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 -