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12-13-2016
POSTED IN CITY HALL December 9, 2016 PLANNING COMMISSION AGENDA TUESDAY, DECEMBER 13, 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 November 9, 2016 Meeting Minutes 6. Public Hearing – City of Medina Comprehensive Plan – Decennial Update 7. Council Meeting Schedule 8. Adjourn 1 CITY OF MEDINA 1 PLANNING COMMISSION 2 DRAFT Meeting Minutes 3 Wednesday, November 9, 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 Todd Albers, Chris Barry, Robin Reid, and Victoria Reid. 8 9 Absent: Planning Commissioner Kim Murrin, Laurie Rengel and Janet White. 10 11 Also Present: City Planner Dusty Finke. 12 13 14 2. Public Comments on Items not on the Agenda 15 16 No comments made. 17 18 3. Update from City Council Proceedings 19 20 Anderson provided an update on the recent Council activity. He stated that the Council 21 considered the AutoMotorPlex requests, noting that there were many residents in attendance 22 and estimated 30 percent of residents in attendance were in favor of the request and about 70 23 percent of the residents in attendance were opposed. He highlighted some of the concerns the 24 residents had including traffic and noise, while those in favor would benefit in the increased 25 tax value and fun family event. He stated that the Council tasked staff to rework the 26 conditions, including eliminating parking along Arrowhead Drive and Hamel Road, 27 increasing the buffering/berm, and asking staff to study the traffic flowing into the events. 28 He stated that staff is also investigating whether an EAW would be necessary, as the 29 attorneys representing Delcroft Farms believed that it would be needed. He stated that the 30 Council also considered the Olkon request for a variance and denied the request consistent 31 with the recommendation of the Planning Commission. He advised that the Council also 32 approved a change order for the Deerhill Road improvement project in the amount of 33 $215,000 for additional sand needed for the road base. 34 35 4. Planning Department Report 36 37 Finke provided an update. 38 39 5. Approval of the October 11, 2016 Draft Planning Commission Meeting Minutes. 40 41 Motion by Albers, seconded by R. Reid, to approve the October 11, 2016, Planning 42 Commission minutes as presented. Motion carried unanimously. (Absent: Murrin, Rengel, 43 and White) 44 45 6. Public Hearing – Excelsior Group – 2212 and 2120 Chippewa Road – 46 Concept Plan Review for 61 Single Family Lots 47 48 Finke stated that this is a concept plan review for the property located at 2212 and 2120 49 Chippewa Road, noting that this is an informal review and therefore no formal action will be 50 required from the Planning Commission. He stated that under the staging plan this property 51 would become available for development in 2019. He noted that the applicant did come 52 2 forward earlier this summer with a concept plan for this property that included additional 53 mixed-use housing units for the area north of Chippewa Road that has been eliminated in this 54 version. He reviewed the currently zoning and guiding for the subject property as well as the 55 surrounding properties. He presented the concept plan and noted that under the draft update 56 of the Comprehensive Plan the subject property would be guided for rural residential. He 57 explained that the intent of the Comprehensive Plan is to meet the thresholds of the 58 Metropolitan Council and not to exceed those requirements in order to slow the growth and 59 keep the rural character of Medina. He provided information on the proposed lot size, access 60 in and out of the proposed development and improvements that would be needed for 61 Mohawk/Willow should the development occur. He stated that from an infrastructure 62 standpoint, this property has some benefits compared to other properties identified for low 63 density residential including gravity sewer, looping connections/options with other 64 developments, and the two sections of the development are split between two school districts. 65 He noted that should this move forward, an amendment would be needed to the 66 Comprehensive Plan, whether that would be to the existing plan or a change to the draft plan. 67 68 Barry asked if there was a public hearing when the changes were made to the staging plan. 69 70 Finke stated that there was a hearing process, but could not speak to whether all property 71 owners were fully aware of the impacts. 72 73 Barry stated that when this came forward earlier this summer the Commission directed the 74 applicant to speak with the Steering Committee to determine what could be done in terms of 75 guiding for the property. 76 77 Finke stated that the property owners have been active in the process as the Committee 78 moved ahead. 79 80 Barry asked if Wealshire received a “jump ahead” in staging. 81 82 Finke reported that property was in the 2016 timeframe and the adjustment to the staging plan 83 only included residential properties. He stated that the Wealshire property went through a 84 process to be designated as business rather than residential. 85 86 Albers asked for clarification on the guiding and development timeline. 87 88 Finke confirmed that the existing Comprehensive Plan identifies the property as low density 89 residential and the property was originally included in the 2016 development period. He 90 confirmed that the draft Comprehensive Plan identifies the property as rural residential and 91 when the staging plan was amended the property was moved to the 2021 development period 92 and would be allowed to develop in 2019 under the “jump ahead” provision. 93 94 Ben Schmidt, Excelsior Group, stated that he represents the property owners and they 95 adjusted their concept plan based on the input they received earlier this summer. He stated 96 that they believe that the subject property has some benefits over some of the other properties 97 guided for low density residential. He stated that the site has good infrastructure and access 98 options and would be a good transition next to the Wealshire property, which is a more 99 intense use. He recognized that the City is going through the process of updating the 100 Comprehensive Plan and he is not attempting to circumvent that process as the landowners 101 have had this desire for some time. He stated that it is his understanding under the “jump 102 ahead” that development could begin in 2018 with certificates of occupancy to be issued in 103 2019. He stated that the property is split by school districts and attempted to do a villa 104 product closer to Wealshire, which would be in the Rockford school district, but heard the 105 3 comments of the Planning Commission that they would like to have larger lots. He stated 106 that the intent is still to provide the “empty nester” product on the eastern portion of the 107 property but just on larger lots. He noted that this would still bring a needed housing product 108 to Medina. He recognized that a similar type of product is being constructed near the golf 109 course, but noted that this would have a different price point. He referenced the neighboring 110 senior housing product at Wealshire and noted that when a spouse is placed in memory care 111 there is a desire for the other spouse to live nearby and this product would provide that 112 opportunity. 113 114 Albers referenced a road on the southwest corner, noting that it seems to imply as a 115 connection to the property to the west. 116 117 Schmidt stated that originally there were multiple connection points proposed, but noted that 118 it could be more difficult to develop the property to the north and that is why the connection 119 to the west was proposed. He noted that could just as easily be a cul-de-sac, but he wanted to 120 show connection options for future development. 121 122 V. Reid stated that she does like the thought of having townhouses adjacent to the Wealshire 123 property and asked if the applicant would be open to just building the townhouse product on 124 that portion of the site. 125 126 Schmidt stated that they would be open to that possibility, but would need to investigate the 127 financials. 128 129 V. Reid opened the public hearing at 7:35 p.m. 130 131 No comments made. 132 133 V. Reid closed the public hearing at 7:35 p.m. 134 135 V. Reid stated that it seems that there are two questions; whether the land use designation 136 should be changed under the draft Comprehensive Plan and then regarding the concept plan 137 itself. She stated that ultimately this will go back before the City Council, noting that there 138 was a joint meeting with the Planning Commission, City Council and Steering Committee 139 and the consensus was to guide the property as rural residential. She stated that there is a 140 goal for not developing as much in this area and noted that if this land use is changed, that 141 will have an impact on another property as well that has already been designated as low 142 density in order to equate the residential development at the same level proposed for this area 143 of the city. 144 145 Barry stated that the City has been working hard on the draft Comprehensive Plan and while 146 the input has been considered, the Steering Committee has designated this property as rural 147 residential under the draft plan. 148 149 R. Reid stated that the Steering Committee has spent a long time working on the draft 150 Comprehensive Plan and ultimately the decision would be theirs. She stated that she does 151 like the idea of this type of housing in this location and also providing a lower price point for 152 housing. She suggested that this go back to the Steering Committee to consider if the 153 property could be reguided. 154 155 Albers agreed that this should go before the Steering Committee once more to determine if 156 they believe this would be a good change to the draft Comprehensive Plan. He stated that he 157 likes the design of the concept plan proposed with less density. 158 4 V. Reid believed that the applicant had already been before the Steering Committee and to 159 the joint meeting. 160 161 R. Reid stated that it is her recollection that there was a split opinion when this was 162 considered before. 163 164 Albers believed that it would make sense for the Steering Committee to consider this one 165 more time. 166 167 Finke stated that the issue will be on the table at the Steering Committee meeting based on 168 the input from residents at the open house meetings. 169 170 It was the consensus of the Commission to forward this request to the Steering Committee for 171 further consideration on the proposed guiding for the property. 172 173 Finke stated that the City Council is scheduled to consider this concept plan on Tuesday, the 174 Steering Committee will consider the request on Monday of next week and the Park 175 Commission will consider the request at their meeting next Wednesday. 176 177 7. Council Meeting Schedule 178 179 Finke advised that the Council will be meeting the following Tuesday and R. Reid 180 volunteered to attend in representation of the Planning Commission. 181 182 8. Adjourn 183 184 Motion by Albers, seconded by R. Reid, to adjourn the meeting at 7:48 p.m. Motion 185 carried unanimously. 186 &RPSUHKHQVLYH3ODQ 3DJHRI 'HFHPEHU 3XEOLF+HDULQJ 3ODQQLQJ&RPPLVVLRQ0HHWLQJ 0(025$1'80 72 3ODQQLQJ&RPPLVVLRQ )520 'XVW\)LQNH&LW\3ODQQHU '$7( 'HFHPEHU 0((7,1* 'HFHPEHU3ODQQLQJ&RPPLVVLRQ0HHWLQJ 68%- &RPSUHKHQVLYH3ODQ8SGDWH±Public Hearing %DFNJURXQG 2Q$XJXVWDQGWKH3ODQQLQJ&RPPLVVLRQPHWLQFRQFXUUHQWVHVVLRQZLWKWKH&LW\&RXQFLO DQGUHYLHZHGDQGSURYLGHGGLUHFWLRQRQURXJKGUDIWVRIWKHIROORZLQJFKDSWHUVRIWKH &RPSUHKHQVLYH3ODQXSGDWH x9LVLRQDQG&RPPXQLW\*RDOV x/DQG8VH x+RXVLQJ 7KH3ODQQLQJ&RPPLVVLRQDQG&RXQFLODOVRUHYLHZHGIHHGEDFNIURPWKH&RPPXQLW\0HHWLQJV ZKLFKZHUHKHOGLQ0D\RQWKHVHVXEMHFWV )ROORZLQJWKHVHFRQFXUUHQWPHHWLQJVDGUDIWRIWKH&RPSUHKHQVLYH3ODQZDVUHOHDVHGIRUSXEOLF IHHGEDFNRQWKH&LW\¶VZHEVLWHDQGGLVFXVVHGLQWKH&LW\QHZVOHWWHUDQGDW&HOHEUDWLRQ'D\ 2SHQ+RXVHVZHUHDOVRKHOGDWWKHHQGRI2FWREHU7KH6WHHULQJ&RPPLWWHHPHWWRUHYLHZWKH IHHGEDFNPDGHILQDOHGLWVWRWKH3ODQDQGUHFRPPHQGHGWKDWWKH3ODQEHSUHVHQWHGWRWKH 3ODQQLQJ&RPPLVVLRQIRUDSXEOLFKHDULQJ 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0RVWDWWHQGHHVDSSHDUHGWRVXSSRUWWKHUHGXFHGUHVLGHQWLDOJURZWKSODQQHG 3URSHUW\RZQHUVQRUWKRI&KLSSHZD5RDGDQGZHVWRI0RKDZN'ULYHDGMDFHQWWR7KH :HDOVKLUHSURMHFWXUJHGWKDWWKHLUSURSHUWLHVEHJXLGHGIRU/RZ'HQVLW\5HVLGHQWLDO GHYHORSPHQWFRQVLVWHQWZLWKWKHFXUUHQWSODQNOTE: Some of this property was added to the Low Density Residential land use by the Steering Committee after the Open Houses 6WURQJLQWHUHVWLQLPSURYHGSHGHVWULDQFRQQHFWLYLW\DFURVV+LJKZD\1XPHURXV DWWHQGHHVDGYRFDWHGDSHGHVWULDQEULGJHRYHU+LJKZD\RURWKHUPHDVXUHV &RQFHUQUHODWHGWRLQFUHDVHGWUDIILFDORQJ&RXQW\5RDG &RQFHUQUHODWHGWRSRWHQWLDOZDWHUWRZHULQWKH)LHOGVRI0HGLQD3DUN 6XPPDU\RI3ODQ 3ODQQLQJ&RPPLVVLRQHUVKDYHEHHQLQYROYHGWKURXJKRXWWKHODVWPRQWKVZLWKWKHSURFHVVDQG OLNHO\UHFRJQL]HWKHGLIILFXOW\LQVXFFLQFWO\VXPPDUL]LQJWKH&RPSUHKHQVLYH3ODQ7KHDWWDFKHG 3RZHUSRLQWDWWHPSWVWRGHVFULEHWKHSURFHVVDQGWKH³ELJSLFWXUH´DVSHFWVRIWKH'UDIWSODQ6WDII LQWHQGVWRSUHVHQWWKLVSULRUWRWKH3XEOLF+HDULQJ&KDSWHUWKH,QWURGXFWLRQRIWKH3ODQDOVR GHVFULEHVWKHRUJDQL]DWLRQRIWKH3ODQ 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COMMIT I LE 20152 County Road 24 Medina, MN 55340 RE: Dellcroft Farms, 1722 Hamel Rd., Medina, Minnesota Dear Planning Commission and Steering Committee Members: Andrew N. Jacobson Direct Dial: (612) 672-8333 Direct Fax: (612) 642-8333 andy. j acobson@maslon. corn As you know our firm represents Dellcroft Farms, LLC ("Dellcroft Farms"). Dellcroft Farms owns approximately 65.88 acres of land north of Hamel Road and west of Arrowhead Drive (the "North Parcel") in Medina. The North Parcel is currently zoned rural residential. As part of the pending revisions to the Comprehensive Plan, Dellcroft Farms believes the Planning Commission should consider guiding the North Parcel (or an appropriate portion of the North Parcel adjacent to Arrowhead Drive) from the current rural residential designation to low density residential (R-1). Leaving the North Parcel zoned as rural residential when it is set between business and industrial zoning to the north and east creates an abrupt transition in the zoning districts. Dellcroft Farms believes that low density residential (R-1) makes more sense for the zoning transition from the adjacent industriallbusiness zoned areas. Furthermore, considering that the parcel immediately east of Dellcroft Farms across Arrowhead Drive will have approximately 63% hardcover after development is complete, guiding this portion of Dellcroft Farms for low density residential (R-1), would create a more logical and appropriate transition for the abutting zoning districts along Arrowhead Drive and provide insulation between the areas zoned industrial/business and those zoned rural residential. Finally, Dellcroft Farms' concern with the abrupt transition of zoning are similar to the concerns the Excelsior Group made to the Planning Commission on November 9, 2016 in connection with the development of the Wealshire Group's memory care facility on property adjacent to the Excelsior Group's land. Specifically, Dellcroft Farms is concerned that the abrupt transition from business and industrial use with dense hardcover on the neighboring property will decrease the value of the North Parcel if it is not allowed to develop its property for low density residential use. Dellcroft Farms appreciates your consideration of its concerns. Sincerely,. Andy,Yacobson cc: Thomas Borman, Dellcroft Farms Jeanne Corwin, Dellcroft Farms Mayor Bob Mitchell Dusty Finke, City Planner 4850-3619-0268.4 MASLON LLP _.. : SCL:-= 5='l�l; it S; nc- ^.;1! L o N 7 December 2016 CITY OF MEDINA PLANNING COMMISSION 20152 County Road 24 Medina, MN 55340 RE: Dellcroft Farms, 1722 Hamel Rd., Medina, Minnesota Dear Planning Commission: Andrew N. Jacobson Direct Dial: (612) 672-8333 Direct Fax: (612) 642-8333 andyjacobson@rnaslon.com As you know our firm represents Dellcroft Farms, LLC ("Dellcroft Farms"). Dellcroft Farms owns approximately 65.88 acres of land north of Hamel Road and west of Arrowhead Drive (the "North Parcel") in Medina along with approximately 90 acres of land directly south of the North Parcel on the other side of Hamel Road (the "South Parcel"). The North Parcel and South Parcel are each currently zoned rural residential. We request that, in connection with the pending revisions to the Comprehensive Plan, the Planning Commission change the guiding applicable to the easterly 20.5 acres of the North Parcel to low density residential (R-1) in order to create a buffer between the proposed AutoMotorPlex project and the rural residential zoning district. Attached are maps that illustrate the two parcels along with the proposed area for guiding the modification. Please note that Dellcroft Farms is not requesting any change to the guiding of any other portion of the North Parcel or South Parcel. With what appears to be the imminent approval of the AutoMotorPlex project, there will be an abrupt transition of zoning on Hamel Road from business park to rural residential. Dellcroft Farms' concerns with the transition zoning are similar to the concerns the Excelsior Group has in connection with the development of the Wealshire Group's memory care facility on property adjacent to the Excelsior Group's land. Transition zoning makes sense in both contexts in order to create a gradual transition from densely zoned business/industrial use to low density residential use. Furthermore, the applicable portion of the North Parcel will provide for easy extension of the M.U.S.A. utilities, as those utilities service the parcels directly to the north and east of the North Parcel. Leaving the easterly portion of the North Parcel zoned as rural residential when it is set between business and industrial zoning to the north and east creates an abrupt transition in the zoning districts and reduces the value of Dellcroft Farms' property. Dellcroft Farms believes that low density residential (R-1) is both fair and makes more sense for a zoning transition from R-1 to the adjacent industrial/business zoned areas. Note that the AutoMotorPlex parcel will have approximately 63% hardcover after development is complete. While we appreciate the landscape screening that has been added to the project, because of the topography of the site and lack of berms, the efficacy of the proposed landscape screening will be limited. 4835-7262-9309.2 NIASLON LLP :5:.,, .. . _ .._.. . CITY OF MEDINA PLANNING COMMISSION 7 December 2016 Page 2 We acknowledge that we are requesting changes to the guiding of a portion of the North Parcel late in the Comprehensive Plan update process. However, note that we would have requested these changes earlier had we known about the proposed AutoMotorPlex project. Dellcroft Farms' request for the reguiding are a direct result of the dramatic change along Arrowhead Drive that will result from the AutoMotorPlex project. Dellcroft Farms appreciates your consideration of its request for re -guiding a portion of the North Parcel. Sincerely, Andy cobson Enclosures cc: Thomas Borman, Dellcroft Farms Jeanne Corwin, Dellcroft Farms Mayor Bob Mitchell Dusty Finke, City Planner MASLON LLP • _ 1 90 SOOT; SF`ICNTH STPEFT ! !;hiNNEAFG,LS, MN 6:?.H??.5230 1 MASLG\.:;OM Hennepin County Property Map Dellcroft Farms Property - North and South Parcels Date: 12/5/2016 Comments: 1 inch = 800 feet PARCEL ID: 1011823430001 OWNER NAME: Dellcroft Farms Lllp PARCEL ADDRESS: 1975 Hamel Rd, Medina MN 55340 PARCEL AREA: 89.79 acres, 3,911,425 sq ft A-T-B: Torrens SALE PRICE: SALE DATA: SALE CODE: ASSESSED 2015, PAYABLE 2016 PROPERTY TYPE: Farm HOMESTEAD: Non-Homestead MARKET VALUE: $558,000 TAX TOTAL: $5,748.40 ASSESSED 2016, PAYABLE 2017 PROPERTY TYPE: Farm HOMESTEAD: Non-homestead MARKET VALUE: $487,300 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2016 East 20.5 acres Hennepin County Property Map East 20.5 Acres of North Parcel Date: 12/5/2016 Comments: 1 inch = 400 feet PARCEL ID: 1011823410001 OWNER NAME: Dellcroft Farms Lllp PARCEL ADDRESS: 1722 Hamel Rd, Medina MN 55340 PARCEL AREA: 65.88 acres, 2,869,803 sq ft A-T-B: Torrens SALE PRICE: SALE DATA: SALE CODE: ASSESSED 2015, PAYABLE 2016 PROPERTY TYPE: Farm HOMESTEAD: Non-Homestead MARKET VALUE: $507,200 TAX TOTAL: $5,225.06 ASSESSED 2016, PAYABLE 2017 PROPERTY TYPE: Farm HOMESTEAD: Non-homestead MARKET VALUE: $441,400 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2016 East 20.5 acres ftrc Housing Justice Center Public Interest Legal Advocates December 1, 2016 Scott Johnson, City Administrator Dusty Finke, City Planner Debra Peterson, Associate Planner City of Medina 2052 County Road 24 Medina, MN 55340 RE : Medina Comprehensive Plan/Affordable Housing Element Dear Mr. Johnson, Mr. Finke, and Ms. Peterson: The Housing Justice Center (HJC) is a public interest law firm dedicated to preserving and expanding the supply of affordable housing. As local governments around the metro area update their comprehensive plans for 2018, we are monitoring these efforts, to ensure that local governments adopt housing policies in their comprehensive plans that fully comply with statutory requirements and lead to increased affordable housing production. As a part of our advocacy, we have been following Medina's progress on its comprehensive plan update, which we understand could be ready for jurisdictional review by January 2017. We have specifically reviewed your draft of "Chapter 4: Housing and Neighborhoods" and wanted to draw your attention to concerns our organization has about Medina's affordable housing implementation program. As the City notes in Chapter 4, Medina is growing and is committed to providing opportunities for a diversity of housing at a range of costs to support residents at all stages of their lives. We are pleased to see the City making this commitment but the City's track record on affordable housing and the perfunctory nature of its draft housing implementation plan call this commitment into question. As the plan itself reveals, the City has made little progress in constructing new affordable housing. From 2010-2015, Medina issued no building permits for multifamily housing units. (Ch.4, pg. 1). According to current Met Council data, Medina has a need for 506 new affordable units between 2011 and 2020. At this point, halfway through that ten year period, Medina has produced 26 affordable units, which is 5% of its need when it should be at the 50% mark to be on schedule. These figures demonstrate that Medina's present approach to affordable housing production is not working. Unless the City adopts more effective approaches to affordable housing production in its 570 Asbury Street, Suite 104 • Saint Paul, MN 55104 • tel: 651.642.0102 • fax: 651.642.0051 Dedicated to expanding and preserving the supply of affordable housing in Minnesota and nationwide comprehensive plan, Medina will fall even further behind during the next decade, when Medina will have a need for an additional 253 affordable units for 2021-2030. The city's experience with Medina Woods Townhomes also suggests room for improvement on how the city approaches affordable housing. As you know, the City Council withdrew its support from Dominium's original proposal in the face of strong community opposition, forcing Dominium to return with an altered proposal. That community opposition was largely based upon fears around property values and crime, concerns which evidence has largely discredited. The altered proposal was reduced to 26 units in order to not require a rezoning, and could no longer count on a waiver of sewer and water connection fees by the city. Those two factors, plus the resulting increased construction costs and architectural fees due to redesign, drove up project costs dramatically. Minnesota Housing calculated that project costs per unit had increased by $85,919 as a result of the city's actions. This substantially increased the drain on state and federal housing resources, reducing the funding available to produce additional affordable units elsewhere in the region. The city's housing element of its comprehensive plan is an opportunity to ensure this unfortunate result does not repeat itself. We would urge the city to review and incorporate strategies from other cities that have successfully overcome community opposition, for example the City of Carver. Our biggest concern is with the City's discussion of Affordable Housing programs, starting on p. 4-6. When the draft chapter does address how a program may be used, it simply states the City "should develop" a policy; for example, the chapter states that Medina "should develop" a tax abatement policy, a tax increment financing policy, and a fee waiver or reduction policy. This is not a plan; it is a document saying there should be a plan. We were part of a working advisory group that drafted the regional Housing Policy Plan. One of the problems the group sought to address was the tendency toward vague and noncommittal housing implementation plans. Too often cities included language in their past plans indicating they would consider certain policies, and nothing more. In our review of subsequent action on those plans, the most common pattern was that such policy ideas remained on the shelf, never to be considered again. Changing this pattern of vagueness and inaction became a major theme of the Housing Policy Plan. According to the Plan, guiding land at higher densities alone is insufficient to meet the existing or projected needs for affordable housing. Complete implementation programs must identify a community's `public programs, fiscal devices, and other specific actions to be undertaken in states sequence.' (Minn. Stat. § 473.859, Subd. 4) to meet housing needs as stated in statute, and clearly and directly link which tools will be used, and in what circumstances, to explicitly address the needs previously identified. 570 Asbury Street, Suite 104 • Saint Paul, MN 55104 • tel: 651.642.0102 • fax: 651.642.0051 Dedicated to expanding and preserving the supply of affordable housing in Minnesota and nationwide The Met Council has elaborated on this further in the Local Planning Handbook for cities. In the section on "Housing : Linking Tools to Needs", the Council emphasizes the importance of considering any and every tool at a city's disposal to address the community's housing needs. The handbook then sets out a table as an example. Rather than simply stating that the city should consider a particular tool, the table repeatedly indicates "we will explore" tool XYZ and then sets a time deadline for documenting and completing decisions on the tool in question. Medina's plan should follow this format. Of course the City may need to engage in further analysis and discussion with respect to some of the policy tools or investments under consideration; the point is to commit to completing that work and doing so by a particular date. Furthermore, in addition to this limited review of the cited affordable housing production programs, several of the recognized tools and resources to address housing needs, which are listed in the Metropolitan Council's Local planning handbook, go unaddressed in Medina's housing chapter. If the city has intentionally rejected those other tools, the Plan should say why; if not, the Plan should address them. Medina's draft affordable housing implementation program, which begins on page six of its draft housing chapter, does not state the affordable housing programs in which the City presently participates and what programs the City will use to meets its 2021-2030 allocation of affordable housing need. For example, the draft chapter states that "The City already partners in a number of the programs in order to support affordable housing." (Ch. 4, pg. 6). However, the chapter does not list what these programs are. The chapter does say that Hennepin County participates in several of the listed programs (for example, Community Development Block Grants, HOME Funds, Neighborhood Stabilization Program), but Medina's individual relationship with these programs and Hennepin County's administration of them is omitted. Does Medina have a history with these programs? How will the City work with Hennepin County to administer these programs locally in order to build new affordable housing units? These questions are unanswered in the City's draft housing chapter. Even as simple a commitment as stating the city will actively seek out and solicit affordable housing developers would be a constructive action to take. The city's Housing Chapter also addresses the city's obligation to guide land for higher density residential development by identifying three sites that would be zoned so as to allow for meeting the city's need allocation of 253 units. The minimum number of units planned for those three sites totals 273 units, which means 93% of those units would have to be affordable. Unless the city envisions at least 93% of housing units on those sites being affordable, it would appear the city should be planning for a greater number of total units on those sites, with correspondingly higher minimum densities. (Housing Policy Plan, pg. 113). In its present form, Medina's draft housing chapter does not meet the statutory and Council standard for an adequate implementation plan. Without a more detailed analysis of the recognized tools and resources to address housing needs, Medina's housing chapter will be found inadequate and, more importantly, the chapter will not provide city staff elected officials, residents, and other interested parties with a blueprint for how Medina will meet its 253 - unit allocation of affordable housing need for 2021-2030. 570 Asbury Street, Suite 104 • Saint Paul, MN 55104 • tel: 651.642.0102 • fax: 651.642.0051 Dedicated to expanding and preserving the supply of affordable housing in Minnesota and nationwide Housing Justice Center is committed to ensuring that all metro cities adopt robust affordable housing implementation plans designed to produce new affordable housing units and meet their share of affordable housing need. In its present form, Medina's draft housing chapter does not meet that standard. We urge the City to strongly consider these changes, and we would be happy to help in any way we can. 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