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HomeMy Public PortalAbout02-14-2006City of Medina Planning Commission Minutes — February 14, 2006 PRESENT: Marilyn Fortin, Sharon Johnson, Steve Jacobson, Tom Crosby, Mary Verbick, and Doug Dickerson. Also present City Planner — Rose Lorsung, Chad Adams, City Administrator, Planning Consultant — Sarah Schield, Administrative Assistant — Janet Olson and Council Representative Elizabeth Weir. ABSENT: Jeff Pederson (excused) 1. Call to Order: Chair Tom Crosby called the meeting to order at 7:OOPM. Tom introduced Sharon Johnson. Sharon Johnson was appointed by the City Council to serve the position vacated by Tom Supel's resignation. Tom Crosby also announced that the Planning Commission was being recorded tonight using the new sound system. All future Planning Commission meetings will be recorded for record keeping and historic purposes. 2. Public Comments: There were no comments from the public 3. Adam's Pest Control: Lot Combination/Preliminary Plat, Site Plan and Conditional Use Permit for property located at 872 Highway 55. Sarah Schield provided an update on Adam's Pest Control project. The applicant is requesting approval of a lot combination, site plan and conditional use permit. Recently the applicant has submitted a preliminary plat in order to plat the property instead of combining the lot via survey. Sarah Schield stated that wetland delineation will need to be done after April 15, 2006, the beginning of the growing season. Sarah Schield recommended that the Planning Commission open the public hearing and continue the public hearing to the March 14, 2006 Planning Commission meeting. Public hearing was opened at 7:05 PM. being no comments from the public the public hearing was tabled at 7:05. MOTION/SECOND (Verbick/Dickerson) to table Adam's Pest Control until application is complete. MOTION PASSES BY UNANIMOUS VOTE. 4. "Fries Independence View" Located at 2845 Ardmore Avenue, Preliminary Plat and Final Plat, Public Hearing Sarah Schield reported that Greg and Joy Fries has requested approval of a preliminary plat to formalize the combination of three lots. The applicants will plat the land in order to simplify the legal description and to construct a new home on the lot. The new lot size will be 17,456 square feet. The one access will remain onto Ardmore Avenue and there will be no access to Lakeshore Drive. The area should clearly identify and dedicate the new right-of-way of Lakeshore Avenue. Sarah Schield recommended the approval of the preliminary plat with the condition that the applicant comply with the City Engineer memo dated February 8, 2006 and Plat Opinion dated February 1, 2006. February 14, 2006 Planning Commission Minutes 1 Public Hearing opened at 7:10PM. Being no comments from the public the public hearing was closed at 7:10PM. Mary Verbick wondered what was on the property such as the collapsed building. Sarah Schield stated that building will be removed and will be looked at when the Fries apply for their building permit. Mary Verbick stated that she is happy to see that this will result in a lot that will not require variances. Steve Jacobson questioned the lot off Lakeshore Drive and the drainpipe that is there wondering where the pipe went and whether it continued to work. Greg Fries (applicant) responded that the pipe is an old pipe and a new pipe has been placed parallel to the pipe in question. Sarah Schield added that she will have the Public Works Department look into the pipe in question. Marilyn Fortin asked if there were any old wells on the property. Joy Fries (applicant) stated that there was an abandoned well on the property. Sarah Schield stated that the city can not require compliance of closing wells but recommend compliance with the State of Minnesota statutes on that issue as a condition of final approval. Marilyn Fortin asked about the new right-of-way off Lakeshore Avenue. Sarah Schield responded that the dedicated right-of-way would allow for common usage of that area. This has been done to clean up mistakes of the past. MOTION/SECOND(Dickerson/Verbick) To recommend to City Council approval of the preliminary plat for Greg and Joy Fries with the conditions that the applicant comply with City Engineer Memo Dated February 8, 2006 and the Plat Opinion dated February 1, 2006 and to the extent the City has authority that the well be brought into compliance with State Law. MOTION PASSES BY UNANIMOUS VOTE. 5. Loram Facility Addition, Highway 55 and Arrowhead, Concept Plan Review February 14, 2006 Planning Commission Minutes 2 Rose Lorsung provided a background of the Loram Project. The applicant has requested a Concept Plan review for a facility expansion. There are currently three Conditional Use Permits for the site and outside storage is not in compliance with the maximum amount of 20% of the building area. Rose Lorsung noted that she believes there is a wetland in the area and the wetland would need to be delineated and mitigated at a 2:1 ratio. Don Cherrey, Vice President and Chief Financial Officer for Loram provided a background and history of the company whose purpose is railway track maintenance company. Loram's Medina Headquarters employ 175 office staff and 65 manufacturing. The expansion is driven by the need for more office space and to clean up the outside. Employment growth is expected to come in engineering staff being hired. Mr. Cherrey stated that the plans for the building are to look like a railway station. Paul Holmes, from Pope Architects provided information on the expansion. The current building is 65,000 square feet. The addition will include 56,000s/f two story office addition and 31,000s/f warehouse manufacturing addition. Plans also will include remodeling the existing office space. Mr. Holmes stated that they were unable to delineate the wetlands due to the time of year and stated that Loram owns the adjacent property and would be able to adjust plans, if needed. Mr. Homes also stated that outside storage is a concern although plans include screening of the storage area. With the new warehouse some production will occur inside that typically was done outside. Tom Crosby stated that the proposal is a substantial improvement over current building. Steve Jacobson asked if the building towards Highway 55 if that would be landscaped. Paul Homes replied that area will be the staging area. Mary Verbick stated that there are a lot of containers on the property that look like "junk" or have been there a long time. She believes that the guidelines would need to be worded so it does not allow for storage over a long time and would be stored more efficiently. Marilyn Fortin stated that this plan is a great idea and is a great asset to the City of Medina. Mary Verbick stated that the plan includes a great visual building and it is good that Loram has more property to expand. General consensus is that the Loram Concept plan is an improvement and all involved will need to look at technical aspects, wetlands and outside storage. February 14, 2006 Planning Commission Minutes 3 6. Promenade at Medina, Hamel Road, west of Hunter, Mixed Use Development Concept Plan Review Rose Lorsung reported that Brakin's Homes has requested a Concept Plan review for a mixed use development (PUD) at the vacant site located south of Hwy 55, north of Hamel Road, and west of Sioux Drive. Rose stated that timing of this project is the item of most importance. The project will be requested in stages and will be a Comprehensive Plan Amendment. Akimjele Akinsanya representing Brakin's Homes was present to answer questions and introduced Scott Miller from Commercial Development Consultants. Scott Miller representing Commercial Development Consultants reported that he believes this is a wonderful concept for the area, trying to fill the needs of all and trying to make something out of nothing — such as the lot that is not desirable for other projects. Mr. Miller stated that the project consist of three stories of mixed use development with commercial/business & retail on the street level and the upper level condominiums. Mr. Miller also reported on the great interest in enhancing the site such as a commitment to work with the Rainwater Park which would result in improved recreation in the area. Mr. Miller stressed the desire to bring amenities to residents, park and ride users, and business owners. He currently has interested businesses for the project. Tom Crosby asked if this was a private project. Scott Miller reported that this would be a private project. Tom Crosby asked if the best place for the transit station is off of Hwy 55. Akimjele Akinsanya reported that it would be similar to the Wayzata Park and Ride that is a block from Lake Street but has several areas to get into the park Tom Crosby asked what the approximate ratio for residence/retail is. Scott Miller answered that it is approximately 80/20% Tom Crosby asked what the approximate cost is. Scott Miller answered approximately $90 million Liz Weir asked why requesting PUD when it would fit Uptown Hamel guidelines. February 14, 2006 Planning Commission Minutes 4 Akimjele Akinsanya replied that he had asked that Uptown Hamel area be expanded for this project and believes this project would meet the Uptown Hamel regulations and fit well into the area. Marilyn Fortin stated that she believes that the Park and Ride is not in the best location and should be right off of Hwy 55. Doug Dickerson asked how the population and the amount of cars would increase. Scott Miller said that projections would indicate that there would be 500 more residents, 150 Park and Ride cars and 150 cars for retail. Mr. Miller also said that these are estimates and they will provide more finite numbers when the concept plan is approved. Tom Crosby offered a recap of group consensus thus far of the conversation stating that the questions remain of the transit facilities off of Highway 55 and the concerns of the increased traffic. Tom Crosby stated that this is an ambitious plan but wonders if practical to do just a huge land use approval process to find out that the project is not feasible. Scott Miller reported that a lot of soil testing has already been done. He also stressed that with the underground parking the poor soil conditions would be removed during construction. Sharon Johnson questioned is this where we want to place a project like this. Is this the appropriate location for the project. Steve Jacobson said that this project is a good use of urban life styles but questioned if such a project is appropriate for Medina. Mary Verbick stated that she liked the mixed use for Hamel and the feature of affordable housing. She wanted to know the percentage of affordable units and a commitment that affordable housing would be maintained and not just being said as a selling point of the project. Doug Dickerson said this is a beautiful concept but wonders if Hamel is ready for such a big project, for example dealing with the increased traffic and population. Marilyn Fortin reported that she has had two phone calls from property owners who said that they have no intention in selling their land. February 14, 2006 Planning Commission Minutes 5 7. Moratorium Discussion for Ordinance Amendments to Subdivision Requirements and Zoning Ordinance, Public Hearing Rose Lorsung provided an overview of the January 31 Public Meeting. She also reported that there are no further public meetings planned but stated that all future City Council and Planning Commission meetings will place the Moratorium on the agenda for discussion and public hearings. Rose Lorsung reported that the areas of study for the Moratorium are Rural Residential (RR) Rural Residential Urban Reserve (RR-UR) and Planned Unit Development, Rural Residential 2 (RR-2). An ad hoc committee was appointed by the City Council to study the official controls related to the subdivisions. After 6 meetings and 2 public information meetings the committee is working on the recommendations of Minimum Lot size, Height Limitations, Lot Proportionality, Measurement of Lot Width, Tree Preservation and Replacement Ordinance and Appropriate Immediate Action. The Moratorium Committee is recommending increasing minimum lot width to 300 feet and adopting a uniform lot setback of 50 feet from all lot lines and adopting a tree preservation and replacement ordinance. Public Hearing opened at 8:40PM Tom Crosby reported that this is a work in progress. He stated that for tonight the purpose is to discuss the concept of the recommendations such as increasing the lot width to 300 feet, discussing setbacks as where you measure widths, and tree preservation and replacement ordinance. Marilyn Fortin stated that 300 feet lot width is a big increase and suggested that maybe 250 feet may be more reasonable. She also stated that she believes that a 5 acres contiguous good soil has worked well in the past. Liz Weir stated that the greatest advantage of 300 feet would make the lots more proportionate and help with long narrow lots. Doug Dickerson stated that the tree preservation should be removed as it will not be able to be complete by April 24, 2006. He also wondered if the 300 feet lot width would be the rule when you have animal structures. He questioned drainage regulations in the rural area. He also added that he believes that water and sewer will likely come sooner than 2030. He questioned how irregulars shape lots be subdivided when developed with sewer and water Rose Lorsung replied that the storm water management and grading ordinances address those concerns. The only zoning district in the city that requires a ghost plat that shows the future subdivision at the required density at that time for sewer and water development. February 14, 2006 Planning Commission Minutes 6 Liz Weir explained that the tree ordinance addresses disease and minimum landscaping requirements. Rose Lorsung stated that other cities have landscaping in their ordinance. In some of the new developments in Medina landscaping is included but believes that landscaping should be incorporated into an ordinance. Mary Verbick stated that she likes the idea of the tree ordinance but only if it can be done in the time limit set forth with the moratorium. Bruce Workman, 2212 Chippewa Rd stated that he has concerns regarding contiguous soil when the intent is for lot division. Mr. Workman stated that the requirements should be lot size and if it is suitable for septic. Mr. Workman added that 300 feet lot width may be too restrictive. Mr. Workman also added that he can not support a tree ordinance but believes that a landscaping ordinance is appropriate. Public hearing closed at 9:05PM 9:05 PM meeting recessed for a break. 9:15 meeting reconvened. 8. Grading Ordinance, continued Public Hearing Rose Lorsung provided a history of the ordinance and how the proposed ordinance will provide information such as what will be done to soil, the amount of disturbance, where the soil will be hauled and the route of the roads that the haulers will use. The City Council adopted the new fees for land disturbance and review. Currently the City of Medina has Land Reclamation ordinance and this will be incorporated into the proposed grading ordinance. The legal department has not yet reviewed this ordinance. Rose Lorsung continued that Medina is very good at plan review but not at construction and post -construction. The proposed ordinance will include a review process. Rose Lorsung stated that if this ordinance is approved it will go to Legal Department and be on the March 6, 2006 City Council agenda. Public Hearing opened at 9:20. Being no comments from the public the Public Hearing was closed at 9:20 PM. MOTION/SECOND (Mary Verbick/Marilyn Fortin) to recommend approval to City Council of the Grading Ordinance subject to legal review. MOTION PASSES BY UNANIMOUS VOTE February 14, 2006 Planning Commission Minutes 7 9. WETLAND ORDINANCE Rose Lorsung reported that a lot of work has been done since the last meeting and her report incorporates the conversations from staff, agencies and plan commission members. The questions that have been presented have been answered in her report. Legal Department has reviewed and made appropriate changes. Rose Lorsung stated that she has not had a chance to go over the legal recommendations item by item but will do so. Rose Lorsung suggested that the ordinance use waivers instead of variances. Staff has agreed the Wetland Ordinance needs to be flexible and reviewed case by case using waivers. The triggering mechanism for the Wetland Ordinance would be development. Rose Lorsung also stated that staff plans to ask City Council for a functions and values assessment on the remaining 2/3 of wetlands. Minnehaha Creek Watershed has completed the remaining 1/3 of the City. Tom Crosby asked what the cost of the functions and values would be. Rose Lorsung responded the highest estimate would be $65,000 and that would include taking the data that Minnehaha Creek Watershed has provided in plugging that data into MinRam so the city is classified in a consistent way. Tom Crosby asked how many times this has come before the Planning Commission? Rose Lorsung responded that it is 3 or 4 times and this is the 5 or 6th draft of the ordinance. She added that she appreciates the comprehensive approach taken by the Planning Commission. The time spent on the ordinance reflects how special Medina is and how we value the wetlands in the city. Doug Dickerson stated that he feels this ordinance is way too restrictive and suggests that we do away with the buffers and just use setbacks or have a compromise. Rose Lorsung stated Minnehaha Watershed has set buffers and setbacks that this ordinance is based on. Minnehaha Watershed is proposing to use is under review of the setbacks and buffers as stated in the proposed ordinance and will be adopt in the next couple months. Liz Weir stated she recently attended the Pioneer Creek Watershed meeting and Medina is classified as a MS4 city with many impaired water bodies. If we do not do anything more with impaired water bodies Medina will not be granted any more sewer extension. Tom Crosby explained the history of the city aimed to be consistent with the guidelines set by Minnehaha Creek Watershed. February 14, 2006 Planning Commission Minutes 8 Rose Lorsung added that the proposed ordinance minimum requirements for the maximum regulations for the watersheds and puts it in an ordinance. Todd Lecy from Adams Pest Control asked how would this effect projects that have received preliminary approval or have applied. Rose Lorsung responded that if a project has received City Council preliminary approval they would be grandfathered in but would need to follow zoning and watershed district requirements. Tom Crosby stated that he feels that we should table the ordinance until Minnehaha Watershed has acted and review again and then impose on the other districts. Liz Weir added that she would like to see a technical evaluation defined, as well as change variance to waiver and to include height in the section that talks about mowing for clarity. Tom Crosby would recommend to council that areas that have not been delineated be done so at the expense of the City. Dick Picard, 2765 County Road 19, representing Lake Independence Citizens Association, asked would this ordinance apply to wetlands adjacent to businesses such as Bakers Ridge Equestrian Center. Rose Lorsung answered this is a city wide ordinance and there is a provision in the ordinance that talks about commercial horse facilities and animals. Rose Lorsung stated that certain exemptions that property owners in the Wetland Conservation Act. This ordinance talks outside the jurisdiction and will have to include exemptions such as agriculture exemptions. MOTION/SECOND (Mary Verbick/Steve Jacobson) Table Wetland Ordinance pending Minnehaha Watershed decision or until the April Plan Commission meeting. MOTION PASSES UNANIMOUSLY Rose Lorsung requested that the Sign Ordinance be tabled. MOTION/SECOND (Mary Verbick/Doug Dickerson) Table Sign Ordinance. MOTION PASSES BY UNANIMOUS VOTE. Liz Weir stated that presently Planning Commission by-laws are governed by ordinance and wondered if they should be in the orientation manual. February 14, 2006 Planning Commission Minutes 9 Tom Crosby stated that he has not had time to review the by-laws but does have comments he wants to forward to Liz Weir. If the by-laws would be in the orientation manual they would be guidelines. Rose Lorsung stated that the ordinance on the planning commission is in the three ring binders that were distributed tonight on Chapter 8 of the City Code. Staff will review prior to next month Plan Commission Meeting. MOTION/SECOND (Marilyn Fortin/Mary Verbick) to approve the minutes from the January 10, 2006 Planning Commission meeting as corrected. MOTION PASSES BY UNANIMOUS VOTE. Tom Crosby suggested at future planning commission meetings the minutes and City Planner's report be on the beginning of the agenda. Rose Lorsung provided her report stating that at the next Planning Commission meeting agenda items will be the moratorium, tree preservation ordinance, Adams Pest Control, a lot line re -arrangement, and the sign ordinance, if it is done with legal review. She also added that next week at the City Council meeting will be the concept plan reviews, Larry Palm's two projects the DQ and Ace Property Phase 2. MOTION/SECOND (Mary Verbick/Sharon Johnson) to adjourn. MOTION PASSES BY UNANIMOUS VOTE Meeting adjourned 10:20PM Planning and Zoning Assistant Date February 14, 2006 Planning Commission Minutes - 10 -