8:09 AM To:Dusty Finke; Debra Peterson Cc:Robert H. Byers Subject:RE: Dellcroft PUD Concept GoodMorning,  TheHennepinCountyPlatReviewCommitteereviewedtheDellcroftPUDConceptPlansonTuesday,March22ndand madethefollowingcomments:  Access: Ͳ Althoughwepreferonecentralaccesspointalongeachroadwaywithinternalconnections;Ifdeveloperseeks morethanoneaccesspoint,andisabletomeetaccessspacingguidelines(660feet),aswellasdemonstrate desirablesightdistance(530feettotheleft,440feettotheright)alongeithercountyroadway,additional accesspointsmaybeacceptable Ͳ A3Ͳlaneroadwaysectionmaybenecessarytoaccommodateturningmovements  Bicycle/Pedestrian: Ͳ MidͲblocktrailcrossingswouldnotbepermittedalongeithercountyroad. Ͳ AnoffͲroadsharedusetrailalongArrowheadRoadisintheCountyBikePlanandwouldlikelybealongthe westernsideoftheroad Ͳ FortheproposedtrailalongHamelRoad,anorthernroutingmaybepreferableforfutureeastͲwest connections  RightͲofͲWay: Ͳ Inordertoaccommodateasharedusetrailalongsidebothcountyroadwaysweareseekingaminimumof17 feetofadditionalROW.Thismayneedtobeincreaseddependingonthenecessityofturnlanes Ͳ InordertoaccommodateafutureroadwayconnectionwithBlackfootTrailtothesouth,wesuggestthatthe cityseeksadditionalrightͲofͲwayalongthesoutheasterndevelopmenttocorrecttheoffsetintersectionwith ArrowheadRoadatHamelRoad Ͳ Maintainingproperdrainagealongcountyroadswillneedtobecloselyconsidered   Thankyou,  JasonGottfried SeniorPlanningAnalyst HennepinCounty   From:dusty.finke@ci.medina.mn.us Sent:Wednesday,March16,20168:19AM To:JasonDGottfried<Jason.Gottfried@hennepin.us>;DebraPeterson<Debra@ci.medina.mn.us> Subject:RE:DellcroftPUDConcept  Email#2  Attachment 3 - Hennepin County Comments (1 page) Chapter 5 - Land Use & Growth Page 5- 5 Amended May 21, 2013 (CPA2030-4) FFuuttuurree GGeenneerraall LLaanndd UUssee PPoolliiccyy DDiirreeccttiioonn The City continues to be primarily a rural community with opportunities for agricultural uses, commercial and residential development and open spaces. These factors will continue to guide development but will also include opportunities for diversification of land uses not presently found in the community. The City has guided future development and increased density along the TH 55 corridor to help encourage sustainable land use patterns. Sustainability principles include proximity to existing transportation systems and available infrastructure without leap-frogging into areas not currently served by urban services. The majority of growth and development will be located in the areas with urban services to maintain the rural character of the community and to use the infrastructure. The Future Land Use Plan is primarily an extension of the 2020 Comprehensive Plan area. The areas guided for future development are within the 2000 service areas but phasing and available land has been adjusted to reflect recent experience, growth and population projections. Although the proposed plan is consistent with the 2000 Comprehensive Plan, changes occur within the specific land use designations. GGeenneerraall LLaanndd UUssee DDeevveellooppmmeenntt PPoolliicciieess:: 1. The Future Land Use Plan guides future development to strengthen, enhance, and protect the City's rural character and natural environment. 2. Medina recognizes the historical development pattern as a framework for the City's future land use policy. 3. Medina will guide growth in compact efficient locations to preserve open space and the rural heart of the community. 4. The Planning Commission and Council will review each development proposal to ensure consistency with the City's Comprehensive Plan. 5. The staging plan will be referenced for all future development plans in the growth corridor and shall guide future land use decisions to ensure availability and adequacy of services. 6. Medina will encourage commercial and business development to locate along the TH 55 corridor and retail and service opportunities to locate in mixed-use areas. 7. Developments will be required to provide buffers between incompatible land uses and will be required to provide landscaping, berms, or other screening methods to ensure the integrity of neighborhoods. 8.Ecologically significant natural areas will be protected using conservation easements and other open space tools as identified in the Open Space Report. Attachment 4 - Existing Comp Plan Policies (6 pages) Chapter 5 - Land Use & Growth Page 5- 6 Amended May 21, 2013 (CPA2030-4) Future Land Use Plan Principles The Plan guides the development of Medina through 2030, and will be used to implement the City’s goals, strategies and policies. The purpose of the Plan is to create a community with the following characteristics: x A well integrated and preserved natural resources and open space system focused on maintaining the rural heart of the community. x Housing diversity and options within the community including rural, suburban and urban densities with the most compact development guided along the TH 55 transportation corridor. x Opportunities for business and commercial development along major transportation corridors and intersections. x An efficient, safe transportation system. x Support of active living opportunities such as a well planned parks and trails systems that are accessible to all residents. Four physical land use elements affect the overall character of the community: 1. Suburban and rural development patterns and neighborhood form; 2. Major road patterns; 3. Open spaces and natural resources; and 4. Commercial and business development. The relationship of these elements will impact the transportation system and community facilities and may need review as a result of increased development. Development Patterns and Neighborhood Form x Encourage open spaces, parks and trails in all neighborhood development. The survey indicated that a high quality of life is found when residents have visual access to green spaces. x Create neighborhoods with a variety of housing types that are well connected with roads, trails or sidewalks. x Maintain the integrity of rural neighborhoods and promote development patterns consistent with existing rural residential development. x Recognize neighborhood characteristics and promote new development compatible in scale, architectural quality and style with existing neighborhoods. x Guide density to areas with proximity to existing infrastructure and future infrastructure availability. x Concentrate higher density development near service oriented businesses to help promote walkability. Chapter 5 - Land Use & Growth Page 5- 12 Amended May 21, 2013 (CPA2030-4) LLaanndd UUssee PPoolliicciieess bbyy AArreeaa The following section provides policies for land use designations and is categorized into generalized subsections with the following land uses: Rural Designations, Urban Service Designations, and Public Semi-Public Designations. The policies for each category as provided below directly support the goals and strategies outlined in Chapter 2. These designations are generalized land uses and are not specific zoning districts. The City will update the zoning ordinance and applicable codes to be consistent with the land use plan and designations identified in this section. The planning process revealed a strong interest in promoting good, sustainable development in the City. The Planned Unit Development (PUD) process for large scale or master plan types of development, regardless of whether they are residential, commercial or mixed-uses will be available and will be supported through zoning. RRuurraall DDeessiiggnnaattiioonnss The rural designations include Agricultural, Rural Residential and Developing Post-2030. A large percentage of the community falls into these two categories. The purpose of these designations is to provide low-intensity land uses, such as rural residential, farming, hobby farms, horticulture, conservation of natural and ecologically significant natural resources and passive recreation. This area will not be provided with water or sewer service during the timeframe covered by this Plan. The City's goal is to maintain the rural character of this area. The 2005 Metropolitan Council Regional Framework shows the majority of this area as Diversified Rural, and the City utilizes the Rural Residential designation to be consistent with the System Statement. A significant segment of this area consists of large, rural parcels with single-family homes. The City recognizes that such low-density, development will continue to be a desired housing alternative. The City’s Open Space Report proposes several different implementation techniques for allowing open space development and planning to maintain rural character and simultaneously preserve significant natural resources. This result may take the form of innovative developments that clusters smaller lots on larger parcels with permanently conserved open space. Such innovative arrangements can help preserve the City’s natural resources, open space and rural character, while still maintaining an average overall density of ten acres per unit. Medina’s wetlands, lakes, scattered woodlands and soil conditions prevent smaller, unsewered lot development, but are ideal for low-density rural housing. Medina's policy in the permanent rural area is to keep strict soil requirements for septic sites, but allow flexibility for Open Space design developments and to ensure that the permanent rural area will remain rural by eliminating the need for future extension of a sanitary sewer service to replace failing systems. Chapter 5 - Land Use & Growth Page 5- 13 Amended May 21, 2013 (CPA2030-4) Objectives: 1. Allow low-density development in the Rural Residential Area including innovative arrangements of homes that preserve open space and natural resources. 2. Encourage conservation of open space, farms and ecologically significant natural resources in the rural areas. 3. Enforce standards for the installation and maintenance of permanent, on-site sewage disposal systems. 4. Allow public facilities and services, such as parks and trail systems, if compatible with rural service area development. 5. Allow land uses, such as home-based businesses, hobby farms, horse stables, nurseries and other smaller-scale rural activities, which will not conflict with adjoining residential development. 6. Regulate noise, illumination, animals, and odors as needed to maintain public health and safety. 7. Maintain a maximum density of one unit per forty acres for property in the Agricultural land use. 8. Maintain a maximum density of one unit per ten acres for new development in the Rural Residential and Developing Post-2030 land use. The City will continue to utilize a five- acre contiguous suitable soils requirement in order to pursue this objective. This requirement has maintained the required density for the past decade (see Table 5-E below) and the City will monitor rural subdivisions and adjust regulations in the event the density is consistently exceeded. TTAABBLLEE 55--EE DDeennssiittyy ooff RRuurraall SSuubbddiivviissiioonnss 22000000--22000088 Subdivision # of Lots Gross Acres Acres/Unit Winchester Hills 3 15.7 5.2 Wild Acres 3 75.0 25.0 Dahl 2nd Addn 2 23.3 11.6 Leawood Farms 9 212.0 23.6 High Pointe Ridge 3 51.4 17.1 Beannact Farm 3 42.1 14.0 Parkview Knoll 2 72.6 36.3 Unplatted 2 24.8 12.4 Willow Hill Preserve 4 31.2 7.8 Tuckborough Ridge 7 47.8 6.8 Fox Path Farm 2 27.4 13.7 All Rural Subdivisions 40 623.3 15.8 Chapter 5 - Land Use & Growth Page 5- 14 Amended May 21, 2013 (CPA2030-4) 9. Continue to enforce five contiguous acres of soils suitable for septic systems per development site, but consider exceptions for open space developments that protect natural features and put land into permanent conservation. Within the Metropolitan Council’s long term sewer service area (see Map 5-4), these exceptions will not be allowed to result in development with a density in excess of one unit per ten gross acres. 10. Urban services will not be provided to the Agricultural, Rural Residential, or Developing Post-2030 land uses during this planning cycle. 11. Require preservation of natural slopes, wetlands, woodlands and other significant natural characteristics. 12. Determine lot sizes by soil types and conditions as defined in the City's on-site septic system requirements. 13. Protect property within the City's Developing Post-2030 designation from subdivision and development by requiring ghost plats for subdivisions so that future urban expansion is not compromised. 14. Reduce impervious surfaces where possible by applying low impact design standards and encourage innovative materials and plans that reduce runoff. 15. Encourage landowners to participate in the protection and conservation of significant natural resources. 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. Encourage green building practices such as Leadership in Energy and Environmental Design (LEED)1 principles in neighborhood planning and residential building and low impact development design standards. ______________________________________________________________________________________ 1 LEED defined under Chapter 7 – Implementation (pg. 7-8) Chapter 5 - Land Use & Growth Page 5- 15 Amended May 21, 2013 (CPA2030-4) 5. Protect urban residential areas from excessive noise, odors, and illumination. 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 development to areas designated in this Plan. 8. Limit industrial activities, including agri-business facilities, to the urban commercial or industrial park areas. 9. Protect property within the City's 2030 MUSA boundary from development prior to the provision of urban services that will hinder future division. 10. Create more 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. 11. Promote attractive, well-maintained dwellings on functional, clearly marked roads, with adequate facilities and open space. 12. Emphasize resident and pedestrian safety. 13. Allow for a variety of housing types with a range of economic affordability in the urban residential areas. 14. 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. 15. 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. 16. Require standards for site improvements that ensure compatibility with adjacent residential areas. 17. Require utilities to be placed underground wherever possible for reasons of aesthetic enhancement and safety. 18. Plan interconnections between separate developments to encourage shared road use to reduce costs and minimize the amount of road surface required. 19. 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. 20. 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. 21. Implement standards for lot sizes and setbacks which recognize the development characteristics and natural resources of each existing neighborhood. 184050 Vision Statement Medina is one community. The City will strive to maintain its unique heritage by promoting and protecting its rural character and its natural environment. Medina will foster well-designed neighborhoods and promote public and private destinations for the community to gather. The City will develop in a deliberate fashion which is commensurate with the resources and infrastructure available to sustain a high quality of life for residents. Community Goals Preserve rural vistas, open spaces, and wetlands in all parts of the community to promote the rural character of Medina. Protect and enhance the environment and natural resources throughout the community. Encourage and incent innovative and environmentally friendly approaches to planning, engineering and development. Expand urban services only as necessary to accommodate regionally forecasted residential growth, desired business opportunities and achievement of other Community Goals. Develop at a sustainable pace proportionate with capacity of schools and transportation, water supply and wastewater infrastructure available to the City. Spread development so that it is not geographically concentrated during particular timeframes. Promote public and private gathering places and civic events that serve the entire community. Preserve and expand trails and parks to provide community recreational facilities, connect neighborhoods, and encourage healthy lifestyles of its residents. Provide opportunities for a diversity of housing at a range of costs to support residents at all stages of their lives. Encourage an attractive, vibrant business community that complements the residential areas of the City. Attachment 5 - DRAFT 2020-2040 Vision, Goals, Concept Land Use (4 pages) 184050 Maintain its commitment to public safety through support of the City’s police department and coordination with its contracted volunteer fire departments. Manage the City through prudent budgeting processes, retaining a skilled and efficient staff and long-range planning and financial management. HAMELHIGHWAY 55MEDINAPIONEERTAMARACKCOUNTY ROAD 24WILLOWCOUNTY ROAD 19HACKAMOREHOM EST EADNAVAJOHUNTERPRAIRIETOMAHAWKPARKVIEW TOWNLINEMOHAWKCOUNTY ROAD 101BROCKTON CHIPPEWACOUNTY ROAD 116HOLY NAMELEAWOODMEANDERBAKER PARKTAMRACKWAYZATAARROWHEADCLYDESDALELAKE SHOREDEERHILLSPURKELLERCAR RIAG E BLACKFOOTMAPLESPRUCEEVERGREENCHEYENNETOWERELM CREEKMORNINGSIDEBOBOLINKPINTOL IL AC SHOREWOODBLUEBELLMEADOWOODSCOUNTY ROAD 11WALNUTFERNAPACHEM EDI NA LA KE PINESIOUXCHESTNUTOAKVIEWHARMONYLORETTOBERGAMOTTRILLIUMCOTTONWOODSYCAMORENORTHRIDGESHAWNEE WOODSBOYERCHEROKEEBUCKSKINKATRINKALORENZF OXBERRY LAKEVIEWHOLLY BUSHCHERRY HILLCOXMELODYLIND EN CRESTVIEWCA PRI OLE CATES RANCHELSENTRAPPERSMALLARDMORGANCA LA MU S HILLVIEWPHILLIPSPRAIRIE CREEKVIXENSUMMITLYTH R U M PAWNEESETTLERSCOVEYALBERTCABALINELOST HORSEWICHITA RED FOXFOXTAILTOWN LINEBRIDAL PATHWILLOWBROO KSUNRISE HIGHCRESTMEADOW CREEKVIEWDUSTYHICKORY MEDINACHIPPEWAWILLOWAPACHEWILLOWFOXBERRYBROCKTONHUNTERDEERHILLMEANDERARROWH EAD COUNTY ROAD 24COUNTY ROAD 19PINTOLINDENPlanned Future Development Guide PlanDRAFT 3/4/201600.510.25MilesMap Date: March 4, 2016LegendFuture Land UseFuture Land UseLow Density Res (2-3 units/acre)Medium Density Res (4-6 units/acre)High Density Res (12-15 units/acre)Mixed Residential (3.5-4 units/acre)CommercialGeneral BusinessWetland LocationsWetland Locations HAMELHIGHWAY 55MEDINAPIONEERTAMARACKCOUNTY ROAD 24WILLOWCOUNTY ROAD 19HACKAMOREHOM EST EADNAVAJOHUNTERPRAIRIETOMAHAWKPARKVIEW TOWNLINEMOHAWKCOUNTY ROAD 101BROCKTON CHIPPEWACOUNTY ROAD 116HOLY NAMELEAWOODMEANDERBAKER PARKTAMRACKWAYZATAARROWHEADCLYDESDALELAKE SHOREDEERHILLSPURKELLERCAR RIAG E BLACKFOOTMAPLESPRUCEEVERGREENCHEYENNETOWERELM CREEKMORNINGSIDEBOBOLINKPINTOL IL AC SHOREWOODBLUEBELLMEADOWOODSCOUNTY ROAD 11WALNUTFERNAPACHEM EDI NA LA KE PINESIOUXCHESTNUTOAKVIEWHARMONYLORETTOBERGAMOTTRILLIUMCOTTONWOODSYCAMORENORTHRIDGESHAWNEE WOODSBOYERCHEROKEEBUCKSKINKATRINKALORENZF OXBERRY LAKEVIEWHOLLY BUSHCHERRY HILLCOXMELODYLIND EN CRESTVIEWCA PRI OLE CATES RANCHELSENTRAPPERSMALLARDMORGANCA LA MU S HILLVIEWPHILLIPSPRAIRIE CREEKVIXENSUMMITLYTH R U M PAWNEESETTLERSCOVEYALBERTCABALINELOST HORSEWICHITA RED FOXFOXTAILTOWN LINEBRIDAL PATHWILLOWBROO KSUNRISE HIGHCRESTMEADOW CREEKVIEWDUSTYHICKORY MEDINACHIPPEWAWILLOWAPACHEWILLOWFOXBERRYBROCKTONHUNTERDEERHILLMEANDERARROWH EAD COUNTY ROAD 24COUNTY ROAD 19PINTOLINDENFuture Land Use ConceptDRAFT 3/4/201600.510.25MilesMap Date: March 4, 2016LegendPlanned Land Use (Conceptual)<all other values>Rural ResidentialLow Density Residential (2-3 u/a)Medium Density Residential (4-5 u/a)Mixed Residential (3.5-4 u/a)High Density Residential (12-15 u/a)Uptown HamelCommercialGeneral BusinessRural BusinessPrivate RecreationInstitutionalPublic/Semi-PublicClosed Landfill HAMELPION E E RARROWHEAD BLACKFOOTBlack Ash SwampGood QualityBuffer from Good Quality ResourceDisturbed woodland.PotentialenhancementGreenway CorridorDisturbed WoodlandPotential EnhancementPotential corridorconnectionPotential CorridorExpansionPotential CorridorExtensionsDellcroft CD-PUDSite AnalysisStep 1 - Identify ConservationPotential Buildable Conservation AreasUnbuildable ConservationStep 2 - Locate Potential HomesitesStep 2 - Locate Potential HomesitesStep 3 - Identify ConnectionsPotential Street ConnectionsPotential Trail Connections0 600 1,200300 FeetMap Date: April 8, 2016 (DDF)¯ March 11, 2016 1 Dellcroft PUD Concept                       March 11, 2016 2 Dellcroft PUD Concept  General Information Landowner: Dellcroft Farms, LLP., 3300 Wells Fargo Tower, 90 South Seventh Street, Minneapolis, MN 55402-4140 Applicant: BFP Development, LLC., 4918 Birch Lake Circle, White Bear Lake, MN 55110 Consultants: Stantec, 2335 West Highway 36, Roseville MN 55113 x Marc Putman PLA LEED AP – Planning and Site Design x John Shardlow FAICP – Planning & Design x Roger Humphrey PE RLS – Civil Engineering x Suzanne Short – CAD Drafting x Ryan Mielke – CAD Drafting x Paul Bockenstedt – Native Vegetation Restoration x John Smyth – Wetlands x Dan Roeber, RLS Survey Evidence of Control: Land use application is signed by owner Status of Development Property  Property: (see Exhibit A) x North Parcel - Hennepin County PID – 10-118-23-41-0001 – 1722 Hamel Road x South Parcel - Hennepin County PID – 10-118-23-41-0001 – 1975 Hamel Road Existing Comp Plan Guiding: (see Exhibit B) x North Parcel – Rural Residential/Outside existing MUSA x South Parcel – Rural Residential/Outside existing MUSA Existing Zoning: (see Exhibit C) x North Parcel – Rural Residential x South Parcel – Rural Residential Sewer Staging: (see Exhibit D) x North Parcel – Proposal to include in MUSA x South Parcel – Not needed in MUSA March 11, 2016 3 Dellcroft PUD Concept Narrative Introduction The Dellcroft development team is highly experienced and regarded. We have collectively developed over 15,000 residential lots in the Twin Cities. Several of our communities have received environmental recognition, in particular for providing wildlife habitat and for their treatment of storm water. We have previously developed in Medina, both Foxberry Farms and Wild Meadows. Our objective is to bring these attributes to this site, to create a diverse community that integrates and serves a wide income range of households and at the same time includes a meaningful system of open space, wildlife corridors and trails. Prologue We believe strongly that the timing and location for this development works well with the City’s plans. We also understand that the purpose of a concept submittal is to receive feedback. The principles and goals of our development efforts can be accomplished in many ways. The unit mix can be altered. The location of certain units can be moved. We want to hear your ideas and make this a collaborative effort. We look forward to meeting with you to discuss our ideas for the Dellcroft property. Goal of the Development x Create a successful well designed community. This comes from… o A meaningful trail system that links the neighborhood together through open spaces as well as connects the neighborhood to existing and future trails that extend beyond its boundaries. (See Site Plan – Exhibit E) o A connected greenway that uses the open space connections to link the neighborhoods together within Dellcroft and beyond its borders. Not only for human use but also for wildlife. (See Open Space Plan/Greenway Corridor – Exhibit F) o Restoration of open spaces to create a native habitat that provides opportunities for wildlife, a scenic backdrop to homes and helps to protect the waterways by more effectively treating storm water. (See Restoration Plan – Exhibit G) o A variety of housing sizes and types for a variety of income levels. This neighborhood includes five lot types/sizes ranging from large lot rural homesites to townhomes. o Creative site design which is described further below. o Access to a central park for all residents. The exact design and use is yet to be determined, but we anticipate it could incorporate a grassy open space for casual play, sand box, play structure and could possibly include a bath house and pool. March 11, 2016 4 Dellcroft PUD Concept How Dellcroft fulfills the PUD purpose - 827.25 Subd. 1. Innovations in development to the end that the growing demands for all styles of economic expansion may be met by greater variety in type, design, and placement of structures and by the conservation and more efficient use of land in such developments. x This is the basis of the entire concept submittal. Dellcroft includes and balances multiple product types while creating a meaningful trail and open space experience and also protecting, enhancing and restoring the natural environment of which it’s a part. Subd. 2. Higher standards of site and building design. x This is accomplished through creative site design which includes: o Use of varied setbacks and angles to the road which create visual interest, improved aesthetics and improved views of nature. o Curvilinear roadways which increase the interest and beauty of the streetscape, help to calm traffic and make the neighborhood safer and more pedestrian friendly. o Limited use of cul-de-sacs to provide access while at the same time accommodating a more uninterrupted open space experience. o Placement of homes to allow residents to experience open space from their homes as well as when they enter the neighborhood. o Natural treatments for screening views of homes from roadways through the use of planted earth forms including planting well beyond the buffer planting criteria require by the City, integrated with storm water runoff ponding for storm water management and improving the beauty of the transportation corridor. o Views and vistas into protected open spaces. Amenity features visible from entry settings. Plantings used in ways to create and frame vistas. o Strong main entry settings that provide views into the open spaces. Subd. 3. The preservation, enhancement, or restoration of desirable site characteristics such as high quality natural resources, wooded areas, wetlands, natural topography and geologic features and the prevention of soil erosion. x Our project includes all three. (As background It may be helpful to review the current conditions exhibits H and I) o Preservation ƒ Wetlands - Our intent is to preserve all of the wetland areas shown on the concept plan. A wetland delineation has not yet been completed so it remains to be seen if all impacts can be avoided. City wetland maps indicate a couple smaller wetland areas within the farmed areas of the property. At this time we believe these are not wetlands and have not included them in our concept. Today there are little to no meaningful buffers around any of the wetlands on the property. These will be provided to ensure the wetlands are preserved. ƒ Woodlands – Most of the woodlands have been classified by the County in the MLCCS as low quality, non-native and disturbed. However, it is our intent to March 11, 2016 5 Dellcroft PUD Concept keep impacts to the amount allowed by City code and preserve the remaining significant portion of the existing woodland areas. ƒ Open Spaces – Most of the open space that is not wooded or a wetland is currently farmed therefore there are no areas that need to be preserved in their current condition. ƒ Topography – Overall the site design follows and uses the natural topography of the property. While grading will be needed, the development team intends to take advantage of the properties ridgelines and vistas. o Enhancement & Restoration ƒ Restoration Plan - A formal restoration plan will be developed and implemented in the open spaces. A general restoration concept is included as Exhibit G and is described below. ƒ Wetland and Wetland Buffers – Several wetland areas exist on the property. With this development we expect to not only preserve but restore them to the extent possible. Since they are currently dominated by narrow leaf cattail as well as reed canary grass and surrounded by areas with similar non-native vegetation, a full restoration to 100% native species will be unlikely. Nonetheless the quality of the wetlands and adjacent buffers can be improved and enhanced. The wetlands area would likely include a mix of shallow open water with margins interspersed with native plants. Plants anticipated for this area include blue flag iris, manna grass, several species of sedges and rushes, great blue lobelia, spotted joe-pye weed and similar. Native species will be introduced and managed and will help protect the existing wetlands as well as provide for a more diverse habitat. Wetland margins are proposed to include a mix of native grasses, sedges, rushes and flowers characteristic for the Medina area. To the south of the Dellcoft property there is a wetland that has been identified as ecologically significant in the MLCCS. A portion of this complex is located on the Dellcroft property. With this development plan this area will continue to be buffered by the existing woodlands but would also include a restored upland buffer and with that buffer and the additional storm water treatment, the water entering this wetland complex from the site will be significantly improved. ƒ Woodlands – As mentioned above, the woodland areas on the property are dominated by non-native species. This fact in and of itself does not mean they are necessarily bad. Trees provide a valuable function for treating storm water and providing habitat, even if non-native. The intent of the restoration would be to remove some of the dead and diseased trees to encourage growth and sustainability of the healthy trees as well as to selectively open the ground layer to sunlight which will help to establish a more native groundcover. It is also our intent to plant new native varieties of trees within and adjacent to the forested areas to gradually reestablish native varieties. March 11, 2016 6 Dellcroft PUD Concept As mentioned above the woodlands along the south portion of the property help to buffer the large ecologically significant wetland complex to the south. ƒ Open Spaces – Consistent with Medina’s natural heritage, the concept for open space restoration at Dellcroft is to restore a native savanna in most open space areas. This will create a scenic landscape that provides quality wildlife habitat, benefits water quality, and is reasonable to maintain. Vegetation in this zone would include scattered bur oak, swamp white oak and similar savanna trees. The goal for ground cover would be to create a diverse assemblage of native plants that provide season-long interest and value to wildlife. This anticipates a mix of native grasses like Indian grass, bottlebrush grass, satin grass and sideoats grama as well as flowers such as brown-eyed susan, early meadow rue, golden alexanders, bergamot, and more. Much of the upland areas at Wild Meadows could be seen as an example of this type of open space conversion. Most of the open space at Wild Meadows was once farmed or part of the Turkey farming operation and today they are a savanna dominated by a diverse variety of native species and interspersed with trees. Subd. 4. Innovative approaches to stormwater management and low-impact development practices which result in volume control and improvement to water quality beyond the standard requirements of the City. x We will use a variety of methods to treat stormwater and have had much experience creating and implementing a variety of innovative storm water treatment methods that can meet or exceed the City standards. (See Exhibit J the schematic storm water plan) Subd. 5. Maintenance of open space in portions of the development site, preferably linked to surrounding open space areas, and also enhanced buffering from adjacent roadways and lower intensity uses. x A homeowner’s association will be tasked with maintaining the open space. An installation and maintenance plan will be created along with a conservation easement over a majority of the open space. x A greenway has been designed though the site, connecting both the north and south parcel as well as linking to open space connections beyond the property boundaries (see Exhibit F). x A minimum 50’ buffer with significant landscape will be provided along Hamel Road and Arrowhead Drive. Subd. 6. A creative use of land and related physical development which allows a phased and orderly development and use pattern and more convenience in location and design of development and service facilities. x North Parcel o This development provides a transition from the proposed and existing commercial uses on the east side of the site to the Rural Residential Areas to the west. Often low density residential uses such as we are proposing are used to buffer commercial from rural areas of the City. This reduction in intensity also continues with the Dellcroft site as the density reduced from the low density residential on the north parcel to the clustered rural residential densities on the south parcel. March 11, 2016 7 Dellcroft PUD Concept x South Parcel o The clustered rural development provides for a more efficient use of the property while also preserving open space and serving as a buffer to the low density residential to the north. If it were divided into typical rural residential lots there would be little to no control of the open space since all of the area would be within private homesites providing little public benefit. Subd. 7. An efficient use of land resulting in smaller networks of utilities and streets thereby lower development costs and public investments. x North Parcel o Dellcoft uses a significant amount of existing infrastructure. ƒ It is adjacent to two county roadways and uses those roadways as the primary access to the development. ƒ Its residents will likely use the existing signalized intersection at TH 55 and Arrowhead Drive as its primary access to the neighborhood. This also means that access to the Dellcroft neighborhood does not require impacting other residential neighborhoods. ƒ Sewer service is 675’ away from the property and is a size and depth that it can serve the property by gravity. ƒ An existing 12” watermain is also very close and is of sufficiently size to serve the property. ƒ See Exhibit M for a Schematic Utility Plan o The project will also achieve an overall density 3 units/acre or greater. Meeting the typical Metropolitan Council minimum density. x South Parcel o Since the south parcel is a rural development the efficiencies gained on this parcel are through clustering the homesites. o Because the homes are clustered the street system used to access them is more efficient and accesses more homes than a typical Rural Residential development would. Subd. 8. A development pattern that effectuates the objectives of the Medina Comprehensive Plan. (PUD is not intended as a means to vary applicable planning and zoning principles.) x We understand that you are in the process of updating your goals. We believe that many of the current Comprehensive Plan goals are achieved with this development. Since there are a number of Comprehensive Plan goals that apply to our project we have instead highlighted the general themes of the Comprehensive Plan that apply. o Development that protects and enhances the natural environment. o Provides meaningful trails and greenway corridors. o Efficiently uses existing transportation and utility infrastructure. o Creates high quality neighborhoods. o Effectively transitions from developed areas to undeveloped areas. o Uses Low Impact Development techniques including innovative storm water treatment. o Provides a diversity of housing options including housing that as the Comprehensive Plan states “workers in Medina could afford”. o Development that helps support Uptown Hamel. March 11, 2016 8 Dellcroft PUD Concept Subd. 9. A more desirable and creative environment than might be possible through the strict application on zoning and subdivision regulations of the City. x Many of the amenities and benefits described in this narrative would not be possible if the code were strictly applied. Proposed Market and Demand Medina is a beautiful well located City and is generally in demand from a variety of homebuyers. In addition, the areas within the Wayzata School District are desired by many families who look to have their children educated in that district. While some of the homesites within the Dellcroft neighborhood fit the type of homesites currently found elsewhere in the district and City, others do not and provide a unique opportunity. We expect that the single family homes will start in the low $400’s on the north parcel and exceed $1,000,000 on the south parcel. This mix of home sites is further diversified by 30 townhomes sites that we expect will start around $275,000. There is a limited supply of new townhomes starting at this price within the City and within the Wayzata school district. Relationship to Comprehensive Plan In order for the development of the north parcel to occur as proposed, a Comprehensive Plan update or amendment would needed. Development of the south parcel would not need a Comprehensive Plan Amendment. The south parcel is shown using CD-PUD zoning within the context of its current RR zoning. The development proposal for the south parcel is consistent with the both the zoning and Comprehensive Plan guiding. We understand that modifying the MUSA area may be the most significant question that this development proposal poses for the City. The main supporting themes from the narrative are summarized below. x High Quality Development . x Diversity of Housing Options. x Greenway, Meaningful Trails, Significant Open Space. x Access to existing transportation corridors, and well as sewer and water facilities. x Provides a transition from Commercial to Rural. x Significant screening and buffering along County roadway. x Supports Uptown Hamel. Site & Development Facts* * All area calculations are measured estimates based on a hand drawn concept. While reasonably accurate once a final plan is created and digitized exact calculations can be made. Table # 1 – Type and Number of Units North Parcel South Parcel Total Single Family – 200’ 22 Single Family – 90’ 14 Single Family – 75’ 68 Single Family – 65’ 27 Townhomes 30 Total 139 22 161 March 11, 2016 9 Dellcroft PUD Concept Table # 2 – Area Calculations (Acres) North Parcel % of Total South Parcel % of Total North & South % of Total Single Family Area 33.3 51% 32.1 36% 65.4 42% Townhome Area 1.6 2% 0 0% 1.6 1% Road Right of Way 9.3 14% 6.9 8% 16.2 10% Open Space* 21.7 33% 50.8 57% 72.5 47% Total 65.9 100% 89.8 100% 155.7 100% *Open spaces include wetlands, buffers, storm water treatment elements, trails, park, and buffers Table # 3 – North Parcel Net Density North Parcel Total Area 65.9 Protected Open Space* (20.3) Net Acres 45.6 Units 139 Units /Acre 3.05 *Does not include roadway buffer areas Table # 4 – Buildable Area in Open Space South Parcel Total Site Acres 89.8 Lot Area -32.1 Roadway -6.9 Wetlands -15.6 Wetland Buffers -3.2 Floodplain* -3.2 Slopes Greater the 18% -1.5 Total Buildable Open Space 27.3 Total Buildable Open Space % 30.4% *Assumes completing a FEMA Map amendment Table # 5- Trails and Sidewalks (Linear Ft.) North Parcel South Parcel Total (Feet) Total (Miles) Trails (Internal)* 5,648 8,951 14,599 2.8 Sidewalks 7,923 0 7,923 1.5 Total 13,571 8,951 22,522 4.3 *Once a final restoration plan is completed some duplicative trail segments may be removed to foster the restoration efforts. Also the trails along Hamel Road and Arrowhead Drive are not included in the total. March 11, 2016 10 Dellcroft PUD Concept South Parcel - Additional Details South Parcel Soil Calculation (see Exhibit K - Current Conditions) After analyzing the soils our surveyors believe that topography and soils for the south parcel are likely slightly skewed on the Hennepin County maps and that all of the good soils found on the south parcel are contiguous. There is a narrow pinch point along Hamel Road where there is a contiguous connection from the east to the west on the site. Additionally, there are some areas where the slopes and floodplain areas have been better defined providing a small net increase in the amount of good soils on the southern parcel. In the future A FEMA map amendment will be needed to formalize the floodplain alteration. With these modifications the total contiguous good soils is 56.04 acres or at 5 acres per homesite this provides a base density of 11 units. The CD-PUD allows for up to a 200% increase of the base density for proposals that meet the purpose of the CD-PUD. We hope that you agree that we have provided the necessary evidence, at least preliminarily, to qualify for a doubling of the units with a cluster approach or 22 units as shown on the concept plan. Purpose of the CD-PUD 827.51 1. Protect the ecological function of native hardwood forests, lakes, streams, and wetlands. As mentioned above what we are proposing is more than protection, we plan to actively restore the open space areas. 2. Protect moderate to high quality ecologically significant natural areas. Also mentioned above the South Parcel is adjacent to and includes a small portion of a large wetland complex that is considered ecologically significant by the MLCCS. This neighborhood includes a greenway connection to that wetland complex. 3. Protect opportunities to make ecological connections between parks and other protected lands and ecologically significant natural areas. Similar to above and as shown on Exhibit F connections are not only being preserved but are being created. 4. Protect important viewsheds including scenic road segments. As much as possible viewsheds have been used as a part of creating the neighborhood and trails systems. 5. Create public and private trails for citizens to access and enjoy Open Space resources. The trail as shown in the City Parks & Trails Plan on the Dellcroft property (Exhibit L Park and Trail Plan) has been included. In additional to the trail over 4.5 miles of trails and sidewalks connect the neighborhood. Exactly which trails are public and which may be private is a conversation we would like to have with the City in the future. In any case the east-west trail as shown in the City’s Parks and Trails plan would be public. 6. Create public and private Open Space for citizens to access and enjoy Open Space resources. Over 45% of the total development and over 50% of the southern parcel are included in the open space and are linked together with 2.8 miles of trails. March 11, 2016 11 Dellcroft PUD Concept Additional Requested Information for PUD Concept Restrictive Covenants Like most of our communities, we would include restrictive covenants to create common rules for a number of activities. This would include such items as the architecture of the homes, landscaping, yards, fences, use of the common property, storage, on-site parking, use of common elements and a number of items the one would typically find in an association. Generally these are common sense items that the homeowners themselves can chose to change or modify if needed as a community. Generally these rules are more restrictive than the City code unless agreed to by the City within the PUD agreement. Staging This site is likely to be built out in stages. At this time, it is difficult to know the exact staging. Since the north and south parcels have such different product types and price points it is possible that they would or could be developed simultaneously. If the north parcel were to be staged it would likely be from the east to the west and north to south. The entrance to the neighborhood from Arrowhead may initially be the primary entrance. A better idea of phasing will be explored with subsequent submittals. Overall, we would expect a site like this to be fully developed over a 3-5 year timeframe. Comprehensive Plan – Steering Committee We recognize and understand that the City has had a steering committee work on a revised Comprehensive Plan and that they recently prepared a draft land use plan. As an example Exhibit N shows what the guide plan would look like if the north Dellcroft Parcel were added to the MUSA and shown in on the guide plan. We believe that this shows how the Dellcroft site would likely meet the community goals and that in particular it balances the geographical disbursement of the development areas. Initial Development Standards North Streets 50’ ROW, with 26’ B-B Lots Front Setback – 25’ (20’ for Side Loaded Garage) Rear Setback – 10’ Side – 5’ & 10’ (7.5’ average) Corner Lot Side – 15’ Lot Area – 8,000- 47,000 sq. ft., Generally 65’ 8,000-10,000 sq. ft., 75’ 9,000-12,000 sq. ft., 90’ 20,000- 30,000 sq. ft. South Streets 60’ ROW, with 26’ rural section roadway. Lots Front Setback – 35’ Rear Setback – 30’ Side – 30’ Lot Area – 1-2+ acres March 11, 2016 12 Dellcroft PUD Concept Submittal Exhibits x Exhibit A – Area Map – Location Map x Exhibit B – Guide Plan Map x Exhibit C – Zoning Map x Exhibit D – Sewer Staging Plan x Exhibit E – Site Plan x Exhibit F – Open Space Plan/Greenway Connection x Exhibit G – Restoration Plan x Exhibit H – Existing Conditions – Topography, Topo, Woodlands, Wetlands, Drainage ways x Exhibit I – Existing Conditions – Viewsheds and Vistas x Exhibit J – Schematic Utility Plan – Storm Water x Exhibit K – Existing Conditions – Suitable Soils/Steep Slopes x Exhibit L – Existing and Proposed Parks and Trails x Exhibit M – Schematic Utility Plans – Sewer, Water, Wells and Septic x Exhibit N – Steering Committee Land Use Plan – Proposed Amendment &&GNNETQHV Exhibit A - Location Map &GNNETQHVNorth Parcel South Parcel &&GNNETQHV Exhibit B - Guide Plan &&GNNETQHV &&GNNETQHV Exhibit C - Zoning &&GNNETQHV &&GNNETQHV Exhibit D - Sewer Staging &&GNNETQHVProposed MUSA Line Expansion &&GNNETQHV Exhibit E - Site Plan $(2&GXGNQROGPV..%  North Parcel* Gross Acres - 65.9 Gross Open Space - 21.7 (33%) Net Acres - 45.6 Net Density - 3.05 units/acre Minimum Lot Widths 90’ Single Family - 14 lots 75’ Single Family - 68 lots 65’ Single Family - 27 lots Townhomes - 30 units Total Units - 139 lots/units South Parcel* Gross Acres - 89.8 Gross Open Space - 50.8 (57%) Buildable Open Space - 27.3 (30.4%) Minimum Lot Width 200’ Single Family - 22 lots Total Lots - 22 lots * Area calculaƟons are measured esƟ- mates based on hand drawn concept. &GNNETQHV Exhibit F - Open Space Plan/Greenway Connection &GNNETQHV &&GNNETQHV Exhibit G - Restoration Areas $(2&GXGNQROGPV..%  &&GNNETQHV Exhibit H - Existing Conditions Wetlands, Woodlands Drainage Ways 9QQFNCPFU 9GVNCPFU Drainage ways Ridge Lines (Drainage Divides) Culvert Preserve Possible Mgt Class Preserve Manage 2 Manage 2 Manage 2 Manage 2 Manage 1 Preserve $(2&GXGNQROGPV..%  &&GNNETQHV Exhibit I - Existing Conditions Viewsheds and Vistas Vistas Ridge Lines (Viewsheds) v v v v v v v v v v v v v $(2&GXGNQROGPV..%  &&GNNETQHV Exhibit J - Schematic Utility Plan Storm Water Treatment System $(2&GXGNQROGPV..%  &&GNNETQHV Exhibit K - Existing Conditions Suitable Soils/Steep Slopes $(2&GXGNQROGPV..%  &&GNNETQHV Exhibit L - Existing & Proposed Trails &GNNETQHV &&GNNETQHV Exhibit M - Schematic Utility Plan Water & Sanitary Sewer Sanitary Sewer City Water SepƟc Sites (general indicaƟon only - exact locaƟon to be determined with perc tests) Well (general indicaƟon only - exact locaƟon to be determined by homeowner) xSewer connecƟon 675’ north on Arrowhead Dr. xWater connecƟon 1,300’ north on Arrowhead Dr. $(2&GXGNQROGPV..%  &&GNNETQHV Exhibit N - Steering Committee Guide Plan - Proposed Amendment