HomeMy Public PortalAbout08-10-2021 Planning Commission PacketMEDINA
PLANNING COMMISSION AGENDA
TUESDAY, AUGUST 10, 2021
7:00 P.M.
CITY HALL (2052 County Road 24)
1. Ca11 to Order
2. Public Comments on items not on the agenda
3. Update from City Council proceedings
4. Planning Department Report
5. Public Hearing — Medina Townhome Development LLC — 1432 County
Road 29 - Planned Unit Development General Plan for 23 unit
townhome development — PID 3011823220004
6. Public Hearing — Stelter Enterprises LLC — 500 Hamel Road —
Preliminary Plat for 17 -unit detached villa development on 6.5 acre
(approximately 5 net acres). PID 1211823310048
7. Public Hearing — All Energy Solar — 2382 Hamel Road — Conditional
Use Permit for installation of 112 panel solar array — PID
0911823340002
8. Approval of July 13, 2021 Planning Commission Minutes
9. Council Meeting Schedule
10. Adjourn
POSTED AT CITY HALL August 6, 2021
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MEMORANDUM
TO: Mayor Martin and Members of the City Council
FROM: Dusty Finke, Planning Director
DATE: July 29, 2021
SUBJ: Planning Department Updates — August 4, 2021 City Council Meeting
Land Use Application Review
A) Rolling Green Business Center PUD Amendment — 801-855 Meander Ct — Rolling Green
Business Park Association, Inc. has requested an amendment to the PUD regulating
development of the site to allow additional service/retail uses on the site. The PUD
currently only permits office uses. The Planning Commission held a public hearing at the
July 13 meeting and recommended approval. Staff intends to present to the Council on
August 4.
B) Prairie Creek Preliminary Plat — 500 Hamel Road — Stetler Enterprises has requested
preliminary plat approval for a 17 -unit villa development. Staff is conducting a preliminary
review and a public hearing will be scheduled when complete, potentially at the August 10
meeting.
C) Medina Townhomes —1432 Baker Park Road (County Road 29) — Medina Townhome
Development LLC has requested a Planned Unit Development General Plan and Site Plan
Review for 23 rental townhomes on 2 acres north of Highway 12, east of Baker Park Road.
A public hearing is tentatively scheduled for the August 10, 2021 Planning Commission
meeting.
D) 2832 Hamel Road — Solar Equipment CUP — All Energy Solar has requested a Conditional
Use Permit (CUP) for installation of a 112 -panel ground mounted solar array with an area of
2,328 square feet. A public hearing is tentatively scheduled for the August 10, 2021
Planning Commission meeting.
E) Deer Hill Preserve 5th Addition — Deer Hill Road, east of Homestead Tr. — Property
Resources Development Corporation has requested final plat approval for eight of the lots
within the Deer Hill Preserve development. City Council is tentatively scheduled to review
at the August 17 meeting.
F) Sign Ordinance Amendment — Ditter Heating and Cooling has requested that the City
consider amending its Sign Ordinance to increase the allowed height and size of
freestanding signs within the Commercial -General zoning district adjacent to a state
highway — A public hearing is tentatively scheduled for the September 14 Planning
Commission meeting.
G) Ditter Heating and Cooling Site Plan Review_ 820 Tower Drive — Ditter Heating and
Cooling has requested a Site Plan Review for an approximately 5,000 square foot addition
to its building. The Planning Commission is tentatively scheduled to review at the
September 14 Planning Commission meeting.
H) 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
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.
Planning Department Update
Page 1 of 2 August 4, 2021
City Council Meeting
I) 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.
J) Adam's Pest Control Site Plan Review, Pre Plat, Rezoning — Pioneer Trail Preserve —
These projects have been preliminarily approved and the City is awaiting final plat
application.
K) 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.
L) 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) Wolsfeld Woods Ravine Stabilization — staff met with MnDNR staff along with Minnehaha
Creek Watershed. Over the past few months the DNR has been increasingly indicating that
they believe any work within the SNA is contrary to the goals of the SNA and state rules,
even if the work is intended to reduce erosion and reserve nutrient pollution to the lake. In
addition, the DNR has formally classified the woods as "Old Growth," which places even
further restrictions on impacts to tress. Staff is concluding that work within the SNA will
not be feasible. Minnehaha Creek staff is consulting with the Board of Water and Soil
Resources (BWSR) to confirm that we will be able to shift the funding to another project
around this lake. If BWSR indicates this is a possibility, staff intends to work with Minnehaha
Creek and adjoining private property owners to identify feasible project(s).
B) Chippewa Road/Arrowhead Drive — Staff has been revieing the proposed roundabout
alignment for the Chippewa Road/Arrowhead Drive intersection from George Stickney,
potential developer of property east of Arrowhead Drive.
C) Uptown Hamel Stormwater credits — Staff has been reviewing stormwater approvals for the
Uptown Hamel Stormwater Improvements. It appears that additional stormwater improvements will
likely be required for new developments in Uptown Hamel because of updated stormwater
regulations since the ponds were constructed in 2006. Staff is attempting to quantify how credits
from what was constructed could be allocated.
D) Intern — Colette Baumgartner — Colette has joined the Planning staff as an intern for the year.
She has already been working on a number of projects and is training on the day-to-day operations
of the City, especially permits, which will be a great help!
Planning Department Update
Page 2 of 2 August 4, 2021
City Council Meeting
MEDINA POLICE DEPARTMENT
600 Clydesdale Trail
Medina, MN 55340-9790
p: 763.473.9209
f: 763.473.6858
non -emergency: 763.525.6210
MEMORANDUM Emergency 9-1-'
TO: Honorable Mayor and City Council
FROM: Jason Nelson, Director of Public Safety
DATE: July 29, 2021
RE: Department Updates
Chief Nelson has been on vacation the last two weeks.
Patrol:
The following are updates of Patrol Officers between July 14, 2021 and July 27, 2021: Officers
issued 10 citations and 19 warnings for various traffic offenses, responded to 4 property damage
accidents, 1 personal injury accident, 8 welfare checks, 12 medicals, 8 suspicious calls, 11 traffic
complaints, 16 assists to other agencies, 15 business/residential alarms.
On 07/14/2021 officers along with Loretto Fire Department responded to a report of a wire down in
the 3300 block of Highway 55. It was discovered that a tree had fallen onto a nearby powerline
which caused the wire to come down. Wright Hennepin Electric was requested to respond to the
scene to make the line safe.
On 07/14/2021 officer responded to assist Corcoran PD with a possible attempted burglary of a
residence. A resident reported an unknown person came to their door and attempted to open it. The
area was checked but the suspect was not located.
On 07/15/2021 officers were dispatched to a verbal domestic in the 300 block of Clydesdale Trail.
Upon arrival and speaking with those involved officers learned a domestic assault had taken place
earlier at a residence in Corcoran. Corcoran was called to respond to take the domestic report.
While officers were waiting for Corcoran PD to respond, a male who was reported to have been
involved pulled into the lot. In speaking with that party, the officers discovered that he was
intoxicated and was placed under arrest for DWI. Corcoran PD came and took the domestic report.
Medina officers processed the DWI arrest.
On 07/16/2021 officers responded to a residence in the 500 block of Clydesdale Circle on a help call.
A female called 911 reporting she needed help and needed an ambulance but would not say anything
else. When officers arrived they found two small children in the home and a female standing in the
garage who would not respond to any questions. The female appeared to be having a mental health
issue. North Ambulance arrived and the female was ultimately transported to the hospital for
evaluation. A Reserve Officer picked up the children's grandmother to come and watch the children
while their mother was away.
On 07/18/2021 officer was dispatched to a reported structure fire at Lakeshore Park. Upon arrival it
was discovered that the trash cans, porta-potty, and wooden enclosure were all on fire. Loretto Fire
Department arrived and put out the fire. The structure and items within the enclosure was a total
loss. Neighbors heard large fireworks being set off in the area shortly before the fire was reported.
It is not known if the fire was intentional or accidental at this time.
On 07/19/2021 officers responded to 2800 block of Shire Drive on a theft report. Catalytic
converters were stolen from several trucks left parked in the parking lot. These types of thefts have
been increasing in numbers in the metro area due to how easy it is to sell to scrap dealers and the
amount of money that the criminals get for each item.
On 07/21/2021 a juvenile employee was arrested from a business in the 700 block of Highway 55
after it was discovered that she was scratching lottery tickets without paying and then cashing in the
winners. The suspect was booked and released from our office to relatives.
On 07/24/2021 officer and Hamel Fire Department were dispatched to the 500 block of Medina
Road on a report of male unconscious and CPR in progress. It was learned that a male working at a
house under construction collapsed and stopped breathing. CPR was continued and multiple shocks
were administered by an AED. Unfortunately, despite all the excellent efforts of first responders the
patient was declared deceased upon arrival at the hospital.
On 07/24/2021 officer was dispatched to a personal injury accident involving a bicycle in the 3700
block of Hamel Road. Upon arrival officers learned a westbound vehicle on Hamel Road did not see
an eastbound bicycle and made a left-hand turn in front of the bicycle causing a collision. The
bicycle rider sustained minor injuries from the accident.
On 07/26/2021 officer responded to assist Maple Grove PD with a vehicle that was failing to pull
over southbound on County Road 101. The Medina officer assisted with a felony stop of the vehicle
once the driver finally stopped. The driver was arrested by Maple Grove Police.
On 07/27/2021 officers and Hamel Fire Department were dispatched to a person passed out at a
business in the 3900 block of Arrowhead Drive. When officers arrived they learned medical
responders at the business had started CPR on the subject. The subject had regained a pulse and was
breathing on his own by the time North Ambulance arrived on scene. The patient was transported to
the hospital.
Investigations:
Investigating a theft from a residence in the city of Loretto. This has been an on -going issue between
a mother and her son. The son had been pawning items throughout the metro. I am collecting
additional evidence before I submit the case to the Hennepin County Attorney's office for charging.
Investigating a theft from Target involving an adult female. I learned from Asset Protection that the
female has committed similar thefts in the last few months. The investigation is on -going.
Received a report of a sexual assault that occurred approximately 4 years ago in the city of Medina.
The alleged assault also involved pictures that were taken of the victim by the suspect. The victim
provided a statement, and I am making attempts to locate and interview the suspect. The
investigation is on -going.
In December of 2020, I submitted an administrative subpoena to obtain a suspect's records for the
app, "Cash App". On July 20th, 2021, I received those results from that subpoena. I will be making
attempts to interview the suspect and then submit my case to the Hennepin County Attorney's office
for charging.
Investigating a report of a burglary of a home that is under construction in the city of Medina.
Numerous tools were taken from the construction site. Physical evidence was collected from the
scene. The investigation is on -going.
Received a report of a theft of three catalytic converters from a business. The suspect left no physical
evidence at the scene. The business captured the theft on their surveillance cameras. I sent out a
crime alert with information about the suspect.
Completed a background check for a public works seasonal employee.
There are currently (15) cases assigned to investigations.
MEDINA
CITY OFFICE
2052 County Road 24, Medina, MN 55340-9790
ADMINISTRATION 1 PLANNING & ZONING 1 PUBLIC WORKS
P' 763.473-4641 f 761.43.9359
MEMORANDUM
TO:
FROM:
DATE:
MEETING:
SUBJECT:
Mayor Martin and Members of the City Council
Steve Scherer, Public Works Director
July 29, 2021
August 4, 2021
Public Works Update
STREETS
• The Medina Road shouldering project has been paved, the process went very well,
and work was completed in one day. Public Works will have some recon work to
do after the asphalt has cured.
• Work has begun on Highcrest and Oak Circle. Public Works replaced three catch
basins along the roadway as they had deteriorated over the many years of use.
Next, we will repair soft spots, then we will be ready for pavement.
• Inspections are in progress for Phase I of the Reserve of Medina. This is the final
walk through for the Toll Brothers portion of the project.
WATER/SEWER/STORMWATER
• On July 16th the DNR declared a drought warning for the entire state because of
the high heat and lack of rainfall. This means we are required to implement our
water use plan, with the goal to reduce water use to 50% above January levels.
Should the DNR determine Minnesota has entered the "Restrictive Phase" we will
have no choice but to mandate restrictions on water use. Additional information
is included in the packet, and I will have a presentation at the council meeting.
• Our Water Operator will be on medical leave for the month of August. Even
though we are cross trained in this area, there will be a learning curve for the rest
of the crew. I have a lot of knowledge in this department since operating our
water system was my job prior to moving into the Director position.
• The new computer software programs for the water treatment plant are
approximately 90% complete. The software is also installed onto our surfaces
(laptops) so we can monitor the plant remotely.
PARKS/TRAILS
• A small portion of trail on Hunter Drive was replaced along with the parking area
at Medina Morningside.
• Work has begun at Hunter Lions Park (court replacement and ballfield
relocation). The ballfield structures have been removed. The court and storm
sewer have been staked, so we are ready to begin just as soon as the pipe arrives.
1
PERSONNEL
• Public Works is actively searching for a suitable replacement for the vacant
Maintenance Technician position.
• Jeff Bursch has joined the team as a part time worker and is a big help.
2
AGENDA ITEM: 5
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, Planning Director
DATE: August 4, 2021
MEETING: August 10, 2021 Planning Commission
SUBJ: Public Hearing — Medina Townhome Development LLC —
1432 County Road 29 — PUD General Plan and Site Plan Review
Summary of Request
Medina Townhome Development LLC has requested a Planned Unit Development (PUD)
General Plan Review and Site Plan Review for a proposed 23 -unit townhome development at
1432 County Road 29, north of Highway 12 and east of County Road 29.
An aerial of the site and surrounding property can be found below.
The aerial shows existing land uses and describes planned land uses as follows:
• The City of Maple Plain is west of County Road 29. The Haven Homes senior project is
under construction to the northwest
• Baker Park Reserve is located to the east and northeast
• Property to the southeast is guided for High Density Residential (HDR) development.
• The lot north of the subject site includes an existing single-family home and is guided for
potential HDR redevelopment
• Commercial property is located to the south
The site is approximately two acres in size and currently includes an existing home and garage.
The site slopes down to the east and includes moderate tree cover.
Concept Plan Review
The Planning Commission and City Council reviewed a concept plan for a 24 -unit project this
spring. Excerpts from the minutes of those meetings is attached for reference. The Planning
Commission and City Council were initially concerned with how tight the site plan was and with
circulation. Following the removal of a unit, adjustments to the site, and improvement of
architectural design, feedback generally was open to the flexibility of the PUD to reduce the
southern setback.
Comprehensive Plan/Zoning
The subject site is guided for High Density Residential (HDR) development and zoned R4
(Residential Multiple Family). The HDR land use and R4 zoning district allow townhome and
multi -family development with a density between 12-15 units/acre.
Staff has attached the Vision and Community Goals, the general land use principles, and
objectives of residential land use from the Comprehensive Plan. The criteria for reviewing a
PUD include determining whether the PUD meets these objectives better than a development
following the general ordinance standards.
PUD Purpose/Information
The applicant has requested rezoning to a Planned Unit Development (PUD) as an alternative to
developing under the R4 zoning district. A PUD provides flexibility to the underlying zoning
requirements in cases where the City determines that such flexibility better serves the purpose of
the PUD ordinance and other City objectives.
Purpose of a Planned Unit Development
According to Section 827.25, PUD provisions are established to provide comprehensive
procedures and standards designed to allow greater flexibility in the development of
neighborhoods and/or nonresidential areas by incorporating design modifications and allowing
for a mixture of uses. The PUD process, by allowing deviation from the strict provisions of this
Code related to setbacks, lot area, width and depth, yards, and other development standards is
intended to encourage:
1. Innovations in development to the end that the growing demands for all styles of economic
expansion may be met by greater variety in type, design, and placement of structures and by the
conservation and more efficient use of land in such developments.
2. Higher standards of site and building design.
Medina Townhome Development LLC Page 2 of 9 August 10, 2021
PUD General Plan Planning Commission Meeting
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.
4. Innovative approaches to stormwater management and low -impact development practices which
result in volume control and improvement to water quality beyond the standard requirements of
the City.
5. Maintenance of open space in portions of the development site, preferably linked to surrounding
open space areas, and also enhanced buffering from adjacent roadways and lower intensity uses.
6. A creative use of land and related physical development which allows a phased and orderly
development and use pattern and more convenience in location and design of development and
service facilities.
7. An efficient use of land resulting in smaller networks of utilities and streets thereby lower
development costs and public investments.
8. A development pattern that effectuates the objectives of the Medina Comprehensive Plan. (PUD is
not intended as a means to vary applicable planning and zoning principles.)
9. A more desirable and creative environment than might be possible through the strict application on
zoning and subdivision regulations of the City.
Proposed General Plan
The plan proposes 23 townhome units amongst four structures. This density would be at low
end required within the HDR land use and R4 district. The applicant has indicated that they
would intend to offer the townhomes for rent.
The R4 zoning district is intended to implement development in the HDR land use. As noted
above, a PUD allows "deviation from the strict provisions of this Code related to setbacks, lot
area, width and depth, yards, and other development standards" to serve the purposes described
in the PUD ordinance. To analyze whether to approve a rezoning to PUD, the City compares the
request to the expectations of the underlying zoning designation.
The applicant has requested the PUD for primarily for flexibility from the setback requirement to
the new public street along the south of the property. The applicant has stated that this flexibility
is necessary to obtain the minimum density of 12 units/acre with townhome units. The applicant
states that townhomes could not be developed at this density without some flexibility through a
PUD. The alternative would likely be for a 3 -story multi -family structure, which the applicant
argues is not be economically viable at this scale.
The following compares the concept to the R4 district requiremen
R4
Requirement
Proposed Townhomes
Minimum Net Area per Unit
3400 s.f.
3922 s.f.
Maximum Net Area per Unit
3650 s.f.
3922 s.f.
Minimum Setback from Perimeter
20 feet
20 feet
Arterial Road setback
50 feet
50 feet from existing ROW
(33' from additional ROW)
Local Road Setback (new road on south)
40 feet
20 feet
Private Road Setback (internal driveway)
25 feet
19 feet - drive to garage
Minimum Distance Between Buildings
30 feet
50 feet
Max. Hardcover —w/o wetlands and ponds
70%
67%
Medina Townhome Development LLC Page 3 of 9
PUD General Plan
August 10, 2021
Planning Commission Meeting
The applicant proposes a density of approximately 10.95 units/acre, just under 12 units/acre,
which is the lower end of the density range required in the HDR land use. The Comprehensive
Plan allows the city to consider flexibility to the density standards as follows: "exceptions to or
modifications of density restrictions for developments that protect the natural features or exceed
other standards of the zoning district. Such modification shall generally not exceed -10% of the
minimum density or +20% of the maximum density requirement of the relevant land use."
23 -units falls within this allowed -10% flexibility. During the concept plan review, staff's
impression was that the Planning Commission and City Council believed the reduction would be
appropriate to provide townhome development at this density while taking into account the site
constraints.
The applicant has indicated that they will agree to rent at least two of the units at 80% of the area
median income (AMI) to help provide options at a lower rent point. The remaining units would
be market rate rents.
Architectural Design
Renderings of the proposed townhomes are attached.
The minimum standards of the R4 district include:
• Accent materials — minimum of 20% of any facade facing a street shall be accent material
• Garage door elements — if garage doors occupy more than 50% of horizontal facade
facing a street, additional elements are required
• Building modulation — buildings are required to be modulated at least once per 50 feet.
This may include varying building height, building setback, building orientation, roof
pitch, roof design, or significant differences in building materials/design.
The applicant proposes fiber cement siding as a primary material. The applicant has proposed
20% of the total exterior materials as stone accents. Approximately 33% of the western facade
would be stone and 25% of the southern facade would be stone accent. In addition, the applicant
has included fiber cement board and batten accents.
The applicant has included overhangs and railings to provide a porch appearance for the units
facing the new public street to the south.
Staff believes the proposed architectural design appears to complement the existing structure
west of County Road 29 fairly well.
Garage doors are proposed to occupy over 60% of the linear facade of the structures facing
interior to the site. The Planning Commission and City Council can discuss whether the existing
architectural elements of the building are sufficient, or if elements such as windows should be
added to the garage doors as well.
Tree Preservation, Buffer Yard and Landscaping
Although the site is not wooded, it is a residential lot with moderate tree cover throughout.
There are 32 significant trees on the property and the applicant proposes to remove all the trees
except five trees along Baker Park Road.
Medina Townhome Development LLC Page 4 of 9 August 10, 2021
PUD General Plan Planning Commission Meeting
The City's tree preservation would allow 11 (35%) of the trees to be removed without
replacement. Replacement beyond this amount is required on an inch:inch basis. Because of the
large size of the trees on the site, this would result in 452 inches of replacement trees.
Section 828.41 Subd. 7 provides for a waiver of a portion of the replacement when "an applicant
has exhausted all reasonable design options for a Development Site." Staff acknowledges that
most of the trees would need to be removed to develop this site at the density identified in the
Comprehensive Plan, especially the large trees scattered throughout the center of the property.
Staff believes it is appropriate to consider some amount of waiver. It may be possible to
preserve some additional trees along the perimeter of the site if the property was developed with
a three-story multi -family building.
If the City considered just the 15 trees around the perimeter of the site and allowed for 35%
removal, it would result in 120 inches of replacement trees. Staff believes the remaining trees
would need to be removed for any design at this density.
The minimum landscaping requirements of the R4 district
are based on the perimeter of the development site and
are described to the right:
Min Req
Proposed
Overstory
22
29
Ornamental
11
14
Shrubs
36
121
A bufferyard with an opacity of 0.1 is required along the adjacent street. The existing trees
proposed to remain and proposed shrubs meet this minimum requirement
The applicant has proposed a privacy fence along the northern property line. Although the
minimum R4 standards would not require this fence, the Planning Commission and Council
believed it was important as part of the consideration of the PUD because of the adjacent single-
family home.
The City could consider requiring architectural, landscaping, berming, fencing, and other
elements beyond the minimum standards as part of a PUD.
Wetlands and Floodplain
The site contains no wetlands or floodplains.
Transportation/Parking
The City's transportation plan anticipates a new public street along the south of the property,
which is intended to provide access to the future development property to the east, and to loop
south to connect with the driveway from Holiday and the multi -tenant retail building to the
south. In the future, this loop will provide full access to the commercial properties when
Hennepin County constructs a median in County Road 29 at the Highway 12 intersection.
The applicant proposes to construct the roadway to the point where it turns south off the
property. The remaining portion of the loop is anticipated to be constructed by the development
to the east.
Hennepin County has recommended that the City obtain an additional 17 feet of right-of-way.
The applicant has indicated that they are willing to grant the right-of-way as part of the public
Medina Townhome Development LLC Page 5 of 9 August 10, 2021
PUD General Plan Planning Commission Meeting
benefit of the PUD even though a subdivision is not being proposed, which is how the City is
usually able to require right-of-way. However, the structures are proposed 50 -feet from the
existing right-of-way, which is the minimum setback from an arterial roadway in the R4 district.
Staff recommends that the setback from the new right-of-way be allowed at 33 feet.
The applicant proposes a right -turn lane from the new road onto County Road 29 which appears
to align with the width of the street east in Maple Plain. Staff recommends that the roadway
width be increased east of the turn lane to accommodate the turn radius around the curve to the
south and to provide flexibility for future street extension.
The applicant proposes a sidewalk along the south of the property. Staff recommends that the
sidewalk connection be provided to the southern terminus of the street to allow for connection to
the property to the east. Staff also recommends that pedestrian ramps to be provided to the
southeastern quadrant of Baker Park Road and the new street.
The property immediately north of the subject site is guided for HDR redevelopment. During
concept plan review, staff had recommended that the site be designed to provide opportunity for
access to the north to reduce the need for access onto County Road 29. Staff does not
recommend requiring an access easement at this time, but to try to avoid locating buildings in a
way which would prevent access north. For example, the two owners could come to an
agreement to share access. Staff's impression is that the Planning Commission and City Council
did not place a high level of importance on this in comparison to some of the site constraints. As
currently designed, access to the north would not be practical. Staff believes it may be possible
to shift the 5 -unit building and parking to the northwest of the site to provide for this flexibility.
The Planning Commission and Council can discuss this matter.
City code requires a minimum of 6 guest parking spaces (0.25 per townhome unit). The
applicant has proposed these stalls along the entry drive.
Staff also recommends that the applicant meet the recommendations of Public Safety and the
Maple Plain Fire Department regarding "no parking" signage, curb radii, and emergency vehicle
circulation.
Sewer/Water
The applicant proposes to extend sewer and water service from County Road 29 to serve the
townhome units and to stub the mains to the north and east. Water in this area of the City is
provided by the City of Maple Plain.
The City prohibits lawn/landscaping irrigation from using City water. Staff would recommend
that stormwater re -use be considered. If the City of Maple Plain allows the applicant to connect
a lawn irrigation system to their water, staff would recommend that it be allowed.
The City Engineer has provided review comments, and staff recommends a condition that these
comments be addressed. Staff also recommends that the hydrant locations be evaluated with
Maple Plain Fire to determine if it possible to reduce the amount of water main under the internal
driveways.
Medina Townhome Development LLC Page 6 of 9 August 10, 2021
PUD General Plan Planning Commission Meeting
Stormwater/Grading Review
The applicant proposes a filtration basin in the southeast corner of the site and an underground
filtration system under the driveway. The City Engineer has provided review comments, and
staff recommends a condition that these comments be addressed. Staff also recommends that the
stormwater improvements be sized for the potential future trail along the west of the site.
Park/Trails/Multi-Modal
The applicant proposes a small "tot -lot" playground within the project and a sidewalk along
the new road. The nearest park is located approximately 1/2 mile to the northwest at the Orono
School Early Learning Center in Maple Plain.
Staff recommends additional recreational amenities as part of the amenities of the PUD. This
may include something like a basketball hoop or similar amenity.
Staff has engaged with Hennepin County and Three Rivers Park District to determine whether
a trail connection should be constructed along the west of the subject property. There is an
existing trail in Maple Plain on the west side of County Road 29. However, there is a trail
access into Baker Park 800 feet north of the site east of Main Street. At the very least, the
trail would provide a connection to the property to the north. Three Rivers Park owns most of
the property to the north and has not indicated whether it will construct a trail connection.
At the very least, staff recommends that sufficient right-of-way or trail easement be provided
for a future trail, that capacity be provided in the stormwater system, and that the grading plan
provide a convenient bench for future construction. The Park Commission and City Council
can discuss whether construction of the trail should be required as consideration for the PUD.
Review Criteria/Staff Comments
The City has a great deal of discretion when reviewing a PUD because it involves a rezoning,
which is a legislative action. A PUD should only be approved if it achieves the purposes of the
PUD district (described on pages 2-3), the Comprehensive Plan, and other City policies.
The PUD process allows flexibility to the general zoning standards to result in a more desirable
development than would be expected through strict adherence to the requirements, which in this
case are the R4 requirements. The process provides flexibility which is ultimately at the
discretion of the City. Such flexibility often cuts in both directions, certain aspects of the
development may not meet the general standards while other exceed minimum standards. The
flexibility provides the opportunity for collaboration in site design because the City can request
adjustments which may be seen as preferred, but would not be required under general standards.
When considering the PUD, it is important to compare against the development likely to occur
under the standard R4 zoning district. The PUD is not being compared to lower density
development or no development at all. The high level of discretion applies to use of the PUD
process, whereas the City would have a lower level of discretion if a development was proposed
at a similar density range which met the standard zoning requirements.
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PUD General Plan Planning Commission Meeting
In this case, it appears that the primary flexibility being sought through the PUD is to reduce the
front setback to the new street to the south.
The applicant describes how they believe the proposed General Plan meets the objective in their
narrative, which is attached for reference. The applicant argues that the PUD allows for
development of the site with rental townhomes while still meeting the City's density
requirements for the site. They indicate that this type of development is viable for the site and
market and more desirable than development of the site under the R4 standards, which would
likely need to be a taller multi -family building.
A Site Plan Review has comparative low level of discretion. As described in Section 825.56, the
purpose of a Site Plan Review is to "determine whether it is consistent with the requirements of
the zoning ordinance, including the applicable development standards and the purpose of the
zoning district in which the property is located." Conditions may be applied to a Site Plan
Review approval to protect the public health, safety, and welfare, or to ensure compliance with
relevant ordinance requirements or policies. In this case, the Site Plan Review is contingent
upon approval of the PUD.
If the Planning Commission and City Council find that the proposed General Plan of
Development achieves the purposes of the PUD ordinance and other relevant objectives of the
City, Staff would recommend approval subject to the following conditions:
1) The applicant shall enter into a development agreement satisfactory to the City which
shall include the requirements described below as well as other relevant requirements of
City ordinance or policy.
2) The applicant shall install all improvements shown on the plans received by the City on
July 27, 2021, except as modified herein. The design of all improvements shall be
reviewed and approved by the City Engineer prior to commencing construction.
3) The applicant shall provide a letter of credit prior to any site construction in an amount
recommended by the City Engineer to ensure completion of the required improvements.
4) The applicant shall grant drainage and utility easements over all utilities, stormwater
improvements, and drainageways.
5) The applicant shall provide 120 inches of replacement trees. Replacement may consist of
on -site planting, credit for larger landscaping trees, and payment of $100 per replacement
inch to the City's environmental fund for reforestation and woodland management.
6) The site design shall meet the recommendations of Public Safety and Maple Plain Fire
with regard to emergency vehicle access and circulation.
7) A privacy fence shall be provided along the northern property line adjacent to the existing
single-family lot.
8) The width of the public roadway shall be increased as recommended by the City
Engineer.
9) The applicant shall agree that two of the units (or one if the number of units is reduced to
22) is reserved for rental at or below 80% AMI.
10) The applicant shall update plans to extend the sidewalk connection along the new public
street to the south and to provide pedestrian ramps at Baker Park Road.
11) The applicant shall provide additional recreational amenities and design the site to
accommodate a future a trail along County Road 29.
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PUD General Plan Planning Commission Meeting
12) The applicant shall update hydrant locations to reduce the amount of watermain under
proposed private improvements, subject to approval by the Fire Marshal or Maple Plain
Fire.
13) The applicant shall address the comments of the City Engineer and shall be subject to
review and approval by Hennepin County, Minnehaha Creek Watershed, and other
relevant agencies.
14) The Applicant shall provide title documentation and abide by the recommendation of the
City Attorney with regard to title matters and recording instructions.
15) The Applicant shall pay to the City a fee in an amount sufficient to reimburse the City for
the cost of reviewing the preliminary plat, construction plans, and other relevant
documents.
Attachments
1. Excerpt from Comprehensive Plan
2. Excerpt from 2/10/2021 Planning Commission minutes
3. Excerpt from 2/16/2021 City Council minutes
4. Excerpt from 3/16/2021 City Council minutes
5. Excerpt from 4/20/2021 City Council minutes
6. Engineering Comments dated 8/5/2021
7. Applicant Narrative
8. Plans
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PUD General Plan Planning Commission Meeting
Excerpts from Comprehensive Plan
Community Vision
The following statement provides a vision of the community for the future and the resultant
goals and strategies.
Medina is a community united by a common goal: to sustain and enhance the quality of life of its
residents. Medina will protect its significant natural resources and open space throughout the City,
while honoring its rural heritage and fostering safe and well -designed neighborhoods, places of recreation
and destinations for citizens to gather. Development within the City will be commensurate with available
transportation systems, municipal services and school capacity.
Community Goals
The following Community Goals are derived from the Vision Statement and inform objectives
and strategies throughout the various aspects of the Comprehensive Plan.
• Preserve rural vistas, open spaces, and wetlands in all parts of the community to
promote the rural character of Medina.
• Protect and enhance the environment and natural resources throughout the community.
• Encourage and incent innovative and environmentally friendly approaches to planning,
engineering and development.
• Expand urban services only as necessary to accommodate regionally forecasted
residential growth, desired business opportunities and achievement of other
Community Goals. Such development and growth shall be at a sustainable pace
proportionate with capacity of schools and transportation, water supply and wastewater
infrastructure available to the City.
• Spread development so that it is not geographically concentrated during particular
timeframes.
• Promote public and private gathering places and civic events that serve the entire
community.
• Preserve and expand trails and parks to provide community recreational facilities,
connect neighborhoods, and encourage healthy lifestyles of its residents.
• Provide opportunities for a diversity of housing at a range of costs to support residents
at all stages of their lives.
• Encourage an attractive, vibrant business community that complements the residential
areas of the City.
• Maintain its commitment to public safety through support of the City's police
department and coordinate with its contracted volunteer fire departments.
• Manage the City through prudent budgeting processes, retaining a skilled and efficient
staff and long-range planning and financial management.
Future Land Use Plan Principles
The Future Land Use Plan guides the development of Medina through 2040, and will be used to
implement the City's goals, strategies and policies. The Plan is guided by the Vision and
Community Goals as furthered by the following principles:
Development Patterns and Neighborhood Form
• Encourage open spaces, parks and trails in all neighborhood developments. Surveys
indicate that a high quality of life is found when residents have visual access to green
spaces.
• Create neighborhoods with a variety of housing types that are well connected with
roads, trails or sidewalks.
• Maintain the integrity of rural neighborhoods and promote development patterns
consistent with existing rural residential development.
• Recognize neighborhood characteristics and promote new development compatible in
scale, architectural quality and style with existing neighborhoods.
• Stage residential growth to minimize the amount of adjacent developments which
occur within the same time period.
• Guide density to areas with proximity to existing infrastructure and future
infrastructure availability.
• Concentrate higher density development near service oriented businesses to help
promote walkability.
• Consider planned development in surrounding communities when making land use
decisions in the City.
Road Patterns
• Recognize regional highway capacity and planned improvements, along with use
forecasts, as major factors in planning for growth and land use changes.
• Establish collector streets with good connections through the community's growth
areas.
• Promote trails and sidewalk access near roads and thoroughfares to encourage multi -
modal transportation choices.
• Consider opportunities to improve north -south travel within the City.
Open Spaces and Natural Resources
• Preserve natural resources throughout the community and provide educational
opportunities to residents to help them understand the value of natural areas.
• Preserve open spaces and natural resources.
• Protect wooded areas and encourage improvement of existing resources and
reforestation. Evaluate existing woodland protections and supplement as necessary.
• Support the guidelines identified in the Open Space Report to preserve the City's
natural systems.
Business Districts and Commercial Areas
• Focus service businesses and development near urban residential densities and along
primary transportation corridors.
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o p e n s p a c e s a n d p r o t e c t s n a t u r a l r e s o u r c e s .
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n a t u r a l c h a r a c t e r i s t i c s o f t h e p r o p e r t y .
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p r o t e c t t h e n a t u r a l f e a t u r e s o r e x c e e d o t h e r s t a n d a r d s o f t h e z o n i n g d i s t r i c t . S u c h
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