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HomeMy Public PortalAbout04-10-2012MEDINA T Y o PLANNING COMMISSION AGENDA TUESDAY, APRIL 10, 2012 7:00 P.M. CITY HALL (2052 County Road 24) 1. Call to Order 2. Public Comments on items not on the agenda 3. Update from City Council proceedings 4. Planning Department Report 5. Approval of March 13, 2012 draft Planning Commission minutes. 6. Lennar Corporation — A Revised Planned Unit Development Concept Plan for 118 Single Family Homes on nine parcels with an overall gross area of 48.4 acres. The properties are located west of Brockton Lane and south of Hamel Legion Park. 7. Public Hearing — Text Amendment to Chapter 8 of the Medina City Code related to regulations for Nursing Homes, Assisted Living Facilities and other similar uses. 8. Council Meeting Schedule 9. Adjourn POSTED IN CITY HALL March 30, 2012 MEMORANDUM TO: Mayor Crosby and Members of the City Council FROM: Dusty Finke, City Planner; through City Administrator Scott Johnson DATE: March 29, 2012 SUBJ: Planning Department Updates April 3, 2012 City Council Meeting Ordinance Updates A) PUD Standards — during the review of the Lennar PUD, staff noted a couple of obsolete references in the PUD ordinance which are not consistent with new districts created by the City over the past few years. Staff reviewed the entire PUD ordinance and recommended a number of changes, which were reviewed by the Planning Commission at their March 13 meeting. The Commission recommended approval of the ordinance and the Council reviewed at the March 20 meeting, directed staff to prepare a couple of changes. The ordinance will be on the April 3 consent agenda for adoption. B) Sign Ordinance — The Planning Commission reviewed the ordinance at their October and December meetings, provided staff with direction on a number of policy questions, and finalized their review at the February Commission meeting. The Council reviewed at the March 6 meeting and requested additional changes. Staff is researching options for regulating emerging lighting technologies, which have been discussed during the process for updating the ordinance and also as a result of complaints from neighbors of a lighted sign. This may lead to additional changes to the sign ordinance, and potentially the need to make changes to the lighting ordinance. C) Temporary Outdoor Sales Events — The City Council directed staff to prepare amendments to the City's regulations regarding temporary outdoor sales events before the 2012 season in response to complaints from Gregor Nursery. The Planning Commission held a Public hearing at their March 13 meeting and recommended approval of an ordinance to extend the timeframe from 50 days to 60 days. The Council adopted the ordinance at the March 20 meeting. Land Use Application Reviews A) Lennar (Brockton Lane) Residential development — south of Hamel Legion Park, east of The Enclave — Lennar has applied for a PUD Concept Plan to develop approximately 50 acres east of The Enclave site with 116 single-family homes. The Planning Commission held a Public Hearing at the February meeting and recommended denial of the PUD Concept Plan as it was presented. The Commission did not feel that the proposal would accomplish the objectives of the Comprehensive Plan or the PUD ordinance. The Concept Plan was presented to the Council at the March 6 meeting, who provided additional feedback and referred the concept back to the Planning Commission. B) Text Amendment — Assisted Living Facilities in Commercial Districts — Around the Clock Home Care — the applicant has requested that the City amend its zoning code in order to permit Assisted Living Facilities in the Commercial -Highway zoning district. Staff has tentatively scheduled this request for a Public Hearing at the April Planning Commission meeting. Planning Department Update Page 1 of 2 April 3, 2012 City Council Meeting C) Marx Conservation Design Subdivision — 2700 and 2900 Parkview Drive — Wally Marx has requested review of a CD-PUD Concept Plan for a subdivision which would allow a density bonus (8 lots) and flexibility to lot size and setback requirements and place a portion of their property into Conservation Easements. The Planning Commission discussed the updated concept plan at their January 10 meeting and recommended approval (w/ Commissioners recommending between 5-7 total lots). The City Council reviewed at the February 21 meeting and asked for a number of changes to the concept plan. The applicant is working on the plans and staff will schedule the item for a City Council meeting when received. D) Pemtom Stage HI/Final Plat — N of Highway 55 and W of CR 116 — The City Council approved the Rezoning, Stage II, and Preliminary Plat at the August 16 meeting. The City Council approved the final plat at the January 17 meeting. The applicant has contacted staff to schedule a pre -construction meeting, with the intention of beginning construction this spring. Additional Projects A) Utility Planning — Planning staff continues to be involved in the analysis of the City's water capital fund and planning related to meeting the current and future construction needs and how this will impact connection fees and user rates. B) Parks Master Plan — Planning staff has provided the Park Commission with background research to assist in their process of creating a more detailed parks and trails plan which takes into account more specific parks/trails needs in context of expected park dedication funding. C) Building Code Enforcement (work w/o permit, lack of fire suppression system) — staff investigated a commercial property where work was conducted without a permit and a different use was initiated which would require a fire suppression system to be installed. The Building Official has worked with the property owner so that necessary permits were pulled and inspections conducted. D) Zoning Enforcement (commercial vehicles on residential property) — staff is responding to a complaint related to the parking of commercial utility trailers on residential property. E) Zoning Enforcement (Hamel Station tree removal) — The City received payment of approximately $13,000 as was required by the agreement related to mitigating the tree loss for this project. The developer will be replacing plants which did not survive next spring. Staff has scheduled an inspection for the end of June in order to check on maintenance progress. Planning Department Update Page 2 of 2 April 3, 2012 City Council Meeting 1 CITY OF MEDINA PLANNING COMMISSION 2 DRAFT Meeting Minutes 3 Tuesday, March 13, 2012 4 5 6 1. Call to Order: Commissioner R. Reid called the meeting to order at 7:00 p.m. 7 8 Present: Planning Commissioners Robin Reid, Kent Williams, Randy Foote, John 9 Anderson, and Victoria Reid. 10 11 Absent: Commissioners Kathleen Martin and Charles Nolan 12 13 Also Present: City Councilmember Elizabeth Weir, City Planner Dusty Finke 14 15 2. Public Comments on items not on the agenda 16 17 No public comments. 18 19 3. Update from City Council proceedings 20 21 Weir updated the Commission on recent activities and decisions by the City Council. 22 23 4. Planning Department Report 24 25 Finke provided an update of upcoming Planning projects. 26 27 5. Approval of the February 14, 2012 Draft Planning Commission meeting minutes. 28 29 Motion by Anderson, seconded by V. Reid, to approve the February 14, 2012 30 minutes as presented. Motion carried unanimously. (Absent: Martin & Nolan; 31 Abstain: Foote) 32 33 6. Public Hearing —Public Hearing — Text Amendment to Chapter 8 of the Medina 34 City Code related to regulations for Temporary Outdoor Sales Events. 35 36 Finke stated that the Council had directed staff to amend the limitation on the amount 37 of time which a temporary outdoor sales event may be held on a property in the City. 38 He mentioned that "tent sales" are an example of one of these events, which are 39 currently allowed for up to 50 days on any property. Finke stated that a property 40 owner had requested that the City extend this timeframe at the 2011 spring business 41 forum. 42 43 Anderson inquired why 60 days was chosen. 44 45 Finke responded that it is really a judgment call for the Commission and City 46 Council, and that various cities allow from 20 days to 90 days. 1 1 2 V. Reid inquired how much time the business owner had requested. 3 Finke replied that he believed they requested 90 days. 4 5 V. Reid stated that she did not mind tent sales and that a nursery tent seems preferable 6 to an empty parking lot. 7 8 Finke noted that other uses may want to host a temporary outdoor sales event. 9 Examples over the past few years included fireworks and "whirly-whool" yard 10 ornaments. He also noted that these tent events could be for the property owner on 11 which the event is located, or the property owner could allow another to use their 12 parking lot area. 13 14 Public Hearing Open at 7:18 p.m. 15 16 No one was present to speak at the hearing. 17 18 Public Hearing Closed at 7:19 p.m. 19 20 V. Reid inquired how long the property owner who requested the change actually 21 operates. 22 23 Finke responded that he believes it is about 75 days. He noted that last year the City 24 allowed them to hold the outdoor sales event on 50 days, but did not count Sundays 25 against them because it was considered part of the flea market that occurs on the 26 property. 27 28 Anderson suggested that the City start with 60 days and re-evaluate. 29 30 The general consensus of the Commission was to recommend 60 days at this time. 31 32 Motion by Anderson, Seconded by V. Reid to recommend approval of the 33 Ordinance Amending Sections 832, 838, and 842 of the Code of Ordinances 34 Regarding Temporary Outdoor Sales Events as prepared by staff. Motion carried 35 unanimously. (Absent: Martin & Nolan) 36 37 38 7. Public Hearing — Text Amendment to Chapter 8 of the Medina City Code 39 related to regulations for Planned Unit Developments. 40 41 Finke stated that most of the amendments proposed by the ordinance were fairly 42 technical in nature and did not have much of a policy impact. Most of these changes 43 are a result of the ordinance being drafted in 1994 and various changes have occurred 44 within state statute since that time; and the City's development pattern has also 45 changed. 46 2 1 He stated that a few of the changes which do have more of an impact included: 1) 2 adding more language regarding protection of natural resources and open space to the 3 purpose section; 2) making the final plan of development stage an administrative 4 approval; and 3) removing the clause which prevents buildings from being closer 5 together than 1/2 of the sum of their heights. Finke noted that some of the standard 6 zoning districts of the City already allow buildings closer together. 7 8 R. Reid inquired if the information about the HOA was covered in other ways. 9 10 Finke confirmed that staff did not believe it was necessary to include in the 11 ordinance. 12 13 Williams suggested that it may be most efficient for the Commission to flip through 14 the ordinance page -by -page. 15 16 Public Hearing opened at7:34 p.m. 17 18 No one was present to speak at the hearing 19 20 Public Hearing closed at 7:35 p.m. 21 22 Williams suggested changing the language in Subd. 8 of Section 827.25 to "that 23 effectuates the objectives." He suggested that this is much stronger than "in harmony 24 with." 25 26 General consensus was to recommend this change. 27 28 V. Reid asked about the density requirement that no stage exceeds 125% of the 29 average. 30 31 Finke replied that the thought would be to prevent a developer from developing a 32 portion of the site very densely and then walking away. He stated that the opposite of 33 this has tended to happen more often and that developers have tended to want to 34 develop the lowest density portion of a master plan. 35 36 Williams suggested that it might be best to build flexibility into it by adding language 37 such as: "unless otherwise agreed by the City." 38 39 General consensus was to recommend this change. 40 41 R. Reid stated that she agrees with striking limitation on front setbacks so that urban 42 or downtown types of developments could occur if the City so desired. 43 44 General consensus was to recommend this change. 45 3 1 Commissioners and staff discussed the concept plan process, including how formal 2 the process should be and whether or not the City should take formal action. 3 4 The general consensus of the Commission was to require Concept Plan review, but to 5 change the language so that it is not an "approval", but rather an opportunity for the 6 Commission and Council to provide comments. 7 8 Commissioners discussed the section of the ordinance related to PUD Evaluation. 9 Finke stated that he believes the most likely scenario where this might come into 10 place is if the City was approving of a multi -phase PUD and wanted to leave open the 11 possibility of making adjustments depending on experience in earlier phases. 12 13 Williams suggested that language be added to the ordinance to allow the City to order 14 additional conditions on these future phases. He suggested leaving the language 15 flexible from the City's perspective. 16 17 Motion by Williams, Seconded by Foote, to recommend approval of the ordinance 18 amending Section 827 of the Code of Ordinances regarding Planned Unit 19 Developments with the changes requested by the Commission. Motion carried 20 unanimously. (Absent: Martin & Nolan) 21 22 8. City Council Meeting Schedule 23 Finke requested a Commissioner to attend the March 20 City Council meeting. 24 25 V. Reid stated that she would check her schedule, and Anderson agreed to attend if 26 Reid could not. 27 28 9. Adjourn 29 Motion by Anderson, seconded by Foote, to adjourn at 8:23 p.m. 30 Motion carried unanimously. (Absent: Martin & Nolan) 4 Agenda Item: 6 MEMORANDUM TO: Planning Commission FROM: Dusty Finke, City Planner DATE: April 5, 2012 MEETING: April 10, 2012 Planning Commission SUBJ: Lennar (US Home Corporation) — PUD Concept Plan — Enclave at Brockton 118 -lots — West of Brockton Ln, south of Hamel Legion Park Review Deadline Complete Application Received: January 18, 2012 Review Deadline: May 17, 2012 (120 -day) Background/Summary of Changes Lennar has requested review of a PUD Concept Plan for a residential subdivision on nine lots located west of Brockton Lane and south of Hamel Legion Park. The applicant proposes to develop the 48.4 acres into 95 single-family residential and 23 detached townhome lots which would be integrated into The Enclave residential development approved in 2011. The Planning Commission reviewed an earlier version of this concept at their February 14 meeting and the City Council reviewed a different version at their March 6 meeting. The Commission was concerned about the lack of diversity in the homes being proposed (especially when only single-family homes were being proposed) and a lack of creativity and protection of open space. The City Council requested additional information on the price of the detached townhomes and expressed a desire that it be a different price point from the single family. The Council also expressed concern about the appearance of the backs of homes towards the park. The Council then referred the concept back to the Planning Commission for review. The applicant has again updated the concept plan in an attempt to follow the comments provided by the Planning Commission and City Council. The detached townhome lots were added on the north end of the site in order to provide additional diversity of housing type, and the arrangement was altered so that there was not a "wall of homes" facing the park. The applicant has also removed one row of lots in the south portion of the site since the Planning Commission last reviewed the concept, and used this space to add more green space between homes. The applicant is proposing that these areas be maintained by the HOA, and may also supplement the stormwater management for the site. Since the Planning Commission last reviewed the concept, the City Council has amended the PUD ordinance. The amendment makes the Concept Plan review less formal, so that the Commission and City Council only need to provide comments on the concept. The Council will not take formal action on the concept, and the Commission does not need to provide a recommendation as a body. Lennar Page 1 of 9 April 10, 2012 Enclave at Brockton — PUD Concept Plan Planning Commission Meeting The northern two parcels (10 gross acres, 9.7 net acres) are guided Medium Density Residential and require a net density of 3.5-6.99 units/acre. The remaining seven parcels (38.4 gross acres, 35.5 net acres) are guided Low Density Residential and require a net density of 2.0-3.49 units/acre. The applicant has requested a PUD (rather than a preliminary plat following standard zoning regulations) primarily because they seek to "blend" the required density of the two distinct land use classifications of the properties (Medium Density and Low Density) and in order to accommodate the detached townhome lots which are narrower that permitted under the City's standard zoning. Looking at each of the land uses individually, the Comprehensive Plan would require 3.5 units/acre on the northern 10 acres and 2.0 units/acre on the remaining 40 acres. The proposal does not meet the required 3.5 units/acre on the northern 10 acres of the site, but does provide the minimum amount of units required by the City's land use plan by increasing the density in the south portion of the site. The primary policy question at hand is whether this type of arrangement is consistent with the City's Comprehensive Plan and if it is consistent with the objectives of the purposes and intent of the PUD ordinance. Applying the City's standard zoning regulations, the southern seven parcels would be zoned R-1, which requires a minimum 11,000 sq. ft. lot with a 90 -ft lot width. The northern two parcels could be zoned R-2 or R-3. The R-2 district allows single-family or two-family homes with a minimum 8,000 sq. ft. lot with a 60 -ft width (for single-family). The R-3 district would allow townhome or multi -family development. The existing properties are developed with large -lot residential, with the exception of the northwestern parcel, which is vacant. An aerial of the subject properties can be found below: Page 2 of 9 Lennar Enclave at Brockton — PUD Concept Plan April 10, 2012 Planning Commission Meeting Vegetation is predominantly turf grass, although there are small tilled areas on two of the parcels. It appears that there are three wetland basins on the properties, the largest of which is located on the southwest corner of the site. Surrounding land uses include Hamel Legion Park immediately to the north, rural residential properties to the south, the Enclave development site to the west, and rural property in the City of Plymouth to the east (which is planned for future residential development). Purpose of PUD Regulations According to Section 827.25. of the City Code: "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: Subd. 1. Innovations in development to the end that the growing demands for all styles of economic expansion may be met by greater variety in type, design, and placement of structures and by the conservation and more efficient use of land in such developments. Subd. 2. Higher standards of site and building design. Subd. 3. The preservation, enhancement, or restoration of desirable site characteristics such as high quality natural resources, wooded areas, wetlands, natural topography and geologic features and the prevention of soil erosion. Subd. 4. Innovative approaches to stormwater management and low -impact development practices which result in volume control and improvement to water quality beyond the standard requirements of the City. Subd. 5. Maintenance of open space in portions of the development site, preferably linked to surrounding open space areas, and also enhanced buffering from adjacent roadways and lower intensity uses. Subd. 6. A creative use of land and related physical development which allows a phased and orderly development and use pattern and more convenience in location and design of development and service facilities. Subd. 7. An efficient use of land resulting in smaller networks of utilities and streets thereby lower development costs and public investments. Subd. 8. A development pattern that effectuates the objectives of the Medina Comprehensive Plan. (PUD is not intended as a means to vary applicable planning and zoning principles.) Subd. 9. A more desirable and creative environment than might be possible through the strict application on zoning and subdivision regulations of the City." Lennar Page 3 of 9 April 10, 2012 Enclave at Brockton — PUD Concept Plan Planning Commission Meeting Comprehensive Plan As mentioned previously, the two northern parcels are guided Medium Density Residential and the remaining parcels are guided Low Density Residential. The Comprehensive Plan defines these uses as follows: Low Density Residential (LDR) identifies residential land uses developed between 2.0 units per acre and 3.49 units per acre which are served or are intended to be served by urban services. The primary use in this area is single-family residential development. The areas designated for low density residential uses are located near to existing low density residential uses, natural resources and provide a transition between higher density residential districts and the permanent rural areas of the community. Medium Density Residential (MDR) identifies residential land uses developed between 3.5 units per acre and 6.99 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, and row homes. This designation provides a transition area between the commercial and retail uses along the TH 55 corridor and the single-family uses. The following table summarizes the density proposed: Parcels Gross Acres Net Acres Minimum Density Minimum Units Proposed Units Proposed Density Medium Density Residential Herwig 5.11 4.84 3.5 16.92 12 2.48 Mattson 4.89 4.89 3.5 17.12 13 2.66 MDR Total 10 9.73 34.04 25 2.57 Low Density Residential Johnson 5.07 4.60 2 9.20 14 3.04 Leuer 5.08 5.07 2 10.14 13 2.56 Junnu 4.48 4.48 2 8.96 9 2.01 Etzel 5.06 5.06 2 10.12 12 2.37 Oare 5 4.74 2 9.47 14 2.96 Zahhos 4.97 4.56 2 9.11 14 3.07 Echtenkamp 6.86 5.01 2 10.03 14 2.79 Navajo Road 1.88 1.54 2 3.09 3 1.94 LDR Total 38.4 35.06 70.13 93 2.65 Total 48.40 44.79 104.17 118 2.63 As proposed, the MDR parcels would have a net density of 2.57 units/acre. This portion of the site would not fall within the required density range of the Comp Plan standing on its own. However, the concept does provide more than the minimum number of units which would be required if each portion of the property were developed with the required density. The Comprehensive Plan establishes 21 objectives for Residential Uses served by urban services. The following are the objectives staff found most relevant, and the entire list can be found on pages 14 and 15 of Chapter 5. Consider exceptions to or modifications of density restrictions for developments that protect the natural features or exceed other standards of the zoning district. Lennar Page 4 of 9 April 10, 2012 Enclave at Brockton - PUD Concept Plan Planning Commission Meeting Allow for a variety of housing types with a range of economic affordability in the urban residential areas. 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. Require standards for site improvements that ensure compatibility with adjacent residential areas. 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. Proposed Site Layout The applicant proposes 76 lots with a width of 75 feet, 19 lots with a width of 90' feet on the south end of the development, and 23 detached townhome lots with a width of 57' on the north end of the development. Following are the setbacks proposed by the applicant: 90' single family lots 75' single family lots 57' detached townhome lots Front Yard Setback 25 feet 25 feet 25 feet Front Yard Setback (garage) 30 feet 30 feet 25 feet Side Yard Setback -combined 20 feet (10 & 10) 15 feet (10 & 5) 15 feet (7.5 & 7.5) Side Yard (corner) 25 feet 25 feet 25 feet Rear Yard Setback 30 feet 25 feet 25 feet Max. Hardcover 40% 50% The PUD process allows the City to grant flexibility to the standard zoning and lot requirements, provided the proposal is consistent with the Comprehensive Plan, meets relevant City objectives, and is consistent with the purposes of the PUD ordinance. Staff believes that minimum required side -yard setbacks can have a large impact on the perception of density. The applicant is proposing 75' -wide lots for much of the Low Density Residential property. These homes will be 15 feet apart (10' setback from one lot line, 5' from the other). Additionally, the applicant has requested that the 90 -foot wide lots be allowed a 10 - foot side setback. The R-1 zoning district, which is intended to meet the objectives of the LDR land use, requires 25 feet between homes. For the sake of comparison, many of the homes in Cherry Hill are separated by 15 feet, the homes in Bridgewater are separated by 20 feet, and the twinhomes in Medina Highlands are separated by 25 feet. The applicant argues that the green -spaces proposed behind homes reduce the perception of density better than an additional 5 or 10 feet between homes. The proposed concept exceeds the minimum number of units for the combined properties by approximately 14 units, so there are more 75' lots proposed in the south part of the site than would be necessary to "make up" the lack of density on the MDR properties. If the Commission Lennar Page 5 of 9 April 10, 2012 Enclave at Brockton — PUD Concept Plan Planning Commission Meeting and Council believe the density is higher than preferred in the LDR portion of the site, the site plan could be changed in a number of ways, such as: 1) requiring all lots adjacent to Brockton to be 90' wide; 2) increasing the amount of common open spaces between lots. Wetlands and Floodplains It appears that there are three wetland basins on the properties, the largest of which is located on the southwest corner of the site. Wetlands will be required to be delineated prior to Preliminary Plat. The site plan has been updated to reduce wetland impacts for two of these wetland basins. The concept proposes to completely filling the wetland (approximately 7,000 square feet) in the area of proposed lot 59. The applicant questions if the pond in the area of lot 59 is wetland or an exempt wetland. This will be determined through a wetland delineation in the spring. If this area is determined to be wetland, staff recommends that wetland impacts be reduced. FEMA identifies a floodplain adjacent to the large wetland in the southwest corner of the site. The floodplain location appears to extend into the area proposed to be developed, although a base flood elevation has not been established. However, a lowest lot elevation of 1000.3 was determined by FEMA on the Enclave site. The applicant does not propose to develop below this elevation, so there will likely not be impacts, but staff recommends that the applicant obtain necessary map amendments to clarify the floodplain location prior to Preliminary Plat. Streets The applicant proposes 28 -foot wide streets within the subdivision with a right-of-way width of 50 -feet. This is consistent with The Enclave and The Fields of Medina. The applicant proposes a westerly street connection to The Enclave development in the north portion of the subject site. This is proposed to replace the extension of Navajo Road in the south portion of the Enclave site. The Planning Commission and City Council should discuss if shifting this street connection is acceptable. The new alignment would reduce tree impacts and result in a shorter road segment. In order to connect to the road in the existing Enclave project, the applicant proposes to replace one of the lots with a street connection and to relocate this lot to the south end of the development. This lot would encroach within the conservation area which is to be deeded to the City and is not planned for residential development. This would likely require a Comprehensive Plan Amendment, so staff recommends that the relocated lot be located in a way which will not encroach into the conservation area. The applicant does not propose improvements to Brockton Lane. The City Engineer recommends that the applicant prepare a traffic study to confirm that no improvements are necessary along Brockton from Hamel Road to Medina Road. Staff recommends that the southern access point onto Brockton Lane be evaluated in terms of sightlines, and also that two or more of the "T" intersections be lined up in order to reduce the number of intersections within the neighborhood. Sewer/Water The applicant proposes to extend sewer and water mains from the Enclave project to serve this site. The City Engineer has provided a number of comments related to the proposed utility plan Lennar Page 6 of 9 April 10, 2012 Enclave at Brockton — PUD Concept Plan Planning Commission Meeting to be addressed on submission of a preliminary plat including: 1) increase watermain size for main loop to 12" as shown in the Comprehensive Plan; 2) connect watermain to the existing system in Hamel Legion Park; 3) work with Public Works Superintendent to identify potential location for future municipal well. City ordinances do not allow water from the municipal system to be used for lawn irrigation systems. Staff recommends that plans that accompany the preliminary plat include provisions for irrigation. Stormwater/LID Review Because this is a concept plan, the applicant has not submitted drainage calculations. The plan identifies conceptual stormwater pond locations, but does not identify improvements which would meet the City's volume control requirements. The Preliminary Plat/General Plan submittal should include calculations to show that proposed improvements are consistent with the City's Surface Water Management Plan and Stormwater Management ordinance and meets volume control and rate control standards. Public Works and the City Engineer strongly recommend that the City require a separate pipe system into which foundation draintiles can discharge. The applicant proposes to mass -grade the site in order to raise street locations and to create walkout lots, which will require the removal of most of the trees in the interior of the property. These trees appear to be mostly planted tree -lines, although a couple of larger stands are located in the southeast corner of the site. Staff recommends that the Preliminary Plat/General Plan submittal include a tree preservation plan consistent with City code and that trees be preserved to the greatest extent practical, especially along the perimeter of the site to supplement buffering. Buffer Yards and Landscaping The concept plan submittal did not include substantial information related to landscaping. Standard City ordinances would require two trees per single-family lot and would require bufferyards with a 0.3 opacity along the southern and eastern perimeter of the development site. Staff recommends that a bufferyard also be required along the northern perimeter of the site adjacent to Hamel Legion Park with an opacity of 0.3. Park Dedication The applicant proposes an off -road trail connection along the northeast of the site from Hamel Legion Park to the northern entrance of the development and a trail connection from the south end of the development through the conservation area to connect to the sidewalk in the Enclave. The applicant does not propose additional park improvements. The proposed site is adjacent to Hamel Legion Park and approximately 1/4 mile from Hunter Lions Park. Staff does not believe additional park property should be dedicated. The City's Trail Plan identifies a Moderately -High priority trail along Brockton Lane, connecting Hamel Legion Park to Medina Road. However, the plan states: "this trail will need Lennar Page 7 of 9 April 10, 2012 Enclave at Brockton — PUD Concept Plan Planning Commission Meeting to be coordinated through Plymouth because it will be located on their east side of the road and used to serve Plymouth's planned high density neighborhoods just east of Hamel Legion Park." The proposed trail would create the ability to cross the trail connection from the east side of Brockton to Hamel Legion Park at an intersection. The Park Commission and City Council will discuss if further trail connections should be required. Pedestrian Circulation The applicant proposes a sidewalk on one side of the interior streets for pedestrian circulation. This sidewalk is proposed to connect to the sidewalk in the Enclave development. Review Criteria/City Discretion The City has a great deal of discretion in reviewing a PUD. The decision requires rezoning to a PUD district, a legislative act with the greatest level of discretion. According to Section 827.27 of the City Code "If the [City] determines....that the project does conform with the overall intent and purpose of this Section, it may approve a PUD." In order to approve of the PUD, the City should determine that it is consistent with the Comprehensive Plan and other relevant policies (even if it is not consistent with some specific standards of the zoning code). The City should also determine that the PUD process is accomplishing one or more of the purposes referenced on pages 3-4. Staff Recommendation Staff recommends that the Planning Commission begin by discussing the primary policy question: "blending" the density so that the minimum density is not met in the Medium Density Residential portion of the site and making up the minimum number of units by decreasing the lot size in the Low Density Residential portion of the site. If the Commission believes that the results of the proposal (including the "blended" density, the narrower "detached townhome units," the reduced setbacks between single-family homes along with the increased green space behind the homes) are consistent with the objectives of the Comprehensive Plan and the purposes of the PUD ordinance, the Commission should provide such comments to the applicant and recommend any suggested changes to the plan that could be incorporated during the subsequent General Plan of Development. If the Commission believes that the proposal is not consistent with the objectives of the Comprehensive Plan and the purposes of the PUD ordinance, the Commission should provide this comment, and make recommendations for changes which may increase the consistency. Staff has provided the following comments on the concept plan: 1. The proposed 90 -foot wide lots shall require a minimum side yard setback of 10 feet. All other standards of the R-1 zoning district shall apply unless modified by the General Plan of Development. (note: this is consistent w/ what is being requested by the applicant). 2. The proposed 75 -foot wide lots shall meet the standards of the R-2 zoning district. (note: this is consistent w/ what is being requested by the applicant) Lennar Page 8 of 9 April 10, 2012 Enclave at Brockton — PUD Concept Plan Planning Commission Meeting 3. The proposed 57 -foot wide lots shall require a minimum lot width of 55 -feet, minimum side yard setbacks of 7.5 feet, and a minimum front yard setback of 25 -feet. All other standards of the R-2 zoning district shall apply unless modified by the General Plan of Development. (note: this is consistent w/ what is being requested by the applicant) 4. The site layout shall be updated to break-up the appearance of homes from Brockton Lane 5. No two-family dwellings shall be permitted within the Low Density Residential land use. 6. The General Plan of Development/Preliminary Plat shall reduce wetland impacts, especially related to the creation of lots. 7. The applicant shall obtain necessary floodplain map amendments in order to verify that no development will occur within a floodplain and that no impacts will occur. 8. No residential development shall be permitted within the Conservation Area of The Enclave at Medina development site, so the lot proposed to be relocated to this location shall be moved or removed. 9. The southern access point to Brockton Lane shall be evaluated for sightlines and relocated as necessary for traffic safety. 10. The number of "T" intersections within the development shall be reduced by lining up and creating four -legged intersections. 11. The applicant shall provide a traffic study along with the General Plan of Development/ Preliminary Plat which analyzes the need for improvements to Brockton Lane from Hamel Road to Medina Road. This study shall include planned development in the area, including in the City of Plymouth in order to determine if any improvements are necessary adjacent for the development entrance road intersections. 12. All comments of the City Engineer and Fire Marshal shall be addressed at the time of General Plan of Development/Preliminary Plat application. 13. The General Plan of Development/Preliminary Plat application shall include a tree preservation plan which includes replacement as required by the Tree Preservation ordinance. Trees on the site shall be preserved to the greatest extent practical, especially along the perimeter of the site where they can supplement buffering. 14. Landscaping and bufferyards shall be reviewed at the time of General Plan of Development/Preliminary Plat application and shall, at a minimum, meet City ordinance standards. 15. The applicant shall construct the southern trail connection to The Enclave development site and the northern trial connection to Hamel Legion Park. 16. The applicant shall obtain approval vacation of rights -of -way and easements on the underlying property and shall meet the requirements of the City Attorney related to title issues. 17. The applicant shall submit an application for approval of a General Plan of Development within 180 days of review of the PUD Concept Plan. 18. The applicant shall pay to the City a fee in an amount sufficient to reimburse the City for the cost of reviewing the concept plan and other relevant documents. Attachments 1. City Engineer comments dated 1/25/2012 2. Fire Marshal comments dated 1/16/2012 3. Narrative from Applicant 4. Promotional Materials submitted by applicant 5. Updated Concept Plan received by the City 3/21/2012 Lennar Page 9 of 9 April 10, 2012 Enclave at Brockton — PUD Concept Plan Planning Commission Meeting ATTACHMENT 1 - City Engineer comments WSB Engineering • Planning • Environmental • Construction aY .-..ciuMs. hu. January 25, 2012 Mr. Dusty Finke Planner City of Medina 2052 County Road 24 Medina, MN 55340-9790 Re: City Project: Brockton Lane Properties, L-12-078 WSB Project No. 02065-060 Dear Dusty: 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763-541-4800 Fax: 763-541-1700 We have reviewed the Brockton Lane Properties PUD Concept Plan dated January 6, 2012. We have the following comments regarding engineering matters: 1. If this project moves forward a wetland delineation should be submitted for review and approval. A wetland mitigation plan should also be submitted if the impacts to the wetlands require mitigation. 2. Future plans should show the proposed construction phasing. 3. The City does not allow irrigation from the municipal water system. Plans should include proposed alternative irrigation systems. 4. The City is considering a new municipal well in this area. Currently the City has developed a well field in the Hamel Legion Park north of this site. The applicant should discuss with the public works superintendent the possibility of locating a municipal well on the Brockton Lane Properties site. 5. The City's 2010 — 2030 Comprehensive Plan identifies a 12" water main between Hunter Drive and Brockton Lane. The plans should be revised to change the southerly water main from 8" to 12". The 12" water main should be stubbed to the south lot line of Lot 45 for future extension to the south. The 12" water main should be extended northerly and connect with the existing city water main north of the existing pump house in the Hamel Legion Park. 6. Drainage calculations and a drainage area map should be submitted with future plans. The applicant should plan on meeting the City's minimum storm water requirements that include rate control and volume control (infiltrating the first 1" of rainfall). The proposed drainage system should include innovative BMP's to the extent possible. The grading plan should provide at least 2 -feet of freeboard between the lowest exposed opening and the associated emergency overflow (EOF) for both storm sewer systems and pond HWL's. Minneapolis • St. Cloud Equal Opportunity Employer Brockton Lane Properties January 25, 2012 Page 2 7. The sanitary sewer entering the east side of the sanitary manhole located between Lot 104 and Lot 80 is at a relatively steep grade. Final plans should consider installing an outside drop in this location. 8. The proposed basement elevation on Lot 35 appears to be too low to be served by gravity from the proposed sanitary sewer. The sewer or proposed basement elevation should be revised to allow a gravity service. 9. The City should consider whether the proposed subdivision will require any improvements to Brockton Lane and, if so, how those improvements are financed. The applicant should complete a traffic study to help identify any necessary street improvements. 10. The city will require a gravity footing drain system to allow for collection of sump discharges. This system will be installed adjacent to the proposed sanitary sewer system at a similar depth. 11. Adequate Brockton Lane right-of-way should be dedicated as part of this plat where necessary. 12. The City should review these plans with the City of Plymouth to coordinate street and utility improvements and discuss any possible shared services. Sincerely, WSB & Associates, Inc. /OW Tom Kellog METRO WEST INSPECTION ATTACHMENT 2 - Fire Marshal comments Loren Kohnen, Pres. January 16, 2012 TO: Debra Peterson FROM: Loren Kohnen 0/, �( RE: 116 Housing Units West Side of Brockton Lane South of Hamel/Medina Park PUD CONCEPT PLAN (763) 479-1720 PAX (763) 479-3090 Mtrowst76@aol.com I have received the Concept Plans. Concerns and code requirements: 1) There are areas the hydrant spacing is not being met. 2) Narrow street widths. Parking is going to be allowed only on one side, but for some reason if this would not be followed and cars did get parked on both sides, emergency vehicles could not pass through. There is very limited parking on the street and at certain times people may have to park a block away. 3) Where are the mailboxes to be located? If they are at each lot, this would cut down street parking by about one half. 4) The cul-de-sac shown does not meet code. Ninty-six ft. (96') minimum is required. 5) In this area there is a very high water table, 12" to 18" below the surface in Spring. The foundation and basement should drain to a separate system.similar to Medina Morningside. This would take care of problems and expense that the City may have in the future with the water entering the sanitary sewer system.. We have to remember these lots'are narrow with homes not to far apart. LK:jg Box 248, Loretto, Minnesota 55357 March 26, 2012 Honorable Mayor Tom Crosby and City Council City of Medina 2052 County Road 42 Medina, MN 55356 RE: Enclave at Brockton, revised concept Dear Honorable Mayor Crosby and City Council; The purpose of this letter is to highlight the changes we have made to the concept plan reviewed by the City Council on March 6, 2012. The changes were made based comments that came out of the Council review. 1.) Housing types We have had the opportunity to further evaluate the market to determine appropriate housing types and pricing. We feel the housing blend offered in the Enclave at Brockton combined with the original Enclave will provide the City of Medina with a dynamic variety of housing at prices that are not readily available within the City. Single level, townhomes will offer a housing option for the empty nester that is ready to downsize or go to maintenance free, but is not ready to move into a larger facility such as the Gramercy building. The below chart demonstrates the target market and suggested pricing levels. As noted, the detached townhomes near the park will start with prices in the upper $200's. Product Target Market Price Homesite size Row Townhome Lifestyle Townhome Landmark Heartland Premium First time buyer Empty Nester - Divorcee Young Family 1st Move up 2nd Move up Low $200's Upper $200's Low $400's Low $500's Mid $600's 32' X 32' 57' X 120 ' 65' X 120' 75' X 130' 90' X 135' Enclave (at Hunter) 41 0 55 16 40 Enclave (at Brockton) 0 23 0 76 19 Total Homes 41 23 55 92 16305 36th Ave N • Suite 600 • Plymouth, MN 55446-4270 59 LENNA .COM 2.) Site lines to park We have thoughtfully addressed the concerns raised by the 'wall of homes' adjacent to the City Park. Our previous plan had eleven (11) detached townhomes that would back directly to Hamel Park. The new plan has reduced that to four (4) with additional open space and a curvilinear street. In doing so we were also able to eliminate the concern over the straight road 'cut through' between Hunter Drive and Brockton Lane. The new layout will be more conducive to low traffic speeds between the two North/South roadways. The visual impact from the park will be reduced by the open space corridor. Our detached townhomes are one story in height which will help limit vertical intrusion. Side yards setbacks will maintain a minimum 15 ft separation between homes. We are still evaluating topography to determine weather or not they will be look outs or walk outs. That information will be determined in the Preliminary Plat stage. Additionally, we have reserved a large area adjacent to Hamel Park for private use through the Encalve homeowners Association. 3.) Open Space Wetlands and Tree Preservation The revised concept continues to focus on retaining open space. Within the (approximately) 50 acre site the new plan includes; 10.85 acres of open space, 2.18 acres of wetland, and .54 acres for a homeowners association amenity. The total `green' area is 13.57 acres or 27% of the site. Back yards within a lot are in addition to this calculation. Based on current information we believe the revised concept has allowed us the ability to avoid wetland impacts. The previous plan included a wetland impact occurring in the North West corner. That impact has been eliminated by the reconfiguration of the road layout. Wetland delineation information will be submitted with the Preliminary Plat. Each owner of the nine property owners has rightfully made improvements on their property including the construction of houses, sheds, driveways, and swimming pools. In doing so, trees have been planted throughout the site to provide various forms of buffering. It is our intention to take advantage of existing trees where practical to supplement the landscape plan for the Enclave at Brockton. Based on aerial photos it appears there will be opportunity to save large stands of evergreens along Brockton Lane, the South property line, and within some of the open space areas. Where feasible, trees will be evaluated for relocation throughout the site. Additional information relating to tree preservation and landscape planning will be provided with the Preliminary Plat submission. 4.) Site topography We will continue to study the topographic arrangement of lots as we move into the preliminary plat stage. At this point, we have not collected enough information to determine the number of Walkouts, Lookouts, and Flat homesites there will be. In general, the Enclave at Brockton starts at a higher elevation then the original Enclave (Former Holasek property). There will be much less area affected by water table issues. As a result, topography will not need to be altered to the same extent, artificially pushing homes and streets up in the air as was necessary on the original Enclave. More details on topography changes will be available with the Preliminary Plat submission. 16305 36th Ave N • Suite 600 • Plymouth, MN 55446-4270 AR 5.) Brockton Lane Traffic A traffic study will be conducted with the Preliminary Plat. There have been concerns raised with congestion on Brockton Lane, particularly during the baseball season when Hamel Park is heavily used. Please keep in mind that is an issue that already exists and is not caused by this application. We will have more information relating to Brockton Lane with the Preliminary Plat submission. We hope you will find our revised concept has addressed the site plan concerns highlighted by the Planning Commission and City Council and look forward to your approval that will allow us to move to a Preliminary Plat. Feel free to contact me if you have questions or comments. Befit regards, e Jablonski Land Development Area Manager Lennar Corporation Cc: Dusty Finke, City Planner (via email) 16305 36th Ave N • Suite 600 • Plymouth, MN 55446-4270 LENNAR.COM The Enclave at Brockton City of Medina Introduction U.S. Home Corporation, d/b/a Lennar is excited for the opportunity to expand our land holdings within the City of Medina. Our proposal includes 118 homes that will integrate with the Enclave community to provide the City of Medina a cohesive neighborhood that offers a wide variety of housing opportunities that the City of Medina will be proud of. Property Description Located to the West of Brockton Lane, adjacent to the South end of Hamel Park the site consists of nine parcels varying in size to a total of approximately 50 acres. The property generally consists of land suitable for residential development with easy access to Brockton Lane. Evidence of small wetlands exist on the Western boundary as well as a large complex in the South West corner of the site. Each owner of the nine property owners has rightfully made improvements on their property including the construction of houses, sheds, driveways, and swimming pools. Because of this, the natural characteristics of the site are limited. Topography is relatively flat throughout and geologic features are non-existent. • Surrounding Land Uses and zoning within 1000 feet The areas immediately surrounding the site are made up of predominately single family detached housing with varying densities. The Enclave is immediately to the West. Immediately to the South is Rural residential land that is not currently included within the City of Medina's 2030 MUSA boundary. City Park is immediately to the North. To the East, Brockton Lane serves as the boarder between the City of Medina and the City of Plymouth. Ryland Homes has recently submitted an application to the City of Plymouth for single family homes to the East of the Enclave at Brockton. City Standards • Land Use Guide Plan designation and Zoning Classification The Land Use guide plan identifies the area for two uses. Approximately ten acres immediately adjacent to the City park are identified for Medium Density Residential at 3.5 — 6.99 units per acre. The remainder is identified for Low Density Residential at 2.0 — 3.49 units per acre. We are proposing to use the PUD process designed to allow flexibility to accomplish density blending over the entire site. Based on the existing land use designations there would need to be a minimum of 34 units on the Northern most 10 acres and 70 units across the remainder. Although not in support of original site plan the Planning Commission did support the density blending concept and the use of the PUD process. PUD Justification and Lot description City code established the PUD process to allow flexibility in site planning and development. The below section demonstrates how we feel the Enclave at Brockton meets the intention of a PUD. Subd.1. Innovation 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. This is achieved through the blending of densities from North to South. We are offering three distinct lot types that will allow for multiple house types, sizes, and price points. The higher density section along the park is designated for our Lifestyle product. The Lifestyle experience includes a single level (with basement) detached townhome that has historically been popular with empty nesters. The Enclave at Brockton is designed to fulfill the void in 75' wide lots that hits a target market for medium priced single family detached homes. When paired with the Enclave (at Hunter) Lennar will have contributed a wide range of lot sizes, house types, price points and target demographic in one location in a cohesive neighborhood. The below table demonstrates the diversification of lot sizes and target markets. Product Target Market Homesite size Enclave (at Hunter) Enclave (at Brockton) Row Townhome Landmark Heartland Premium Lifestyle Townhome First time buyer Young Family 1st Move up 2nd Move up Empty Nester - Divorcee 32' X 32' 65' X 120' 75' X 130' 90' X 135' 57' X 120 ' 41 55 16 40 0 0 0 52 37 29 Total Homes 41 55 68 77 29 The use of a community irrigation system (with appropriate watering restrictions) that recycles water from stormwater ponds will be included to conserve the need for municipal water. Subd.2. Higher standards of site and building design through the use of trained and experience land planners, architects, landscape architects, and engineers. Lennar has drawn on the knowledge of its highly regarded consultants and experienced in-house staff to create a plan that follows the guidelines set forth in the City's Comp plan and responds to comments and suggestions made by Planning Commission members and City staff. Subd.3. More convenience in location and design of development and service facilities. The site will be served by municipal infrastructure and has been designed in a manner that will lower public investment. Pedestrian connections are included to provide residents easy access to public parks and downtown Hamel (through Lions Park). At the request of City Staff cul-de-sacs and center islands have been avoided eliminating concerns relating to snow storage and removal. Vehicular circulation routes on public streets will provide easy access for emergency vehicles. Subd.4. The preservation and enhancement of desirable site characteristics such as natural topography and geologic features and the prevention of soil erosion. The 50 acre site is made up of nine parcels of land each with a separate owner. Each owner has rightfully made improvements on their property including the construction of houses, sheds, driveways, and swimming pools. Because of this, the natural characteristics of the site are limited. Topography is relatively flat throughout and geologic features are non-existent. To address this issue we have integrated a series of natural corridors to help break up walls of homes and create meaningful transition between homesite types. Wetlands impacts will be avoided where possible and open space will be preserved along the City's conservation easement area to the West. Prevention of soil erosion will be addressed by incorporating engineering design standards related to ponding and the treatment of Storm Water and with our Storm Water Pollution Prevention Plan (SWPPP) to be submitted with construction drawings. Subd S. A creative use of land and related physical development which allows a phased and orderly development and use pattern. Site planning has allowed for the ability to phase the project through orderly development. A phasing plan will be submitted at the next stage with the General Plan. Subd.6. An efficient use of land resulting in smaller networks of utilities and streets thereby lowering development costs and public investments. We have thoughtfully created networks of streets that are efficient and maintain open space without sacrificing lot areas. The site will be served by municipal infrastructure and has been designed in a manner that will lower public investment. Reduced side yard setbacks allow for more efficient use of land resulting in shorter stretches of road per home. We are also proposing 50' rights of way to match the existing Enclave neighborhood. The 50' rights of way allows for lower impervious surface and less stormwater runoff, reducing the environmental impacts of development. At the request of City Staff cul-de-sacs and center islands have been avoided eliminating concerns relating to snow storage and removal. Subd 7. A development pattern in harmony with the objectives of the Medina Comprehensive Plan The Enclave at Brockton beautifully fulfills the objectives of Medina's comprehensive plan by generally following its land use designations while maximizing green space through the incorporation of density blending through the PUD process. As designated by the Land Use Plan our highest density is on the Northern -most portion of the site along the park, The plan then thoughtfully transitions into 75' wide homesites through the central portion of the site then to 90' wide homesites at the South end. Each homesite size transition is broken up by an open space corridor that will be landscaped with trees and low maintenance vegetation. Subd.8. A more desirable and creative environment that might not be possible through the strict zoning and subdivision regulations of the City. Following the PUD process allows the flexibility to include our single level lifestyle detached townhomes which do not currently have an applicable zoning standard. Flexibility through the PUD also allows the ability to preserve 20% of the land as open space while meeting the City's density requirements (based on a blended average). Timing The Planning Commission questioned the timing of this proposal and why it is pertinent now when the Enclave is just starting. Development of the Enclave 1st addition brought public infrastructure capacity within a reasonable distance to the properties included in this application. Prior to the Enclave these properties could have been considered premature as it was not financially feasible to bring sewer to the site as an assemblage, let alone as stand alone projects. With the anticipated success of the Enclave Lennar recognizes the opportunity to expand into the creation of a cohesive neighborhood with potential to market several housing types and price points simultaneously. Homeowners Association(s) The intent is for this to be included in the Enclave Master HOA. Flexibility was allowed in the creation of the original Enclave association allowing for the expansion to include additional areas. The Master Homeowners Association was established to maintain commonly owned elements of the neighborhood. A Sub -association will be created for the lifestyle (detached townhomes) series. Exterior improvements (including the building, driveways, landscape and sod) in the Lifestyle neighborhood will be maintained by the sub -association. Neighborhood Meetings Existing residents surrounding the Enclave at Brockton property are very important to the success of the Community. As of the date of this application a neighborhood meeting has not been held. It is our intent to do so after receiving feedback from the City of Medina. Summary Lennar has a long history of building successful Communities throughout the Metro area. We are very excited for the opportunity that lends itself through the careful development of this fantastic assemblage of properties. We are optimistic Council will recognize the efforts we have made to address the concerns of the Planning Commission and City staff and look forward to favorable support. Project Team Developer: U.S. Home Corporation Builder: Lennar Corporation Primary Contact: Joe Jablonski Planner/Engineer/Surveyor: Sathre-Bergquist, Inc. Architect : Lennar; in-house with outside consultation Wetland Specialist: TBD with General Plan Landscape Architect: TBD with General Plan Legal Council: Leonard Street and Deinard, PA Association Manager: Community Development, Inc. HEARTLAND COLLECTION Weston 1 Story' 2 Bedrooms 12 Baths 1 3 -Bay Garage 2,498 Sq, Ft. Total First Floor Owner's Suite 15'-8'x 15'-8 TRAY VAULT CLG Owner's Bath 00 Joset 0 Closet Great Room 1 1 ' CLG DN Bedroom 2 1 1'-5" Bath� v�41-5-Nii 9 Study Foyer 10'CLG Porch Nook 9'-8'x 18'-6• Dining 13'-I"x 12-0" r nv yJ Kitchen -r 13'-1"x 17--3' i; Y--1 REF. PAN IR dr Laundry Mud Room loset BENCH 3 Car Garage 30'-6' x 21'-6' 0 r -1 Lower Level LENNAR.COM 16305 36th Aveenue. N., Suite 600, Plymouth, MN 55446 952-249-3000 Plans and elevations are artist's renderings and may contain options, which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air" or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Copyright ® 2011 Lennar Corporation. Lennar and the Lennar logo are registered service marks of Lennar Corporation and/or its subsidiaries. 5/11 LENNAR- 2 Stories 1 4 Bedrooms i 4 Baths i 3 -Bay Garage 2 Stories 4 Bedrooms 14 Baths 13 -Bay Garage 3,416 Sq, Ft. Total First Floor Opt. Gourmet Kitchen Second Floor LENNAR.COM 16305 36th Avenue N., Site 600, Plymouth, MN 55446 - 952-249-3000 Plans and elevations are artist's renderings and may contain options, which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air" or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Copyright © 2011 Lennar Corporation. Lennar and the Lennar logo are registered service marks of Lennar Corporation and/or its subsidiaries. 5/11 LENNAR First Floor 2 Stories Optional Gourmet Kitchen Nook 16O x I2'-2' Kitchen 16'O' x 8'b' OVEN 4 Bedrooms 14 Baths 1 3 -Bay Garage 3,396 Sq. Ft. Total Second Floor Optional Glass Panel on Tub Deck LENNAR.COM 16305 36th Avenue N., Suite 600, Plymoutn MN 55446 952-249-3000 Plans and elevations are artist's renderings and may contain options, which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air" or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Copyright ® 2011 Lennar Corporation. Lennar and the Lennar logo are registered service marks of Lennar Corporation and/or its subsidiaries. 5/11 LENNAR YAM., The VonUcello 2 Stories 14 Bedrooms 13 Baths 13 -Bay Garage 3,075 Sq. Ft. Total First Floor Opt. Gourmet Kitchen Second Floor LENNAR.COM 16305 36th Avenue N., Suite 600, Plymouth, MN 55446 952-249-3000 Plans and elevations are artist's renderings and may contain options, which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air" or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Copyright ® 2011 Lennar Corporation. Lennar and the Lennar logo are registered service marks of Lennar Corporation and/or its subsidiaries. 5111 d„um LENNAR 2 Stories 14 Bedrooms 13 Baths 13 -Bay Garage 2,959 Sq, Ft. Total First Floor Opt. Gourmet Kitchen Second Floor Owner's Suite LENNAR.COM 16305 36th Avenue N., Suite 600, Plymouth, MN 55446 952-249-3000 Plans and elevations are artist's renderings and may contain options, which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air" or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Copyright ® 2011 Lennar Corporation. Lennar and the Lennar logo are registered service marks of Lennar Corporation and/or its subsidiaries. 5!11 LENNAR 4 Bedrooms l 3 Baths l 3 -Bay Garage 2,858 Sq. Ft. Total 2 Stories 4 Bedrooms 13 Baths 13 -Bay Garage 2,858 Sq. Ft. Total First Floor Second Floor Opt. Gourmet Kitchen 3 Car Garage 29.5 2 ! LENNAR.COM 16305 36th Avenue N., Suite 600, Plymouth, MN 55446 952-249-3000 Plans and elevations are artist's renderings and may contain options, which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air" or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Copyright © 2011 Lennar Corporation. Lennar and the Lennar logo are registered service marks of Lennar Corporation and/or its subsidiaries. 5/11 LENNAR 4 Bedrooms 13 Baths 13 -Bay Garage 3 Baths 13 -Bay Garage First Floor 2 Stories 4 Bedrooms Kitchen 11,11'x12' 4' 11 REF. gNTR Mud Closet 2,710 Sq, Ft. Total 3 Car Garage Optional Gourmet Kitchen Second Floor LENNAR.COM 16305 36th Avenue N., Suite 600, Plymouth, MN 55446 952-249-3000 Plans and elevations are artist's renderings and may contain options, which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air" or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Copyright © 2011 Lennar Corporation. Lennar and the Lennar logo are registered service marks of Lennar Corporation and/or its subsidiaries. 5/11 LENNAR WARM LIFESTYLE COLLECTION 16305 36th Avenue N., Su to 600, Plymouth, MN 5546 952-249-3000 1 Story 13 Bedrooms 13 Baths 1 2 -Bay Garage 2,981 Sq. Ft. Total First Floor Opt. Patio �� UPEh Great Room Dining 14' I11.I5'8 Foyer Porch PAN Study Rr Mud Room rose, IRFF.}} ._ 17) Kitchen f I� 13'-5" . 15 Nook 13 5', 10'.2' Owner's Sulte 2 Car Garage 21'-7. 25'6' Lower Level gN GQ< Bedroom 2 <1.1 'r.Iar Rec. Room Opt. Wet Bar C =1 Opt. Storage _V4U11 'V.Ulli g4 Seison Poch I 1 ■ Bedroom 3 IF P11I Mechankal e 5514 0 Unexcavated nUli VAUIT� Scrreeen 1 t Pe - LENNAR.COM 16305 36th Avenue N., Suite 600, Plymouth, MN 55446 952-249-330 Plans and elevations are artist's renderings and may contain options, which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air" or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Copyright ® 2011 Lennar Corporation. Lennar and the Lennar logo are registered service marks of Lennar Corporation and/or its subsidiaries. 5/11 LENNAR Fairwooc 1 Story1 4 Bedrooms 13 Baths 12 -Bay Garage 2,958 Sq. Ft. Total LENNAR` 16305 36th Aven„e N,, Su to 600, Plymouth, MN 55--6 952-249-3000 Story 14 Bedrooms 1 3 Baths 12 -Bay Garage 2,958 Sq. Ft. Total First Floor Opt. Screen Porch Oct. 4 Season Porch Lower Level LENNAR.COM 16305 36th Avenue N., Suite 600, Plymoutn. MN 55446 952-249-3000 Plans and elevations are artist's renderings and may contain options, which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air" or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Copyright © 2011 Lennar Corporation. Lennar and the Lennar logo are registered service marks of Lennar Corporation and/or its subsidiaries 5/11 Cr LENNAR" ei Imagination Selections Pe rsonalize your home with any of th ese additional featu res ava ila ble at a speci al val ue pric e. Upgraded Washer & Dryers Upgraded Upgraded Landscaping Flooring Carpet Packages Visit all of our Lennar c ommu nities throughout the Twin Cities area LENNAFLCDIVI EVERYTHING'S INCLUDE D HOMES® cKages er Way to Build a Home Energy -Efficient Home Automation Featuring W ater -Conserving Appliances Z -Wave Technology INCLUDED! ICI,; Features NOW YOU HAVE A CHOICE OF THREE EVERYTHING'S INCLUDED PACKAGES: ei - LUXURY G ei - PREMIER ei - E LITE See a Lennar new home consultant for further information. Copyright© 2011 Lennar Corporation. Lennar, the Everything's Induded Hom es logo and the lennar logo are registered service marks of Lennar Corporation and/or its subsidiaries. MN Birk . tic.* 1413. 4/11 LENNAR INTERIOR FEATURES Sherwin-W illiams' SuperPaint color choice Recessed lishtin. s r plan Lighted ceilini fan in owner's bedroom ft Ceilirr fan in sreat room Ceiling fan rough -ins in all bedrooms W eathered iron light fixtures throughout home (excluding baths) • • 2 -panel white hollow -core doors • • Pre -finished engineered wood flooring in foyer, kitchen & powder room (per plan) 2 -panel white solid -core doors • Bronze light fixtures throughout home (excluding secondary baths) • Pre -finished 3/4" solid w ood flooring in foyer, kitchen & powder room (per plan) • SATHRE-BERGQUIST INC. 150 S. Bro adway Ave. Wa yza ta, MN 55391 Attn: Nate Herman - Engineer Attn: David Pemberton - Land Surveyor T-952-476-6000 F-952-476-0104 EXISTING UTILITIES SHO WN A RE SHO WN IN AN APPRO XIMATE WAY ONLY. THE CON TR ACTOR SHALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMM ENCING WORK HE A GREES TO BE FULLY RESPO NSIBLE FO R ANY AND ALL DAM AGES ARISING OUT OF HIS FAILURE TO EXACTLY LO CATE AND PRESERVE ANY AND ALL EXISTING U TILmES. P UD DESIGN DATA Lot Width - Lot Area - Fysb - Sysb - Rysb - Lot Count 5T Lots - 7,000 st, 25', 7 .5'17 5', 20' (23 Lots) 75' Lots - 8,000 sl, 30', 5' / 10', 25' (76 L ots) 90' Lots 11,000 sf, 30, 10' /10', 25' (19 L ots) 50' ROW (28'8-B Str eets) I HEREBY CERTIFY TH AT THIS PLAN OR SPECIFICATI ON WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY RE GISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA REVISIONS BY Per City Mooting RSA 01-05-12 EOMe0Lwap- Gh ost Plat RSM Novato Rd R emain 01-07-12 N ew Co nc ept Plan RSM 02-27-12 Added Leeetyl e Haw Pmdutl RS M 03-01-12 Revis ed Layo ut JAIL 03-20-12 U z 1 a 0 W m W 2 1- 150 SOUTH BRO ADWAY WAYZATA, MN . 55391 (952) 476-6000 r l BROCKTON LANE PROPERTIES MEDINA, MINNESOTA z z w -J J DR AWN R.S.M. CHECKED N.R.M . DATE 01-02-11 SCALE AS SHOWN JOB NO. 5401-646 FILE: sasE_BR OCK1- 0X_UFESTYLE2032012 0W0 SHEET c1 4 OF S HEET,/ 0,07 ages Wetland 0,17+0.07 - 0,24 OCIC5 2,70 acres -0,17 CICIC5 -2,53 acres POW - 733 acres Wetland - 1,68 acres Welland - 0,26 acres 1,08 acres 5oulh POW Arco - Total -1,75 acres 5ile Area - 48,47 acres 5oulh POw =1,75 acres Approximate Tolal Arco = 50,20 acres POW =735 acres Open Space -10,85 acres Wetland - 2,18 acres 0,86 acres 1,47 ages 4,16 acres 1• �p \ �p�Za�Cr.. �,a�,� w 'r/)11 .Pk OLJ�-- LENNAR CORPORATION 16305 36th Ave N Suite 600 Plymouth, Mi nnes ota 55391 Land Development Manager: Joe J ablonski: 952-249-3014 Agenda Item: 7 MEMORANDUM TO: Planning Commission FROM: Dusty Finke, City Planner DATE: April 5, 2012 MEETING: April 10, 2012 Planning Commission SUBJ: Around the Clock Home Care Group/Ejimadu Properties Zoning Text Amendment: Assisted Living Facilities Background Around the Clock Home Care Group/Ejimadu Properties has requested that the City amend its zoning code in order to allow Assisted Living facilities in the Commercial Highway (CH) zoning district. The applicant is interested in purchasing property at 2382 Highway 55, make modifications to the property, and to operate an assisted living facility. Such a use is currently not listed as a permitted or conditional use in the CH zoning district. Existing Regulations in Code Current City regulations list "nursing homes, assisted living facilities, and similar uses" as permitted uses within the Business Park and Business zoning districts. "Nursing homes, assisted living facilities, and similar uses" are also conditional uses within the Mixed Use zoning district. Additionally, the single-family residential districts list "State Licensed Residential Facility or housing with services establishment registered under chapter 144D, serving six or fewer persons" as permitted uses and "State Licensed Residential Facility or housing with services establishment registered under chapter 144D" as allowed conditional uses in the R3, R4 and R5 zoning districts. These uses would include nursing homes and assisted living facilities, along with other uses such as supervised living facilities and group homes. Allowing these uses within residential districts is required by state law. Regulations in Other Communities Staff reviewed regulations in various other communities, and it does not appear all that common for nursing homes, housing with services establishments, and assisted living facilities to be allowed in commercial zoning districts. Staff did find the following examples: • Plymouth allows "Residential care facilities such as nursing homes, assisted living facilities" in its Office zoning district. • Orono allows, in its Office and Professional Business District, "Nursing homes, hospitals, rest homes or retirement homes, provided the site shall contain not less than 600 square feet of lot area for each person to be accommodated and no building is located less than 35 feet from the side lot line." • Minnetrista allows "Nursing homes and similar care facilities" in its Office -Limited Commercial district and Shopping Center district Around the Clock Home Care Page 1 of 2 April 10, 2012 Text Amendment — Assisted Living Facilities Planning Commission Meeting Draft Ordinance/Options for Discussion The applicant has requested specifically that Assisted Living Facilities be added to the Commercial Highway district. Staff is not opposed to the proposed amendment. These facilities, especially depending on their scale, have commercial and residential aspects. Nonetheless, staff believes there may be some potential for inconsistencies between Assisted Living Facilities and some highway -oriented commercial uses. Residents of a facility may complain about noise, light, and other impacts from neighboring commercial properties, where similar complaints may not arise between two commercial uses. This concern could be mitigated by requiring additional standards for the assisted living facility (larger setbacks, higher landscaping requirements, etc.) perhaps through a conditional use permit procedure, if the Commission and Council believe it is a concern. It may also be questioned if an assisted living facility, especially on a small scale, is the "highest and best use" for property the City has identified for Commercial -Highway. Staff believes that the market would likely sort this out as an assisted living facility may not be willing or able to pay increased land cost for prime commercial property. The attached ordinance adds "Nursing Homes, Housing with Services Establishments, and Assisted Living Facilities" to the Commercial Highway, Commercial Highway -Railroad, and Commercial Neighborhood districts. Staff believes it makes sense to include Nursing Homes if the Planning Commission and City Council are supportive of adding Assisted Living Facilities. The term "assisted living facility" is actually defined within statute to be a subset of "housing with services establishments." As a result, staff recommends updating the language in the ordinance to include both terms. The ordinance also changes the terminology in the Business, Business Park, and Mixed Use districts to match. Currently, City regulations mirror state statutes and allow housing with services establishments serving 16 or fewer persons in multi -family districts. Larger facilities would need to be located in the Business, Business Park, or Mixed Use district (or the commercial districts, if the attached ordinance is adopted). The Commission and Council may wish to discuss allowing larger facilities within the R4 and R5 districts, under certain circumstances (proximity to collector roadway, etc.) Attachments 1. DRAFT Ordinance 2. Narrative from Applicant Around the Clock Home Care Page 2 of 2 April 10, 2012 Text Amendment — Assisted Living Facilities Planning Commission Meeting CITY OF MEDINA ORDINANCE NO. ### An Ordinance Amending Sections 832, 838, and 842 of the Code of Ordinances Regarding Permitted Uses in Commercial Districts The city council of the city of Medina ordains as follows: SECTION I: Medina Code Section 832.1.02 is amended by adding the underlined material and deleting the stricken material as follows: Section 832.1.02. (BP) Permitted Uses. Within the Business Park District the following uses shall be permitted uses and are subject to site plan approval and development plan approval processes. (1) Park and Open Space (2) Office (3) Bank and Financial Institutions (4) Medical Offices, except the following are not permitted uses: those which offer inpatient services or that otherwise commonly operate between the hours of 9:00 p.m. and 7:00 a.m. (5) Post Office (6) Contractor services typically delivered off -site such as, building contractors, lawn care, electrical, plumbing, locksmiths, and extermination or pest control. (7) Public building of a non -industrial nature (8) Religious institutions (9) Showrooms (10) Transit station or stop (11) Publishing firm (12) Nursing homes, housing with services establishments, assisted living facilities, and similar uses (13) Licensed residential facilities (14) Day care facilities SECTION II: Medina Code Section 832.2.02 is amended by adding the underlined material and deleting the stricken material as follows: Section 832.2.02. (B) Permitted Uses. The following shall be permitted uses within the B district, subject to applicable provisions of the city code: (1) Banks and financial institutions (2) Contractor services typically delivered off -site such as, building contractors, lawn care, electrical, plumbing, locksmiths, and extermination or pest control. Ordinance No. ### DATE (3) Day care facilities (4) Essential Services (5) Nursing homes, housing with services establishments, assisted living facilities similar uses (6) Professional and medical office uses, except the following are not permitted uses: medical offices which offer inpatient services or that otherwise commonly operate between the hours of 9:00 p.m. and 7:00 a.m. (7) Park and Open Space (8) Physical fitness clubs, dance studios, and similar uses, except the following are not permitted uses: those over 5,000 square feet in floor area, and those which include outdoor activity areas such as pools and playing fields (9) Places of assembly, conference halls, lodges, and similar uses (10) Public services such as government buildings, post offices, and similar uses (11) Publishing firms (12) Religious institutions (13) Residential facilities, licensed (14) Retail uses, provided the use is located within a structure with a floor area of 15,000 square feet or greater and that the following are not permitted uses: pet stores, pawn shops, and adult establishments. (15) Service uses, provided the use is located within a structure with a floor area of 15,000 square feet or greater and that the following are not permitted uses: hospitals; veterinarian clinics; adult establishments; and services related to automobiles. (16) Showrooms (17) Transit station or stop (18) Warehousing, wholesaling, and distributors SECTION III: Medina Code Section 838.1.02 is amended by adding the underlined material and deleting the stricken material as follows: Section 838.1.02. (CH) Permitted Uses. The following shall be permitted uses within the CH district, subject to applicable provisions of the city code: (lLEssential Services (1)(2) Nursing Nursing homes, housing with services establishments, and assisted living facilities (2)(3) Office Uses (3)(4) _Parks and Open Space (4-)(5) Public Services (5)(6_Retail Uses, except the following are not permitted uses: pet stores, pawn shops, and adult establishments. (6-)(7)_Service Uses, except the following are not permitted uses: hospitals; veterinarian clinics; adult establishments; services related to automobiles; and services delivered off -site, including but not limited to building/lawn contractors, electrical and other skills trades and pest control. Ordinance No. ### 2 DATE SECTION IV: Medina Code Section 838.2.02 is amended by adding the underlined material and deleting the stricken material as follows: Section 838.2.02. (CH -RR) Permitted Uses. The following shall be permitted uses within the CH -RR district, subject to applicable provisions of the city code: (1) Essential Services (2) Nursing homes, housing with services establishments, and assisted living facilities (2)(_3J Office Uses (3)(4.)_Parks and Open Space (4}LS) Public Services (5)(6LRetail Uses, except the following are not permitted uses: pawn shops, pet stores, and adult establishments. ()(7) Service Uses, except the following are not permitted uses: hospitals; veterinarian clinics; adult establishments; services related to automobiles; and services delivered off -site, including but not limited to building/lawn contractors, electrical and other skills trades and pest control. SECTION V: Medina Code Section 838.4.02 is amended by adding the underlined material and deleting the stricken material as follows: Section 838.4.02. (CN) Permitted Uses. The following shall be permitted uses within the CN district, subject to applicable provisions of the city code: (1) Essential services (2) Nursing homes, housing with services establishments, and assisted living facilities (2) 3)_Office Uses (3)(4) Parks and open space (4)(5) Public Services (5)(6)_Retail Uses, except the following are not permitted uses: pawn shops, pet stores, and adult establishments. (-6)(7)_Service Uses, except for the following: hospitals; veterinarian clinics; adult establishments; services related to automobiles; and services delivered off -site, including but not limited to building/lawn contractors, electrical and other skills trades and pest control. SECTION VI: Medina Code Section 842.2.02 is amended by adding the underlined material and deleting the stricken material as follows: Section 842.2.02 (MU) Residential Conditional Uses. The following shall be permitted residential uses, subject to conditional use permit approval, the specific requirements established in Section 842.2.07, and other applicable provisions of the city code: (1) Day Care Facilities serving 13 to 16 persons Ordinance No. ### 3 DATE (2) State Licensed Residential Facility or housing with services establishment registered under Chapter 144D serving 7 to 16 persons (3) Assisted Living Facilities, Nursing Homes and other similar uses (4)(3) Multiple Family buildings with more than 16 units SECTION VII: Medina Code Section 842.3.01 is amended by adding the underlined material and deleting the stricken material as follows: Section 842.3.01 (MU) Commercial Permitted Uses. (1) Essential Services (2) Nursing homes, housing with services establishments, and assisted living facilities (3LOffice Uses (V) Parks and Open Space (4) Public Services (65) Retail Uses, except the following uses are not permitted uses: pet stores, pawn shops, and adult establishments. (7_6) Service Uses and Services Delivered Off -Site, including but not limited to building/lawn contractors, electrical and other skills trades and pest control, except the following are not permitted uses: hospitals, veterinarian clinics, adult establishments and services related to automobiles. (7) Warehousing, Wholesaling, and Distributors not exceeding 10,000 square feet SECTION VIII: The ordinance shall be effective upon its adoption and publication. Adopted by the city council of the city of Medina this ATTEST: Scott T. Johnson, City Administrator -Clerk Published in the South Crow River News this Ordinance No. ### 4 DATE day of ,2012. T.M. Crosby, Jr., Mayor day of , 2012. Ar.un�t the CJock Horrne Care Always Tit »e 7o Care" February 28, 2012 City of Medina 2052 County Rd 24 Medina, MN 55340 To whom it may concern: Around the Clock Honiecare Group, J.LC 2257 Louisiana Ave. South • St. Louis Park, MN 55126 Ph. 952.848.0935 Fax 952-920.6929 • Toll Free 1-877768.1915 Satellite office 245 N. Ruth Street, Suite 201 • St. Paul, MN 55119 Ejimadu Properties, the property management company for Around the Clock Home Care Group is interested in the purchasing and redevelopment of 2382 highway 55 in Medina. We respectfully request that this property have a text amendment added to allow for the use of an Assisted Living facility. Around the Clock Home care has been providing home care and residential services to the greater metro area for well over a decade. We currently own seven residential sites, four of which are assisted living facilities. We are Medicare certified and have contracts with most major HMOs, including Blue cross Blue Shield and Health Partners, Around the Clock Horne Care currently holds all state licenses needed to open this site, including a Class E and Class A licenses. We have been granted a contract with Hennepin County, adding this location to our license, which will allow us to immediately admit clients. This facility will serve clients over the age of sixty five suffering from a variety of diagnosis, including dementia. We will be providing twenty four hour aide service, housekeeping, dietary, nursing, and therapies. Around the Clock Home Care believes that the addition of this zoning would enhance Medina, and this particular area. This facility would allow for Medina residents to age in place in the comfort of their own town, and be available for other community members to place family members to be close in proximity. Highway 55 is a commercial area, but the property also Is located next to farming and residential sites. We believe that an Assisted Living is a perfect fit for both new commercial growth, and allowing for further residential homes, because our Assisted Living facility would strive to have a an exterior and landscaping that offers a home like appeal. Our parking lot would face the highway, while our gardens would face the residential side of the property. We plan to demolish the motel, and initially add on to an existing garage to accommodate a memory care cottage. This would be an immediate improvement to aesthetics of this property, and believe would enhance property values of the area. Thank you in advance for your time and consideration of this text amendment. afroviRiv Sharon A. Panasuk, RN Director of Nursing Around the Clock Home Care Group Rachel Lorenzen RN Vice President of Operations Around the Clock Home Care Group I lonte 1lodith 1;csidentinl Living ttitvty.atchainveare.com