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08-08-2017
POSTED IN CITY HALL AUGUST 4, 2017 PLANNING COMMISSION AGENDA TUESDAY, AUGUST 8, 2017 7:00 P.M. CITY HALL (2052 County Road 24) 1. Call to Order 2. Public Comments on items not on the agenda 3. Update from City Council proceedings 4. Planning Department Report 5. Public Hearing – Excelsior Group LLC – 2120 and 2212 Chippewa Rd. – PUD Concept Plan with Staging Plan Flexibility 6. Public Hearing – Arrowhead Holdings LLC – 4101 Arrowhead Drive – Preliminary and Final Plat for subdivision and lot combination 7. McDonalds – 822 Highway 55 – Variance from required setback adjacent to right-of-way to replace trash enclosure 8. Continued Public Hearing – Dean Lunski – North of Hwy 55, South of Chippewa Rd and west of Mohawk Drive – Preliminary Plat, Rezoning, and Site Plan Review – 9. Public Hearing – Ordinance Amendment and Rezoning – Closed Landfill-Restricted District and Closed Landfill-Area of Concern Overlay District 10. Approval of July 11, 2017 Planning Commission Meeting Minutes 11. Council Meeting Schedule 12. Adjourn Planning Department Update Page 1 of 2 August 2, 2017 City Council Meeting MEMORANDUM TO: Mayor Mitchell and Members of the City Council FROM: Dusty Finke, City Planner; through City Administrator Scott Johnson DATE: July 26, 2017 SUBJ: Planning Department Updates – August 2, 2017 City Council Meeting Land Use Application Review A) Hamel Road Thirty Two Plat (combination) – 32 Hamel Road LLC has requested approval of a plat to combine 3 lots at 32-42 Hamel road into a single parcel. The City had previously approved of this lot combination, but it was not finalized by a previous owner. The Planning Commission reviewed at the July 11 meeting and recommended approval. The City Council reviewed on July 18 and directed staff to prepare a resolution of approval which will be presented at the August 2 meeting. B) Crosby/Snow 2nd Home CUP – 2402 Hamel Road – Buddy and Kim Snow have requested a conditional use permit to construct a 2nd principal single family home on property owned by Kim’s parents. The RR district allows a 2nd home on properties over 40 acres for family, employees or guests. The Planning Commission held a public hearing at the July 11 meeting and unanimously recommended approval. Staff intends to present to the City Council on August 2. C) School Lake Nature Preserve CD-PUD – Wally and Bridget Marx have requested review of a PUD General Plan of development and preliminary plat for a conservation design subdivision to include 6 lots and conservation of 70 acres (11.76 buildable). The Planning Commission held a Public Hearing at the June 13 meeting and unanimously recommended approval. The applicant has adjusted plans in light of recent City Council direction to include a minimum lot size of 2.5 acres in rural CD-PUD projects. Staff intends to present the request at the September 5 City Council meeting. D) Lunski Preliminary Plat, Rezoning, Site Plan Review – Lunski, Inc. has applied for approvals for a development of 90 units of mixed senior housing, 24,767 s.f. of office, and 4,100 s.f. commercial north of Highway 55 and west of Mohawk Drive. The Planning Commission held a public hearing at the July 11 Planning Commission meeting. The Commission tabled the request in order to allow the applicant to update plans to meet comments from the Elm Creek Watershed and City Engineer. Staff intends to present the request to the Commission on August 8 and potentially the City Council on August 15. E) OSI Lot Line Rearrangement – Open Systems International (OSI) has requested approval of a lot line rearrangement (division and combination) between their property at 4101 Arrowhead Drive and the adjacent outlot to the southeast. The applicant intends to extend their parking lot into this area. Staff intends to present the request to the Planning Commission on August 8 and potentially the City Council on August 15. F) Excelsior Group Comp Plan Amendment and Concept Plan – The Excelsior Group has requested a comprehensive plan amendment for the City to amend the staging of development for property located north of Chippewa Road and west of Mohawk Drive for a 68-lot single-family subdivision. Staff is conducting a preliminary review and will present the request when complete, potentially at the August 8 Planning Commission. G) McDonald’s Variance – McDonald’s has requested a variance to reduce the required setback for a replacement trash enclosure. The existing enclosure is being removed by Hennepin County in Planning Department Update Page 2 of 2 August 2, 2017 City Council Meeting connection with the County Road 116 improvement project and needs to be relocated. Staff is conducting a preliminary review and will present the request when complete, potentially at the August 8 Planning Commission. H) Johnson ADU CUP, Dykhoff Septic Variance, Three Rivers/We Can Ride CUP, Woodridge Church, AutoMotorPlex, Hamel Brewery, St. Peter and Paul Cemetery – The City Council has adopted resolutions approving these projects, and staff is assisting the applicants with the conditions of approval in order to complete the projects. I) Woods of Medina – This preliminary plat has been approved and staff is awaiting a final plat application J) Capital Knoll, Hamel Haven subdivisions – These subdivisions have received final approval. Staff is working with the applicants on the conditions of approval before the plats are recorded Other Projects A) Comprehensive Plan – The draft Comprehensive Plan has been routed to affected jurisdictions for their review. Staff has received preliminary comments from the Met Council and is meeting with the various departments to clarify some matters. B) Cable Franchise/Broadband discussion – staff took part in a conference call with Mediacom and MnDEED in an attempt to convince the state to provide the grant funding previously approved to apply to remaining build-out in the City. 104 PR0,1'OSED MEDINA,5EN10R LIVING COMMUNITY PROPOSED WATERMA CONNECT! 100, PLAY fi%LG • CHIPPEWA )R AD , Parcel Data - Address 2212 Chippewa Road PID 03-118-23-23-0005 Area: 19.53 acres (850,549 sf) Description: The East 655.53 ft of the SW a of the NW 1/4 Parcel Data - Address 2120 Chippewa Road PID 03-118-23-24-0002 Area: 17.62 acres (767,549 sf) Description: STORM -WRrre Wdla-dGrcdlrn r+radp00 NQRt's 200 100 0 100 200 400 4111111I ALE IN FEET ,714Re Irv. �IIe � yllc cE nor -EASEMENT Re I 1005 WE TLAND BOUNDARY LJM --_ o— CHIPPEWA ROAD 4' 0I. Wu Mon DEvELORmEm7 SOL WATERMAIN STUB - RS ee,Ens.,,T 57 SIGN RUlLOIuc SETBACK PARK kO SETBACK , KEwley Na 7 -- Proposed Design Data; 40 Lots R1 Zoning Min Width - 90 ft Min Area - 11,000 sf Fysb - 25'I/30'g Sysb - 10' min/25' total Crnr - 25' Rysb - 20' open/30' 50' ROW 28' B -B Streets Proposed Design Data: 28 Lots PUD Zoning Min Width - 65 ft Min Area - 7,000 sf Fysb - 25'1130'g Sysb - 7' min/14' total Crnr - 20' Rysb - 20' DRAWING NAME NO. BY DATE REVISIONS V6.0 DRAWN BY RSM CHECKED BY DATE 07/27/17 USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT SATHRE-BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY SATHRE-BERGQUIST, INC. OF ALL RESPONSIBILITY. SATHRE-BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING FROM ILLEGITMATE USE. I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. Name, P.E. Date: Lic. No. SATHRE-BERGQUIST, INC. 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476-6000 CITY PROJECT NO. MEDINA, MINNESOTA Concept Plan - R1 / PUD BRINDLE PATH THE EXCELSIOR GROUP FILE NO. 24958-002 X PROJECT NAME AND NUMBER OPEN SPACE +/-41,278 SF (0.95 acres) , \/ W J�w w ___)/ WETLAND # +/-36,680 SF (0.84 acres) MVO 90' LOTS +/-556,255 SF (12.77 acres) 5TOKM W4PK TKE +11 E ++1 lr POND (+/ -20669 0+) OPEN SPACE +1-160.779 SF (3.69 acres) W, LW v+ WETLAND #2 w 41 `" +/-39,888 SF , -w w w (0.92 acres) CHIPPEWA ROAD ROW /-201,938 SF (4.64 acres) r 65' LOTS +/-292,427 SF (6.71 acres) UPLAND PARK +/-59,481 SF (1.37 acres) PARKING /-2,281 SF (0.05 acres) OPEN SPACE +/-230,022 SF (5.28 acres) WETLAND +1-1,008 SF (0.02 acres) 510+11 IVATEK TKEhrl9ENT POND #1+ WETLAND +/-18,700 SF (0.43 acres) :( / 1 / 1 , .: ) L NORM 200 100 0 100 200 400 ■® i ` Ern i � LE IN FEET AREAS ROW - +/- 201,938 SF (4.64 ACRES) 65' RESIDENTIAL LOTS - +/- 292,427 SF (6.71 ACRES) 90' RESIDENTIAL LOTS - +/- 556,255 SF (12.77 ACRES) OPEN SPACE - +/- 507,995 SF (11.66 ACRES) (27,017+41,278+48,899+160,779+230,022) UPLAND PARK - +/- 59,481 SF (1.37 ACRES) WETLAND - +/- 109,326 SF (2.51 ACRES) (36,680+39,888+14,058+18,700) PARKING - +/- 2,281 SF (0.05 ACRES) TOTAL SITE AREA - +/- 1,618,098 SF (37.15 ACRES) GROSS DENSITY 68 lots / 37.15 acres = 1.83 lots/acre NET DENSITY (total area - wetland area - upland park) 37.15 - 2.51 - 1.37 = 33.27 acres 68 lots / 33.27 acres = 2.04 lots/acre DRAWING NAME NO. BY DATE REVISIONS V6.0 DRAWN BY RSM CHECKED BY DATE 01/13/16 USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT SATHRE-BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY SATHRE-BERGQUIST, INC. OF ALL RESPONSIBILITY. SATHRE-BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING FROM ILLEGITMATE USE. I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. Name, P.E. Date: Lic. No. SATHRE-BERGQUIST, INC. 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476-6000 CITY PROJECT NO. MEDINA, MINNESOTA AREA EXHIBIT BRINDLE PATH THE EXCELSIOR GROUP FILE NO. 24958-002 x o I „a 0. '..)-� MH Structure -(64) / / RIM: 1010.0 INV: 999.4 / BLD 10.6' / \ /-�\ 1 / \/ /� MH Structure -(45) RIM: 1009.0 INV: 998.8 I BLD: 10.2' \ - 7- A / / \I 90,0.001 --- ���' 8' PVC SDR 35 57.0 LFj@0.53% -�\ PROPOSED I\ '0WATERMAIN I §.CONNECTION\ MH Structure - (4 6) RIM: 10090 INV. 998.3 BLD: 10.7 ./// '7 \\ 7, MH Structure - (75) RIM: 1009.0 INV: 993.3 BLD: 15.7' MH Structure - (51) RIM: 1007 0 INV: 993.7 BLD: 13.3' MH Structure - (50) RIM: 1004.0 INV: 994.0 BLD: 12.0' 90. ------------ 1- MH Structure - (47) RIM: 1010.0 INV: 992.6 BLD: 174' TPfATIfNT PONE) #1 +/-20,669 5) MH Structure - (74) RIM. 1008 0 INV: 992.1 BLD: 15 9' MH Structure -(59) RIM: 1004.0 \� INV: 989.5 BID:14,5' / ' 5) \ , N. N // MH Structure -(48) N. / RIM: 1006.0 N / INV: 989.2 / -.: - BLD: 168' /I a'r \\ //':--7 \\ / : vA \ vA / 5/05)71wAre FEATM#N/PON• z (+/-8,747 57) i---1004 \\ iLmisevJl MH Structure - (73) RIM: 1003.0 INV: 990.0 BLD: 13.0' MHIM:1004.0 RIM: 1004.0 INV: 988.8 BLD :152' MH Structure - (62) RIM: 1011.0 INV 1000.0 BLD: 11.0' / I / / I 1 / I I I 1 PLAY Pl�LD MH Structure - (58) RIM: 1002.0 INV: 991.0 BLD: 11.0' / MH Structure - (55) / RIM: 1005.0 PAPK / / / J 94.4 BLD: 0.6' OPENSPACE /' \\ 5,05 iyFf5 .E / v •/ 0 MFTRIM: 10IM:10re04.0-(56) V INV: 992.0 BLD: 12.0'. MH Stricture - (57) RIM: 10020 INV: 991.5 BLD: 0.5' / / / 996-_\ / / / 25.0_ MH Structure - (35) RIM: 1001.2 BLD: 19.2' CHIPPEWA ;R MH Structure - (54) RIM: 1006.0 INV: 994.9 o BLD: 11.1' / \ / \I IlJ 51001 WAT0P TPTATI0NT PON0 #1i («/-1778// 5F) 0 or Weiland G7edion (+/-40,000 sf) I HYD MH Structue =(37) RIM: 991.8 INV: 979.4 BLD: 12.4' L.( Or I_ IxxI▪ \\ `I - l4 II 1ST= 992-r POSSIBLE FUTURE TRAIL CONNECTION gg i �i • I I I I 1 I 116_1 10' DRA!t'�AGE U1/CITY E SEF \10.00' 200 100 0 100 200 400 4111111I SCALE IN FEET DRAWING NAME NO. BY DATE REVISIONS V6.0 DRAWN BY RSM CHECKED BY DATE 01/13/16 USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT SATHRE-BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY SATHRE-BERGQUIST, INC. OF ALL RESPONSIBILITY. SATHRE-BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING FROM ILLEGITMATE USE. I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. Name, P.E. Date: Lic. No. SATHRE-BERGQUIST, INC. 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476-6000 CITY PROJECT NO. MEDINA, MINNESOTA Concept Plan - UTILITY BRINDLE PATH THE EXCELSIOR GROUP FILE NO. 24958-002 UP1 PROJECT NAME AND NUMBER / J \ 0 7072 1010 006 - -1002-' 00 9 ou, / ,sm al MH Strut (42) RIM: 1013.0 INV 1001.0 BLD: 12.0' T' see MH Structure - (43) //Q RIM: 1012.0 //r3' INV: 1000.5 , BLD: 11.5' MH Structure- (44) RIM. 1011.0 / INV: 1000.0 / OLD: 11.0' /.. n,w3: MH Structure - (64) RIM: 1010.0 INV 9994 BLD: 10.6' / 1 / 1Y/ / 1 /// � �M�v\ Ilo 11 / 1 MH Structure -(45) - RIM: 1009.0 INV: 998.6 815:.10.2' MH Structure - (46) RIM: 1009.0 INV: 998.3 BLD: 10.7'. 900\ MHSOucture-(41).0- RIM: 1014.0 INV' 1001 5 BLD: 12.5' 57OP11 WATER _ TKfATM>NT PONE #1 -/-/20,669 51) / 89.9 vv 1 \ \ A A V A \ \ v Iv \\\\\\\\v v I vv A vV A vvv ▪ v 7076 i _ MH Structure - (76) 1 RIM: 1014.5 I/ INV: 1002.5 p. BLD: 12.0' N' 0 I 6 )1 / 1 I I I I�!,5;9 I II MH Structure - (72) RIM: 1014.0 / INV: 9984 BLD: 15.6' 90.0 "21,2_2- / / i '1 / i / MHSGucture-(61),/ ..-- ...--- .....- 7009 _ _-- MH Structure - (67) 1 RIM:1010.0 0 INV:T.. 1------- : ..-- 21..6.0e / {/ A I �� _ BLD: 12.fi' \ -----_-_---r-, Smucture-(63') \ \\ �r INVki : 996.6 1009.0 \ \ - _ ''''''---.L...,,,,, BLD: 12.4' \ \ \ m3u \ ////%///�'///////�/////// I / Y / js.o / / Win,, I /I 1 , /'� / 1 / \ • . MH Structure- (62) RIM'. 1011.0 , INV: 1000.0 BLD: 11.0' / I I / I I / I I I op e"MC slot, 3g. /////J✓//�✓///�/ 2 I �,ou,< �� / 1 3,m3� / 1 I iii%✓/Ji-_-_-_____ -- , \I -/�//J/////�� \ / PLAY Pil/LE NORM 200 100 0 100 200 400 SCALE IN FEET PAP// OP5NSpAC 5,05 A/0PC MH Structure - (55) RIM: 1005.0 INV: 994.4 BLD: 10.6 0 MFT IM:1004.(6). V RIM: 992. 0 rib INV: 992.0 0L0:1251 /\ / MH Structure - (68) RIM: 1008.0 INV: 996.2 BLD: 11.8' MH Structure 2(54) RIM 1006 0 INV: BLD 11 .9 B 1.1' a.ioi / 10.00' //WATERDAAI1 ST U -B 41C-- o 0 k IQ IST 72 992-j II 25 POSSIBLE FUTURE TRAIL CONNECTION DRAWING NAME NO. BY DATE REVISIONS V6.0 DRAWN BY RSM CHECKED BY DATE 01/13/16 USE (INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT SATHRE-BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY SATHRE-BERGQUIST, INC. OF ALL RESPONSIBILITY. SATHRE-BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING FROM ILLEGITMATE USE. I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. Name, P.E. Date: Lic. No. SATHRE-BERGQUIST, INC. 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476-6000 CITY PROJECT NO. MEDINA, MINNESOTA Concept Plan - UTILITY BRINDLE PATH THE EXCELSIOR GROUP FILE NO. 24958-002 U/ PROJECT NAME AND NUMBER Excelsior Group Page 1 of 10 August 8, 2017 PUD Concept Plan Review Planning Commission Meeting MEMORANDUM TO: Planning Commission FROM: Dusty Finke, City Planner DATE: November 3, 2016 MEETING: November 8, 2016 Planning Commission SUBJ: Excelsior Group LLC – PUD Concept Plan Review – 2120 and 2212 Chippewa Road – Public Hearing Review Deadline Complete Application Received: July 28, 2017 60-day Review Deadline: September 26, 2017 Summary of Request The Excelsior Group, LLC has requested review of a Planned Unit Development (PUD) Concept Plan for a 68-lot residential development north of Chippewa Road and west of Mohawk Drive. The subject site is a total of 37 acres (31.3 net acres), with two single family homes. Much of the property is pasture with some tilled farmland. The applicant’s concept also identifies five wetlands located throughout the site and two additional potential wetland areas. The subject site is guided for Low Density Residential development in the current Comprehensive Plan within the 2021-2025 staging period. The Comp Plan would permit a property to develop up to two years early through an incentive-based point system. As such, the property would not be permitted to be developed until 2019 under the existing Comprehensive Plan, even with the “jump ahead” provision. The applicant seeks approval for this jump ahead provision to permit construction during 2018 and they propose homes to be occupied in 2019. The properties are zoned Rural Residential-Urban Reserve, which is an interim zoning designation for property until development occurs consistent with the Comprehensive Plan. Property to the north and west are currently rural residential lots, planned for future low density development in the Comp Plan after 2021. Polaris is located to the southeast of the subject property and the Wealshire is under construction to the east. The property south of Chippewa Road is planned for future commercial development. An aerial of the site and surrounding property can be found at the top of the following page. The purpose of a PUD Concept Plan is to provide feedback to the applicant prior to a formal application. The Planning Commission and City Council will not take any action and the feedback is purely advisory. The applicant had provided two concept plans on the same property for review during the summer and fall of 2016. Excelsior Group Page 2 of 10 August 8, 2017 PUD Concept Plan Review Planning Commission Meeting Purpose of a Planned Unit Development According to Section 827.25, PUD provisions are established to provide comprehensive procedures and standards designed to allow greater flexibility in the development of neighborhoods and/or nonresidential areas by incorporating design modifications and allowing for a mixture of uses. The PUD process, by allowing deviation from the strict provisions of this Code related to setbacks, lot area, width and depth, yards, and other development standards is intended to encourage: 1. Innovations in development to the end that the growing demands for all styles of economic expansion may be met by greater variety in type, design, and placement of structures and by the conservation and more efficient use of land in such developments. 2. Higher standards of site and building design. 3. The preservation, enhancement, or restoration of desirable site characteristics such as high quality natural resources, wooded areas, wetlands, natural topography and geologic features and the prevention of soil erosion. Excelsior Group Page 3 of 10 August 8, 2017 PUD Concept Plan Review Planning Commission Meeting 4. Innovative approaches to stormwater management and low-impact development practices which result in volume control and improvement to water quality beyond the standard requirements of the City. 5. Maintenance of open space in portions of the development site, preferably linked to surrounding open space areas, and also enhanced buffering from adjacent roadways and lower intensity uses. 6. A creative use of land and related physical development which allows a phased and orderly development and use pattern and more convenience in location and design of development and service facilities. 7. An efficient use of land resulting in smaller networks of utilities and streets thereby lower development costs and public investments. 8. A development pattern that effectuates the objectives of the Medina Comprehensive Plan. (PUD is not intended as a means to vary applicable planning and zoning principles.) 9. A more desirable and creative environment than might be possible through the strict application on zoning and subdivision regulations of the City. City Code requires the flexibility permitted under the Staging Plan to be considered within the context of a PUD. Comprehensive Plan As noted above, the subject properties are guided Low Density Residential (LDR) in the current Comp Plan, which would anticipate development with a net density of 2-3.5 units per acre. The properties were part of the Staging Plan amendment completed in 2015, which changed the properties from the 2016-2020 staging period to the 2021-2025 staging period. The amendment also reduced the amount of flexibility permitted for developing prior to the staging period. A residential development can occur two years prior to the staging period (rather than up to 5 years early). As such, the properties could not be developed until 2019 without a Comprehensive Plan Amendment. The applicant argues that they would not occupy houses until 2019, which they argue could be consistent with the staging, even if construction were to begin in 2018. The City is currently in the midst of its decennial Comprehensive Plan update. The Steering Committee has completed a draft of the Plan, which has been out for public and jurisdictional feedback for almost a year. The City anticipates that the Plan update will be in effect before the subject sites could be developed in 2019. The draft 2040 Comp Plan update designates the subject property as Low Density Residential, but delays the staging of the property to 2025. Property to the west, north, and northeast of the site has been guided as Rural Residential within the draft Plan update, no longer being included within the Metropolitan Urban Service Area (MUSA). The DRAFT Comprehensive Plan is available on the City’s website, and the Draft Future Land Use map is attached for reference. Because the DRAFT Comprehensive Plan update is within the review process, staff believes it is relevant to consider in connection with a proposed development, even if it is not yet in effect. Excelsior Group Page 4 of 10 August 8, 2017 PUD Concept Plan Review Planning Commission Meeting Proposed Site Layout The applicant proposes 68 single family lots. 40 of the lots, predominantly in the western portion of the site and along the northern boundary, are proposed to be 90-feet in width and 11,000 s.f. in area. These lots would generally align with the R1 zoning district standards, which is the district utilized by the City to implement the LDR land use. The concept plan identifies 28 “villa” style lots which are 65-feet wide and 7,000 s.f. in area. The applicant has not explicitly requested setback flexibility beyond the lot size consideration. R1 Requirement 90-foot lots Villa lots Minimum Lot Size 11,000 s.f. 7,000 s.f. Minimum Lot Width 90 feet 65 feet Minimum Lot Depth 100 feet 100 feet Front Yard Setback 25 feet 25 feet Front Yard Setback (garage) 30 feet 30 feet Side Yard Setback (combined) 25 feet (15 & 10) 15 feet (7.5 & 7.5) Side Yard (corner) 25 feet 25 feet Rear Yard Setback 30 feet 25 feet Max. Hardcover 40% 50% The concept plan shows a 1.37 acre park near the center of the development. The proposed density appears to be 2.3 units/acre, compared to the 2.0-3.5 units/acre requirement of the LDR land use. There is a discrepancy between this number and the applicant’s calculations on their plans because they did not subtract wetland buffer areas. They would need to be confirmed following completion of a wetland delineation and final plans, because there is approximately .88 of an acre of potential wetland/buffer shown on their concept which they do not believe is wetland. The applicant proposes a single access point off of Chippewa Road, at the location of the existing 2212 Chippewa Road driveway. Tree Preservation and Buffer Yards Few trees are located on the subject properties. Any application would be subject to the City’s tree preservation and replacement requirements. Staff believes it is extremely important for any development to provide a substantial landscaped buffer yards adjacent to rural properties to the west and north. Wetlands and Floodplain The subject properties appear to contain five wetlands, which most of the wetland areas being in the southern portion of the site. The applicant proposes impacts to the southwestern wetland in order to construct a street to serve lots in this portion of the site and also to impact a small wetland in the eastern portion of the site. The concept plan identifies the City’s minimum upland buffers around remaining wetland areas. FEMA maps identify no floodplains on the subject properties. Excelsior Group Page 5 of 10 August 8, 2017 PUD Concept Plan Review Planning Commission Meeting Staff would recommend considering removing the three lots in the southwest corner of the property. This would allow a reduction of wetland impacts for the street connection to the southeast. These lots would have a higher potential of impacts to adjacent rural property because of the location of improvements on neighboring property. This property could either be preserved as open space or potentially for development when and if the MUSA is ever extended to property to the west during a future Comp Plan process. Transportation The applicant proposes a single access point at Chippewa Road, located where the 2212 Chippewa driveway is today. If the applicant proceeds with a formal application, information should be provided to determine if improvements should be required for Chippewa Road. Mohawk Drive has limited right-in/right-out access to the east of the site. As a result, eastbound traffic would be required to go west on Chippewa Road to Willow Drive in order to turn left onto Highway 55. The City has identified a future connection of Chippewa Road east of Mohawk Drive to connect with Arrowhead Drive. Staff believes this connection is important to support development in the area of Chippewa Road/Mohawk Drive. This road connection is not yet in place and staff believes that it is important that provisions are made for construction of this street before any property is allowed to jump ahead pursuant to the staging plan flexibility. The concept plan shows a connection between the neighborhood and the property to the west. If the surrounding property is guided as rural residential, these connections may not be advisable. As noted above, staff would recommend against development in their corner of the site because of the adjacent rural land use. Sewer/Water If development were to occur at the subject site, sewer and water infrastructure would be required to be extended from Mohawk Drive to the property. The applicant would also be required to loop the water main to connect to the main north of the Wealshire project. A preliminary review indicates that the subject site could be served through gravity sewer lines to the existing system. As proposed, the subject property would be served by a single water main along Highway 55 (to Mohawk) without any looping. The City Engineer and Public Works state that having a second means to route water to this neighborhood would be important. The City’s water plan identifies a second water main along new Chippewa Road from Mohawk Drive east to Arrrowhead Drive. This water main connection is not yet in place and staff believes that it is important that provisions are made for construction of this connection before any property is allowed to jump ahead pursuant to the staging plan flexibility. Stormwater/LID Review/Grading Review The Concept Plan does not include full grading or stormwater plans. Any development proposal would ultimately be subject to relevant stormwater standards. Excelsior Group Page 6 of 10 August 8, 2017 PUD Concept Plan Review Planning Commission Meeting 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. 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 if the applicant proceeds with a formal application. The concept plan identifies an approximately 1.37 acre park area. The concept plan also identifies trail connections through the neighborhood connecting to Chippewa Road and to Wealshire. If the applicant proceeds with a formal application, the connection to Wealshire, which is private property, would need to be discussed with the property owner. The nearest City Park is fairly distant from the subject site. The City’s draft Park Plan has identified the need for a neighborhood City park in this area to support residential development on the subject site and other nearby parcels. A neighborhood park is likely between 4-10 acres in area, depending on the anticipated nearby population and improvements desired. Staff believes it is important for this park to be provided if property is to develop earlier than the staging plan suggests. Staging Plan Flexibility As noted above, the draft 2040 Comp Plan update stages the subject property for development after 2025. The current Comprehensive Plan stages the property for development after 2021, and would permit flexibility to development up to 2 years sooner. The applicant desires to construct the neighborhood in 2018, with the first home being occupied in 2019. Section 825.34 of the City Code states that “the city council, following consultation of the planning commission, may consider requests for flexibility to the date which city water and sanitary sewer utility services are available according to the Phasing Plan, as permitted within the Comprehensive Plan. Properties shall only be prioritized for early development when it is determined by the city that a proposed project significantly achieves the criteria described below…” The subsection continues: “The city council shall deny a request for flexibility to the Phasing Plan, except upon a finding that the proposed project significantly achieves the criteria identified…below. The following represents the minimum standard which must be met in order for the city council to consider flexibility to the Phasing Plan. The city council shall have the discretion to require achievement of additional city objectives during the review process. (1) The crucial factor described…shall be determined to be achieved; and (2) Fifty or more points shall be achieved amongst the various primary and secondary factors….” Following are the criteria for reviewing requests for Phasing Plan Flexibility. The applicant has provided a description within their narrative on how they believe these factors are achieved. Excelsior Group Page 7 of 10 August 8, 2017 PUD Concept Plan Review Planning Commission Meeting Staff has provided some comments behind a number of the criteria in italics for consideration by the Planning Commission and Council. (a) Crucial factor: Infrastructure Capacity. The city shall review existing sanitary sewer, water, and street infrastructure to determine if sufficient capacity exists to support all three of the following: 1) existing development previously approved by the City; 2) the proposed project; and 3) all other development which has been identified in the Comprehensive Plan for the current Phasing period. If existing capacity is determined to be insufficient for the proposed project, but the project proposes to make necessary improvements, the city may give consideration to such proposal, provided the improvements are constructed at no cost to the city or other property owners. The improvements shall also be consistent with city infrastructure plans and policies and be designed to serve other future development when appropriate. In terms of the crucial factors, staff raised questions above related to both transportation and domestic water supply for the subject site. A future road connection for Chippewa Road east of Mohawk Drive was identified in the Comprehensive Plan to support development in this area and has not been constructed. The need to loop the water system has also been identified and not yet provided. Staff believes the water main connection is a fairly time sensitive improvement necessary for consideration with any flexibility to the staging plan. Provisions also need to be made for the construction of Chippewa Road to the east of Mohawk Drive. Staff recognizes that this project will be complicated and may take a longer time period to implement. As such, a means for a significant contribution towards the construction of Chippewa Road could be considered in connection with a request for Staging Plan flexibility. Staff has also identified park infrastructure as a need in order to support development. 1.3 acres of parkland is inadequate to support development in the area. A minimum of 3 acres would be required under standard park dedication calculations. (b) Primary factors (maximum of 10 points per item): (1) Sustainability. To achieve this objective, the project shall incorporate sustainable practices such as high energy efficiency, responsible construction materials and processes, site design which supports multiple transportation options, and other sustainable practices. The proposed site layout does appear to provide good opportunities for non-motorized transportation. (2) Natural resource protection and low impact development. To achieve this objective, the project shall incorporate low impact development practices and exceptional natural resource and ecological preservation. Meeting the minimum tree preservation and wetland protection regulations shall be equivalent to one point, with additional points granted for additional preservation. The applicant proposes to reuse stormwater for irrigation and provide two trees per lot, which essentially abide by the City’s minimum standards for any development. The Excelsior Group Page 8 of 10 August 8, 2017 PUD Concept Plan Review Planning Commission Meeting removal of the lots in the southeast corner of the site would contribute towards additional natural resource protection. (3) Proximity to existing development. To achieve this objective, the project shall be adjacent to or a short distance from existing development which is served by city utility services. Property which is immediately adjacent to existing development shall be granted the most points, with fewer points granted with increased distance. The subject site is adjacent to the Wealshire project currently under construction and across the street from Polaris’s headquarters. The property south of Chippewa Road is within the current staging period. Property to the north and west is planned for rural uses under the draft 2040 Comp Plan. (4) Open Space Protection. To achieve this objective, the project shall permanently protect open space from development. The number of points granted shall be based on the relative size of the open space area protected and the ecological value of the open space. The applicant proposes additional open space to the south of the narrow wetland in the southeastern portion of the site. The applicant proposes a 1.3 acre park, which is less than would be anticipated with standard park dedication requirements. The removal of the lots in the southeast corner of the site would contribute towards additional open space protection. (5) Limited impacts on city services. Points for this objective shall be based upon the expected need for city services, with fewer points granted for projects which have a higher potential impact. For example: (i) Projects which can access regional roadways with limited distance on city streets may be granted additional points. (ii) Commercial uses which create lower levels of traffic, particularly truck traffic, may be granted additional points. (iii) Commercial uses with lower water usage may be granted additional points. The City has identified the need for Chippewa Road to be extended to serve development in this area. A means to provide this connection should be secured in connection with any discussion related to staging plan flexibility. (c) Secondary factors (maximum of 5 points per item): (1) High quality architectural design and materials. Points may be granted for this objective for a number of different elements. Meeting the minimum requirements of the underlying zoning district with regards to building materials, modulation, and other relevant standards would be equivalent to one point. Additional elements may include: (i) Varying types of home within a single-family development. (ii) Utilization of more high quality building materials, such as brick and stone, than is required by the underlying zoning district. (iii) Four-sided architecture. The applicant has suggested that it would be high quality. No architectural guidelines or examples have been provided. Excelsior Group Page 9 of 10 August 8, 2017 PUD Concept Plan Review Planning Commission Meeting (2) Community amenities. Points may be granted for this objective based on a number of different amenities, examples of which include: (i) Private trails, recreational, or gathering areas beyond which is required as part of park dedication requirements. (ii) High quality signage and lighting fixtures, to be maintained by the property owner(s). The concept plan includes a fairly substantial network of trails within the neighborhood. A 1.3 acre park is proposed, which would be smaller than expected to support the area. (3) Affordable housing (residential development only). To achieve this objective, affordability shall be guaranteed by a covenant or similar means approved by the city. The amount of points granted shall be based on the level of affordability as well as the proportion of units which are affordable. The applicant does not propose to guarantee affordability, but does believe the villa product on the east portion of the site would provide some diversification of housing style. (4) Employment opportunities (commercial/business development only). Points for this objective shall be based on the number of employees, especially new positions which will be filled after the user begins operations within the city. Not relevant. (5) Other factors. The City may grant additional points to projects that meet objectives which are not specifically described above. Review Criteria The purpose of the PUD Concept Plan is to provide purely advisory comments to the applicant for their consideration whether and how to continue with a formal application. The City has a great deal of discretion when reviewing a PUD because it is a rezoning, which is a legislative action. A PUD should only be approved if it achieves the purposes of the PUD district (described on pages 2-3), the Comprehensive Plan, and other City policies. In this case the request is also required to meet the staging plan flexibility criteria. The Planning Commission and City Council should consider the request within this context. Staff Comments Staff believes that it is best to consider the concept plan within the broader context of the draft Comprehensive Plan update in addition to the current Comprehensive Plan and the criteria for the staging plan flexibility. The draft proposes to delay development upon the subject site until 2025 and also re-guides property to the west, north, and northeast as rural residential. It is interesting to note that each of the parcels included in the concept plan is located within a different school district; the western parcel within Wayzata, and the eastern parcel within Rockford. If the applicant proceeds with a formal application after receiving the comments from the Planning Commission and City Council about whether this proposal meets the purposes of a Excelsior Group Page 10 of 10 August 8, 2017 PUD Concept Plan Review Planning Commission Meeting PUD and the criteria for Staging Plan flexibility, staff has provided comments throughout the report, which are summarized below: 1) Any future application shall be subject to all relevant City regulations and policies. 2) The applicant shall provide information necessary to confirm that gravity sewer service is practical. 3) Any proposed development proposal should include provisions for substantial vegetative buffers to rural properties to the north and west. 4) Land dedication should be considered for a neighborhood park. 5) Provisions should be made for the extension of a water main to provide a second means of providing water to the subject site 6) Provisions should be made for the future extension of Chippewa Road east of Mohawk Drive. 7) The applicant shall provide information requested by the City Engineer to determine whether street improvements are necessary to support the development. 8) The street alignment should be updated to remove the street connection to the west in order to reduce wetland impacts and development adjacent to rural property. Attachments 1. Document List 2. Engineering Comments dated 7-11-2017 3. DRAFT Comp Plan Excerpts (Vision, Goals, Future Land Use) 4. Applicant Narrative 5. Concept Plan Project: LR‐17‐211 – Excelsior Group PUD Concept Plan The following documents are all part of record 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 documents are available for review upon request at City Hall. Documents Submitted by Applicant: Document Received Date Document Date # of pages Electronic Paper Copy? Notes Application 6/30/2017 6/30/2017 5 Y Y Updated 7/14/2017 (3 pages) Fee 6/30/2017 6/29/2017 1 Y Y $3000 Narrative 6/30/2017 NA 4 Y Y Concept Plan 6/30/2017 4/14/2017 1 Y Y Plans 7/27/2017 N/A 4 Y Y Eng Response 7/27/2017 7/27/2017 2 Y Y Planning response 7/27/2017 7/27/2017 3 Y Y Documents from Staff/Consultants/Agencies Document Document Date # of pages Electronic Notes Legal Comments 7/17/2017 1 Y Engineer Comments 7/11/2017 2 Y Building Official Comments 7/7/2017 1 Y Elm Creek Watershed Comments 7/20/2017 1 Y Legal Notice 7/28/2017 6 Y 9 pages w/ list and affidavit Preliminary Review 7/20/2017 2 Y Planning Commission Report 8/4/2017 10 Y 33 pages w/ attachments Public Comments Document Date Electronic Notes engineering planning environmental construction 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763-541-4800 Fax: 763-541-1700 Equal Opportunity Employer wsbeng.com K:\010387-000\Admin\Docs\2017-06-30 Submittal\_2017-07-12 Excelsior Group Concept Plan - WSB Comments.docx July 11, 2017 Mr. Dusty Finke Planner City of Medina 2052 County Road 24 Medina, MN 55340-9790 Re: The Excelsior Group Concept Plan III – Engineering Review City Project No. LR-17-211 WSB Project No. 010387-000 Dear Mr. Finke: We have reviewed The Excelsior Group Concept plan submittal dated June 30, 2017. The plans propose to construct a total of 68 lots with 40 of them being customary single family lots and the other 28 being single family “villa” lots. 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. Show where the proposed connection points would be located to the existing system. The applicant did provide confirmation of this with a previous concept plan, please verify this is still the case with the current concept. 2. Looping connections will be required to minimize long dead-end watermain sections. The adjacent property to the east has constructed a watermain that provides a stub to the very northeast corner of The Excelsior Group site. 3. Verify that adequate water pressure will be available for those lots served by City water. 4. The concept plan shows a trail connection to the neighboring property to the east. The site plan for the adjacent property does not include a trail connection to this location. The applicant will need to work with the adjacent property owner to provide trail connections. Traffic 1. The concept plan shows future roadway connections to the west of the proposed development. The applicant should provide an estimate of the ultimate traffic volume that would utilize the proposed roadways to reach this future expansion. The Excelsior Group Concept Plan III – Engineering Review July 11, 2017 Page 2 K:\010387-000\Admin\Docs\2017-06-30 Submittal\_2017-07-12 Excelsior Group Concept Plan - WSB Comments.docx 2. The intersections should be analyzed to determine if turn lanes are required on Chippewa Road or nearby intersections for either capacity or safety. 3. The proposed intersections and trail crossings at Chippewa Road should be analyzed for sight distance issues or concerns. 4. Dependent on the increase on vehicular traffic, the development may contribute to the need for extending Chippewa Road to the east between Mohawk Drive and Arrowhead Dive. Stormwater & Wetlands 5. The development will need to meet the City’s infiltration requirement, which can be met by reusing stormwater from the proposed ponds for irrigation. 6. The development will need to meet the appropriate watershed standards. 7. A wetland delineation report and replacement plan is required prior to any wetland impact. Please contact me at 763-287-8532 if you have any questions. Sincerely, WSB & Associates, Inc. Jim Stremel, P.E. Chapter 2 – Vision and Community Goals Page 2 - 1 DRAFT – February 7, 2017 Chapter 2: VISION & COMMUNITY GOALS _______________________________________________________________________________________________ The Vision and Community Goals chapter is the heart of the Comprehensive Plan and provides the foundation from which City officials make consistent and supporting land use decisions. This chapter includes a set of general community goals that guided the creation of this Plan. The concepts in this chapter are some of the few static elements of the Comprehensive Plan. If land uses change or other infrastructure varies from the Plan, decisions will be founded in the goals set forth below. The Vision and Goals were created with the involvement of the Comprehensive Plan Steering Committee (the “Steering Committee”), City officials, and residents of Medina and are broadly supported. Land use designations are subject to strong social and economic pressures to change. Accordingly, it is appropriate that such systems be periodically evaluated in light of changing social and economic conditions. As development evolves, the Vision and Goals will provide the guidance for accomplishing the vision for the future of the community even when changes are necessary to the land use plan. Detailed objectives and recommendations are contained within each of the subject chapters of this plan. Creating the Vision and Goals The residents, the Steering Committee, City officials and staff participated in the planning process for the Plan. A series of public participation meetings were conducted to introduce and solicit information from the residents of Medina. The Steering Committee held work sessions that focused on integrating the concerns and desires of the community together with accommodating growth and regional impacts. An online forum provided additional opportunity for residents to impact the Vision and Community Goals as they were formulated. In addition to land use and growth planning, the City implemented open space, natural resources, and infrastructure planning. The goals which guided this process are integrated into this chapter. Each element of this plan was developed with assistance from city officials and a diverse group of community stakeholders producing a truly representative plan. The City made a conscious decision to emphasize natural resources and open space conservation. Community Vision The following statement provides a vision of the community for the future and the resultant goals and strategies. Medina is a community united by a common goal: to sustain and enhance the quality of life of its residents. Medina will protect its significant natural resources and open space throughout the City, while honoring its rural heritage and fostering safe and well- Chapter 2 – Vision and Community Goals Page 2 - 2 DRAFT – February 7, 2017 designed neighborhoods, places of recreation and destinations for citizens to gather. Development within the City will be commensurate with available transportation systems, municipal services and school capacity. Community Goals The following Community Goals are derived from the Vision Statement and inform objectives and strategies throughout the various aspects of the Comprehensive Plan. 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. Such development and growth shall be at a sustainable pace proportionate with capacity of schools and transportation, water supply and wastewater infrastructure available to the City. 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. 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. Chapter 5 - Land Use & Growth DRAFT – February 7, 2017 Page 5- 6 TThhee GGuuiiddee PPllaann Medina's Future Land Use Plan, Map 5-2, maintains Medina’s rural character and protects the City's natural resources while accommodating limited growth and development which is consistent with the City’s Vision, Community Goals and Land Use Principles. Table 5-2 below demonstrates the expected 2040 land uses in the community. TABLE 5-2 FUTURE LAND USE PLAN Future Land Use (2040) Gross Acreage % Net Acreage % Rural Residential 8,734.5 51.1% 6,476.4 37.9% Agriculture 265.5 1.6% 204.9 1.2% Future Development Area 396.2 2.3% 366.7 2.1% Low Density Residential 1,103.7 6.4% 879.2 5.1% Medium Density Residential 58.3 0.3% 44.9 0.3% High Density Residential 29.3 0.2% 26.3 0.2% Mixed Residential 137.0 0.8% 97.1 0.6% Uptown Hamel 45.0 0.3% 39.0 0.2% Commercial 247.1 1.4% 196.0 1.1% Business 716.9 4.2% 503.0 2.9% Rural Commercial 87.4 0.5% 59.4 0.3% Institutional 270.0 1.5% 199.0 1.1% Parks, Recreation, Open Space 3,106.5 18.1% 2,054.0 12.0% Private Recreation 294.7 1.7% 260.5 1.5% Closed Sanitary Landfill 192.1 1.1% 124.3 0.7% Right-of-Way 673.1 3.9% 672.4 3.9% Total Acres 16,356.5 12,202.6 Lakes and Open Water 763.5 4.5% 763.5 4.5% Wetlands and Floodplain 4,153.9 24.3% Total City 17,120.5 17,120.5 The Growth and Development Map (May 5-3) highlights areas within the City in which a change of land use is contemplated by the Future Land Use plan. The map also highlights wetland areas within Medina which significantly affect land planning, development, and infrastructure decisions. Chapter 5 - Land Use & Growth DRAFT – February 7, 2017 Page 5- 7 Future Land Use Designations Rural Residential (RR) identifies areas for low-intensity uses, such as rural residential, hobby farms, agricultural, horticulture, conservation of ecologically significant natural resources and passive recreation. Density within the RR land use shall be no more than one lot per 10 acres and the area is not planned to be served by urban services during the timeframe covered by this Plan. Agricultural (AG) identifies areas which are planned for long-term agricultural uses. Density within the land use can be no more than one lot per 40 acres which will not be served by urban services. Property within this land use is eligible to be part of the Metropolitan Agricultural Preserves Program. Future Development Area (FDA) identifies areas which could potentially be planned for future urban development in the City that will be provided municipal sewer and water services. This area will remain rural unless and until designated for urban services in a future Comprehensive Plan update. The purpose of the FDA designation is to communicate the future planning intentions to the community. This designation is tentative and depends greatly on future infrastructure improvements, including to regional highway capacity. Low Density Residential (LDR) identifies residential land uses developed between 2.0 units per acre and 3.0.units per acre which are served, or are intended to be served, by urban services. The primary use in this area is single- and two-family residential development. Medium Density Residential (MDR) identifies residential land uses developed between 5.0 and 7.0 units per acre that are served, or are intended to be served, by urban services. The primary uses in this designation will be a mix of housing such as single family residential, twin homes, town homes, row homes, and small multiple family buildings. High Density Residential (HDR) identifies residential land uses developed between 12.0 and 15.0 units per acre that are served, or are intended to be served, by urban services. The primary uses will include town homes, apartment buildings and condominiums which should incorporate some open space or an active park. Mixed Residential (MR) identifies residential land uses developed between 3.5 and 4.0 units per net acre that are served, or are intended to be served, by urban services. The land use provides flexibility for the type of housing developed, including detached single family, twin homes, townhomes and multiple family buildings, provided the overall density of a project falls within the range noted above and provides some higher density housing. Some portion of each site shall be developed at densities over 8.0 units per net acre. At a minimum, each development in the land use shall include one higher density housing unit per net acre, which shall be complemented with open space and recreational activities. Uptown Hamel (UH) the Uptown Hamel land use allows residential and commercial to be mixed on adjacent sites and to be mixed within the same building or property. Residential development in this designation may be between 4.0 and 15.0 units per acre. The mixed-use business areas will be served by urban services. Chapter 5 - Land Use & Growth DRAFT – February 7, 2017 Page 5- 8 Commercial (C) provides areas for highway oriented businesses and retail establishments including commercial, office and retail uses. These uses are concentrated along the arterial corridors and are served or will be served by urban services. Business (B) provides opportunities for corporate campus uses including office, warehouse, and light industrial. This designation identifies larger tracts of land that are suitable for office and business park developments and are served or will be served by urban services. Rural Commercial (RC) identifies commercial land uses which are not served by urban services, but rather by individual wells and septic systems. The scale of development in this land use shall be limited in order to protect water resources. Institutional (INST) identifies existing public, semi-public, and non-profit uses such as governmental, cemeteries, religious, educational and utilities. Parks, Recreation, and Open Space (PROS) identifies publicly owned or permanently conserved land which is used for park, recreational, or open space purposes. Private Recreation (PREC) identifies areas that are currently used for outdoor recreational uses which are held under private ownership but are not publicly maintained. Limited numbers of residential uses may be included or have previously been developed within this land use designation. Closed Sanitary Landfill (SL) identifies an existing closed sanitary landfill. The land is owned by the Minnesota Pollution Control Agency (MPCA) which also has jurisdiction over land use regulations. Chapter 5 - Land Use & Growth DRAFT – February 7, 2017 Page 5- 9 AAvveerraaggee NNeett RReessiiddeennttiiaall DDeennssiittyy The Metropolitan Council has designated the portion of the City within the Metropolitan Urban Service Area as Emerging Suburban Edge. Residential development within the Emerging Surburban Edge designation is required to be planned for new development and redevelopment at average net density of at least 3-5 units per acre. The average net density for planned residential development in Medina is 3.15 units per acre as described in Table 5-3. TABLE 5-3 NET RESIDENTIAL DENSITY Future Land Use Planned Net Acreage Minimum Density Minimum Number of Units Low Density Residential 171.0 2.0 342.0 Medium Density Residential 21.3 5.0 106.5 High Density Residential 13.9 12.0 166.8 Mixed Residential 97.1 3.5 339.9 Total Planned Residential 303.3 955.2 Average Net Residential Density 3.15 Redevelopment is anticipated within the Uptown Hamel area and is likely to include additional residential units. The intent of the Uptown Hamel land use is to permit flexibility in the amount of residential and commercial development and is therefore not projected in Table 5-3. However, residential development within Uptown Hamel is required to exceed 4 units per net acre, which would further compliance with Metropolitan Council minimum net density requirements. EEmmppllooyymmeenntt IInntteennssiittyy FFoorreeccaassttss The Metropolitan Council requires that communities provide a measurement of forecasted employment. Acceptable measures include floor area ratios, building footprint percentages or impervious surface percentages. Medina anticipates that new development in the Commercial and Business land uses will tend to result in 50-65% impervious surface coverage. Chapter 5 - Land Use & Growth DRAFT – February 7, 2017 Page 5- 10 LLaanndd UUssee PPoolliicciieess bbyy AArreeaa The following section provides policies for land use designations and is categorized into generalized subsections. The policies for each category as provided below directly support the Community Goals and Land Use Principles. These designations are generalized land uses and are not specific zoning districts. The City will update the zoning ordinance and applicable codes to be consistent with the land use plan and designations identified in this section. The planning process revealed a strong interest in promoting high quality, sustainable development in the City. The Planned Unit Development (PUD) process for large scale or master plan types of development, regardless of whether they are residential, commercial or mixed-uses will be available and will be supported through zoning. RRuurraall DDeessiiggnnaattiioonnss The rural designations include Agricultural, Rural Residential and Future Development Area. A large percentage of the community falls into these categories. The purpose of these designations is to provide low-intensity land uses, such as rural residential, farming, hobby farms, horticulture, conservation of natural and ecologically significant natural resources and passive recreation. This area will not be provided with water or sewer service during the timeframe covered by this Plan. The City's goal is to maintain the rural character of this area. The Metropolitan Council System Statement shows the majority of this area as Diversified Rural, and the City utilizes the Rural Residential designation to be consistent with the System Statement. 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 DRAFT – February 7, 2017 Page 5- 11 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 stringent standards for the installation and maintenance of permanent, on-site sewage disposal systems. 4. Allow public facilities and services, such as parks and trail systems, if compatible with rural service area development. 5. Allow land uses, such as home-based businesses, hobby farms, horse stables, nurseries and other smaller-scale rural activities, which will not conflict with adjoining residential development. 6. Regulate noise, illumination, animals, and odors as needed to maintain public health and safety. 7. Maintain a maximum density of one unit per forty acres for property in the Agricultural land use. 8. Maintain a maximum density of one unit per ten acres for new development in the Rural Residential and Future Development Area land use. 9. Consider exceptions to maximum density standards for open space developments that protect natural features and put land into permanent conservation. 10. Urban services will not be provided to the Agricultural, Rural Residential, or Future Development Area land uses during this planning cycle. 11. Require preservation of natural slopes, wetlands, woodlands and other significant natural characteristics. 12. Require that lots contain adequate soil types and conditions as defined in the City's on-site septic system requirements. 13. Protect property within the Future Development Area designation from subdivision and development by requiring ghost plats for subdivisions so that future urban expansion is not compromised. 14. Reduce impervious surfaces where possible by applying low impact design standards and encourage innovative materials and plans that reduce runoff. 15. Encourage and incentivize landowners to participate in the protection and conservation of significant natural resources. Chapter 5 - Land Use & Growth DRAFT – February 7, 2017 Page 5- 12 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) principles in neighborhood planning and residential building and low impact development design standards. 5. 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. 6. Restrict commercial and business development to areas designated in this Plan. 7. Protect property within the City's MUSA boundary from development prior to the provision of urban services that will hinder future division. 8. Create flexible zoning standards that would allow for innovative arrangements of homes, conservation easements, or other creative land use concepts that preserve the City's open space and natural features. 9. Promote attractive, well-maintained dwellings on functional, clearly marked roads, with adequate facilities and open space. 10. Emphasize resident and pedestrian safety. 11. 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. 12. 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. 13. Establish standards for higher density residential development so that such development is compatible with surrounding uses. Such standards may include enclosed parking, green space, landscape buffering and height limitations. Chapter 5 - Land Use & Growth DRAFT – February 7, 2017 Page 5- 13 14. Require utilities to be placed underground wherever possible for reasons of aesthetic enhancement and safety. 15. Plan interconnections between separate developments to encourage shared road use to reduce costs and minimize the amount of road surface required. 16. 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. 17. 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. 18. Implement standards for lot sizes and setbacks which recognize the development characteristics and natural resources of each existing neighborhood. 19. Regulate noise, illumination, and odors as needed to protect residential neighborhoods and to maintain public health and safety. Chapter 5 - Land Use & Growth DRAFT – February 7, 2017 Page 5- 17 Staging Plan The staging plan is tied to infrastructure plans, including water, wastewater and transportation, to ensure that growth and development are commensurate with services necessary to support new residents and businesses in an efficient and cost-effective manner. The staging plan, Map 5-4, utilizes flexible staging boundaries to direct where and when development should proceed within the City and is built on the following principles: x Growth should encompass a balance of land uses to provide residential and business areas for development throughout the planning period. The staging plan also is intended to reduce concentration of development within a location during a particular timeframe. x The staging plan identifies staged increments of 5-year periods and provides some flexibility between adjacent staging periods. Development shall be limited to a maximum of two years prior to the existing staging period, and will be tied to an incentive based points system. Table 5-5, located on the following page, describes the net acreage of the various land uses by Staging Period. The following table describes the corresponding number of residential units which could be developed upon property within each Staging Period. Although most of the property staged for development is available in earlier timeframes, the City anticipates that actual growth will be more linear as described in the forecasts in Chapter 3. TABLE 5-4 STAGING PLAN – RESIDENTIAL DEVELOPMENT CAPACITY Time Period Total Residential Units High Density Residential Units 2018-2020 343 161 2020-2025 94 2025-2030 469 95 2030-2035 0 2035-2040 48 Total 955 256 Chapter 5 - Land Use & GrowthDRAFT – February 7, 2017Page 5- 18TABLE 5-5STAGING PLAN - NET ACREAGEFuture Land Use Existing 2017 Change 2017-2020 2020 Change 2020-2025 2025 Change 2025-2030 2030 Change 2030-2035 2035 Change 2035-2040 2040 Rural Residential 6,481.0 0.0 6,481.0 0.0 6,481.0 0.0 6,481.0 0.0 6,481.0 0.0 6,481.0 Agriculture 204.9 0.0 204.9 0.0 204.9 0.0 204.9 0.0 204.9 0.0 204.9 Future Develop. Area 980.1 -327.8 652.3 -99.5 552.8 -162.2 390.6 0.0 390.6 -23.9 366.7 Low Density Residential 708.2 34.7 742.9 47.3 790.2 65.1 855.3 0.0 855.3 23.9 879.2 Medium Density Res. 23.6 21.3 44.9 0.0 44.9 0.0 44.9 0.0 44.9 0.0 44.9 High Density Residential 12.4 13.9 26.3 0.0 26.3 0.0 26.3 0.0 26.3 0.0 26.3 Mixed Residential 0.0 0.0 0.0 0.0 0.0 97.1 97.1 0.0 97.1 0.0 97.1 Uptown Hamel 39.0 0.0 39.0 0.0 39.0 0.0 39.0 0.0 39.0 0.0 39.0 Commercial 142.9 53.1 196.0 0.0 196.0 0.0 196.0 0.0 196.0 0.0 196.0 Business 246.0 204.8 450.8 52.2 503.0 0.0 503.0 0.0 503.0 0.0 503.0 Rural Commercial 59.4 0.0 59.4 0.0 59.4 0.0 59.4 0.0 59.4 0.0 59.4 Institutional 194.4 0.0 194.4 0.0 194.4 0.0 194.4 0.0 194.4 0.0 194.4 Parks, Rec, Open Space 2,054.0 0.0 2,054.0 0.0 2,054.0 0.0 2,054.0 0.0 2,054.0 0.0 2,054.0 Private Recreation 260.5 0.0 260.5 0.0 260.5 0.0 260.5 0.0 260.5 0.0 260.5 Closed Sanitary Landfill 124.3 0.0 124.3 0.0 124.3 0.0 124.3 0.0 124.3 0.0 124.3 Right-of-Way 672.4 0.0 672.4 0.0 672.4 0.0 672.4 0.0 672.4 0.0 672.4 HIGHWAY 55 ")55 ")24 ")19 ")101 ")116 ")11 ")24 ")19 £¤12 H A M E L R D M E D IN A R D PIONEER TRL TAMARACK DRWILLOW DRHACKAMORE RD ARROWHEAD DRH O M E S T E A D T R L CHIPPEWA RD HUNTER DRPARKVIEW DRBROCKTON LN NMEANDER RD EVERGREEN RD BROCKTON LN NCHIPPEWA RD WILLOW DRWILLOW DRHUNTER DR")55 Map 5-12016 Existing Land UsesDRAFT 01/26/2017 0 0.5 10.25 Miles Map Date: January 26, 2017 Legend Agricultural Rural Residential Single Family Detached Single Family Attached Multifamily Mixed Use Residential Retail and Other Commercial Office Industrial and Utility Institutitional Park, Recreational, or Preserve Golf Course Major Highway Railway Open Water Undeveloped Wetland Locations HIGHWAY 55 ")55 ")24 ")19 ")101 ")116 ")11 ")24 ")19 £¤12 H A M E L R D M E D IN A R D PIONEER TRL TAMARACK DRWILLOW DRHACKAMORE RD ARROWHEAD DRH O M E S T E A D T R L CHIPPEWA RD HUNTER DRPARKVIEW DRBROCKTON LN NMEANDER RD EVERGREEN RD BROCKTON LN NCHIPPEWA RD WILLOW DRWILLOW DRHUNTER DR")55 Map 5-2Future Land Use PlanDRAFT 1/31/2017 0 0.5 10.25 Miles Map Date: January 31, 2017 Legend Future Land Use Rural Residential Agricultural Future Development Area Low Density Residential Medium Density Residential High Density Residential Mixed Residential Uptown Hamel Commercial Business Rural Commercial Institutional Private Recreational Park, Recreational, and Open Space Closed Sanitary Landfill HIGH W A Y 5 5 ")55 ")24 ")19 ")101 ")116 ")11 ")24 ")19 £¤12 HAMEL RD MEDINA R D PIO N E E R T R L TAMARACK DRWILLOW DRHACKAMORE RD ARROWHEAD DRHOM E S T E A D TR L CHIPPEWA RD HUNTER DRPARKVIEW DRBROCKTON LN NMEANDER RD EVERGREEN RD BROCKTON LN NCHIPPEWA RD WILLOW DRWILLOW DRHUNTER DR")55 Katrina Independence Mooney Peter Unnamed Spurzem Holy Name Half Moon Wolsfeld Medina Unnamed Unnamed Winterhalter Thies School Ardmore Unnamed Unnamed Unnamed Unnamed Lost Horse Unnamed Academy Marsh Map 5-3Development and Growth PlanDRAFT 12/8/2016 0 0.5 10.25 Miles Map Date: January 20, 2016 Legend Future Land Use Rural Residential Agricultural Future Development Area Low Density Residential Medium Density Residential High Density Residential Mixed Residential Uptown Hamel Commercial Business Rural Commercial Institutional Private Recreational Park, Recreational, and Open Space Closed Sanitary Landfill Wetland Locations Wetland Locations HIGHWAY 55 ")55 ")24 ")19 ")101 ")116 ")11 ")24 ")19 £¤12 H A M E L R D M E D IN A R D PIONEER TRL TAMARACK DRWILLOW DRHACKAMORE RD ARROWHEAD DRH O M E S T E A D T R L CHIPPEWA RD HUNTER DRPARKVIEW DRBROCKTON LN NMEANDER RD EVERGREEN RD BROCKTON LN NCHIPPEWA RD WILLOW DRWILLOW DRHUNTER DR")55 Katrina Independence Mooney Peter Unnamed Spurzem Holy Name Half Moon Wolsfeld Medina Unnamed Unnamed Winterhalter Thies School Ardmore Unnamed Unnamed Unnamed Unnamed Lost Horse Unnamed Academy Marsh Map 5-4Staging and GrowthDRAFT 11/15/2016 0 0.5 10.25 Miles Map Date: January 20, 2017 The Staging and Growth Plan allows potential flexibility for urban services up to two years prior tothe indicated staging period. Such flexiblity will be considered through a evaluation system based onthe extent to which a proposal exceeds general City standards. The Future Development Area identifies areas whichmay potentially be planned for urban services in thefuture beyond the term of this plan (post-2040). The Long-term Sewer Service Area is a long-termplanning designation of the Metropolitan Council. Itidentifies areas which may be considered for potentialsanitary sewer service in the future beyond the termof this Plan. Urban Services Phasing Plan 2018 2020 2025 2030 2035 Future Development Area (post 2040) Long-term Sewer Service Area Existing Service Area (2017) Brindle Path Project Narrative The Excelsior Group proposes Brindle Path, a 40 -acre Single Family Low Density Residential subdivision for the City of Medina. The thoughtful development creates a community that is mindful of the vision and goals of the city Medina, and creates a thoughtful transition between more intensive uses to the south and east and rural residential to the north and west. Location The Site is located on Chippewa Road, West of Mohawk Drive. The project is directly west of the Wealshire memory care facility, directly north of Polaris Headquarters, and northeast of the proposed Lunski Senior Housing Development. General Description of Request The 2 properties that comprise Brindle Path are designated as Low Density Residential (LDR) in the current Comprehensive Plan and the same on the draft Comprehensive Plan. Originally the properties were included in the 2016-2020 Phasing Plan. This Phasing Plan was amended in early 2015 pushing these properties to the 2021-2025 Phasing Plan. This request is for the council to exercise the Phasing Plan flexibility provided in chapter 5 of the Comprehensive Plan. This flexibility allows the Phasing Plan to be pulled forward 2 years. In this instance, Certificates of Occupancy can be granted in 2019, allowing development in 2018. Housing The proposed Brindle Path contains 68 total lots. 40 lots will be customary single family lots that meet the R1 zoning (minimum 90 feet wide and 11,000 sf). The remaining 28 lots are proposed as single family "Villa" lots. The homes on these lots will be single level living geared towards empty nesters. The developer is requesting lot size flexibility (minimum 65 feet wide and 7,000 sf) so that these lots will conform to the expectations of the target market of the villa homes. However, in keeping with comments regarding previous submittals, the 28 villa lots are internal to the development or adjacent to the Wealshire. Therefore none of the villa lots will abut any rural residential lot, but instead all of the lots adjacent to rural residential meet the Rl zoning standards. Parks, Trails 8c Open Spaces Brindle Path will include sidewalks on all streets. These sidewalks will link to the trail system that runs throughout the development. The trails will connect to the centrally located park and provide opportunities for passive recreation among the wetlands and open space within the development. The trails are planned to provide opportunities to connect to the Wealshire, Polaris and the planned Lunski Senior Housing Development. The park at the center of the development is planned as a city park and is large enough to provide an area for playground equipment, open play and walking, and a multi -use soccer/football field. This field can become the "home" field for Brindle Path and the existing neighborhoods to the northeast. Infrastructure Sewer All of Brindle Path can be served via gravity to the existing sewer at the intersection of Chippewa Road and Mohawk Drive Water Brindle Path will utilize existing watermain in Chippewa Road. The development of Brindle Path will allow the watermain serving the Wealshire to be looped to the watermain on Chippewa Road. Further looping of the watermain can be accomplished by connecting to the watermain serving the proposed Lunski Senior Housing Development that comes from the south. Streets Brindle Path will access Chippewa Road approximately at the location of the existing driveway. Vehicles from Brindle Path will travel a short distance on the city streets (Chippewa Road and Mohawk Drive), before accessing State Highway 55. Phasing Plan Flexibility Specifics The Brindle Path concept plan has been in front of the Planning Commission, City Council and Comprehensive Plan Steering Committee several times over the past 18 months. Although there has been lively discussion over various components of the plan there seems to be consensus that development in the proposed location makes sense. The steering committee recommended, and the Council accepted, that the property be guided Low Density Residential (LDR) in the new 2040 Comprehensive Plan. The rationale for keeping the property designated as LDR in the future Comprehensive Plan was the area was easily served by existing infrastructure and created a nice transition from more intensive uses (Wealshire and Polaris) to the less intensive rural residential uses to the north and west. This reasoning is even more appropriate considering the proposed Lunski Senior Housing Development. Brindle Path now fills the hole between these 3 projects not only in terms of transitional uses, but also linking infrastructure (watermain, trails, parks, etc.). The proposed project meets or exceeds the factors necessary to allow Staging Plan Flexibility. 1. Crucial Factor: Infrastructure Capacity — The entirety of the project can be served with existing infrastructure located in Chippewa Road. Perhaps more importantly, the project can serve as a bridge between the newly constructed Wealshire on the east side of the property and the proposed Lunski Senior Housing Development to the southwest. This will allow important watermain and trail connections. 2. Primary Factors (10 points per item) — a. Sustainability — Houses within Brindle Path will incorporate sustainable practices including high energy efficient, and environmentally responsible construction materials. The location of Brindle Path creates possibilities for a live/work environment to be created with Polaris headquarters to the south, the Wealshire memory care facility to the east, and the proposed Lunski Senior Housing Development to the southwest. With 240+ senior housing units on the adjacent properties, the Villas at Brindle Path will create opportunities for elderly residents who are healthy and active to live very near a more frail spouse who requires the services of either of the adjacent senior housing facilities. The synergy between the 3 projects will allow active Medina residents to stay in Medina, as they will have a senior campus environment. Historically seniors looking to move to an active adult community desire that future housing with services options are located very nearby so they don't have to reacclimate to a new community as they become more frail and require housing with services. In addition, it will provide opportunities for Medina families to relocate more frail parents/grandparents nearby. b. Natural resource protection and low impact development — Brindle Path will use a storm water re -use infiltration system to re -use storm water runoff to irrigate. This reduces groundwater use while also providing superior stormwater treatment. The Project will exceed the tree preservation ordinance by adding at least 2 trees to each finished lot. The project will meet all wetland protection regulations, with very little wetland impacts, with plans to put conservation easements over wetlands to ensure their protection and preservation in the future. c. Proximity to existing development — Brindle Path is directly adjacent to the Wealshire memory care facility, and northeast of the proposed Lunski Senior Housing Development. It is also directly north of Polaris Headquarters. All three of these developments utilize city services. d. Open Space Protection — Wetlands and open space within Brindle Path will be preserved in perpetuity by use of a conservation easement. This includes the addition of 40,000 sf of new wetlands. The proposed development includes a 5 -acre city park and trail network that will act as a bridge between the Wealshire, Polaris, and Lunski projects, providing intergenerational recreational opportunities and connectivity. e. Limited impacts on city services - Residents of Brindle Path will use approximately i/z mile of city streets to access State Highway 55. This is very limited impact to the city roadways. Furthermore, the storm water re -use for irrigation of the development will limit the impact on the amount of city water consumed by the development. 3. Secondary Factors (maximum of 5 points per item) a. High quality architectural design and materials — Brindle Path is proposed to have 2-3 local builders to ensure a variety of housing styles and designs. To maintain neighborhood consistency, a Homeowners Association(HOA) and Architectural Review Committee (ARC) will be implemented. The ARC will oversee and enforce high quality of design and materials. The ARC will ensure varying types of home design throughout the community and the use of quality materials including brick and stone. b. Community amenities — Brindle Path will include a park and a trail system, which will connect residents both inside and outside of the neighborhood, and take advantage of the natural environment. As discussed previously, the development will include a 5+ acre city park, big enough to include playground equipment and a soccer/football field, providing a "home" field for Brindle Path and the existing neighborhoods in the northeast. The trail system provides connectivity to the Wealshire, Polaris, and Lunski projects and the city park. c. Affordable Housing — the two different product types, while they may not necessarily meet the Metropolitan Council's definitions of affordable, do meet the City's Housing Objective of "providing opportunities for a diversity of housing at a range of costs to support residents at all stages of their lives." 4. Employment Opportunities — Brindle Path is a single family residential development; thus, there will not necessarily be jobs created by the homes, but this community has the potential to provide a live/work environment for employees of the neighboring senior housing facilities and Polaris Headquarters. Arrowhead Holdings, LLC Page 1 of 4 August 8, 2017 Preliminary/Final Plat; Lot Combination Planning Commission Meeting MEMORANDUM TO: Planning Commission FROM: Dusty Finke, City Planner DATE: August 1, 2017 MEETING: August 8, 2017 Planning Commission SUBJ: Arrowhead Holdings, LLC – Preliminary/Final Plat; Lot Combination - 4101 Arrowhead Drive – Public Hearing Review Deadline Complete Application Received: July 30, 2017 60-day Review Deadline: September 28, 2017 Summary of Request Arrowhead Holdings, LLC desires to rearrange the lot line between 4101 Arrowhead Drive (the lot containing the Open Systems International (OSI) headquarters) and the adjacent vacant outlot to the southeast. This rearrangement would allow for an expansion of the OSI parking lot to the southeast to accommodate increased parking for OSI’s expanding employment. Rather than just replatting the lot and outlot to shift the lot line, the applicant has requested a two-step process which would: 1) Subdivide the vacant 3.4 acre outlot at the northwest corner of Highway 55 and Arrowhead Drive into a lot and a (reduced size) outlot; and 2) Immediately afterwards combine this small lot to the larger OSI property. The applicant desires this process for their own real estate and financing reasons. The subject properties are zoned Commercial-Highway. The property to the north is currently zoned mixed use, but proposed to be reguided to Business in the draft 2040 Comp Plan. Property to the northeast is currently rural lots, planned for Low Density Residential in the draft 2040 Comp Plan. An aerial can be found at the top of the next page. Proposed Lots The existing OSI lot is 20.02 acres and the existing Outlot is 3.4 acres. The applicant proposes to shift 1.15 acres from the Outlot into the OSI lot, resulting in the OSI lot being 21.17 acres and the outlot being 2.23 acres. Because the application is proposing to subdivide the outlot and then subsequently combine a portion of the property into the OSI lot, the City has to review the “lots” at each step of the process. The following tables summarize the requirements of the CH district and the proposed “lots” following the initial subdivision and then also following the subsequent lot combination. It appears that the proposed lots meet all dimensional standards following both the initial subdivision and the subsequent lot combination. Arrowhead Holdings, LLC Page 2 of 4 August 8, 2017 Preliminary/Final Plat; Lot Combination Planning Commission Meeting Initial Subdivision: CH Requirement Lot Created, Immediately Combined with OSI Lot Outlot A Min. Lot Size 1 acre 1.15 acre 2.23 acre Min Lot Width 100 feet 194 feet 350 feet Min Lot Depth 120 feet 258 feet 345 feet Subsequent Lot Combination: CH Requirement Outlot A Proposed OSI Lot After Combination Min. Lot Size 1 acre 2.23 acre 21.17 acre Min Lot Width 100 feet 350 feet 596 feet Min Lot Depth 120 feet 345 feet 1725 feet Front Setback 25 feet N/A 587 feet Rear Setback 25 feet N/A 345 feet Side Setback 15 feet N/A 136 feet Res. Setback 50 feet N/A N/A Hwy 55 Setback 50 feet N/A 211 feet Parking Setbacks Front 25 feet N/A 232 feet Rear/Side 10 feet N/A 40 feet Street Setback 25 feet N/A 25 feet Res Setback 40 feet N/A N/A Max Hardcover 75% 0% 28.8% Arrowhead Holdings, LLC Page 3 of 4 August 8, 2017 Preliminary/Final Plat; Lot Combination Planning Commission Meeting The lot line is being adjusted in order to accommodate a future expansion of the OSI parking lot. No other development is proposed at this time. As a result, development matters such as traffic, landscaping, and the like are not reviewed at this time in connection with the plat or lot combination. The parking lot expansion would be reviewed through relevant Site Plan Review provisions for compliance with code. This would likely be an administrative review because of the size of the expansion. Right-of-way and Easements The property owner dedicated right-of-way for Arrowhead Drive during the original subdivision of the property in 2009. The City Engineer did not recommend additional right-of-way in connection with this plat. MnDOT was routed on this request and also did not request additional right-of-way. The applicant proposes new drainage and utility easements on each side of the new property line between the OSI lot and the outlot. Park Dedication During the initial subdivision of this property back in 2009, the applicant requested to defer park dedication for the Outlots until these areas were developed in the future. Now that a portion of Outlot C is proposed to be added to the OSI lot and developed, staff believes it is appropriate impose the deferred fees. The City is allowed to require up to 10% of the buildable property (.115 acres for the land being added to the OSI lot) or 8% of the market value. In 2009, the cash-in-lieu fee for the OSI lot was determined to be $5,124.35 per acre. It is likely that this number is slightly low because land values have increased since 2009. For example, the current taxable market value of Outlot C is $345,000, or $102,071 per acre, which would result in a fee of $8,165.68 per acre. However, staff believes it is reasonable to use the 2009 amount since the property is not proposed to be further subdivided. The City’s subdivision ordinance would permit the City to utilize the current pre-developed market value. If the City Council determines it is appropriate to use the 2009 fee calculation, this would result in a park dedication fee of $5,893.00 for the 1.15 acres being combined with the OSI lot and developed. Review Criteria/Staff Recommendation According to Subd. 10 of Section 820.21 of the subdivision ordinance, the City shall deny approval of a preliminary or final plat if one or a combination of the following finding are made: (a) That the proposed subdivision is in conflict with the general and specific plans of the city, or that the proposed subdivision is premature, as defined in Section 820.28. (b) That the physical characteristics of this site, including but not limited to topography, vegetation, soils, susceptibility to flooding, water storage, drainage and retention, are such that the site is not suitable for the type of development or use contemplated. (c) That the site is not physically suitable for the proposed density of development or does not meet minimum lot size standards. Arrowhead Holdings, LLC Page 4 of 4 August 8, 2017 Preliminary/Final Plat; Lot Combination Planning Commission Meeting (d) That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage. (e) That the design of the subdivision or the type of improvements are likely to cause serious public health problems. (f) That the design of the subdivision or the type of improvements will conflict with public or private streets, easements or right-of-way. Staff believes it is reasonable to conclude that none of these findings are met with either the subdivision or the subsequent combination, subject to the conditions noted below. As such, staff recommends approval of the plat subject to the following conditions: 1. The Owners shall meet the requirements of the City Attorney with regards to plat corrections, title documentation, and recording instructions; 2. The plat shall be filed with Hennepin County within 180 days of the date of the city council resolution granting final approval or the final plat shall be considered void, unless a written request for time extension is submitted by the Owner and approved by the City Council; and 3. The Owner shall pay to the City a fee in an amount sufficient to reimburse the City for the cost of reviewing the preliminary and final plat and related documents. Staff also recommends approval of the subsequent lot combination subject to the following conditions: 1. Approval of the lot combination is contingent upon recording of the plat of Cavanaughs Meadowwoods Park Second Addition; 2. The Owners shall meet the requirements of the City Attorney with regards to title documentation, and recording instructions; 3. The Owner shall record necessary documents to effectuate the lot combination within 180 days of the date of the city council resolution granting approval or such approval shall be considered void, unless a written request for time extension is submitted by the Owner and approved by the City Council; and 4. The Owner shall pay to the City a fee in an amount sufficient to reimburse the City for the cost of reviewing the preliminary and final plat and related documents. If the Planning Commission finds that the plat does not violate one of the findings noted above, the following motion would be in order: Move to recommend approval of the Cavanaughs Meadowwoods Park Second Addition and the subsequent lot combination subject to the conditions noted in the staff report. Attachments 1. Document List 2. Preliminary Plat 3. Final Plat 4. Survey showing proposed lot combination Project: LR‐17‐209 – OSI Plat and Lot Combination The following documents constitute the complete record 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 documents are available for review upon request at City Hall. Documents Submitted by Applicant: Document Received Date Document Date # of pages Electronic Paper Copy? Notes Application 6/28/2017 6/28/2017 3 Y Y App from owner received 7/31 Fee 6/28/2017 6/27/2017 1 Y Y $5000 Preliminary Plat 6/28/2017 6/19/2017 1 Y Y Final Plat 6/28/2017 1 Y Y Parking Lot Plans 6/28/2017 6/9/2017 4 Y Y Title Commitment 7/31/2017 7/5/2017 9 Y Y O&E Report 7/31/2017 7/21/2017 4 Y Y Response Letter 7/31/2017 7/30/2017 1 Y N Documents from Staff/Consultants/Agencies Document Document Date # of pages Electronic Notes Legal Comments 7/10/2017 1 Y MnDOT Comments 7/12/2017 2 Y Legal Notice 7/28/2017 3 Y 5 pages w/ list and affidavit Preliminary Review 7/20/2017 2 Y Public Comments Document Date Electronic Notes ; I• O wner: ARROWHEA D HOLDINGS, LLC \ � 6.. B;rah\ ^E 5proce I. t Hirel� \ / Birc h E\E Owner: ARROWHEAD HOLDINGS, LLC 2 Birch Birch. l\ESE Birc h vch 3" Birch Hyd. Birch E— \ E'E. \ Sign N -v -"g• \ \ \ \ 89. 3 � In v 975 72 / i% ° � Birc h ' O: H \ 8"—S �.0 8 —S L 18. J / \ �Z Birc h Top 9.6.3 N8 V 1 O'59M E ,, 62.72 �/ ��\\y "•, v: -98A.15 ------)--_--- --'.N e \ // �_----� —I 1 \ \ / / o / / \ J... `... . w 1" Drainage and Utility Easement per .._.. r:..._... \ w / I \I CAVANAUGHS MEADOWWOODS PARK 9 \\ - --. _. t / l' // \ / / / I / / I I / / I \� --- 992 \ ▪ 10 / / I \ / ca`�c� / I \\ / 1Dyl y �o I \\ IS1.'.---------- \w11 O IO�pRE FEgfl w ll 1 \ 07,0241 \ 1 1 \\ g96 / 1 I II \ 1 1w \ \ I 1 1\ \ r., f \ H % i • \/ / I 1 1 \ 0 / / / / w 1 I \ / / / I I' \ // / / / L. I / N / // / I / 2 / / w, I / 990 V I' I / / / / f I 1 V // // // I \_ / / / /,,., I Io /// � // / / / To p 1005. l2� 991.15 8 I / I/ I/ I/ \ c ;ssr, \cam\ \ c .„..._,_.\ - \ ' \�\\\ \�C\ C\ - PARK /E/ Birc h Top 996.70 O ^a ina ge \c\ raffia Sig n T op 99. Inv. 96 Pre lmin ary Plat o f: CAVAN AUGHS MEADOWWOODS PARK SECON D ADDITION T. d. Hyd . 6 -ST E\E`E� Traf Sign al MF7.� I nv. 982.04 982.90 990 Top 995.64 / Top 988.22 10" Inv. 969.25 8" Inv. 973 27 7s NO TES * Bearings shown are based on the plat of CAVA NAU GHS MEA DOWWOO DS PARK. * Contact Gopher State One for utility locations before any construction shall begin . Phone 651-454-0002. * Zoning: CH (Commercial Highway) * Total area = 147,075 feet (3.38 acres). 15 30 60 90 Scale in F eet LEGEND —s — Sanitary S ew er — ST— Storm Sewer — w— Waterrnain Hyd.d Hydrant GV • Gate Valve MH 0 Manhole CB O Cat ch Basin Co o Cl ean out I> Flared End H o. Invert Elevation PP - 0- Power Pole LP-- Light Pole r Electrical Transformer T 17 Teleph one Pedestal I :I Concrete Surface I I Bit umi nous S urfac e — G—Buried Gas C —Buried Commu nications E Buried Electric DEVELOPER OSI 4101 Arr owh ead Dri ve Medina, Minnesota 55340 Phone: 763-551-0559 Attention: Adam Schlafke OW NER Arrowhead Holdings, LLC 4101 Arrowhead Drive Medina, Minnesota 55340 Attention: Ronald Ingram SURVEYOR/ENGINEER Rehder & Associates, Inc . Suite 110 3440 Federal Dri ve Eagan, Minnesota 55122 Ph on e: 651-452-5051 Attention: Gr eg Gentz PROPERTY DESCRIPTION Outlot C, CAV ANAUGHS ME ADOWWOODS P ARK, according to the recorded plat thereof, Hennepin County, Mi nnes ota. I h ereby certify that this preliminary plat was prepared by me or under my directi on and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. Dated this 19th day of June, 2017 RENDER & ASSOCIATES, INC . Gary C. Huber, Land Sur veyor Minnesota License No. 22036 Rehder and Associate s, Inc. CIVIL ENGINEERS AND LAND SURVEYORS 3440 Federal D riv e • Suite 110 • Eagan, Minn esot a • Ph one (651) 452-5051 JOB: 174-2445.019 CAVANAUGHS MEADOWWOOD PARK SECOND ADDITION • } C.R. DOC. NO. KNOW ALL PERSONS BY THESE PRESENTS: That the Arrowhead Holdings, LLC, a Minnesota limited liability company, fee owner of the following described property situated in the County of Hennepin, State of Minnesota, to wit: Outlot C, CA VANAUGHS MEAD OWWOODS PARK, according to the recorded plat thereof, Hennepin County, M innesota. Has caused the same to be surv eyed and platted as CAVANAUGHS MEADOWWOODS PA RK SECOND ADDIT ION and do hereby dedicate to the public for public use the drai nage and utility easements as created by this plat. In witness whereof said Arro whead Holdings, LLC, a Minneso ta limited liablility co mpany, has caused these prese nts to be signed by its proper officer this day 20 of , 2017. OCD. \; I * CD <'.\ By Ronald J. Ingram, Vice President and Secretary 0 25 50 100 150 Scale in Feet The so uthweste rly lin e of Outlot C, CAVANAUGHS M EADOWWOODS PARK has a bearing of N69°58'14"W. O De notes 1/2 inch by 14 inch iron mo nume nt set and marked by Minneso ta License No. 22036 Drainage and Utility Ea se me nts are shown thus: 5 51 Being 5 feet in width and adjoining lot lines and being 10 feet in width and adjoining right of way lines unle ss othe rwise indica ted on the plat. , ARROWHEAD HOLDINGS, LLC STATE OF CO UNTY OF This instrument wa s acknowledge d befo re me on this day of Ho ldings, LLC, a Minne sota limited lia bility company, on be half of the coo mpany. Notary Printed Name 2017, by Ronald J. Ingram, Vic e Presid ent and S ecr etary of Arrowh ead Notary Public, My Commissi on E xpir es I, Gary C. Huber do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct represe ntatio n of the boundary surve y; that all mathe matical data and labels are correctly design ated on this plat; that all monuments depicted on this plat hav e been, or will be correctly set within one year; that all water bo undaries and wet lands, as defined in Minnes ot a Statutes, Secti on 505 .01, Subd . 3, as of th e date of this certificate are sho wn and labe led on this plat; and all public wa ys are sho wn an d labeled on this plat. Dated this day of , 2017. STATE OF MINNESOTA CO UNTY OF DAKO TA This instrumen t was ackno wle dged before me on this Gary C. Huber, Licensed Land Surveyor Minnesota Lic ense N o. 22036 day of 2017, by Gary C. Huber. Notary Printed Name CITY COUNCIL, CITY OF MEDINA, MINNESOTA Notary Public, County, Minnesota My Commission E xpires This plat of CAVANAUGHS ME AD OWW OODS SEC OND ADDITI ON was approved and accepted by the City C ouncil of the City of Medina, Minnesota at a regular meeting thereof h eld this d ay of , 2017. If applicable, th e writt en comments and recomm end ations of th e Commissioner of Transp ortati on and the County Highway Engineer ha ve be en recei ved by the City or th e prescrib ed 30 -day period has elapsed without rec eipt of such comm ents and rec ommendati ons, as pro vided by Minnesota Statutes, Section 505.03, Subdivision 2. City Council, City of Golden Valley, Minnesota By , Mayor By , Administrator/Clerk RESIDENT AND REAL EST ATE SERVICES, Hennepin County, Minnesota I hereby certify that th e ta xes pay able in 2017 and pri or y ears ha ve b een paid f or land describ ed on this plat, dat ed this day of , 2017. Mark V. Chapin, County Auditor SURVEY DIVISION, Hennepin County, Minnesota By: , Deputy Pursuant to MN. STAT. Section 383B.565 (1969), this plat has been approved this day of , 2017. Chris F. Ma vis, C ounty S ur vey or By: COUNTY RECORDER, Hennepin County, Minnesota I h ereby c ertify that the within plat of CA VANAUGHS MEADOWWO OD PARK SEC OND ADDITI ON was filed in this office this day of , 2017, at o'clock .M. Martin McCormick, County Recorder By: , Deputy Rehder and A ssociate s, Inc. VAN 101 NOISNVdX3 03S0dONd 0 0 II V32W 101 ONIXSVd ONIISIX3 N / /i / / /1 // / / / // / / /' / / //II / / / / / ARROWHEAD DRIVE / / / / / / / / I I / I , / /' / / / / / /// /// / / // '/(-, 1 1 n // 1 1 \ I// 7 /// / /// / // / I / /// // 111 --J / /,i% //11/ COD ZONE A A ..... /// / / /// // /// // 0 9 PARKING LOT EXHIBIT OSI, INC. — PARKING LOT ADDITION CITY OF MEDINA Issued I hereby certify that this plan was prepared by me or under m direct su ervision n t am a duly Licensed Prof i a E n n the laws of theStet of�1tr tneRE_ Date Reg No Rehder & Associates, Inc. Civil Engineers, Planners and Land Surveyors 3440 Federal Drive, Suite 110 • Eagan, Minnesota 55124 651-452-5051 • Fax: 651-452-9797 • email: info@rehder.com PROJECT NO.: 171-2445.017 DRAWING FILE: 2445017.DWG McDonald’s Page 1 of 4 August 8, 2017 Setback Variance for Trash Enclosure Planning Commission Meeting MEMORANDUM TO: Planning Commission FROM: Dusty Finke, City Planner DATE: August 2, 2017 MEETING: August 8, 2017 Planning Commission SUBJ: McDonalds – Setback variance for trash enclosure replacement - 822 Highway 55 Review Deadline Application Received: July 7, 2017 120-day Review Deadline: November 5, 2017 Summary of Request McDonald’s has requested a variance from the required setback in order to construct a trash enclosure and storage building to replace an existing enclosure and building which is being removed in connection with the construction of the County Road 116/Highway 55/Clydesdale Trail road project. The subject site is located at the northwest corner of Highway 55 and County Road 116 and is 2.24 acres in size. Hennepin County is attempting to acquire a portion of the property for roadway right-of-way in order to construct Clydesdale Trail in order to provide access for McDonald’s and Intercomp. The new street may also provide future access options for the two property owners to the west. The subject property includes the McDonald’s restaurant, including parking and a drive-thru. The existing storage building and trash enclosure is within the property Hennepin County is attempting to acquire for the construction of Clydesdale Trail. The northwestern 0.75 acres of the property is vacant and wooded. An aerial of the site can be found at the top of the following page. The Commercial-Highway (CH) zoning district requires: “all trash and material to be recycled shall be stored within the principal building, within an accessory structure, or within an enclosed outdoor area adjacent to the principal structure. The accessory structure or enclosed area shall be constructed of similar materials and have compatible architecture as the principal structure and shall abide by yard setback requirements.” The applicant has indicated that there is no location remaining which can meet setback requirements and also function for their operations if Hennepin County acquires the easement as proposed. The applicant proposes to relocate the enclosure and storage structure to the south of its existing location, northwest of the McDonald’s building. This location would meet property line setbacks, but would not meet the setback requirement from the right-of-way which is being acquired by Hennepin County. McDonald’s Page 2 of 4 August 8, 2017 Setback Variance for Trash Enclosure Planning Commission Meeting The proposed location of the replacement trash enclosure and storage structure is only 1.34 feet from the right-of-way that Hennepin County is attempting to acquire. The CH zoning district requires a setback of 25 feet from streets, resulting in a variance request to reduce the setback by 23.6 feet. The following table summarizes the proposed trash enclosure and storage structure location in comparison to the CH district standards: CH Requirement Proposed Street setback (new easement on west) 25 feet 1.3 feet Side Yard Setback (southern) 15 feet 15 feet CR116 Setback (east) 25 feet 193 feet Rear setback (north; superseded by street setback) 25 feet 76 feet As noted above, the proposed location would meet structure setbacks except for the fact the County is acquiring right-of-way for the extension of Clydesdale Trail. McDonald’s Page 3 of 4 August 8, 2017 Setback Variance for Trash Enclosure Planning Commission Meeting Variance Criteria Subd. 2 of Section 825.45 of the City Code establishes criteria which the City must find in order for a variance to be approved. The applicant describes how they believe these criteria are met within their narrative, which is attached for reverent. The criteria are following, along with potential findings provided by staff in italics: (a) A variance shall only be granted when it is in harmony with the general purposes and intent of the ordinance. Staff believes that the fact that the proposed location would meet setbacks but for the acquisition of right-of-way by the County supports the argument that the variance is in harmony with the intent of the ordinance. In addition, the addition of landscaping to minimize the visual impact of the enclosure and structure helps serve the purpose and intent of the ordinance. It should also be noted that the cul-de-sac would be removed when and if the road is extended further to the west in the future. At such time, some of the right-of-way could be vacated and the structure could come into compliance. (b) A variance shall only be granted when it is consistent with the comprehensive plan. Staff does not believe the variance would be inconsistent with the objectives of the comprehensive plan. (c) A variance may be granted when the applicant for the variance establishes that there are practical difficulties in complying with the zoning ordinance. Economic considerations alone do not constitute a practical difficulty. In order for a practical difficult to be established, all of the following criteria shall be met: (1) The property owner proposes to use the property in a reasonable manner. In determining if the property owner proposes to use the property in a reasonable manner, the board shall consider, among other factors, whether the variance requested is the minimum variance which would alleviate the practical difficulty and whether the variance confers upon the applicant any special privileges that are denied to the owners of other lands, structures, or buildings in the same district; Staff believes the property owner is proposing to use the property in a reasonable manner. The use is permitted in the district, as are trash enclosures. The variance would allow the enclosure and structure to be shifted to a location which meets setbacks, but for the acquisition of the right-of-way for the cul-de-sac. (2) The plight of the landowner is due to circumstances unique to the property not created by the landowner; and Staff believes that the fact of the County acquiring right-of-way in the location of the existing enclosure and structure and also acquiring property adjacent to other potential locations for the structure is fairly unique. These circumstances do not seem to be created by the landowner. (3) The variance, if granted, will not alter the essential character of the locality. Staff believes that the cul-de-sac will be used fairly limitedly, and that with appropriate landscaping, the character of the locality will not be altered. McDonald’s Page 4 of 4 August 8, 2017 Setback Variance for Trash Enclosure Planning Commission Meeting Staff Recommendation The Planning Commission should first invite public comment on the proposed variance. The City Council, in its role as the board of appeals and adjustments, will hold a public hearing on the variance at the September 5, 2017 City Council meeting, beginning after 7:00 p.m. at City Hall. Staff has provided potential findings related to the variance criteria above. If the Planning Commission finds that the criteria have been met, staff would recommend approval subject to the following conditions: 1) Except as modified by this approval, the Applicant shall construct the trash enclosure and storage structure as shown on the plans received by the City on 7/7/2017 and 7/31/2017. 2) The Applicant shall install landscaping, subject to approval of City staff, to minimize the visual impact of the trash enclosure and storage structure from the right-of-way. 3) The Applicant shall obtain a building permit within one calendar year of the date of approval or the variance approval shall be null and void, unless the Applicant requests and the City Council grants an extension. If the Planning Commission finds that the criteria been satisfied, the following motion would be in order: Move to recommend approval of the Setback Variance for McDonald’s for the replacement of the trash enclosure and storage structure based upon the findings in the staff report and subject to the conditions noted in the report. Attachments 1. Document List 2. Applicant narrative 3. Site Plan 4. Setback Exhibit 5. Plans Project: LR‐17‐212 – McDonalds Variance – Trash Enclosure Setback The following documents are all part of the record 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 documents are available for review upon request at City Hall. Documents Submitted by Applicant: Document Received Date Document Date # of pages Electronic Paper Copy? Notes Application 7/7/2017 7/7/2017 3 Y Y Fee Part of road project Narrative 7/7/2017 7/7/2017 6 Y Y Setback Exhibit 7/7/2017 7/7/2017 1 Y Y Plans 7/7/2017 7/7/2017 6 Y Y Enclosure Plans 7/31/2017 6/8/2016 1 Y N Mailing Labels 7/7/2017 7/6/2017 2 Y Y Documents from Staff/Consultants/Agencies Document Document Date # of pages Electronic Notes Legal Comments 7/17/2017 1 Y Building Official Comments 7/7/2017 1 Y Legal Notice 7/27/2017 8 Y 10 pages w/ list and affidavit Review Timeline Update 8/1/2017 1 Y Planning Commission Report 8/4/2017 4 Y 17 pages w/ attachments Public Comments Document Date Electronic Notes L A N D F O R M Narrative McDonalds USA LLC Site Improvements Narrative McDonalds USA LLC Site Improvements Narrative McDonalds USA, LLC Medina, MN L A N D F O R M July 7, 2017 Table of Contents Table Of Contents Introduction .................................................................................................................................................. 5 Variance ........................................................................................................................................................ 5 Summary ....................................................................................................................................................... 6 Contact Information ..................................................................................................................................... 7 MCD15292-Phase 3 July 7, 2017 Project Narrative 5 Introduction On behalf of McDonalds USA, LLC, Landform is pleased to submit this variance application to relocate the existing trash enclosure at McDonalds Restaurant located at 822 Hwy 55, Medina, MN. McDonalds is pleased to accommodate the County’s road improvements and will provide high quality improvements on the site. Variance Hennepin County is proposing to construct new right-of-way on the northern boundary of the property that wraps around to the northwest corner. The proposed road improvements will eliminate the entrance of the property on the eastern boundary of the site and re-locate the entrance on the new road to the north. A portion of the property on the northwest side of the site will also be taken by the County for the road improvements. The County will be completing the road and access improvements for the site. The existing trash enclosure is currently located on the northwest corner of the property however, the new configuration of the road and associated site entrance will require the enclosure to be moved slightly to the west. The new location will result in the trash enclosure being placed in the right-of-way setback. Section 838.1.05, Subd. 5 (CH Lot Standards) requires a 25-foot setback for all structures in the front yard. The proposed location of the new trash enclosure will be 1.34 feet from the right-of-way. Therefore, we are requesting City approval for a variance for a 1.34-foot setback where 25 feet is required. We have reviewed the request in accordance with Minnesota State Law and City ordinance standards in Section 824.45, Subd. 2, which provides standards for variances. Our application meets these standards as follows: a) A variance shall only be granted when it is in harmony with the general purposes and intent of the ordinance. The proposed variance is in harmony with the general purpose and intent of the ordinance. The relocation of the trash enclosure is in response to the new access road constructed by the County. The intent of the Ordinance is to provide uniformity. The new street provides access to the rear yard of McDonalds and adjacent properties, which have similar needs for the rear-yards of the businesses. The location of the trash enclosure in the setback is consistent with the intent to provide a consistent street frontage. b) A variance shall only be granted when it is consistent with the Comprehensive Plan. The proposed variance is consistent with the Comprehensive Plan. The accessory trash enclosure is essential to the operation of the McDonalds and cannot be placed in another MCD15292-Phase 3 July 7, 2017 Project Narrative 6 location on site. The trash enclosure’s location is only changing only slightly from the existing location. c) A variance may be granted when the applicant for the variance establishes that there are practical difficulties in complying with the zoning ordinance. Economic considerations alone do not constitute a practical difficulty. For a practical difficult to be established, all the following criteria shall be met: 1. The property owner proposes to use the property in a reasonable manner. In determining if the property owner proposes to use the property in a reasonable manner, the board shall consider, among other factors, whether the variance requested is the minimum variance which would alleviate the practical difficulty and whether the variance confers upon the applicant any special privileges that are denied to the owners of other lands, structures, or buildings in the same district; McDonalds is proposing to use the property in a reasonable factor and is requesting the minimum variance which would alleviate the practical difficulty. The County is taking land to construct a new road where the old trash enclosure was located and an alternative location is not practical for the operations of the restaurant. 2. The plight of the landowner is due to circumstances unique to the property not created by the landowner; and The circumstances of the variance are unique to the property and not created by the landowner. The County is constructing a new access road north of the site. If the County were not constructing this road and taking land, the trash enclosure would not need to be moved. 3. The variance, if granted, will not alter the essential character of the locality. The variance will not alter the essential character of the locality. The trash enclosure is already located on the northern edge of the property and will only be moved to accommodate the location of the new road. Summary We respectfully request approval of the variance to allow a 1.34-foot setback where 25 feet is required. MCD15292-Phase 3 July 7, 2017 Project Narrative 7 Contact Information This document was prepared by: Mary Matze Landform 105 South Fifth Street, Suite 513 Minneapolis, MN 55401 Any additional questions regarding this application can be directed to Sean Murphy at smurphy@landform.net or 612.638.0224 Landform and Site to Finish are registered service marks of Landform Professional Services, LLC.R R in collaboration with: McDONALD'S, USA LLC.McDONALD'S xMedina, MN 07.07.2017 ROW SETBACK EXHIBIT NORTH 030 LEGEND 20 SCALE ENLARGED PLAN1 M PREFINISH METAL z o 4 4 4 16" 4'- " 20" 6'-6" 13'-4" 5'-10" T/MASONRY WALL ) 10 ELEV. +8'-0" L111! i l TRASH CORRAL / ELECTRICAL TRASH CORRAL CITY COMMENTS CIVIL CHANGES CITY COMMENTS KITCHEN CHANGES PERMIT SET DESCRIPTION 9 2 i^ I��WWii T/PARAPET �� CO.O ALUM. i / 1 1' FLASHING CAP (2) 2X8 TOP PLATE W/ BLOCKING O. " C000.0 \ / 4" �� ALUM. $ D I-1 ---r0 ---- - / / ELEV. + 6'-4" 1 U I II \ \ SEE DWG, S4.0 FOR ADDITIONAL INFORMATION INS 1/2"DIA. ' I BOLTS ®A32"HOR O.C. ■ 4 L II -----1-. M - \� v p 12'-8" �� \o \� ����■ I ® V V N ���� 1®��®®�� v DOI R F GATE - SEEV TAIL 9/C0.0 / ® Ai' �, L V p ° PB ��1'•� ®®® �• DS 8"SPLIT FACE v V \ ill i i i i i i CMU BLOCK BY ANCHOR BLOCK, COLOR TO BE 'CONCORD RED' OR EQUAL MORTAR P4620 'ROOTBEER' BY PRISM PIGMNETS OR EQUAL REINFORCE W/ #5'S 0 & 0 48"R O,C, END, O I DUROWALL REINFORCED ® 16"C Q. \\\\\\\\ vp \ J i L \ \p r °\ �� J 1— p 5 CONCRE E SLAB OVER 6 GRANULAR FILL. REINFORCE \ KEY FRONT ELEVATION NOTES: \ SLAB W/ 6x6 -`W1.4 x W1.4 \ 2 0 HOLLOW METAL DOOR - D GATE POST - SEE DETAILS \Q \ \ p WWF(TYP. 0TRASH CORRAL) d \ CO.0 1/4 =1 —O L�I� A" SPUR FACED CMU BY METAL - PAINT TO MATCH BENJAMIN (2) N" SIDE GATE POST MOORE 'BOSTON BRICK' (1) 8" CENTER GATE POST \ \ TRASH CORRAL �; V - R \ 6 y111 ANCHOR BLOCK, COLOR C UNA-CLAD RN-CLACOPING BY FIRESTONE 2092-30 OR EQUAL e \ \ \I ° Q ® v ° V \ \ CO.O TO BE 'CONCORD RED' ALUM ANNODIZED OR EQUAL (CLEAR ALUMINUM COIL) OR EQUAL pB -REFILISHED DOWNSPOUT PIPE BOLLARD - PAINTED DS - COLOR TO MATCH YELLOW SURROUNDING MATERIAL '0.' L''', ^ 0 \ \ 0 0 `� \ < 0 `� M o a \ "STORAGE \ p ,; o� \ \ SHED \ 4" CONCRETE SLAB OVER 6" 04 i v� \ LL LL' m m < ce 5 \ E `^� p \ a GRANULAR FILL. REINFORCE v p E o a w a \ 4 .I f� T/MASONRY WALL m ELEV. +8'-0" CELLSB EN W/FILL GROUT,CK LAP BARS 24" �' I 5" CONCRETE SLAB FINISHED GRADE OR PAVEMENT 'n CO. r. \ \ p SLAB W/ 6x6 - W1.4 x W1.4 a a w CO. I LJ T/PARAPET \ WWF X 12 D .0 (TYP. 0 §STORAGE SHED) • ap \ // II ALUM $ PREPARED BY: I hereby certify that this plan, specification or v report was prepared by me or under my direct z `o supervision d that I am a duly registered igm $g • ARCHITECT under the laws of the State of MINN TA =m _ eprese t'VdrPFTr?— ayy DESIGN Architecture, Inc. Signature IAN ROBERT JOHNSON u'os� 08/05/20 18050 CEs�o. A Dale Registration Number \ ® 24-07617., \ Q p a ^ \ I I I I ELEV. + 6'-4" p t^ p a \ I I AS APPLICABLE \ \ a p . a EQ. 6'-4 6'-4" EQp I 1 I I 9 \ a \/ / / { J. I b Q g I I , o I- — ■I E FOUNDATION o, a \ a p Q 1 1 I \ V BI v V 4 \ l 1 I. , f f \ ° V V \ I I \ p \4 8 6v p \ I 1 1- T :f 1 - I I I -111-111 11=111=111=1I ® WALL -SEE PLAN w rc ��pp v v v�. I \4PAREy---_-J Lam -� vJ \ N\\\\\\\\\\\\\\ \\\\\\\\\\\\\\\\\\\\\\\\\\\\\\ °S REAR ELEVATION FOOTING -SEE E PLAN m It, J 3 6 TYPICAL WALL SECTION 33'-0" 20" x 10" CONT. CONCRETE FOOTING W/ (2) #4 CONT. 3 CO.O 3/4 = 1 —O CO. BARS NOTE: T/MASONRY WALL ������ ELEV. +8'-0"$ ST/MASONRY ELEV. +8'-0" WALL -{ I I I I° - I I I I. - 1 1" NIPPLE ii � 1 16 GA. SHEER 1. HOLLOW METAL DOOR SHALL BE �— ������■ T/PARAPET 1 L. I I. } 4' -0"X7' -0"X 1 3/4" WITH FRAME, ___ $T/PARAPET 1 'I 1 THRESHOLD, CONTINUOUS HINGE, ®�®_®®®�®®®®®�®®I ELEV. + 6'-4" ELEV. + 6'-4" c I I 1 -I LEVER HANDLE AND STOREROOM ®�®_®®i®i®®®®®®■ - _ {. I I - I I -_ I I I' LOCKSET 1 1 1 1 1 1 1 1 1 1 1 -' : WELDED PLATE COLLARS TO " METAL ATTACH TO WOOD PANELS AS REQ'D 1/2" STL. PLATE 2. INCANDESCENT LIGHT FIXTURE SHALL BE WIRE GUARD, 40 FURNISHED.SEMORE 0®®■■li����®®�®®®■ 1 -I I I I I I: I WATT LAMP,AND SURFACE MOUNT. •®ice®®�®�®®�®��® I I I I I I I ` PASS & -#44 OR LIGHTING ®®®®®®�®�®®��®®■ 1 1 f 1 1 1 - r 1 1 LTD MG -1 f a -#1742-2000 ®®®®r■®®®®��®®®�■ PB E r` I I I Ds \ 1 _ 3�4" CANE BOLT 1 TRASH ENCLOSURE PLAN W/ SHED M J CM M �'/ 4" HOOK 7 BOLT DETAILS T01/2FRAME� 4 LEFT SIDE ELEVATION 5 RIGHT SIDE ELEVATION co.o 1/4" 1' O" CO.0 1/4"=1'-0" CO.0 1/4"=1'-0" CO.0 NOT TO SCALE TYPICAL FLAT ROOF CONSTR METAL AREA COLLAR TO FIT OVER 6"0 POST GREASE BETWEEN POST AND HINGE SEE ROOFING NOTES PREPARED FOR: ©2014 McDonald's USA, LLC Q - 8 McDonald's USA, LLC These drawings and specifications are the confidential and proprietary property of McDonald's USA, LLC and shall not be copied or reproduced without written authorization. The contract documents were prepared for use on this specific site in conjunction with its issue date and are not suitable for use on a different site or at o later time Use of these drawings for reference or example on nether proa project requires the se rvices s of properly licensed architects and engineers. eers Reproduction of the contract documents for reuse on another project is not authorized. 24 GA. GALV. METAL CAP SNAPPED OVER CONT. MTh. 3/4" EXT. GRADE PLYWOOD SLOPE 1/4" PER FOOT Milt_ & AT BACK, 0LOPET & NAILED AT BACK, SLOPE ,i 2x 4 NAILER t" WELD /_/ r TO FRAME 1610 -BL G�RCEASE FITTING, TOWARD ROOF. (AS SHOWN) ,VIII CONTINUOUS 2X8 RIM JOIST • 1/2"DIA. ANCHOR BOLTS 0 32" O.C. DOUBLE ix 6 OVER WII I � T/BLOCK 4" CONC. BLOCK (TYP. DRILLIT& \ TAP HOLE 6 ) RIPPED 2x12 ROOF r ELEV. +8'-0" DOOR ONLY • n _ _ - 2x 4 NAILER (TYP. OF 3) " JOISTS AT 24" O.C. /' CONTINUOUS 2x12 i . -- PRE -FINISHED MTh. GUTTER & DOWNSPOUT BY G.C. 10 FASCIA BD. (2) L 3-v2x 4"x 3/16 LLV ® L ANGLE FRAME & DIAG. BRACES (GRIND - WELDS & CORNERS SMOOTH) PAINT W/2 COATS RUSTOLEUM. ALEMITE 1610 -BL HYDRAULIC GREASE FITTING TYP 6 ( PL) ` m\ ' o 1110 RIM JOIST " CONT. SEALANT (TYP.) DOOR ' 20 4 NAILER (TYP.) M, @p\ BOND BEAM W/ (2) #5'S (NP.) ,Il, CONT. 2x 8 TOP PLATE DOUBLE AT PERIMETER ' I ( l T 7T l I �nnnn (-- TREX BOARD- COLOR �� 12 HINGE METAL COLLAR POST, BOLT TOP DETAILS TYP. WELD BOTTOM COLLAR TO COLLAR TO GUARD POST 111_I II, 8" SPLIT FACE CMU BLOCK BY `` Jl i, l : TO MATCH FIELD COLOR OF BLDG. ANCHOR BLOCK, COLOR TO BE 9 DOOR HEADER i CO.O NOT TO SCALE I IG� 'CONCORD RED' OR EQUAL MO RTAR P4620 'ROOTBEER' BY S OR PRISM EQUAL CO.0 3/4 _1 —0 DRAWN BY PSH STD ISSUE DATE 2015_07 REWEY/ED BY KD DATE ISSUED 03/08/16 SITE ID SITE ADDRESS 022-0088 1245 PAUL BUNTON DR. NW, BEMIDJI, MINNESOTA RD#18022 W/ REINFORCEMENT ®16 0.C. VERTICAL MAN DOOR LATCH-Z.1-7' ATCH �i y7 -) i In SLOPE TOP , m 3 e TITLE 2015 STANDARD BUILDING 45114- WOOD/WOOD DESCRIPTION WOOD BEARING WALLS W/BRICK EKTERIOR FINISH WOOD ROOF TRUSS FRAMING CULTURED STONE. EXTERIOR FINISH ARCADE/ENTRY #5 VERT. BARS ®48" O.C. AND ®EA. JAMB SEE PLANS SEE 1/C0.0 1/2" COMPRESSIBLE JOINT FILLER Ilx EXPANSION JT. SLOPE PER CONC. SLAB CO.O SEE 1 C0.0 ° a a ° ° W TYP. Fl 00K SLAB CONSTR. , FIRISHED GRADE ARCH. t , SEE PLAN OR PAVEMENT AS 111 APPLICABLE ° , . _ �' , �.. a m CONC. SPLASH BLK. • m. 11� 4 mN �� i� o 6" DIAM. LS' CONC. 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O " TRASH CORRAL ° ° °, 5 ' ` 8 SECTION 10 SECTION AT TRASH ENCLOSURE STOOP 11 TYP. GATE DETAIL CO.O 3/4»=1 —0 CO.O N.T.S. CO.0 1/2"-1 —O CO.O 1"=1 —0 C0.1 MEDINA, MN McDONALD'S USA, LLC. MEDINA, MINNESOTANORTH NO SCALE AREA LOCATION MAP ABBREVIATIONS SYMBOLS SYMBOL DESCRIPTION DESCRIPTIONSYMBOL EROSION CONTROL SYMBOLS DRAWING SYMBOLS SITE/UTILITY CONTACTS OWNER LEGAL DESCRIPTION BENCHMARK 12 2 CITY PLANNER PUBLIC WORKS DIRECTOR LANDFORM 105 SOUTH FIFTH AVENUE, SUITE 513 MINNEAPOLIS, MN 55401 TEL 612-252-9070 FAX 612-252-9077 CONTACT: STEVE SABRASKI PROJECT CONTACTS CIVIL ENGINEER LANDFORM 105 SOUTH FIFTH AVENUE, SUITE 513 MINNEAPOLIS, MN 55401 TEL 612-252-9070 FAX 612-252-9077 CONTACT: ERIC LINDGREN SURVEYOR NEWEXISTING DESCRIPTION DESCRIPTION McDONALD'S USA, LLC. 1650 WEST 82ND STREET #900 BLOOMINGTON, MN 55431-9888 TEL (952)-300-5504 CONTACT: CARTER MANN DESCRIPTIONSHEET NO. CIVIL & LANDSCAPE TITLE SHEET EXISTING CONDITIONS DEMOLITION SITE PLAN GRADING, DRAINAGE, PAVING & EROSION CONTROL CIVIL CONSTRUCTION DETAILS CIVIL / LANDSCAPE SHEET INDEX & REVISION MATRIX C0.1 C1.1 C1.2 C2.1 C3.1 C7.1 07.07.17X X X X X X SHEETS ISSUED BY ISSUE / REVISION DATE4'8+'9'&$;&4#90$;56#6'07/$'4/E&10#.&>575#..%4'8 4'8+5+10*+5614;1((+%'#&&4'555*''60#/'24161+557'&'4'8+'9'&0#6+10#.07/$'4''+557'&%+6;5*''601564''6#&&4'5556#6'%1706;%'46+(+%#6+10 PROJECT NO. FILE NAME:LANDFORMc2017MCD15292-3 0 1 6 (1 4 %1 0 5 6 4 7 %6 +1 0 Landform and Site to Finish are registered service marks of Landform Professional Services, LLC.®® 55 55 SITE C1.1 EXISTING CONDITIONS 4'8+'9'&$;&4#90$;56#6'07/$'4/E&10#.&>575#..%4'8 4'8+5+10*+5614;1((+%'#&&4'555*''60#/'24161+557'&'4'8+'9'&0#6+10#.07/$'4''+557'&%+6;5*''601564''6#&&4'5556#6'%1706;%'46+(+%#6+10 PROJECT NO. FILE NAME:LANDFORMc2017MCD15292-3 0 1 6 (1 4 %1 0 5 6 4 7 %6 +1 0 Landform and Site to Finish are registered service marks of Landform Professional Services, LLC.®® NORTH 03060 SITE PLAN NOTES C2.1 SITE CONSTRUCTION NOTES ZONING AND SETBACK SUMMARY 4'8+'9'&$;&4#90$;56#6'07/$'4/E&10#.&>575#..%4'8 4'8+5+10*+5614;1((+%'#&&4'555*''60#/'24161+557'&'4'8+'9'&0#6+10#.07/$'4''+557'&%+6;5*''601564''6#&&4'5556#6'%1706;%'46+(+%#6+10 PROJECT NO. FILE NAME:LANDFORMc2017MCD15292-3 0 1 6 (1 4 %1 0 5 6 4 7 %6 +1 0 Landform and Site to Finish are registered service marks of Landform Professional Services, LLC.®® NORTH 02040 n�n�n�n�n�n�n�n�n�n� n�n� n�n� n�n� n�n� C 3 . 1 G R A D I N G N O T E S P A V I N G N O T E S E R O S I O N P R E V E N T I O N A N D S E D I M E N T C O N T R O L N O T E S L E G E N D n�n�n�n�4 '