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HomeMy Public PortalAbout06-13-2023 Planning Commission Packet POSTED AT CITY HALL: June 8, 2023 PLANNING COMMISSION AGENDA TUESDAY, JUNE 13, 2023 7:00 P.M. CITY HALL (2052 County Road 24) 1. Call to Order 2. Changes to Agenda 3. Update from City Council proceedings 4. Representative at next City Council meeting 5. Planning Department Report 6. Public Hearing – Preserve of Medina – East of Holy Name Dr, North of Lakeview Rd – Planned Unit Development (PUD) General Plan and Preliminary Plat for 5-lot rural subdivision 7. Reflections Dental – 872 Hwy 55 – Site Plan Review for redevelopment of a multi-tenant retail building with dental office 8. Public Hearing – Alexander Petrashov – 2382 Hwy 55 – Rezoning from Commercial-Highway (CH) to Business (B) district – 9. Public Hearing – School Lake Nature Preserve 3rd Addn – 2600 Parkview Dr – Planned Unit Development General Plan and Preliminary/Final Plat to divide existing lot into a lot and an outlot 10. Approval April 11, 2023 Planning Commission Minutes 11. Adjourn Planning Department Update Page 1 of 2 June 6, 2023 City Council Meeting TO: Mayor Martin and Members of the City Council FROM: Dusty Finke, Planning Director DATE: June 1, 2023 MEETING: June 6, 2023 City Council SUBJECT: Planning Department Updates Land Use Application Review A) Preserve of Medina (fka Blooming Meadows) – east of Holy Name Dr, north of CR24 – Tim Boser has requested PUD General Plan and Preliminary Plat approval for a 5-lot rural subdivision. The applicant proposes to restore a large area of wetlands and create a wetland bank in addition to the lots. The City reviewed a concept plan for this project last year. A public hearing is tentatively scheduled for the June 13 meeting. B) 2382 Highway 55 Rezoning – Alexander Petrashov has requested to rezone the subject property from the Commercial-Highway (CH) district to the Business (B) district. The subject site is guided Business in the City’s comprehensive plan. A public hearing is scheduled for the June 13 Planning Commission meeting. C) Reflections Dental Site Plan Review – 872 Highway 55 - Nitya Investments has applied for a Site Plan Review to construct a new commercial building. The existing building is proposed to be demolished and the site redeveloped. Staff is conducting preliminary review and will present to Planning Commission when complete, potentially at the June 13 meeting. D) School Lake Nature Preserve 3rd Addition and PUD Amendment – School Lake Nature Preserve LLC has requested to separate the area of the formal garden from one of the lots within the development. The garden area is proposed as a stand alone outlot. A public hearing is tentatively scheduled for the June 13 meeting. E) 1225 Maplewood Concept Plan – John and Lisa James have requested review of a concept plan for a three-lot subdivision. Staff is conducting preliminary review and will schedule for a public hearing when complete, potentially at the July 11 Planning Commission meeting. F) Cates Industrial Park – Comprehensive Plan Amendment– Oppidan has submitted preliminary plat and site plan review for a 310,000 square foot warehouse/office development east of Willow Drive, north of Chippewa Road. The Planning Commission held a public hearing at the March 14 meeting and recommended approval. The City Council adopted approval documents on May 16. Staff will await final plat application. G) Meander Park and Boardwalk – Meander Rd, east of Arrowhead Dr – Medina Ventures had requested PUD General Plan and Preliminary Plat approval for a development to include four residential units north of Meander Rd, and commercial uses south of Meander Rd including a venue, restaurant, daycare, and speculative retail space. The City Council granted amended PUD and Final Plat approval at the April 18 meeting. Staff will work with the applicant to finalize the conditions of approval in anticipation of construction this summer. H) Loram/Scannell Medina Industrial – Loram and Scannell have submitted materials for the City to prepare an EAW for a warehouse/industrial development east of Arrowhead Drive, south of Highway 55, to the south of Loram’s existing facility. The council granted approval of the preliminary plat and site plan review at the February 7 meeting. The Council granted final plat approval on 5/2/2023. Staff will work with the applicant on conditions of approval. The applicant hopes to start construction in June. MEMORANDUM Planning Department Update Page 2 of 2 June 6, 2023 City Council Meeting I) 3844 Linden Dr E. – Highlands PUD Amendment – Joe McCusker has requested an amendment of the design standards of the Medina Highlands PUD to allow a deck to extend off the side of his twinhome unit. The amendment would apply only to this lot. The Planning Commission held a public hearing at the April 11 meeting and City Council approved on May 2. The project will now be closed. J) BAPS Site Plan Review – 1400 Hamel Road – BAPS Minneapolis Medina has requested an amendment to their approved site plan review. The applicant has submitted updated architectural information based on the City’s updated regulations pertaining to architectural elements. The applicant has also proposed minor adjustments to the site layout previously approved. The Council reviewed at the November 9 meeting and recommended approval. The Council approved the amended Site Plan Review at the December 6 meeting. The applicant has indicated that they intend to start construction during the spring of 2023. K) 500 Hamel Road Apartment Concept Plan – Medina Apartments LLC has requested review of a concept plan review for development of a 97-unit apartment building at 500 Hamel Rd. The Planning Commission held a public hearing at their August 10 meeting and Council provided comments on August 16. The developer met with neighbors on September 12 and the parties have indicated that they will meet again to discuss the project. L) Hamel Townhomes Final Plat – 342 Hamel Rd – Hamel Townhomes, LLC has requested final plat approval for a 30-unit townhome development. The Council granted final plat approval on August 16. Staff will work with the applicant to finalize documents prior to beginning of construction. M) 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. N) Pioneer Trail Preserve – This project has been preliminarily approved and the City is awaiting final plat application. Other Projects A) Restaurant Forum – staff met with two restauranteurs to discuss how the City may support existing restaurants and potentially support additional restaurants opening in Medina. B) Hackamore Road – staff is finalizing the Joint Powers Agreement with Corcoran and preparing to present along with the contract to the City Council on June 6. Staff also held a neighborhood meeting on May 30 to update owners about the project and impacts over the summer. C) Peg’s Countryside Café Addition – Rene Calle has requested Administrative Site Plan Review for an addition to the rear of Peg’s Countryside Café. Updated materials were recently submitted and are under review. D) CommonBond TIF and Fee Waiver requests – staff presented the request for fee waivers at the May 2 worksession and is compiling information for the TIF request at the June 6 MEDA meeting. TO: Honorable Mayor and City Council FROM: Jason Nelson, Director of Public Safety DATE: June 1, 2023 RE: Department Updates On May 20th we held our annual Bike Rodeo. We moved the location this year to the Hamel Community Building parking lot. It was a great day for the bike rodeo as the weather was perfect, and we had over 35 kids show up. There were also numerous other citizens who were utilizing the park and stopped to speak with the police, fire departments, and North Memorial. Community Service Officers Wiese and Milinkovich, along with our Reserve Officers, did a great job organizing the event. Update on our homicide case from 2022. Due to the great follow up investigation the Hennepin County Attorney’s Office has agreed to upgrade the charges from 2nd Degree Murder to 1st Degree Murder. As you are aware, the suspect is still in custody, and they will convene a Grand Jury to indict. Investigator Scharf, even though he has left the organization for South Lake Minnetonka Police Department, is still working many hours on the case with the County Attorney’s Office and will continue to do so until the completion of the case. Community Service Officer Jacob Milinkovich has turned in his resignation and his last day is June 2nd. He has accepted a full-time police officer position with the Shakopee Police Department. Shakopee is an area that he grew up and wanted to return to the area. We wish him well with the next chapter in his law enforcement career. Community Service Officer Tanner Wiese is in the summer skills portion of his schooling and will be completed in July of this year. I have had extensive talks with Tanner and am very happy with his work ethic and his dedication to the job. I have advised him that I am going to recommend that he be hired contingent on finishing his schooling and passing the P.O.S.T licensing exam and other background checks that we will conduct. Tanner is very excited about the opportunity. We are still looking to hire one more officer to backfill for the Sergeant position in July, but I have decided to wait until there is a resolution to the next union contract before we attempt to start the hiring process again. At that point, the wages and other contract options can be communicated with the posting so that we can be more competitive. Officer Hall will be promoted to Sergeant on July 1st. He will continue to work the patrol schedule until we have another person hired to fill the patrol schedule. I really appreciate future Sergeant Hall’s willingness to do what it takes for the organization. He is definitely a team player. Patrol: The following are updates of Patrol Officers between May 11, 2023, and May 30, 2023: Citations – 34 Warnings – 79 PD Accidents – 5 PI Accidents – 0 Medicals – 14 Falls – 5 Suspicious Calls – 11 Traffic Complaints – 0 Other Agency Assists – 13 Business/Residential Alarms - 9 Welfare Checks - 9 On 05/12/2023 officers were dispatched to a traffic complaint in the area of Hamel Road and Willow Drive. Resident reported the sound of a vehicle speeding back and forth in the area. While checking the area officer located vehicle driving 67 mph in 40 mph zone. Vehicle was not believed to be related to the traffic complaint but was still cited. On 05/13/2023 an officer working in the area of the Automotoplex car show stopped a Ferrari for driving 92 mph in 55 mph zone. Driver said he was trying to get home before his car got rained on. He was issued a citation for speeding in excess of 20 mph over the posted limit. On 05/15/2023 resident reported receiving a phone call that had their daughter’s number on caller ID. When they answered, they heard a female crying and then a male got on the phone telling her he had her daughter and if she didn’t send money, he would hurt her. Resident was coached on how to send money and had attempted to send money using various methods which failed. Resident ultimately was able to get hold of their daughter who was fine and hadn’t been the person who had called her. The resident luckily did not lose any money from the attempted scam. On 05/16/2023 at 2007 hours officer was dispatched to check on a male who appeared intoxicated walking along County Road 19 near Independence Street. The officer did locate the male who was highly intoxicated and said he was staying at Baker Park Campground and was on his way back there. The male said he was currently homeless and camping at the campground. He was provided transport back to his campsite. Three Rivers PD was advised of the incident and of the male. On 05/17/2023 officers were dispatched to a suspected theft in progress at Target. Asset Protection advised a known shoplifter was in the store removing price tags and security devices from Dyson vacuums. Suspect was then seen on his phone, abandoned all property and left the store without taking anything. Suspect was seen walking to a waiting vehicle on the west side of the shopping complex. It is believed someone in the waiting vehicle saw a squad arriving in the area and tipped off the person inside the store. The suspect was known to Target from previous thefts. On 05/19/2023 at 1921 hours officer was dispatched to smoke in the building at Okalee of Medina. Upon arrival it was learned the smoke was from burnt food in one of the apartments. Loretto and Hamel Fire Department assisted with ventilating the smoke from the building. On 05/20/2023 at 1100 hours officer responded to the 1900 block of Hamel Road on a burglary report. Officer learned overnight two suspects entered an outbuilding on the property and stole several thousands of dollars of equipment and tools. The case has been forwarded to Investigations for follow up. On 05/24/2023 at 1000 hours officer was dispatched to a damage to property report at Liquor Depot. Upon arrival officer learned a customer had pulled in to park and their foot had slipped off the brake and hit the gas. The vehicle then struck and broke off a post for the front overhang of the building. The officer collected insurance information and provided it to the building owner. On 05/25/2023 at 1548 hours an individual showed up at the police department to pick up a permit to purchase card. The individual was found to have a warrant for his arrest out of Anoka County for theft. The male was placed under arrest and transported to Hennepin County Jail. On 05/26/2023 officer was dispatched to a drunk problem in the 2400 block of Tamarack Drive. A male at the residence called providing an address, and he believed he had been drinking but not sure and did not know where he was. Upon arrival the officer found an extremely intoxicated male who had a BAC of .34 on a PBT. The male wanted to be transported to the hospital and was assisted to a waiting ambulance. On 05/26/2023 at 1913 hours officers were dispatched to a theft that had just occurred at Aldi’s. Assistant manager reported a male entered the store, selected two shopping bags from the front, and then proceeded to the meat department and filled both bags full of meat products. The male then exited the store and ran to a waiting getaway vehicle and left east on Highway 55. The manager was able to provide a license plate on the vehicle. The vehicle was found to have been associated with a similar theft in 2022 in Champlin. Case forwarded to Investigations. On 05/28/2023 at 1917 hours officer was dispatched to a theft from auto report at Holy Name Park. Officer learned someone had parked their vehicle in the lot and left their purse in the back seat under a blanket. When they returned to their car, they found a back window broken and purse missing. The victim cancelled all credit cards that were in the purse and found none had been attempted as of yet. On 05/29/2023 officer was dispatched to a domestic in the 500 block of Clydesdale Circle. Upon arrival officer met with an adult female who said she had been fostering a 17-year-old juvenile female, and that the female continued to disobey her and bring drugs into the house, and she no longer wanted the female to stay with her. She stated she had attempted to call someone from Hennepin County but because of the holiday she was unable to reach anyone. The foster mother then left saying she needed to get to a BBQ. The officer made several calls and was eventually able to get hold of a counselor who was known to the juvenile and agreed to take in the juvenile. The case will be forwarded to investigations to follow up with Hennepin County and possibly charge the foster mother with neglect. Investigations: Attended Warrant Writing Class. Was called in for/received a criminal sexual conduct case. Sent receiving stolen property case to the Hennepin County Attorney for charging. Received and sent harassment restraining order case in for charging. Closed a criminal sexual conduct case. Received and sent in for charges a child protection incident. Investigations currently has 10 active/open cases. 1 TO: Medina Mayor and Members of the City Council FROM: Steve Scherer, Public Works Director DATE: May 30, 2023 MEETING: June 6, 2023 SUBJECT: Public Works Update Streets • The Hackamore Road project JPA with the city of Corcoran and contract with Valley Paving is in your packet for approval. Because the project is starting later than originally planned. The city will be flexible so the contractor can get as much completed in 2023 as possible. • The Meadowood’s Trail, Cheyenne Trail, and Foxberry Farms paving projects should be complete by the time you read this update. After the asphalt firms up, Public Works will be able to complete the last bit of shouldering and seeding. • Phase I of the Clydesdale Trail project (from 600 Clydesdale to the intersection at Hwy 55 and up to the turnabout) has begun. Phase II is scheduled to start mid-June. • Pavement in the Highlands is scheduled for the week of June 4th. Water/Sewer/Stormwater • The filter media replacement at the treatment plant is now complete; the final pay request and change order are in the packet for approval. • The boy scout storm drain marker conservation project in the Foxberry neighborhood was completed over Memorial weekend. The scouts handed out educational flyers to residents and encouraged households to adopt drains. • The sewer lines along County Road 19 down to Hwy 12 were cleaned and sealed up. We noticed buildup in some of the manholes as we performed our test metering, thus wasted no time getting the section cleaned (we serve other cities on this line through the Quad Cities agreement). • We also cleaned and televised the Foxberry Farms area sewers and discovered a significant amount of leakage in the manholes that I will work to address this summer. Parks/Trails • Pickleball nets were installed last week, and immediately occupied. We have received several positive comments with gratitude for the amenity. • The annual park commission tour on Wednesday, May 17 was a success. Participants visited or drove by several parks before stopping for lunch. The tour observed bustling activity at Hamel Legion, with every amenity being utilized, and plenty of parking still available. We also stopped at the Medina Lake Preserve site, where we have applied for grant assistance to clean up the forest area. Additionally, the park MEMORANDUM 2 commission visited Hunter (under “construction”) and Lakeshore (“construction” starting soon) parks. Preserve of Medina Page 1 of 9 June 13, 2023 PUD General Plan/Prelim Plat Planning Commission Meeting TO: Planning Commission FROM: Dusty Finke, Planning Director DATE: June 8, 2023 MEETING: June 13, 2023 Planning Commission SUBJECT: Public Hearing – Preserve of Medina – PUD General Plan and Prelim Plat E of Holy Name Dr., N. of CR 24 – PIDs 2411823110004, 2411823120015, 1311823440005, and 1311823430016 Review Deadline Review Deadline: September 9, 2023 (PUD); September 14, 2023 (pre plat) Summary of Request Tim Boser and HL Anderson LLC have requested review of a PUD General Plan and Preliminary Plat for a 5-lot rural subdivision located east of Holy Name Drive, northeast of Lakeview Road. The applicant also proposes to create and restore a large area of wetlands on the site to create a wetland bank. The City reviewed a PUD Concept Plan for the project last summer. At that time, the project was known as “Blooming Meadows”. Excerpts from these meetings are attached for reference. Feedback from the Commissions and Council was generally supportive for the project and generally suggested that the project was likely to meet the purpose and objectives of the PUD ordinance. The subject site is over 73 acres in size, with approximately 22 acres of wetlands. Almost all the remaining property has been historically farmed. Surrounding property within Medina is mainly rural residential to the north and west. Holy Name Lake and the Lakeview Road neighborhood is to the southwest. The Churchill Farms and Bridlewood Farms neighborhoods in Plymouth are located to the east. An aerial of the subject site and surrounding land can be found to the right. MEMORANDUM • 5 lots • 73 acres (gross) • 51 buildable acre • Rural Residential Preserve of Medina Page 2 of 9 June 13, 2023 PUD General Plan/Prelim Plat Planning Commission Meeting The subject site is zoned and guided Rural Residential (RR). It appears that the property could be divided into five lots which meet the RR zoning district standards, and the applicant has submitted a “base density” plan showing how five standard RR lots could be arranged. The applicant is proposing a Planned Unit Development (PUD) to result in the same number of lots (five), but requests flexibility for lot size and arrangement to set aside a significant portion of the site (approximately 7 acres restored wetlands and with another 7 acres additional buffer) for creation of additional wetland areas. The applicant intends to create a wetland bank with the additional wetland areas and sell credits from the bank. Comprehensive Plan The subject property is guided Rural Residential (RR) in the Comprehensive Plan. The maximum density within the RR land use is generally 1 unit per 10 gross acres. The proposed 5- lot subdivision would fall below this maximum density. Staff has attached excerpts from Comprehensive Plan related to Vision and Community Goals, the general land use principles and objectives of rural land use. The criteria for reviewing a PUD include determining whether the PUD meets these objectives better than a development following the general ordinance standards. The applicant describes how they believe their proposal achieves these purposes and objectives in their narrative. Purpose of a Planned Unit Development According to Section 827.25, PUD provisions are established to provide comprehensive procedures and standards designed to allow greater flexibility in the development of neighborhoods and/or nonresidential areas by incorporating design modifications and allowing for a mixture of uses. The PUD process, by allowing deviation from the strict provisions of this Code related to setbacks, lot area, width and depth, yards, and other development standards is intended to encourage: 1. Innovations in development to the end that the growing demands for all styles of economic expansion may be met by greater variety in type, design, and placement of structures and by the conservation and more efficient use of land in such developments. 2. Higher standards of site and building design. 3. The preservation, enhancement, or restoration of desirable site characteristics such as high-quality natural resources, wooded areas, wetlands, natural topography and geologic features and the prevention of soil erosion. 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. Preserve of Medina Page 3 of 9 June 13, 2023 PUD General Plan/Prelim Plat Planning Commission Meeting 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. The applicant proposes the PUD primarily to allow flexibility from minimum lot size requirements to create additional wetland area. The applicant does not propose more lots than could be achieved designing to the standard RR district standards. The applicant has requested review under the City’s standard PUD regulations. The City has also established alternative Conservation Design-PUD regulations. A CD-PUD would allow a density bonus up to 2x the base density and require permanent conservation of 30% of the upland area. The applicant has not requested additional density and has not proposed a CD-PUD subdivision. Proposed General Plan/Preliminary Plat The following table summarizes the proposed lots compared to the general RR district requirements. As noted above, a PUD allow the opportunity for flexibility from these standards if the City determines that such flexibility meets the purposes of the PUD ordinance and other City objectives. The areas of potential flexibility are highlighted in yellow. RR Requirement Lot 1 Lot 2 Lot 3 Lot 4 Lot 5 Gross Acreage N/A 25.7 acre 15 acre 6.4 acre 5.1 acre 3.57 acre Min. Lot Size 5 acre cont. suitable soils 4.25 acre 3.8 acre + 2 acre 5.3 acre 4.9 acre 1.2 acre Min. Lot Width 300 feet 610’ 1330’ 370’ 775’ 415’ Min. Lot Depth 200 feet 1510’ 580’ 980’ 505’ 580’ Front Setback 50 feet 50’ 50’ 50’ 50’ 50’ Side Setback 50 feet 50’ 50’ 50’ 50’ 50’ Rear Setback 50 feet 50’ 50’ 50’ 50’ 50’ Animal Structure Setback 150 feet 50’ 50’ 50’ 50’ 50’ Hardcover Max 40% 25% shoreland 40% NA 40% NA 40% 25% 40% 25% 40% NA The RR zoning district establishes a minimum lot size of 5-acres of contiguous suitable soils as described in the subdivision ordinance. The applicant proposes that four of the lots contain less than 5-acres of contiguous suitable soils. Generally, this results because areas of suitable soils are proposed to be converted to wetland areas. The applicant referenced potential flexibility to lot depth/width standards within their narrative. As currently proposed, the lots all meet minimum depth/width standards. However, the applicant is still completing model on what the footprint of the wetland creation area will be. As a result, the orientation of some of the lot lines may be adjusted upon final plat and they would like to maintain flexibility. Preserve of Medina Page 4 of 9 June 13, 2023 PUD General Plan/Prelim Plat Planning Commission Meeting The applicant has proposed flexibility for the setback required for animal structures to 50’, rather than the 150’ required in code. Staff believes this reduction would be appropriate from internal property lines. However, staff would recommend maintaining a minimum setback of 100’ to the external of the site. Staff believes flexibility from internal setback requirements is appropriate to support the clustering of lots to provide the area for wetland creation/restoration. Utilities/Septic The lots will be served with individual wells and septic systems. The applicant has submitted soil borings identifying a primary and secondary Type I septic location for each proposed lot as required by state rules and the City’s individual sewage treatment system (ISTS) ordinance. The Type I septic locations for Lots 1 and 2 are proposed across the large wetland to the north, over 1200 feet from likely home sites. Although soils on Lots 1 and 2 will not support a standard Type I system south of the wetland, a Type III system could be designed closer to the home. A Type III system has less than 12” of clearance to the water table, so requires a taller mound. The applicant has indicated a willingness to require Lots 1 and 2 to install systems with pre-treatment (Type IV) if a standard system cannot be built on these lots. The building official indicated that this would be preferred to relying on Type III systems. The applicant’s septic designer provided details on how Type I systems could be installed north of the if necessary. The building official believes a pre-treatment system closer to the homes will be a better situation. Wetlands and Floodplain Seven wetlands have been delineated on the site. The largest wetland occupies the northern quarter of the site. Wetlands 3 and 4 are the next largest and have usually not been farmed in recent years. The remaining wetlands are smaller and have often been farmed over time. Wetlands 1, 3, and 4 are partially drained with a draintile running through the field and to the south. The applicant proposes to restore wetlands 3, 4, and 7 and create additional wetland areas between these wetlands by preventing the draintile from draining the area around wetlands 3 and 4. The applicant intends to create a wetland bank from which they can sell credits. There are currently no wetland credits available in Hennepin County, so the restoration and creation of wetland areas in the area is a priority. Creating the larger wetland area would likely include altering how this draintile functions. The draintile serves as the primary outlet for Wetland 1, so it will be important that this outlet function is maintained in a manner than Wetland 1 does not impact other adjacent properties. Staff recommends a condition that any alteration meet the recommendations of the City Engineer and relevant agencies. The City’s wetland protection ordinance requires buffers based on the functional classification of the wetlands as described to the right. The applicant proposes to create larger buffers around wetlands 3, 4, and 7 because these areas quality for wetland credits. Wetland Classification Avg. Buffer Width 1 Manage 2 25 feet 2 Manage 2 25 feet 3 Manage 2 25 feet 4 Manage 3 20 feet 5 Manage 3 20 feet 6 Manage 2 25 feet 7 Manage 2 25 feet Preserve of Medina Page 5 of 9 June 13, 2023 PUD General Plan/Prelim Plat Planning Commission Meeting FEMA floodplain maps identify Zone A floodplains within and adjacent to Wetland 1. The floodplains do not have a base flood elevation established, and it appears the mapped floodplain extends further south than is accurate based on site conditions. The Minnehaha Creek Watershed has provided a conservative estimate that the base flood elevation is likely below an elevation of 1002, but this will need to be modeled at the time of preliminary plat application. The applicant does not propose any impacts even at the 1002 elevation, but the precise elevation will impact allowed elevations for homes. Access/Transportation The applicants propose two shared driveways to provide access to Holy Name Drive. The southern driveway is proposed to serve two lots, near the southern property line, approximately 40 feet south from Lakeview Road. The second driveway would be north of the created wetland, approximately 250 feet north of Cheyenne Trail, approximately 40 feet north of the existing field access. From an operations standpoint, it would be preferable if the southern driveway was located closer to Lakeview Road, but there is a farmed wetland in that location. Staff recommends that the access be shifted if wetland impacts can be approved. Right-of-way/Easements There appears to be previously platted right-of-way for Holy Name Drive adjacent to the site. Staff recommends a minimum of 33’ from the existing centerline of Holy Name Drive, which is generally standard for rural two-lane roadways. It appears that the roadway meanders within the existing right-of-way, so staff recommends a condition that additional right-of-way be dedicated as necessary to provide 33’ from centerline along the entire frontage. This amount of right-of- way would accommodate travel lanes and potential widening of the shoulder in the future. Staff recommends a 15’ right-of-way adjacent to Holy Name Drive to provide sufficient space for utilities and ditches. Staff also recommends a condition that the plat provide standard drainage and utility easements along the perimeter of lots, over outlots, and over wetlands and drainageways. Tree Preservation Most of the site is farmed or wetland. There are areas of trees along the western edge of the site and a grove near the southern property line. It appears the applicant will propose some removal for grading and installation of the two shared driveways. The applicant has indicated that their intent is to save as much of the southern grove as possible by putting the driveway along the southern property line. Staff recommends a condition that removal and replacement be quantified. Stormwater/Grading Review The applicant proposes a combination of stormwater ponds and enlarged buffers to meet stormwater regulations. The City Engineer has reviewed and provided comments to be addressed. Staff recommends a condition that these comments be addressed. Preserve of Medina Page 6 of 9 June 13, 2023 PUD General Plan/Prelim Plat Planning Commission Meeting Parks/Trails/Park Dedication The City’s subdivision ordinance requires the following to be dedicated for parks, trails and public open space purposes, at the City’s option: • Up to 10% of the buildable land (in this case = 5.1 acres) • Cash-in-lieu of land – 8% of the pre-developed market value; minimum of $3500/residential unit, maximum of $8000/residential unit (in this case the $16,000 maximum will be triggered for the additional lots) • Combination of the above The City’s park plan does not identify the need for park space in the area of the property. The trail plan does not identify any trail corridors. However, there is an extensive private trail network within the Plymouth neighborhood to the east which are located very close to the edge of the site. These trails connect to Plymouth trails and to Greenwood Elementary. In consultation with Plymouth staff, Medina staff believes it would be advisable to secure a trail easement connecting from the eastern property line to Holy Name Drive. This would provide opportunity to connect these trails if they were ever to become public to provide connectivity in the area. This trail easement would account for approximately 29% of the park dedication, and the remaining could be collected as cash-in-lieu. The Park Commission is scheduled to review at their June 21st meeting. Accessory Dwelling Units Accessory Dwelling Units (ADUs) are allowed with conditional use permit approval within the RR district, subject to a series of conditions. The applicant proposes that ADUs be permitted as accessory uses within the PUD so that they could be constructed without a conditional use permit application. Staff believes the limitations on an ADU can be formalized within the PUD, reviewed administratively by staff, and subject to a recorded document making these limitations of record. The applicant also requests flexibility from the conditions/limitations for ADUs. Following are the conditions for ADUs with the applicant’s proposed changes in red: (i) No more than one accessory dwelling unit shall be located on a property. No accessory dwelling unit shall be permitted upon a property on which a lodging room or a second residential dwelling is located; (ii) Accessory dwelling units within the SR (Suburban Residential), UR (Urban Residential), R1 (Single-Family Residential) or R2 (Two-Family Residential) zoning districts shall be attached to the principal single family structure; (iii) The lot shall contain an existing single-family dwelling unit; (iv) The habitable area of the accessory dwelling unit shall not exceed 2500 finished square feet above grade the lesser of the following: 1) 750 square feet for a one-bedroom unit; 2) 1,000 square feet for a two-bedroom unit; or 3) 40 percent of the habitable area of the principal single-family dwelling; (v) The accessory dwelling unit shall contain a minimum of 300 square feet of habitable space; (vi) The accessory dwelling unit shall contain no more than two three bedrooms; Staff recommends maintaining the two-bedroom limitation. Staff would support some allowance for more square footage, but requests feedback on how large and ADU should be allowed. Preserve of Medina Page 7 of 9 June 13, 2023 PUD General Plan/Prelim Plat Planning Commission Meeting Review Criteria/Staff Comments The City has a great deal of discretion when reviewing a PUD because it is a rezoning, which is a legislative action. A PUD should only be approved if it achieves the purposes of the PUD district (described on page 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 RR 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. It appears that the primary flexibility which the applicant is requesting is to reduce the amount of suitable soil within the lots, but not to increase the number of lots above what may be possible under standard RR zoning. Doing so provides flexibility on how the sites could be arranged. If information can be provided showing adequate opportunity for septic locations for each of the five lots, staff believes it is reasonable to conclude that the flexibility proposed within the PUD serves various goals and objectives identified in the PUD purpose and the Comprehensive Plan. Creating 4-5 lots and also creating the additional wetland areas would likely not be possible if strictly adhering to the RR standards. It is reasonable for the Planning Commission and Council to support some flexibility, but determine that some aspects requested do not support the purpose of the PUD. The flexibility requested is summarized below to help organize discussion: 1) Reduction of minimum lot size (contiguous acre suitable soils) as described in table on page 3. Note: lot lines may need to be adjusted based upon modeling for wetland creation. Planning Commission and Council should comment on any concern about slight additional reductions in size 2) Reduction of lot depth/width (if necessary based upon wetland modeling) 3) Reduction of animal structure setback from 150’ to 50’ 4) Reduction of minimum wetland buffers and septic setbacks to wetlands 5) Accessory dwelling units – no Conditional Use Permit required 6) Accessory dwelling units – increased maximum size allowed If the Planning Commission finds that the proposed PUD meets the purpose described on pages 2-3 and other City objectives, staff recommends the following conditions: 1) The PUD and preliminary plat shall be contingent upon creation and restoration of wetlands as contemplated in the general plan. 2) The applicant shall provide information necessary to establish the base flood elevation. 3) The plat shall provide easements as recommended by the City Engineer, including along the perimeter of lots, over outlots, and over all wetlands, drainageways, and stormwater improvements. A minimum of 15-wide drainage and utility easement shall be provided adjacent to the Holy Name Drive right-of-way. 4) The plat shall provide right-of-way as recommended by the City Engineer, but a minimum of 33-feet from the existing centerline of Holy Name Drive. Preserve of Medina Page 8 of 9 June 13, 2023 PUD General Plan/Prelim Plat Planning Commission Meeting 5) The applicant shall dedicate a trail easement in the location recommended by staff and pay a fee of $24,400 in-lieu of additional land dedication. 6) Lots 1 and 2 shall install Type I or Type IV ISTS systems upon initial development. 7) The general plan of development shall be updated to specify a minimum setback of 100’ for animal structures from property lines abutting property which is not part of the PUD. The setback for animal structures may be reduced to 50’ from property lines interior to the PUD. 8) The applicant shall provide evidence satisfactory to the City Engineer that the draintile is functional to be part of proposed drainage system of the Property. The applicant shall also ensure that any alterations to the draintile or drainage of the site does not negatively impact drainage. 9) Easement and maintenance agreements shall be recorded related to the shared driveways. Driveway locations shall be subject to review and approval by the City Engineer and Public Works Director. 10) The applicant shall provide information on tree preservation, removal and replacement. 11) Except as explicitly noted within the Planned Unit Development, future applicants shall abide by relevant City requirements. 12) The Applicant shall enter into a development agreement with the City, which shall include the conditions described below as well as other requirements of city ordinance or policy. 13) The Applicant shall install all improvements shown on the plans dated ______, except as may be modified herein. The Applicant shall submit construction plans prior to or at the time of final plat application and address all comments of the City Engineer. 14) The Applicant shall execute and record a Stormwater Maintenance Agreement in a form and of substance acceptable to the City Attorney to describe the responsibility of the property owners to maintain the private stormwater improvements. 15) The Applicant shall meet the requirements of the wetland protection ordinance including but not limited to: execution and recordation of Upland Buffer Easement Agreement in a form and of substance acceptable to the City Attorney, planting of appropriate vegetation, and installation of signage. 16) The Applicant shall provide title evidence prior to or at the time of final plat application and abide by the recommendations of the City Attorney with regard to title matters and recording instructions. 17) The final plat application shall be filed within 180 days of the date of this resolution or the approval hereby granted shall be considered void, unless a written request for time extension is submitted by the applicant and approved by the City Council. 18) The Applicant shall obtain any required permits from other agencies, including but not limited to the Minnesota Pollution Control Agency and Minnehaha Creek Watershed District. 19) 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 Planning Commission finds that the proposed PUD serves the purposes of the PUD district and other city objectives, the following action could be taken. The Planning Commission can also call attention to whether there is any requested flexibility requested that they do not support Motion to recommend approval of the PUD General Plan and Preliminary Plat, subject to the conditions noted in the staff report [with the following changes, if any]. Preserve of Medina Page 9 of 9 June 13, 2023 PUD General Plan/Prelim Plat Planning Commission Meeting Attachments 1. Comp Plan Info 2. City Engineer comments 3. Applicant narrative 4. Preliminary Plat/Plans 5. Base Density Exhibit EXCERPTS FROM COMP PLAN Chapter 2: VISION & COMMUNITY GOALS _______________________________________________________________________________________________ The Vision and Community Goals chapter is the heart of the Comprehensive Plan and provides the foundation from which City officials make consistent and supporting land use decisions. This chapter includes a set of general community goals that guided the creation of this Plan. The concepts in this chapter are some of the few static elements of the Comprehensive Plan. If land uses change or other infrastructure varies from the Plan, decisions will be founded in the goals set forth below. The Vision and Goals were created with the involvement of the Comprehensive Plan Steering Committee (the “Steering Committee”), City officials, and residents of Medina and are broadly supported. Land use designations are subject to strong social and economic pressures to change. Accordingly, it is appropriate that such systems be periodically evaluated in light of changing social and economic conditions. As development evolves, the Vision and Goals will provide the guidance for accomplishing the vision for the future of the community even when changes are necessary to the land use plan. Detailed objectives and recommendations are contained within each of the subject chapters of this plan. Creating the Vision and Goals The residents, the Steering Committee, City officials and staff participated in the planning process for the Plan. A series of public participation meetings were conducted to introduce and solicit information from the residents of Medina. The Steering Committee held work sessions that focused on integrating the concerns and desires of the community together with accommodating growth and regional impacts. An online forum provided additional opportunity for residents to impact the Vision and Community Goals as they were formulated. In addition to land use and growth planning, the City implemented open space, natural resources, and infrastructure planning. The goals which guided this process are integrated into this chapter. Each element of this plan was developed with assistance from city officials and a diverse group of community stakeholders producing a truly representative plan. The City made a conscious decision to emphasize natural resources and open space conservation. Community Vision The following statement provides a vision of the community for the future and the resultant goals and strategies. Medina is a community united by a common goal: to sustain and enhance the quality of life of its residents. Medina will protect its significant natural resources and open space throughout the City, while honoring its rural heritage and fostering safe and well-designed neighborhoods, places of recreation and destinations for citizens to gather. Development within the City will be commensurate with available transportation systems, municipal services and school capacity. Community Goals The following Community Goals are derived from the Vision Statement and inform objectives and strategies throughout the various aspects of the Comprehensive Plan. • Preserve rural vistas, open spaces, and wetlands in all parts of the community to promote the rural character of Medina. • Protect and enhance the environment and natural resources throughout the community. • Encourage and incent innovative and environmentally friendly approaches to planning, engineering and development. • Expand urban services only as necessary to accommodate regionally forecasted residential growth, desired business opportunities and achievement of other Community Goals. Such development and growth shall be at a sustainable pace proportionate with capacity of schools and transportation, water supply and wastewater infrastructure available to the City. • Spread development so that it is not geographically concentrated during particular timeframes. • Promote public and private gathering places and civic events that serve the entire community. • Preserve and expand trails and parks to provide community recreational facilities, connect neighborhoods, and encourage healthy lifestyles of its residents. • Provide opportunities for a diversity of housing at a range of costs to support residents at all stages of their lives. • Encourage an attractive, vibrant business community that complements the residential areas of the City. • Maintain its commitment to public safety through support of the City’s police department and coordinate with its contracted volunteer fire departments. • Manage the City through prudent budgeting processes, retaining a skilled and efficient staff and long-range planning and financial management. Future Land Use Plan Principles The Future Land Use Plan guides the development of Medina through 2040, and will be used to implement the City’s goals, strategies and policies. The Plan is guided by the Vision and Community Goals as furthered by the following principles: Development Patterns and Neighborhood Form • Encourage open spaces, parks and trails in all neighborhood developments. Surveys indicate that a high quality of life is found when residents have visual access to green spaces. • Create neighborhoods with a variety of housing types that are well connected with roads, trails or sidewalks. • Maintain the integrity of rural neighborhoods and promote development patterns consistent with existing rural residential development. • Recognize neighborhood characteristics and promote new development compatible in scale, architectural quality and style with existing neighborhoods. • Stage residential growth to minimize the amount of adjacent developments which occur within the same time period. • Guide density to areas with proximity to existing infrastructure and future infrastructure availability. • Concentrate higher density development near service oriented businesses to help promote walkability. • Consider planned development in surrounding communities when making land use decisions in the City. Road Patterns • Recognize regional highway capacity and planned improvements, along with use forecasts, as major factors in planning for growth and land use changes. • Establish collector streets with good connections through the community’s growth areas. • Promote trails and sidewalk access near roads and thoroughfares to encourage multi- modal transportation choices. • Consider opportunities to improve north-south travel within the City. Open Spaces and Natural Resources • Preserve natural resources throughout the community and provide educational opportunities to residents to help them understand the value of natural areas. • Preserve open spaces and natural resources. • Protect wooded areas and encourage improvement of existing resources and reforestation. Evaluate existing woodland protections and supplement as necessary. • Support the guidelines identified in the Open Space Report to preserve the City’s natural systems. Business Districts and Commercial Areas • Focus service businesses and development near urban residential densities and along primary transportation corridors. • Provide connections between residents and commercial areas and promote businesses within mixed-use areas. • Work to create job opportunities in the community for Medina residents to reduce traffic and commuting demands. • Emphasize service and retail uses which serve the needs of the local community and provide opportunities for the community to gather. • Support business development with a corporate campus style which provides open and protects natural resources. Rural Designations Objectives: 1. Allow low-density development in the Rural Residential Area including innovative arrangements of homes that preserve open space and natural resources. 2. Encourage conservation of open space, farms and ecologically significant natural resources in the rural areas. 3. Enforce stringent standards for the installation and maintenance of permanent, on- site sewage disposal systems. 4. Allow public facilities and services, such as parks and trail systems, if compatible with rural service area development. 5. Allow land uses, such as home-based businesses, hobby farms, horse stables, nurseries and other smaller-scale rural activities, which will not conflict with adjoining residential development. 6. Regulate noise, illumination, animals, and odors as needed to maintain public health and safety. 7. Maintain a maximum density of one unit per forty acres for property in the Agricultural land use. 8. Maintain a maximum density of one unit per ten acres for new development in the Rural Residential and Future Development Area land use. 9. Consider exceptions to maximum density standards for open space developments that protect natural features and put land into permanent conservation. Within the Metropolitan Council’s long term sewer service area (reference Map 5-5), these exceptions will be allowed to result in development with a density in excess of one unit per ten gross acres if consistent with the Metropolitan Council’s Flexible Residential Development Guidelines. 10. Urban services will not be provided to the Agricultural, Rural Residential, or Future Development Area land uses during this planning cycle. 11. Require preservation of natural slopes, wetlands, woodlands and other significant natural characteristics. 12. Require that lots contain adequate soil types and conditions as defined in the City's on-site septic system requirements. 13. Protect property within the Future Development Area designation from subdivision and development by requiring ghost plats for subdivisions so that future urban expansion is not compromised. 14. Reduce impervious surfaces where possible by applying low impact design standards and encourage innovative materials and plans that reduce runoff. 15. Encourage and incentivize landowners to participate in the protection and conservation of significant natural resources. K:\020569-000\Admin\Docs\2023-05-15 Submittal (Prelim Plat)\_2023-06-01 Preserve of Medina Development - WSB Engineering Comments.docx 70 1 X E N I A A V E N U E S | S U I T E 3 0 0 | M I N N E A P O L I S , M N | 55 4 1 6 | 76 3 . 5 4 1 . 4 8 0 0 | W S B E N G . C O M June 1, 2023 Mr. Dusty Finke City Planning Director City of Medina 2052 County Road 24 Medina, MN 55340-9790 Re: The Preserve of Medina Preliminary Plat – Engineering Plan Review City Project No. LF-23-348 WSB Project No. 020569-000 Dear Mr. Finke: We have reviewed the Preserve of Medina residential development concept site plan dated April 28, 2023. The applicant proposes to construct five new home sites on a 72 acre parcel on the easterly edge of Medina’s “rolling acres” area. The documents were reviewed for general conformance with the City of Medina’s general engineering and stormwater treatment standards. We offer the following comments regarding these matters. General 1. The City Planner will provide comments pertaining to the proposed landscaping, sidewalk/trail connectivity/easements, and tree preservation plan under separate cover. 2. Provide clear sheet numbers and titles to each sheet. 3. It is our understanding that the lots will be served by private wells and septic systems separately within each lot; A public sewer/system will not be installed. 4. The City will require a trail easement within the northerly property from Holy Name Lake Rd to the east side of the property up to the City of Plymouth border. See additional comments from the City staff review. 5. In order to calculate a letter of credit and construction engineering escrow amounts for the final development agreement, an engineer’s estimate (in Excel format) of the proposed street and stormwater improvements along with a schedule for completion of construction will be required. The estimate should also include the cost of landscaping items. 6. Identify structures and features to be removed with the proposed project on a separate sheet (existing site and demolition plan). Clarify whether existing buildings outside the proposed building setbacks are proposed to be removed with the plat/project. 7. Comments were also provided directly on the plan sheets. Not all comments were summarized within this review letter. The Preserve of Medina Development Preliminary Plat – WSB Engineering Plan Review June 1, 2023 Page 2 Site, Street, & Utility Plans 8. Parking lots, access drives, and utilities shall be designed in accordance with the applicable City Subdivision Ordinances and the City’s General Specifications and Standard Details Plates for Street and Utility Construction. 9. Design the shared access to a 30 MPH design speed. Provide clear dimensions on the proposed shared driveway on both the main access and turn-around. 10. Provide a turning movement exhibit to show that a fire truck (City ladder truck) can access all building structures as required by the City Fire Marshall. The Fire Marshall will review and provide comments under separate cover. 11. With future submittals, provide a full civil plan set that includes an existing/removals plan, utility plan (well and septic sites), site/paving plan, grading plan (street/pad areas), erosion/sediment control, SWPPP, and standard details plan. The applicant can decide whether some plan sheets can be combined, but information must be clear and legible. 12. Add general notes to the utility plans to the effect of: a. The City shall not be responsible for any additional costs incurred that are associated with variations in the utility as-built elevations. All utility connections shall be verified in the field. b. The City, or agents of the City, are not responsible for errors and omissions on the submitted plans. The Owner and Engineer of Record are fully responsible for changes or modifications required during construction to meet the City’s standards. Grading & Drainage 13. Locate existing draintile system within the property; this provides critical drainage from the north through the property. The existing draintile will need to be protected and/or improved so that it functions properly. Easement may also be required. A more detailed review will be provided once the information is supplied and/or shown on the plans. 14. Proposed building elevations were provided (garage floor elevation, basement floor elevation, lowest opening elevation, etc.) for proposed home lots but only grading/contours for some. Include proposed contouring information for all lots and confirm that walkouts are feasible in all cases. 15. Provide additional grading detail and proposed contours/shots on the proposed driveway along the south property line. Show that the grading of the new hard-cover will not be directed to the adjacent property to the south. 16. The culvert shown along the shared driveway at station 6+50 does not appear to be in the correct location on the profile and cover over pipe may not be adequate; review and correct. Stormwater Management 17. Existing tile onsite will need to be protected to maintain existing flow from adjacent properties. No structures or BMP should be installed over the tile. The Preserve of Medina Development Preliminary Plat – WSB Engineering Plan Review June 1, 2023 Page 3 18. The proposed project will disturb more than one acre. Develop and include a SWPPP consistent with the MPCA CSWGP with future plan submittals. 19. An NPDES/SDS Construction Storm Water General Permit (CSWGP) shall be provided with the grading permit or with the building permit application for review, prior to construction commencing. 20. Below are General Stormwater Requirements for the Site: a. Provide a Stormwater Management plan as outline in the design guide lines. Including modeling and stormwater calculations for the site. i. The site will be required to provide volume, rate, and water quality treatment as part of the development. b. The applicant will be required to provide volume control bmp’s. Volume control is required for proposed new impervious greater than 5,000 sf. i. The proposed development shall capture and retain onsite 1.1” of runoff from the net new impervious surface. ii. Infiltration and reuse will receive full credit towards the volume control requirement. 1. Refer to the Medina Stormwater Design Manual for additional stormwater bmp credits. 2. Currently filtration is being proposed onsite. Include drain tile for proposed filtration. a. C soils can be used for filtration, however there are concerns with maintenance and longevity of the bmp. Drain tile and clean outs should be added to ensure draw down requirements. 3. Soil borings need to show a 3’ separation from the bottom of the proposed BMP and the seasonally high ground water. a. If separation can not be completed look at use of a stormwater detention pond instead. c. For new development, the water quality control standard shall be considered satisfied if the volume control standard has been satisfied. If it is infeasible to meet the volume control standard due to contaminated soils, site constraints, or other factors, the proposed BMP will need to detain and treat a sufficient volume of stormwater to achieve a phosphorus load reduction of 20% from existing conditions using an approved BMP. d. Post development discharge rates must be less than or equal to existing conditions discharge rates for the 2-year (2.5-inch), 10-year (4.3-inch), and 100- year (7.3-inch) Atlas 14 MSE 3, 24- hour storm events. e. At least two feet of vertical separation is required from an area's emergency overflow elevation to the lowest opening of a structure. In areas where this separation is not or cannot be provided, additional analysis is required to show that the 100-year back-to back storm event does not affect adjacent homes. i. Two feet of freeboard is required from any stormwater bmp, wetland, or lake to the low opening of any adjacent structure. f. Plan sheet calls out storm water pond on lot 5, pond is shown as a filtration basin in narrative and modeling. g. HydroCAD modeling shows one filtration basin, plans indicate two. Please show each bmp and which drainage area it correlates to h. EOFs shall be sized with a minimum bottom width of five feet and 4:1 side slopes. The maximum flow depth in EOFs shall be less than or equal to one foot as calculated for a 100-year back-to-back storm event. The Preserve of Medina Development Preliminary Plat – WSB Engineering Plan Review June 1, 2023 Page 4 i. Provide storm sewer calculations with final plan to verify it meets city requirements and has capacity to handle the runoff. j. An operation and maintenance plan for all stormwater BMPs is required and should be submitted with the stormwater report for review. k. Obtain and follow all Watershed requirements and permitting. Traffic & Access 21. Show the location of the existing driveway/roadway locations along Holy Name Drive so that it is more apparent how the proposed driveways line up. 22. The applicant is proposing two driveway access points, one located near the southerly boundary of the property that is approximately 40 feet south of the existing Lakeview Road and the other further north entering Holy Name Drive approximately 100 feet north of Cheyenne Trail. Street access spacing, grades, and sight lines will be reviewed with future submittal but the applicant should consider aligning the southerly driveway more closely with Lakeview Road to minimize traffic movement conflicts and headlight disturbances to the westerly single family home. 23. The addition of the proposed traffic would not have an impact on roadway capacity or operations. Turn lanes will not be required, whether along Holy Name Drive or within the development at the intersections with Holy Name Drive. Wetlands & Environmental 24. Any permanent or temporary wetland impacts proposed as a result of the development must be permitted via the Wetland Conservation Act, if applicable. 25. If the southerly driveway is shifted to align with the existing Lakeview Road, impacts to Wetland 8 will occur that will require permitting and replacement. Impacts to this wetland may also affect the eligibility of the wetland for the proposed wetland bank. 26. The city requires wetland buffers around existing wetlands based on the wetland’s management classification. Required buffer widths are as follows: The current plan depicts 20-foot average buffers surrounding Wetlands 3 - 8 (25 feet surrounding Wetland 1). The city’s Functional Classification of wetlands map classifies Wetlands 1, 3, and 7 as Manage 2. The remaining wetlands are classified as Manage 3. a. Wetland 2 requires a 20-foot average buffer. No buffer is currently shown. The Preserve of Medina Development Preliminary Plat – WSB Engineering Plan Review June 1, 2023 Page 5 b. The portion of the buffer for Wetland 3 that falls outside of Outlot A must be expanded to meet average and minimum width requirements for Manage 2 wetlands. c. If the wetland bank/wetland restoration in Outlot A does not advance, buffers around all of Wetland 3 and Wetland 7 will need to be expanded to meet the average and minimum width requirements for Manage 2 wetlands. 27. Any portion of buffer outside of Outlot A must have markers demarcating the upper edge of the buffer, as outlined in Section 828.43 Subd 7 of the city’s zoning code. This applies to Wetland 1, Wetland 2, and a portion of Wetland 3. If the wetland bank/wetland restoration in Outlot A does not advance, all buffers within this area will need to be marked per those requirements. 28. When planning the location of homes, lots, and access points, note that a proposed wetland bank will require a permanent conservation easement and upland buffer areas. 29. A draft prospectus document should be submitted to the Local Government Unit (i.e. the City) to initiate the wetland banking review process. Complete. 30. Further evaluation of the proposed wetland bank associated with this preliminary plat will continue through the Wetland Prospectus and WCA Wetland Bank application processes. A more detailed review of the development plans will be completed when the applicant submits complete civil plans and a stormwater management report. Please have the applicant provide a written response addressing the comments above. Feel free to contact me at 612-419-1549 if you have any questions or comments regarding the engineering review. Sincerely, WSB James L. Stremel, P.E. City Engineer Pa g e 1 May 10, 2023 Honorable Mayor Martin City Councilmembers Planning Director Finke RE: THE PRESERVE OF MEDINA Preliminary Plat, Planned Unit Development and Rezoning I am pleased to present this application on behalf of H.L. Anderson, LLC (the “Owner”), and John Quinlivan owner of Gordon James home construction (the “Builder”). The application is for a Rural Residential Planned Unit Development, (the “PUD”), a five-lot subdivision on 72.79 acres of property generally located north of County Road 24 and east of Holy Name Drive (the “Property”); THE PRESERVE OF MEDINA (the “Preliminary Plat"). Property Information The Property consists of 4 separate tax parcels as follows: PID: 13-118-23-43-0016 (0.14 AC) PID: 13-118-23-44-0005 (31.49 AC) PID: 24-118-23-11-0004 (38.64 AC) PID: 24-118-23-12-0015 (2.52 AC) Gross Acres: 72.76 gross acres (torrens and abstract) Delineated Wetlands: 21.06 acres Upland: 51.70 acres Land Use Guiding: Rural Residential Zoning: Rural Residential Requested Zoning: PUD Lot Details *Applicant submitted the PUD Concept Plan application and City agreed that applicant met RR zoning showing 5 individual lots pursuant to Code. PUD General Plan/Preliminary Plat Lot 1: 25.70 acres Lot 2: 15.01 acres Lot 3: 6.45 acres Lot 4: 5.11 acres Lot 5: 3.57 acres Outlot A: 14.68 acres (wetland banking) Pa g e 2 Pa g e 3 Wetland Bank Outlot A is reserved for the creation of a high-quality wetland bank and its surrounding buffers. The final wetland and corresponding buffers will be placed into a conservation easement. Comprehensive Plan This Rural Residential development conforms to the City of Medina’s goals as a community. The applicant offers the following excerpts from the Comprehensive Plan and discussion as it relates to this development. Community Goals. The following Community Goals are derived from the Vision Statement and inform objectives and strategies throughout the various aspects of the Comprehensive Plan. • Preserve rural vistas, open spaces, and wetlands in all parts of the community to promote the rural character of Medina. Response: This development is 5 lots on 73 acres which is very low density (1: 14.6 ac), lower than what the overall goal is for Rural Residential. The Future Land Use Plan shows guiding as Rural Residential, which it will stay. The Staging and Growth Plan shows LTSSA (Long-Term Sewer Service Area) beyond the year 2035. Keeping this 73 acres in Rural Residential provides for a fantastic buffer from sewered development in Plymouth and the guided Medina land on the north on Medina Road. • Protect and enhance the environment and natural resources throughout the community. Response: The Comprehensive Plan and Parks, Trails, and Open Space Plan show no key natural features on the property. This has been historical farm land in Medina. Long ago, the property was draintiled to assist in crop growth and the wetlands of the past were drained. The owner’s current plans are to bring those wetlands on the south back and protect them in a conservation easement. Watershed/Wetland/Floodplain This property is in the Minnehaha Creek Watershed District. See memo dated January 19, 2022 from Kate Moran, Policy Planning Coordinator where she details that due to the low density on the property the Rules dictate that, “MCWD’s Stormwater Management Rule will not be triggered as a new residential development that will result in less than 20 percent impervious surface over the site.” Other review will be necessary for erosion control, wetland banking etc. There are eight field delineated wetlands on the property (see exhibit next page), seven of the wetlands are less than an acre in size. The largest wetland is on the north and is part of the 100- year floodplain. There is no 100-year established floodplain elevation for this property but with the Stantec hydrologic study that is currently occurring on the Property, one of the many results will be to establish this flood elevation. All homes will be placed well above the final flood elevation. The following diagram is from the approved wetland delineation for the property. Pa g e 4 The following is the City of Medina MnRAM Wetland Classifications map. Wetland 1 = Manage 2, Average Buffer Width 25’, Min 20’, Buffer Setback 15’ Wetland 2-8 = Manage 3, Average Buffer Width 20’, Min 15’, Buffer Setback 15’ Pa g e 5 It is important to note that the smaller wetlands on the property are likely de minimis for any wetland impact for construction. There will be a very large new wetland created in Outlot A which will nearly double the amount of wetlands on the property. See Stantec Memo attached. Septic Rusty Olson has performed field perc testing for each lot for both the primary and secondary septic sites and that information is attached. Lot’s 1 and 2 show the primary and secondary locations on the north side of the large wetland. Mr. Olson has provided a design for those systems and access to those locations will either occur over the wetland complex via portable roadway, or via easement from the north property (see attached). Also, as shown on the preliminary plat, the primary and secondary sites for septic slightly overlap each other and are across property lines. The applicant believes these are backup sites for septic for Lot’s 1 and 2 and therefore the likelihood of them being needed is slim. However, the applicant will address this with easements for each property. Shoreland Ordinance The southern portion of the Property lies within 1000 feet of the shoreland of Holy Name Lake. All lots should have no problem meeting all regulations of lot size in the ordinance. Stormwater/Grading/Erosion Control See memorandum from Mark Gronberg, PE. Access Access will be served off of Holy Name Drive. There will be two private driveways off of Holy Name, one on the south to serve Lot’s 3 and 4 and one on the north to serve Lot’s 1, 2 and 5. The driveway’s will be in a 50-foot Outlot on the plat and a 20-foot driveway paved surface. The lots will have a private driveway agreement that serves all five lots. PUD Flexibility The underlying zoning is Rural Residential. The proposed zoning is PUD which will generally follow the Rural Residential zoning district but the applicant is proposing some flexibility and additional considerations. While not exhaustive, the following list is for discussion purposes for the final PUD Agreement with the City: ▪ Reduced Depth and Width of Lots ▪ Reduced or averaged wetland buffers to primary and secondary structures as needed. ▪ Reduced animal out building setbacks (from 150’ to 100’) ▪ Second principal residential dwelling ▪ Accessory Dwelling Units (ADU’s) ▪ Hard cover not to exceed 40% as in RR (Shoreland is 25%) Pa g e 6 Homes Gordon James will be the builder of record for the development. All homes will be custom to the individual buyer and lot. Below are examples of beautiful new homes that were or will be built by the builder. The development will also be served by private covenants ensuring high quality design of home and lot. Pa g e 7 Thank you for your consideration in our submittal of the preliminary plat of THE PRESERVE OF MEDINA. If you have any questions, you may call Rose Lorsung (952) 457-7641, or email at Rose@RecreateLuxuryHomes.com. Sincerely, Rose A. Lorsung Owner, ReCreate Real Estate & Pulse Land Group Additional Attachments: 1. Preliminary Plat 2. Grading and Erosion Control Plans 3. Stormwater Plans & Calculations 4. Driveway Plans 5. Mark Gronberg Memo 6. Rusty Olson Septic Designs Lot’s 1 & 2 7. Minnehaha Creek Memo 8. Wetland Banking Memo Cc: Tim Boser, Gary Anderson, Greg Hoglund, Mark Gronberg, John Quinlivan NITYA Investments, LLC Page 1 of 6 June 13, 2023 Site Plan Review Planning Commission Meeting MEMORANDUM TO: Planning Commission FROM: Debra Dion, Associate Planner DATE: June 9, 2023 MEETING: June 13, 2023 Planning Commission SUBJ: Reflections Dental Care – 872 Hwy 55 – Site Plan Review Summary of Request NITYA Investments, LLC has requested approval of a Site Plan Review for construction of a 7,000 square foot gross floor area multi-tenant building at 872 Hwy 55. The subject property is located north of Hwy 55, and west of Peg’s restaurant. The subject site area is 43,540 square feet, which is just under an acre in size. The site is guided Commerial for commercial development and zoned Commercial Highway (CH). This is a redevelopment and the owners have already been issued a building permit to demo the structures on-site. An aerial of the subject site and surround lands can be found below: Properties north, east (Peg’s), and west are all zoned CH. The property to the south of Hwy 55 is zoned CG, Commercial General. NITYA Investments, LLC Page 2 of 6 June 13, 2023 Site Plan Review Planning Commission Meeting Dental offices are a permitted use within the CH zoning district. Reflections Dental Care intents to occupy a portion of the building and the remaining space would available for tenants. Restaurants or uses that do not meeting parking requirements would not be allowable uses due to the site not having sufficient parking. The parking lot is designed for office/retail/service uses. A list of permitted uses are below: Site Layout The proposed construction appears to meet the dimensional standards of the CH zoning district. Following is a summary comparing the proposed construction to standards of the district: CH District Requirement Proposed Minimum Front Yard Setback 50 feet 75+ feet Minimum Side Yard Setback 15 feet 15 feet (west) 39+- feet (east) Minimum Rear Yard Setback 25 feet 35 feet Minimum Parking Setbacks Front Yard 25 feet 35+- feet Side Yard (no rear yard parking) 10 feet 10 feet Maximum Hardcover 75% 57.8% Building Height (Not sprinkled) 30 feet 19’- 6” NITYA Investments, LLC Page 3 of 6 June 13, 2023 Site Plan Review Planning Commission Meeting Building Materials and Design The CH zoning district requires the following architectural standards. The Planning Commission and Council can discuss whether the proposed building is consistent with the standards or recommend conditions if necessary. The CH district requires:“All exterior building materials shall be durable and meet the following standards: (a) A minimum of 30 percent of the building exterior shall be brick, natural stone, stucco (not Exterior Insulation and Finish System or similar product), copper, or glass. (b) A maximum of 70 percent may be decorative concrete, split face (rock face) decorative block, and/or decorative pre-cast concrete panels. Decorative concrete shall be color impregnated in earth tones (rather than painted) and shall be patterned to create a high-quality terrazzo, brick, stucco, or travertine appearance. (c) A maximum of 20 percent may be wood, metal (excluding copper), or fiber cement lap siding, if used.” The building is proposed to include the exterior materials below: Modulation The commercial districts require: “Buildings shall be modulated a minimum of once per 40 feet of building perimeter to avoid long, monotonous building walls. This modulation may include varying building height, building setback, or building materials/design. The portions of building which exceed two stories or 35 feet shall be set back a minimum of six feet from the lower portion of the building.” The north and south façades are approximately 150 feet in length, requiring 3 aspects of modulation. The west and east façades are approximately 50 feet in length, requiring 2 aspects of modulation. The proposed architectural plans appear to meet these minimum requirements with horizonal and vertical modulation, exept for the north elevation. Fenestration and Transparency The commercial districts require: “Building elevations which face a public street shall include generous window coverage. Alternative architectural elements may be approved by the city when windows are not practical.” The southern façade (front) of the structure includes approximately 22.3% window coverage and various other architectural elements. Multi-sided Architecture The commercial districts require: “Any rear or side building elevation which faces a public street, an interior access drive for the development, or a residential zoning district shall include Materials Proposed Required Glass, stone, brick, stucco 58.% stucco 22.3% glass Minimum 30% Metal/Wood/Fiber cement lap siding 19.7% Maximum 20% NITYA Investments, LLC Page 4 of 6 June 13, 2023 Site Plan Review Planning Commission Meeting design and architectural elements of a quality generally associated with a front façade. The elevation(s) shall be compatible with the front building elevation. Additional signage shall be permitted for an elevation facing a public street or interior access drive, as regulated within the sign ordinance. Multi-sided architecture shall not be required in situations where the rear or side building elevation is fully screened from view from the adjacent street or residential property.” The north, east and west facades have complimentary materials as the front façade. The building is not adjacent to a residential zoning district. Stormwater/Grading/Wetland This development will not trigger stormwater management requirements. It is under the requirement for disturbed area and new impervious. As part of the development rates they will need to be maintained which will more than likely be done by the existing stormwater pond on- site. The existing on-site wetland located in the southwest corner of the lot is not planned to be disturbed. The project will also be subject to Elm Creek Watershed review and approval. Minimum surface grades of 2% are required throughout the development. Behind the building does not quite meet that minimum and revisions to the grading plan will be necessary prior to issuance of a building permit. Transportation The development is located off State Hwy 55 and has full access. A Traffic Generation Memo was prepared by “Traffic Impact Group, LLC” concluding the proposed site would generate 281 daily trips, 24 AM peak hour trips and 31 PM peak hour trips. Our city engineer concurs with the results of the analysis. MnDOT may close the median at any time, which would leave a partial access. The applicant has proposed their internal drive to run north along the east side of their building for future driveway extension to the north. Parking The applicant proposes 28 parking spaces, with required landscaping. For office/retail, the City’s parking ordinance requires 1 space per 250 square feet of gross floor area. The site meets parking requirements for office/retail/service uses. The tenant spaces that are unknown at this time will have to be a use that meets the parking requirements. This would exclude some “permitted uses” such as restaurants. Staff has placed a condition within the Site Plan Review that an new use shall be approved by city staff. Lighting The applicant does not have plans for exterior light pole lighting. All lighting for the buildings will be reviewed at time of building permit and are required to be downcast style fixtures. Tree Preservation Several trees are proposed to be removed for the construction of the parking lot and drive aisle. The applicant will be protecting trees in the NW corner of the lot. NITYA Investments, LLC Page 5 of 6 June 13, 2023 Site Plan Review Planning Commission Meeting The tree preservation ordinance would permit 20% of the trees on the site to be removed without replacement for redevelopment of the site. The removal falls below this requirement. Landscaping The commercial district includes the following landscape requirements: “The entire lot shall be landscaped, except for areas occupied by buildings, walks, trails, parking lots, drives, loading docks, plaza space, wetlands, wetland buffers, and woodlands. Landscaping shall include trees, shrubs, plantings, and sod. Areas may be seeded if determined to be practically necessary by the city. Properly maintained natural vegetation may also be utilized. Integrated stormwater management practices, such as vegetative swales, vegetated filter strips, bioretention, and raingardens, shall be considered landscaping and shall not be excluded from the gross acreage of the parcel when calculating impervious surface coverage.” The applicant has provided the necessary landscaping as required by code. Landscaping appears to be 10 feet in width. Staff believes it is reasonable to have reduced landscape area in “access points/plaza.” Overstory Deciduous Shade Trees and Coniferous Trees A minimum of one tree per 50 feet, or fraction thereof, of lot perimeter shall be required. The applicant is showing the sufficient number of trees. Minimum Planting Requirement Required Proposed Overstory trees 1 per 50’ site perimeter 18 trees 18 trees Ornamental trees 1 per 100’ site perimeter 9 trees 9 trees Shrubs 1 per 30’ site perimeter 30 shrubs 64 shrubs Parking lot landscaping – minimum of 8% of parking lot area – The applicant has provided the required 8 percent Utilities, Mechanical Equipment, and Recycling Facilities The commercial districts require: Utilities. “All utilities shall be placed underground. To the extent possible, all utility equipment, meters and transformers shall be placed either inside of the building or within an outside mechanical court formed by walls. If not located within the building, these items shall be fully screened from view from adjacent property and streets.” The building will have rooftop equipment that will be screened. Ground mechanical are proposed at the rear of the building which will be screened by green Gem Boxwood, which is a wood, broadleaf evergreen shrub which grows up to three feet in height. Trash The applicant proposes to construct an accessory building for trash, which allows it to not be adjacent to the building. The exterior materials and its location meet CH requirements. A separate permit will be required for this accessory building if it is 200 sf or greater in size. NITYA Investments, LLC Page 6 of 6 June 13, 2023 Site Plan Review Planning Commission Meeting Staff Recommendation The City has a relatively low level of discretion when reviewing the Site Plan Review. The purpose of a Site Plan Review is to review compliance with relevant land use regulations. If the proposed construction meets the requirements, it should be approved. The City can apply conditions as necessary to ensure compliance with City requirements and to protect the public health, safety and welfare. Staff has identified a number of changes necessary to meet City requirements but believes it should be relatively straight-forward for the applicant to do so. As a result, staff recommends approval of the Site Plan Review subject to the following conditions: 1. All uses other than medical offices/retail or service is required to be approved by city staff to verify sufficient parking. 2. Lighting specifications and photometrics are required at time of building permit. Lighting shall not exceed 0.5 foot-candles at all property lines. 3. 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. 4. The Applicant shall submit a letter of credit in an amount of 150% of the site improvements in order to ensure completion. 5. The Applicant shall grant drainage and utility easements over all utilities, stormwater improvements, wetlands, drainageways and other locations recommended by the City Engineer. 6. All comments from the Elm Creek Watershed District shall be addressed. 7. All comments from the City Engineer shall be addressed in memo dated 5.26.23. 8. The site plan review approval shall be effective for one year and thereafter shall be considered null and void. 9. 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, site plan review, and related documents. Potential Action If, following the public hearing, the Planning Commission finds that, subject to certain conditions, the proposed construction meets relevant standards, the following action would be appropriate: Move to recommend approval of the site plan review subject to the conditions noted in the staff report. Attachments 1. Narrative 2. Traffic report 3. Engineering comments dated 5/26/2023 4. Plan set Corporate Office ‐ West:  401 8th Avenue SE  Cedar Rapids, IA 52403  Telephone: 319.393.4831  Facsimile: 319.393.0324    Corporate Office – East:  480 Duke Drive, Suite 100  Franklin, TN 37067        Regional Locations:  Columbus, OH    Cincinnati, OH    Des Moines, IA    Kansas City, MO    Minneapolis, MN    Omaha, NE                                        Architectural Design    Real Estate Development    Interior Design    Construction  PROJECT NARRATIVE    Reflections Dental Care is redeveloping the site at 872 Highway 55 in Medina to  include a 7,250 SF multi‐tenant building.  Reflections will utilize 3,325 SF of the  building with the remainder subdivided into as many as three smaller tenant  spaces, depending on the needs of the tenant or tenants they secure.  With the  limited space for parking on this site, said tenants will be limited to those  occupancies for which the city parking regulations require 1 parking space per  250 SF of gross floor area or less.    The existing site shares an access drive from Highway 55 with the property to the  southeast occupied by Peg’s Countryside Cafe.  Reflections is working with that  property owner to formalize this shared access in writing.  With the possibility of  MnDOT eliminating the cut across access from the southbound lanes of Highway  55 to this site, this project may include a separate connection from this site to  the cul‐de‐sac at the end of Clydesdale Trail to the north.    The area directly adjacent to the building toward Highway 55 and partially along  the southeast side will consist of “plaza” type areas where outdoor potted plants  will be placed to provide landscape features between the parking lot and the  building.  These areas may also include other amenities such as benches, etc. for  use by building occupants.  The existing detention basin will be maintained and  additional landscaping provided to meet city ordinances.  www.traffic-impact.com 7900 International Drive, Suite 300, Bloomington, MN 55425 1 |P a g e DATE: 4 May 2023 TO: Mark Fuller, Freeburg & Grund FROM: Scott Israelson RE: Trip Generation Statement Reflections Dentistry Medina, Minnesota Introduction Traffic Impact Group has been retained to prepare this trip generation statement for the proposed Reflections Dentistry redevelopment in Medina, Minnesota. The site is occupied by a Pilates studio and is located on the north side of TH 55 west of Pinto Road. The site shares a full-access driveway to TH 55 with Peg’s Countryside Café. The project proposes to construct a 7,384 SF building, of which 3,163 SF will be Reflections Dentistry and the remainder is not yet defined. For this analysis, the entire building is assumed to consist of medical office. Trip Generation Table 1 shows trip generation estimates based on the 11th Edition of the ITE Trip Generation Manual. Table 1 - ITE Trip Generation Average Weekday Driveway Volumes AM Peak Hour PM Peak Hour Land Use ITE Code Size Daily Trips Enter Exit Enter Exit Medical-Dental Office 720 7.8 Th.Sq.Ft. GFA 281 19 5 9 22 The development is expected to generate 281 daily trips, with 24 trips in the AM peak and 31 trips in the PM peak. Please feel free to contact me with any questions at scott@traffic-impact.com. K:\022900-000\Admin\Docs\2023-05-16 Submittal\_2023-05-26 Reflections Dental Site Dev - WSB Engineering Comments.docx 70 1 X E N I A A V E N U E S | SU I T E 3 0 0 | M I N N E A P O L I S , M N | 55 4 1 6 | 76 3 . 5 4 1 . 4 8 0 0 | W S B E N G . C O M May 26, 2023 Mr. Dusty Finke City Planning Director City of Medina 2052 County Road 24 Medina, MN 55340-9790 Re: Reflections Dentistry Site Plan Submittal – Engineering Plan Review City Project No. LR-23-348 WSB Project No. 022900-000 Dear Mr. Finke: WSB staff have reviewed the Reflections Dentistry site plan submittal dated May 9, 2023. The applicant proposes to construct a single building for a dental practice and 29 total parking spaces on the existing one acre site located at 872 State Hwy No. 55. The documents were reviewed for general conformance with the City of Medina’s general engineering standards and Stormwater Design Manual. We have the following comments with regards to engineering and stormwater management matters. General & Project Overview (Sheet C-2) 1. The City Planner will provide comments pertaining to the proposed landscaping, sidewalk/trail connectivity/easements, and tree preservation plan under separate cover. 2. The City Fire Marshall will provide pertinent comments under separate cover. 3. MnDOT may require a site plan/drainage review. Any work within the State Highway right of way will also require a permit, add a note to the plan to this affect. The applicant shall also meet any requirements of MnDOT. 4. Coordinate with adjacent properties and proposed improvements. The access to TH 55 is shared with the existing Pegs Countryside Café; this property is also proposing improvements to their building/site; show/note reference to any pertinent improvements that may affect the Reflections site. 5. Additional comments have been provided directly on the plan sheets. Not all comments on the plans have been summarized in this review letter. Site Plan/Removals Plans (Sheet C-3) General: 6. Consider separating the site plan from the removals and add the removals to the Existing Conditions Plan sheet. 7. Provide a legend(s) for the various hatch patterns and line-types (separate one for the site plan and removals. Removals Plan: Reflections Dentistry Site Plan Submittal – Engineering Review May 26, 2023 Page 2 K:\022900-000\Admin\Docs\2023-05-16 Submittal\_2023-05-26 Reflections Dental Site Dev - WSB Engineering Comments.docx 8. The existing site and removal plans will also need to include existing utility locations, pipe sizes, pipe material types, etc. where practicable. 9. Show existing utilities and extents to be removed, abandoned, and protected in place. Site Plan: 10. Show what pavement removals/improvements may occur onsite and within the MnDOT right-of-way. 11. Hatching for sidewalk is missing on the plan. 12. Note more specifically where the “thickened edge sidewalk” is proposed. 13. Provide more dimensions for the sidewalk in and around the building and note where the doors will be located. Existing Conditions Plans (Sheet C-4) 14. Consider adding the removals/demolition information to this sheet instead of sheet C-3. 15. It is not clear what the hatching is intended to signify and why there are two separate plan views on this sheet. Grading Plan & Notes (Sheet C-5) 16. Provide linetype for existing contours that better distinguishes between the proposed contours. 17. Clean up fragmented contours that do not close or connect. 18. In general, maintain all surface grades within the minimum of 2% and maximum 33% slopes. Vegetated swale grades shall also be a minimum of 2.0%. o There is minimal grade (<1%) for the drainage swale behind the building. o Include percent slope In all other swale locations and verify that it meets the City requirement of 2% minimum. 19. Provide barriers/fences where 3:1 or 4:1 slopes abut the parking area. 20. Provide more spot elevations and flow arrows to show drainage east of the proposed building. Make sure that the grade is clearly directed away from the building or other structures. 21. It is not clear that the proposed pavement improvements will match the connection to the existing pavement to the east. There is a proposed contour the does not connect to the existing at the edge of pavement indicating additional disturbance/removals will be necessary. Utility Plan (Sheet C-6) General: 22. Existing utilities shown running through the proposed building will need to be relocated. Coordinate with utility providers and add notes to this affect on the plans. 23. Describe the specific connections to the existing utility services including proposed pipe materials and sizes. Reflections Dentistry Site Plan Submittal – Engineering Review May 26, 2023 Page 3 K:\022900-000\Admin\Docs\2023-05-16 Submittal\_2023-05-26 Reflections Dental Site Dev - WSB Engineering Comments.docx 24. Label all proposed and existing utility service pipe characteristics (size, material, slope, material grade, etc.). Show/note the existing curb stop (item for legend). 25. Provide north arrow and scale. 26. Turn off proposed and existing contours on utility plan to provide more clarity. 27. Add general notes to the utility plans to the effect of: o The City shall not be responsible for any additional costs incurred that are associated with variations in the utility as-built elevations. All utility connections shall be verified in the field. o The City, or agents of the City, are not responsible for errors and omissions on the submitted plans. The Owner and Engineer of Record are fully responsible for changes or modifications required during construction to meet the City’s standards. o Watermain and water/sewer services shall have a minimum cover of 7.5’. o Tracer wire installation shall be in accordance with the latest edition of the MN Rural Water Association Standards. See these standards for further details. Watermain: 28. Hydrant locations shall be reviewed and approved of by the City Fire Marshal; typically, a maximum of 250’ overlapping influence radius (maximum 400’ spacing) is required along roadway (hose length). Provide an exhibit showing hydrant influence spacing. 29. The watermain connections to the building shall be reviewed and approved by the City Fire Marshall. Also confirm with the Fire Marshall that the size of the water service will be adequate if fire protection is required. o The City requires that domestic and fire services are separate taps from the main. o A separate curb stop is required for the domestic service and gate valve (PIV) for the fire line if size permits. Due to the potential for a relatively small fire/dome Sanitary Sewer: 30. Provide televising information for the existing service. A short portion of the service was lined from the main with a past City project, but the condition of the rest of the pipe is suspect. 31. The maximum spacing for sewer service cleanouts shall be 100’, move the cleanout from the parking lot south to the green-space if spacing will allow. Use castings (Ford A1 typ.) for cleanouts in impervious surfaces. 32. Call out the specific grade of the proposed sewer service and invert elevation at building. 33. Note more clearly how the existing sewer service is to be abandoned. Construction Details Plans (Sheet C-7) 34. Utilize City standard details where applicable. 35. The final pavement section shall be designed by a registered geotechnical engineer for the specific soil conditions found on the site and may need to include a thicker aggregate section and/or a sand section. The pavement section for the primary fire truck access route shall meet a 9-ton design. Reflections Dentistry Site Plan Submittal – Engineering Review May 26, 2023 Page 4 K:\022900-000\Admin\Docs\2023-05-16 Submittal\_2023-05-26 Reflections Dental Site Dev - WSB Engineering Comments.docx 36. A full review of standard details will be conducted with future submittals. Erosion Control & SWPPP Plans (Sheets C-10-11) 37. Include disturbance totals for the project to determine if a SWPPP consistent with the MPCA CSWGP with future plan submittals is required. 38. An NPDES/SDS Construction Storm Water General Permit (CSWGP) shall be provided with the grading permit or with the building permit application for review (if required due to disturbance limits), prior to construction commencing. 39. Label redundant perimeter control around the stormwater areas. Silt fence should be double layered to a 3 foot minimum separation and 5 foot maximum separation. 40. Change line type or color on erosion control plan show erosion control BMP’s clearly show up. Currently the blend into the contour lines 41. Erosion control blanket is required for slopes 4:1 or greater. 42. A full review of erosion/sediment control and SWPPP will be conducted with future submittals. Stormwater Management 43. The development will not trigger stormwater management requirements. It is under the requirement for disturbed area and new impervious. As part of the development rates for the site will need to be maintained. This will likely be completed with the existing stormwater pond onsite. 44. Maintain all surface grades within the minimum of 2% and maximum 33% slopes. Vegetated swale grades shall be 2.0% or more. If steeper slopes are being proposed along filtration basins provide information for stabilization methods to prevent erosion and ensure stabilization of soils. Traffic & Access 45. A Traffic Generation Memo was prepared by “Traffic Impact Group, LLC” concluding that the proposed site would generate 281 daily trips, 24 AM peak hour trips and 31 PM peak hour trips. We concur with the results of this analysis. 46. The site is located on TH 55 approximately 370ft west of Pinto Drive. The only full access to the site is on TH 55 which includes a 230ft protected left turn lane and a paved shoulder for right turning vehicles. The access is controlled by MnDOT and the changes should be approved before by MnDOT. 47. The access to TH 55 is shared with the existing Pegs Countryside Café. An analysis should be completed documenting that the operation of the combined access is adequate. 48. The development Site Plan shows a proposed future access to the Clydesdale Trail cul- de-sac. Should traffic safety or operations at the site driveway to TH 55 become an issue during peak hours the access to Clydesdale Trail should be constructed and access from the development to TH 55 be closed. 49. The proposed future access to Clydesdale Trail should be coordinated with adjacent property owners and a shared access agreement should be developed. There is quite a Reflections Dentistry Site Plan Submittal – Engineering Review May 26, 2023 Page 5 K:\022900-000\Admin\Docs\2023-05-16 Submittal\_2023-05-26 Reflections Dental Site Dev - WSB Engineering Comments.docx bit of grade change to the cul-de-sac, consider this with the design of the proposed/future access road. Wetlands 50. The “Existing BMP (To Remain and Be Undisturbed)” located in the southwest corner of the site was constructed in upland circa 2010. If plans change to involve modifications to this BMP, a Wetland Conservation Act ‘No Loss’ approval should be obtained from the city to document this resource as non-wetland. Please have the applicant provide a written response addressing the comments above. We would be happy to discuss this review in more detail. Please contact me at 612-419-1549 if you have any questions or if you would like to set up a time to meet. Sincerely, WSB Jim Stremel, P.E. City Engineer Note: This drawing is an artistic interpretation of the general appearance of the design.  It is not meant to be an exact rendition.                       Note: This drawing is an artistic interpretation of the general appearance of the design.  It is not meant to be an exact rendition.                     Note: This drawing is an artistic interpretation of the general appearance of the design.  It is not meant to be an exact rendition.                     Note: This drawing is an artistic interpretation of the general appearance of the design.  It is not meant to be an exact rendition.                       C - 2 C - 6 C - 9 · · · · LANDSCAPE NOTES: 1.Tree saucer mulch to be four inches (4") depth natural single-shred hardwood mulch for trees outside of a plant bed. Install per tree planting detail. 2.Refer to civil plan sheets for grading, drainage, site dimensions, survey, tree removal, proposed utilities & erosion control. 3.All plant material shall comply with the latest edition of the American Standard for Nursery Stock, American Association of Nurserymen. Unless noted otherwise, deciduous shrubs shall have at least 5 canes at the specified shrub height. Plant material shall be delivered as specified. All deciduous trees are measured at 48" from finished grade to determine tree diameter (DBH). All coniferous trees are measured from finished grade to the top of the central leader. If no central leader is present on coniferous trees, that plant is rejected and must be replaced immediately. 4.Plan takes precedence over plant schedule if discrepancies in quantities exist. 5.The 'Contractor' is the individual or company responsible for performing the work as noted in this plan set. This may be a landscaper, earthwork contractor, or other trade under contract with the Owner or General Contractor. 6.Adjustment in location of proposed plant material may be needed in field. Should an adjustment be required, the client will provide field approval. Significant changes may require city review and approval. 7.The project landscape contractor shall be held responsible for watering and properly handling all plant materials brought on the site both before and after installation. Schedule plant deliveries to coincide with expected installation time within 36 hours. 8.This plan assumes the company responsible for installing turf and trees is also responsible for providing the planting soil and 'fine grading' in all landscape areas. This also includes clearing, grubbing, excavation, and the import & spreading of planting soil. 9.The landscape contractor shall provide the owner with a watering schedule appropriate to the project site conditions and to plant material growth requirements. 10.If the landscape contractor is concerned or perceives any deficiencies in the plant selections, soil conditions, drainage or any other site condition that might negatively affect plant establishment, survival or guarantee, they must bring these deficiencies to the attention of the landscape architect & client prior to bid submission. 11.Contractor shall establish lo his/ her satisfaction that soil and compaction conditions are adequate to allow for proper drainage at and around the building site. 12.Contractor is responsible for ongoing maintenance of all newly installed material for the duration of the plant warranty, with the exception of turf sod, which shall be maintained for 30 days after installation or until the first mowing, whichever comes first. Contractor must bag clippings from initial mowing and remove from the job site. Any acts of vandalism or damage which may occur prior to warranty start shall be the responsibility of the contractor. Contractor shall provide the owner with O&M information, including (but not limited to), written instructions on proper lawn mowing height, yearly lawn maintenance recommendations, proper plant pruning information, plant & lawn fertilization schedule, and disease/pest control. 13.Warranty: The contractor shall guarantee newly planted material through one calendar year from the date of written owner acceptance. Plants that exhibit more than 25% die-back damage shall be replaced at no additional cost to the owner. The contractor shall also provide adequate tree wrap and deer/rodent protection measures for the plantings during the warranty period. 14.This layout plan constitutes our understanding of the landscape requirements listed in the ordinance. Changes and modifications may be requested by the city based on applicant information, public input, council decisions, etc. 15. The landscape contractor shall be responsible for obtaining any permits and coordinating inspections as required throughout the work process. 16.Plant size & species substitutions must be approved in writing prior to acceptance in the field. 17.All edger shall be professional grade perforated steel edger, 1/8" thick, Coyote or Equal. Anchor every 18" on-center (minimum). Submit sample. All mulch to be locally-available, single-shred hardwood free of twigs, leaves, and foreign matter. Submit samples of wood and rock mulch for Owner review and final selection. 18.Landscape Contractor is responsible for coordination with the General Contractor, to protect the new improvements on and off-site during landscape work activities. Report any damage to the General Contractor immediately. 19.Irrigation: Landscape contractor shall furnish and install an underground irrigation system for the new turf area shown. Provide head-to-head coverage using commercial grade irrigation products. Coordinate with the Owner regarding water connection point, controller, and wired rain sensor locations. Submit proposed irrigation layout plan to the Owner for review and approval. Coordinate required sleeving under paved areas with the General Contractor and paving sub-contractor. Route main line around future parking and building areas. 20.All seed/sod areas shall be prepared prior to planting with a harley power box rake or equal to provide a firm planting bed free of stones, sticks, construction debris, etc. Any alternate seed mixtures, rates, & application method noted shall be submitted to the landscape architect for approval. 21. The Landscape Contractor shall furnish samples of all landscape materials for Owner approval prior to installation (edger, mulch, weed mat). 22.The Landscape Contractor shall clear and grub the underbrush from within the work limits to remove dead branches, leaves, trash, weeds and foreign materials. Remove trees where noted on the plan, including the stump to 30" below grade. 23.The landscape contractor shall contact Gopher State One Call no less than 48 hours before digging for field utility locations. 24.The landscape contractor shall be responsible for the removal of erosion control measures once vegetation has been established to the satisfaction of the municipal staff. This includes silt curtain fencing and sediment logs placed in the landscape. 25.The Landscape Contractor shall establish to his/ her satisfaction that the earthwork is complete, topsoil spread to correct depth, and compaction conditions are adequate to allow for proper drainage at and around the building site. Notify the General Contractor immediately if soil conditions left by the earthwork sub-contractor are not satisfactory. No additional compensation will be paid for discrepancies due to earthwork once the landscape contractor begins plant material installation. 26.Landscape contractor must prove the open sub-grade of all planting areas after their excavation is capable of infiltrating a minimum requirement of 1/4-inch of water per hour prior to installation of plant materials, topsoil, irrigation, weed mat, and mulch. Planting areas not capable of meeting this requirement shall have 4" diameter X 48" depth holes augured every 36" on-center and filled with MnDOT Free-Draining Coarse Filter Aggregate. Re-test sub-grade percolation for compliance to infiltration minimum requirement. PREFERRED SEEDING INSTALLATION METHOD: METHOD 1 - DROP SEEDING ONTO TILLED SITE. THIS IS STANDARD METHOD FOR SEEDING NATIVE SPECIES ON PREPARED SITES. A.SITE PREPARATION - THE SITE SHOULD BE PREPARED BY LOOSENING TOPSOIL TO A MINIMUM DEPTH OF 3" B.FERTILIZER - IF NOT BASING THE FERTILIZER APPLICATION ON SOIL TEST RESULTS, THE FERTILIZER USED SHOULD BE A COMMERCIAL GRADE SLOW RELEASE COMPLETE FERTILIZER APPLIED AT A RATE OF 300 LBS/ACRE AT THE TIME OF PREPARING THE SEED BED FOR SEEDING. THE FERTILIZER SHOULD CONTAIN 10-20-20 (NPK) ANALYSIS. C.SEED INSTALLATION - SEED SHOULD BE INSTALLED WITH A DROP SEEDER THAT WILL ACCURATELY METER THE TYPES OF SEED TO BE PLANTED AND KEEP ALL SEEDS UNIFORMLY MIXED DURING PLANTING (TRILLION-TYPE). THE SEEDER SHOULD CONTAIN A MINIMUM OF THREE SEED BOXES; FINE SEED BOX, A BOX FOR LARGE/FLUFFY SEEDS, AND A BOX FOR COOL SEASON OR GRAINS. IT SHOULD BE EQUIPPED WITH DROP TUBES AND A PACKER ASSEMBLY TO COMPACT THE SOIL DIRECTLY OVER THE SEED. ALL SEEDING SHOULD BE DONE AT A RIGHT ANGLE TO SURFACE DRAINAGE. D.SEEDING RATES - RATES ARE SPECIFIED IN THE MIXTURE TABULATION FOR THE SPECIFIED MIX E.HARROWING - THE SITE SHOULD BE LIGHTLY HARROWED OR RAKED FOLLOWING SEEDING IF THE SEEDER DOES NOT CONTAIN A CULTIPACKER F.PACKING - CULTIPACKING THE SITE FOLLOWING HARROWING IS RECOMMENDED TO ENSURE A FIRM SEED BED G.MULCH - THE SITE SHOULD BE MULCHED AND DISC-ANCHORED FOLLOWING PACKING USING ONE OF THE FOLLOWING TYPES OF MULCH (AS PER PLANS OR SPECIAL PROVISIONS): 1) MN/DOT TYPE 3 (MCIA CERTIFIED WEED FREE MULCH) AT A RATE OF 2 TONS PER ACRE, OR 2) PRAIRIE HAY/MULCH (MN/DOT TYPE 7 OR 8) AT A RATE OF 2 TOMS PER ACRE Alexander Petrashov Page 1 of 9 June 13, 2023 Rezoning Planning Commission Meeting TO: Planning Commission FROM: Debra Dion, Associate Planner DATE: June 9, 2023 MEETING: June 13, 2023, Planning Commission SUBJECT: Public Hearing–Alexander Petrashov–Rezoning Request-2382 Hwy 55 Complete Application Date: April 26, 2023 60-day Extension – August 23, 2023 Summary of Request Alexander Petrashov, the applicant, requests to rezone 2382 State Hwy 55 from Commercial Highway (CH) to Business (B) on 3.28 acres. The subject site is currently the Medina Motel, which is located west of Oakalee of Medina, east of North Metro Landscaping, and north of State Hwy 55. The subject property currently has a motel and outbuilding on the lot. The applicant has indicated that they intend to redevelop the site with construction of a warehouse, showroom, and outdoor storage area for their construction business. The applicant currently has his business Spotless & Seamless Exteriors at 8715 Jefferson Hwy N. Osseo, Mn. The aerial at the top of the following page depicts the subject site and surrounding land uses as follows: • North of the site – RR, Rural Residential zoning - guided future development area • South of the site – Across Hwy 55 – CG, Commercial General zoning – guided Business • West of site – CH, Commercial-Highway zoning - guided Business • East of the site – B, Business zoning - guided Business MEMORANDUM Future Land Use Guidance: Business Current Zoning: Commercial Hwy (CH) Proposed Zoning: Business (B) Gross Area: 3.28 acres Staging/Growth: Available now Alexander Petrashov Page 2 of 9 June 13, 2023 Rezoning Planning Commission Meeting The following table compares the subject lot and the dimensional standards of the B, BP, and CH districts. The lot meets all minimum standards of the Business, Business Park, and Commercial Highway districts. Existing Lot B District Requirements BP Requirements CH Requirements Minimum Lot Area 3.28 acres 3 acres 3 acres 1 acre Minimum Lot Width 276 feet +- 175 feet 200 feet 100 feet Minimum Lot Depth 595+- 175 feet 200 feet 120 feet Access The subject site has two frontages, one on State Hwy 55, and the other off Chippewa Road. Access onto the site is off Chippewa Road. The applicant does not have a site layout currently for future development of the lot. Alexander Petrashov Page 3 of 9 June 13, 2023 Rezoning Planning Commission Meeting Rezoning Request The Applicant proposes to rezone the subject property to the Business (B) zoning district. The subject site is currently zoned Commercial Highway and guided Business in the Comprehensive Plan/Future Land Use Plan. The City’s general practice is to zone property intended for Business development as either Business (B) or Business Park (BP). The purpose statement of each district is as follows: “Business (B) Purpose. The purpose of the Business (B) district is to provide for a zoning district for a mix of office, high quality light industrial, and larger-scale retail and service uses with proximity to arterial roadways. Development shall include high quality and attractive building materials and architectural design as well as extensive landscaping to limit impacts on surrounding land uses and shall be integrated and coordinated in a way to most efficiently utilize site improvements and to protect the natural environment.” “Business Park (BP) Purpose. The purpose of the Business Park (BP) district is to provide an attractive, high quality business park primarily for office, high quality manufacturing and assembly, and non-retail uses in developments which provide a harmonious transition to residential development and neighborhoods by: 1) conducting all business activities and essentially all storage inside buildings, 2) consisting of low profile, high quality and attractive buildings which blend in with the environment, 3) providing open space, quality landscaping and berming which achieve a park-like setting; 4) including berming and buffering of parking, loading docks and other similar functions; and 5) protecting and enhancing the natural environment.” Staff believes the rezoning to B is appropriate based on the property already being guided B in the Comprehensive Plan, and the fact that the parcel abuts Highway 55. Property to the east is similar zoned B and the City recently rezoned the Cates Industrial property to the northwest as B as well. Alexander Petrashov Page 4 of 9 June 13, 2023 Rezoning Planning Commission Meeting Alexander Petrashov Page 5 of 9 June 13, 2023 Rezoning Planning Commission Meeting The City has guided much more property for Business uses than Commercial uses. The Growth and Development map and zoning map are below for reference. The Business land use allows for warehousing and assembly. Zoning Map Alexander Petrashov Page 6 of 9 June 13, 2023 Rezoning Planning Commission Meeting Analyzing the Request The applicant does not have immediate plans to develop the property, but rather do general cleanup of the site. The motel is a permitted use in the CH zoning district and a Conditional Use in the B district. A CUP was granted for the motel under the zoning that existed prior to CH. The change in zoning would not require additional approvals for the motel to remain until the site is redeveloped. The applicant has indicated that their intent is that the motel will eventually be demolished, and the site will be redeveloped as warehouse, showroom, and will have an outdoor storage area for his construction business. Warehouses and showrooms are permitted uses and the outdoor storage is an accessory use with restrictions that cannot exceed an area equal to 10 percent of the gross area of the lot or 20 percent of the footprint area of the principal structure, whichever is less. The list of requirements for outdoor storage are provided within the pages to follow. The Business district allows the following uses: Alexander Petrashov Page 7 of 9 June 13, 2023 Rezoning Planning Commission Meeting Alexander Petrashov Page 8 of 9 June 13, 2023 Rezoning Planning Commission Meeting Alexander Petrashov Page 9 of 9 June 13, 2023 Rezoning Planning Commission Meeting Staff Recommendations/Potential Action The City has a high level of discretion when considering requests for rezoning. As described in Section 825.19, zoning amendments “shall only be used as a means to reflect changes in the goals and policies of the community as reflected in the Plan or changes in conditions in the City.” Staff recommends approval of the rezoning request. The proposed rezoning would be consistent with surrounding parcels and is consistent with the Comprehensive Plan. The uses (warehousing) are also planned to the northwest of the subject property. As such, staff recommends approval of the Rezoning subject to the following conditions: 1) A Site Plan Review is required at time of development of the lot. 2) All comments from the City Engineer shall be addressed. 3) The Applicant shall pay to the City a fee in an amount sufficient to reimburse the City for the cost of reviewing the rezoning and related documents. If the Planning Commission supports the rezoning to B, the following action could be made: Move to recommend approval of the rezoning to the Business zoning district. Attachments Applicant Narrative Ordinance Spotless & Seamless Exteriors, Inc is requesting to rezone a property located at 2382 Hwy 55, Medina MN 55340 from current Commercial- Highway into Business (B). The B zoning is consistent with the City’s Comprehensive Plan because the property is designated as Business. Property to the east is also zoned B. Business zoning fits our business better, being a general contractor, building a showroom and a warehouse on the property in the near future. Spotless & Seamless Exteriors, Inc Alexander Petrashov- SSE president 8715 Jefferson Hwy N Osseo, MN 55369 612.237.5209 cell Ordinance No. ### 1 DATE CITY OF MEDINA ORDINANCE NO. AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP TO REZONE 2382 HIGHWAY 55 THE CITY COUNCIL OF MEDINA, MINNESOTA ORDAINS AS FOLLOWS: Section 1. The City of Medina (the “City”) has received a request to amend its zoning map to rezone 2382 Highway 55 to the Business (B) zoning district. Section 2. The property to be rezoned is legally described in Exhibit A, attached hereto. Section 3. The official zoning map of the City of Medina shall be amended to change the zoning classification of the Property to Business (B). Section 4. The amendment to the zoning map is displayed on the map attached hereto as Exhibit B. Section 5. A copy of this Ordinance and the updated map shall be kept on file at the Medina City Hall. Section 7. The City of Medina Zoning Administrator is hereby directed to make the appropriate changes to the official zoning map of the City of Medina to reflect the change in zoning classifications as set forth above. Adopted by the Medina City Council this _____day of _______, 2023. CITY OF MEDINA By: Kathleen Martin, Mayor Attest: By: Caitlyn Walker, City Clerk Published in the Crow River News on this _____ day of ______, 2023. Ordinance No. ### 2 DATE EXHIBIT A Legal Description of the Property To be inserted Ordinance No. ### 3 DATE EXHIBIT B Map Displaying Rezoning To be Inserted Location of Property to be zoned to Business (B) School Lake Nature Preserve 3rd Addn Page 1 of 5 June 13, 2023 PUD Amendment/Prelim Plat Planning Commission Meeting TO: Planning Commission FROM: Dusty Finke, Planning Director DATE: June 8, 2023 MEETING: June 13, 2023 Planning Commission SUBJECT: Public Hearing – School Lake Nature Preserve 3rd Addn – 2600 Parkview Dr CD-PUD General Plan Amendment and Preliminary Plat Review Deadline Review Deadline: July 21, 2023 (PUD); September 20, 2023 (pre plat) Summary of Request On October 17, 2017 the City Council adopted Ordinance 618, establishing a Conservation Design-Planned Unit Development (CD-PUD) district for the School Lake Nature Preserve subdivision. The Council granted final plat approval for the six-lot subdivision on February 20, 2018. The plat was recorded and construction was completed for the shared driveway and associated stormwater improvements. The applicant has not completed grading for the future trailhead. Four of the lots within the subdivision have been sold, but at this point, no homes have been constructed in the subdivision. 2600 Parkview Drive (Lot 2, Block 3) contains the Marx formal English gardens east of their homes. The property owners desire to divide the gardens from the rest of the lot so that the smaller lot could be sold as a homesite without the garden. The applicant proposes the garden to be its own Outlot which would not be buildable as a separate lot, but which could be conveyed to another owner within the subdivision. The CD-PUD subdivision placed approximately 70 acres of the 89.75 acres into permanent conservation easements and created six residential lots. 11.76 acres of the conservation area is buildable land which was not otherwise protected by City ordinance. The subdivision is located on Parkview Drive, north of County Road 24, southwest of School Lake and east of the Baker National Golf Course. Property to the north, and south are guided and zoned rural residential. Property to the southeast is guided and zoned Agricultural Preserve. An aerial of the subject site and surround property can be found at the top of the following page. The School Lake Nature Preserve project is outlined in yellow. The subject site is outlined in blue, with the proposed “new” lot line shown with a dashed blue line. The Conservation Design Planned Unit Development (CD-PUD) district is an overlay district which provides an applicant an option to permanently preserve portions of a property by providing incentives to develop the property consistent with the conservation objectives of the City rather than conventional development following the standard zoning regulations. The ordinance allows the City to grant flexibility to the underlying zoning regulations in order to encourage property owners to protect natural resources and open space with conservation easements. Flexibility can include density bonuses, reduced setbacks and lot size requirements, MEMORANDUM School Lake Nature Preserve 3rd Addn Page 2 of 5 June 13, 2023 PUD Amendment/Prelim Plat Planning Commission Meeting and flexibility to park dedication or septic regulations. Flexibility can also be considered for upland buffer and tree preservation regulations on specific lots in the interests of protecting natural resources more broadly on the site. During review of the original subdivision, the majority of the City Council determined that various aspects of flexibility should be granted to encourage the conservation. Most significantly, a density bonus was granted to double the base density, which is the maximum bonus permitted. Staff believes it is appropriate to consider the Conservation Objectives described within the ordinance when considering requests to amend a CD-PUD proposal. One way to consider amendments would be to try to determine how you would have judged the flexibility allowed in the CD-PUD if it had been proposed like this in the first place. On the other hand, an amendment should not be significantly inconsistent with the objectives of the CD-PUD district. Conservation Objectives and Determining Flexibility The CD-PUD process allows the City to grant flexibility to the underlying zoning regulations as an incentive to permanently conserve natural resources and open space. According to the CD- School Lake Nature Preserve 3rd Addn Page 3 of 5 June 13, 2023 PUD Amendment/Prelim Plat Planning Commission Meeting PUD ordinance, the City has the full discretion to determine how much flexibility to grant based “the amount and quality of Conservation Area protected, the public access to or enjoyment thereof, and how well the project achieves the following conservation objectives over and above that achievable under conventional development: a) Parcels with opportunities to achieve the following primary conservation objectives will be given higher consideration for flexibility from performance standards. (1) The protection and/or restoration of the ecological function of native hardwood forests (e.g. Maple-Basswood Forest). (2) The protection and preservation of lakes, streams and wetlands beyond existing regulatory requirements. (3) The protection, restoration, and/or creation of moderate to high quality ecological resources including the sensitive ecological resources identified as priority areas on the Composite Map of the Open Space Report as updated from time to time. (4) The reservation of land connecting aquatic and terrestrial ecological resources to restore and/or create new ecological resources suitable for habitat movement corridors. (5) The reservation of land for incorporating public and private trails in order to create connections to existing or planned trails as identified in the current Parks, Trails, and Open Space Plan. (b) Parcels with opportunities to achieve the following secondary conservation objectives may be given consideration for flexibility from performance standards: (1) The protection of scenic views and viewsheds including the views from roads identified as “Scenic Roads” on the Scenic Roads Map of the Open Space Report as updated from time to time. (2) The reservation of land for incorporating public and /or private Open Space in order to achieve goals as identified in the Comprehensive Plan. The proposed amendment does not affect the amount or location of the Conservation Area, number of lots, setbacks, or other requirements of the CD-PUD. The proposed amendment would reduce the size of the 2600 Parkview Drive lot from 6.34 acre to 4.5 acre, which exceeds the minimum lot size requirement within the CD-PUD district. Lot Standards The following lot standards were required in the School Lake CD-PUD. The lot as proposed in the amendment would meet these standards. School Lake CD-PUD Requirement Setback from Parkview Dr. 300 feet Setback from Perimeter 50 feet Interior structure setback 30 feet School Lake 200 feet Minimum Lot Size 2.5 acre Use/Accessory Structures The garden outlot contains two small structures. There is a gazebo within the garden and there is also a shed to the side. Generally, construction of accessory structures would not be permitted School Lake Nature Preserve 3rd Addn Page 4 of 5 June 13, 2023 PUD Amendment/Prelim Plat Planning Commission Meeting upon an outlot. Staff recommends that the use of the outlot and these structures be addressed within the PUD. Staff recommends that the use of the Outlot be limited to garden and private open space and that the structures be permitted as accessory to this use. Staff also recommends a condition that explicitly prohibits commercial uses (assembly uses, commercial photography, etc.) on the outlot. Subdivision Review The original subdivision review included all subjects which are usually part of a subdivision process. These things include septic requirements, park dedication, transportation issues, wetland buffers, and landscaping. Most of these aspects of the subdivision/development are not affected by separating off the garden as an outlot. As a result, these subjects are not addressed in this report. Access Although the garden Outlot will not be buildable, the owner will need to cross over the lot to access and maintain the Outlot. Staff recommends a condition requiring an access easement to the satisfaction of the City Attorney. Easements The City’s practice is to require drainage and utility easements around the perimeter of lots. Staff recommends a condition that easements be provided adjacent to the “new” lot line between the lot and the garden outlot. Staff Recommendation The Planning Commission and City Council have a high level of discretion to determine if a proposed CD-PUD subdivision better serves the conservation objectives of the City than would conventional development, and how much flexibility, including bonus density, should be provided within a CD-PUD. The City has similar discretion when reviewing an amendment to an approved CD-PUD. As noted above, while it is appropriate to consider the amendment within the context of the broader project, an amendment should not be substantially inconsistent with the objectives of the CD-PUD. These objectives are described on page 3 of this report. Staff is not concerned with reducing the size of the lot. Staff originally raised concern about creating an orphaned outlot which was not owned by the HOA or an adjacent owner. The applicant addressed this by proposing that the outlot can only be conveyed to an adajacent owner or an owner within the School Lake Nature Preserve HOA. Staff does oppose the request with proper conditions and covenants to prevent commercial uses of the garden outlot and to ensure it is owned by a nearby owner. Staff recommends approval subject to the following conditions: 1) The Applicant shall record documentation in a form and of substance acceptable to the City Attorney related to the ownership and uses of Outlot A. 2) The Applicant shall execute and record easement agreement in a form and of substance acceptable to the City Attorney for the shared driveway for all lots, at time of recording the plat. 3) The plat shall dedicate drainage and utility easements as recommended by the City Engineer, including adjacent to the perimeter of the lot and outlot and over wetland areas. School Lake Nature Preserve 3rd Addn Page 5 of 5 June 13, 2023 PUD Amendment/Prelim Plat Planning Commission Meeting 4) The Applicant shall meet the requirements of the City Attorney related to title issues and recording procedures. 5) The plat shall be recorded with the Hennepin County Recorder within 180 days of approval or the plat shall be considered null and void. 6) The Applicant shall pay to the City a fee in an amount sufficient to reimburse the City for the cost of reviewing the amended Planned Unit Development, plat, and other relevant documents. Potential Action If the Planning Commission finds that the amendment to the CD-PUD is not inconsistent with the purposes, objectives, and requirements of the CD-PUD district, the following action could be taken: Motion to recommend approval of the amendment to the School Lake Nature Preserve CD-PUD district and the School Lake Nature Preserve 3rd Addition plat. Attachments 1. Applicant Narrative 2. Preliminary Plat 3. 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