HomeMy Public PortalAbout07-12-16 PC Minutes 1
CITY OF MEDINA
PLANNING COMMISSION
Meeting Minutes
Tuesday July 12, 2016
1. Call to Order: Chairperson V. Reid called the meeting to order at 7:00 p.m.
Present: Planning Commissioners Todd Albers, Chris Barry, Kim Murrin, Robin Reid,
Victoria Reid and Janet White.
Absent: None.
Also Present: City Planner Dusty Finke.
2. Public Comments on Items not on the Agenda
No comments made.
3. Update from City Council Proceedings
Anderson reported that the City Council met the previous week for a short agenda. He stated
that the City received a grant from CenterPoint Energy which will be used for speed signs.
He stated that the Council conducted a Site Plan review for Just for Kix and noted that the
Council agrees with the variance but asked for some architectural amendments. He stated
that he and staff met with the applicant the previous day to review some architectural
changes. He stated that the Council also completed the public hearing Jeffrey-Johnson
easement vacation.
Murrin asked for the opinion of the Council regarding the Excelsior Group Concept Plan.
Anderson stated that the item is moving forward and was well received by the Council,
noting that there are some items the Council would like to work with the applicant on.
Finke stated that the feedback from the Council was similar to that of the Planning
Commission regarding the difficulty in jumping ahead of the staging, whether the application
would meet the criteria for PUD, and regarding the density and lot size.
Anderson clarified that the process is moving forward, not necessarily the project.
4. Planning Department Report
Finke provided an update.
5. Approval of the June 14, 2016 Draft Planning Commission Meeting Minutes.
Motion by Murrin, seconded by White, to approve the June 14, 2016, Planning
Commission minutes as presented. Motion carries unanimously.
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6. AutoMotorPlex – PUD Concept Plan Review – East of Arrowhead Drive,
North of Hamel Road (PID 11-118-23-23-0002)
Finke presented a request for a review of a PUD Concept Plan for the property east of
Arrowhead Drive and north of Hamel Road. He noted that because this is a Concept Plan
review no formal action is desired and the intent is to obtain input from the Commission. He
stated that the request would include a total of 215,000 square feet on the subject property,
noting that the applicant runs a similar business in Chanhassen. He stated that there is not
much of a difference for this site when comparing the current Comprehensive Plan and the
draft format. He reviewed the surrounding property uses and proposed design of this
property which would include a total of nine buildings. He stated that the applicant would be
requesting a deviation in setbacks on the property. He stated that deviations in regard to
setbacks are allowed through the PUD purpose but only if it serves the broader purpose of the
land use and PUD district being created. He stated that staff is concerned with the extent of
the development shown, noting a portion of the site would be landlocked. He stated that the
applicant is proposing LP Smartboard as the primary building material, akin to the cement
fiber siding but noting that the material is wood based. He stated that the district would not
normally allow that type of material and therefore the applicant is requesting flexibility in
order to provide a more residential look. He stated that a technical review was done on the
architectural measures and was included in the Commission packet. He stated that there is a
limit of 20 percent on loading docks and doors and noted that it appears this application
would exceed that. He stated that additional review items are included in the Commission
packet. He referenced parking for events and stated that the applicant notes that there are
monthly car shows at their site in Chanhassen and stated that staff would want to discuss
conditions regarding to special event parking. He stated that in regard to transportation there
is one access from Arrowhead but staff would request a secondary emergency type access.
He noted that a narrative from the applicant was provided to the Commission review.
R. Reid referenced the proposed setbacks for the building and parking and asked for
clarification.
Finke stated that the information provided by the applicant suggests that as this moves
forward they may shift some of the buildings around. He clarified that the applicant is asking
for additional flexibility on possibly the east, north and south sides.
Bruno Silikowski, the applicant, stated that the concept was born from his interest in car
collecting and surrounding himself with friends with a similar interest. He stated that from
the outside this is a facility for likeminded enthusiasts to enjoy their hobby, likening the
facility to a horse barn for horse enthusiasts or hanger for those that enjoy airplanes. He
stated that they create an environment that brings people together, noting that the events start
out quite small. He noted that letters of support and accommodation were included in his
information from the Mayor of Chanhassen and other business owners in that area.
V. Reid referenced the setbacks and asked for additional information.
Silikowski stated that there may be some confusion as Finke was interpreting things from the
drawing. He stated that they are working with a design firm. He noted that they would like
to not only respect the wetland but improve it from a low quality wetland to a high quality
wetland, which will put some pressure on the other elements of the site. He stated that there
is a formula for the building placement and drive aisles. He stated that it will boil down to
about a five-foot difference in the setback to provide the desired layout.
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Murrin referenced the possible events and asked how the people would be able to park for a
500-person event.
Silikowski stated that for events people drive their vehicles in to be on display, which will
help to self-regulate. He stated that 29 out of 30 days the site is virtually silent and one day
per month, on good weather months, people drive into the site to display their vehicle and the
event typically runs from 7:30 a.m. to 11:30 a.m. He noted that they do hire police to help
assist with traffic direction. He stated that typically they can absorb those vehicles but noted
that they do have an agreement that the Loram site could be used for additional parking. He
noted that they could possibly also work with Hennepin County to use their site for parking.
He noted that for larger events in Chanhassen they often shuttle patrons from other businesses
that are willing to share their parking.
Murrin stated that she did not receive copies of the letters from Chanhassen and would like
copies of those. She asked how long the Chanhassen property has been in operation.
Silikowski reported that the business began on January 1, 2008.
Murrin asked for the plans for the landlocked portion of property.
Silikowski reported that Loram owns that property and he is interested in purchasing a
portion of the property. He stated that he is going to work out the differences with Loram to
minimize whatever issues but noted that it is the Loram property and the decision would be
theirs as to what to do with that property.
Murrin asked if semi-trucks would bring vehicles into the site.
Silikowski stated that semi-trucks do not come into the site as that occurs off site.
Murrin asked if this business is associated with the exotic cars club that was recently in news
for racing on Interstate 394.
Silikowski replied that his business is not associated with that club.
Murrin referenced the statement that was made that the auto club would increase property
values in the area and asked for more information.
Silikowski explained that when he purchased the property in Chanhassen he was approached
with an offer from a business that wanted to build a commercial building estimated at
$3,000,000 to $4,000,000 development. He stated that the value of the buildings on his site
in Chanhassen are estimated at $35,000,000 to $40,000,000 and noted that the values for
Medina would be higher. He stated that the property has higher values because of the content
that is put into the garages.
Murrin asked if the applicant is affiliated with the Loram property and why they are choosing
Medina.
Silikowski replied that he is not affiliated with the Loram property. He stated that there is a
formula he used to determine the most likely buyers, similar to what he did in Chanhassen.
He noted that this site is also zoned correctly for the desired use. He stated that Loram was
also interested in this use as an adjacent use for their property. He stated that this location
would open up a market that does not want to travel to Chanhassen. He noted that the
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members of his club are successful business people that have worked hard and found success
in life that share this passion.
Murrin stated that there have been concerns with traffic and loud vehicles and events. She
noted that it appears that this site would only hold one event each month from 7:00 to 11:00
a.m. and asked if the event would therefore be fairly quiet.
Silikowski confirmed that they have living proof of that with the history of their property in
Chanhassen and noted that the community in Chanhassen has been incredibly supportive. He
stated that they do open events to the public and they are very family oriented. He stated that
the events are not noisy and the vehicles are high end and therefore not noisy. He stated that
the events are coordinated with the local community and they have not had an issue yet. He
noted that they often do a collaborative event that donates to a charitable organization.
Finke confirmed that he would forward the letters to the Commission.
R. Reid stated that outside of events she would assume that the traffic would just be people
bringing their vehicles to and from the site.
Silikowski agreed and stated that out of 150 owners at any given time there would be maybe
six people onsite. He noted that some owners prefer to leave their vehicles on display and do
not drive them, as they view the vehicles as more of an art collection while some owners may
come to polish their vehicle. He provided examples of other owners and their habits, noting
that some owners switch their vehicles out when they are taking them to a show. He stated
that there would be typically no impact with the exception of the events which are
coordinated with the local community.
White stated that she did visit the site in Chanhassen and asked if there would be similar
building materials.
Silikowski stated that the materials would be similar but would actually be an upgrade that
would have a higher quality and maintenance value. He stated that they are using what they
learned from the Chanhassen site to make these buildings even better. He stated that the
campus will provide much more of an experience and community. He stated that this will
become the flagship location for the organization.
White stated that she noticed the Chanhassen site was quite bermed from the road and asked
if there would be a similar plan for this site.
Silikowski stated that site is deceiving because what appears to be berm is actually a drop in
the site and retaining walls were constructed because of the site elevations.
Albers asked for the buildout timeline as it was noted that it would be phased.
Silikowski replied that the timing would be based on demand. He noted that despite the poor
market conditions in 2008 when the Chanhassen site opened they were still able to build one
to two buildings per year and believed that this site would move more quickly. He aimed to
start with three to four buildings in the initial construction.
Albers asked if the retail would be limited to the members of the club or open to the public.
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Silikowski stated that there are a lot of elements that are needed for a garage (cabinets and
cleaning materials) and noted that they would have products that people could choose from to
service their vehicles and for retail purchase for people to use at their own homes.
Albers asked if there has been thought to extend a road to the retail portion to provide another
egress.
Silikowski agreed that an emergency access could be incorporated similar to what they did in
Chanhassen.
V. Reid stated that she does like the layout but asked where the garage doors and peaked
roofs would be, specifically what the site would look like from the road.
Silikowski stated that the buildings have windows and character on all sides of the building to
provide architectural interest. He provided additional details on how the buildings would be
oriented and what you would see from the road. He noted that the garage door would have a
wood look.
V. Reid stated that it appears that the garage doors and peaked roofs are facing inwards and
not towards Arrowhead.
Silikowski explained that the edges of the buildings are gabled which allows for a lot of
window placement and balconies.
Finke clarified that there are garage doors on both sides of the building.
V. Reid stated that there would then be a huge amount of modulation. She stated that the
plan is well within the hardcover requirement and asked if there are driveways or concrete to
connect the buildings. She also asked if there would be shrubbery but acknowledged that is
not typically a part of the Concept Plan.
Silikowski replied that the driveways would be asphalt and confirmed that they also care
about landscaping and would most likely exceed the landscaping requirements.
Albers asked how the site would be lit in terms of lighting plans.
Silikowski stated that downcast lighting has been used on the buildings and has been more
than adequate while also not disturbing the neighborhood. He stated that he is very interested
in working on this in a collaborative manner. He explained that while this is a successful
model he is interested in the input of the Commission in terms of what would hold them back
from approval.
Dick Koppy, EVS, stated that his firm is working with the applicant on this project and has
been working on this for the past year. He noted that his firm also worked with the Vikings
on their new stadium and the facility in Eden Prairie. He stated that working with the
applicant has been beyond reproach. He referenced the letters in support of this application
and noted that very seldom will a City Manager write a letter in recommendation of a
developer. He stated that he spoke with Hennepin County and the County has requested a
study, noting that the report will be finished in two weeks, regarding the events; specifically,
a traffic study and event management plan. He stated that Finke did an excellent job laying
out the possible issues and noted that this is a Concept Plan. He noted that 70 percent of the
landscaping would occur on the perimeter to provide screening with the remaining 30 percent
on the internal portion of the site. He described the proposed placement of the stormwater
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pond which will connect to the wetland and would be approximately two acres and would
create a courtyard feature for the site. He referenced the wetland work that was done by the
applicant on the Chanhassen site and encouraged the Commission to visit that site. He noted
that more detailed plans would come as the process moves forward.
V. Reid opened the public hearing at 7:57 p.m.
Leslie Borg stated that she already has problem with the water that drains from the Loram site
onto her property and is worried about the placement of the basins. She noted that the water
issues are her main concern from this site. She referenced the sewer and water connection to
the site and asked whose expense that would be.
Finke replied that connection would be at the expense of the applicant.
Koppy stated that there would be a very extensive stormwater study completed and they
would meet all the requirements of the Watershed District to ensure that they do not create a
problem to neighboring property owners. He stated that perhaps there are items they can do
that may assist in the current conditions.
Caroline Stenberg stated that she lives across the street from the Loram property, to the south.
She stated that her main concern is the noise level of the events. She stated that it appears the
events draw a lot of people that are having a good time, but noted that noise travels in an
open space. She noted that muscle cars tend to be loud and she does not want to hear engines
revving. She was also concerned that there would be PA systems and loud music that could
travel. She stated that traffic would also be a concern. She stated that most people would
travel down Arrowhead but noted that some people would use Hamel Road, which is a
narrow road with a lot of pedestrian and bicycle traffic.
Thomas Robb stated that he is a vehicle owner at the Chanhassen site. He noted that it is not
a loud complex and he is at the site three to four days per week working on his vehicle and
typically there are only up to six people on site, acknowledging that there are more people on
weekends. He stated that there are charitable events and the people are respectful as some of
these vehicles have a value of $2,000,000. He explained that this is a group of people that are
very interested in high end vehicles. He invited people to attend one of the shows at
Chanhassen to see how they actually run.
V. Reid closed the public hearing at 8:05 p.m.
Barry stated that at this point in the process he would be supportive of this project. He stated
that this would bring something different to Medina that would be good for the community,
noting that downtown Hamel is not far from this location and could benefit from the
additional traffic.
Murrin agreed with the comments of Barry. She stated that the concerns in the staff report
should be incorporated into the final plans for the project. She noted that she would be
interested in visiting the Chanhassen site for the July show to get a better understanding of
the events.
White agreed with Barry and Murrin and stated that she liked what she saw from the
Chanhassen site. She stated that she also likes the comments regarding the plans for the areas
and encouraged the applicant to be mindful of the comments in the staff report.
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R. Reid stated that it appears that this use would fit in with the surrounding uses. She stated
that there were plans for future residential across the street but noted that the landscaping
would most likely be sufficient to buffer. She stated that she was unsure that this would meet
the criteria for a PUD and asked if it would be better to do this as a CUP with variances.
Finke stated that in regard to the setback reductions it would be hard to justify a variance and
explained that the PUD would allow for that in a legitimate land use way.
R. Reid stated that after hearing about the water management and improvement of the
wetlands that may better justify the PUD. She stated that this would be an asset to the
community that sounds fun and would get people excited. She stated that she does not have a
problem with this use in this location.
Albers stated that he has no issues that would prevent him from recommending approval as
this would be a great asset to the community and would add more tax value than the City
would typically get from the development of the property. He noted that this is also a unique
use that will provide value.
V. Reid agreed that this will be interesting and a wonderful gathering place. She stated that
she would like to know more about the smartboard material versus brick and stone when the
application moves forward. She stated that she likes the idea of wood for the garage doors as
that would assist in creating a residential feel. She noted that the applicant will want to
ensure that the screening is really good with the decreased setbacks. She noted that the water
issues that the neighbor addressed should also be considered. She stated that the Commission
looks forward to what the applicant will bring back.
Silikowski stated that for those interested in touring the Chanhassen site he would be more
than willing to schedule something where the Commission could come and talk to some of
the owners and visit the site.
7. Ordinance Amendment – Chapter 8 of the City Code Related to Temporary Family
Healthcare Dwellings
Finke stated that a new State law was passed this last legislative session, noting that
beginning September 1st the Statute will trump and the City will be required to issue permits
for temporary healthcare dwellings for up to six months. He referenced a recent newspaper
article which explained the issue well. He noted that structure setbacks would need to be
met, similar to a home. He noted that this would more likely happen in a rural setting. He
stated that the City has the option to opt out of this or if the City does nothing the dwellings
would be allowed under the set standards. He noted that the City could also create their own
standards. He stated that the majority of cities have opted out of this item. He stated that this
would require administrative work in a short time to prepare for permitting and noted that this
would also require submission of medical records.
Murrin asked which City wanted to allow more flexibility.
Finke replied that Crystal has opted out but is creating their own regulations to make it more
flexible and fitting for their city.
Murrin asked if the City opts out would the units then not be allowed.
Finke replied that is correct, someone could not have a second temporary dwelling on their
property. He noted that there are separate regulations for recreational vehicles. He stated that
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accessory dwelling structures are allowed on a permanent basis with all necessary City
approvals, but are not allowed on a temporary basis.
V. Reid stated that in her opinion most Home Owners Associations would not allow
temporary dwellings and received clarification that the HOA covenant could be more
restrictive than City code.
Finke confirmed that the City could change their mind in the future, whether they choose to
opt out or stay in at this time.
R. Reid stated that the State laws appear to be pretty restrictive and stated that staff could
always set their own regulations in the future.
V. Reid opened the public hearing at 7:24 p.m.
No comments made.
V. Reid closed the public hearing at 7:24 p.m.
Murrin stated that she would like to opt out because of the issues that could arise. She stated
that her neighborhood does not have an association and she would not be pleased to see
someone living in a dwelling of this kind at her neighbor’s house.
Barry stated that he also supports the idea to opt out because of the additional work this
would create for staff.
Albers agreed that if the majority of the communities are choosing to opt out then perhaps the
legislature was making changes for a market that does not exist.
R. Reid stated that when people get into these types of situations they happen very quickly
and therefore she has empathy for people that end up in this situation. She did not want to
see the door closed on this concept all together.
Barry stated that the challenge would be that the dwelling would need to meet all the
requirements.
Murrin stated that if a family member needs care perhaps they would be better served living
in a healthcare facility or within the person’s actual home, rather than a little box in the yard.
V. Reid stated that perhaps that concept would fit within the rural residential area.
Finke stated that the City could opt out and then adopt their own regulations.
V. Reid stated that she does not want to create a lot of additional work for staff.
R. Reid stated that she would support opting out at this time.
White stated that she would also support opting out as she would not want the City staff have
to review the medical documents to determine who would qualify.
Motion by Murrin, seconded by Barry, to recommend approval of the opt out ordinance
amendment to Chapter 8 of the City Code Related to Temporary Healthcare Dwellings.
Motion carries unanimously.
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8. Concurrent Special Meeting for Comprehensive Plan Update with City Council and
Planning Commission on Wednesday, August 3, 2016, at 5:00 p.m.
V. Reid noted that there will be a special concurrent meeting with the City Council on
Wednesday, August 3rd at 5:00 p.m.
Motion by Barry, seconded by White, to call for a special concurrent meeting with the City
Council and Planning Commission on Wednesday, August 3, 2016. Motion carries
unanimously.
Finke stated that most likely there will not be a regular Planning Commission meeting in
August.
9. Council Meeting Schedule
Finke advised that the Council will be meeting on Tuesday, July 19th and will consider the
Concept Plan AutoMotorPlex
Murrin stated that she will attend the meeting to represent the Planning Commission.
10. Adjourn
Motion by Albers, seconded by R. Reid, to adjourn the meeting at 8:32 p.m. Motion
carried unanimously.