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Commission recommends Mezzanbrink PUD for 122 homes with extensive shoreland and infrastructure conditions
Summary
City staff recommended and the commission forwarded a planned unit development for 122 slab‑on‑grade homes in the Mezzanbrink subdivision, subject to wetland protections, wetland‑banking credit purchases, strict impervious‑surface limits, infrastructure completion, and HOA requirements.
The Planning Commission recommended approval of a PUD for the Mezzanbrink area that would allow construction of 122 slab‑on‑grade dwellings across roughly 64.94 acres while requiring multiple conditions to protect shoreland and ensure infrastructure.
Bennett Hansen, presenting for the city, said the proposed PUD follows earlier approvals for the Mezzanbrink mixed‑use project and relies on an earlier environmental assessment worksheet. The PUD proposes 88 single‑family detached homes and 34 attached units, preserves a wetland/unnamed lake basin on the northeast portion of the site, and shows impervious coverage within the shoreland at about 20.4 percent (under the 25 percent maximum allowed by the shoreland standard).
Staff recommended a long list of conditions, including purchasing wetland‑banking credits for any replacement wetlands prior to work, installing wetland signage along the private development border, implementing cul‑de‑sac geometry improvements to accommodate emergency vehicles, conveying common open space to an HOA or trustees, installing private driveways and signage to city specifications, and fully installing utilities, roadways and landscaping prior to any unit occupancy. Staff also noted required payments in lieu of parkland dedication tied to the Mezzanbrink subdivision. The applicant confirmed coordination with Minnesota DNR on shoreland and wetland technical requirements.
Commissioners asked about sidewalks and shoreland triggers for PUD review; staff noted sidewalks are not required on private drives and the shoreland overlay is what necessitated PUD review for this site. After discussion, commissioners moved and seconded to recommend approval to city council, with staff’s conditions and anticipated council action scheduled for May 11.
The conditions aim to ensure emergency access, limit impervious surface in sensitive tiers, and require the developer to pay parkland fees and address utility connection fees. Approval was contingent on compliance with the listed conditions and submittal of required documentation before building permits or occupancy.
