HomeMy Public PortalAbout04-13-2021 Planning Commission PacketMEDINA
PLANNING COMMISSION AGENDA
TUESDAY, APRIL 13, 2021
7:00 P.M.
Meeting to be held telephonically/electronically
pursuant to Minn. Stat. Sec. 13D.021
Call -in Information: 612-517-3122 (Conference ID 380 986 960#)
Electronic access (via Microsoft Teams): link available at https://medinamn.us/pc
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 — Stelter Enterprises LLC — 500 Hamel Road —
Concept Plan Review for 17 -unit villa development —
PID 1211823310048
6. Approval of February 9, 2021 Planning Commission Minutes
7. Council Meeting Schedule
8. Adjourn
POSTED AT CITY HALL April 9, 2021
MEMORANDUM
TO: Mayor Martin and Members of the City Council
FROM: Dusty Finke, Planning Director
DATE: April 1, 2021
SUBJ: Planning Department Updates — April 6, 2021 City Council Meeting
Land Use Application Review
A) Townhome PUD Concept Plan —1432 County Road 29_ Medina Townhome
Development LLC has requested review of a Planned Unit Development (PUD) Concept
Plan for development of 24 townhomes east of Baker Park Road, north of Highway 12. The
Planning Commission held a public hearing at the February 9 Planning Commission
meeting and the Council reviewed on February 16 and March 16. The applicant has made
some adjustments and is seeking additional Council comments on April 20.
B) Reserve of Medina 3rd Addn Final plat — south of Hackamore Road, east of CR116 —
Pulte Homes has requested final plat approval for the final 31 lots in the Reserve of Medina.
Review is underway, and the City Council will review when complete, potentially at the
April 20 meeting.
C) Ditterswind Final Plat — 2032-2052 Holy Name Drive — Tom and Jim Ditter have requested
final plat approval of a 5 -lot subdivision. The City granted preliminary plat approval during
the fall of 2020. Staff is conducting preliminary review and will present to the City Council
when complete, potentially at the April 20 meeting.
D) 500 Hamel Road Concept Plan — 500 Hamel Road — Stelter Enterprises LLC has requested
review of two concepts for 19 villas or 30 twinhomes at 500 Hamel Road. Staff is
reviewing and will present for a public hearing when complete, potentially at the April 13 or
May 11 Planning Commission meeting.
E) Pioneer Trail Preserve — 2325 Pioneer Tr. — James and Melissa Korin have requested a 3 -
lot subdivision of a 40 -acre parcel. The applicant has indicated that they intend to change
the lot alignment originally submitted, so staff will await updated documents and schedule a
public hearing when complete, potentially at the April 13 meeting.
F) M/I Homes Comprehensive Plan Amendment —1400 Hamel Road — M/I Home has
requested a Comprehensive Plan Amendment to change the future land use from Business to
Medium Density Residential and submitted a concept plan review for a potential
development of 78 townhomes. The applicant has not completed the application, and a
public hearing will be scheduled when complete, potentially at the May 11 meeting.
G) Holy Name Lake Estates Final Plat — north of County Road 24, northwest of Holy Name
Lake - JD Dossier Holdings LLC has requested final plat approval for a six -lot rural
subdivision on 90 acres. The City Council granted final plat approval at the March 16
meeting. The developer intends to start construction in July.
H) Meadowview Commons 2"d Addition Final Plat — south of Meander Rd, west of Jubert Tr —
US Home Corporation (Lennar) has requested final plat approval for development of the
remaining 83 townhome lots in the project. The initial 42 townhome lots were approved in
November 2020. The City Council granted final plat approval at the March 16 meeting.
Staff will work with the applicant to finalize the conditions of approval.
I) Weston Woods Preliminary Plat and PUD General Plan — east of Mohawk Drive, north of
Highway 55 — Mark Smith (Mark of Excellence Homes) has requested a Preliminary Plat
Planning Department Update
Page 1 of 2 April 6, 2021
City Council Meeting
and PUD General Plan for development of 76 twinhomes, 42 single-family, and 33
townhomes on the Roy and Cavanaugh properties. The City Council adopted documents of
approval at the January 5 meeting. Staff is coordinating permitting for construction of
Chippewa Road and will await final plat application.
J) Cates Ranch Comp Plan Amendment and Rezoning — 2575 and 2590 Cates Ranch Drive —
Robert Atkinson has requested a change of the future land use from Future Development
Area to Business, a staging plan amendment to 2020, and a rezoning to Business Park. The
application is incomplete for review, and the City has requested additional materials.
K) Adam's Pest Control Site Plan Review, Pre Plat, Rezoning — These projects have been
preliminarily approved and the City is awaiting final plat application.
L) Johnson ADU CUP, 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.
M) Hamel Haven subdivision — These subdivisions have received final approval. Staff is
working with the applicants on the conditions of approval before the plat is recorded.
Other Projects
A) Open to Business — staff met with the new staff member from Metropolitan Consortium of
Community Development (MCCD) who will be available for technical assistance for local
business owners and entrepreneurs.
B) Arrowhead Drive/Highway 55 improvement project — WSB has received comments from
MnDOT and is working on final plans. WSB intends to request authorization to bid the project in
May.
C) Diamond Lake Regional Trail — Staff prepared a newsletter article and mailing for the
additional public engagement on the northern routes.
D) Chippewa Road permitting — Staff is putting together the permit application for the wetland
impacts for Chippewa Road. As discussed during review of the Weston Woods project, the City will
be responsible for obtaining permits and ultimately for costs for mitigation if the project is
constructed by the developer.
Planning Department Update
Page 2 of 2 April 6, 2021
City Council Meeting
MEDINA POLICE DEPARTMENT
600 Clydesdale Trail
Medina, MN 55340-9790
p: 763.473.9209
f: 763.473.8858
non -emergency: 763-525-6210
MEMORANDUM Emergency g.,_,
TO: Mayor and City Council
FROM: Jason Nelson, Director of Public Safety
DATE: April 1, 2021
RE: Police Department Updates
April 1, 2021, marks the one-year anniversary of me being named the Director of Public Safety for
the great city of Medina (this is not an April Fool's joke either). This past year has flown by in the
blink of an eye. Taking over for an icon like Chief Belland was not easy, as those were/are very big
shoes to fill. I am honored and blessed that I was chosen to lead this department's great men and
women. As always, I will give it my all to do the right things to ensure the level of service is
professional and the community is treated with dignity and respect. Again, thank you all for
entrusting me with such an important position.
On March 28, the Derek Chauvin trial started and the operations that involve safety and security are
in place. Everyday there have been some marches and protests that mainly have been in
Minneapolis and St. Paul. To date there have been very minor issues. Our staff members that are
assigned to the West Command Mobil Field Force (WCMFF) team continue to meet and train with
other personnel from Hennepin County. I continue to monitor daily situational awareness bulletins
and will keep council aware of any issues as they pertain to the west metro. Officers have all been
advised that we are not approving any vacation requests in the Month of April through at least the
second week in May to be prepared as the trial goes through jury deliberations and the verdict.
Over the past two weeks we have been getting busier with overall calls. We are seeing an uptick in
medicals, mental health calls for service, traffic complaints, narcotic overdoses, impaired drivers,
and speeding. We have seen an increase in speeds as has the entire state. We have stopped
numerous cars on Hwy 55 traveling in the mid -80s with the highest speed this past two weeks being
126 miles per hour. That was an 18 -year male who had two passengers. Officers have been busy
working with public works employees looking for and enforcing the seasonal weight restrictions.
Our departments work great together and with the public works employees having radios, this has
acted as a force multiplier as we have limited staff on in the morning when we generally see most
overweight violations.
I am very excited in anticipation of the council approving the hiring of Officer John Vinck. Our
department is in definite need of the 11 th officer position. This will take the load off many officers
and allow for vacations and much needed time off without affecting the other officer shifts to cover
for those on vacation. This has been something our agency has struggled with because we operate
with three officers on a team who work 7 am to 3 pm, 3 pm to 3 am, and 7 pm to 7 am. So, when an
officer takes vacation, we lose the 3 am to 3 pm shift and the others may have to work a different
shift to cover the hours. So not only do we affect the sleep patterns of officers who must move up
and down to cover the shifts, we also lose the additional officer who is the backup on calls, so our
officers must rely on other departments to assist if they are available, or they are forced to take calls
with no backup.
Patrol:
Patrol updates 03/11/2021 through 03/30/2021
The following are updates of Patrol Officers between March 11, 2021 and March 30, 2021. Officers
issued 46 citations for various traffic offenses, 87 warnings, responded to 3 property damage
accidents, 2 personal injury accidents, 18 medicals, 12 suspicious activity calls, 8 assists to other
agencies, and 6 welfare checks.
On 03/12/2021 officers were dispatched to a theft of alcohol at Liquor Depot located in the 4300
block of Highway 55. The suspects were last seen eastbound on Highway 55. Officer later located a
vehicle matching the suspect description leaving the Target lot and stopped the vehicle on Highway
55. Numerous bottles of unopened alcohol were found in the vehicle along with a large amount of
clothing with store tags still affixed. Alcohol was found to have been stolen from Liquor Depot and
the Target liquor store. Charges are pending.
On 03/13/2021 at approximately 0843 hours officer stopped a vehicle driving 95 mph on Highway
55. Driver was found to be intoxicated and placed under arrest for DWI.
On 03/15/2021 officers responded to two separate vehicles in the ditch and one accident related to a
snowstorm. Officers are hopeful this is the last snow event before spring.
On 03/16/2021 officer was dispatched to a reported burglary at an unoccupied new home in the 1900
block of Homestead Trail. The homeowner reported seeing a male on a doorbell camera walking
around the house and checking door handles on the home. No entry was made at the residence. A
suspect has since been identified.
On 03/18/2021 at 2355 hours officer stopped a vehicle for failing to maintain its lane. Driver was
found to show signs of impairment and was placed under arrest for DWI. A blood search warrant
was obtained, and a blood sample was received and sent to the BCA for analysis. Charges are
pending the blood results.
On 03/20/2021 around 0100 hours officers were dispatched to multiple reports of shots being fired
south of Loretto. As officers arrived and were checking the area additional shots were heard.
Officers were able to track down the shots to a property off Maple Street where a person or persons
on the property were found to have been shooting a handgun and AR15 rifle in a wooded area.
Charges are pending on one person for violating the discharge of a high-powered firearm in Medina.
On 03/20/2021 our department received an extra patrol request in the parking lot of Woodridge
Church. It was reported that people are believed to be having sexual relations in a vehicle in the
parking lot. Later that night around 2300 hours an officer checking the lot found a vehicle in the lot
occupied by a male and female who admitted to just had relations and discarding items in the
parking lot afterwards. The officer requested the subject pick up the discarded items and not to
conduct their private business in such places.
On 03/20/2021 officer stopped a vehicle on Highway 55 for excessive speed, 80 mph in a 55 -mph
zone. Driver showed signs of impairment and was subsequently arrested for DWI. Driver submitted
to a breath test which showed result of .17. Driver was issued a citation for DWI and released to a
sober party.
On 03/22/2021 at 1626 hours an officer was dispatched to a personal injury accident involving a
vehicle and bicycle. It was determined that a bicycle made a left turn in front of a vehicle
approaching from behind and was struck by the vehicle. The bicyclist sustained minor injuries.
On 03/24/2021 five officers attended driving school and PIT refresher at the Minnesota Highway
and Safety Research Center in St. Cloud. Officers attended an evening course which included
emergency driving in low -light conditions. All officers successfully completed the training.
On 03/24/2021 at 0036 hours officers were dispatched to a report of garbage cans on fire in the 1600
block of County Road 24. Officers and Fire Department arrived to find trash cans out at the end of
the drive were on fire. The cans were extinguished quickly. It was believed oily rags may have
started the fire through spontaneous combustion.
On 03/26/2021 at 2143 hours officer was dispatched to a suspected drug overdose in the 200 block
of Lythrum Lane. Upon arrival officer learned that a 20 -year -old male admitted to using cocaine
and was now having chest pain and numbness in his arms. North Ambulance arrived and checked
on the patient and found nothing life threatening. The subject refused transport and turned over
suspected narcotics to the officer.
On 03/26/2021 officer was eastbound on Highway 55 and observed a vehicle westbound at extreme
high rate of speed. Officer activated radar which showed the vehicle at 126 mph before going past
the officer in the opposite direction. Officer was able to catch up to and stop the vehicle which was
found to be an 18 -year -old who admitted it was "reckless of him" what he did. Driver was cited for
speed with endangerment.
Investigations:
Investigating an attempted burglary at an unoccupied residence. The victim has a security system
that was able to capture a picture of the suspect's face. The suspect did not enter the residence, and
nothing is missing. A neighboring agency had contact with the same suspect a few days later, who
has now been positively identified. I advised the victim of our findings and they were satisfied with
the outcome of our investigation.
Assisted Hennepin County Child Protection with interviewing a parent and child involved in a child
neglect report. Parties have been offered services through the county.
Attended our annual EVOC/PIT refresher training at the MN Highway Safety and Research Center.
There are currently (5) cases assigned to investigations.
MEDINA
CITY OFFICE
2052 County Road 24, Medina, MN 55340.9790
ADMINISTRATION 1 PLANNING & ZONING PUBLIC WORKS
p: 761.471-4643 v 763.473.9359
MEMORANDUM
TO:
FROM:
DATE:
MEETING:
SUBJECT:
Mayor and City Council
Steve Scherer, Public Works Director
March 31, 2021
April 6, 2021
Public Works Update
STREETS
• Seasonal weight postings remain in place. As always, a few trucks sneak through
but the majority understand Medina's commitment to preserving our streets.
• Crack sealing has begun. This year we plan to crack seal and seal coat Pioneer
Trail.
• Derek Reinking and I will be assessing the condition of all the streets in the
upcoming months to develop an updated pavement maintenance plan for the next
few years.
• Street material bids are in your packet for approval. Paving seems to be at the
same rate as last year and the aggregate rates are very similar.
• Hackamore Road is showing significant signs of deterioration this spring because
of the heavy truck traffic to the Ravinia Development.
• Public Works is awaiting pavement corings for Tower Drive West and Shire
Drive. Both are commercial streets. We need to evaluate the current street
sections and begin feasibility planning for their repair. I am concerned because of
the heavy truck traffic and the lack of information on these streets. I am equally
as concerned about parking and runoff from Tower Drive into the Elm Creek. We
always look to improve water quality when an opportunity presents itself. Both
streets are in the CIP for an overlay this season.
WATER/SEWER/STORMWATER
• Public Works is devoting time to clean and inspect all the water valves in the city.
At this point we are about 1/3`d complete.
• I am looking into options for cleaning our filter media at the water treatment
plant. This is a new process with the potential to save the city some money. I am
currently waiting for references. This is a new process and I will thoroughly
evaluate the details.
PARKS/TRAILS
• Spring Cleanup in the parks will begin the next week. I expect the parks to be in
full swing within a month or less.
1
" L i s a D e M a r s a n d I a r e w o r k i n g w i t h T h e E n c l a v e H O A a n d a l o c a l B o y S c o u t
T r o o p t o c o o r d i n a t e t h e r e f o r e s t a t i o n p r o j e c t i n H a r r i e t ' s W o o d s . T h e S c o u t s
s u r v e y e d t h e a r e a l a s t w e e k a n d a r e i n t h e p r o c e s s o f c o m p l e t i n g a p r o p o s a l t o
p l a n t t h e t r e e s . P a r t n e r i n g w i t h t h e S c o u t s w i l l e n a b l e t h e m t o w o r k t o w a r d s a
5 0 t h A n n i v e r s a r y E n v i r o n m e n t a l P r o t e c t i o n A g e n c y A w a r d , t h e y a r e v e r y
m o t i v a t e d a n d e x c i t e d t o b e i n v o l v e d . A t t a c h e d y o u w i l l f i n d a b r i e f e x p l a n a t i o n
o f t h e a w a r d .
M I S C E L L A N E O U S
" N e w l y h i r e d P u b l i c W o r k s M a i n t e n a n c e T e c h n i c i a n N i c k Z u m b u s c h h a s b e g u n
h i s c a r e e r a t M e d i n a .
" T h e b r u s h p i l e h a s b e e n c h i p p e d a n d r e m o v e d . P u b l i c W o r k s h a s a l s o t u r n e d o v e r
a l l t h e c o m p o s t t o a c c e l e r a t e t h e d e c o m p o s i t i o n o f t h e m a t e r i a l . T h e r e i s s o m e
g o o d c o m p o s t f o r r e s i d e n t s w h o a r e r e a d y t o s t a r t t h e i r g a r d e n p r o j e c t s .
A t t a c h m e n t :
" B o y S c o u t s o f A m e r i c a 5 0 t h A n n i v e r s a r y E n v i r o n m e n t a l P r o t e c t i o n A g e n c y
A w a r d P r o g r a m D e t a i l
2
f
Agenda Item: 5
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, Planning Director
DATE: April 7, 2021
MEETING: April 13, 2021 Planning Commission
SUBJ: Stetler Enterprises LLC— 500 Hamel Road — Concept Plan Review —
Public Hearing
Summary of Request
Stetler Enterprises, LLC has requested review of a concept plan review for development of a 17 -
unit villa project at 500 Hamel Road. The subject property is located north of Hamel Road,
across from Elm Creek Drive. The property is approximately 6.7 acres in size (4.9 net acres), is
currently vacant and guided and zoned Uptown Hamel. The northern portion of the site slopes
down to a wetland, and the western portion of the site includes a stormwater pond which was
constructed by the City to treat stormwater from the site and property to the west.
Rainwater Nature Preserve is located east of the site, with the rest of Uptown Hamel to the east.
Single family homes are located to the south, with fourplexes to the southwest. The property to
the west includes warehouse uses. An aerial of the site and surrounding property can be found
below.
Purpose of Concept Plan Review
Concept plan reviews are encouraged for new development within Uptown Hamel. According to
Section 825.63 of the City Code: "Concept plan review serves as the basis for informal
conceptual discussion between the city and the applicant regarding a specific land use proposal.
It is designed to assist the applicant in preparing a formal land use application for the city's
consideration. The purpose of the concept plan review is to identify significant issues, suggest
design considerations and discuss requirements of the city's official controls."
Comprehensive Plan/Zoning
The subject property is guided Uptown Hamel in the Comprehensive Plan and zoned Uptown
Hamel (UH). The purpose of the Uptown Hamel district is "to create a distinctive Uptown
Hamel area that is an attractive, pedestrian -friendly, mixed -use town center, by using building
facades, porches, walkways, landscaped plazas, lighting, signage, landscaping and parking to
blend retail, office, higher -density housing, specialty shops, and gathering spots into a unified
and viable community."
Uptown Hamel allows commercial development, residential development with a net density
between 4-20 units/acre or a combination of commercial and residential development.
Proposed Site Layout
The concept proposes 17 single -level villa units accessing a private road which would loop
through the site. The villas along Hamel Road would have front entrances and porches toward
Hamel Road with rear loaded garages. The villas north of the private road would likely have
their front entrances toward the center of the site with patio/decks to the north.
The site includes approximately 4.9 net acres and requires a residential density of 4-20
units/acre. This would equate to a minimum of 20 units on the subject property. The western
1.5 acres of site is a stormwater pond and filtration basin that treats stormwater from a broader
area to the west in addition to the subject site. The subject site accounts for less than 20% of the
total drainage area to the pond, so staff believes it is reasonable to subtract a significant portion
of the pond area from the net acreage since it reduces the usable portion of the site to treat water
from other properties. If the Planning Commission and Council agree, this would result in the
net acreage of the site being reduced to 3.85 acres. To meet the minimum density of 4 units/acre,
a minimum of 16 units would then be required.
The Uptown Hamel district requires buildings to be set closer to the street with parking behind
the building. In this case, there is a 30 foot wide Metropolitan Council sewer main easement
north of Hamel Road. This easement prevents the buildings from being located closer than 30
feet to Hamel Road. Staff believes the existence of the sewer easement creates a practical
difficulty in meeting the maximum 10 -foot setback and would justify either a variance or
otherwise providing a deviation from the requirement.
Stelter Enterprises — 500 Hamel Road Page 2 of 7 April 13, 2021
Concept Plan Review Planning Commission Meeting
UH Requirement
Proposed
Minimum Lot Area per Dwelling
2904 s.f.
9865 s.f.
Maximum Lot Area per Dwelling
10,890 s.f.
12,555 s.f. (or 9865 s.f. after
subtracting 80% of pond area)
Minimum Lot Size
N/A
5650 s.f.
Minimum Lot Width
N/A
55 feet
Minimum Lot Depth
N/A
106 feet
Min. Front Yard Setback
0 feet
25 foot (internal street)
40 feet (Hamel Rd)
Max. Front Yard Setback
10 feet
40 feet (Hamel Rd)
Rear Yard Setback
As necessary
140 feet
Side Yard Setback
8 feet (or 0)
8 feet
Max Height
50 feet
Approx. 20 feet
Max. Hardcover
90%
Not provided
Architectural Design
The applicant proposes to sell finished lots to a couple of builders and does not have specific
building plans at this time. The applicant has provided conceptual building elevations for the
units facing Hamel Road, which are included in their narrative.
The Uptown Hamel district includes the following architectural requirements. Staff believes that
the standards generally contemplate commercial and multifamily structures more than single-
family detached villas.
• Materials. Exterior materials shall consist of one or more of the following: natural brick,
stucco, stone, wood, glass, or commercial grade fiber cement lap siding with a wood
appearance which is installed per manufacturer 's specifications. Treated or anodized
metal may be used for trim.
• General. All new buildings, structures, expansions, remodeling, and development plans shall
conform to these design standards and be compatible and complementary to the buildings
proposed to be retained downtown. Elements of compatibility include, but are not limited to:
building height, form, mass and bulk, fenestration, exterior material appearance, color,
exterior material durability, detailing, setbacks, landscaping, exterior lighting and site
improvements.
• Building - Street. Building design shall make the street visually more interesting,
functionally more enjoyable and useful and economically more viable. Buildings, porches,
and plaza spaces shall be designed to bring the building and its activity more in contact
with the street.
• New Building and Maior Expansions. New buildings... should be compatible with adjacent
and nearby buildings. Buildings shall be designed and oriented consistent with this
ordinance, proposed use of the property, uses on adjacent properties and nearby amenities.
Buildings shall be designed and oriented so as not to detract from one another or vistas.
Views from the residential areas should be protected. Where these views exist, partial
loss of the view may be an unintended but justified result when development takes place
consistent with other provisions of this ordinance. Entrances shall be placed for easy
Stelter Enterprises — 500 Hamel Road Page 3 of 7 April 13, 2021
Concept Plan Review Planning Commission Meeting
access from the street. Utilities shall be placed underground and meters and transformers
shall be hidden from view.
• Integrate — Coordinate. New buildings, structures, remodeling and expansion shall be
integrated and coordinated with development on abutting property. Elements for
integration and coordination include, but are not limited to, sidewalk and pedestrian
ways and their continuity; site lighting; site access; building orientation; building
entrances...
• Porches (Overhangs — Canopies — Arcades). Porches, which overhang into walks, are one
of Uptown Hamel 's trademarks. These features should be preserved, enhanced, and
improved. New commercial structures on Hamel Road and Sioux Drive are expected to be
designed and constructed with these features.
• Fenestration — Modulation. Windows and openings shall be generous, especially on the
street side, and their placement and design shall express the pedestrian- friendly, livability
of the town center.... Buildings shall be modulated a minimum of once per 40 feet in frontage
to avoid long, monotonous building walls. This modulation may include varying building
height, building setback, or building materials/design. At the street level, at least 30 percent
of the facade should be glass in windows and doors.
• Plazas. Plazas or small extensions of the sidewalk into or on private property are encouraged
especially at key focal points and selected locations. Plazas will serve as a unifying link
between businesses and sidewalks. The design and form of the plazas shall accommodate
social and business interaction, provide a setting for buildings, sidewalks and other plazas,
and should accommodate sitting, watching and in some instances outdoor food services.
Plazas shall include special pavements (for example, concrete brick pavers or exposed
aggregate), decorative lights and decorative trees, shrubs and flowers with emphasis on
providing a variety of color, texture, and form throughout the year. ... Decorative fences and
walls will be used to delineate spaces and to accommodate grade changes. Plaza furniture is
encouraged including benches, drinking fountains, bike racks, waste containers, kiosks, and
decorative signs and plaques. Monuments and sculpture will be encouraged e.g. clock towers,
gazebos, water fountains, etc. ... "
Based upon the limited information provided, the proposed architecture incorporates porches
along Hamel Road and provides modulation and windows. The proposed siding materials are
not indicated, but the Uptown Hamel district allows for wood or fiber cement (hardiboard).
Transportation/Pedestrian/Trails/Park Dedication
The applicant proposes to loop a private road through the site, with an access point across from
Elm Creek Drive and another adjacent to the pond on the west of the site. The applicant
proposes a 28 -foot wide street through the villas, which is the standard width for City streets in
neighborhoods. This width could accommodate parking on one side of the street. The City Code
requires a setback of 2.5 feet for driveways in Uptown Hamel. Staff recommends that the private
road meet this setback requirement along the eastern property line. Ideally, this access at Elm
Creek Drive would be able to be shared when the property at 492 redevelops as well. Staff
recommends that discussions occur with this property owner to determine if language could be
added to the private road agreement which may allow the property to be added in the future.
Upon formal application, the City Engineer recommends that a turning analysis be provided to
verify emergency vehicles will be able to navigate the curves and a sightline analysis be
provided at the driveways.
Stelter Enterprises — 500 Hamel Road Page 4 of 7 April 13, 2021
Concept Plan Review Planning Commission Meeting
The City Engineer has indicated that and increased volume of traffic from the development
should not impact the transportation system and would not necessitate turn lane construction.
The City Engineer has suggested the possibility of widening Hamel Road, depending on how the
developer proposes to accommodate the drainage along Hamel Road and from the site.
The concept plan does not identify pedestrian improvements, which are emphasized within the
UH district. A continuation of the trail along the north side of Hamel Road has been identified in
the City's trail plan. Staff would recommend construction of this trail as part of the park
dedication requirements of the site. Staff recommends a sidewalk connection through site to the
trail.
The City reviewed park dedication for the subject site when it was split from the land to the east
back in 2019. At the time, the City determined that no land would be required for park
dedication, but rather a cash -in -lieu fee of $3500 per unit, which would amount to $59,500 for 17
units.
Soils/Buried Debris
A significant amount of buried construction debris has been identified on the site. A Phase I and
Phase II Environmental Assessment were completed in 2006-2007. The Assessments identified
buried construction debris on the site. Soil borings and water sampling identified some locations
which exceeded Volatile Organic Compounds (VOCs), arsenic and other chemical which were
measured. In addition, when the City excavated for the ponds in the western portion of the site,
tiles which contained asbestos were encountered and had to be disposed of properly.
It is recommended that a Response Action Plan (RAP) and Contingency Construction Plan
(CCP) be implemented for construction activity on the site. These documents establish a plan on
how construction will be conducted, how materials will be handled and sampled, which materials
will need to be disposed of and in which manner, and other means to limit groundwater or other
contamination.
Because the applicant proposes to extend public sewer and water utilities into the site, it will be
especially important that construction practices are conducted appropriately because future
maintenance and replacement of the utilities will be the responsibility of the City.
There are grants available to assist with the extra cost of developing contaminated sites,
completing the necessary documentation and testing, and disposing of hazardous materials. If the
developer applies for such funds, staff recommends that the City support the application.
The applicant has indicated that they are aware of the potential challenges posed by the debris
and soils conditions on the site and look to work with the on how best to minimize disturbance of
the debris.
Stormwater/LID Review/Grading Review
The concept plan does not include grading and drainage plans. Stormwater management was
provided for the site through construction of the stormwater pond in the western portion of the
site as part of acquisition of the easement area.
Stelter Enterprises — 500 Hamel Road
Page 5 of 7 April 13, 2021
Concept Plan Review Planning Commission Meeting
Grading and drainage plans will need to be designed to direct site runoff to the pond in the
western portion of the site, or to provide additional treatment. The grading plan will also need to
be designed so that it will not negatively impact the drainage from Hamel Road. The City
Engineer has indicated that either a ditch or installation of curb along Hamel Road will be
required.
The developer of the subject site is required to provide a small area of floodplain mitigation
adjacent to the wetland to off -set the installation of a driveway on the eastern portion of the site
(east of 492 Hamel Road). This property was subdivided from the subject site in 2019 and
installation of a driveway will necessitate some fill within the floodplain of Elm Creek. To off-
set this fill, the property owner agreed that the developer of the subject site would mitigate the
floodplain.
Sewer/Water
The applicant proposes to extend sewer and water through the site to serve the units. The City
Engineer recommends a stub to the property to the east. As described above, it is important that
installation of the utilities within the debris be completed appropriately, because the utilities will
be public.
Tree Preservation and Landscaping
Tree cover is light on the site and development and appear to be volunteer trees which have
grown upon the site. The concept plan does not include landscaping details. The Uptown Hamel
district does not include specific planting requirements, except to require a minimum of 5% of
the site to be plaza or landscaped.
City Code generally prohibits the use of domestic City water for use in lawn irrigation systems.
Generally, a neighborhood utilizes stormwater reuse from ponds for irrigation purposes. City
staff recommends that, if possible, an irrigation system be installed to reuse water from the City
stormwater pond west of the site.
Staff Comments
The Planning Commission and Council will not take formal action, but should provide comments
on the Concept Plan to inform a future application.
Staff has provided comments throughout the report, which are summarized below:
1. Future land use requests shall be subject to relevant provisions of the City Code.
2. The private road should provide a minimum of 2.5 foot setback from the property line,
unless provisions are made with the property owner to the east.
3. A Response Action Plan (RAP) and Contingency Construction Plan (CCP) be
implemented for construction activity on the site.
4. A variance would need to be requested for the increased setback from Hamel Road
because of the existing sewer easement on the property.
5. A trail shall be constructed along the north side of Hamel Road and pedestrian circulation
should be provided within the site.
Stelter Enterprises — 500 Hamel Road
Page 6 of 7 April 13, 2021
Concept Plan Review Planning Commission Meeting
6. Architectural plans for the villas shall meet the requirements of the Uptown Hamel
district. Units along Hamel Road shall provide porches, windows, and other elements
similar to those shown in connection with the concept plan.
7. The applicant shall provide a turning analysis and update street alignment as necessary to
ensure adequate emergency vehicle circulation.
8. The applicant shall provide required floodplain storage as described in the development
agreement for Raskobs Elm Creek Addition.
9. The applicant should consider including provisions to allow for the inclusion of adjacent
property into the private road agreement.
10. If it is possible to do so and with the agreement of the City, the development shall utilize
the stormwater pond to the west for reuse for lawn irrigation.
11. Future plans shall address the recommendations of the City Engineer.
12. Park dedication shall be provided as cash -in -lieu fee of $3500 per unit.
Attachments
1. List of Documents
2. Engineering Comments dated 4/7/2021
3. Applicant Narrative
4. Concept Plan
Stelter Enterprises — 500 Hamel Road
Page 7 of 7 April 13, 2021
Concept Plan Review Planning Commission Meeting
Project: LR-21-291— 500 Hamel Road Concept Plan Review
The following documents are all part of the official 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
Document
Date
Pages
Electronic
Paper
Copy?
Notes
Application
3/15/2021
3/15/2021
3
Yes
Yes
Fee
3/15/2021
3/15/2021
1
Yes
Yes
$1000
Concepts
3/15/2021
3/11/2021
2
Yes
Yes
1 villa, 1 twinhome
Updated Concept
4/2/2021
4/2/2021
3
Yes
Yes
Narrative
3/15/2021
3/15/2021
14
Yes
Yes
Narrative -Updated
4/1/2021
4/1/2021
9
Yes
Yes
Documents from Staff/Consultants/Agencies
Document
Document
Date
# of
pages
Electronic
Notes
Engineer Comments
3/31/2021
4
Y
Engineer Comments
4/8/2021
4
Y
Building Comments
3/22/2021
1
Y
Legal Comments
03/26/2021
1
Y
Notice
4/2/2021
10
Y
Planning Commission Report
4/9/2021
7
Y
Public Comments
Document Date
Electronic
Notes
4/9/2021
wsb
April 8, 2021
Mr. Dusty Finke
City Planning Director
City of Medina
2052 County Road 24
Medina, MN 55340-9790
Re: Hamel Rd Villas/Townhome Concept Plan — Engineering Review
City Project No. LF-21-291
WSB Project No. 017878-000
Dear Mr. Finke:
WSBENG.COM
MINNEAPOLIS. MN
SUITE 300
701 XENIA AVENUE S
WSB staff have reviewed Hamel Road Villas Concept plan submittal dated March 19, 2021. The
plans propose to construct either a 19 unit villa style single family homes (detached townhomes)
or a 30 -unit twin home project at 500 Hamel Road.
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 & Streets
1. With preliminary/final plat submittal(s) provide the following:
o Existing site/removal plans that includes topographic survey/information that
extends 50 feet beyond the limits of the proposed development. Include
additional topography south of the proposed public/shared access improvements.
o Grading, drainage, erosion control plans.
o Utility plan/profile drawings for watermain, sanitary sewer, and storm sewer.
o Signing and striping plan with callouts for specific striping and signage types.
o Sheet that includes the pertinent City Standards details or other details needed to
construction the propose improvements.
o Typical section details for street, trail, sidewalk meeting the City's standards, at
minimum. The final street section shall be designed by a registered geotechnical
engineer for the specific soil conditions found on the site.
2. Provide a vehicle turning movement exhibit to show that a fire truck can access all
building structures and provide any required turn around space(s) as required by the City
Fire Marshall.
3. The plan does not include trails, sidewalks, or other pedestrian amenities that connect all
of the units. In addition to providing this plan, the applicant will be required to install a
bituminous trail along Hamel Road. See additional comments provided by the City
Planner on pedestrian access and mobility requirements.
4. The applicant will be required to show how runoff from Hamel Road will be conveyed
along the edge of the road. This may require grading of a swale or the installation of
concrete curb adjacent to improve conveyance of runoff to the east.
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Hamel Rd Villas/Townhomes Concept Plan — Engineering Review
April 8, 2021
Page 2
Water/Sewer Utilities
5. With future submittals show the existing sewer and watermain system in more detail
including the nearest existing hydrants, valves, and manhole locations. Show proposed
watermain, sanitary sewer mains, service locations, hydrants and valve locations. A
hydrant will be required at the end of the watermain stub to the east.
6. The City will require that each unit have a separate water/sewer service. Each water
service shall have a separate curb stop (shut-off). With future submittals show proposed
sanitary sewer/water service lines and stub invert elevations on plans; the City requires a
minimum depth of 4' from low floor elevations.
7. Watermain looping connections will be needed to minimize long dead-end watermain
sections. Consideration of further watermain looping needs and stubs for future phases
or other adjacent developments will be required and reviewed with future submittals.
With this in mind. at minimum the City will require that the internal site watermain is
extended to the easterly property line with a stub and temporary hydrant. Complete.
8. Hydrant locations shall be approved of by the City Fire Marshall. Provide an exhibit of
hydrant coverage with a maximum of 250' radius. A review of valve locations will be
provided with future plan submittals.
9. City's typical standard is to place sewer a minimum of 10' below the surface (18" vertical
separation below the watermain). Where this depth is not feasible, the City will allow an 8'
depth; depths less than 8' will require review on a case -by -case basis and require
insulation and/or insulated pipe, at minimum.
With that in mind, the applicant is proposing to place water and sewer utilities at depths of
4-6 feet below the surface to avoid underlying fill conditions (various forms of debris from
the demolition of a building). There is inherent risk in placing utilities at depths of less
than 8 feet due to winter/freezing conditions. The City will require that watermain is
placed at a minimum of 8 feet deep but allow sewer to be placed no less than 6 feet deep
with proper insulation methods.
Spacing/clearance requirements of the MN Health Department for wateramain and
sewers will need to be met.
The City's standards also require that sanitary sewer manholes are placed outside of the
roadway pavement areas in the adjacent boulevard.
10. The underlying fill conditions (various forms of debris from the demolition of a building)
will require that a geotechnical evaluation is provided that includes a specific
bedding/support evaluation of utility piping systems (watermain, sanitary sewer, and
storm sewer). Buried debris can continue to break down over time causing settlements
and otherwise provide poor foundation conditions.
The applicant proposes to directionally drill water services. This method of installation will
not allow the proper bedding materials to be placed. In addition, the buried debris may
contain brick, block, and concrete chunks that will now a drill head to pass.
11. Any public sanitary sewer and watermain shall be encompassed by drainage and utility
easements where located outside of public road right of way. Drainage and utility
easements will need to allow for a 1:1 trench from the invert of the utility with a minimum
of 20' centered on the utility.
12. With final construction plans, if basements are proposed with the villas or townhomes, the
City will require common draintile/collection system for sump pump discharges. If
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Hamel Rd Villas/Townhomes Concept Plan —Engineering Review
April 8, 2021
Page 3
foundation drains are proposed to be separate from the sump discharge, a separate
foundation pipe system in addition to the sump discharge system should be considered.
13. Where any sewer pipe (storm or sanitary) crosses the watermain, include a note saying
"Maintain 18 -Inch Separation, 4" Rigid Insulation". Provide dimension notes in various
locations between the watermain and storm/sanitary sewer.
14. The watermain improvements will require approval from the MDH. The sanitary sewer
improvements will require a permit from the MPCA. Provide completed and approved
permit documents with final construction plans.
Traffic & Access
15. Based on the proposed site plan the anticipated traffic generation would range from 139
daily trips, 9 AM peak hour trips and 11 PM peak hour trips with the 19 unit Villa proposal
to 220 daily trips, 14 AM peak hour trips and 17 PM peak hour trips with the 30 unit
Townhome proposal.
16. Hamel Road adjacent to the site is a local Municipal State Aid Street. The existing
roadway has a 25ft two lane rural cross section with no shoulders. The roadway has a
posted 30mph speed limit.
17. Two site access driveways are proposed. With the low site traffic generation, the 30mph
posted speed limit and moderate traffic volume on Hamel Road there would not be a
need for turn lanes in to or out of the site at the proposed driveways. However,
consideration of widening Hamel Road to include a shoulder would provide improved
safety.
18. A sight line analysis should be completed at both driveway intersections on Hamel Road
and included considerations for landscaping and monument sign locations, if applicable.
Stormwater
19. This development drains to a regional wet pond/filtration basin system constructed in
2015. The regional basins were designed to meet rate control and water quality
requirements for this site. The ponds were designed to assume that 80% (2.7 acres) of
the buildable portion of this parcel would be impervious surface. Provide detailed
impervious surface information for the proposed development to ensure that the
proposed impervious is less than 2.7 acres. Routing of the storm sewer will need to
convey runoff directly to the wet pond (not the filtration basin).
20. The City requires two feet of freeboard from structure low openings to 100 -year high
water levels and EOF's. The HWL of the adjacent basin is 983.26 and the EOF is 985.
Therefore, the minimum low openings for adjunct structures is 987.
21. According to FEMA flood plain maps Zone AE 100-yr flood fringe encompasses much of
this site. The floodplain elevation that applies to this parcel is 974.6. Please show
floodplain elevation on future plan sets. The city requires compensatory storage at a 1:1
ratio for any filling the in the floodplain.
22. When this parcel split in 2018, there was floodplain fill on the eastern parcel that did not
get mitigated. This fill amounts to 3,312 cf. Previous grading plans show this migration
amount on the western parcel. This should be incorporated into the site development
plans.
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Hamel Rd Villas/Townhomes Concept Plan — Engineering Review
April 8, 2021
Page 4
23. The development will need to meet the appropriate standards for Elm Creek Watershed
Management Commission. Please submit approved permit information to the city.
Grading and Erosion Control
24. Provide EOFs for all low points inside and outside the roadway.
25. Provide spot elevations at the high points between the lots.
26. Maintain all surface grades within the minimum of 2% and maximum 33% slopes.
Vegetated swale grades shall be a minimum of 2.0%. Show directional arrows and
percent grades on future submittals.
27. Include a typical section/design on the plans for the proposed retaining walls, if
applicable. Submit retaining wall engineered designs for walls 4 -feet or greater.
28. A full review of erosion/sediment control will be conducted with the final plat submittal.
29. An NPDES permit must be submitted to the City prior to start of construction.
30. A review of the erosion/sediment control plan will be completed with preliminary/plat
submittals.
Wetlands
31. The wetland boundary must be extended through all project parcels. The boundary
shown on the current site plan is what was delineated in 2018 (WF-18-113) but does not
accurately extend around the entire wetland complex.
32. Upland buffers are required for the wetland within the property. The wetland is classified
as a Manage 1 by the City of Medina and will require a 30 -foot average (20 -foot
minimum) buffer. The location of the buffer, including buffer monuments and revegetation
plan must be shown on the site plan around the full extent of the wetland within the
project parcels.
33. If either permanent or temporary impacts to wetlands are proposed, an approval from the
Wetland Conservation Act will be required.
The City, or agents of the City, are not responsible for errors and omissions on the submitted
plans. The owner, developer, and engineer of record are fully responsible for changes or
modifications required during construction to meet the City's standards.
We would be happy to discuss this review in more detail. Please contact me at 763-287-8532 if
you have any questions or if you would like to set up a time to meet.
Sincerely,
WSB
Jim Stremel, P.E.
City Engineer
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500 Hamel Road
Concept Plan
APRIL, 2021
S00 Hamel Road Project Overview
Stelter Enterprises LLC is submitting this request for approval of two different concept plans
prior to spending significant resources with respect to the engineering necessary on the site as
well as having flexibility in collaborating with area builders who may be interested in different
residential products on the site before selecting a final builder and site design for plat approval.
The site has approximately 3.74 buildable acres above the wetland elevation level of 975. The
site contains a field of buried debris which was dumped and then buried under 6' of clean fill.
Additionally, studies have shown that there is unsuitable soil for foundations down from 10 — 20'
in the building area. Due to these challenges, the site has remained undeveloped for years.
Both concepts presented with meet the minimum density of 4 units per acre.
Stelter Enterprises is an experienced developer who has worked on several projects in Plymouth
and others in the Twin Cities area. They have specialized in taking difficult sites and finding ways
to overcome the challenges to successfully complete the projects. The challenges to this site are
discussed in the following presentation as well as proposed solutions. Additionally, potential
elevations for both concepts are presented for consideration.
Current Survey of Site
Significant Site Challenges
Buried Building Debris in Center of Site:
- Review of Existing Phase 2 Environmental Report, boring logs and test pit data
- Debris is demolished building materials
- Debris is covered with 6' of clean fill
- Discussion with MPCA
- New Phase 1 required for legal protection
- Minimum of 4' clean fill in green space and 2' under living space
- Minimizing the disturbance of the debris field is preferred
- Any disturbed soil with debris to needs be removed and disposed of appropriately
Unsuitable Soils for Footings Ranging from 10' to 20' Deep:
- Review of Existing Soil Engineering Report
- Helical piers recommended for foundations for deeper unsuitable soils
- No special considerations for street construction but some for utility lines
Debris Field Map From Phase 2 Report
Debris Depth Ranges from 0 to 8+ feet
Soil Correction Depth Map
11
1
1
APPROXIMATE DEPTH TO BOTTOM Of PEAT
/ TOP Of INORGANIC SANDY CLAY.
4141
►
LEGEND
A to E STS BORING AUGUST, 2005
TN B-1 to B-74- STS BORING JULY, 2002
0 50 100
SCALE IN FEET
Approach to Address Site Challenges
Minimize disturbance of debris:
- Utility design to stay above debris field as much as possible or to avoid all together
- Possible shallower sewer depths over debris field with insulated pipe
- Water main design along Hamel Road with service lines directionally bored
below debris to building pads
- Slab on grade construction
- Helical pier foundation supports (which also addresses unsuitable soil issues)
Site Design
Villa Home Layout - See Engineer site plan
Potential Elevations Facing Hamel Road
W/ Rear Garage
rip
1076995
i 2 / 1 0' '� WET
1 i 6,178 / I/ 3
I 8,877 (
�ra
Sq. Ft. 040 I 1 ( 5 /
Sq. Ft. j
l Sq. Ft 6,430
Ft. ( ' 7,460 8 I
/
/ Sq. Ft. I / / 7,253 r 7
L 1 Sq. Ft.
l/ �F� nl L I I sq. Ft i 6,971 i I 8 ,, aA
etbackpg.ryp I I Sq. Ft. / 6,689 / I 9 30'
I -j 11 Sq. Ft. 1 1 5,817
Sq. Ff.
L I
8'typ.� -' _
D&U Easement
(Existing)
D&U Easement PO
(Proposed)
L A N D F O R M•
. .
Delineated Wetland Edge
D&U Easement (Existing)
Floodplain Boundary
Wetland Buffer (30')
Site Data
Gross Site Area 6.73 acres
Net Developable Area 3.05 acres
(less wetlands, wetland buffer, floodplain, easements)
Concept Data
Unit Count 17
Existing Zoning District Uptown Hamel District
Provided Density 5.6 units / acre
Private Drive 24' & 28' wide
Minimum Lot Size Required / Provided 2,904 sf / 5,817 sf
Maximum Lot Size Required / Provided 10,890 sf / 8,850 sf
Minimum Lot Width Required / Provided none / 56' min.
Minimum Lot Depth Required / Provided none / 90'
Building Setbacks
Front Minimum Required / Provided none / 25'
Front Maximum Required / Provided 10'/ 25'
Rear Required / Provided determined by city/ 25'
Side Required / Provided 8'/ 8'
Legend
Delineated Wetland
Wetland Buffer
Pond and D&U Easement Areas
0 25' 50' 100'
NORTH
Concept Plan
Villa Development • Medina, MN
04.02.2021
'ooyR—
1�YR-
i __/._ Ir 30 �R'�
1 i 6,178 3 i) i �� °° —
Sq. Ft.�) �Sq. Ft. 1 Sq. Ft. ) 6,040 � �I�,4 0 ' / 7, 60 / 6 � �_ } ,
l L q i 1Sq. Ft. 7,253 /1 7) I' s\
L _ ( ,s. Ft. 16,971 8 I
\ r J L Jt ! I/ Sq. Ft. 1 16,689 I) 9
I / Sq. Ft. / 5,817
r ,i ji
1 r j
sNb
D&U Easement
(Proposed)
•
L A N D F O R M
•
t:rf u, F• nt;r,
Ir 128,2 1111 Sq. Ft. 1 / 8,495 10 i
l / Sq. Ft. 18,692
I / Sq. Ft.
-J_
D&U Easement
(Existing)
Delineated Wetland Edge
D&U Easement (Existing)
Floodplain Boundary
Wetland Buffer (30')
1
I
I
I
�R / `�.�
I L - 1ooYR- -
o0YR_ _
Legend
Proposed Utilities
Sanitary Line, proposed
Water Line, proposed
Existing Utilities
Sanitary Line, existing
Force Main, existing
Water Line, existing
Site Features
Delineated Wetland
Wetland Buffer
Pond and D&U Easement Areas
0 25' 50'
100'
NORTH
Concept Plan with Utilities
Villa Development • Medina, MN
04.02.2021
1..: 2- — — 100YR—.
6' Stub
App oximate Debris Fiel • Map from Phase
Deb is depth ranges fro 0 to 8+ feet
•
L A N D F O R M
• •
[sun Sile
• •
Report____
6' Stub
Delineated
Alit Wetland 10
CATTA
L_�- t00YR__.
Legend
Proposed Utilities
Sanitary Line, proposed
— — Water Line, proposed
Existing Utilities
Sanitary Line, existing
Force Main, existing
Water Line, existing
Site Features
Delineated Wetland
Wetland Buffer
Pond and D&U Easement Areas
0 25' 50' 100'
NORTH
Concept Plan with Utilities and Debris Field Map
Villa Development • Medina, MN
04.02.2021
1 CITY OF MEDINA
2 PLANNING COMMISSION
3 DRAFT Meeting Minutes
4 Tuesday February 9, 2021
5
6 1. Call to Order: Chairperson Nielsen called the meeting to order at 7:00 p.m.
7
8 Nielsen read a statement explaining that this meeting continues to be held in a virtual format
9 due to the ongoing pandemic and provided instructions for public participation.
10
11 Present: Planning Commissioners Ron Grajczyk, Beth Nielsen, Cindy Piper (arrived at 7:05
12 p.m.), Justin Popp, Braden Rhem and Timothy Sedabres.
13
14 Absent: Planning Commissioner Peter Galzki
15
16 Also Present: City Planning Director Dusty Finke
17
18 2. Public Comments on Items not on the Agenda
19
20 No comments made.
21
22 3. Update from City Council Proceedings
23
24 Reid reported that the Council met on January 19th to hold a goal setting session, meeting of
25 the Economic Development Authority and regular Council meeting. She stated that the
26 Council discusses a proposed ordinance related to targeted residential picketing. She noted
27 that both public works and police are recruiting for vacant positions. She stated that the
28 February 2nd meeting the Council considered and approved the expanded barn CUP which the
29 Commission previously recommended for approval. She noted that the Council also
30 approved a lot combination and continued discussion related to targeted residential picketing,
31 adopting the ordinance.
32
33 4. Planning Department Report
34
35 Finke provided an update.
36
37 5. Public Hearing — Medina Townhome Development LLC —1432 County
38 Road 29 — Planned Unit Development Concept Plan
39
40 Finke stated that the proposed concept includes 24 townhomes on approximately two acres,
41 bordering Maple Plain. He stated that the subject site is guided for high density residential
42 development and zoned R4, which allows for 12 to 15 units per acre. He stated that the
43 Planned Unit Development (PUD) process intends to provide flexibility in return for
44 achieving other City objectives and/or public benefit. He identified the adjacent property
45 uses and zoning. He displayed the proposed site plan, noting that the applicant proposed four
46 six -unit buildings. He compared the site layout to the R4 zoning regulations, noting that the
47 primary flexibility requested would be a reduction to the setback to the new road to the south
48 from 40 feet to 20 feet. He stated that the proposed density is just under 12 units per acre
49 which would be reasonable for a site of this size compared to the density range of the
50 underlying zoning district. He stated that the applicant would be open to reserving two units
51 out of the 24 as affordable units, for those making 80 percent of the area median income or
1
52 less. He displayed the proposed elevations, both front and back. He stated that staff would
53 recommend that at least the minimum architectural standards be met with additional elements
54 added to the units closest to the public roadway. He noted that staff would also suggest a
55 privacy fence to the north to buffer from the existing single-family homes. He provided
56 details on the proposed roadway that would be built to provide access into the site. He noted
57 that staff suggests that the roadway to the south be widened in order to allow better
58 circulation. He stated that staff would also suggest additional guest parking because of the
59 small size of the driveways. He stated that perhaps the ability to provide access to the
60 property to the north be shown as well in the case of future development.
61
62 Piper asked if the public road continues and circles around the back of the shopping area to
63 the gas station, would it eventually end up being part of the future high density residential to
64 the east of those structures.
65
66 Finke replied that the road would be partially constructed on the future high -density parcel to
67 the east and therefore would be required as improvements for that development.
68
69 Sedabres asked if the requirement for the six parking spaces could be accommodated while
70 maintaining the proposed density.
71
72 Finke replied that it is possible that the parking could be located along the entry drive,
73 otherwise the units may need to be resized in order to accommodate the parking and maintain
74 the density.
75
76 Sedabres referenced the property to the north and asked how many additional units could fit
77 on that property under that standard zoning.
78
79 Finke replied that size is approximately .5 acres in size and therefore would equate to six
80 units but noted that there may be dimensional constraints and therefore less units could be
81 approved.
82
83 Nielsen asked if the setback proposed to be reduced to 20 feet from 40 feet would be further
84 impacted by the desire for the road to the south to be wider.
85
86 Finke replied that the setback is measured to the right-of-way line and therefore the road
87 could be widened within the existing right-of-way without impacting the setback further.
88
89 Shane LaFave, representing the applicant, introduced the members of his team that are
90 present tonight. He stated that they see a need for rental housing for families in this area as
91 there is not a large supply but there is a demand in this part of the community. He stated that
92 the townhome concept would align with the density recommendation for the site. He
93 described the challenges of attempting to fit all the required elements into the site but
94 believed that this concept maximizes the land to its full potential. He stated that the
95 townhomes would be three to four bedrooms and therefore they anticipate families and have
96 included a tot lot amenity. He stated that the PUD is requested for the setback requirement as
97 they do not feel they could provide this number of units without that flexibility. He believed
98 that this development would be attractive to families that want to live in the community but
99 could perhaps not afford to purchase or would prefer to rent.
100
101 Nielsen asked for input on the mention of two affordable housing units.
102
103 LaFave replied that they are comfortable designating two units at the 80 percent median
104 income level. He stated that would lower the rent amounts from those identified in the
2
105 proforma but would not be a large difference. He recognized that there is a need for that in
106 the metro area and understands the need and desire for that.
107
108 Popp asked if the applicant has insight on how the rental demand for that area has changed in
109 the past five years.
110
111 LaFave replied that they completed a market demand assessment but noted that does not go
112 into the history of the demand and instead estimates the current demand.
113
114 Popp asked and received confirmation that the property is within the Orono School District.
115
116 Piper referenced the six additional guest parking stalls recommended by staff and stated that
117 it would seem those would need to be included and asked if the developer is committed to
118 finding space for them.
119
120 LaFave replied that staff did share that concern prior to the meeting, and they do recognize
121 the need for that parking. He stated that the other potential would be to cap the drive lanes
122 and provide parking in those areas.
123
124 Josh Mckinney, representing the applicant, stated that there are a few options available that
125 would be viable for guest parking and provided additional details on those potential locations.
126 He stated that they would further explore those options as they go further into the design.
127
128 Nielsen referenced the comment related to the south facing side of the buildings and asked for
129 input from the developer.
130
131 LaFave replied that the comment is well received. He noted that in the first iteration they did
132 not have the sidewalk connecting but they recognized the comment of staff to make that more
133 pedestrian friendly. He stated that they will continue to enhance those entrances to the
134 townhomes to look more like front entries, which could include improving the materials, as
135 they proceed with design. He stated that they are motivated to make it look nice and
136 therefore they are not concerned with accommodating those comments from staff.
137
138 Nielsen asked if there are any suggestions from staff that the applicant would be concemed
139 with incorporating.
140
141 LaFave replied that it would be tough to provide the connection to the property to the north.
142 He stated that if they attempted to guess where a drive lane would go to the north, it would
143 most likely eliminate the tot lot and impact the privacy fence. HE stated that it would be
144 difficult to anticipate what could/would be developed on that site and would not want to see
145 an amenity removed from this site in the interest of guessing on what could happen on the
146 property to the north.
147
148 Popp referenced the preservation of trees mentioned in the staff report, noting the two areas
149 suggested that could be practical to preserve and asked for input from the applicant.
150
151 LaFave stated that they like the visual and noise barrier that trees provide and therefore are
152 motivated to keep all the trees they canon the west. He stated that the area to the east would
153 be dependent upon grading and concrete pouring. He stated that if that can be done without
154 damaging tree roots, they would like to preserve those trees.
155
156 Mckinney agreed that they would like to maintain the number of trees that they can as that
157 provides additional separation from Baker Park Road. He asked the Commission to consider
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158 the context in which this is placed. He stated that there may be a need to remove trees within
159 the boundary, but Baker Park will maintain its trees.
160
161 Nielsen opened the public hearing at 7:43 p.m.
162
163 Robert Braun, 1472 Baker Park Road, commented that he would support the concept for a
164 privacy fence as well as preserving trees when possible near the property line. He
165 commented that the buildings and patios would be near the property line and would want to
166 ensure that there is not an impact to his property from hardcover runoff. He also asked about
167 patio lighting and potential impacts to his property from that lighting.
168
169 Finke replied that stormwater runoff would be a consideration that would be addressed
170 through the formal plan process and would be looked at carefully to ensure the runoff does
171 not impact adjacent properties. He stated that lighting from individual units would not be
172 regulated but stated that could perhaps be addressed through the PUD if that is a concern.
173
174 Mr. Braun asked the rental value for the properties.
175
176 LaFave replied that they would anticipate rents around $2,000 per month.
177
178 Nielsen closed the public hearing at 7:50 p.m.
179
180 Grajczyk commented that he likes the townhome concept for this property, recognizing that it
181 is becoming a more popular area for growth and development. He stated that architecturally
182 wise he agrees with the need for a change on the south side of the building along the road, as
183 well as widening that road. He commented that the driving and parking space between the
184 buildings is tight and could see that as an issue for future residents having enough space to
185 back out and get through and would prefer to see something with a little more space that is
186 driver friendly.
187
188 Piper echoed the comments of the previous Commissioner in that this site is awfully tight for
189 traffic coming in and out. She also prefers the guest parking be provided. She stated that as
190 long as the applicant can meet the City requirements, she supports this moving forward.
191
192 Popp agreed with the direction of the staff comments to be incorporated into the plans
193 moving forward. He stated that he supports the preservation of trees on the east and west.
194 He stated that he also supports the additional architectural elements on the units facing the
195 road to the south. He stated that the additional parking spots would increase the tightness of
196 the site. He referenced the potential access to the north and stated that it would seem difficult
197 to do that without removing another valuable element such as the tot lot. He stated that he
198 would prefer the additional separation and tot lot. He stated that this appears to be a valuable
199 development that would align with the City's goals. He referenced the comment related to
200 lighting, which is a valid concern from that resident.
201
202 Rhem echoed the comments of the previous Commissioners. He stated that staff did an
203 excellent job with their comments and appreciated the applicant for agreeing to incorporate
204 those elements. He stated that this is a great potential development that aligns with what the
205 City is attempting to achieve in its Comprehensive Plan and therefore is very supportive of
206 the request.
207
208 Sedabres stated that overall, he supports this design as it fits within the R4 standards and
209 appreciates the openness of the developer to provide affordable housing units as that is
210 something the community definitely needs. He echoed the comments related to architectural
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211 design on the south and potentially the west sides. He stated that he considered what the
212 local area looks like, noting that the stone fits within the R4 district and adjacent
213 developments. He stated that perhaps additional materials are used to break up the lap siding
214 from east to west.
215
216 Nielsen agreed with the comments expressed by the Commission thus far. She stated that this
217 appears to be a great design for this property. She noted that she would like to see the two
218 units for affordable housing, if possible, and some sort of downcast lighting on the north side
219 to ensure that does not impact the neighbors to the north.
220
221 LaFave appreciated the feedback from the Commission tonight. He stated that they will find
222 space for the guest parking and will be cognizant of the vehicle spacing overall. He stated
223 that it appears that perhaps the connection to the north is not needed if they can preserve
224 greenspace and provide the tot lot as an amenity. He stated that they will also think carefully
225 about architecture and the materials they propose, especially on the south side.
226
227 Finke stated that the intent is to forward this concept to the City Council at its meeting next
228 week.
229
230 6. Ordinance Amendment — Chapter 8 of the City Code — Pertaining to Stormwater
231 Management Requirements
232
233 Nielsen noted that the Commission began this discussion last month.
234
235 Finke confirmed that a public hearing was held at the January meeting and ultimately tabled
236 with the Commissioners asking for additional context to continue the discussion at tonight's
237 meeting. He stated that the ordinance would make four primary changes and provided a
238 summary of those proposed changes. He noted that the staff report focuses mainly on the
239 threshold that would require stormwater improvements, especially on projects that would
240 have a low percentage of hardcover for the overall site but a fair amount of square footage of
241 hardcover. He stated that new developments would be required to construct stormwater
242 improvements, whether commercial or residential. He stated that in addition, the City
243 currently has a requirement that an addition of more than 5,000 square feet of hardcover
244 triggers the stormwater requirements with an exception for lots under 20 percent overall
245 hardcover. He stated that this hardcover threshold is an additional requirement the City has
246 chosen to enact and is not generally required by the watersheds or State mandates. He stated
247 that generally the watersheds have a trigger for stormwater improvements on projects that
248 disturb over one acre of land. He provided details on the 20 percent hardcover exception. He
249 stated that staff has noticed that more residential developments in rural area have triggered
250 this requirement than originally anticipated. He stated that most rural residential sites that
251 have a driveway, home and other surface improvements trigger stormwater requirements. He
252 stated that one of the options discussed at the previous meeting was to exempt lots that fall
253 under 20 percent hardcover, noting that on a large residential property that could equate to a
254 large amount of hardcover. He stated that staff recommends some kind of adjustment to the
255 threshold as some projects are triggered the requirements that were not anticipated to trigger
256 the required improvement. He stated that staff would recommend alternative one, which
257 would exempt residential lots under 20 percent hardcover with the discretion to require
258 stormwater improvements if the hardcover discharges to a sensitive area. He reviewed the
259 other alternatives discussed by the Commission at the previous meeting and included within
260 the staff report.
261
262 Nielsen reopened the public hearing at 8:14 p.m.
263
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264 Todd Edlund, 3155 Willow Drive, stated that he spoke at the January meeting noting that
265 they are building on the property currently to create a single-family home and horse fame. He
266 stated that they are meeting all the requirements of the Minnehaha Creek Watershed District
267 and intend to preserve the small wetlands on the property. He stated that his proposed
268 hardcover would be about 6.6 percent of the property. He stated that he is interested in this
269 outcome as the required stormwater mitigation under the current ordinance would have a cost
270 of about $13,000. He appreciated the consideration of the Commission on this alternative
271 recommended by staff.
272
273 Nielsen closed the public hearing at 8:16 p.m.
274
275 Piper commented that this is a complex issue that she does not have expertise in and therefore
276 supports the staff recommendation.
277
278 Popp appreciated the efforts of staff and found the additional information and examples to be
279 very helpful. He stated that he comfortably supports all four changes proposed by staff as he
280 finds this to be a practical approach that still provides discretion to the City Engineer for
281 those properties draining to a sensitive area.
282
283 Rhem echoed the comments of Commission Popp and also supports the recommendations of
284 staff.
285
286 Sedabres stated that he supports the 20 percent hardcover waiver. He stated that he does
287 favor a more general approach but stated that he would have concern with larger lots, using
288 the example of 20 -acre parcels and the hardcover that could be allowed while remaining
289 under 20 percent.
290
291 Grajczyk complimented staff for continuing to work on this and provide the Commission
292 with additional information. He recognized the new changes to the MS4 Permit and stated
293 that it is important for the City to stay in pace with the State and National requirements. He
294 agreed with the staff recommendations. He stated that one concem he would have is that
295 larger lots placing hard surfaces close to waters in the area and wanted to ensure that staff
296 could use its discretion to protect against direct runoff.
297
298 Nielsen stated that she likes the 20 percent exemption but would struggle with the amount of
299 hardcover large acreage properties could be allowed. She stated that she does understand the
300 desire for easy application but would be comfortable setting a limit.
301
302 Finke asked for feedback on the higher threshold desired. He noted that the Conditional Use
303 Permit standards for accessory structures in excess of 5,000 square feet do require stormwater
304 management. He stated that if there is enough disturbance on the site, there could be
305 additional triggers. He noted that a cap could be set high, that would most likely not be
306 triggered, but would still provide that cap.
307
308 Nielsen suggested the cap be 50,000 square feet.
309
310 Sedabres stated that he would suggest a one -acre size.
311
312 Finke commented that one acre would be a logical place for that trigger, as one acre of
313 disturbance is a common threshold.
314
315 Nielsen commented that she would support that.
316
6
317 Finke commented that the other thing to be mindful of would be that a subdivision would
318 have its own triggers for stormwater management even if the individual lots may not trigger
319 that.
320
321 Rhem commented that he was comfortable with the 20 percent with the assumption that may
322 not be triggered very frequently and with the knowledge that the City Engineer would still
323 have discretion. He stated that he could support the one -acre trigger.
324
325 Popp echoed the comments of Rhem.
326
327 Motion by Sedabres, seconded by Popp, to recommend adoption of the ordinance
328 amending regulations pertaining to stormwater management with change noted by the
329 Commission to change the hardcover trigger to one acre of hardcover if the lot is under 20
330 percent of total hardcover.
331
332 A roll call vote was performed:
333
334 Grajczyk aye
335 Piper aye
336 Popp aye
337 Rhem aye
338 Sedabres aye
339 Nielsen aye
340
341 Motion carried.
342
343 Finke stated that the intention would be to present this to the Council at its March 1 n meeting.
344
345 7. Approval of the January 12, 2021 Draft Planning Commission Meeting Minutes.
346
347 Motion by Piper, seconded by Rhem, to approve the January 12, 2021, Planning
348 Commission minutes with noted changes.
349
350 A roll call vote was performed:
351
352 Grajczyk aye
353 Piper aye
354 Popp aye
355 Rhem aye
356 Sedabres aye
357 Nielsen aye
358
359 Motion carried.
360
361 8. Council Meeting Schedule
362
363 Finke advised that the Council will be meeting the following Tuesday and Rhem volunteered
364 to attend in representation of the Commission.
365
366 9. Adjourn
367
368 Motion by Popp, seconded by Piper, to adjoum the meeting at 8:36 p.m. Motion carried
369 unanimously.
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