HomeMy Public PortalAbout09.07.2021 Complete Regular City Council Meeting Packet Posted 9/02/2021 Page 1 of 1
AGENDA FOR THE REGULAR MEETING
OF THE MEDINA CITY COUNCIL
Tuesday, September 7, 2021
7:00 P.M.
Medina City Hall
2052 County Road 24
I. CALL TO ORDER
II. PLEDGE OF ALLEGIANCE
III. ADDITIONS TO THE AGENDA
IV. APPROVAL OF MINUTES
A. Minutes of the August 17, 2021 Work Session
B. Minutes of the August 17, 2021 Regular Council Meeting
V. CONSENT AGENDA
A. Approve Contract for Fire Protection between the City of Maple Plain and the City of Medina
B. Resolution Granting Extension of Time to Request Final Plat Approval for Pioneer Trial Preserve,
Amending Resolution No. 2021-39
VI. COMMENTS
A. From Citizens on Items Not on the Agenda
B. Park Commission
C. Planning Commission
VII. PRESENTATION
A. Resolution Recognizing City Administrator Scott Johnson for Ten Years of Service to the City of
Medina
VIII. NEW BUSINESS
A. 2022 Preliminary Budget & Tax Levy
1. Resolution Approving Proposed Tax Levy for 2022
2. Resolution Approving Proposed General Fund Budget for 2022
3. Resolution Reducing Debt Service Tax Levies for 2022
4. Establish Public Discussion Date for Final 2021 Tax Levy and Budget
B. Stetler Enterprises LLC – 500 Hamel Road – Prairie Creek Preliminary Plat and Variance
C. All Energy Solar/Steve Lerum – 2832 Hamel Road – Conditional Use Permit
D. Medina Townhome Development LLC – 1432 County Road 29 – PUD General Plan and Site Plan
Review
IX. CITY ADMINISTRATOR REPORT
X. MAYOR & CITY COUNCIL REPORTS
XI. APPROVAL TO PAY BILLS
XII. CLOSED SESSION: POLICE UNION CONTRACT Pursuant to Minn. Stat. 13D.03
XIII. ADJOURN
Meeting Rules of Conduct to
Address the City Council:
x Fill out & turn in comment
card
x Give name and address
x Indicate if representing a
group
x Limit remarks to 3-5 minutes
MEMORANDUM
TO: Medina Mayor and City Council
FROM: Scott Johnson, City Administrator
DATE OF REPORT: September 2, 2021
DATE OF MEETING: September 7, 2021
SUBJECT: City Council Meeting Report
V. CONSENT AGENDA
A. Approve Contract for Fire Protection between the City of Maple Plain and the City of
Medina – Mayor Martin, Council Member DesLauriers, Finance Director Erin Barnhart
and I worked closely with the City of Maple Plain to put together an updated fire services
agreement for 2022. Maple Plain had not reviewed their fire costs in several years. We
put together the best contract possible under the circumstances to retain our good
working relationship with a neighboring city and to continue discussions on future fire
services for the greater community. Staff recommends approval.
See attached agreement.
B. Resolution Granting Extension of Time to Request Final Plat Approval for Pioneer Trail
Preserve, Amending Resolution No. 2021-39 – Staff recommends approval of the
resolution extending the time to request final plat approval until September 7, 2022.
See attached resolution.
VII. PRESENTATION
A. Resolution Recognizing City Administrator Scott Johnson for Ten Years of Service to the
City of Medina – Mayor Martin will read the resolution.
See attached resolution.
Recommended Motion: Motion to adopt resolution recognizing City Administrator Scott
Johnson for ten years of service to the City of Medina
VIII. NEW BUSINESS
A. 2022 Preliminary Budget & Tax Levy – Staff will provide a brief presentation on the
proposed tax levy and general fund budget at the regular council meeting. A budget open
house will take place at the 6 PM Work Session. The proposed 2022 General Fund budget
is included with the packet.
See attached resolutions.
Recommended Motion # 1: Adopt the resolution approving the 2022 preliminary tax levy.
2
Recommended Motion # 2: Adopt the resolution approving the 2022 preliminary general
fund budget.
Recommended Motion # 3: Adopt the resolution reducing debt service tax levies for 2022.
Recommended Motion # 4: Establish the 2022 final tax levy and budget discussion for
December 7, 2021 at 7:00 p.m.
B. Stetler Enterprises LLC – 500 Hamel Road – Prairie Creek Preliminary Plat and Variance
– The applicant has requested review of a preliminary plat for development of a 17-unit
villa project at 500 Hamel Road. The applicant has also requested a variance to increase
the maximum front setback from Hamel Road. The Planning Commission held a public
hearing on the request at their August 10 meeting. No one spoke at the hearing. The
Planning Commission recommended approval of the variance and plat (4-1 vote) with a
condition of additional landscaping being added.
See attached report.
Recommended Motion: Motion to direct staff to prepareresolution approving the
variance and preliminary plat for Prairie Creek, subject to the terms and conditions
noted in the staff report [with the following amendments…]
C. All Energy Solar/Steve Lerum – 2832 Hamel Road – Conditional Use Permit – The
applicant has requested a conditional use permit related to ground mounted solar panels.
The applicant desires to install a 112 panel solar array on his property at 2832 Hamel Rd.
The array would occupy approximately 2,328 s.f. and produce approximately 60,649
kWhs annually. The Planning Commission and staff recommend approval subject to the
conditions noted in the staff report.
See attached report.
Recommended Motion: Motion to direct staff to draft aresolution approving the
Conditional Use Permit based upon the findings and subject to the conditions described
in the staff report
D. Medina Townhome Development LLC – 1432 County Road 29 – PUD General Plan and
Site Plan Review – The applicant 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.
The Planning Commission generally supported the proposed Planned Unit Development
and unanimously recommended approval, subject to the conditions noted in the staff
report.
See attached report.
Recommended Motion: Motion to direct staff to prepare documents granting approval
of the PUD General Plan of Development.
3
XI. APPROVAL TO PAY BILLS
Recommended Motion: Motion to approve the bills, EFT 006051E-006077E for $111,429.49
and order check numbers 051919-051976 for $224,195.72, and payroll EFT 0511236-0511300
for $110,927.62.
XII. CLOSED SESSION: POLICE UNION CONTRACT Pursuant to Minn. Stat. 13D.03
INFORMATION PACKET:
x Planning Department Update
x Police Department Update
x Public Works Department Update
x Claims List
Medina City Council Special Meeting Minutes 1
August 17, 2021
MEDINA CITY COUNCIL WORK SESSION MEETING MINUTES OF
AUGUST 17, 2021
The City Council of Medina, Minnesota met in work session on August 17, 2021 at 6:00
p.m. at the Medina City Hall, 2052 County Road 24, Medina, MN.
I. Call to Order
Members present: Martin, Albers, Cavanaugh, DesLauriers and Reid
Members absent:
Also present: City Administrator Scott Johnson, Assistant City Administrator
Jodi Gallup, Public Works Director Steve Scherer, Finance Director Erin Barnhart, Public
Safety Director Jason Nelson, and Planning Director Dusty Finke
II. 2022 Budget – General Fund
Finance Director Erin Barnhart provided the City Council with an updated draft budget
for 2022. The budget discussion centered on the general fund budget for 2022. Staff is
working to keep increases to a minimum, keeping at least a flat property tax rate of
22.92% from 2021 to 2022. Hennepin County is estimating a 6.8% market value increase
for Medina. Staff is currently negotiating contracts for fire, IT consultant, and Police
Union (LELS). Remaining funds are proposed to be allocated to the future fire facility.
Barnhart informed Council that the remaining antenna revenue ($34,168) has been
removed from the general fund budget, a cost-of-living increase of 3.5% has been
included with the draft budget, and Medina may need to create a 3rd voting precinct in
2022 due to growth and current number of registered voters in precinct 1B. Barnhart also
provided an update on moving the shared Planning/Zoning/PW Administrative Assistant
to full-time at 600 Clydesdale Trail for Public Works. The position is currently shared
between City Hall and 600 Clydesdale. The position would continue to be utilized to
track different responsibilities for public works, take on more park related
responsibilities, and provide further administrative help for public works staff. A full-
time Administrative Assistant position would be created for Planning/Zoning to process
permits, free up review time for the planners, allow more in-house GIS/infrastructure
planning and reduce consultant costs. The position will primarily assist with daily
building inspection operations and will be funded by building inspection revenue. Staff
has budgeted for the implementation of workflow software to integrate electronic form
submittal and streamline online processes. Barnhart also requested promoting the
Accountant II to Accountant I pay grade 5 and explained that the Accountant I duties are
currently being performed and is an integral part to segregation of duties within the
Finance department.
Finally, Barnhart discussed the ARPA Funds and possible uses. Staff suggested using the
funds for water treatment plant upgrades, water meter replacements and purchasing
supplies related to COVID-19. Barnhart explained that the expenditure deadline for
ARPA funds is December 31, 2024, allowing the City time to evaluate how to best utilize
Medina City Council Special Meeting Minutes 2
August 17, 2021
the funds. The City Council was comfortable with the budget as provided. The budget
will be brought forward for preliminary approval at the September 7th Council Meeting.
Mayor Martin mentioned receiving complaints about ongoing broadband issues for
residents in Medina. Hennepin County is looking into using their fiber infrastructure to
help provide broadband service improvements in the area. Council Member Cavanaugh
also informed Council that T-Mobile is expanding 5G coverage in Medina through
hotspots.
Staff and Council reviewed the draft Capital Improvement Plan (CIP). Staff informed
Council about ongoing discussions regarding the future Hackamore Road project. Future
meetings will take place with Plymouth and Corcoran. Medina and Corcoran received a
$700,000 LRIP grant from MNDOT for the project.
Steve Scherer informed the City Council that he is trying to coordinate a project with
Orono and Independence on Townline Road South in conjunction with Medina projects
on Juniper Curve and Spruce Way.
Staff also discussed the possibility of using ROW on Hamel Road for additional on street
parking with the proposed Prairie Creek Addition. The City Council was open to
exploring this option with the developer.
Staff also discussed the current drought conditions that may prohibit the fire works
display for Celebration Day. Staff will investigate options and possibly move the date of
the fireworks display.
Adjourn
Albers made a motion to adjourn the meeting at 6:57 p.m. on August 17, 2021.
Cavanaugh seconded the motion. The motion passed unanimously.
_________________________
Kathleen Martin, Mayor
Attest:
____________________________
Jodi M. Gallup, City Clerk
Medina City Council Meeting Minutes 1
August 17, 2021
DRAFT 1
2
MEDINA CITY COUNCIL MEETING MINUTES OF AUGUST 17, 2021 3
4
The City Council of Medina, Minnesota met in regular session on August 17, 2021 at 5
7:01 p.m. in the City Hall Chambers. Mayor Martin presided. 6
7
I. ROLL CALL 8
9
Members present: Albers, Cavanaugh, DesLauriers, Martin, and Reid. 10
11
Members absent: None. 12
13
Also present: City Administrator Scott Johnson, Assistant City Administrator Jodi 14
Gallup, City Attorney Ron Batty, Finance Director Erin Barnhart, City Engineer Jim 15
Stremel, City Planning Director Dusty Finke, Public Works Director Steve Scherer, and 16
Public Safety Director Jason Nelson. 17
18
II. PLEDGE OF ALLEGIANCE (7:01 p.m.) 19
20
III. ADDITIONS TO THE AGENDA (7:02 p.m.) 21
The agenda was approved as presented. 22
23
IV. APPROVAL OF MINUTES (7:02 p.m.) 24
25
A. Approval of the August 4, 2021 Regular City Council Meeting Minutes 26
Martin noted that prior to the meeting Johnson distributed corrections as proposed by 27
DesLauriers and Cavanaugh. 28
29
Moved by Martin, seconded by DesLauriers, to approve the August 4, 2021 regular City 30
Council meeting minutes as amended. Motion passed unanimously. 31
32
V. CONSENT AGENDA (7:03 p.m.) 33
34
A. Approve Street Striping Services Agreement with Sir Lines-A-Lot 35
Moved by Cavanaugh, seconded by DesLauriers, to approve the consent agenda. 36
Motion passed unanimously. 37
38
VI. COMMENTS (7:03 p.m.) 39
40
A. Comments from Citizens on Items not on the Agenda 41
There were none. 42
43
B. Park Commission 44
Scherer reported that the Park Commission will meet the following night to discuss the 45
park dedication related to Medina townhome development at 1432 CR 29. He stated 46
that trail paving has been done at Hamel Legion Park and work continues at Hunter 47
Park. 48
49
DesLauriers asked if the park dedication had already been decided for the project at 50
1432 CR 29. 51
Medina City Council Meeting Minutes 2
August 17, 2021
1
Finke stated that the intent is to discuss the trail options. 2
3
C. Planning Commission 4
Planning Commissioner Rhem stated that the Planning Commission met the previous 5
week to consider the Medina townhome development at 1432 CR 29 and unanimously 6
recommended approval. He stated that the Commission also reviewed the request from 7
Stetler for the project at 500 Hamel Road, which had a lot of discussion and the 8
Commission recommended approval with a vote of 4 –1. He noted that the Commission 9
also unanimously recommended approval of a Conditional Use Permit for a solar array 10
project at 2382 Hamel Road. 11
12
Martin referenced the solar array project and asked if the Commission had any reason to 13
think the City should revisit its zoning ordinances related to solar energy. 14
15
Rhem stated that was not discussed as the request met the requirements for the CUP to 16
be approved. 17
18
Martin stated that there has been much progress in technology and the need to convert 19
to alternate sources of energy in the past few years and therefore perhaps it would be 20
helpful to revisit those regulations. 21
22
VII. NEW BUSINESS 23
24
A. Deer Hill Preserve 5th Addition (7:08 p.m.) 25
Johnson stated that the applicant is requesting final plat for the 5th addition which would 26
convert outlots L and M into eight lots and one final outlot. He stated that there are no 27
substantial changes from the preliminary plat. 28
29
Finke stated that the purpose of final plat is to review for consistency against the 30
preliminary plat and to review the conditions applied to preliminary plat approval, which 31
is summarized in the staff report. He noted that some of the conditions will continue to 32
final plat. He stated that the other action would be to reconsider the allocation of the 33
assessment for Deer Hill Preserve Road. He explained that the assessments were 34
divided into the outlots, and the intent was to divide the assessment for each outlot into 35
the platted lots when it comes forward for development. He stated that staff finds that 36
the final plat is consistent with the preliminary plat, with the conditions that are 37
recommended to continue forward. 38
39
Martin noted that staff has provided a report to the Council that contains a detailed 40
analysis of the preliminary plat conditions and whether the conditions have or have not 41
been met. She noted that the majority of the conditions have been met and those that 42
have not been met will continue with the final plat. 43
44
1. Resolution No. 2021-52 Granting Final Plat Approval for Deer Hill 45
Preserve 5th Addition 46
Moved by DesLauriers, seconded by Reid, to adopt Resolution No. 2021-52 Granting 47
Final Plat Approval for Deer Hill Preserve 5th Addition. Motion passed unanimously. 48
49
2. Resolution No. 2021-53 Reapportioning Adopted Assessment for 50
Deer Hill Preserve Road Improvement Project 51
Medina City Council Meeting Minutes 3
August 17, 2021
Moved by DesLauriers, seconded by Reid, to adopt Resolution No. 2021-53 1
Reapportioning Adopted Assessment for Deer Hill Preserve Road Improvement Project. 2
Motion passed unanimously. 3
4
VIII. CITY ADMINISTRATOR REPORT (7:13 p.m.) 5
Johnson had nothing further to report. 6
7
IX. MAYOR & CITY COUNCIL REPORTS (7:13 p.m.) 8
Reid stated that she plans to visit Uptown Hamel on Thursday to continue building 9
relationships with property and business owners in order to agree on the branding. 10
11
Martin noted that Reid and Cavanaugh will be meeting with Representative Phillips 12
within the next week. 13
14
X. APPROVAL TO PAY THE BILLS (7:14 p.m.) 15
Moved by Cavanaugh, seconded by Martin, to approve the bills, EFT 006032E-16
006050EE for $60,680.87, order check numbers 051846-051918 for $388,699.09, and 17
payroll EFT 0511201-0511235 for $55,726.38. Motion passed unanimously. 18
19
XI. ADJOURN 20
Moved by Albers, seconded by DesLauriers, to adjourn the meeting at 7:15 p.m. Motion 21
passed unanimously. 22
23
24
__________________________________ 25
Kathleen Martin, Mayor 26
Attest: 27
28
____________________________________ 29
Jodi M. Gallup, City Clerk 30
1
CONTRACT FOR FIRE PROTECTION
BETWEEN
THE CITY OF MAPLE PLAIN
AND
THE CITY OF MEDINA
THIS CONTRACT FOR FIRE PROTECTION (“Contract”) is dated August 23, 2021 and
shall be effective January 1, 2022, and is entered into by and between the City of Maple Plain, a
Minnesota municipal corporation (“Maple Plain”), and the City of Medina, a Minnesota municipal
corporation (“Medina”; Maple Plain and Medina sometimes are collectively referred to herein as
the “Parties” and sometimes individually referred to herein as a “Party”).
WITNESSETH:
WHEREAS, Maple Plain has the capability to provide fire protection and emergency
medical and rescue services to Medina through the personnel, facilities, and equipment of its Maple
Plain Fire Department; and
WHEREAS, Medina desires to contract with Maple Plain to provide such services to a
portion of Medina, subject to the terms hereof.
NOW, THEREFORE, in consideration of the foregoing and the other mutual covenants
and promises contained herein, the Parties agree as follows:
ARTICLE 1
DEFINITIONS
1.01 Fire Protection Services. The protection of life and property from damage or
destruction by fire, together with such emergency medical and rescue operations as further
described in Article 5.
1.02 Fire Protection Services Area. The land area in Medina described in Exhibit A
attached hereto to which Maple Plain shall provide Fire Protection Services during the term of this
Agenda Item #5A
2
Contract.
1.03 Service Fee. The amount of consideration payable annually by Medina to Maple Plain
for Fire Protection Services.
1.04 Emergency Response Hour The time logged into Emergency Reporting Fire Records
System or future incident management system by each fire fighter for the call, presumably from
when the call is dispatched to the time the last truck is back in service. If the call is less than an hour
in length, it is counted as a one-hour call. Calls longer than one hour in length are measured in 15-
minute increments.
ARTICLE 2
FIRE PROTECTION SERVICES TO BE PROVIDED
2.01 In accordance with the terms and conditions hereof, Maple Plain shall provide Fire
Protection Services within the Fire Protection Services Area or shall arrange for such services to be
provided pursuant to mutual aid. For each call, the Fire Chief shall dispatch such firefighting
personnel and equipment or emergency personnel and equipment as the Chief determines to be
necessary. The Fire Chief may also call for such other assistance under any mutual aid agreement
as the Chief may deem necessary.
2.02 Maple Plain agrees to keep and maintain in good order and at its expense the fire and
emergency equipment necessary to provide Fire Protection Services. Maple Plain shall also arrange
for suitable personnel to provide Fire Protection Services.
2.03 Maple Plain shall provide to Medina an Annual Fire Services Report to include
history of fire calls, emergency response hours, mutual aid hours, response times, and number of
responders per call in the service area by March 15 of the year following the Initial Term and any
applicable Extension Term.
3
ARTICLE 3
ANNUAL CONSIDERATION
3.01 In consideration of delivery of Fire Protection Services to the Fire Protection Services
Area under this Contract, Medina shall pay to Maple Plain an annual Service Fee, without further
notice, in two equal semi-annual installments payable on March 15th and September 15th:
Calendar Year 2022
x Service Fee: An annual amount equal to $15,000;
Extension Terms (as defined in Section 4.01)
x Service Fee: An annual amount equal to the prior year Service Fee increased on
a percentage basis by the December 12-month unadjusted CPI increase for the
Minneapolis St. Paul Metro area as published by the US Department of Labor –
Bureau of Labor Statistics. The annual CPI increase will not be less than 2% nor
more than 5%.
ARTICLE 4
TERM AND TERMINATION
4.01 This Contract initially covers the period January 1, 2022 through December 31, 2022
(“Initial Term”). The term of this Contract will be renewed automatically thereafter for successive
one-year terms (each an “Extension Term”), unless this Contract is terminated as provided in
Section 4.02 of the Contract.
4.02 This Contract shall be terminable only as follows:
1. Medina or Maple Plain may choose to terminate its participation in
the Contract, with or without cause; provided, however, that such
termination be effective on January 1 of the subsequent year
preceded by a minimum six-month written notice;
2. Immediate termination may occur for breach of contract following
written notice; or
4
3. By mutual written agreement by both parties for any reason
including to enable participation in a fire service district or similar
organization.
ARTICLE 5
MISCELLANEOUS PROVISIONS
5.01 Calls for Fire Protection Services shall generally be answered in the order of their
receipt. In case of concurrent fires or calls for emergency medical or rescue services, either within
the several areas served by Maple Plain or under any mutual aid agreement, the Fire Chief shall
weigh the relative risk of loss to life and property posed by the concurrent calls and shall make a
final determination on the advisability of committing equipment and fire fighters to the concurrent
calls. In making this determination, and in making the same determination in the case of single
fires, the Fire Chief shall also consider the feasibility of making the run in light of road conditions,
weather conditions and all other conditions which shall affect the safety of fire fighters and
equipment.
5.02 Maple Plain shall have no claim against Medina for damage to the property or
equipment used by the Maple Plain Fire Department in providing Fire Protection Services in the
Fire Protection Services Area. Maple Plain agrees to defend and indemnify Medina, its officers,
employees, agents and representatives against all claims brought or actions filed arising out of
injuries or death to fire fighters or others or for damage to property occurring while providing Fire
Protection Services in the Fire Protection Services Area as provided for under this Contract;
provided, however, that Maple Plain shall not be liable for any such claim, damage, loss or expense
if caused by any negligent acts or willful misconduct of Medina or its employees, agents or any
other person or entity for whose actions it may be liable. Maple Plain shall maintain insurance
covering its minimum tort levels in amounts provided for in Minn. Stat., Ch. 466, as amended.
Nothing in this Contract is intended or should be construed in any manner as a waiver of either
5
Party’s immunities or tort limits contained in Minn. Stat. Ch. 466. Maple Plain shall not be required
to pay on behalf of itself and Medina any amount in excess of the limits on liability established in
Minn. Stat., Ch. 466 applicable to any one party. The limits of liability for Maple Plain and Medina
may not be added together to determine the maximum liability for Maple Plain.
5.03 At no time shall Medina have any claim on any assets of the City of Maple Plain, the
Maple Plain Fire Department, or any joint powers or mutual aid agreements to which Maple Plain
may be a Party.
5.04 By entering into this Contract, Maple Plain also has authorized the Maple Plain Fire
Department to respond to fires or calls for other emergency medical or rescue services outside the
city limits of Maple Plain in the manner contemplated by Minnesota Statutes Sections 438.08
through 438.11, inclusive.
5.05 This Contract shall constitute the entire agreement between the parties and
supersedes any other written or oral agreement between Maple Plain and Medina. This Contract
may only be modified in writing signed by both parties.
5.06 This Contract may be assigned by Maple Plain to a joint powers entity established
by Maple Plain and the City of Independence for the purpose of providing Fire Protection Services
within those cities. Unless agreed upon by the parties, the rights and obligations under any such
joint powers agreement shall not exceed those rights and obligations herein.
5.07 It is agreed that this Contract shall be governed by, construed, and enforced in
accordance with the laws of the State of Minnesota.
5.08 Time is of the essence in the performance of the terms and obligations of this
Contract.
5.09 This Contract is for the sole benefit of the Parties and their respective successors
and assigns and nothing herein, express or implied, is intended to or shall confer upon any other
6
person or entity any legal or equitable right, benefit, or remedy of any nature whatsoever under or
by reason of this Contract.
5.10 In the event a party is in default of any of the terms herein, the non-defaulting party
may send written Notice to the defaulting party indicating in detail the nature of the default. If the
default continues for a period of 30 days after the defaulting party has received the said notice, then
the non-defaulting party may either terminate this Contract as provided in Section 4.02 above. In
the event Maple Plain is the terminating party, Medina shall make payment to Maple Plain within
30 days of receiving an invoice from Maple Plain for Fire Protection Services to the Fire Protection
Services Area provided up to the date of termination.
5.11 All notices, requests, consents, claims, demands, waivers, and other
communications hereunder (each a “Notice”) shall be in writing and shall be deemed to have
been given (a) when delivered by hand (with written confirmation of receipt); or (b) when
received or rejected by the addressee if sent by a nationally recognized overnight courier (receipt
requested); or (c) when received or rejected by the addressee if sent by United States Postal
Service (receipt requested). Notice must be sent to the respective Party at the following addresses
(or at such other address for a Party as shall be specified in a Notice given in accordance with
this Section):
To Maple Plain: City of Maple Plain
Attn: City Administrator
5050 Independence Street
Maple Plain, MN 55359
7
To Medina: City of Medina
Attn: City Administrator
2052 County Road 24
Medina, MN 55340
IN WITNESS WHEREOF, the parties hereto have set their hands effective at the date first
above written.
THE CITY OF MAPLE PLAIN THE CITY OF MEDINA
By: _________________________ By:___________________________
Mayor Mayor
Julie Maas-Kusske Kathleen Martin
____________________________ ______________________________
City Administrator City Administrator Clarissa Hadler Scott Johnson
8
EXHIBIT A
Map of Fire Protection Service Area.
All PIDS in the following Sections contained in the City of Medina
Sections 19, 29 & 30
1
CONTRACT FOR FIRE PROTECTION
BETWEEN
THE CITY OF MAPLE PLAIN
AND
THE CITY OF MEDINA
THIS CONTRACT FOR FIRE PROTECTION (“Contract”) is dated __________, 2021
and shall be effective January 1, 2022, and is entered into by and between the City of Maple Plain,
a Minnesota municipal corporation (“Maple Plain”), and the City of Medina, a Minnesota
municipal corporation (“Medina”; Maple Plain and Medina sometimes are collectively referred to
herein as the “Parties” and sometimes individually referred to herein as a “Party”).
WITNESSETH:
WHEREAS, Maple Plain has the capability to provide fire protection and emergency
medical and rescue services to Medina through the personnel, facilities, and equipment of its Maple
Plain Fire Department; and
WHEREAS, Medina desires to contract with Maple Plain to provide such services to a
portion of Medina, subject to the terms hereof.
NOW, THEREFORE, in consideration of the foregoing and the other mutual covenants
and promises contained herein, the Parties agree as follows:
ARTICLE 1
DEFINITIONS
1.01 Fire Protection Services. The protection of life and property from damage or
destruction by fire, together with such emergency medical and rescue operations as further
described in Article 5.
1.02 Fire Protection Services Area. The land area in Medina described in Exhibit A
attached hereto to which Maple Plain shall provide Fire Protection Services during the term of this
2
Contract.
1.03 Service Fee. The amount of consideration payable annually by Medina to Maple Plain
for Fire Protection Services.
1.04 Emergency Response Hour The time logged into Emergency Reporting Fire Records
System or future incident management system by each fire fighter for the call, presumably from
when the call is dispatched to the time the last truck is back inback in service. If the call is less than
an hour in length, it is counted as a one-hour call. Calls longer than one hour in length are measured
in 15-minute increments.
ARTICLE 2
FIRE PROTECTION SERVICES TO BE PROVIDED
2.01 In accordance with the terms and conditions hereof, Maple Plain shall provide Fire
Protection Services within the Fire Protection Services Area or shall arrange for such services to be
provided pursuant to mutual aid. For each call, the Fire Chief shall dispatch such firefighting
personnel and equipment or emergency personnel and equipment as the Chief determines to be
necessary. The Fire Chief may also call for such other assistance under any mutual aid agreement
as the Chief may deem necessary.
2.02 Maple Plain agrees to keep and maintain in good order and at its expense the fire and
emergency equipment necessary to provide Fire Protection Services. Maple Plain shall also arrange
for suitable personnel to provide Fire Protection Services.
2.03 Maple Plain shall provide to Medina an Annual Fire Services Report to include
history of fire calls, emergency response hours, mutual aid hours, response times, and number of
responders per call in the service area by March 15 of the year following the Initial Term and any
applicable Extension Term.
3
ARTICLE 3
ANNUAL CONSIDERATION
3.01 In consideration of delivery of Fire Protection Services to the Fire Protection Services
Area under this Contract, Medina shall pay to Maple Plain an annual Base Compensation Service
Fee, without further notice, in two equal semi-annual installments payable on March 15th and
September 15th; and, an Hourly Rate Compensation Service Fee, payable within 30 days upon
Medina receipt of an annual call hour report from Maple Plain as follows:
Calendar Year 2022
x Service FeeBase Compensation: An annual amount equal to $155,000; plus,
x Hourly Rate Compensation: An hourly rate equal to $205.00 for each
Emergency Response Hour serviced in Medina by Maple Plain which exceeds
73 Emergency Response Hours during the calendar year.
Extension Terms (as defined in Section 4.01)
x Service FeeBase Compensation: An annual amount equal to the prior year
Service FeeBase Compensation increased on a percentage basis by the December
12-month unadjusted CPI increase for the Minneapolis St. Paul Metro area as
published by the US Department of Labor – Bureau of Labor Statistics. The
annual CPI increase will not be less than 2% nor more than 5%.
x Hourly Rate Compensation: An hourly rate equal to the prior year Hourly Rate
increased on a percentage basis by the December 12-month unadjusted CPI
increase for the Minneapolis St. Paul Metro area as published by the US
Department of Labor – Bureau of Labor Statistics for each Emergency Response
Hour serviced in Medina by Maple Plain which exceeds 100 Emergency
Response Hours in each calendar year. The annual CPI increase will not be less
Commented [CH1]: $10K only covers 50 ERH.
4
than 2% nor more than 5% .
x [Note: we could add that the parties will, at either party’s request and in
good faith, re-evaluate the base compensation/hourly rate compensation
ratio in future years.]
ARTICLE 4
TERM AND TERMINATION
4.01 This Contract initially covers the period January 1, 2022 through December 31, 2022
(“Initial Term”). The term of this Contract will be renewed automatically thereafter for successive
one-year terms (each an “Extension Term”), unless this Contract is terminated as provided in
Section 4.02 of the Contract.
4.02 This Contract shall be terminable only as follows:
1. Medina or Maple Plain may choose to terminate its participation in
the Contract, with or without cause; provided, however, that such
termination be effective on January 1 of the subsequent year
preceded by a minimum six-month written notice;
2. Immediate termination may occur for breach of contract following
written notice; or
3. . By mutual written agreement by both parties for any reason
including to enable participation in a fire service district or similar
organization.
ARTICLE 5
MISCELLANEOUS PROVISIONS
5.01 Calls for Fire Protection Services shall generally be answered in the order of their
receipt. In case of concurrent fires or calls for emergency medical or rescue services, either within
the several areas served by Maple Plain or under any mutual aid agreement, the Fire Chief shall
weigh the relative risk of loss to life and property posed by the concurrent calls and shall make a
final determination on the advisability of committing equipment and fire fighters to the concurrent
Commented [CH2]: that's a given when it's a one-year contract,
but feel free to propose language to this effect.
Commented [CH3]: If you feel its necessary.
5
calls. In making this determination, and in making the same determination in the case of single
fires, the Fire Chief shall also consider the feasibility of making the run in light of road conditions,
weather conditions and all other conditions which shall affect the safety of fire fighters and
equipment. [Note, these edits reflect our City Attorney’s input.]
5.02 Maple Plain shall have no claim against Medina for damage to the property or
equipment used by the Maple Plain Fire Department in providing Fire Protection Services in the
Fire Protection Services Area. Maple Plain agrees to defend and indemnify Medina, its officers,
employees, agents and representatives against all claims brought or actions filed arising out of
injuries or death to fire fighters or others or for damage to property occurring while providing Fire
Protection Services in the Fire Protection Services Area as provided for under this Contract;
provided, however, that Maple Plain shall not be liable for any such claim, damage, loss or expense
if caused by any negligent acts or willful misconduct of Medina or its employees, agents or any
other person or entity for whose actions it may be liable. Maple Plain shall maintain its own
insurance covering its minimum tort levels in amounts provided for in Minn. Stat., ch. 466, as
amended. Nothing in this Contract is intended or should be construed in any manner as a waiver
of either Party’s immunities or tort limits contained in Minn. Stat. ch. 466. Maple Plain shall not
be required to pay on behalf of itself and Medina any amount in excess of the limits on liability
established in Minn. Stat., ch. 466 applicable to any one party. The limits of liability for Maple
Plain and Medina may not be added together to determine the maximum liability for Maple Plain.
5.03 At no time shall Medina have any claim on any assets of the City of Maple Plain, the
Maple Plain Fire Department, or any joint powers or mutual aid agreements to which Maple Plain
may be a Party.
5.04 By entering into this Contract, Maple Plain also has authorized the Maple Plain Fire
Department to respond to fires or calls for other emergency medical or rescue services outside the
Commented [CH4]: this needs to stay
Commented [CH5]: these are fine.
Formatted: Underline
6
city limits of Maple Plain in the manner contemplated by Minnesota Statutes Sections 438.08
through 438.11, inclusive.
5.05 This Contract shall constitute the entire agreement between the parties and
supersedes any other written or oral agreement between Maple Plain and Medina. This Contract
may only be modified in writing signed by both parties.
5.06 This Contract may be assigned by Maple Plain to a joint powers entity established
by Maple Plain and the City of Independence for the purpose of providing Fire Protection Services
within those cities. Unless agreed upon by the parties, the rights and obligations under any such
joint powers agreement shall not exceed those rights and obligations herein.
5.07 It is agreed that this Contract shall be governed by, construed, and enforced in
accordance with the laws of the State of Minnesota.
5.08 Time is of the essence in the performance of the terms and obligations of this
Contract.
5.09 This Contract is for the sole benefit of the Parties and their respective successors
and assigns and nothing herein, express or implied, is intended to or shall confer upon any other
person or entity any legal or equitable right, benefit, or remedy of any nature whatsoever under or
by reason of this Contract.
5.10 In the event a party is in default of any of the terms herein, the non-defaulting party
may send written Notice to the defaulting party indicating in detail the nature of the default. If the
default continues for a period of 30 days after the defaulting party has received the said notice, then
the non-defaulting party may either terminate this Contract as provided in Section 4.02 above. In
the event Maple Plain is the terminating party, Medina shall make payment to Maple Plain within
30 days of receiving an invoice from Maple Plain for Fire Protection Services to the Fire Protection
Services Area provided up to the date of termination.
7
5.11 All notices, requests, consents, claims, demands, waivers, and other
communications hereunder (each a “Notice”) shall be in writing and shall be deemed to have
been given (a) when delivered by hand (with written confirmation of receipt); or (b) when
received or rejected by the addressee if sent by a nationally recognized overnight courier (receipt
requested); or (c) when received or rejected by the addressee if sent by United States Postal
Service (receipt requested). Notice must be sent to the respective Party at the following addresses
(or at such other address for a Party as shall be specified in a Notice given in accordance with
this Section):
To Maple Plain: City of Maple Plain
Attn: City Administrator
5050 Independence Street
Maple Plain, MN 55359
To Medina: City of Medina
Attn: City Administrator
2052 County Road 24
Medina, MN 55340
IN WITNESS WHEREOF, the parties hereto have set their hands effective
at the date first above written.
THE CITY OF MAPLE PLAIN ͟ THE CITY OF MEDINA
By: _________________________ By:___________________________
Mayor Mayor
Julie Maas-Kusske Kathleen Martin
8
____________________________ ______________________________
City Administrator City Administrator Clarissa Hadler Scott Johnson
Resolution No. 2021-##
DATE
Member _________ introduced the following resolution and moved its adoption:
CITY OF MEDINA
RESOLUTION NO. 2021-
RESOLUTION GRANTING EXTENSION OF TIME TO
REQUEST FINAL PLAT APPROVAL FOR PIONEER TRAIL PRESERVE;
AMENDING RESOLUTION NO. 2021-39
WHEREAS, on June 15, 2021, the city of Medina adopted Resolution 2021-39, granting
preliminary approval to James R. Korin and Melissa A. Korin (the “Applicants”) of a plat to be
called Pioneer Trail Preserve; and
WHEREAS, under the terms of said resolution, the application for final approval was
required to be requested within 180 days or the approval was to be considered void, unless a written
request for time extension is submitted by the Applicants and approved by the City Council; and
WHEREAS, the Applicants have requested an extension of time to request final plat
approval.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Medina, Minnesota,
as follows:
1. The final plat approval shall be requested by September 7, 2022, or preliminary
approval shall be considered void, unless a written request for time extension is
submitted by the Applicant and approved by the City Council.
2. Except as explicitly stated above, all terms and conditions of Resolution 2021-39 are
hereby reaffirmed.
Dated: September 7, 2021.
Kathleen Martin, Mayor
ATTEST:
Jodi M. Gallup, City Clerk
Agenda Item #5B
Resolution No. 2021-##
DATE
2
The motion for the adoption of the foregoing resolution was duly seconded by member
__________ upon vote being taken thereon, the following voted in favor thereof:
And the following voted against same:
Whereupon said resolution was declared duly passed and adopted.
Resolution No. 2021-
September 7, 2021
Member _____ introduced the following resolution and moved its adoption:
CITY OF MEDINA
RESOLUTION NO. 2021-
RECOGNIZING CITY ADMINISTRATOR SCOTT JOHNSON FOR TEN YEARS
OF SERVICE TO THE CITY OF MEDINA
WHEREAS, Scott Johnson has been a valued full time City of Medina employee, serving
as the City Administrator of the City since August 29, 2011; and
WHEREAS, Scott showed leadership and vision by leading the City through the adoption
of the City’s 2020-2040 Comprehensive Plan; and
WHEREAS, Scott led the efforts in Medina’s succession planning by adopting a 10 year
staffing plan and creating training opportunities for employees to allow for smooth transitions upon
key staff retirements in the Public Safety and Public Works departments; and
WHEREAS, Scott led staff through the process of defining Medina’s core values and
institutionalized these values by incorporating into the organizational structure; and
WHEREAS, Scott demonstrated resilience while he led the City through unchartered
waters of a global pandemic by keeping residents and staff safe and the City financially sound,
while continuing to provide the highest quality service; and
WHEREAS, Scott provided invaluable assistance in bringing area fire agencies and
municipalities together to study future fire service needs and options; and
WHEREAS, Scott exhibited strong leadership and vision throughout the planning and
construction of the Public Works and Police Facility at 600 Clydesdale Trail in 2013 and the
remodel of the lower level of City Hall in 2016; and
WHEREAS, Scott implemented initiatives for Medina to support and connect with
community businesses by establishing the Medina Economic Development Authority, holding
annual business forums, conducting business tours twice a year, implementing the open to business
program, and establishing positive policy changes; and
WHEREAS, Scott managed the negotiations resulting in a new cable franchise agreement
with Mediacom which expanded cable and high-speed internet access in Medina and allowed the
City better use of franchise fees; and
WHEREAS, Scott continues to represent the City with the watershed districts to identify
projects, secure grant funding, and improve the quality of our lakes and streams; and
WHEREAS, Scott has worked with Hennepin County and the State of Minnesota to secure
funding for imperative intersection improvements at Highway 55/County Road 116 and Highway
55/Arrowhead Drive, including two quiet zone railroad crossings; and
Agenda Item #7A
Resolution No. 2021-
September 7, 2021
2
WHEREAS, the City of Medina expresses sincere gratitude for Scott’s great work ethic,
professionalism, dedication, leadership, and continued service to the Medina community.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Medina
acknowledges and thanks Scott Johnson for ten years of service to the community.
Dated: September 7, 2021.
Kathleen Martin, Mayor
ATTEST:
Jodi M. Gallup, City Clerk
The motion for the adoption of the foregoing resolution was duly seconded by member _____
and upon vote being taken thereon, the following voted in favor thereof:
And the following voted against same:
Whereupon said resolution was declared duly passed and adopted.
Resolution No. 2021-
September 7, 2021
Member ______ introduced the following resolution and moved its adoption:
CITY OF MEDINA
RESOLUTION NO. 2021-
RESOLUTION APPROVING PROPOSED TAX LEVY FOR 2022
WHEREAS, the State of Minnesota has adopted legislation, which requires all
municipalities to pass a resolution adopting a preliminary budget and certifying the total proposed
tax levy amount to the County Auditor prior to September 30, 2021; and
WHEREAS, it is the desire of the City of Medina, Minnesota, to comply with this law and
submit a proposed property tax levy including general operating and debt levies; and
NOW THEREFORE, BE IT RESOLVED, by the city council of the City of Medina,
County of Hennepin, Minnesota, that the following sums of money be proposed for 2022 upon the
taxable property in the City of Medina, for the following purposes: To raise $4,147,600 as adequate
revenue for the general fund operating budget, $408,497 as adequate revenue for debt service,
$312,500 for capital equipment and $112,000 for municipal park fund.
General Fund $4,147,600
Capital Equipment $ 312,500
Municipal Park Fund $ 112,000
Debt Service:
2012A G.O. CIP Bonds $ 216,615
2013A G.O. Refunding Bonds $ 132,479
2015A G.O. Improvement Bonds $ 59,403
Total Levy: $4,980,597
BE IT FURTHER RESOLVED, that the City Clerk, Jodi Gallup, is hereby instructed to transmit
a certified copy of this resolution to the county auditor of Hennepin County, Minnesota.
Date: September 7, 2021.
____________________________________
Kathleen Martin, Mayor
ATTEST:
___________________________________
Jodi M. Gallup, City Clerk
Agenda Item #8A1
Resolution No. 2021- 2
September 7, 2021
The motion for the adoption of the foregoing resolution was duly seconded by member _____
and upon vote being taken thereon, the following voted in favor thereof:
And the following voted against same:
Whereupon said resolution was declared duly passed and adopted.
Resolution No. 2021-
September 7, 2021
Member _______ introduced the following resolution and moved its adoption:
CITY OF MEDINA
RESOLUTION NO. 2021-
RESOLUTION APPROVING PROPOSED GENERAL FUND BUDGET FOR 2022
BE IT RESOLVED, by the city council of the City of Medina, County of Hennepin, Minnesota,
that the following sums of money be proposed for the 2022 General Fund budget:
Revenues Expenditures
General Fund $5,598,884 $5,598,884
Date: September 7, 2021.
____________________________________
Kathleen Martin, Mayor
ATTEST:
___________________________________
Jodi M. Gallup, City Clerk
The motion for the adoption of the foregoing resolution was duly seconded by member ____ and
upon vote being taken thereon, the following voted in favor thereof:
and the following voted against same:
Whereupon said resolution was declared duly passed and adopted.
Agenda Item #8A2
Resolution No. 2021-
September 7, 2021
Member ______ introduced the following resolution and moved its adoption:
CITY OF MEDINA
RESOLUTION NO. 2021-
RESOLUTION REDUCING DEBT SERVICE TAX LEVIES FOR 2022
WHEREAS, Hennepin County maintains a bond register with the City’s scheduled bonded
debt levies for taxes payable in 2022, and requests a City resolution canceling the debt levy if the
City does not levy the scheduled amounts; and
WHEREAS, the City has determined that specific debt levies may be partially reduced due
to the accumulation and projection of other revenue sources, including previously collected tax
levies, previously collected and future projected special assessments, and utility fund contributions;
and
NOW THEREFORE, BE IT RESOLVED, by the city council of the City of Medina,
County of Hennepin, Minnesota, that the following reductions of debt service levies be made for
taxes payable in 2022:
Scheduled Proposed Reduction
Levy Levy To Levy
Debt Service:
2012A G.O. Capital Improvement Plan Bonds $ 304,211 $ - $ 304,211
2013A G.O. Refunding Bonds $ 165,598 $ 132,479 $ 33,119
2015A G.O. Improvement Bonds $ 59,403 $ 59,403 $ -
2016A G.O. Refunding Bonds $ 97,838 $ - $ 97,838
2020A G.O. Capital Improvement Plan Bonds $ 270,769 $ 216,615 $ 54,154
BE IT FURTHER RESOLVED, that the City Clerk Jodi Gallup, is hereby instructed to transmit a
certified copy of this resolution to the county auditor of Hennepin County, Minnesota.
Date: September 7, 2021.
____________________________________
Kathleen Martin, Mayor
ATTEST:
___________________________________
Jodi M. Gallup, City Clerk
The motion for the adoption of the foregoing resolution was duly seconded by member ____ and
upon vote being taken thereon, the following voted in favor thereof:
Agenda Item #8A3
Resolution No. 2021- 2
September 7, 2021
and the following voted against same:
Whereupon said resolution was declared duly passed and adopted.
Stelter Enterprises – 500 Hamel Road Page 1 of 11 September 7, 2021
Preliminary Plat City Council Meeting
MEMORANDUM
TO: Mayor Martin and Members of the City Council
FROM: Dusty Finke, Planning Director; through City Administrator Johnson
DATE: September 1, 2021
MEETING: September 7, 2021 City Council
SUBJ: Stetler Enterprises LLC– 500 Hamel Road – Prairie Creek -
Preliminary Plat and Variance
Summary of Request
Stetler Enterprises, LLC has requested review of a preliminary plat for development of a 17-unit
villa project at 500 Hamel Road. The applicant has also requested a variance to increase the
maximum front setback from Hamel Road.
The subject property is located north of Hamel Road, across from Elm Creek Drive. The
property is approximately 6.7 acres in size (4.9 net acres), is currently vacant and guided and
zoned Uptown Hamel. The northern portion of the site slopes down to a wetland, and the
western portion of the site includes a stormwater pond which was constructed by the City to treat
stormwater from the site and property to the west.
Rainwater Nature Preserve is located east of the site, with Uptown Hamel further east. Single
family homes are located to the south and fourplexes to the southwest. The property to the west
includes warehouse uses. An aerial of the site and surrounding property can be found below.
Agenda Item #8B
Stelter Enterprises – 500 Hamel Road Page 2 of 11 September 7, 2021
Preliminary Plat City Council Meeting
Comprehensive Plan/Zoning
The subject property is guided Uptown Hamel in the Comprehensive Plan and zoned Uptown
Hamel (UH). The purpose of the Uptown Hamel district is “to create a distinctive Uptown
Hamel area that is an attractive, pedestrian-friendly, mixed-use town center, by using building
facades, porches, walkways, landscaped plazas, lighting, signage, landscaping and parking to
blend retail, office, higher-density housing, specialty shops, and gathering spots into a unified
and viable community.”
Uptown Hamel allows commercial development, residential development with a net density
between 4-20 units/acre or a combination of commercial and residential development.
Concept Plan Review
The Planning Commission and City Council reviewed a Concept Plan Review back in the spring.
Excerpts from the City Council meeting minutes are attached for reference.
Proposed Site Layout
The applicant proposes 17 single-level villa units accessing a private road which would loop
through the site. The villas along Hamel Road would have front entrances and porches toward
Hamel Road with rear loaded garages. The table below summarizes the proposed layout with the
requirements of the UH district.
UH Requirement Proposed
Minimum Lot Area per Dwelling 2904 s.f. 9865 s.f.
Maximum Lot Area per Dwelling 10,890 s.f. 12,555 s.f. (or 9865 s.f. after
subtracting 80% of pond area)
Minimum Lot Size N/A 5650 s.f.
Minimum Lot Width N/A 55 feet
Minimum Lot Depth N/A 106 feet
Min. Front Yard Setback 0 feet 25 foot (to curb of internal street)
30 feet (Hamel Rd)
Max. Front Yard Setback 10 feet 30 feet (Hamel Rd)
Rear Yard Setback As necessary 140 feet
Side Yard Setback 8 feet (or 0) 8 feet
Max Height 50 feet Approx. 20 feet
Max. Hardcover 90% 50% of net area
The site includes approximately 4.9 net acres and requires a residential density of 4-20
units/acre. This would equate to a minimum of 20 units on the subject property. The western
1.5 acres of the site is a stormwater pond and filtration basin that treats stormwater from a
broader area to the west in addition to the subject site. The subject site accounts for less than
20% of the total drainage area to the pond, so staff believes it is reasonable to subtract a
significant portion of the pond area from the net acreage since it reduces the usable portion of the
site to treat water from other properties. If the Planning Commission and Council agree, this
would result in the net acreage of the site being reduced to 3.85 acres. This would result in a
proposed density of 4.4 units/acre.
Stelter Enterprises – 500 Hamel Road Page 3 of 11 September 7, 2021
Preliminary Plat City Council Meeting
Variance – Maximum Front Yard Setback
The Uptown Hamel district requires buildings to be set close to Hamel Road and establishes a
maximum setback of 10 feet to the street. In this case, there is a 30 foot wide Metropolitan
Council sewer main easement north of Hamel Road. This easement prevents the buildings from
being located closer than 30 feet to Hamel Road. The applicant has proposed to set the homes as
close to the easement as they can and requested a variance.
Section 825.45 establishes the following criteria for the review of variances. The applicant
describes in their narrative how they believe the criteria are met. Staff has summarized potential
findings below each criterion:
Subd. 2. Criteria for Granting Variances.
(a) A variance shall only be granted when it is in harmony with the general purposes and
intent of the ordinance.
The applicant is proposing to place the structures as close to Hamel Road as permitted by the
existing easement. The garages are rear-loaded, and the structures are proposed to include
porches on the street-side even though they will be set further back. Staff believes these design
elements attempt to be in harmony with the intent, even if constrained by the easement.
(b) A variance shall only be granted when it is consistent with the comprehensive plan.
Staff does not believe the variance is inconsistent with the comprehensive plan.
(c) A variance may be granted when the applicant for the variance establishes that there are
practical difficulties in complying with the zoning ordinance. Economic considerations
alone do not constitute a practical difficulty. In order for a practical difficult to be
established, all of the following criteria shall be met:
(1) The property owner proposes to use the property in a reasonable manner. In
determining if the property owner proposes to use the property in a reasonable manner,
the board shall consider, among other factors, whether the variance requested is the
minimum variance which would alleviate the practical difficulty and whether the
variance confers upon the applicant any special privileges that are denied to the owners
of other lands, structures, or buildings in the same district;
The applicant proposes to locate the structures as close to the street as permitted by the easement.
Staff believes any construction on the site would necessitate a variance. Staff believes the
applicant is proposing to use the property in a reasonable manner.
(2) The plight of the landowner is due to circumstances unique to the property not created
by the landowner; and
The easement allowed for construction of a Met Council sewer main which serves the public
interest. Staff did not investigate whether the easement was part of a condemnation or a willing
sale by the property owner. If was granted at a time when the required setbacks on the property
were larger. Staff believes the existing of the easement is unique to the property and it is fair to
conclude that the plight was not caused by the landowner.
Stelter Enterprises – 500 Hamel Road Page 4 of 11 September 7, 2021
Preliminary Plat City Council Meeting
(3) The variance, if granted, will not alter the essential character of the locality.
The homes south of Hamel Road are in a different zoning district and setback at least as far as
the proposed structure. As such, staff believes it could be argued that allowing the variance may
be more in keeping with the character of nearby property.
Staff recommends approval of the variance to increase the maximum setback of the structures to
Hamel Road to 30 feet.
Site Plan Review
The Uptown Hamel zoning district requires a Site Plan Review for any new construction. This is
generally because the Uptown Hamel district anticipates predominantly commercial and multi-
family projects.
Staff has incorporated aspects of the Site Plan Review process into this review. Although
specific building plans and elevations are not yet provided because the developer intends to sell
finished lots to builders, example architectural designs are provided. Staff recommends that a
Site Plan Review not be required for each home in the subdivision if staff determines that the
proposed buildings are consistent with the design submitted.
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, conditions will be included within the
subdivision approvals.
Architectural Design
The applicant proposes to sell finished lots to a couple of builders and does not have specific
building plans at this time. The applicant has provided conceptual building elevations, which are
included in their narrative.
The Uptown Hamel district includes the following architectural requirements. Staff believes that
the standards generally contemplate commercial and multifamily structures more than single-
family detached villas.
x Materials. Exterior materials shall consist of one or more of the following: natural brick,
stucco, stone, wood, glass, or commercial grade fiber cement lap siding with a wood
appearance which is installed per manufacturer’s specifications. Treated or anodized
metal may be used for trim.
The applicant proposes engineered wood or fiber cement siding as the main material with stone
and shake accents.
x General. All new buildings, structures, expansions, remodeling, and development plans shall
conform to these design standards and be compatible and complementary to the buildings
proposed to be retained downtown. Elements of compatibility include, but are not limited to:
Stelter Enterprises – 500 Hamel Road Page 5 of 11 September 7, 2021
Preliminary Plat City Council Meeting
building height, form, mass and bulk, fenestration, exterior material appearance, color,
exterior material durability, detailing, setbacks, landscaping, exterior lighting and site
improvements.
x Building - Street. Building design shall make the street visually more interesting,
functionally more enjoyable and useful and economically more viable. Buildings, porches,
and plaza spaces shall be designed to bring the building and its activity more in contact
with the street.
The applicant proposes front entries with sidewalks connecting to the trail along Hamel Road.
The Planning Commission and City Council can provide additional feedback on the proposed
design.
x New Building and Major Expansions. New buildings… should be compatible with adjacent
and nearby buildings. Buildings shall be designed and oriented consistent with this
ordinance, proposed use of the property, uses on adjacent properties and nearby amenities.
Buildings shall be designed and oriented so as not to detract from one another or vistas.
Views from the residential areas should be protected. Where these views exist, partial
loss of the view may be an unintended but justified result when development takes place
consistent with other provisions of this ordinance. Entrances shall be placed for easy
access from the street. Utilities shall be placed underground and meters and transformers
shall be hidden from view.
x Integrate – Coordinate. New buildings, structures, remodeling and expansion shall be
integrated and coordinated with development on abutting property. Elements for
integration and coordination include, but are not limited to, sidewalk and pedestrian
ways and their continuity; site lighting; site access; building orientation; building
entrances…
Staff believe the proposed design in consistent with these general requirements.
x Porches (Overhangs – Canopies – Arcades). Porches, which overhang into walks, are one
of Uptown Hamel’s trademarks. These features should be preserved, enhanced, and
improved. New commercial structures on Hamel Road and Sioux Drive are expected to be
designed and constructed with these features.
The applicant proposes porches and road-facing main entries for the homes along Hamel Road.
The porches are further off Hamel Road because of the Met Council easement.
x Fenestration – Modulation. Windows and openings shall be generous, especially on the
street side, and their placement and design shall express the pedestrian- friendly, livability
of the town center. …Buildings shall be modulated a minimum of once per 40 feet in frontage
to avoid long, monotonous building walls. This modulation may include varying building
height, building setback, or building materials/design. At the street level, at least 30 percent
of the façade should be glass in windows and doors.
These requirements are written with larger structures in mind, since the proposed structures
themselves are not much wider than 40 feet. Staff believes the design is consistent with the intent.
x Plazas. Plazas or small extensions of the sidewalk into or on private property are encouraged
especially at key focal points and selected locations. Plazas will serve as a unifying link
between businesses and sidewalks. The design and form of the plazas shall accommodate
social and business interaction, provide a setting for buildings, sidewalks and other plazas,
and should accommodate sitting, watching and in some instances outdoor food services.
Plazas shall include special pavements (for example, concrete brick pavers or exposed
Stelter Enterprises – 500 Hamel Road Page 6 of 11 September 7, 2021
Preliminary Plat City Council Meeting
aggregate), decorative lights and decorative trees, shrubs and flowers with emphasis on
providing a variety of color, texture, and form throughout the year. … Decorative fences and
walls will be used to delineate spaces and to accommodate grade changes. Plaza furniture is
encouraged including benches, drinking fountains, bike racks, waste containers, kiosks, and
decorative signs and plaques. Monuments and sculpture will be encouraged e.g. clock towers,
gazebos, water fountains, etc. …”
No plazas are proposed, but staff believes this location is likely not a prime location for such
amenities. It is on the far west end of Uptown Hamel, across from single-family homes.
Rainwater Park is just to the east and provides better opportunity for gathering.
Transportation/Pedestrian/Trails/Park Dedication
The applicant proposes to loop a private road through the site, with an access point across from
Elm Creek Drive and another adjacent to the pond on the west of the site. The applicant
proposes a 28-foot wide street through the villas, which is the standard width for City streets in
neighborhoods. This width could accommodate parking on one side of the street.
The City Code requires a setback of 2.5 feet for driveways in Uptown Hamel. The proposed
driveway meets this setback with the exception of the very southeast corner of the site. Here, the
driveway is adjacent to the property line to better align with Elm Creek Drive. Staff believes
waiving the setback at the intersection to align the intersection is in the public interest, provided
the property owner to the east is willing to provide a temporary construction easement to allow
for construction. Ideally, this access at Elm Creek Drive would be able to be shared when the
property to the east redevelops as well. Staff’s understanding is that the developer and property
owner have had some discussions about this possibility.
Upon formal application, the City Engineer recommends that a turning analysis be provided to
verify emergency vehicles will be able to navigate the curves and a sightline analysis be
provided at the driveways.
The City Engineer has indicated that and increased volume of traffic from the development
should not impact the transportation system and would not necessitate turn lane construction.
The applicant proposes to construct a trail along the south of the project. Staff recommends that
the trail location be adjusted to be as close to the edge of the right-of-way as possible, to provide
flexibility for future reconstruction of Hamel Road. Staff has also identified the opportunity for
Hamel Road to be widened to accommodate on-street parking in connection with construction of
the trail and addition of curb to Hamel Road. The applicant has agreed to complete this work if
the City reimburses for the cost of street base and paving.
The City reviewed park dedication for the subject site when it was split from the land to the east
back in 2019. At the time, the City determined that no land would be required for park
dedication, but rather a cash-in-lieu fee of $3500 per unit, which would amount to $59,500 for
17 units.
Soils/Buried Debris
A significant amount of buried construction debris has been identified on the site. A Phase I and
Phase II Environmental Assessment were completed in 2006-2007. The Assessments identified
Stelter Enterprises – 500 Hamel Road Page 7 of 11 September 7, 2021
Preliminary Plat City Council Meeting
buried construction debris on the site. Soil borings and water sampling identified some locations
which exceeded Volatile Organic Compounds (VOCs), arsenic and other chemical which were
measured. In addition, when the City excavated for the ponds in the western portion of the site,
tiles which contained asbestos were encountered and had to be disposed of properly.
The applicant has indicated that they are aware of the potential challenges posed by the debris
and soils conditions on the site and they have made design decisions in an effort to limit
disturbance of the debris field. The applicant proposes to utilize slab-on-grade construction with
piers rather than footings to minimize disturbance. Utilities were located to avoid the debris to
the extent possible.
The applicant has submitted a remedial investigation report and Response Action Plan which
describe special procedures for construction on the site and how to address testing, handling, and
if necessary, disposal of materials. This Plan is under review and staff recommends a condition
of approval that it address any City comments.
Stormwater/Grading Review
Stormwater management was provided for the site through construction of the stormwater pond
in the western portion of the site as part of acquisition of the easement area. The applicant
proposes to raise the eastern portion of the site to maximize the area which is able to drain to the
pond. The eastern-most portion of the site cannot drain to the pond. The applicant is proposing
to install additional curb and storm sewer along Hamel Road to capture additional off-site run-off
to offset the eastern portion of the site.
The application is subject to review by the Elm Creek Watershed, which is underway. Staff
recommends a condition that the applicant address the comments of the City Engineer and
Watershed.
Wetlands/Floodplain
There is a wetland along the northern portion of the site which also has a floodplain with a base
flood elevation of 974.6. No wetland or floodplain impacts are proposed.
The developer of the subject site is required to provide a small area of floodplain mitigation
adjacent to the wetland to off-set the installation of a driveway on the eastern portion of the site
(east of 492 Hamel Road). This property was subdivided from the subject site in 2019 and
installation of a driveway will necessitate some fill within the floodplain of Elm Creek. To off-
set this fill, the property owner agreed that the developer of the subject site would mitigate the
floodplain.
An upland buffer with an average width of 30 feet will be required adjacent to the wetland.
Sewer/Water
The applicant proposes to extend sewer and water through the site to serve the units and proposes
to provide a water stub to the property to the east. The City Engineer has reviewed and provided
comments, and staff recommends a condition that these comments be addressed.
Stelter Enterprises – 500 Hamel Road Page 8 of 11 September 7, 2021
Preliminary Plat City Council Meeting
Tree Preservation and Landscaping
The Uptown Hamel zoning district does not require specific landscaping plantings. A minimum
of 5% of the site is required to be landscaped, anticipating more of a “downtown” development
form.
There are 108 trees on the site, mostly consisting of volunteer trees such as boxelder and
cottonwood.
The City’s tree preservation would allow 37 (35%) of the trees to be removed without
replacement. The applicant proposes to remove 73 trees. Replacement beyond the allowed
amount is required on an inch:inch basis. Because of the large size of the trees on the site, this
would result in 441 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 cottonwood and boxelder 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 wetland edge, but even though are
generally volunteer trees.
The applicant is proposing 277.5 inches of tree planting as part of the landscaping plan. Staff
believes this planting provides sufficient tree replacement based upon the allowed density in
Uptown Hamel and accounting for the fact the trees on the site are recent volunteer trees.
City Code generally prohibits the use of domestic City water for use in lawn irrigation systems.
Generally, a neighborhood utilizes stormwater reuse from ponds for irrigation purposes. Because
this property is utilizing a City stormwater pond for treatment, this will require additional
consideration. The City’s water supply ordinance allows for waivers from the irrigation
prohibition where properties are served by a City stormwater system.
City staff recommends that, if possible, an irrigation system be installed to reuse water from the
City stormwater pond west of the site. At this time, the applicant has not provided detail to allow
for this. If it can be shown that irrigating from the City pond is not practical, staff would
recommend that irrigation systems be permitted on City water.
Review Criteria
Section 820.21 Subd. 10 establishes the following criteria for the review of subdivisions: “In the
case of all subdivisions, the City shall deny approval of a preliminary or final plat if one or a
combination of the following findings are made:
(a) That the proposed subdivision is in conflict with the general and specific plans of the city,
or that the proposed subdivision is premature, as defined in Section 820.28.
(b) That the physical characteristics of this site, including but not limited to topography,
vegetation, soils, susceptibility to flooding, water storage, drainage and retention, are
such that the site is not suitable for the type of development or use contemplated.
(c) That the site is not physically suitable for the proposed density of development or does
not meet minimum lot size standards.
Stelter Enterprises – 500 Hamel Road Page 9 of 11 September 7, 2021
Preliminary Plat City Council Meeting
(d) That the design of the subdivision or the proposed improvements are likely to cause
substantial environmental damage.
(e) That the design of the subdivision or the type of improvements are likely to cause serious
public health problems.
(f) That the design of the subdivision or the type of improvements will conflict with public or
private streets, easements or right-of-way.
If the Planning Commission and City Council make any of these findings, a subdivision should
not be approved.
Planning Commission Recommendation
The Planning Commission held a public hearing on the request at their August 10 meeting. No
one spoke at the hearing or provided comments. An excerpt from the meeting minutes is attached
for reference.
One Commissioner stated that a single family project on one of the largest parcels in Hamel is a
different development pattern than he envisioned for Uptown Hamel. The Commission
suggested that the development should be more public-facing, including emphasizing
architectural design towards Hamel Road and potentially including more pedestrian/plaza spaces.
Other Commissioners agreed that they were hoping for more density, but also acknowledged the
transition from the single-family neighborhood to the south and that this development was on the
edge of Uptown Hamel.
Planning Commissioners indicated that the variance to increase the setback to avoid the Met
Council easement seemed justified because it limits buildings in this area. The Commission
recommended approval of the variance and plat (4-1 vote) with a condition of additional
landscaping being added.
Following Planning Commission discussion, staff had identified the opportunity for the applicant
to design the trail and curb construction along Hamel Road in a way which would allow the City
to add on-street parking on Hamel Road. Staff believes this is more consistent with the
objectives of Uptown Hamel. The applicant has agreed to update plans to accommodate the
street parking and to widen Hamel Road if the City agrees to reimburse them for the cost of the
road widening. The applicant would be responsible for the cost of the trail, curb, and storm
sewer and the City would reimburse for the cost of road base and paving, staff intends to have an
estimate for discussion at the Council meeting. This requirement would be included in the
development agreement at the time of Final Plat.
Staff recommends approval of the variance and preliminary plat, subject to the following
conditions:
1. The Applicant shall enter into a development agreement with the City, which shall
include the conditions described below as well as other requirements by City ordinance
or policy.
2. The Applicant shall submit a letter of credit in an amount of 150% of the cost of site
improvements to ensure completion.
Stelter Enterprises – 500 Hamel Road Page 10 of 11 September 7, 2021
Preliminary Plat City Council Meeting
3. The Applicant shall install all improvements shown on the plans dated 8/3/2021 except as
may be modified herein. The Applicant shall address the comments of the City Engineer,
Elm Creek Watershed, and other relevant staff and agencies and the conditions noted
herein.
4. The applicant shall update construction plan to locate the trail further north and as close
to the edge of the right-of-way as possible and update plans to include widening of
Hamel Road for on-street parking. The applicant shall be responsible for the cost of the
trail, curb, and storm sewer and the City shall reimburse for the estimated cost of street
base and paving.
5. Subject to the applicant entering into an agreement with the property owner allowing
disturbance upon the property to the east, a limited waiver is hereby granted for the
southeastern portion of the driveway to be located less than 2.5 feet from the eastern
property line to better align with Elm Creek Drive.
6. The Response Action Plan (RAP) and Contingency Construction Plan (CCP) shall be
subject to review and approval by the City and any other relevant agencies.
7. The Applicant shall install “no parking” signs are recommended by the City Engineer and
Fire Marshal to allow adequate emergency vehicle circulation.
8. The applicant shall provide required floodplain storage as described in the development
agreement for Raskobs Elm Creek Addition.
9. Subject to agreement with the City, the development shall utilize the stormwater pond to
the west for reuse for lawn irrigation if practical. If it is demonstrated that it is
impractical to utilize the pond for reuse, the homes within the subdivision shall be
permitted to connect lawn irrigation systems to the City water system, pursuant to Subd.
3(b)(ii) of Section 710.75.
10. The Applicant shall meet the requirements of the wetland protection ordinance upon the
residential development site, including provision of easements, planting of vegetation and
installation of signage.
11. Park dedication shall be provided as cash-in-lieu fee of $3500 per unit.
12. The applicant shall submit architectural design and building material guidelines at the
time of Final Plat application. Such design shall abide by the requirements of the
Uptown Hamel zoning district and shall be consistent with the architectural design
examples received by the City on 7/23/2021.
13. A site plan review of each building within the development site shall not be required as
described in Section 825.55 of City Code. However, each building shall be subject to
administrative review by City staff for consistency with the site plan which accompanies
the plat, relevant requirements of City Code, and the conditions noted herein.
14. The Applicant shall obtain approvals from of Elm Creek Watershed, Minnesota
Department of Transportation, Minnesota Department of Health, Pollution Control
Agency, Metropolitan Council and any other relevant agencies.
15. The Applicant shall submit a title commitment at the time of final plat application and
abide by the recommendations of the City Attorney with regard to title matters and
recording instructions.
16. The final plat shall be filed within 180 days of the date of this resolution or the approval
shall be considered void, unless a written request for time extension is submitted by the
applicant and approved by the City Council.
17. The Applicant shall pay to the City a fee in an amount sufficient to reimburse the City for
the cost of reviewing the plat, construction plans, and other relevant documents.
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Preliminary Plat City Council Meeting
Potential Action
If the City Council finds that the variance criteria have been met and that the criteria for
subdivision denial have not been, staff would recommend the following action:
Motion to direct staff to prepare resolution approving the variance and preliminary plat for
Prairie Creek, subject to the terms and conditions noted in the staff report [with the
following amendments…]
Attachments
1. List of Documents
2. Excerpt from 4/20/2021 City Council minutes
3. Excerpt from 8/10/2021 Planning Commission minutes
4. Engineering Comments dated 8/5/2021
5. Applicant Narrative
6. Plat and Plans
9/2/2021
Project: LR-21-294– Prairie Creek Preliminary Plat and Variance
The following documents are all part of the official record of the above referenced request, even if some documents are not attached, or are
only attached in part, to Planning Commission and City Council reports. All documents are available for review upon request at City Hall.
Documents Submitted by Applicant
Document Received Document
Date
Pages Electronic Paper
Copy?
Notes
Application 6/11/2021 6/11/2021 3 Yes Yes
Application-Updated 7/8/2021
Deposit 6/11/2021 6/10/2021 1 Yes Yes $15,000
Narrative 6/15/2021 6/15/2021 3 Yes Yes
Narrative-updated 7/8/2021 7/7/2021 10 Yes Yes
Narrative-updated 7/23/2021 7/23/2021 4 Yes Yes
Plans 6/14/2021 6/12/2021 9 Yes Yes Civil only
Plans-updated Civil 6/15/2021 6/14/2021 11 Yes Yes Civil only updated
Plans-updated Civil 7/8/2021 7/8/2021 12 Yes Yes
Plans-updated 7/23/2021 7/23/2021 14 Yes Yes
Plans-updated 8/3/2021 8/3/2021 11 Yes Yes
Stormwater Info 6/24/2021 6/22/2021 3 Yes Yes
Stormwater Management Plan 7/2/2021 7/2/2021 74 Yes Yes
Stormwater Management Plan 7/23/2021 7/23/2021 122 Yes Yes
Stormwater Management Plan 8/3/2021 8/2/2021 251 Yes Yes
Stormwater Management Plan 8/16/2021 8/16/2021 205 Yes Yes
Building Design Exhibit 7/8/2021 NA 2 Yes Yes
Phase I Environmental Assessment 6/14/2021 5/19/2021 286 Yes Yes
Soil borings 6/14/2021 8/17/2005 13 Yes Yes
Response Action Plan 7/23/2021 7/7/2021 90 Yes Yes
Hydrant Coverage Exhibit 7/23/2021 7/23/202 1 Yes Yes
Wetland buffer exhibit 8/3/2021 8/3/2021 1 Yes Yes
Comment Response 8/3/2021 8/3/2021 10 Yes Yes
<OVER>
9/2/2021
Documents from Staff/Consultants/Agencies
Document Document
Date
# of
pages
Electronic Notes
Engineering Comments 6/30/2021 6 Y
Engineering Comments 8/5/2021 8 Y
Elm Creek Watershed 8/19/2021 9 Y
Legal Comments 6/28/2021 1 Y
Building/Fire Comments 6/24/2021 1 Y
Prelim Comments 7/3/2021 2 Y
Review timeline 8/25/2021 1 Y
Notice 7/2/2021 5 Y 8 pages w/ affidavit, list, map
Notice-Postponement 7/9/2021 1 Y
Notice v2.0 7/30/2021 7 Y
Planning Commission Report 8/4/2021 10 Y 39 pages w/ attachments
City Council Report 9/1/2021 11 Y
Public Comments
Document Date Electronic Notes
Planning Commission minutes 8/10/2021 Y
Medina City Council Excerpt from 4/20/2021 Meeting Minutes
1
Stetler Enterprises LLC – 500 Hamel Road – Concept Plan Review
(9:12 p.m.)
Martin noted that Cavanaugh will be recusing himself.
Cavanaugh commented that he does not have financial interest in this matter but does have
ownership in the adjacent property and has submitted comments as a private resident on this
matter and therefore will recuse himself.
Johnson stated that the applicant has brought forward a Concept Plan for a 17-unit villa project
at 500 Hamel Road.
Finke identified the subject site and adjacent land uses. He stated that the Uptown Hamel
zoning district allows for residential, commercial, or a combination of those uses. He stated that
the Concept Plan proposes 17 detached villa units with a circle driveway and provided
additional details on the proposed site layout. He noted that the Uptown Hamel district
anticipates structures with reduced setbacks, closer to the street, therefore there is a maximum
front yard setback. He stated that in this case there is a sewer easement north of Hamel Road
which would prevent construction within that easement and therefore the applicant proposes to
place the buildings on the edge of the easement line. He reviewed the density guiding for the
property which would equate to between 20 and 98 units. He stated that there are five net
acres for the subject site, but the pond to the west accounts for 1.5 acres of the five. He
explained that the pond was constructed by the City with a road improvement project as a
regional benefit. He noted that the subject site only accounts for 20 percent of the drainage
managed by the pond. He stated that staff believes it reasonable to account for the fact that the
pond is oversized to manage drainage from other sites in addition to the subject site and
therefore the pond area could be removed from the density calculation. He stated that the
Planning Commission agreed that it would make sense not to count the larger pond area
against the property owner in terms of density, as the property owner provided the easement for
the pond. He stated that conceptual drawings were provided for the villas but noted that the
applicant proposes to prepare the lots to sell to builders and therefore the renderings are meant
to inform the construction for the lots. He provided details on the private roadway and noted
that because 17 units is on the low end of the density range, it would not be anticipated to cause
any impacts to traffic on adjacent roadways. He stated that staff recommends a trail along
Hamel Road with improved pedestrian connections. He noted that comments addressing
sewer, water and stormwater were included in the packet. He stated that there were phase one
and phase two environmental assessments completed on the property which identified buried
construction debris on the site, some of that material was found to be hazardous. He stated that
the City came across similar materials when digging the pond on the western portion of the
property and therefore followed the proper process for disposal of those materials. He stated
that staff recommends development of a response action plan and contingency construction
plan for any construction on the site to ensure that issue is being monitored and material is
disposed of in the proper manner. He stated that the applicant is familiar with the process and
additional funding that may be available for that purpose. He stated that the City received input
from the property owner to the east (Cavanaugh), which stated that they would prefer higher
density on the parcel. He stated that the Planning Commission held a public hearing at its
meeting the previous week and there was discussion related to the buried debris and proper
disposal of material. He stated that Commissioners supported the increased front setback
because of the utility easement and believed it made sense to reduce the acreage of the pond
in terms of density. He stated that one Commissioner questioned whether the villa product was
in line with the broader vision for Uptown Hamel and believed this would be an opportunity for
more dense development given the lack of property designated for high density land uses.
Medina City Council Excerpt from 4/20/2021 Meeting Minutes
2
Martin commented that she struggles with the issue of density, noting that she was hoping to
see the rowhouse concept on this parcel. She hoped that with a villa product perhaps more
architectural details could be added than original anticipated by the zoning district. She asked
for details on the front and back of the homes.
Finke commented that there are not renderings of the rear of the units and perhaps the
applicant could better address that.
Mr. Stetler commented that the rear lots would have a more traditional look. He stated that they
would want to have a nicer presentation from the street which would be seen from Hamel Road.
Martin received confirmation that the elevation within the packet would be seen from Hamel
Road and the uncolored elevation would be seen from the private drive. She asked for details
on what would be seen as someone drives the private drive, whether they would see porches or
garages. She asked if the porch would look out onto asphalt and the backs of the other row of
homes.
Stetler commented that in order to have the private drive provide access for all the homes,
garages would need to be on the rear side of the homes for those facing Hamel Road and the
front side of the home for those on the other side of the road. He noted that backyards could
also have porches or patios and lawn space.
Martin asked why this style was chosen over a rowhouse style.
Stetler commented that he has been looking at this property for four or five years and has
spoken with realtors and builders. He commented that there are so many complexities to the
site, including be adjacent to residential. He stated that he looked at rowhomes previously and
did not receive much support from realtors and builders and therefore decided to look at this
type of product. He stated that because of the construction process that is necessary on this
site with the buried debris, it is easier to construct a slab on grade villa compared to a rowhome.
Reid asked the definition of a villa as opposed to a single-family home, whether the difference is
slab on grade or setback related.
Stetler replied that typically a villa is single level living.
Albers asked if the excavation of the debris is required or whether there would be disclosure if
the material is left in place. He commented that he is unsure whether he would want to
purchase a home built on a dump.
Stetler commented that he has spent a lot of time researching this issue and talking with the
MPCA. He stated that the debris field is buried under six feet of clay fill which exceeds the
requirements of the MPCA. He explained that when Highway 55 was worked on in the past
there was removal of a commercial building and they backed up to the swamp and buried that.
He stated that the approach to build on helical piers would eliminate substantial digging into the
debris while still providing a substantial building foundation. He stated that he is working closely
with builders familiar with the use of helical piers and therefore they have a really good
approach to building without disturbance to the debris. He noted that the most significant debris
field will fall under the roadway. He stated that most of the debris is brick, concrete, wood, etc.
He provided additional details on the process he would follow involving the MPCA and noted
Medina City Council Excerpt from 4/20/2021 Meeting Minutes
3
that part of that would involve an environmental covenant which would state property owners
will not dig past a certain depth. He stated that he would be comfortable disclosing the
information to buyers. He was confident that if this moves forward to preliminary plat, he will
have a builder on board and could provide more detailed elevations.
DesLauriers asked the projected selling price for the units and square footage of the units.
Stetler replied that the build box would allow for a fairly large footprint but believed they would
target between 1,800 to 2,000 square feet with a price range most likely in the upper $400,000’s
and above.
DesLauriers asked if there would be any support under the road or things that should be
considered in the future related to degradation of the road.
Stetler commented that the site has been settling for some time and provided additional details.
He stated that a liner could be used to provide additional support.
DesLauriers commented that he would support the requests related to the pond and setback.
He stated that obviously debris is a concern and something the applicant seems educated
about. He stated that he likes the product and would be a good fit for Uptown Hamel. He stated
that he likes the concept and looks forward to additional detail in the future.
Martin appreciated all the comments from the Council and wanted to ensure some architectural
compatibility and something that makes the homes look like separate residence. She
commented that the separate homes would most likely best blend with the existing homes
across the street and as a transition into Uptown Hamel.
Stetler commented that there is a tremendous amount of upfront cost because of the
components that are not typical. He stated that he wanted to make sure that the Council is on
board with the site design so that there are no surprises if he comes back with a preliminary
plat. He stated that he would be more than happy to work in advance of that on the product
design to give the Council and staff more information on that. He explained that he wanted to
ensure there was support for the concept before he expends significant resources moving
forward.
Martin commented that the devil is in the details and therefore the Council cannot commit to
something it has not seen. She stated that she would want to see additional details on the back
row and what the homes would look like from different view and whether it would be a pleasing
streetscape. She stated that if the end result is pleasing and acceptable there would most likely
be a green light. She stated that it seems the Council is okay with the density and concept but
wants to ensure it fits well in this area of Uptown Hamel.
Stetler thanked Martin for the guidance and stated that he is willing to take that input and run
with it.
Medina Planning Commission Excerpt from Draft 08/10/2021 Minutes
1
Public Hearing – Stetler Enterprises LLC – 500 Hamel Road – Preliminary Plat for 17 Unit
Detached Villa Development on 6.5 Acre (approximately 5 net acres) PID 1211823310048
Finke presented a plat for 27 slab on grade villas at 500 Hamel Road. He stated that the property is
guided and zoned Uptown Hamel which allows for commercial or residential development. He stated that
this project also went through concept plan review earlier this summer and both the Commission and
Council provided comments. He reviewed the zoning adjacent land uses. He displayed the proposed plat
which would include a looped private road with villas fronting on the private road, with garages facing
internally and the front porches facing Hamel Road. He stated that this proposal would have a density of
3.5 units per acre, which is slightly below the Uptown Hamel density range. He noted that a fairly
significant portion of the site is encumbered by the stormwater pond on the west end that serves a much
broader area than the subject site. He stated that the feedback at the concept level was to exclude a
significant portion of the ponding area for the sake of density which results in a density of 4.4 units per
acre which would fall slightly over the minimum density range. He noted that this request includes a
variance to the maximum front setback from Hamel Road in order to accommodate the 30-foot-wide
sewer easement along Hamel Road. He noted that during the concept review it was determined to be a
reasonable request. He stated that the Uptown Hamel district requires a site plan review and noted that
more specific renderings will be provided upon final plat review. He stated that sketches were provided
within the report. He noted that the applicant hopes to construct buildable lots to sell to builders. He
stated that the sketches provided thus far appear to meet the architectural and material standards of the
zoning district. He provided details on tree preservation and noted that staff recommends that the
landscaping as proposed be considered sufficient for the sake of tree replacement. He noted that there
was a lot of discussion on the soil conditions and a draft response action plan was provided. He noted
that the applicant will continue to work with the PCA. He stated that staff recommends approval with the
conditions noted.
Popp asked if the hardcover percentage is based on the total acreage or the adjusted acreage. He stated
that in either case he did not believe the 90 percent would be exceeded.
Finke replied that he was unsure but believed that was calculated on the site with the pond.
Popp noted that the applicant plans to sell the finished lots to builders and asked if that would be one
builder or multiple builders. He asked whether irrigation could be sourced from the pond. He asked if
there has been documented concerns with leaching or runoff when using pond water for irrigation.
Finke stated that has not been in the discussion, but he could speak with the City Engineer on that matter.
He stated that the City cannot have a condition of approval that would require only one builder, even
though that might be the intention of the builder at this time. He stated that having a design pallet would
be important in the case there are multiple builders.
Piper commented that there is no space for kids in this development. She asked if this development
would be intended for seniors only. She noted that there would be a strong chance that children would
live in the development. She noted that while the applicant might target a certain demographic, that does
not mean that people with children would not move in, and the closest park is a half mile away. She
commented that there does not seem to be any space where a tot lot could be added.
Finke commented that this is admittedly the furthest property in Uptown Hamel from Hamel Legion Park.
He noted that half mile is the buffer used for park planning.
Piper asked if anyone else shares her concern.
Medina Planning Commission Excerpt from Draft 08/10/2021 Minutes
2
Nielsen stated that she does not because of the location of Hamel Legion Park and Hunter.
Finke clarified that the walk would be a half mile to the park from this property.
Nielsen noted that there are homes further than a half mile from a park.
Piper commented that this development would have a higher density.
Nielsen commented that these are primarily two-bedroom units and did not believe that would lend itself
to families with children.
Finke stated that there would be passive open space within the development.
Popp referenced the concept for Uptown Hamel, noting that this style is different than he would have
anticipated. He believed that there would be community space in such development and that is not
included. He stated that this is different than what he had in mind and was conscious that this could set a
precedent.
Todd Olin, representing the applicant, stated that this proposal represents the collaboration between the
developer and the City through the comments received during the concept review. He noted that while
the site appears large, it is restricted by wetland and the regional stormwater basin. He stated that the
developable area is restricted in addition by the 30-foot sewer easement. He noted that they attempted to
work around those elements in order to fit in this development. He stated that this is also a transitional
property between an urban setting in Uptown Hamel and existing residential on the other side. He noted
that Mr. Stetler has taken several different approaches to potential development for the site over the past
five years, obtaining input from the neighboring properties throughout that process. He stated that while
this plan may not exactly fit within the vision for Uptown Hamel, it provides a necessary transition and
then also provides a solution to develop a site that was previously used for dumping. He stated this
proposal includes helical piers in order to minimize impact to the soils. He noted that they have also
worked closely with the City in regard to public utilities to avoid the fill area as much as possible. He
stated that while this may not fit the expected vision for Uptown Hamel zoning, this does fit for the type
of homes that will be marketed towards empty nesters or perhaps young professionals. He stated that the
pieces are starting to fall in place, noting that they obtained a grading easement from the neighboring
property owner in order to provide for alignment. He stated that they are satisfied with the conditions as
recommended by staff. He asked that the Commission consider approval of their requests.
Fred Stelter, stated that he met with the neighbor to the east the previous day and they identified the trail
extension that would link to the entire trail system, which would be a community benefit provided by this
development. He stated that they also offered that neighbor access from their street if they would like to
develop their property in the future. He commented that this has been a long journey to solve the various
puzzles to this property. He noted that they are not requesting assistance or TIF financing for their
project.
Piper mentioned Three Rivers Park District, specifically the park and trail and asked if this would impact
those plans.
Finke commented that this property is well east of the Diamond Lake Regional Trail. He noted that the
Park District has the Lake Sarah Regional Trail, roughly along the same corridor along Hamel Road. He
noted that there is a conceptual corridor and noted that this would construct a trail on the north side of
Hamel Road that could eventually be used as part of the larger corridor in the future.
Medina Planning Commission Excerpt from Draft 08/10/2021 Minutes
3
Nielsen opened the public hearing at 7:58 p.m.
No comments made.
Nielsen closed the public hearing at 7:58 p.m.
Sedabres commented that this is a different concept than he was thinking for Uptown Hamel. He
recognized that the applicant stated they attempted different concepts and noted that he would be
interested in seeing a denser development proposal. He stated that in terms of the developable space in
Uptown Hamel, this is a large parcel and one of the few opportunities to get more density. He recognized
the demand for villas but would like to see higher density. He stated that if this option is selected, he
would like to see more of a plaza concept that he would expect to see but recognized that may reduce
density. He stated that there is flexibility in Uptown Hamel for multiple stories and variation, which is
not seen in this development. He stated that the stone appears to be on the interior of the development
and not facing Hamel Road.
Rhem stated that the density was mentioned in the last discussion but believed that the parking
requirements could not be met for higher density.
Finke stated that the parking requirement would be similar regardless of use in terms of parking per unit
and guest parking. He noted that parking would be accommodated through garages, driveways, and the
street parking.
Rhem stated that while this is not the density envisioned, this would be a great transition between the
existing residential and Uptown Hamel.
Piper stated that there does not appear to be guest parking.
Finke stated that there are two garage spaces, two driveway spaces, and street parking.
Piper commented that she believes the density is too high for this site. She asked the width of the road; it
was noted to be 28 feet wide.
Popp stated that he finds this challenging. He noted that he does see this as a missed opportunity to fulfil
high density or mixed-use vision from the Comprehensive Plan. He stated that on the other hand he
recognizes that this proposal operates well as a transition on the edge of Uptown Hamel and integrates
well with the existing residential development. He referenced the south facing portion of the site on
Hamel Road, noting that there appears to be two trees per unit. He asked if the landscaping could be
increased. He referenced the tree preservation calculations, noting that this is lower on the density scale
and tree/landscaping element. He stated that he would like to see additional landscaping and trees. He
again noted that he would like to ensure that there would be no concern with leaching or contaminants if
pond water is used for irrigation. He stated that not including a plaza would be another missed
opportunity.
Piper asked if there would be a homeowners association.
Nielsen stated that she does not have a concern with a place for children or lack of tot lot. She applauded
the applicant for spending five years in attempt to develop the property. She stated that this is a difficult
piece of property and likes this proposal.
Motion by Rhem, seconded by Popp, to recommend approval of the preliminary plat and variance with
additional landscaping. Motion carries 4 – 1 (Sedabres opposed). (Absent: Galzki and Grajczyk).
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Narrative
Preliminary Plat, Site Plan Review
and Variance
Prepared for: Stelter Enterprises, LLC
July 23, 2021
SUBMITTED TO
City of Medina
2052 County Road 24
Medina, MN 55340
PREPARED BY
Landform Professional Services, LLC
105 5th Ave S, Suite 513
Minneapolis, MN 55401
Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC
TTABLE OF CONTENTS
Introduction ................................................................................................................................................ 1
Site Plan and Preliminary Plat ..................................................................................................................... 1
Variance ...................................................................................................................................................... 1
Summary ..................................................................................................................................................... 2
Contact Information ................................................................................................................................... 2
Prairie Creek Subdivision, Medina, MN July 23, 2021
BLP21001 1
Introduction
On behalf of Stelter Enterprises, LLC, Landform is pleased to submit this application for site plan and preliminary plat
approval to allow subdivision of 500 Hamel Road (PID 1211823310048). Our development plan includes a plat to
create 17 lots for single family villa homes served by a private drive. We are excited about the improvements
proposed for this site.
Site Plan and Preliminary Plat
We are requesting approval of a preliminary plat to subdivide the existing property into 17 lots and two outlots. There
is existing contamination present on the site shown on the draft Phase I submitted. The contamination was avoided
wherever possible by adjusting utility locations and placing the homes on helical piers to avoid footing excavation.
We are looking to reduce the utility trench width within the contamination area below the 10-foot requirement and
would welcome collaboration with the city engineer and staff to accommodate this change.
The site plan shows compliance with the zoning district standards in Section 834 as demonstrated on sheet C2.1 of
the plan set. Homes will be traditional rear-load homes and will be slab on grade served by a private drive that is 24
feet wide at the access points and 28 feet wide where the units access the drive. The landscape was done utilizing
the R2 district standards for plantings, however zoning standards call for landscaping of plazas which are not present
in the plan.
The net usable area shown on the site plan is 3.68 acres which means the site is being developed at 4.6 net
units/acre. This is consistent with the density range for the Uptown Hamel zoning district.
Variance
We are requesting City approval for a variance from Section 834.06 Subd. 4. We are requesting approval by the City.
Specifically:
1. To allow a setback of 30 feet for lots 1-8, Block 1 along Hamel Road where a maximum setback of 10 feet is
allowed.
We have reviewed the request in accordance with MN law and City ordinance standards in Section 825.45 Subd. 2
and find that the ordinance standards have been met. Specifically:
1. A variance shall only be granted when it is in harmony with the general purposes and intent of the ordinance.
The variance is consistent with the purpose and intent of the ordinance which is to create an attractive and
pedestrian-friendly environment. The proposed homes are connected to the pedestrian environment with sidewalks
and will include attractive homes, meeting the intent of the ordinance. Included as an attachment is a description of
how each of the design standards has been met for the homes.
2. A variance shall only be granted when it is consistent with the comprehensive plan.
The development is consistent with the comprehensive plan Uptown Hamel (UH) land use by developing with a
permitted use at a density which falls within the 4 to 15 units per acre identified for the district.
3. The property owner proposes to use the property in a reasonable manner. In determining if the property owner
proposes to use the property in a reasonable manner, the board shall consider, among other factors, whether
Prairie Creek Subdivision, Medina, MN July 23, 2021
BLP21001 2
the variance requested is the minimum variance which would alleviate the practical difficulty and whether the
variance confers upon the applicant any special privileges that are denied to the owners of other lands,
structures, or buildings in the same district;
The property owner proposes to use the property for single-family villa homes, which is a permitted use in the district.
The increased setback variance is the minimum variance necessary to move the homes out of the existing drainage
and utility easement adjacent to Hamel Road, which prevents homes consistent with the setback requirement from
being built. Therefore, the use of the property is in a reasonable manner given the existing restrictions that prevent
the landowner from complying with the zoning standard.
4. The plight of the landowner is due to circumstances unique to the property not created by the landowner; and
The property proposed to be developed is restricted by an existing drainage and utility easement for a sanitary force
main. The easement is a circumstance unique to the property that was not created by the landowner and it prevents
the homes from being located in compliance with the 10-foot maximum setback standard.
5. The variance, if granted, will not alter the essential character of the locality.
The variance, if granted, would not alter the essential character of the locality as the homes are still connected to
Hamel Road with sidewalks to promote and encourage a walkable environment.
Summary
We respectfully request approval of the Site Plan and Preliminary Plat to allow subdivision of the 500 Hamel Road
property into 17 lots for single family villa homes.
Contact Information
This document was prepared by:
Kevin Shay
Landform
105 South Fifth Avenue, Suite 513
Minneapolis, MN 55401
Any additional questions regarding this application can be directed to Kevin Shay at kshay@landform.net or
612.638.0228.
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[29]
CW
OLOL
[30][30]
[29]9]
TRCT
[51]
TRWW
[52]
TRCW
[53][53][53[
TRCWCWWTRCRCW
[54]54[54[54][[
TRWWWWTRWTTTRTRTTRTR
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[56[5[56][56]56]]][59][59]
60]
RCWRCRC 55555555R
[57]57][
TR [5[5]
RWWWWW [5[5T
[63]TRWW
[64]64
65]65]
CWWW
[48]
TRWW
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[33]3[3
TRBOOORT
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TRCTT
[35][35TRBORBOT
[36]666][36
CWWTRCWCWTRRRRRRRRRRRRRRTRRCW
7]
RPORPO
[38]
TRPOT
W
[35[3
[37
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]][464[4666666666666]]46666666666666664646]TRPOTRPOO
[39]
TRCW
[43]43][
TRPOTRPTRPTTT
OO
C7.12 SILT FENCE
10' WIDE PR
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L7.13
TREE PROTECTION
TYP.
Prelim.Plat submittal to City
City Resubmittal
12 JUN 202123 JUL 2021
PROJECT NO.
FILE NAME
LA
N
D
F
O
R
M
c
IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOTVISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED
READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACTTHE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS.
PROJECT
CERTIFICATION
Landform®and Site to Finish®are registered service marks of Landform Professional Services, LLC.
DATE ISSUE / REVISION REVIEW
CONTACT ENGINEER FOR ANY PRIOR HISTORY
ISSUE / REVISION HISTORY
DEVELOPER
MUNICIPALITY
JULY 23, 2021
BLP21001
20
2
1
14505 43rd. Avenue North
Plymouth, MN 55446
TEL 612-325-7414
L101BLP21001
TREE PRESERVATION
PLANL1.1
TREE PRESERVATION NOTES
NORTH
0 50 100
1. Tree replacement ratio is one caliper inch per one inch of removed significant trees and lost trees.
2. Total Significant Trees Inventoried: 109
Allowed Significant Tree Removal (10%): 10
Total Significant Trees Removed: 72
See Sheet L201 for Tree Replacement
TREE PRESERVATION TABLE
LEGEND
Lost Tree
Critical Root Zone of preserved tree (estimate: dbh x 1.5)
XXX Existing Tree with Tree Tag #
Tree #Species DBH Condition Stems Lost
1 Cottonwood 8.5 Good 1X
2 Cottonwood 12.0 Good 1 X
3 Cottonwood 8.0 Good 1X
4 Cottonwood 13.5 Good 1 X
5 Cottonwood 9.5 Good 1 X
6 Cottonwood 9.5 Good 1 X
7 Cottonwood 9.0 Good 1 X
8 Cottonwood 10.5 Good 1X
9 Boxelder 25.5 Fair 2 X
10 Boxelder 14.0 Fair 2X
11 Willow 9.0 Good 1
12 Boxelder 8.5 Good 1
13 Willow 8.0 Good 1
14 Willow 17.5 Good 1
15 Willow 16.0 Good 1
16 Boxelder 15.5 Good 2
17 Willow 8.0 Good 1
18 Willow 16.0 Good 1
19 Intentionally blank - not used in survey
20 Cottonwood 12.5 Good 1
21 Cottonwood 14.0 Good 1
22 Willow 19.0 Fair 1
23 Cottonwood 8.5 Good 1
24 Walnut 17.0 Good 1
25 Olive, Russian 8.5 Fair 1
26 Cottonwood 14.0 Good 1
27 Olive, Russian 22.0 Fair 2
28 Cottonwood 10.5 Good 1
29 Cottonwood 8.0 Good 1
30 Olive, Russian 19.0 Fair 1 X
31 Cottonwood 17.0 Good 1 X
32 Cottonwood 10.0 Good 1
33 Boxelder 21.0 Fair 3 X
34 Boxelder 11.5 Good 2X
35 Boxelder 8.5 Fair 1 X
36 Cottonwood 11.5 Good 1
37 Poplar 8.0 Good 1
38 Poplar 16.0 Good 1
39 Cottonwood 17.5 Good 1
40 Poplar 9.5 Good 1
41 Poplar 11.0 Good 1 X
42 Boxelder 21.0 Good 1X
43 Poplar 13.5 Good 1X
44 Poplar 11.5 Good 1X
45 Boxelder 17.5 Good 1 X
46 Poplar 8.5 Good 1 X
47 Cottonwood 24.0 Good 1X
48 Willow 14.0 Good 1
49 Boxelder 19.0 Good 1 X
50 Boxelder 25.0 Fair 3 X
51 Willow 16.5 Fair 1
52 Cottonwood 8.0 Good 1
53 Cottonwood 13.5 Good 1
54 Willow 8.5 Good 1
55 Willow 10.5 Good 1
56 Cottonwood 8.0 Good 1
57 Willow 9.5 Good 1
58 Willow 8.5 Good 1
59 Aspen 9.5 Good 1 X
60 Cottonwood 12.5 Good 1 X
61 Cottonwood 8.0 Good 1 X
62 Cottonwood 10.5 Good 1 X
63 Willow 9.0 Good 1
64 Cottonwood 13.0 Good 1 X
65 Cottonwood 11.0 Good 1 X
66 Cottonwood 14.0 Good 1 X
67 Boxelder 18.0 Fair 4 X
68 Boxelder 18.5 Good 2X
69 Boxelder 13.5 Good 1 X
70 Boxelder 12.0 Good 2X
71 Boxelder 14.0 Fair 3 X
72 Boxelder 12.0 Good 1X
73 Cottonwood 8.5 Good 1 X
74 Cottonwood 12.5 Good 1 X
75 Cottonwood 10.5 Good 1X
76 Cottonwood 15.0 Good 1 X
77 Cottonwood 21.0 Good 1X
78 Cottonwood 12.5 Good 1 X
79 Cottonwood 14.0 Good 1X
80 Cottonwood 21.0 Good 1 X
81 Boxelder 16.0 Good 1 X
82 Cottonwood 50.0 Good 3 X
83 Boxelder 11.0 Good 1 X
84 Boxelder 25.0 Fair 2X
85 Cottonwood 21.0 Good 1 X
86 Cottonwood 20.0 Good 1X
87 Boxelder 8.0 Good 1 X
88 Boxelder 17.0 Good 2 X
89 Boxelder 10.0 Good 1 X
90 Boxelder 16.5 Fair 1 X
91 Boxelder 19.0 Good 2X
92 Boxelder 9.0 Good 1 X
93 Boxelder 24.0 Good 2X
94 Boxelder 17.0 Fair 3 X
95 Boxelder 19.5 Fair 3 X
96 Boxelder 14.0 Good 2 X
97 Boxelder 9.5 Fair 2 X
98 Oak, bur 8.0 Good 1 X
99 Ash, green 11.0 Good 2 X
100 Ash, green 10.5 Good 1 X
101 Ash, green 9.0 Good 1 X
102 Ash, green 15.0 Good 1 X
103 Cottonwood 13.0 Good 1X
104 Cottonwood 19.5 Good 1 X
105 Cottonwood 14.5 Good 1 X
106 Cottonwood 15.5 Good 1 X
107 Cottonwood 17.5 Good 1 X
108 Cottonwood 16.0 Good 1X
109 Ash, green 10.5 Good 1X
Silt Fence
C
HH
HH
W
977.2
1
1
1
[11]TRWW
[12]TRBO
[13]
TRWW
[14]TRWW
[15]
TRWW [16]TRBO
[17]
TRWW
[18]TRWW
[20]TRCW
[21]TRCW [22]TRCW
[23]TRCW
[24]
TRWN
[25]
TROL
[26]
TRCW
[27]TROL[28]
TRCW
[29]TRCW
[32]
TRCW
[36]TRCW
[37]TRPO
[38]
TRPO
[39]
TRCW
[48]
TRWW
[51]TRWW
[52]
TRCW
[53]TRCW
[54]TRWW
[55]TRWW
[56]
TRCW
[57]TRWW
[58]TRWW
[63]TRWW
∆
STS
>>
STS
>>
STS>>STS>>STS>>STS>>
L7.12
CONIFEROUS TREEPLANTING
(TYP.)
33.4%
23.6%
21
.
7
%
21
.
7
%
30.9%
33.6%
23
.
9
%
32.3%
20
.
9
%
19
.
1
%
2
8
.
5
%
27.
7
%
30
.
4
%
27.
2
%
26
.
9
%
31.
6
%
33.6
%
30.9%
33.0%
21.0%
27.8%
23
.
4
%
27.
7
%
3
10' WIDE PR
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L7.11
DECIDUOUS
PLANTING(TYP.)
C
HH
HH
W
977.2
1
1
1
[11]TRWW
[12]TRBO
[13]
TRWW
[14]TRWW
[15]
TRWW [16]TRBO
[17]
TRWW
[18]TRWW
[20]TRCW
[21]TRCW [22]TRCW
[23]TRCW
[24]
TRWN
[25]
TROL
[26]
TRCW
[27]TROL[28]
TRCW
[29]TRCW
[32]
TRCW
[36]TRCW
[37]TRPO
[38]
TRPO
[39]
TRCW
[48]
TRWW
[51]TRWW
[52]
TRCW
[53]TRCW
[54]TRWW
[55]TRWW
[56]
TRCW
[57]TRWW
[58]TRWW
[63]TRWW
∆
STS
>>
STS
>>
STS>>STS>>STS>>STS>>
EXIST. POND
WET BASIN
100-YR HWL= 982.9
NWL = 980.0
BTM = 974.0
EXIST. FILTRATION
BASIN
HWL=982.9
BTM = 978.8
33.4%
23.6%
21
.
7
%
21
.
7
%
30.9%
33.6%
23
.
9
%
32.3%
20
.
9
%
19
.
1
%
2
8
.
5
%
27.
7
%
30
.
4
%
27.
2
%
26
.
9
%
31.
6
%
33.6
%
30.9%
33.0%
21.0%
27.8%
23
.
4
%
27.
7
%
10' WIDE PROPOSED
B
ITUMINOUS
TRAIL
∆∆
23
.
9
%
23
9%
%%%%3%3%3%3%2.32.32.32.332.22223232 %3%2.
2020202200.0.9.0..000.0.90.9999%9%%%%%%%%9%%9%
09%111111111111111111
..999919191119
1
99119
11%%%%1111111%%%%%%%%%%
1
1
30' Typ
30
'
T
y
p
Site Line Analysis Triangles
Site Line Analysis Triangles
30' Typ
30
'
T
y
p
DECIDUOUS TREES CODE QTY BOTANICAL NAME COMMON NAME MATURE SIZE PLANTING SIZE
ACRU 6 Acer rubrum Red Maple 60`H x 40`W 2.5" Cal.
ACFA 7 Acer x freemanii 'Armstrong' Armstrong Freeman Maple 60`H x 15`W 2.5" Cal.
ACXF 4 Acer x freemanii `Sienna` Sienna Glen Maple 60`H x 40`W 2.5" Cal.
BENI 6 Betula nigra 'BNMTF' TM Dura Heat River Birch 60`H x 50`W 2.5" Cal.
CEOC 3 Celtis occidentalis Common Hackberry 50`H x 50`W 2.5" Cal.
GTID 8 Gleditsia triacanthos inermis 'Draves' TM Street Keeper Honey Locust 45`H x 20`W 2.5" Cal.
GTIS 3 Gleditsia triacanthos inermis 'Shademaster' Shademaster Honey Locust 45`H x 40`W 2.5" Cal.
QUBI 7 Quercus bicolor Swamp White Oak 55`H x 55`W 2.5" Cal.
QUEL 6 Quercus ellipsoidalis Northern Pin Oak 60`H x 50`W 2.5" Cal.
UAPR 7 Ulmus americana 'Princeton' Princeton American Elm 60`H x 40`W 2.5" Cal.
EVERGREEN TREES CODE QTY BOTANICAL NAME COMMON NAME MATURE SIZE PLANTING SIZE
ABCO 9 Abies concolor White Fir 30`H x 20`W 6` Ht.
JUVI 11 Juniperus virginiana Eastern Red Cedar 45`H x 20`W 6` Ht.
PIDE 16 Picea glauca `Densata` Black Hills Spruce 45`H x 20`W 6` Ht.
THOC 18 Thuja occidentalis American Arborvitae 40`H x 15`W 6` Ht.
Prelim.Plat submittal to City
City Resubmittal
12 JUN 202123 JUL 2021
PROJECT NO.
FILE NAME
LA
N
D
F
O
R
M
c
IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOTVISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED
READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACTTHE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS.
PROJECT
CERTIFICATION
Landform®and Site to Finish®are registered service marks of Landform Professional Services, LLC.
DATE ISSUE / REVISION REVIEW
CONTACT ENGINEER FOR ANY PRIOR HISTORY
ISSUE / REVISION HISTORY
DEVELOPER
MUNICIPALITY
JULY 23, 2021
BLP21001
20
2
1
14505 43rd. Avenue North
Plymouth, MN 55446
TEL 612-325-7414
L201BLP21001
LANDSCAPE
PLANL2.1
LANDSCAPE NOTES
LANDSCAPE PROVIDED
Four overstory trees per unit have been provided.
One tree per lot is located within 15 feet of the front lot line.
LANDSCAPE SCHEDULE
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
Landscape Contractor shall visit the sit prior to submitting a bid to become familiar with the site conditions.
Contact Utility Service providers for field location of services 72 hours prior to beginning.
Coordinate installation with Contractors performing related work.
Plant material shall conform to the American Association of Nurserymen Standards and be of hardy stock, free from disease, infestation,
damage, and disfiguration. For discrepancy between the number of plants on the Schedule and the number shown on the Drawing, the
Drawing shall govern.
All existing deciduous and coniferous trees are to be trimmed of dead wood and pruned to a natural uniform shape.
Planting soil shall consist of 4 parts topsoil to 1 part peat humus, with 3 pounds of commercial fertilizer added per cubic yard.
Spread a minimum of 4 inches of topsoil and sod all turf areas disturbed by Construction.
See Details for depth of planting soil.
Follow current MNDOT Seeding Manual for planting instructions for establishment of native seed and provide coordination for required
erosion prevention and sediment control.
Native seeds shall be of Minnesota origin and certified by the Minnesota Crop Improvement Association (MCIA). Provide verifying
documentation to the Owner 30 days minimum prior to installation.
Minimum tree sizes at planting, per city code, shall be: 2 caliper inches for deciduous trees, and 4 ft height for coniferous trees.
LEGEND
MnDOT Seed Mix 33-261
Seed at rate of 35 lbs/acre
Turf
NORTH
0 50 100
Total significant trees on site:
Allowed Tree Removal (10% of total):
Total Lost :
Trees Lost minus allowed removal:
Total Trees to Replace (number of Trees):
Replacement Requirements:
Total caliper inches to replace (sum of 64 trees):
Tree Loss and Replacement Calculations
Planting Size
(Caliper Inch)
2.0
2.5
3.0
Number of Trees
410
328
274
Remainder Trees to be paid as fee
(based on planting 108 trees on site)
302
220
166
109
10
74
64
64
for every 1 caliper inch lost, 1 caliper inch must be planted.
838.5
Number of Replacement Trees Required Based on Planting Size
TREE REPLACEMENT
Total Replacement Trees Provided on site: 111
Elevations Facing Hamel Road and Hwy 55
With Rear Garage Facing Interior Street
■■U
S IM
Stained Front boar
EMU, NEM.
BRONZE
Oplion A
ARCTIC WHITE
Soffit, Gables, Porch
Pasts & Garage Buck T
Minn Body, trim
Accents
Stone Mix_
County 4ed+estoroe Wheaton with
20% EchoRirfye
i
r. y..a
Geroge Doors
White
Opt:woe ,r1
ARCTIC WHITE
IIT
I4L I Mi5T
Y —
Tnm„ Soffit,
Porch Pvs+s, & Details
ELcv6TION @'
MT. aia
Main Body, Shakers
Cable Vent
Exterior Proposal Scheme
Lerum – 2832 Hamel Rd Page 1 of 5 September 7, 2021
Conditional Use Permit City Council
MEMORANDUM
TO: Mayor Martin and Members of the City Council
FROM: Colette Baumgardner, Planning Intern
DATE: August 23, 2021
MEETING: September 7, 2021 City Council
SUBJ: All Energy Solar – 2832 Hamel Rd – Conditional Use Permit
Summary of Request
All Energy Solar, on behalf of property owner Steve Lerum, has requested a conditional use
permit related to ground mounted solar panels. The applicant desires to install a 112 panel solar
array on his property at 2832 Hamel Rd. The array would occupy approximately 2,328 s.f. and
produce approximately 60,649 kWhs annually.
Conditional Use Permit Review
The applicant proposes to install two solar arrays, each having a footprint of approximately 1,112
s.f. on the northwest corner of their lot. The equipment would have a capacity of 24.92 kW and
the panels would have a total surface area of just over 2,700 square feet.
Agenda Item #8C
Lerum – 2832 Hamel Rd Page 2 of 5 September 7, 2021
Conditional Use Permit City Council
The subject property is located at 2832 Hamel Rd and is 19.7 acres in size. The property
surrounding the site is zoned Rural Residential. Two of the six lots adjacent to the property are
currently occupied by residents, and the others are either vacant or farmland. An aerial of the
site and surrounding lands can be found above.
Current city regulations permit ground-mounted solar equipment with a footprint less than 1,500
square feet in all rural residential zoning districts, subject to certain standards. Ground-mounted
solar equipment with a footprint exceeding 1,500 square feet require a conditional use permit.
Review Ground-mounted Solar Equipment Standards
Section 825.09 of the City Code establishes general criteria which apply to all Ground-mounted
Solar Equipment. Staff has provided potential findings for each criterion in italics.
x Ground-mounted Solar Equipment shall only be permitted in the Agricultural Preservation,
Rural Residential, Rural Residential-Urban Reserve, Rural Residential-1, and Rural
Residential-2 zoning districts.
The subject property is in the Rural Residential zoning district.
x Ground-mounted Solar Equipment shall only be permitted on a parcel which is five acres or
greater in area.
The subject property is 19.7 acres in area.
x Solar Equipment shall only be allowed as an accessory use on a parcel with an existing
principal structure and electric production shall not significantly exceed anticipated
electrical use on the property. The primary use on property would remain as residence for
Steve Lerum. The anticipated production is expected to provide a 137% offset of the annual
residential electrical use. The excess load is sized to cover a pump for a pool on the
property that uses a large amount of the electrical load in the sunny months.
x Ground-mounted Solar Equipment shall be set back a minimum of 100 feet from all
property lines.
The Solar Equipment is proposed to be 100 feet from the northern and western property line
and hundreds of feet of fset from other property lines.
x The equipment or device may not exceed a height of 15 feet.
The height of the equipment will vary depending on grade, but is generally below 12 feet
and will be under 15 feet at all locations.
x Landscaping or other means of screening shall be installed adjacent to the rear and sides of
the Solar Equipment to limit visual impacts of the structural supports. A minimum of one
shrub per 10 linear feet or one tree per 30 linear feet shall be required. Landscaping or
screening shall have an anticipated mature height of at least 75% of the height of the Solar
Equipment, but shall not be required in front of solar panels. This requirement may
alternatively be achieved through fencing, existing vegetation, or similar measures.
There is existing vegetation along the western and northern property lines. The applicant
has not proposed additional planting and believes existing vegetation is consistent with the
intent of this requirement. The number of trees would exceed this minimum requirement,
Lerum – 2832 Hamel Rd Page 3 of 5 September 7, 2021
Conditional Use Permit City Council
but solar equipment in excess of 1500 square feet allow the City to require additional
landscaping as a condition of the CUP. See below for additional discussion.
x The equipment or device must be designed and constructed in compliance with all
applicable building and electrical codes.
Compliance with this condition will be confirmed upon permit.
x The equipment or device must be in compliance with all state and federal regulations
regarding co-generation of energy.
Staff recommends that this condition be included on the CUP.
x Ground-mounted Solar Equipment with a footprint exceeding 1500 square feet shall only be
permitted upon conditional use permit review and approval, subject to the conditions noted
below:
(1) Ground-mounted Solar Equipment shall not occupy a footprint exceeding the lesser of
the following amounts:
(A) One percent of the area of the property on which it is located; or
(B) 4000 square feet;
The proposed footprint is 0.3% of the total property and less than 4000 square feet.
(2) The applicant shall demonstrate to the satisfaction of the City that additional landscaping
or other means of screening will be implemented to limit visual impacts of the Solar
Equipment; and
Staff encourages the Planning Commission to review existing vegetation during site visit to
determine whether existing vegetation is sufficient or if additional plantings should be
required.
(3) The City may require compliance with any other conditions, restrictions or limitations
deemed reasonably necessary to protect the public health, safety, and welfare, to protect the
rural viewsheds and the natural environment, and to promote harmony with neighboring
uses.
Staff has recommended a number of conditions, and the Planning Commission and Council
can add if they find it appropriate.
Review Conditional Use Permit Criteria
Section 825.39 of the City Code establishes general criteria which apply to all conditional uses.
Staff has provided potential findings for each criterion in italics.
x That the conditional use will not be injurious to the use and enjoyment of other property in the
immediate vicinity for the purposes already permitted, nor substantially diminish and impair
property values within the immediate vicinity.
Staff does not believe the installation of solar equipment, subject to the conditions
recommended below, will be injurious to the use and enjoyment of other property nor impair
property values.
Lerum – 2832 Hamel Rd Page 4 of 5 September 7, 2021
Conditional Use Permit City Council
x That the establishment of the conditional use will not impede the normal and orderly
development of surrounding vacant property for uses predominant in the area.
The installation of solar equipment is a permitted use in this district. Staff does not believe
the installation of solar equipment will impede normal and orderly development.
x That adequate utilities, access roads, drainage and other necessary facilities have been or are
being provided.
Staff does not believe the installation of solar equipment will affect utilities, roads, drainage
or other facilities.
x That adequate measures have been or will be taken to provide sufficient off-street parking and
loading space to serve the proposed use.
Parking is not relevant for the installation of solar equipment.
x That adequate measures have been or will be taken to prevent or control offensive odor, fumes,
dust, noise and vibration, so that none of these will constitute a nuisance, and to control lighted
signs and other lights in such a manner that no disturbance to neighboring properties will result.
Staff does not believe the installation of solar equipment will create odor, fumes, dust, noise
or vibration. Staff recommends a condition that the equipment be non-reflective.
x The use, in the opinion of the City Council, is reasonably related to the overall needs of the City
and to the existing land use.
The proposed use is permitted in the district subject to relevant requirements.
x The use is consistent with the purposes of the zoning code and the purposes of the zoning
district in which the applicant intends to locate the proposed use.
Staff believes the proposed use is consistent with the purposes in the zoning code. The
proposed use will support residential uses.
x The use is not in conflict with the policies plan of the City.
The proposed use is consistent with policies of the City. The proposed use falls with the
requirements of a residential conditional use permit for ground mounted solar arrays.
x The use will not cause traffic hazard or congestion.
The solar equipment will not affect traffic.
x Existing businesses nearby will not be adversely affected by intrusion of noise, glare or general
unsightliness.
The existing nearby businesses are a golf course and farms, and staff does not believe that the
proposed use will adversely affect their business.
x The developer shall submit a time schedule for completion of the project.
The applicant has indicated it would intend to install the solar equipment this fall.
x The developer shall provide proof of ownership of the property to the Zoning Officer.
The applicant is listed as the owner in Hennepin County records.
Lerum – 2832 Hamel Rd Page 5 of 5 September 7, 2021
Conditional Use Permit City Council
Planning Commission Recommendation
The City has a relatively low amount of discretion in the review of conditional use permits. If
the proposal meets the general criteria noted above and the specific standards previously
discussed, it should be approved. The City may impose, in addition to those standards and
requirements expressly specified in this Ordinance, additional conditions which the City Council
considers necessary to protect the best interests of the community.
The Planning Commission held a public hearing on the proposed CUP on August 10th. An excerpt
from the draft meeting minutes is attached for reference. Prior to the public hearing, one public
comment was received and expressed opposition to the approval of the CUP. It is also available in
the attachments. The public comments received during the hearing were from the applicant, All
Energy Solar, and the property owner installing the panels. Both comments were in response to
the public comment received prior to the meeting.
The Planning Commissioners all expressed support for the project, and a few highlighted the
importance of embracing alternative energy sources.
The Planning Commissioners and staff recommend approval of the CUP, subject to the following
conditions:
1) The solar equipment shall not exceed 15 feet in height.
2) The owner of the property shall be responsible to maintain the existing vegetation as long as
the Solar Equipment is installed on the Property.
3) The solar equipment shall be non-reflective in nature.
4) The equipment or device must be in compliance with all state and federal regulations
regarding co-generation of energy.
5) The applicant shall provide an emergency response plan to the Police and Fire Department
for review.
6) The applicant shall obtain all necessary permits for installation of the solar equipment and
shall meet all relevant requirements.
7) The applicant shall pay to the City a fee in an amount sufficient to reimburse the City for the
cost of reviewing the zoning amendment, conditional use permit, and other relevant
documents.
Potential Action
If the City Council finds that the proposed CUP is consistent with City objectives and intends to
act at the September 21 meeting, the following actions could be taken:
Move to direct staff to draft a resolution approving the Conditional Use Permit based upon the
findings and subject to the conditions described in the staff report.
Attachments
1) Draft Meeting Minutes from 8/10 Public Hearing
2) Public Comment received
3) Photos of Existing Landscaping
4) Plans
Medina Planning Commission Excerpt from Draft 08/10/2021 Minutes
1
Public Hearing – All Energy Solar – 2382 Hamel Road – Conditional Use Permit for Installation of
112 Panel Solar Array – PID 0911823340002
Baumgardner presented a request for a conditional use permit from All Energy Solar at 2382 Hamel
Road. She stated that the applicant would like to install two solar arrays totaling 112 panels and
reviewed the proposed dimensions. She stated that the project site is zoned rural residential and 19.7
acres in size. She stated that the adjacent lots are farmland or vacant, with two occupied residential
properties. She stated that the conditional use permit would allow for the additional solar panels and
reviewed the conditional use permit review criteria. She reviewed the landscaping criteria and noted
that the existing landscaping meets those needs. She stated that staff recommends approval with the
conditions noted in the staff report.
Popp referenced the total square footage and asked for clarification.
Baumgardner stated that the 2,700 would be the total surface area of the panels themselves which is a
35-degree tilt.
Popp stated that he attempted to do a site visit the previous day, but the owner was not home. He
asked the distance between the vegetation and proposed solar array.
Baumgardner replied that calculation was not included in the submitted site plan.
Danielle DeMar, All Energy Solar, provided the distance calculation.
Nielsen opened the public hearing at 8:21 p.m.
Steve Lerum stated that this project would provide benefit and he would like to maintain a good
relationship with his neighbors. He stated that his intent was not to upset any neighbors. He stated
that they are simply attempting to benefit the neighborhood and community and believes solar energy
is embraced by Medina.
DeMar referenced the public comments received in writing prior to the meeting tonight. She noted
that some concern was related to electromagnetic waves and provided clarification. She referenced
the lifespan of the panels and noted that they could replace the equipment if necessary and there is
very little land disruption for installation and replacement of panels. She stated that the Lerums are
looking to offset their electrical load through this project and all the required setbacks and code
conditions are met through this request.
Nielsen stated that written comments in opposition were received from Rebecca Backous at 3100
Leewood Drive.
Nielsen closed the public hearing at 8:24 p.m.
Piper commented that she knows this land well and the neighboring property could probably see the
array from the third level of their home. She stated that if that is the objection from a visual
standpoint, it should not be an issue. She referenced the environmental issues that exist and noted
that anyone that can find a way to use alternative energy, within rules and regulations, should do so.
Rhem stated that this follows the conditions and requirements, and he supports the project.
Medina Planning Commission Excerpt from Draft 08/10/2021 Minutes
2
Sedabres asked if these would be owned or leased by the homeowner. It was confirmed that these
would be owned. He stated that the property owner has the land available for this use and believes
that this is the right thing to do for the environment. He asked if the location on the lot would make a
difference in terms of the complaint from the neighboring property owner.
Popp expressed support for the project.
Nielsen also expressed support for the project.
Motion by Piper, seconded by Sedabres, to recommend approval of the conditional use permit
subject to the conditions within the staff report. Motion carries unanimously. (Absent: Galzki and
Grajczyk)
From:Website Inquiries
To:Dusty Finke; Lisa DeMars; Colette Baumgardner; Debra Dion
Subject:FW: Public Hearing Notice for All Energy Solar Conditional Use Permit. PID 0911823340002
Date:Monday, August 2, 2021 2:28:40 PM
From: Rebecca Backes <rebeccabackes@gmail.com>
Sent: Monday, August 2, 2021 2:24 PM
To: Website Inquiries <city@medinamn.gov>; Website Inquiries <city@medinamn.gov>
Subject: Public Hearing Notice for All Energy Solar Conditional Use Permit. PID 0911823340002
TO: Dusty, Planning Commission, City Council
FROM: William Larson/Rebecca Backes, 3400 Leawood Drive, Medina, MN
I am unable to attend the Medina Planning Commission public hearing on Tuesday, August, 10th at
7:00pm.
Please put into record that we are OPPOSED to the installation of these solar panels. While we
support solar energy, we feel there is a better location for the installation of these panels.
This is a country setting with large lots, wildlife, ponds, rolling acres of trees, creeks, rivers. This is
not a site for a 112 panel solar array.
This installation will alter the landscape in many ways. Aesthetically it does not fit within what
Medina represents which is a beautiful rural setting. We have no idea how this many reflective
panels will affect our local habitat and wildlife. Once built, this land
cannot be used for anything other than a solar field.
This is from a solar review blog: There are a lot of electromagnetic waves around a
farm produced by power storage equipment. Such strong waves are very unhealthy to
the body. ... People living with electromagnetic sensitivity should not live near solar
tech farms.
The potential environmental impacts associated with solar power—land use and
habitat loss, water use, and the use of hazardous materials in manufacturing—can
vary greatly depending on the technology, which includes two broad categories:
photovoltaic (PV) solar cells or concentrating solar thermal plants (CSP). These
panels will become obsolete in 25- 30 years and what happens then. How do you
recycle and restore the land.
We DO NOT know the long lasting effects of living near a solar energy panel site. This
area is beloved by horse owners and nature enthusiasts that reside here for the rural
landscape.
WE ARE VEHEMENTLY OPPOSED TO THE APPROVAL OF THIS SITE.
Thank you for considering our comments.
Regards,
WILLIAM LARSON/REBECCA BACKES
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Medina Townhome Development LLC Page 1 of 9 September 7, 2021
PUD General Plan City Council Meeting
MEMORANDUM
TO: Mayor Martin and Members of the City Council
FROM: Dusty Finke, Planning Director
DATE: September 1, 2021
MEETING: September 7, 2021 City Council
SUBJ: 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.
Agenda Item #8D
Medina Townhome Development LLC Page 2 of 9 September 7, 2021
PUD General Plan City Council Meeting
The aerial shows existing land uses and describes planned land uses as follows:
x The City of Maple Plain is west of County Road 29. The Haven Homes senior project is
under construction to the northwest
x Baker Park Reserve is located to the east and northeast
x Property to the southeast is guided for High Density Residential (HDR) development.
x The lot north of the subject site includes an existing single-family home and is guided for
potential HDR redevelopment
x 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 3 of 9 September 7, 2021
PUD General Plan City Council 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 the
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 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 requirements.
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 4 of 9 September 7, 2021
PUD General Plan City Council 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:
x Accent materials – minimum of 20% of any façade facing a street shall be accent material
x Garage door elements – if garage doors occupy more than 50% of horizontal façade
facing a street, additional elements are required
x 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 façade
would be stone and 25% of the southern façade 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 façade 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 5 of 9 September 7, 2021
PUD General Plan City Council 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:
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
Min Req Proposed
Overstory 22 29
Ornamental 11 14
Shrubs 36 121
Medina Townhome Development LLC Page 6 of 9 September 7, 2021
PUD General Plan City Council 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 7 of 9 September 7, 2021
PUD General Plan City Council 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 and a grill/picnic amenity within the
project and a sidewalk along the new road. The nearest park is located approximately ½ mile
to the northwest at the Orono School Early Learning Center in Maple Plain.
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 reviewed at their August 18 meeting. The Commission expressed an
interest in recreational amenities for older children. The Park Commission also agreed that the
trail along Baker Park Road should not be required at this time, but the grading, easements,
and stormwater should be accommodated for its potential future construction.
Review Criteria
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.
Medina Townhome Development LLC Page 8 of 9 September 7, 2021
PUD General Plan City Council 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.
Planning Commission Recommendation
The Planning Commission held a public hearing at the August 10 meeting, and an excerpt from
the meeting minutes is attached. The neighbor located immediately to the north spoke at the
hearing speaking to their preference for a larger setback, limits on the lighting on patios facing
his home and asking other questions.
Planning Commissioners generally supported the proposed Planned Unit Development and
unanimously recommended 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) Exterior lights on northern facing patios shall be downcast to prevent light trespass from
property to the north.
9) The width of the public roadway shall be increased as recommended by the City
Engineer.
Medina Townhome Development LLC Page 9 of 9 September 7, 2021
PUD General Plan City Council Meeting
10) The applicant shall agree that two of the units is reserved for rental at or below 80%
AMI.
11) 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.
12) The applicant shall provide additional recreational amenities and design the site to
accommodate a future a trail along County Road 29.
13) 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.
14) 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.
15) The Applicant shall provide title documentation and abide by the recommendation of the
City Attorney with regard to title matters and recording instructions.
16) 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.
Potential Action
If the 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 the
following action:
Move to direct staff to prepare documents granting approval of the PUD General Plan
of Development.
Attachments
1. List of Documents
2. Excerpt from Comprehensive Plan
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. Excerpt from 8/10/2021 Planning Commission minutes
7. Excerpt from 8/18/2021 Park Commission minutes
8. Engineering Comments dated 8/5/2021
9. Applicant Narrative
10. Plans
9/2/2021
Project: LR-21-295– County Road 29 Townhome PUD General Plan
The following documents are all part of the official record of the above referenced request, even if some documents are not attached, or are
only attached in part, to Planning Commission and City Council reports. All documents are available for review upon request at City Hall.
Documents Submitted by Applicant
Document Received Document
Date
Pages Electronic Paper
Copy?
Notes
Application 7/1/2021 7/1/2021 3 Yes Yes
Deposit 7/1/2021 7/1/2021 1 Yes Yes $10,000
Narrative 7/1/2021 2 Yes Yes
Plans 7/1/2021 6/30/2021 15 Yes Yes Civil=7pg; Arch=8pg
Plans-updated Civil 7/27/2021 7/27/2021 7 Yes Yes Civil only updated
Stormwater Management Plan 7/1/2021 6/30/2021 84 Yes Yes
Stormwater Management Plan 7/27/2021 7/27/2021 99 Yes Yes
Recreational Area Plan 8/16/2021 8/16/2021 1 Yes Yes
<OVER>
9/2/2021
Documents from Staff/Consultants/Agencies
Document Document
Date
# of
pages
Electronic Notes
Engineering Comments 7/9/2021 1 Y
Engineering Comments 7/23/2021 1 Y
Engineering Comments 8/5/2021 1 Y
Legal Comments 7/6/2021 1 Y
Building/Fire Comments 6/16/2021 1 Y
Hennepin County Comment 8/5/2021 2 Y
Three Rivers Comments 8/4/2021 2 Y
Maple Plain Comments 7/22/2021 1 Y
Maple Plain Fire Comments 7/28/2021 2 Y
Building/Fire Marshal Comments 7/12/2021 1 Y
Prelim Comments 7/16/2021 2 Y 7 pages w/ attach
Notice 7/30/2021 7 Y 10 pages w/ affidavit, list, map
Planning Commission Report 8/4/2021 9 Y 44 pages w/ attachments
Park Commission Report 8/13/2021 4 Y
City Council Report 9/1/2021 9 Y
Public Comments
Document Date Electronic Notes
Planning Commission minutes 8/10/2021 Y
Park Commission minutes 8/18/2021 Y
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.
x Preserve rural vistas, open spaces, and wetlands in all parts of the community to
promote the rural character of Medina.
x Protect and enhance the environment and natural resources throughout the community.
x Encourage and incent innovative and environmentally friendly approaches to planning,
engineering and development.
x 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.
x Spread development so that it is not geographically concentrated during particular
timeframes.
x Promote public and private gathering places and civic events that serve the entire
community.
x Preserve and expand trails and parks to provide community recreational facilities,
connect neighborhoods, and encourage healthy lifestyles of its residents.
x Provide opportunities for a diversity of housing at a range of costs to support residents
at all stages of their lives.
x Encourage an attractive, vibrant business community that complements the residential
areas of the City.
x Maintain its commitment to public safety through support of the City’s police
department and coordinate with its contracted volunteer fire departments.
x 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
x 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.
x Create neighborhoods with a variety of housing types that are well connected with
roads, trails or sidewalks.
x Maintain the integrity of rural neighborhoods and promote development patterns
consistent with existing rural residential development.
x Recognize neighborhood characteristics and promote new development compatible in
scale, architectural quality and style with existing neighborhoods.
x Stage residential growth to minimize the amount of adjacent developments which
occur within the same time period.
x Guide density to areas with proximity to existing infrastructure and future
infrastructure availability.
x Concentrate higher density development near service oriented businesses to help
promote walkability.
x Consider planned development in surrounding communities when making land use
decisions in the City.
Road Patterns
x Recognize regional highway capacity and planned improvements, along with use
forecasts, as major factors in planning for growth and land use changes.
x Establish collector streets with good connections through the community’s growth
areas.
x Promote trails and sidewalk access near roads and thoroughfares to encourage multi-
modal transportation choices.
x Consider opportunities to improve north-south travel within the City.
Open Spaces and Natural Resources
x Preserve natural resources throughout the community and provide educational
opportunities to residents to help them understand the value of natural areas.
x Preserve open spaces and natural resources.
x Protect wooded areas and encourage improvement of existing resources and
reforestation. Evaluate existing woodland protections and supplement as necessary.
x Support the guidelines identified in the Open Space Report to preserve the City’s
natural systems.
Business Districts and Commercial Areas
x Focus service businesses and development near urban residential densities and along
primary transportation corridors.
x Provide connections between residents and commercial areas and promote businesses
within mixed-use areas.
x Work to create job opportunities in the community for Medina residents to reduce
traffic and commuting demands.
x Emphasize service and retail uses which serve the needs of the local community and
provide opportunities for the community to gather.
x Support business development with a corporate campus style which provides
open spaces and protects natural resources.
High Density Residential (HDR) identifies residential land uses developed between 12.0 and
15.0 units per acre that are served, or are intended to be served, by urban services. The primary
uses will include town homes, apartment buildings and condominiums which should
incorporate some open space or an active park.
Residential Uses
Objectives:
1. Require preservation of natural slopes, wetlands, woodlands, and other significant
natural characteristics of the property.
2. Consider exceptions to or modifications of density restrictions for developments that
protect the natural features or exceed other standards of the zoning district. Such
modification shall generally not exceed -10% of the minimum density or +20% of the
maximum density requirement of the relevant land use.
3. Restrict urban development to properties within the sewer service boundary.
4. Regulate land within the Mixed Residential land use to provide opportunities for
residential development with a density in excess of 8 units/acre. Flexibility is
purposefully provided within the land use to support opportunities for a single project to
provide both low- and high- density housing or for multiple developers to partner on
independent projects within a Mixed Residential area.
5. Encourage green building practices such as Leadership in Energy and Environmental
Design (LEED) principles in neighborhood planning and residential building and low
impact development design standards.
6. Regulate the rate and location of development in keeping with availability of public
facilities and the City's stated goals, including the undesignated MUSA and growth
strategies.
7. Restrict commercial and business development to areas designated in this Plan.
8. Protect property within the City's MUSA boundary from development prior to the
provision of urban services that will hinder future division.
9. Create flexible zoning standards that would allow for innovative arrangements of homes,
conservation easements, or other creative land use concepts that preserve the City's open
space and natural features.
10. Promote attractive, well-maintained dwellings on functional, clearly marked roads, with
adequate facilities and open space.
11. Emphasize resident and pedestrian safety.
12. 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.
13. Establish design criteria for platting and developing site plans which will be compatible
with surrounding physical features, existing land uses and the preservation of
ecologically significant natural resources.
14. Establish standards for higher density residential development so that such development
is compatible with surrounding uses. Such standards may include enclosed parking,
green space, landscape buffering and height limitations.
15. Require utilities to be placed underground wherever possible for reasons of aesthetic
enhancement and safety.
16. Plan interconnections between separate developments to encourage shared road use to
reduce costs and minimize the amount of road surface required.
17. Require planning of trails and walkway systems in the early design stages of all new
development so that residential areas are provided safe access to parks and open space.
18. 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.
19. Implement standards for lot sizes and setbacks which recognize the development
characteristics and natural resources of each existing neighborhood.
20. Regulate noise, illumination, and odors as needed to protect residential neighborhoods
and to maintain public health and safety.
Medina City Council Excerpt from 02/16/2021 Meeting Minutes
1
Medina Townhome Development LLC – 1432 County Road 29 – Planned Unit
Development (PUD) Concept Plan Review (7:15 p.m.)
Finke presented a Planned Unit Development Concept Plan for the subject site and displayed
an aerial photograph of the site, identifying the adjacent property uses. He explained that the
property is zoned as R-4 and noted that the PUD would allow for flexibility of the underlying
zoning in return for providing additional benefits that meet other goals of the City and provide a
more desirable development. He displayed the proposed site plan of six buildings each with
four units for a total of 24 units. He stated that there would be construction of a public street to
the south, as identified in the City’s transportation plan. He stated that the proposed density of
the site is just under the 12 units per acre specified by the R-4 district. He noted that the City
would have to make the decision as to whether that density would be consistent with the
Comprehensive Plan. He stated that staff believes that the development would be consistent
with the Comprehensive Plan as it is near that density range and only a two-acre site. He
stated that the Comprehensive Plan also speaks to some flexibility from the density based on
elements in the Code, which could reduce that density to 22 units for the two-acre site. He
stated that the applicant believes that some flexibility would be needed from the R-4 district in
order to provide townhomes on the site, such as the flexibility on the front setback. He noted
that the alternative would allow for construction of an apartment or condominium building that
would have additional height in order to put the same number of units on a smaller footprint. He
stated that the applicant also notes that they would be willing to reserve two of the 24 units for
rent at 80 percent of the median income level in order to achieve a portion of the City’s goals for
workforce and affordable housing. He provided a rendering of the proposed structures and
reviewed the details of the proposed elevations as well as the comments of staff and the
Planning Commission. He noted that at the Planning Commission meeting a neighboring
property owner requested a privacy fence to provide a buffer between the patios and his
property.
Martin asked for input on the site layout and architectural design.
Reid stated that she sees a missed opportunity, noting that if the garages were flipped to face
the outside and front entrances facing the center that would create a center commons area that
would help to create a sense of community. She believed that more innovative architecture is
needed for the project as the garage side looks ordinary and the patio and front door side would
be unacceptable. She did not believe that this would meet the requirements of a PUD as she
did not see any planning or architecture that would justify a PUD.
Finke commented that staff would need to see what that design would look like, noting that the
question would be how the other bank of townhomes would be accessed.
Martin commented that Reid presented an interesting concept and asked if the developer could
provide input on that suggestion. She stated that she would like to see greater accent materials
and a better design with more curb appeal. She stated that she also agrees with the staff and
Planning Commission recommendations.
Cavanaugh asked where the six guest parking stalls would be located.
Finke replied that the guest parking was a staff recommendation and has therefore not yet been
shown on the plan. He noted that the applicant suggested a few potential locations for the
guest parking and confirmed there would be sufficient space to add parking in those locations.
Cavanaugh asked where the snow would be stored.
Medina City Council Excerpt from 02/16/2021 Meeting Minutes
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Finke replied that the applicant can address that question.
Cavanaugh stated that the units have short driveways and if snow is stored at the end of the
road it would make it difficult for end units to turn their vehicles around. He stated that he would
be keener to reach the density of 24 units or changing the product offered. He stated that the
second layout includes an option of six units per building.
Martin asked the square footage of the interior of the units.
Finke stated that he can attempt to pull that information out of the plans.
Martin stated that perhaps the square footage of the units could be reduced to achieve the
density.
Cavanaugh agreed that the units seem large and perhaps the unit size could be reduced to
meet some of the standards.
Finke estimated about 2,200 square feet per unit.
Albers stated that in reviewing the layout he is concerned with the setback of only 20 feet from
the local road. He stated that he also echoes the comments of Reid that there is something
lacking in terms of architectural design.
DesLauriers stated that he is very concerned with the 20-foot setback and would like to find a
way to better meet the required 40 foot setback. He asked for clarification on driveway length.
Finke replied that the distance would depend upon how the townhome units would be platted.
He stated that in other townhome developments in the community the distance is more likely to
be 27 feet from garage to the drive aisle, whereas this would propose 22 feet. He stated that
this development would propose a wider drive aisle between the units than would be required,
which would balance that out.
DesLauriers stated that he would like to see the maximum hardcover percentage for the site too
as it appears to be out of compliance. He asked what 80 percent of the median income would
equate to for the affordable housing units. He stated that he is also concerned with snow
storage and parking for guests as there is not much room in the driveways.
Martin asked if the public street would provide opportunities for guest parking as well.
Finke replied that the public street would most likely not provide options for parking because of
the curved alignment of the street.
Martin commented that if the units each have three or four units, the available garage space and
parking on the site seems tight.
Reid noted that the neighboring retail area is lightly used and typically has excess parking.
Martin commented that there would not be a legal right for the townhome residents to park in
that area but perhaps a cross parking easement could be secured by the applicant.
Medina City Council Excerpt from 02/16/2021 Meeting Minutes
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Finke commented that the current Metropolitan Council figures show a three-bedroom unit at 80
percent of the median income for the area to be approximately $2,100 per month.
DesLauriers asked if the affordable housing units could then be charged rents of up to $2,100.
Finke confirmed that to be true noting that the other units could have a higher rate if the market
demanded.
DesLauriers stated that during the Planning Commission meeting the comment was made by
the applicant that they would anticipate rents around $2,000 per month and asked if the
affordable units could then have higher rates than the other units.
Martin stated that there are concerns with how the units work on the site in light of parking
needs and snow storage as well as concern with the architectural presentation of the units. She
stated that the Council also agrees with the recommendations of the staff and Planning
Commission but would like to see additional elements added in order to enhance the curbside
appearance.
Reid stated that this is an opportunity for have a lovely townhouse development and does not
want to miss that opportunity but does not believe this would qualify for a PUD.
Finke provided a summary on the infrastructure proposed including the roadway. He stated that
the Planning Commission held a public hearing at its meeting the previous week and
Commissioners generally supported the townhome use and some flexibility in the setback in
order to support that use. He noted that Commissioners also expressed similar concern in the
tightness of the site as additional guest parking will need to be incorporated as well. He stated
that the City does have a great deal of discretion when reviewing PUD’s and noted that it is
important to compare a PUD proposal to the underlying standards rather than to alternative land
use or no development. He stated that part of that consideration is how many items are being
requested for flexibility. He noted that in this case the main flexibility is the front setback, as the
other elements generally meet the zoning requirements. He noted that the intent is for the
Council to provide comments tonight and no formal action is requested tonight.
Martin noted that there is a tot lot proposed, but sometimes the people that need some space
are adolescents and was unsure if a sports court or other similar type of amenity could be
provided, recognizing the tightness of the site.
DesLauriers stated that it was noted that there may be sidewalks connecting in the future and
asked for details.
Finke replied that the comment was to provide the sidewalk/trail connections along the western
portion and through the site along the public roadway in order to provide a connected network.
Shane LaFave, representing the applicant, expressed appreciation for this opportunity to gather
input from both the Planning Commission the previous week and the Council tonight. He stated
that they see the most demand in this area for families to have a rental option in Medina and
within the Orono School District. He stated that there is a huge demand but lack of supply for
rental housing. He noted that three- and four-bedroom units would provide that opportunity for
families and advised that they would be happy to show that market demand with the Council.
He stated that they are attempting to target those families that have a need for rental units with
three or four bedrooms. He commented that the affordable units would be a maximum of
Medina City Council Excerpt from 02/16/2021 Meeting Minutes
4
$2,100, or whatever the market demands, and the affordable units would never be more
expensive than the other units. He stated that they are proposing 24 units on the site in order to
meet the Comprehensive Plan requirement for density. He stated that if the setback were not
reduced, they would only be able to fit 18 units on the site. He stated that they would need
flexibility either from the setback requirement or the density requirement in order to make this
type of project feasible. He stated that the guest parking arose during the input from the
Planning Commission and they have not yet had a chance to update the plan but agree there
needs to be guest parking and room for snow storage. He noted that the updated plans would
also include more dimensions in order to provide additional information. He confirmed that they
would also work to improve the design, noting that these plans are only at about five percent
completion and confirmed that they would improve the architectural design as they continue to
work on the plans.
Martin expressed appreciation for the presentation from the developer along with the staff
analysis and review by the Planning Commission.
Medina City Council Excerpt from 3/16/2021 Meeting Minutes
1
Medina Townhome Development LLC – 1432 County Road 29 – Planned Unit
Development PUD) Concept Plan Review (7:56 p.m.)
Johnson stated that the applicant adjusted their plan based on the input received by the City
Council at a February Council meeting.
Finke stated that updated architectural renderings were provided along with guest parking and a
privacy fence shown on the plans. He recognized that this is still a concept plan review but
stated that the applicant is requesting input from the Council on the changes made and whether
the Council would support a PUD before moving forward with formal application. He displayed
the updated site plan identified the guest parking stalls that were added. He stated that staff
raised concern with the western stalls but noted that there are other location opportunities. He
stated that the privacy fence was also added to the north. He reviewed some of the
architectural elements that have been added to the elevations following the previous review. He
stated that the Planning
Commission felt that a PUD would be an appropriate tool to provide a townhome development
that meets the density identified within the Comprehensive Plan.
Cavanaugh recognized the guest parking that was added. He noted that the driveways look
very short in length and it could be difficult to back out of a garage and make the turn with the
guest parking when there is snow. He asked if the drive and parking layout makes sense to
staff, specifically whether there would be enough room to make the backing motions.
Finke replied that the distance between the townhomes in the center area is equivalent to the
minimum in the parking lot design, specially 60 feet between the two buildings. He recognized
that it would be tight, but vehicles would be able to circulate. He stated that the proposed
density is at the low range identified in the Comprehensive Plan. He noted that under the
Comprehensive Plan there is language that could allow ten percent less density in return for
additional benefit or open space, noting that increased vehicle circulation could fall under that
category.
Cavanaugh commented that if a family has three vehicles, two could be parked in a garage and
one would need to be in the driveway, which would make it tight for the end units. He stated
that he would tend to prefer a high-density apartment building on this type of site.
DesLauriers asked if the applicant would be short one space for guest parking.
Finke confirmed that to be true but noted there would be additional opportunities to add guest
parking.
DesLauriers commented that the two end stalls appear to be about five feet from the sidewalk of
the townhomes which is tight, as is the overall development. He referenced the townhome
closest to the road and asked if the right turn lane would be a mandatory requirement.
Finke commented that the left turn was thought to be the primary maneuver and as the traffic on
CR 29 continues to increase there may be some backups and the thought was to let the right
hand turns to get by.
Stremel confirmed that staff reviewed this from a traffic standpoint and determined that those
two turn lane configurations would be most beneficial in this location.
Medina City Council Excerpt from 3/16/2021 Meeting Minutes
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DesLauriers commented that there would be 20 feet from the townhome to the road which
concerns him in terms of safety. He commented that this is a very tight development on this site
and agreed that perhaps this site would be more appropriate for a high-density apartment.
Albers stated that he agrees with the concerns raised thus far by the previous speakers. He
asked if the affordable housing units would equate to a building or the units within a building.
Finke replied that it would be two of the 24 residential units.
Reid commented that if these are three- and four-bedroom units that would assume they would
be occupied by families with children. She asked where those older children would recreate.
She also questioned whether this would qualify for a PUD but believed the City boxed itself in
zoning this parcel for high-density. She stated that she would personally prefer townhomes but
understands that an apartment would perhaps better fit the site.
Martin agreed that this development is too boxy and tight without amenities for the residents.
She was also concerned with vehicular movement on the site.
Shane LaFave commented that the feedback seems to be consistent in that the Council is not in
love with this presentation. He stated that the target audience for this development would be for
families with children. He noted that there is a density requirement within the Comprehensive
Plan that limits the development on one side and other zoning requirements that limit them on
the other end. He asked what the Council would support on this site. He stated that if the
Council is looking for multifamily housing in terms of apartments it would be difficult to find a
developer for that type of product on this site and therefore the site would remain vacant. He
noted that this plan would provide rental housing for families, which is a need in this community.
Reid commented that three and four bedrooms seem large as many single-family homes do not
have that many bedrooms. She stated that perhaps these be two- and three-bedroom homes
instead which would ease up some space on the site.
LaFave commented that half of the units would be four bedrooms and the remainder would be
three bedrooms. He stated that there is a limited number of rentals for four-bedroom homes,
but that is a need for some families. He recognized that it takes up space but commented that
there is an incredible need for that product.
Cavanaugh commented that he has a few four-bedroom rentals within Medina and has not been
overwhelmed with interest. He stated that rowhomes may be a better fit for this site.
DesLauriers agreed that perhaps two-to-three-bedroom units would be a better fit for the site.
He noted that an apartment building could utilize underground parking.
LaFave commented that underground parking is very expensive and only makes sense on large
scale apartment developments. He noted that this site is limited in size.
Martin commented that the Council appreciates the developer bringing this forward and would
like to see additional rental housing in Medina. She believed that it would make sense to
reduce the number of bedrooms to free up some space. She did not believe there would be
support for the development as proposed under a PUD.
Medina City Council Excerpt from 3/16/2021 Meeting Minutes
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Cavanaugh thanked the applicant for this proposal and hoped that the developer could make
adjustments based on the feedback and bring something else back.
Reid commented that she does not believe that this would meet the criteria for a PUD.
Albers agreed with the comments of Martin. He noted that this is the second proposal for this
parcel and stated that perhaps the City should review the zoning to determine if there would be
more appropriate zoning that would support development.
Finke agreed that it has been identified that even at the minimum density it would be difficult to
develop this site. He stated that this parcel was identified for the City’s minimum requirements
for high density housing within the Comprehensive Plan. He noted that perhaps because of the
circumstances of the site, the City could state that perhaps eight units an acre would be a better
fit. He believed that the City could still technically comply with the high-density requirements but
was unsure how the Metropolitan Council would respond.
Martin agreed that this piece should be reviewed in context to the neighboring retail and park
properties.
Reid commented that she did not think the math would ever work on a property of this size and
noted that she would not want to see anything over two stories on this site. She stated that she
would support reexamining the zoning of this site.
Medina City Council Excerpt from 4/20/2021 Meeting Minutes
1
Medina Townhome Development LLC – 1432 CR 29 – Planned Unit Development (PUD)
(7:27 p.m.)
Johnson stated that this was before the Council in both February and March, noting that the
plan has been revised to address comments reducing the number of units, increasing
greenspace, and providing additional recreational opportunities.
Finke stated that the previous feedback from the Council raised concerns related to circulation,
parking, and a desire for increased greenspace on the site. He stated that the applicant
proposed to reduce the number of units by one, which provided additional parking opportunity
and greenspace adjacent to the recreational amenity. He displayed the proposed plan and
identified the location of the unit which would provide the parking opportunity. He also identified
the additional greenspace adjacent to the tot lot. He stated that the surrounding recreational
amenities were also identified by the applicant as there was a comment that there was a lack of
recreation internal to the site. He reviewed the external amenities including Baker Park and a
park one half mile from the site in Maple Plain. He stated that the subject property and property
to the east are part of the limited properties in Medina identified for high density residential. He
noted that the site is also across the street from the express bus service stop.
DesLauriers referenced the table in the staff report related to maximum hardcover and asked if
that information would be provided in the future.
Finke confirmed that because this is a Concept Plan, that information is not yet available. He
believed the calculation would be met but simply is not part of this review.
Martin commented that after the last few discussions, she realized that the previous proposals
for this land had not come before this current Council and therefore she was unsure if the
current members of the Council had the background on this parcel, the challenges it presents
for development, and the other proposals the property owner has considered. She noted that
there is a long history of the property, to which the property owner and staff could speak and
which spans at least five years.
Shane LaFave, developer, thanked the Council for reviewing this concept for the third time in
order to hopefully provide an improved plan. He stated that he lives about 10 minutes north of
this site and has three young children, while his business partner lives about two minutes from
the property and also has three small children. He explained that they are local and have strong
opinions on the area and how the property should be developed. He stated that he also has
knowledge of affordable housing, what the market demands are, what would fit on the property,
and how their vision could fit with the requirements and vision of the City. He stated that this
site is two acres with a density requirement of 12 units per acre, along with setbacks and other
limitations. He stated that there was a third-party rental study completed that shows there is a
high demand for rental opportunities for families in this area. He stated that some families
cannot afford to purchase a home, or perhaps have something on their credit that does not
allow for a purchase and therefore rental would be their option. He recognized the previous
comments related to reducing the number of bedrooms or size of the units but explained that
families need space to operate and have their own spaces. He stated that these units are
designed to provide sufficient space for families with children that need extra bedrooms and
space. He stated that in this suburban environment families also need garages and room to
move around. He stated that there are many recreation amenities and opportunities external to
this site and not everything needs to be provided internal to the site. He stated that the goal is
to have people in this development interacting with the community. He stated that even with the
removal of the unit they would still meet the density requirement specified within the
Medina City Council Excerpt from 4/20/2021 Meeting Minutes
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Comprehensive Plan. He believed that the parking situation has been improved which provided
additional greenspace adjacent to the tot lot and provided additional room for snow storage. He
stated that in order to make this vision happen they would need assistance with the setback, to
which they would propose through a PUD. He stated that the PUD would allow them to meet
the Comprehensive Plan requirements while providing rental opportunities for families in the
community. He believed that this project would be an asset to the community, providing more
diversity to the housing stock options, and would bring more families and energy to this part of
Medina. He stated that they have attempted to limit their requests to the City to the setback.
DesLauriers appreciated the applicant coming back with the expanded tot lot and increased
parking. He stated that he likes the changes that have been made.
Mr. Palm, property owner, stated that he has been involved in this site for the past eight years.
He stated that three years ago they brought a proposal forward and were held off by the Council
related to the updating of the Comprehensive Plan. He stated that the property was ultimately
guided for high density housing. He stated that during the past few years he has heard
comments that the City does not want to see a three-story structure adjacent to the park. He
stated that this is a two-acre site, and this plan meets the density requirements as closely as it
can. He stated that this is a great location adjacent to the park and other area amenities. He
hoped that there would be more support for this project after all the amendments and thought
that was put into this Concept Plan.
Reid commented that she was on the Planning Commission when Palm came in with the first
proposal and all subsequent proposals. She believed that the applicants are doing the best
they can to meet the requirements on this small site.
DesLauriers stated that he was also a member of the Planning Commission and recognized the
frustration that Palm has experienced throughout this long process.
Martin commented that she is intrigued by the passion of the developer to bring this housing
product to the community. She recognized that this would be a different element for a PUD as it
would not preserve a natural resource but would instead create a housing type that achieves an
objective of the Comprehensive Plan to have a variety of housing product options available to
residents. She stated that she appreciates the concessions that were made by the developer to
address the previous comments of the Council along with the input related to the market
conditions and reasoning for the larger units.
Cavanaugh commented that he would want to ensure there is a good plan for snow removal
going into the submittal process to ensure that the snow would not impede on driveway access
and traffic flow.
Reid commented that the applicant has done everything they could do to meet the
requirements. She agreed improvements were made and she is comfortable with the plan.
Albers agreed with the comments thus far.
DesLauriers also echoed the comments thus far. He commented that the changes made have
been great and agreed that rental units are needed.
Martin confirmed the consensus of the Council to support the Concept Plan. She noted that
future submittals should address the staff comments included in the packet.
Medina City Council Excerpt from 4/20/2021 Meeting Minutes
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LaFave thanked the Council for their cooperation and input, noting that he believes it has
resulted in a better plan and he looks forward to bringing forward a full and complete submittal
in the future.
Palm also thanked everyone for their patience and input throughout this process.
Medina Planning Commission Excerpt from Draft 08/10/2021 Minutes
1
Public Hearing – Medina Townhome Development LLC – 1432 County Road 29 –
Planned Unit Development General Plan for 23 Unit Townhome Development
Finke presented a request for a Planned Unit Development general plan for a 23-unit townhome
development at 1432 County Road 29. He noted that the Commission reviewed a concept plan this spring
and provided comments, as did the City Council. He stated that the site is guided for high density
residential development and is zoned R-4. He stated that the applicant has requested a PUD which would
provide for flexibility from some zoning standards in order to better match the purposes and objectives of
the City. He stated that the narrative provided by the applicant explains how they believe the
development meets those objectives. He reviewed the adjacent land uses. He displayed the proposed site
plan and highlighted the location of the different elements. He noted that the applicant proposed to
construct the start of the looped road that would ultimately be connected to the south to provide the
primary access. He stated that this development would result in a density of 11 units per acre which
would be lower than the high-density range, noting that the Comprehensive Plan allows for a lower
density. He noted that two units would be reserved for affordable housing. He reviewed the dimensional
standards proposed and compared that to the zoning district standards in order to identify the flexibilities
requested. He provided details related to architectural design and the proposed materials, noting that as
proposed the development would exceed the architectural standards. He noted that there is a lot of garage
door frontage, which could be broken up with windows on the garage doors. He provided details on tree
preservation and landscaping. He stated that he is available for questions related to transportation and
utilities. He noted that staff recommends that the trail be graded, and the stormwater system be designed
to handle the trail construction in the future. He noted that the Council will have additional discussion at
to whether the trail construction will be required at this time. He stated that staff recommends approval
with the conditions noted in the staff report.
Shane LaFave, applicant, thanked the Commission for allowing this presentation. He stated that during
the concept plan this was a 24-unit proposal and they decreased to 23 units in order to accommodate
additional guest parking and snow storage. He stated that the entry drive was widened to accommodate
two turn lanes, otherwise the development has the same elements as the concept plan. He noted that the
units would be three- and four-bedroom units to target families that would like to live in the area but
perhaps could not purchase a home.
Nielsen asked if the applicant has concern with any of the staff recommended conditions.
LaFave commented that there has been a lot of discussion with staff and the Council and believed that the
plan has improved because of that input. He stated that he did not have any issues with the recommended
conditions. He agreed that glass should be added to the garage doors. He referenced the trail mentioned
and noted that they would prefer not to build that trail as it would be removed if the road is widened in the
future and if constructed at this time, it would only connect to the private property to the north.
Piper thanked the applicant for the improvements to the tot lot.
Nielsen asked if there are plans to widen the road in the future.
Finke replied that one of the recommended conditions is that a portion of the incoming road is widened
which will provide better alignment.
Nielsen clarified that her comment was related to the possible impacts to the trail if CR 19 is widened in
the future.
Finke commented that road would only be widened to provide additional turn lanes into the sites along
with the addition of a median. He stated that those are part of the discussion between the entities involved
Medina Planning Commission Excerpt from Draft 08/10/2021 Minutes
2
and hoped that additional feedback would be received from those entities prior to the Park Commission
meeting. He noted that the plan would be to accommodate for a future trail through grading and storm
water management.
Rhem asked if the intersection would align to the west with Gateway.
Finke replied that this would align with Gateway. He stated that ultimately the continuation of the road to
the east will be dependent on the development to the east. He stated that if the curve cannot be lessened,
the access to the east would need to be further to the south to align with Holiday.
Nielsen opened the public hearing at 7:21 p.m.
Bob Braun (1472 Baker Park Road) property owner to the north, asked the setback and how large the
buildings would be. He asked if the buildings would be next to his home and whether the setback related
to the building structure or the patios.
Finke replied that the setback is 20 feet for the building structure.
Braun referenced the trail mentioned for the west side. He noted that about five years ago the Park
Commission had multiple meetings on where the trail should be, and it was determined to be the west side
of the street. He stated that he has concern with placing a trail on this side as well. He asked if the
median would restrict his ability to take a left turn out of his property.
Finke replied that the median would be south of Gateway and would not impact his private property.
Braun stated that the applicant has been good to accommodate the comments received throughout the
process. He noted that there are trees about 18 feet from the property line and provided the measurements
from the road, asking if any of those trees could be preserved as they are the largest on the property.
Finke stated that the two northwestern most trees would be preserved with three additional to be
preserved along Baker Park Road.
Nielsen closed the public hearing at 7:24 p.m.
Popp commented that this is a great demonstration and model of a project which has incorporated the
comments from the Commission, Council, and neighbors. He stated that overall, the design itself, with
the addition of glass to the garage doors, is great. He stated that he feels good about this proposal and
approving this with the stated conditions.
Piper agreed that she feels good about this application and how it has evolved. She again thanked the
developer for incorporating the tot lot.
Rhem agreed that the applicant did a great job incorporating the comments received.
Sedabres agreed noting the architectural design and commented on how that has improved. He stated that
the retaining wall and privacy fence seems tight to those three patio units.
Nielsen stated that she applauds the applicant for trying to make this work on the property. She agreed
that she would like to see the glass added to the garage doors as mentioned.
Motion by Piper, seconded by Rhem, to recommend approval of the planned unit development general
plan with the conditions noted in the staff report and windows in garage doors. Motion carries
unanimously. (Absent: Galzki and Grajczyk)
Medina Park Commission Excerpt from Draft 08/18/2021 Minutes
1
Medina Townhome Development LLC – 1432 County Road 29 Planning Unit Development
– Park & Trail Review
Gallup provided a staff report noting the applicant, 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. She noted the City Council reviewed a concept
plan earlier this spring.
Gallup stated the site is guided for high density residential with 12-15 units/acre, which this
plan would meet the low-end density requirements within the R4 zoning district.
Gallup explained that since the applicant is proposing rental townhomes, the site is not being
subdivided, therefore the Park Dedication ordinance is not triggered. However, the applicant
is requesting a PUD, which provides flexibility to underlying zoning and gives the City a
high level of discretion to meet other objectives of the City including park and trail
amenities.
Josh Sanderson, representing the applicant, showed the Park Commission a picture of the site
plan and tot-lot/gathering area. He stated the plan includes a small playground, roughly 35
feet by 38 feet, and a picnic area with two picnic tables and a community grill.
Gallup noted the closest active park is approximately half a mile from the site located in
Maple Plain. She also noted the site is 800 feet from a paved trail leading into Baker Park
Reserve to the north and near the railroad trail tunnel to the south of Highway 12.
Gallup stated there is only one private property owner to the north of this proposed
development separating this development from Baker Park Reserve’s trail system. Gallup
stated that staff would recommend at the very least that the City should secure enough right-
of-way/trail easement to accommodate a future trail along the western edge of the property
along County Road 29. Staff would further recommend that the applicant grade the site and
account for stormwater plans to accommodate the future trail. This would give Baker Park
Reserve the ability to pave a trail from their existing trail entrance down to this site once the
final property develops.
Gallup asked the Park Commissioners if they had any feedback for the applicant and if they
thought the proposed recreational amenities were sufficient?
Jacob asked the applicant about the expected occupancy levels for each townhome.
Sanderson noted the townhomes were being built for families with each of the 23 units being
three or four bedrooms.
Medina Park Commission Excerpt from Draft 08/18/2021 Minutes
2
Hutchinson inquired about the road leading into the development and how that would
connect to the larger property to the southeast, which is being proposed as additional future
high density residential. He noted that this larger lot to the southeast might provide the City
with an opportunity to acquire additional park land or recreational amenities for these
residents.
Morrison noted that the proposed site was very dense with 23-units on just over two acres of
land, along with all the hardcover for driveways. She questioned if the site met density and
hardcover limits, which the applicant confirmed it did.
Gallup noted that the City Council had the same initial reaction to the applicant’s concept
plan earlier this spring, which the applicant did adjust the plan to accommodate some of their
concerns by removing one townhome unit to allow for guest parking and incorporating the
tot-lot and gathering space. She also noted that this site is zoned for high density residential,
which limits what the applicant can do with only two acres.
Norman asked the applicant to consider all ages of children when purchasing playground
equipment for the tot-lot. She cautioned that play equipment for “tots” will only be used for
children ages 2-3 years old and be underutilized as the City has firsthand experience with this
in one of our existing parks.
Jacob asked if the applicant had considered adding a basketball hoop.
Sanderson agreed that the play equipment should be for children of all ages and did not
believe the site was large enough to accommodate a basketball court or hoop. He noted that
children would have access to a basketball court within half a mile at the Orono School
District facility/park in Maple Plain.
Hutchinson stated he thought the applicant made good use of the available space for this
townhome development.
Bernhardt commented that it was great the site would have close access to Orono Schools.
A motion was made by Morrison and seconded by Sharp to recommend to the City Council
that the development maximize recreational opportunities for all ages along with
incorporating gathering places as shown in the proposed plan. Additionally, recommending
the City require any necessary trail easements on the western boundary and that the
applicant grade and account for the stormwater system for the future trail. Motion passed
unanimously.
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PUD and Site Plan Approval Submission – 1432 Co Rd No 29, Medina, MN
55359
Statement on compliance with the Comprehensive Plan:
The Comprehensive Plan calls for the following:
x Minimum of 951 new households
x 244 Units of higher density housing
x Minimum overall average density of 3 homes/acre
x Provide opportunities for a diversity of housing at a range of costs to
support residents at all stages of their lives
x High density housing planned in the southwest corner of the City
Our proposal meets all of the objectives listed above and is in direct alignment with the
Comprehensive Plan. Our proposal is to provide 23 rental townhomes on 2 acres of land,
which gives a density just under 12 units/acre. The townhomes will consist of both three-
bedroom and four-bedroom homes that will be rented to families in need of rental
housing (including 2 units limiting rents at the 80% AMI level). The driving factor
behind this use type is the lack of rental housing options for families in the area. In
addition to contributing to the density and new development objectives, this rental
opportunity will help the City to provide a more diverse array of housing options at a
wider range of costs.
Statement describing the PUD and the market it is intended to serve:
Currently this 2 acre property is used as a vacant single family home, garage, and land.
The proposal is to remove the single family home and garage and construct 23 new townhomes
(4 buildings), some private outdoor space and recreational area, as well as a new public road.
Site design will also take into account the grading changes on the property as well as the need for
stormwater management.
The townhomes will consist of both three-bedroom and four-bedroom homes that will be
rented to families in need of rental housing (including 2 units limiting rents at the 80% AMI
level). The driving factor behind this use type is the lack of rental housing options for families in
the area. A 3rd party rental housing demand assessment was conducted by Viewpoint Consulting
and it estimated the unmet rental demand for the primary market area surrounding this site is 168
units. Construction of new rental townhomes will help meet that unmet demand.
While we understand that sometimes PUD’s are applied for as a means by which to deal
with wetland requirements or tree conservation, our intention is to use the PUD designation as a
vehicle by which we can meet the Comprehensive Plan recommendations while at the same
providing a rental opportunity for larger families. While the number of bedrooms in each unit
could be reduced, and therefore the footprint of the buildings, it would result in the exclusion of
larger families as potential renters. We believe having units with larger bedroom counts allows
families with kids to have the living space they need while also benefiting from the local schools,
parks and amenities Medina has to offer.
Once construction is completed the site will have density just under 12 units/acre. The
proposed use of rental townhomes and density of almost 12 units/acre fits within the
recommendations of the Comprehensive Plan.
To further address Section 827.25 of the City Zoning Code, rental townhomes are not
something that currently exists in abundance in Medina. In order to make this project a reality
and make it comply with the recommendations of the Comprehensive Plan a PUD is needed.
Provision of these townhomes will allow for those who for various reasons cannot purchase a
home in Medina to still live in this community, thereby helping to meet the demands for all
styles of economic expansion (Subd. 1). Without a PUD the density recommendation on this 2
acre site is not physically or economically feasible, so the classification of a PUD allows for a
higher and better maximization of the site (Subd. 2), which in the long term is a better use for the
City (per the Comprehensive Plan) with the expected growth. The completion of this project
also includes constructing an access road to the 14 acre parcel located immediately to the SE of
the subject property, which will make development of that parcel more feasible and convenient
(Subd. 6). Without a PUD, the setback requirements in the underlying zoning code would
require this project to be less than 23 units, which means it would not meet the density
recommendation, which in theory would mean it cannot move forward. A 23 unit project meets
the density recommendation, maximizes the use of the site area, and allows for more diversity of
housing options to be offered in the City (Subd. 8 and 9). We have done all that we can to
minimize the exceptions asked for, and although we are asking for the PUD the only exception
we are really requesting is a lesser setback length from the SW building to the entry drive.
Statement on total number of units and square footage.
There will be 23 total units with a square footage of 27,980.
Describe public or private open spaces:
Part of the site plan includes some private outdoor space which will include a playground and
seating area. We also have room for guest parking, snow storage, sidewalks connecting out to
the future trail along Baker Park Road, and numerous trees/landscaping. Additionally, we will
be constructing a new public entry drive which will better allow for future development on the
land to the southeast of our site.
Restrictive covenants:
Two of the units will have rents limited to the 80% AMI level.
General Plan of Development
for
Medina Townhomes
Medina, Minnesota
Presented by:
Medina Townhome Development, LLC.
CONSULTANT CONTACT LIST:
DEVELOPER/OWNERMEDINA TOWNHOME DEVELOPMENT, LLC.
SON@EDINARULT..COM 343 MTE500
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EXTERIOR MATERIALS
Material Mark Description
4.1 CULTURED STONE
Area Percentage
3,983 ft, 20%
7.1 HORIZONTAL CFB LAP - LINEN OR SIM 7,676 ft2 38%
7.2 VERTICAL CFB BOARD & BATTEN - 8,1 18 N1 40%
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Planning Department Update Page 1 of 2 September 7, 2021
City Council Meeting
MEMORANDUM
TO: Mayor Martin and Members of the City Council
FROM: Dusty Finke, Planning Director
DATE: September 2, 2021
SUBJ: Planning Department Updates – September 7, 2021 City Council Meeting
Land Use Application Review
A) Prairie Creek Preliminary Plat – 500 Hamel Road – Stetler Enterprises has requested
preliminary plat approval for a 17-unit villa development. The Planning Commission held a
public hearing at the August 10 meeting. The Commission recommended approval on a 4-1
vote. Staff intends to present to the Council at the September 7 meeting.
B) 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.
The Planning Commission held a public hearing on August 10 and unanimously
recommended approval. Staff intends to present to the Council at the September 7 meeting.
C) 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. The Planning Commission held a public hearing on August 10 and
unanimously recommended approval. Staff intends to present to the Council at the
September 7 meeting.
D) BAPS Site Plan Review – 1400 Hamel Road – Bochasanwasi Shri Akshar Purushottam
Swaminarayan Sanstha (BAPS), Minneapolis, has requested Site Plan Review for
construction of a place of assembly. The Planning Commission is scheduled to review at
the September 14 meeting.
E) 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.
F) Weston Woods Final Plat – east of Mohawk Drive, north of Highway 55 – Mark Smith
(Mark of Excellence Homes) has requested a Final Plat and for development of 76
twinhomes, 42 single-family, and 33 townhomes on the Roy and Cavanaugh properties.
Review is underway and the application will be presented to the Council if complete,
potentially at the October 5 meeting.
G) Marsh Pointe Preserve Preliminary Plat – 4250-4292 Arrowhead Drive – BPS Properties
has requested Preliminary Plat approval for a 38-lot subdivision east of Arrowhead Drive
south of Bridgewater. The application is currently incomplete and will be scheduled for a
public hearing when complete, potentially at the October 12 Planning Commission meeting.
H) 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 application is incomplete for review and will be scheduled for a hearing
when complete.
I) 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
Planning Department Update Page 2 of 2 September 7, 2021
City Council Meeting
within the Deer Hill Preserve development. City Council approved the final plat at the
August 17 meeting. Staff will work with the applicant to finalize conditions of approval
before executing the plat.
J) Cates Ranch Comp Plan Amendment and Rezoning – 2575 and 2590 Cates Ranch Drive –
Robert Atkinson has requested a change of the future land use from Future Development
Area to Business, a staging plan amendment to 2020, and a rezoning to Business Park. The
application is incomplete for review, and the City has requested additional materials.
K) Adam’s Pest Control Site Plan Review, Pre Plat, Rezoning – Pioneer Trail Preserve –
These projects have been preliminarily approved and the City is awaiting final plat
application.
L) Johnson ADU CUP, Hamel Brewery, St. Peter and Paul Cemetery – The City Council has
adopted resolutions approving these projects, and staff is assisting the applicants with the
conditions of approval in order to complete the projects.
M) Hamel Haven subdivision – These subdivisions have received final approval. Staff is
working with the applicants on the conditions of approval before the plat is recorded.
Other Projects
A) Highway 55 Corridor study – staff met with Hennepin County, Plymouth, and Golden
Valley staff to strategize about studying Bus Rapid Transit (BRT) along Highway 55. The
State budget allocated funds to study the corridor and local governments are trying to
determine how best to work with MnDOT and Met Council on the study.
B) Arrowhead Drive/Hwy 55 – Staff met with representatives of Arrowhead Holdings LLC
(property owner of OSI property) to coordinate relocation of their driveway, expansion of
Arrowhead Drive/Hwy 55 intersection, and stormwater improvements. Staff will finalize
the public improvement portion of the plans and present to Council this fall. Construction is
planned for 2022.
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) LIDAR Data Collection– I have been attending meetings with Hennepin County and other
partner agencies who are coordinating purchase of aerial LIDAR data (topographical and
ground cover). Preliminary 2022 budget includes up to $8000 for Medina to be a funding
partner to purchase the data. Current estimate for Medina’s contribution is $5000. This
data is extremely helpful to staff and new data will be more precise and staff believes could
be used by property owners for various uses as well.
E) Wolsfeld Lake Water Quality Grant – staff reached out to private property owners adjacent to
Wolsfeld Lake to see if there are opportunities to complete a project with the Water Quality grants
received by Minnehaha Creek and the City.
F) Updated Flood Maps – I will be meeting with Elm Creek Watershed staff, who is collecting data
from member communities regarding concerns with new draft Flood Risk maps which are being
prepared by MnDNR. Draft data reviewed by staff showed areas which staff believes are not
accurate and incorrectly require owners to get flood insurance.
TO:Honorable Mayor and City Council
FROM:Jason Nelson, Director of Public Safety
DATE:September 2, 2021
RE: Department Updates
Staff has been doing a great job with taking vacation time that had accumulated last year during the
COVID restriction. Everyone is working on getting their vacation time down to the mandated 120
hours by the end of the year.
I have enrolled back in college at Metro State University to finish off the few remaining credits for
my degree. Being a student in the later stages of my 40’s is definitely challenging but I am focused
and poised to complete my degree some time next fall.
We are working with different committees who are putting the final touches on the Loretto Fun Fest
which is on September 11th and Medina Celebration Days which is the following weekend on
September 18th. Our Community Service Officers and Reserves play a big role in our community
events, and I am appreciative to have such a good group of employees and volunteers.
I have posted internally for the general investigator position. This is a three-year rotating position
and Investigator McKinley is due to come out of this assignment on December 31, 2021.
Investigator McKinley has done a great job in his position and will bring valuable experience back to
the patrol division. This is a very important position within our agency as they work on all different
crimes from blue collar to crimes against persons.
Patrol:
The following are updates from Patrol Officers between August 11, 2021, and August 31, 2021:
Officers issued 36 citations and 43 warnings for various traffic offenses, responded to 5 property
damage accidents, 2 personal injury accidents, 7 welfare checks, 12 medicals, 14 suspicious calls, 13
traffic complaints, 24 assists to other agencies, and 9 business/residential alarms.
On 08/11/2021 officer responded to Hamel Lions Park on a theft from auto report. Reporting party
said she had left her purse on the passenger seat of her vehicle while she went for a walk. When she
returned, she found her passenger window smashed out and purse stolen.
On 08/14/2021 officers working extra patrol for the AutoMotorPlex show. During the extra
enforcement vehicles were cited for 74, 80, 74, and 75 in a 55 zone.
bl M d Ci Cil
MEMORANDUM
On 08/14/2021 officer driving past landscape company along Highway 55 observed employees
watering sod with a hose connected to City hydrant with no meter. Officer contacted employees and
made them shut off the water. Public Works was notified, and the case is going to be sent to
Prosecuting Attorney for review.
On 08/15/2021 officer was dispatched to a personal injury accident on County Road 24 and
Lakeshore Avenue. Upon arrival officer learned a female driver had pulled out from Lakeshore in
front of a southbound vehicle causing the collision. The female driver showed signs of impairment
and a search warrant was obtained for a blood sample. The case is pending the results of the test.
On 08/15/2021 officers received information that Wright County had been in pursuit of a pickup
with no plates in the Delano area. Officer checking County Road 11 located the vehicle and
attempted to stop it. The vehicle sped off east on County 11 and then south on County Road 19.
Information was obtained that Wright County was able to use to identify the driver and our officer
terminated his pursuit as the vehicle entered Maple Plain. Case will be forwarded to Hennepin
County for charging consideration.
On 08/18/2021 at approximately 2200 hours officers were dispatched to a reported disturbance in the
area of Medina Road and Hunter Drive. A person driving west on Medina Road reported seeing a
male on the shoulder of the road with his pants down to his knees masturbating as he drove by.
Officers checked the area but were unable to locate the suspect.
On 08/20/2021 officer was dispatched to the Medina Inn on a theft from auto report. A tenant at the
Medina Inn reported a firearm was stolen from his truck that he had parked in the lot. The vehicle
owner reported he left his vehicle unlocked overnight. The vehicle was processed by Hennepin CSI
and the gun was entered as stolen.
On 08/22/2021 officer was dispatched to suspicious activity in the lot of the Medina Entertainment
Center. A person reported seeing two people exchange cash for a large rifle. The person took
photos of the exchange and provided them to officers. Our Investigator was able to contact one of
the parties involved and found the gun purchased was a realistic looking airsoft rifle. No crime was
committed, and they were cautioned about doing business such as that in the open with such a
realistic looking weapon.
On 08/28/2021 officers responded to assist Hennepin County Sheriff’s Office in Greenfield at a
domestic where the suspect pointed a long gun at another person and then fled on foot. Officers
assisted with a perimeter and a search was conducted but the suspect was not located. The suspect
later returned home after police had left. Officers from HCSO returned and arrested him without
incident.
On 08/30/2021 officers responded to a personal injury accident at the intersection of Highway 55
and Clydesdale Trail. A pickup truck that was westbound on Highway 55 ran a red light and t-boned
a vehicle that was turning eastbound Highway 55 from Clydesdale Trail. The driver of the vehicle
that was struck had to be extricated from the vehicle by Hamel Fire Department. Dash camera in a
witness vehicle captured the entire crash. Charges are pending on the driver that ran the red light.
Investigations:
On Wednesday August 18th, with assistance from the Buffalo Police Department, I executed a search
warrant in the City of Buffalo. The search warrant was in reference to an on-going investigation of a
sexual assault. I recovered numerous external hard drives and computers. I then drafted a second
search warrant to have these devices forensically analyzed. Investigation is on-going.
Sent a fraud case to the Hennepin County Attorney’s office for review. The case involved the
fraudulent use of a credit card with over $6,000 in attempted purchases. One of the suspects
involved with the theft from motor vehicles at various country clubs has been identified. The second
suspect is currently unknown. Investigation is on-going.
Investigating a theft from motor vehicle at the Medina Inn. The victim reported a firearm was taken
from an unlocked vehicle. The firearm was entered into a national data base as stolen. Investigation
is on-going.
There are currently (17) cases assigned to investigations.
1
TO: Mayor Martin and Members of the City Council
FROM: Derek Reinking, Public Works Foreman
DATE: September 2, 2021
MEETING: September 7, 2021
SUBJECT: Public Works Update
STREETS
x The Shire Drive reclaim project is now complete, minus shoulder work.
x Work on Highcrest and Oak Circle is well underway. Public Works replaced
three catch basins, repaired soft spots and corrected drainage issues. We are
ready for pavement as soon as our contractor’s schedule allows.
x Public Works completed base work for the curbing on Lakeshore Drive to address
erosion control issues and eliminate parking congestion.
x Curbing work at Loram is complete.
WATER/SEWER/STORMWATER
x On July 16th the DNR declared a drought warning which means we are required to
implement our water use plan, with the goal to reduce water use to 50% above
January levels. We mailed a letter to residents with the August utility mailing and
are pleased to report water usage totals throughout the city have been on the
decline. Additionally, recent rainfalls have helped tremendously; this week the
DNR downgraded our area to a moderate drought level.
x Loretto began pumping to the Lake Independence Lift Station on August 31
st.
Met Council is monitoring on-sight to assure no issues arise.
x The Public Works team has pulled it together to cover all tasks while our Water
Operator is on leave. This situation has provided opportunity for valuable cross
training.
PARKS/TRAILS
x Preparation work at Hunter Lions Park (court replacement and ballfield
relocation) is done. The court and storm sewer have been staked so we are ready
to begin as soon as the pipe arrives.
x Medina Celebration Day is fast approaching. Over the next week Public Works
will set up banners and take care of any last-minute maintenance at the Hamel
Community Building and Legion Park.
x The bin enclosure replacement (for the one that a fire burned down in July) is now
complete at Lakeshore Park.
MEMORANDUM
2
PERSONNEL
x Public Works is actively searching for a suitable replacement for the vacant
Maintenance Technician position. The lack of qualified applicants forced us to
extend our application deadline until after labor day.
x Public Works has been especially shorthanded due to staff leaves and scheduled
vacations. The team is working together to seamlessly cover all responsibilities.
Our part-time employee Jeff has been working nearly full-time hours to help us
get through. The entire crew is doing a great job.
ORDER CHECKS AUGUST 18, 2021 – SEPTEMBER 7, 2021
051919 CHAUHAN, BHAVDIP ................................................................ $700.00
051920 CHICAGO TITLE INSURANCE CO ........................................... $305.44
051921 COUNTS, LISA/CHRIS .............................................................. $500.00
051922 EDINA REALTY ......................................................................... $117.56
051923 ETZEL, AUDRA/BRADLEY ..................................................... $1,050.00
051924 KOEPP, MICHELLE/RICHARD .................................................... $28.61
051925 LEN BUSCH ROSES ................................................................. $150.00
051926 LORETTO VOL FIRE DEPT INC .......................................... $21,295.80
051927 METROPOLITAN COUNCIL ................................................. $34,442.10
051928 METRO WEST INSPECTION ............................................... $12,227.31
051929 OLSON, ADAM .............................................................................. $8.23
051930 OLSON, CHAD/STEPHANIE ..................................................... $335.38
051931 PEARSON STUDIOS INC.......................................................... $299.00
051932 ROE, MARK ............................................................................... $250.00
051933 ROBERTS-HAMILTON/DIV HAJOCA ........................................ $442.87
051934 SURI, ADNAN ............................................................................ $700.00
051935 THURBER, KENNETH ................................................................. $46.22
051936 TURZA, REZWANUL ................................................................. $150.00
051937 A-1 OUTDOOR POWER INC ..................................................... $309.99
051938 ACTION FLEET INC .................................................................... $57.50
051939 ADAMS PEST CONTROL INC .................................................. $212.20
051940 BEAUDRY OIL & PROPANE .................................................. $4,227.03
051941 COMMERCIAL ASPHALT CO. ............................................... $2,918.19
051942 CITY OF CORCORAN ............................................................ $1,117.13
051943 CORE & MAIN LP ................................................................... $1,264.58
051944 DATAWORKS PLUS LLC .......................................................... $183.96
051945 ECM PUBLISHERS INC ............................................................ $237.45
051946 EHLERS & ASSOC INC. ......................................................... $3,442.50
051947 GO 2 HAMEL LLC ..................................................................... $436.05
051948 GRAINGER................................................................................ $464.06
051949 HAWKINS INC. ....................................................................... $3,405.01
051950 HENN CTY RECORDER/REGISTRAR ........................................ $27.50
051951 HOLIDAY FLEET ....................................................................... $198.22
051952 JIMMY'S JOHNNYS INC ............................................................ $350.00
051953 KD & COMPANY RECYCLING INC ........................................... $168.93
051954 KENNEDY & GRAVEN CHARTERED .................................. $14,126.66
051955 LANO EQUIPMENT INC ............................................................ $385.29
051956 LUTHER BROOKDALE CHEVROLET ....................................... $159.30
051957 CITY OF MAPLE PLAIN ......................................................... $6,015.96
051958 MEDTOX LABS ........................................................................... $51.33
051959 METROPOLITAN COUNCIL ................................................. $33,322.64
051960 NAPA OF CORCORAN INC ...................................................... $189.49
051961 NUTRIEN AG SOLUTIONS, INC ............................................... $892.20
051962 OFFICE DEPOT ........................................................................ $277.35
051963 PEARSON BROS., INC. ....................................................... $13,271.72
051964 PREMIUM WATERS INC ........................................................... $153.48
051965 RANDY'S SANITATION INC ........................................................ $47.95
051966 ROLF ERICKSON ENTERPRISES INC .................................. $9,012.99
051967 SAMS LAWN & LANDSCAPE INC .......................................... $1,839.80
051968 SCHMIDT CURB COMPANY INC ......................................... $36,365.00
051969 STREICHER'S ............................................................................. $85.00
051970 TEGRETE CORP .................................................................... $2,008.00
051971 TIMESAVER OFFSITE .............................................................. $374.00
051972 ULINE ........................................................................................ $511.00
051973 SSI MN TRANCHE 1 #10322006 ............................................ $5,402.36
051974 SSI MN TRANCHE 3 #10327096 ............................................ $7,516.11
051975 WESTSIDE WHOLESALE TIRE .................................................. $60.00
051976 XCEL ENERGY ........................................................................... $59.27
Total Checks $224,195.72
ELECTRONIC PAYMENTS AUGUST 18, 2021 – SEPTEMBER 7, 2021
006051E PR PERA ............................................................................. $17,825.14
006052E PR FED/FICA ...................................................................... $17,198.29
006053E PR MN Deferred Comp .......................................................... $3,740.00
006054E PR STATE OF MINNESOTA ................................................. $4,010.06
006055E CITY OF MEDINA ....................................................................... $24.00
006056E FURTHER ............................................................................. $1,795.20
006057E CULLIGAN-METRO .................................................................... $34.40
006058E FARMERS STATE BANK OF HAMEL ........................................ $40.00
006059E AFLAC ...................................................................................... $473.48
006060E ELAN FINANCIAL SERVICE ................................................. $5,368.55
006061E MINNESOTA, STATE OF ...................................................... $2,624.00
006062E FARMERS STATE BANK OF HAMEL ...................................... $150.00
006063E CIPHER LABORATORIES INC. ............................................. $4,953.79
006064E PR PERA ............................................................................. $17,814.04
006065E PR FED/FICA ...................................................................... $17,087.20
006066E PR MN Deferred Comp .......................................................... $3,740.00
006067E PR STATE OF MINNESOTA ................................................. $3,932.19
006068E CITY OF MEDINA ....................................................................... $24.00
006069E FURTHER ............................................................................. $1,795.20
006070E MN CHILD SUPPORT PAYMENT ............................................ $725.00
006071E CENTERPOINT ENERGY ........................................................ $182.90
006072E DELTA DENTAL .................................................................... $2,567.46
006073E GREAT AMERICA FINANCIAL SERVI ..................................... $178.95
006074E CITY OF PLYMOUTH ............................................................ $1,176.16
006075E VALVOLINE FLEET SERVICES ............................................... $181.38
006076E WRIGHT HENN COOP ELEC ASSN ..................................... $2,125.26
006077E MARCO (LEASE) ................................................................... $1,662.84
Total Electronic Checks $111,429.49
PAYROLL DIRECT DEPOSIT – AUGUST 18, 2021 & SEPTEMBER 1, 2021
0511236 BILLMAN, JACKSON CARROLL ............................................... $679.07
0511237 COOK, JUSTIN W ..................................................................... $713.79
0511238 ALTENDORF, JENNIFER L. ...................................................... $700.98
0511239 BARNHART, ERIN A. ............................................................. $2,492.81
0511240 BAUMGARDNER, COLETTE J ............................................... $1,071.20
0511241 BOECKER, KEVIN D. ............................................................. $2,750.29
0511242 CONVERSE, KEITH A. ........................................................... $2,018.41
0511243 DEMARS, LISA ....................................................................... $1,436.13
0511244 DION, DEBRA A. .................................................................... $2,009.14
0511245 ENDE, JOSEPH...................................................................... $1,957.04
0511246 FINKE, DUSTIN D. ................................................................. $2,649.78
0511247 GALLUP, JODI M. ................................................................... $2,148.72
0511248 GLEASON, JOHN M. .............................................................. $2,094.35
0511249 GREGORY, THOMAS ............................................................ $2,098.64
0511250 HALL, DAVID M. ..................................................................... $2,071.10
0511251 HANSON, JUSTIN .................................................................. $2,306.68
0511252 JACOBSON, NICOLE ................................................................ $854.25
0511253 JESSEN, JEREMIAH S. .......................................................... $2,455.19
0511254 JOHNSON, SCOTT T. ............................................................ $2,093.01
0511255 KLAERS, ANNE M. ................................................................. $1,499.13
0511256 LEUER, GREGORY J. ............................................................ $1,868.43
0511257 MCGILL, CHRISTOPHER R. .................................................. $1,427.18
0511258 MCKINLEY, JOSHUA D .......................................................... $2,127.75
0511259 NELSON, JASON ................................................................... $2,622.71
0511260 REINKING, DEREK M ............................................................ $2,275.12
0511261 SCHARF, ANDREW ............................................................... $2,284.90
0511262 SCHERER, STEVEN T. .......................................................... $2,389.84
0511263 VINCK, JOHN J ...................................................................... $1,793.69
0511264 VOGEL, NICHOLE ..................................................................... $973.43
0511265 BURSCH, JEFFREY ............................................................... $1,595.21
0511266 BILLMAN, JACKSON CARROLL ............................................... $679.07
0511267 COOK, JUSTIN W ..................................................................... $713.79
0511268 ALBERS, TODD M. .................................................................... $230.87
0511269 ALTENDORF, JENNIFER L. ...................................................... $700.98
0511270 BARNHART, ERIN A. ............................................................. $2,492.82
0511271 BAUMGARDNER, COLETTE J .................................................. $837.57
0511272 BOECKER, KEVIN D. ............................................................. $2,774.00
0511273 CAVANAUGH, JOSEPH ............................................................ $230.87
0511274 CONVERSE, KEITH A. ........................................................... $2,018.41
0511275 DEMARS, LISA ....................................................................... $1,408.12
0511276 DESLAURIES, DEAN ................................................................ $230.87
0511277 DION, DEBRA A. .................................................................... $1,997.13
0511278 ENDE, JOSEPH...................................................................... $2,550.48
0511279 FINKE, DUSTIN D. ................................................................. $2,633.79
0511280 GALLUP, JODI M. ................................................................... $2,148.71
0511281 GLEASON, JOHN M. .............................................................. $2,307.82
0511282 GREGORY, THOMAS ............................................................ $1,989.09
0511283 HALL, DAVID M. ..................................................................... $2,071.10
0511284 HANSON, JUSTIN .................................................................. $2,348.45
0511285 JACOBSON, NICOLE ................................................................ $854.25
0511286 JESSEN, JEREMIAH S. .......................................................... $2,382.15
0511287 JOHNSON, SCOTT T. ............................................................ $2,093.01
0511288 KLAERS, ANNE M. ................................................................. $1,499.13
0511289 LEUER, GREGORY J. ............................................................ $1,868.42
0511290 MARTIN, KATHLEEN M ............................................................ $327.07
0511291 MCGILL, CHRISTOPHER R. .................................................. $1,427.16
0511292 MCKINLEY, JOSHUA D .......................................................... $2,054.72
0511293 NELSON, JASON ................................................................... $2,622.69
0511294 REID, ROBIN ............................................................................. $230.87
0511295 REINKING, DEREK M ............................................................ $2,112.68
0511296 SCHARF, ANDREW ............................................................... $1,704.67
0511297 SCHERER, STEVEN T. .......................................................... $2,389.83
0511298 VINCK, JOHN J ...................................................................... $1,793.68
0511299 VOGEL, NICHOLE ..................................................................... $904.77
0511300 BURSCH, JEFFREY .................................................................. $840.61
Total Payroll Direct Deposit $110,927.62