HomeMy Public PortalAbout10-16-2019 Park Commission Meeting Packet Posted 10/10/2019 Page 1 of 1
AGENDA
MEDINA PARK COMMISSION
WEDNESDAY, OCTOBER 16, 2019 7:00 P.M.
Medina City Council Chambers
City Hall, 2052 County Road 24
1) Call to Order
2) Additions to Agenda
3) Approval of the Minutes from:
September 18, 2019 Regular Meeting
4) Public Comments (on items not on the agenda)
5) City Council Update
6) Mark of Excellence Homes – Weston Woods – East of Mohawk Drive and North
of Hwy 55 – Comprehensive Plan Amendment and PUD Concept Plan – Park
Dedication Review
7) Staff Report
a) General Items
8) Adjourn
Medina Park Commission Meeting Minutes - DRAFT
September 18, 2019
Medina City Hall
Page 1 of 2
The Park Commission of Medina, Minnesota met in regular session on September 18, 2019 at
7:00 p.m. at Medina City Hall. Park Commission Vice Chair Ann Thies presided.
1) Call to Order
Commissioners Present: Ann Thies, John Jacob, Terry Sharp, Mary Morrison
Commissioners Absent: Steve Lee, Elizabeth Weir, Jeff Rumsey
Also Present: Public Works Director Steve Scherer, Assistant City
Administrator Jodi Gallup, City Council member John
Anderson
2) Additions to the Agenda: None
3) Approval of the Minutes from:
August 21, 2019 Regular Meeting
A motion was made by Jacob and seconded by Sharp to approve the minutes from August
21, 2019 as presented. Motion passed unanimously.
4) Public Comments (on items not on the agenda): None.
5) City Council Update
Anderson provided an update to the Park Commission on recent City Council actions.
6) Hamel Athletic Club Request – Quad 4 Field Improvements
Mike Kneller with the Hamel Athletic Club presented a request for field improvements to
convert the Quad # 4 Field in Hamel Legion Park to a regulation Little League Field. He
explained that these improvements would involve converting the field to a grassed infield
with irrigation.
Kneller stated that the Hamel Athletic Club has ambitions to host a District 1 tournament.
Currently, Hamel Legion Park has two grassed infields and with the addition of one more
field, they will have a total of three fields to host a tournament. He stated that this
improvement to the field complex will make the Hamel Athletic Club program more
desirable for kids that are 9-12 years old.
The Park Commission questioned the purpose of installing a grassed infield vs. leaving
the infield with ag lime. Kneller stated that the grass slows the ball down, which is more
desirable for Little League.
Medina Park Commission Meeting Minutes - DRAFT
September 18, 2019
Medina City Hall
Page 2 of 2
The Park Commission questioned if grassing the infield will limit the ability of other
teams to utilize this field. It was noted that the fields are mainly used for Little League
with the fields being used as a backup location for one softball tournament each spring. If
this project moves forward, the park will have three Little League fields, two softball
fields, and one regulation baseball field.
The Park Commission questioned the additional maintenance requirements for a grassed
infield. Scherer stated that the infield would need to be mowed and irrigated. He also
stated that the fields need to be graded around the 1st and 3rd base line every few years to
fix the edges, which is required on all the fields.
Kneller stated that the Hamel Athletic Club would be responsible for purchasing a cover
for the clay mound and repairing the clay mound as needed.
Kneller stated that the Hamel Athletic Club has received a quote from the same
installation contractor, Sam’s Lawn Landscaping, that has installed the other grassed
infields in the park. He recommended using this contractor for efficiency and system
continuity. He stated that the Hamel Athletic Club is willing to fund the improvements to
this field at 100% of the cost, which is $13,750.
A motion was made by Jacob, seconded by Sharp to recommend approval of the Quad #
4 field conversion and irrigation installation agreement with Sam’s Lawn Landscaping
and to accept the donation from the Hamel Athletic Club for this project. Motion passed
unanimously.
7) Staff Report
• General Items – Gallup reminded the Park Commissioners that Medina
Celebration Day will be held on Saturday, September 21st. Sharp and Thies
confirmed they will be at the event to promote Medina’s parks and trails and
educate residents on the Municipal Park Fund.
8) Adjourn
A motion was made by Sharp, seconded by Morrison and passed unanimously, to adjourn
the meeting.
The meeting was adjourned at 7:37 p.m. Minutes prepared by Jodi Gallup
Mark Smith – Weston Woods Page 1 of 9 October 16, 2019
Comp Plan Amendment/PUD Concept Plan Park Commission Meeting
MEMORANDUM
TO: Park Commission
FROM: Dusty Finke, Planning Director; through Asst. City Administrator Gallup
DATE: October 10, 2019
MEETING: October 16, 2019 Park Commission
SUBJ: Mark Smith (Mark of Excellence Homes) – Weston Woods
E. of Mohawk Dr., N. of Hwy 55 and 1952 Chippewa Road –
Comprehensive Plan Amendment and PUD Concept Plan
Review Deadline
Application Received: August 8, 2019
Review Deadline: Extended by applicant to allow jurisdictional review
Summary of Request
Mark Smith has requested a Comprehensive Plan Amendment and Planned Unit Development
(PUD) Concept Plan Review for a proposed development of two properties north of Highway 55
and east of Mohawk Drive.
The concept plan proposes:
• 76 twinhomes on the northern property (referred to as “Roy property”)
• Combination of uses on the southern property (referred to as “Cavanaugh property”):
o 41 single-family lots
o 33 townhomes
o 5.5 acres park/open space.
An aerial of the site and surrounding property can be found at the top of the following page. The
aerial shows existing land uses and describes planned land uses as follows:
• The Roy property is 80 acres in area but is over ½ wetland, with approximately 28 net acres
after deducting wetland and required wetland buffer. Almost all of the upland property is tilled
farmland. There is an existing home and farm buildings in the southwest corner of the site.
• The Cavanaugh property is 55 acres in size, with approximately 28.5 net acres after deducting
wetlands and required wetland buffers. A large wetland is located along the east end of the
site and drainageways divide the site into three areas (south, northwest, and northeast). In
addition, there are approximately 13 acres of woods which bisect the site along the ridge.
These woods abut the large wetland in the southern portion of the site and bisect the northern
portion of the site. There are two 4-acre farmed areas along Mohawk Drive and approximately
6.5 acres of vacant grassland on the northeast of the site.
• Polaris and The Wealshire are located to the west of the site. OSI is southeast of the large
wetland, along with additional future Business property to the north of OSI. The Bridgewater
neighborhood is located across the large wetland to the east of the site. Homes on rural lots are
located north and northwest of the site. These lots are zoned Rural-Residential-Urban Reserve,
but included in the Future Development Area designation and may be considered for addition
to the municipal sewer and water system in future Comprehensive Plan processes.
Mark Smith – Weston Woods Page 2 of 9 October 16, 2019
Comp Plan Amendment/PUD Concept Plan Park Commission Meeting
The Roy property is approximately 28 net acres, guided for Low Density Residential
development (2-3 units/net acre) within the 2025 staging period. The Cavanaugh property is
approximately 28.5 net acres guided for Business development within the 2020 staging period.
PUD Concept Plan
The purpose of a PUD Concept Plan is to provide feedback to the applicant prior to a formal
application. Generally, the Planning Commission and City Council do not take any formal
action and the feedback is purely advisory. In this case, the City will need to act on the
Comprehensive Plan which has been requested and is being reviewed concurrently. The PUD
would effectively be contingent upon the land use changes requested in the Comprehensive Plan
amendment.
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
Mark Smith – Weston Woods Page 3 of 9 October 16, 2019
Comp Plan Amendment/PUD Concept Plan Park Commission Meeting
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.
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.
Comprehensive Plan Amendment
The proposed Comprehensive Plan Amendment can be generally described as:
• Change of land use of 17 net acres of the Cavanaugh property from Business to Low
Density Residential (2-3 units/net acre)
• Change of land use of 4.75 net acres of the Cavanaugh property from Business to
Medium Density Residential (5-7 units/net acre)
• Change of land use for approximately 5.5 net acres of the Cavanaugh property from
Business to public park and open space
• Change of Staging of the Roy property (approximately 28 acres) to allow development
after 2019 instead of after 2025
When considering requests to amend the Comprehensive Plan, the Vision and Community
Goals (Chapter 2) provide general guidance. When amendments to land use are requested,
the “Future Land Use Plan Principles” (pages 5-4 and 5-5 of the Land Use Plan) provide
guidance. Similarly, principles which inform the Staging Plan are described on page 5-18 of
the Land Use Plan.
Proposed Site Layout
On the Cavanaugh property, the applicant proposes 41 single-family lots between 9,000-12,000
square feet in size, 33 townhomes and 5.5 acre for public parks and open space. The concept plan
is not required to be fully designed, so adjustments may be necessary if the project proceeds to
full design. Staff has provided a general review to help inform the design if it moves ahead and
Mark Smith – Weston Woods Page 4 of 9 October 16, 2019
Comp Plan Amendment/PUD Concept Plan Park Commission Meeting
to compare the flexibility which the applicant is requesting from the expected development
standards of the underlying zoning districts.
As noted above, a PUD allows “deviation from the strict provisions of this Code related to
setbacks, lot area, width and depth, yards, and other development standards” to serve the
purposes described in the PUD ordinance. To analyze whether to approve a rezoning to PUD,
the City compares the request to the expectations of the underlying zoning designation. More
information is available in the Planning Commission report.
Tree Preservation and Buffer Yards
The Cavanaugh site includes a wooded area approximately 13 acres in area. The northern 3-
acres of the woods is designated as a moderate quality oak forest in the City’s land cover
classification system. Approximately 1-2 acres of the southern wooded area is designated as a
moderate quality maple-basswood forest. The remaining area is an altered deciduous woodland.
Few trees are located on the Roy property.
The applicant’s concept proposes to preserve approximately 5 acres of the woods through
dedication of the property to the City for park dedication. The applicant proposes to preserve an
additional ½ acre of wooded area in the eastern portion of the site. The request would be subject
to the City’s tree preservation ordinance, which would require expansive replacement for all
removal in excess of 15% of the significant trees on the site.
The City’s natural resource specialist provided observations on the woodlands during review two
years ago, which are attached to this report. The southern portion of the wooded area, especially
located on the knoll which is proposed to be dedicated to the City, was well varied in terms of
tree age and species, and had comparatively low levels of buckthorn intrusion. This portion of
the woods appeared to be a long-term sustainable natural area of a comparatively good quality
within Medina. The dedication of the property to the City would provide the opportunity to
conserve the highest quality portion of the woodlands. The applicant argues that the
comprehensive plan amendment and PUD allow for the preservation of this wooded area in a
way which would likely not be achievable if the sites were developed at different times by
separate parties.
Wetlands and Floodplain
The large wetland to the east of the proposed development is a Preserve wetland which is
mapped as a Site of Biodiversity Significance. This type of wetland requires an average buffer
of 50 feet in width. Most of the other wetlands on the sites are Preserve wetlands, requiring an
average buffer of 35 feet. The wetland area in the center of the development on the Roy property
is a Manage 3 wetland, requiring a buffer with an average width of 20 feet. The City’s wetland
protection ordinance also requires homes to be set back an additional 15 feet from these required
buffers.
It appears that the applicant is identifying appropriate buffers on the concept plan, but this will
need to be verified if there is a future formal application.
Mark Smith – Weston Woods Page 5 of 9 October 16, 2019
Comp Plan Amendment/PUD Concept Plan Park Commission Meeting
FEMA maps identified a Zone A floodplain within the location of the large wetland. The
floodplain does not have a Base Flood Elevation established, so the applicant will need to
provide information on which to establish an elevation in order to verify that there will be no
impacts.
Transportation
The concept plan identifies a single access to the twinhome neighborhood off of Mohawk Drive,
across from the driveway of The Wealshire. The single family area is proposed to have access
on Mohawk Drive and new Chippewa Road, and the townhomes are proposed to be accessed off
of Mohawk Drive.
Staff would recommend that the southern cul-de-sac be eliminated. Pedestrian connections
should also be provided throughout the neighborhoods to the open space areas.
Mohawk Drive has limited right-in/right-out access to the south of the site. As a result,
eastbound traffic would currently be required to travel west on Chippewa Road to Willow Drive
in order to turn left onto Highway 55. This would add approximately 1.3 miles to each east-
bound trip. The City has identified a future connection of Chippewa Road east of Mohawk Drive
to connect with Arrowhead Drive. Staff believes this connection is important to support
development of the subject site and others in the area of Chippewa Road/Mohawk Drive. This
connection is important for public safety purposes as well, providing better emergency access to
the area and also providing an alternative route in case of an emergency on Highway 55.
The applicant has proposed to construct the Chippewa Road extension from Mohawk Drive to
Arrowhead Drive in connection with development of the property. The City would be
responsible for permitting and wetland mitigation for the project. The applicant has emphasized
that the requested comprehensive plan allows for a common developer between the two sites and
allows the opportunity for the roadway to be constructed by the developer. If the sites on either
side of Chippewa Road are developed at different times or by different types of developers
(residential vs. business), it will be much more difficult to coordinate the funding and
construction of the roadway with one or the other development.
Sewer/Water
Existing sewer and water mains are located within Mohawk Drive, which the applicant proposes
to extend throughout the site.
The applicant has indicated that the subject site could be served through gravity sewer lines to
the existing system, but this would need to be confirmed.
Currently, the subject property and other sites in the area are served by a single water main along
Highway 55 (to Mohawk) without any looping. The City Engineer and Public Works emphasize
that having a second means to route water to this neighborhood and other properties in the area is
extremely important. The City’s water plan identifies a water main along new Chippewa Road
from Mohawk Drive east to Arrowhead Drive. This water main connection is not yet in place
and staff believes that it is important that provisions are made for construction of this connection
before additional property develops west of Arrowhead Drive. The applicant has indicated that
Mark Smith – Weston Woods Page 6 of 9 October 16, 2019
Comp Plan Amendment/PUD Concept Plan Park Commission Meeting
they would construct this watermain extension from Arrowhead Drive along with construction of
either this project, or the project to the north.
Providing this connection would be an important benefit for the City, because Public Works and
Engineering are currently beginning the planning process for potential construction in the next
few years. If it is constructed in connection with a development, it would relieve the City of
completing this project.
Stormwater/LID Review/Grading Review
The Concept Plan includes conceptual grading plans, but not in-depth stormwater plans. Any
development proposal would ultimately be subject to relevant stormwater standards.
Public Comments
Staff has received six comments from nearby property owners in opposition of the
Comprehensive Plan Amendment.
Staff Comments
Under the Comprehensive Plan today, the Cavanaugh property can be developed at any time
with Business uses. The Roy property could be developed at similar density after 2025.
The proposed Comprehensive Plan Amendment, at its basic level, requests to:
• Develop the Roy property in 2019 rather than after 2025
• Develop the Cavanaugh property with a mix of single-family and townhomes instead of
Business
When considering the Amendments, it is important to compare the requested amendment to the
planned staging and future land use contemplated in the Comprehensive Plan, not the fact that
the sites are currently undeveloped.
The applicant points out that the proposed amendments allow the opportunity for the sites to be
developed together by a single party, which is very unlikely under the current Comprehensive
Plan. Under the currently Plan, it is very likely the parcels will be developed at separate times
and by different developers. The applicant states that their proposed coordinated development
would be more consistent with various goals and objectives of the Comprehensive Plan and PUD
ordinance than would be likely with separate developments.
The Staging Plan is primarily intended to plan for adequate infrastructure and services for the
expected development. In terms of City infrastructure, the applicant proposes to address by
constructing improvements called for in the City’s Comprehensive Plan. Other matters include
regional transportation systems and school district. The proposed staging plan change is in
Rockford Schools, which has not raised concerns with pace of residential growth. The
demographics likely to purchase the twinhomes will likely result in fewer children per home than
other types of housing.
The Staging Plan also more generally provides growth management for non-infrastructure
objectives of the City.
Mark Smith – Weston Woods Page 7 of 9 October 16, 2019
Comp Plan Amendment/PUD Concept Plan Park Commission Meeting
One of the goals of the Comp Plan is: “to accommodate regionally forecasted residential growth,
desired business opportunities and achievement of other Community Goals.” This goal seems
relevant when considering the proposed change of Land Use on the Cavanaugh property from
Business to Residential. The proposed change would reduce land for Business development in
the City by approximately 28 net acres (or 23 net acres, if the City would be interested in
requiring the dedication of the wooded area at the time of future Business development). It
would increase the planned residential growth in the City by 74 units, or approximately 7%.
The City Engineer has projected that the change in land use from Business to Residential would
not have substantially different impacts on the City’s transportation, sewer, water, or surface
water systems.
The applicant states that the change of land use provides the opportunity to better the following
goals and objectives of the Comprehensive Plan:
• Provide opportunities for a diversity of housing at a range of costs to support residents at
all stages of their lives. – the proposed project includes a mix of single-family,
twinhomes and townhomes.
• Protect and enhance the environment and natural resources throughout the community. -
The coordinated residential development provides the opportunity to preserve 5 acres of
the woodlands along the southeastern portion of the development, which may not be
achievable in a business development.
The construction of Chippewa Road and the watermain connection are consistent with the City’s
infrastructure plans and staff recognizes the benefits of securing these improvements in
connection with the coordinated development adjacent on both sides. Constructing and funding
the projects in the future if the properties develop and different times is likely to be much more
difficult.
Park Dedication
Ordinance Requirements
City’s subdivision regulations require up to 10% of the buildable property to be dedicated for
park purposes. The City may also choose to accept cash in-lieu of all or a portion of this land
dedication in an amount equal to 8% of the pre-developed market value, with a minimum of
$3500 and a maximum of $8000 per home.
In this case, there are approximately 75 upland acres, for a potential 7.5 acres of park land. If the
City determines that land should not be required in this case, staff believes the fee would be in
the mid of the range, potentially around $600,000-$800,000. However, this value will be
determined more precisely during the preliminary plat review if the applicant proceeds with a
formal application.
Park dedication would be required for any development upon the two parcels, even without a
Comprehensive Plan Amendment and Planned Unit Development. Part of the applicant’s
narrative states that the Comprehensive Plan Amendment and PUD allows them to better meet
Mark Smith – Weston Woods Page 8 of 9 October 16, 2019
Comp Plan Amendment/PUD Concept Plan Park Commission Meeting
the City’s goals and objectives. This would suggest that the park, trail, and open space amenities
provided with the development should exceed the park dedication requirements.
Parks, Trails, and Open Space Plan
The City’s park plan identifies the need for a neighborhood park in this area. The Park
Commission has discussed potentially requiring land either at this subject site or at the other
planned residential property west on Chippewa Road, depending on which project would move
forward first.
The trail plan identifies an east-west connection between Mohawk Drive and Arrowhead Drive
which would need to be accommodated within this project. The Plan also shows a north-south
connection through the Roy property to the north.
Portions of the wooded area on the Cavanaugh property and portions of the wetlands to the east
of both sites are identified as priority areas and moderate quality natural areas in the City’s Open
Space Plan.
Proposed Parks, Trails and Open Space
The concept plan proposes the following:
1) Preservation of 5.5 acres of the wooded area in the southeast portion of the site. Concept
plan shows the potential for a small active park
2) Construction of a parking area/trailhead for the preserved area.
3) Trail connections throughout the neighborhood.
Because one of the primary arguments for the PUD is the preservation of open space, staff would
expect the provision of parks, trails, and open space to exceed the standard park dedication
requirements of the City.
Staff Recommendation
Staff recommends that the Park Commission discuss its vision for active parks in the area,
assuming the Comp Plan Amendment is approved. Here are some factors to consider:
• The Amendment would result in an additional 78 homes on the Cavanaugh property,
rather than business development. Staff believes this would increase park needs.
• The Comp Plan projects an additional 65-80 homes along Chippewa Road west of the
Wealshire within the next 10 years.
• In addition, the property to the north is included the long-term plan for potential
development, potentially 20+ years in the future.
Staff believes it may make sense to plan for a park along the northern portion of the subject
properties and potentially along the north of the properties west of the Wealshire. This would
allow additional land to be added to the parks if the properties to the north are planned for
development in the future. If the Park Commission concurs with this vision, it may be advisable
to obtain land on the Roy property which could be used for an active park.
As noted above, there are trail connections to the east and north in the City’s Plan. Staff would
recommend that these be added to the plans and constructed as a minimum.
Mark Smith – Weston Woods Page 9 of 9 October 16, 2019
Comp Plan Amendment/PUD Concept Plan Park Commission Meeting
If these amenities are provided as part of the Comp Plan Amendment and PUD, the City would
ultimately need to determine how much of a park dedication fee should be required in-lieu of
land dedication.
The Park Commission is not required to take formal action on the request. However, as part of
the PUD Concept Plan, staff believes it is important for the Park Commission to provide frank
feedback on its expectations with regard to Parks, Trails and Open Space at this stage. For
example, if the Park Commission is going to recommend additional active park land, it is
important that the applicant be able to incorporate this into their formal submission.
Attachments
1. Natural Resource Specialist comments dated 10/6/2017
2. Applicant Narrative
3. Concept Plan
4. Parks and Trails Plan
Larkin
Ho/fu"fl#Larkin Hoftran
Re:
8300 Norman Center Drive
Suite 1000
Minneapolis, Minnesota 55 437 -1060
GENE RAr.: 952-835-3800
FAx: 952-896-3333
wEB: www.larkinhoftnan.com
September 25,2019
Dusty Finke AICP
City Planner
City of Medina
2052 County Road 24
Medina, MN 55340-9790
Weston Woods of Medina; Comprehensive Plan Amendment and PUD Concept Plan for
PIDs 03- I I 8-23 -42-000 1, 03 - 1 18-23-41 -000 l, and 03 - 1 1 8-23-43-0005
Dear Mr. Finke
We represent Mark of Excellence Homes ("MOE") regarding the proposed Weston Woods of
Medina project ("Project") located in the City of Medina ("City"). The Project includes
development on approximately 131 gross acres of land located north of Highway 55 and East of
Mohawk Drive with a mix of single-family development, twinhomes, and row townhomes. This
letter and the accompanying materials constitute a request for the following applications by MOE:
1) comprehensive plan ("Comp Plan") amendments, and 2) a Planned Unit Development (PUD)
Concept Plan ("Concept Plan") for a project with an approximate overall density of 3.0 units per
acre.
Background and Proiect Description
The Project includes two properties ("Properties), consisting of the "Cavanaugh Parcel," totaling
approximately 54.91 acres, located east of Mohawk Drive and north of Highway 55; and the "Roy
Parcel" an approxim ately 7 5.42-acre parcel located east of Mohawk Drive and immediately north of
and adjacent to the Cavanaugh Parcel. MOE is seeking to develop the Properties with a mix of
single-family homes, twinhomes, and row townhomes with an average overall density of
approximately 3.0 units per acre. The Roy Parcel will include approximately 47.33 acres of
wetland and buffer area with no designated open space. The Cavanaugh Parcel will include
approximately 26.42 acres of wetland and buffers, and 5.47 acres of parks.
The net developable acreage is based on the Metropolitan Council's formula for calculation of net
residential density calculated by the gross acres less wetlands, buffers, public parks and open space,
arterial road rights-of-way, and floodplains. The resulting density of the proposed PUD Concept
Plan is as follows:
Gross Area weflands/SuIIer ParksiOpen Space Net Developable
Roy Parcel 75.42 acres 47.33 acres 0.00 acres 28.09 acres
Cavanaugh Parcel 54.91 acres 26.42 acres 5.4J acres 21.10 acres
Project Total 130.33 acres 73.75 acres 5.47 acres 49.19 acres
Dusty Finke AICP
Septernber 25,2019
Page2
rposed
Net Developable Dwelling Units Density
Roy Parcel 28.09 acres 76 proposed 2.7 unitslacre
Cavanaugh Parcel 22.57 acres 74 proposed 3.2 units/acre
Proiect Total 49.67 acres 150 Units 3.0 units/acre
The proposed 3.0 units per acre of density will be allocated among single-family residences,
twinhomes, and row townhomes as follows:
The Project will also include the improvement of Chippewa Road from Mohawk Drive on the west
to Arrowhead Drive on the east, as well as the completion of a water loop connected to the City's
municipal water system.
Land Use A nnlications
MOE is seeking the following land use applications
1. Comp Plan Amendments
MOE is seeking the following Comp Plan Amendments to accommodate the Project
a. Comp Plan Amendment: Roy Parcel (2025 to 2020 Staging)
The Roy Parcel is currently designated with the Low-Density Residential (LDR) future land use
designation with stagin gfor 2025 development. MOE is seeking a Comp Plan amendment to re-
guide the Roy Parcel from2025 staging to 2020 with flexibility granted through the PUD to allow
development as early as 2079.
b.Comp Plan Amendment: Cavanaugh Parcel (Business to Low-Density
Residential and Medium-Density Residential Future Land Use Designation)
The Cavanaugh Parcel is currently designated with a future land use designation of Business. MOE
is seeking a Comp Plan Amendment of the future land use designation of the Cavanaugh Parcel
from Business to a combination of LDR on portions of the property planned for single family
residential and Medium-Density Residential (MDR) designation to accommodate the proposed
townhome development.
Acres Number Densitv
Single-Family
Residences
16.96 acres 41 Units 2.4 unitslacre
Twinhomes 28.09 acres 76 Units 2.7 :ur:ritslacre
8.0 units/acreRow Townhomes 4.14 acres
3.0 units/acreProiect Total 49.19 acres 150 Units
2. Planned Unit Development Concept Plan
I{ou'sing Types
33 Units
Dusty Finke AICP
September 25,2079
Page 3
The predominant zoning district for the Properties is Rural Residential-Urban Reserve (RR-UR),
with approximately 5.25 acres of the southernmost portion of the Cavanaugh Parcel zoned as
Commercial-Highway (CH). MOE is seeking a review and approval of the PUD Concept Plan,
with a request for rezoning to the Planned Unit Development (PUD) District to follow at a later
date. The PUD District will allow for the flexible application of the City's Zoning Code ("City
Code"), including the flexible distribution of densities over the entire Project area resulting in a
density on the Roy Parcel that is higher than otherwise allowed. The distribution of density is
required to make the project work within the market, and as a result of the increased densities MOE
is able to offer higher standards of site and building design, along with the preservation of high-
quality natural resources, including mature tree stands and substantial wetlands located on the
Properties. Additionally, the increased density allows MOE to provide a substantially higher
investment in infrastructure, which would not be possible without the flexibility allowed by the
PUD.
Following approval of the Comp Plan amendments above, approval of the PUD will be consistent
with the Comp Plan designation and staging of the Properties. The overall density will be 3.0 units
per acre over the entire Project, with higher density located near Highway 55. The Project is
consistent with the standards and purpose of the City's PUD Ordinance under Section 827.25 as
follows:
a.Innovations in development to the end that the growing demands for all styles of
economic expansion may be met by greater variety io type, design, and
placement of structures and by the conservation and more efficient use of land
in such developments.
The Project is designed to accommodate a mix of housing types and densities while preserving and
protecting wetlands, tree stands and open spaces. The Project includes a combined 73.75 acres of
wetland and buffer conservation areas, as well as 5.47 acres of wooded open space or parks. The
five-acre park/open space on the Cavanaugh Parcel includes over 300 hardwood trees, which have
been preserved as parkland with playground equipment and20 parking spaces to ensure community
accessibility. The park area will become a neighborhood asset providing open space and trail
facilities for use by the residents of the development and the general public. This protects and
preserves one of the City's natural resources and meets or exceeds the 10 percent park dedication
requirement under City Code Section 820.31.
b. Higher standards of site and building design
The PUD allows the Project to provide a variety of high-quality housing styles, including single
family lots, twinhomes and row townhomes in a high-quality design, integrated into the open space
and wetlands. The single family homes will be located adjacent to natural areas, including
wetlands, park and open space, and preserved woodlands. The townhomes have high-end features
and the exteriors will use an extensive amount of glass creating an abundance of natural light on
three sides. Deep garages will provide homeowners room to store trash and recycling bins indoors.
To improve exteriors, MOE has engaged a designer to create a variety of architectural features to
enhance the front of the building units. The addition of the row homes in the center of the south
parcel provides a housing option for newer families close to the park and open space. This amenity
makes the row homes highly valuable and marketable.
Dusty Finke AICP
September 25,2019
Page 4
c.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.
To the north on the Roy Parcel, more than two-thirds of the site will be preserved as wetlands and
woodlands providing natural buffer areas within the development. All of the proposed residences
on the Roy Parcel are clustered on the west of the property, which provides more than a 1,300 foot
buffer between the Bridgewater neighborhood to the east and the nearest home in the development.
To the south on the Cavanaugh Parcel, nearly sixty percent (60%) of the site is preserved in
wetlands, woodlands, park and open space. Specifically, the developer will dedicate a 5-acre
park/open space area preserving the existing wooded area including over 300 hardwood trees. This
preservation effort will become a defining feature of the development and will preserve an area of
significant trees.
d. 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.
The Concept Plan shows a number of ponding areas designed to manage storm water and minimize
storm water impacts from the development. MOE will work with the City to incorporate low
impact development and best stormwater practices throughout the development. For instance, the
plan proposes construction of stormwater reservoirs to provide irrigation to landscaping on the Roy
parcel.
e. 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.
The Project preserves and enhances wetland and woodland areas creating large buffers to
surrounding development and large portions of the Properties will be dedicated as parkland and
open space. MOE will work with the City to enhance buffering from adjacent roadways and lower
intensity uses. For instance, heavy landscaping and tree planting along Mohawk Road will provide
a buffer between homes and roadways.
f. 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.
The Project is the result of a creative use of land that allows the placement of a variety of home sites
on the Properties in a way that preserves wetlands, woodlands, and open space while still meeting
the required density contained within the City's land use regulatory documents. The Project ranges
in density with the higher density located nearest to Highway 55 and a range of density north of the
highway. The overall net density in the Project is 3.0 units per acre, which is consistent with both
City and Metropolitan Council guidance for new residential development.
g. An efficient use of land resulting in smaller networks of utilities and streets
thereby lower development costs and public investments.
Dusty Finke AICP
September 25,2019
Page 5
MOE has designed the PUD to maximize the use of developable land while preserving natural
features such as wetlands, woodlands, and upland buffers to nearby development. On both of the
Properties, the footprint and density of housing maximized in a manner that reduces the impervious
surfaces and reduces the in the size and length of infrastructure serving the development. In
addition, MOE has proposed construction of new infrastructure at its own expense, including the
extension of Chippewa Road between Mohawk Drive and Arrowhead Road, as well as the water
loop which will serve surrounding neighborhoods and reduce the City's need for public investment
in infrastructure. However, any oversizing of public required by the City must be bome by the City
These improvements far exceed the typical infrastructure investment that is required under such a
development.
h.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.)
MOE has requested a Comp Plan amendment to develop the Project as a comprehensive PUD with
a mix of development types. The requested Comp Plan amendments will allow for the concurrent
development of both the Roy and Cavanaugh parcels as a single residential PUD offering a variety
of housing types and densities, while preserving natural and opens spaces. Preserving the wetlands,
buffers, open space, and tree stands is consistent with the Comp Plan, and extending Chippewa
Road and the water loop will further the Comp Plan's infrastructure goals. The Project will
effectuate the objectives of the Comp Plan as proposed.
l.A more desirable and creative environment than might be possible through the
strict application on zoning and subdivision regulations of the City.
The use of the PUD not only results in a more desirable and creative environment, but is absolutely
essential to approval of the plan as proposed and permits a mix of densities while preserving natural
and opens spaces. The Project provides several public benefits, including the preservation of
woodlands, wetlands, and open spaces and a reduction in density and impervious surface as
discussed above, along with the extension of Chippewa Road and the water loop.
Please contact me with any questions about the above narrative or the enclosed materials.
Sincerely,fua1'?m
William C. Griffith, for
Larkin Hoffinan
DirectDial: 952-896-3290
Direct Fax: 952-842-1729
Email: weriffith@larkinhoffinan.com
cc: Mark Smith
4841-5812-6245, v. 2
1
Dusty Finke
From:Tony Havranek <THavranek@wsbeng.com>
Sent:Friday, October 06, 2017 12:34 PM
To:Dusty Finke
Cc:Steve Scherer
Subject:RE: Medina - Mark Smith/Cavanaugh site visit
Dusty,
Here are my notes from today’s site visit:
I would classify the forested portion of the eastern side of the parcel as quality woodland, as opposed to low quality,
with some pockets of high quality.
The northeastern portion of the woodland, north of the ditch, is correctly classified by the Hennepin County Nat Res
layer as a mesic oak woodland. Both white oak and red oak occur in this portion of the forest. All oak would be
classified as large to very large trees (DBH > 21”). The oak component would be classified as even age, meaning that
these are all mature trees. No oak regeneration was observed (sapling/seedling size class). The number of individual
trees is small compared to other species (ash), but the size of the trees causes them to be the dominant species in terms
of canopy coverage and basal area.
It should be noted that there were a small number of very large sugar maple as well.
The understory in this location was dominated by buckthorn, with some ironwood. Without management, this area
would more than likely transition to buckthorn/elm/basswood/ash due to oak mortality due to wind events, disease,
and old age;.
The area between the knoll and south of the ditch, maintains an oak component similar to the one described above, but
ash becomes more prevalent (pole to medium tree size 5‐10” DBH). The buckthorn is much smaller here (seedlings) and
is not as dense.
The knoll consists of a uneven‐age sugar maple stand with some large ‐very large white oak. This portion of the forest
would more than likely be sustainable for the long term since the seedling/sapling/pole size class will succeed the
mature trees as they die. Very little to no buckthorn is found here. This area is typed as a basswood/sugar maple by the
Hennepin County Nat Res inventory. The basswood component is present, but somewhat minor when compared to the
sugar maple component.
The southern portion of the forest is similar to what was observed in the northeast portion described in the first
paragraph.
While the tree inventory shows that ash is dominant as a percentage of individual trees, it should be noted that from a
canopy/basal area perspective, white oak, sugar ample, and red oak are the domiant tree species throughout the
woodland.
Let me know if you need something else,
Tony Havranek
Sr. Environmental Scientist
P (651) 286-8473 | M (612) 246-9346
2
WSB & Associates, Inc. | 178 East 9th Street, Suite 200 | St. Paul, MN 55101
This email, and any files transmitted with it, is confidential and is intended solely for
the use of the addressee. If you are not the addressee, please delete this email from
your system. Any use of this email by unintended recipients is strictly prohibited.
WSB does not accept liability for any errors or omissions which arise as a result
of electronic transmission. If verification is required, please request a hard copy.
From: Dusty Finke [mailto:dusty.finke@medinamn.gov]
Sent: Friday, October 6, 2017 8:14 AM
To: Tony Havranek <THavranek@wsbeng.com>
Cc: Steve Scherer <steve.scherer@medinamn.gov>
Subject: RE: Medina ‐ Mark Smith/Cavanaugh site visit
Tony,
I will meet you over there. Steve Scherer from Public Works may come also.
Thanks,
Dusty
From: Tony Havranek [mailto:THavranek@wsbeng.com]
Sent: Friday, October 06, 2017 6:36 AM
To: Dusty Finke
Cc: Jim Stremel
Subject: RE: Medina - Last minute site visit?
Dusty,
I reviewed the docs that you sent over. My main focus was the inventory data. Looks like there is some good diversity
out there, with some large seed trees. As stated in the S & S report, while the dominant species is green/white ash,
these trees still provide value.
I took a look at the Hennepin county nat resources data. There are two ecologically significant areas present on the
parcel. A small section of maple‐basswood forest on the north side, and an oak forest‐mesic subtype. I will pay
particular attention to these areas.
Is anyone meeting me there, or were planning on just having me, walk the area by myself and report back to you?
Any issues with accessing the property without notice to the landowner?
Thanks,
Tony Havranek
Sr. Environmental Scientist
P (651) 286-8473 | M (612) 246-9346
WSB & Associates, Inc. | 178 East 9th Street, Suite 200 | St. Paul, MN 55101
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MOHAWK ROADMOHAWK ROAD
SITE DATA
SITE DATA - ROY PARCEL 80.09 Ac.
Site Area:75.42 Ac.
( Less Chippewa, Mohawk, Hackamore R/W )
Existing Wetland & Buffer Area:47.33 Ac.
Net Developable Area:28.09 Ac.
( 75.42 - 47.33 )
Twin Home Residential:76 Units
( Lots and Local Roads, Private Roads @ 29' B-B )
Setbacks:
25' front from curb
30' from county road
30' min. between building
15' structure setback from wetland buffer
Overall Net Density: 2.7 u/a
( 76 units / 28.09 ac.)
SITE DATA - CAVANAUGH PARCEL 54.91 Ac.
Gross Site Area:52.99 Ac.
(Less Chippewa, Mohawk R/W )
Existing Wetland & Buffer Area:26.42 Ac.
Park / Openspace: 5.47 Ac.
(10% Required Park Dedication = 5.47 ac.(28.09 + [52.99 - 26.42] = 54.66 x 0.10 )
Net Residential Developable Area:21.10 Ac.
(Lots and Local Roads, Private Roads @ 29' B-B )
Overall Residential Units:74 Units
Single Family Lots 70' x 130' +/-41 lots
Row Townhome Units 33 lots
Setbacks:
30' front / rear
35' from county road
10' side
15' structure setback from wetland buffer
Single Family Density: 2.5 u/a
(41 units / 16.39 ac.)
Row Townhome Density: 7.0 u/a
(33 units / 4.71 ac.)
Overall Net Density: 3.5 u/a
(74 units / 21.10 ac.)
SITE DATA - BOTH PARCELS
Net Residential developable Area:49.19 Ac.
(Less Chippewa,Monarch,Hackamore R/W )
Overall Net Residential Density: 3.0 u/a
(150 units / 49.19 ac.)
* All areas are approximate. Developable area estimated from County GIS Data as
measured from local codes.
Wetlands were delineated by Kjolhaug Environmental and field located by Landform Professional Services.
Landform and Site to Finish are registered service marks of Landform Professional Services, LLC.R R
in collaboration with:
MARK SMITH ROY & CAVANAUGH SITES ∂ Medina, MN
Concept Planning∂ 09.30.2019
CONCEPT PLAN G
NORTH
0 150 300
Concept G combined sites.dwg
HIGHWAY 55
")55
")24
")19
")101
")116
")11
")24
")19
£¤12
HAMEL RD
MEDINA RD
PIONEER TRL
TAMARACK DR
WILLOW DR
HACKAMORE RD
ARROWHEAD DR
HOMESTEAD TRL
CHIPPEWA RD
HUNTER DR
PARKVIEW DR
BROCKTON LN N
MEANDER RD
EVERGREEN RD
BROCKTON LN N
CHIPPEWA RD
WILLOW DR
WILLOW DR
HUNTER DR
")55
Medina Golf &
Country Club
YMCA -
Camp Ihduhapi
Spring Hill
Golf Club
Baker Park Reserve
Baker Park Reserve
Wolsfeld Woods (SNA)
Lake Independence Regional Trail
North-South 1 Regional Trail Search Corridor
Lake Sarah Regional Trail Search Corridor
Lake Sarah Regional Trail Search Corridor
Katrina
Independence
School
Mooney
Spurzem
Holy Name
Peter
Wolsfeld
Half Moon
Krieg
Miller
Thies
Ardmore
Map Date: October 2, 2018
Scale: 1:32,000[0 0.5 10.25
Mile
Map 6-1Park and Trail Plan
Location of proposed trail segments
are intended to identify connections
and cooridors, not exact locations.
Legend
Trails
Existing Paved Trail
Existing Shoulder Trail
Existing Turf Trail
Existing Sidewalk
Proposed Paved Trail
Proposed Shoulder Trail
Proposed Turf Trail
Future Park Search Area
Parks
Existing Park
Potential Park Expansion
Regional Corridors
Regional Trail Search Corridor
1
MEMORANDUM
TO: Medina Park Commission
FROM: Jodi Gallup, Assistant City Administrator
DATE OF REPORT: October 10, 2019
DATE OF MEETING: October 16, 2019
SUBJECT: Park Commission Meeting Report
2. Additions to Agenda
If any Park Commissioner wishes to add an item to the agenda after the agenda has
already been posted, the agenda item must be proposed at this point in the meeting. The
Park Commission must agree to add the item by motion.
No attachments for this item.
5. City Council Update
This is a reoccurring agenda item to have the City Council Liaison to the Park Commission
give an update at each meeting on what is happening at the Council level. City Council
member John Anderson has been appointed as the Liaison to the Park Commission for
2019.
No attachments for this item.
6. Mark of Excellence Homes – Weston Woods – East of Mohawk Drive and North of Hwy 55
– Comprehensive Plan Amendment and PUD Concept Plan – Park Dedication Review
Planning Director Dusty Finke’s report provides the details of the applicant’s request for
a Comprehensive Plan Amendment and Planned Unit Development (PUD) Concept Plan
review for a proposed development on two properties north of Highway 55 and east of
Mohawk Drive. The park dedication analysis can be found on pages 7-9 of the attached
report.
See attached report.
Recommended Action: Make recommendation on park dedication
7. Staff Report
a. General Items. This agenda item is to give a verbal update on any other general park
items.
Staff representation at the October 16th Park Commission meeting will be Assistant City
Administrator Jodi Gallup and Public Works Director Steve Scherer.