HomeMy Public PortalAbout10-11-16 PC Minutes 1
CITY OF MEDINA
PLANNING COMMISSION
Meeting Minutes
Tuesday October 11, 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, Laurie Rengel, Kim Murrin,
Robin Reid, and Janet White.
Absent: Robin Reid.
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 Council met the previous week and approved a change order for
well #8, as well as approval for grant submission to the Metropolitan Council.
V. Reid asked if there were any specific comments from the Council regarding the concept
plan for the AutoMotorPlex.
Anderson stated that the Council listened to the applicant and his presentation, although he
could not remember specific concerns from the Council.
4. Planning Department Report
Finke provided an update.
5. Approval of Draft Planning Commission Meeting Minutes.
Motion by Murrin, seconded by Rengel, to approve the September 13, 2016 Planning
Commission meeting minutes with the noted corrections. Motion carries unanimously.
6. Public Hearing – AutoMotorPlex – PUD General Plan, Site Plan Review,
and Plat to Construct 237,500 Square Feet of Private Garage
Condominiums and Accessory Retail, Service, and Meeting Space on 19.17
Acres East of Arrowhead Drive, North of Hamel Road
Finke went over the request from AutoMotorPlex, which would include various land use
requests and a proposed development which includes 208,000 square feet of private garages
that would be condominiumized and sold to individual owners. He stated that the site would
also include 28,000 square feet of retail area related to the garage areas. He stated that the
applicant owns a similar site in Chanhassen and has invited the Commission to visit that site
following the concept review earlier this summer. He reviewed the current zoning and noted
that the applicant is requesting a PUD which would allow flexibility to the underlying
standards to provide more flexibility for a better development. He stated that the applicant
has suggested this PUD zoning because of the relatively unique use. He noted that staff
2
attempted to summarize the comments from the concept review within the staff report. He
described the proposed layout of the site, noting that most of the garage doors will face the
interior of the site. He noted that the City is underway in the process to update the
Comprehensive Plan and advised that the subject property is still proposed to remain as
business while the neighboring properties are proposed to remain as rural residential. He
reviewed the setback requirements and the setbacks proposed by the applicant. He noted that
staff has spoken with the applicant to advise that additional landscaping would be needed to
buffer between the neighboring residential property. He reviewed the proposed building
materials and architectural design proposed. He reviewed the proposed parking, noting that
typically this amount of retail space would require additional parking spaces. He stated that
the applicant believes the parking proposed would be sufficient, as the area is gated and noted
that there would be additional space that could be converted to parking if needed. He noted
that the Chanhassen site hosts large events, which tend to require on-street parking and shared
parking with neighboring uses. He stated that the applicant has worked with Loram and has
an agreement that the large events could use their parking. He noted that the applicant also
proposed parking on two roadways. He noted that staff believes these large events would be
better governed through special event permits rather than attempting to place conditions
through this request. He noted that the events are limited and therefore the property is
typically very quiet in use. He stated that a trail is proposed to the Loram site which would
provide a connection if that area is used for shared parking. He stated that the Commission
should begin discussion with the PUD request as the Site Plan is contingent upon that PUD.
He stated that in regards to the phasing of the construction, staff had originally recommended
that phase one be constructed within the first year and three years for the second phase. He
explained that because of the number of buildings in phase one, the applicant is requesting
three years for all the structures in phase one and up to seven years for phase two. He stated
that in regards to the retail, the applicant would like to add a fitness center and to broaden the
description of auto sales to include other types of motor sports as well as the availability of a
coffee/sandwich shop. He stated that the applicant would like to increase the number of
special events from once per month to 16 times per year.
Rengel asked for more information on what is included in phases one and two.
Finke reviewed the phasing plan as proposed, noting that the phasing as proposed by the
applicant would better match what they experienced in Chanhassen. He noted that staff does
not see a problem with allowing additional timing for the construction of the buildings.
Barry asked how many parking stalls the applicant needs for the large events.
V. Reid asked if each special event would require a permit or whether all the special events
would be handled under one permit.
Finke stated that the special event permits are reviewed administratively and can be denied.
V. Reid asked if it is hard or easy for the City to deny a special event permit.
Finke stated that the City would have the option to approve or deny. He stated that the permit
would not be ongoing and explained that in the beginning the permit would be for a shorter
duration so that staff can gauge how the events go and make changes to future permits if
needed.
V. Reid asked if a conditional use permit would be required for the retail uses as those are
developed.
3
Finke stated that the intent would be for those to be permitted uses, so that slate of uses would
be approved with the PUD. He noted that if the applicant wanted to do an alternate use not
included in the list of allowable retail, that request would need to come back for approval.
V. Reid referenced the trail connection on the eastern side and stated that the Park
Commission noted that they would like a bike trail on the western side. She received
confirmation that the applicant is only proposing the trail on the eastern side.
White asked if this application encourages innovative approaches to storm water management
in order to justify the PUD.
Finke stated that the applicant is still working to meet the technical requirements of the
watershed. He stated he was not sure how that could be better achieved.
White referenced the concern of the property owner to the east regarding drainage and
thought that she read that the applicant was going to provide more than adequate drainage.
Finke explained that today the site drains over land to the property to the east and explained
that the storm water management proposed would provide a series of ponds to manage that
drainage and then drain around the property to the east. He noted that what is proposed
would be a reduction to what is currently occurring, but noted that in a large storm event the
water would overtop the improvements proposed and still follow the current path to the
wetland to the east.
Murrin referenced the architectural design and asked why the wood lap siding is not allowed
in the business park zoning.
Finke stated that typically more durable material is required, such as stone.
Murrin asked if it would be sufficient to simply state that the material must be maintained
appropriately.
Finke stated that the City has decided that it is appropriate to regulate building materials,
noting that originally the intent was to get away from the use of metal in the zoning district
and ensure that durable materials were being used.
Murrin asked if she had read correctly that the City was proposing to decrease the sewer and
water connection fees because the City was requiring a bigger pipe for sewer and water.
Finke stated that he did not have that information off-hand but noted that the general City
policy is to offer a credit when requiring a bigger pipe connection to support surrounding
properties. He explained that this would save the City from having to install the larger pipe
itself in the future.
Albers received clarification on which Loram site would be used for shared parking. He
asked how many additional parking sites are available at the north Loram site.
Finke estimated 350 spaces at the Loram site.
Albers asked for input regarding the parking along the County roads.
Finke stated that the applicant proposes parking along Arrowhead and Prairie Drive,
estimating 120 spaces available along one side of Arrowhead and 240 spaces if parking
4
occurs on both sides. He noted that Prairie Drive would be a similar amount. He stated that
the County plans to overlay the roadway next year and there have been discussions regarding
overlaying the shoulders to accommodate the parking.
V. Reid asked and received clarification that a PUD is being requested because of the unique
mix of uses and because the use does not generally fit well within the business or industrial
zones.
Finke confirmed that the PUD zoning district is the best logical choice for this type of use.
White received confirmation that this parcel is not included in the Highway 55 commercial
district.
Bruno Silikowski, the applicant, stated that he has appreciated working with Finke and his
staff and appreciates the time and support that he has received throughout the process. He
stated that this product will allow the community to come together and to serve the
community better. He stated that most of the events have a charitable aspect to them noting
that the community of the AutoMotorPlex allows its member to enjoy their passion and share
that with the community. He stated that the Chanhassen site has been in existence for over
eight years and has support from the community and from the city staff and Mayor as well.
Murrin asked if the applicant has a place inside the building that would include the
clubhouse.
Silikowski stated that the clubhouse would be within the retail space. He explained that a
large amount of the retail space would be used as a gathering space for the members.
Albers asked for more information on the special events, specifically whether those would be
spread out throughout the year or only in summer months.
Silikowski replied that the events would typically be in the warm weather months, April
through November depending upon the weather. He stated that typically the events are four
hours in duration, once per month, running from 7:00 a.m. to 11:00 a.m. He stated that he
has asked for up to 16 events as sometimes there are fundraiser events in addition to the
regular monthly event. He stated that the events are for marketing, which are good for sales
and also to develop a relationship with the community and greater auto community. He
stated that not every month would have two events.
Rengel asked how the regular monthly events compare to the special events.
Silikowski stated that the special events are generally smaller than the regular cars and coffee
events. He noted that the cars and coffee events have grown over the years and began with
just 50 cars. He stated that the number of cars coming in for display and the number of
spectators are regulated and limited. He estimated 400 vehicles and about 1,200 people were
at the most recent German special event that they recently hosted in Chanhassen. He stated
that they can easily handle the traffic and spectator traffic within the campus for that size
event. He expected that the events would be relatively small for the first few years, and grow
as word of mouth spreads.
Barry stated that he is concerned with parking on Arrowhead.
5
Silikowski stated that they are projecting the type of volume described in the staff report,
noting that typically people are carpooling together, both spectators and people showing
vehicles.
Barry stated that he cannot envision that volume of people attending events without parking
spreading to the neighboring streets.
Silikowski stated that they often get a large volume of people walking from neighboring
residential developments and again noted that spectators often come together in one vehicle.
He noted that a large amount of parking can be accommodated on the site. He stated that
they do not receive complaints at the other location, noting that they have a good relationship
with the County and City police. He stated that the people coming into the event are also
spending money at the local businesses while they are in town. He stated that they have been
able to fine tune the events and have not had a problem that they have not been able to correct
and address.
Albers stated that the events are a four-hour period of time and people are coming and going,
therefore the full number of attendees will not be at the site all at once. He received
confirmation that people are driving their vehicles to the site for show rather than trailering
the vehicles in.
White stated that the facility in Chanhassen is on a site zoned business and asked if there is
any residential around that site.
Silikowski replied that there is residential development to the west of the Chanhassen site.
He stated that there were concerns in the beginning with that site too, but noted that four
people from the abutting residential development have become members. He stated that they
are good neighbors, as they are aesthetically pleasing and the site for the most part is quiet.
White stated that the Commission needs to take that into account because of the volume of
residential development near this site.
Silikowski stated that the site could develop as a FedEx delivery site or a manufacturing site
which would have much more activity and would have a lot of traffic coming and going
daily. He stated that typically there would only be about 12 people or less coming and going
on a daily basis and therefore the site is quiet.
V. Reid stated that during the events at the Chanhassen site there is activity on the street and
asked how that could be discouraged. She noted that sometimes there are hotrods that drive
along the roadway at that Chanhassen site that are not part of the event.
Silikowski stated that activity does bother him and therefore he has discussed taping off the
area to discourage that. He stated that they would create barricades to discourage that activity
in Medina. He stated that they would partner with the police and would not tolerate that type
of activity. He noted that the Chanhassen site is run by an association and therefore he does
not have the power that he once did at that site, but advised that he would have more power at
the Medina site and would continue to partner with the police to discourage that activity.
Murrin asked if the intention would be for Silikowski to hand off the Medina site to an
association in the future.
Silikowski stated that by law he has to hand off the site to an association within five years,
but noted that he would have much more input and control at the Medina site as the retail
6
space will be leased. He noted that he has learned through the Chanhassen site and can apply
that knowledge to this site.
Rengel asked the reasoning for the similar phasing to Chanhassen, as she would think perhaps
this site would develop faster being that the developer has already gone through a similar
development.
Silikowski stated that he would hope that the development would occur faster, but noted that
he would still like to plan for the three years in case that does not happen and the
development mirrors that of Chanhassen; stating that you hope for the best, but plan for the
worst. He stated that things can change and therefore he would like to plan for good risk
mitigation, noting that the economy can always change and he would like to be prepared.
Rengel asked if parameters would be put into place before the site opens to discourage the
“drag racing” on the street.
Silikowski confirmed that there are things they can do from the beginning to discourage that
activity. He stated that this site would have two entrances and exits, which would allow
traffic to flow and would regulate that type of activity. He noted that there are other best
management activities that they have gained that would also be applied.
Rengel asked if there are methods for crowd control and traffic control that could be applied
here.
Silikowski stated that they limit the number of people to make events more manageable.
V. Reid asked for an example of the security fence.
Silikowski stated that there are photographs of the fencing used at Chanhassen, noting that
the material may vary but something similar would be done.
V. Reid asked the hours of operation.
Silikowski stated that members have access to the site, but normal business hours are typical.
V. Reid asked if there are any concerns with the staff recommendations.
Silikowski stated that there are a few things that he has discussed with Finke that were
mentioned in his presentation, like the number of large events or adding additional retail
options, but otherwise does not have concerns.
V. Reid asked for information on the examples discussed previously regarding people that are
not officially part of the event.
Silikowski explained that is why they partner with the police, as they want that type of
activity stopped immediately. He stated that the intent is to house the activities within the
site. He explained that they do not want to always use the shared parking at Loram, but
simply wanted to plan for the times when they will need additional parking.
Barry asked if the fence will simply be along the north side of the property or the entire
property.
7
Silikowski stated that you will never be able to stop people from walking into the site. He
noted that the property is landlocked on three sides and therefore the front side will be fenced.
He stated that security is a method to keep people safe and protect the vehicles, making it
more difficult for people to drive off the site.
V. Reid opened the public hearing at 8:12 p.m.
Dave Klis, 167104 45th Avenue N in Plymouth, spoke in support of the AutoMotorPlex. He
stated that he is nearing retirement and he needs space for his hobby, as his garage is too
small, noting that his passion is restoring classic cars. He stated that he is looking for a
community of automotive enthusiasts that he can gain information from. He stated that he is
blown away at how the members maintain the garages and the passion for cars that people
have at the Chanhassen site. He encouraged the Commission to approve the request.
Manny Villafana, 1482 Hunter Drive, stated that as he looks at the project he hears the
concerns regarding garages and traffic, but stated that the pictures from Chanhassen show
people that are of high living standard enjoying and investing in their passion. He stated that
this will be a neighborhood of people that want to protect their investment and maintain the
site. He wished that there had been a business like this when he was collecting cars. He
spoke of the integrity of the applicant and his family. He stated that if the Commission or
residents have not been to the Chanhassen site they should go see it. He stated that the coffee
and cars event is a family event. He compared this hobby to golf, noting that unlike golf, this
is something the whole family can do. He did not think a garage is an accurate description, as
the facility also has kitchens and the whole family can spend time at the facility. He stated
that this is a wonderful place that will bring good people into the community. He encouraged
the Commission to support this request. He was not worried about the crowds.
James Lane, Medina resident, stated that he lives about two miles from the proposed facility,
but noted that he is present as the Attorney for Leslie Borg who has the 20-acre parcel
immediately east of the project site. He stated that the Borg’s property consists of a horse
facility and riding arena, which is the only occupied property around the Loram property. He
expressed concern with the density/intensity of the development and the importance that
development of this site be a well designed attractive looking workable transition to the rural
residential core of Medina south and west of this site. He stated that this site has been zoned
for business/industrial use for some time. He stated that Ms. Borg does not have quarrel with
the intended business/industrial use of the property. He stated that staff will have time to
ensure that the development will not only suit this property but also act as a transition to the
rural residential core neighboring this property. He stated that Ms. Borg is also concerned
with the management of storm water and runoff from this site, as her property is downslope
of the Loram property to the west. He stated that he would like to be able to retain an
independent water consultant to independently suggest best management practices for this
site, as the water issues are a concern and priority of Ms. Borg. He stated that this seems to
be a use that would be a better fit to a 40-acre parcel rather than a 20-acre parcel.
V. Reid encouraged Mr. Lane to speak with staff as they have information regarding the
storm water management, as the plan states that 98 percent of the water will be maintained on
the site which will be an improvement from what exists.
Paul Jaeb, 1595 Hamel Road, stated that his property is directly south of the proposed
property and has lived there for 11 years. He stated that he has 11 acres of land and has
horses and dogs as well as a garage filled with old cars. He stated that he is extremely
troubled with this proposal and agrees with the comments of Mr. Lane regarding the density
and intensity. He stated that he drives the road every day and is concerned with 1,000 people
8
coming to the site every other weekend. He stated that any parking along Arrowhead would
be preposterous, as the roadway is a horse trail as well. He stated that this seems like a very
bad fit and he is very concerned with the traffic this use would add to the area. He stated that
the old cars are very loud and he was concerned that this would be a mechanic shop and he
would be able to hear the tools from his property. He thought that due consideration should
be given to the people that live nearest to this property.
V. Reid noted a written letter the Commission received that will become part of the record.
Finke confirmed that if additional written correspondence is received, it will be a part of the
City Council packet.
V. Reid closed the public hearing at 8:34 p.m.
White stated that she visited the site in Chanhassen and appreciated the design standards. She
noted that she did not attend during an event, so she cannot attest for that aspect. She stated
that the applicant is willing to go above and beyond the design standards. She stated that she
also has concerns with the storm water management and she would want to ensure that the
highest storm water management possible is provided to ensure that the surrounding areas are
not impacted. She stated that she cannot support flexibility regarding landscaping and
believed the developer should be held to the standards designed. She also believed that the
minimum setbacks should be provided.
V. Reid asked if the PUD standards were not met, would the application still move forward.
White stated that in her opinion the request does not meet the requirements for a PUD.
Murrin stated that she believes that it does meet the requirements for a PUD and that it is an
innovative use with high quality materials and design that exceed the standards. She stated
that the wetland would be maintained which would meet the third criteria in the PUD
requirements.
Albers agreed that the site would meet the individual criteria for a PUD, echoing the
comments of Murrin. He stated that the storm water management would also be enhanced
compared to what is currently provided on the site. He stated that open spaces would be a
challenge because of the size of the development, agreeing that this is an intense
development. He did not think adding additional land would improve the situation, as the
paved area would simply increase to connect the spaces. He stated that he would support the
PUD.
Rengel stated that she also supports a PUD for this request. She echoed concerns with storm
water management.
Barry stated that this site is zoned business and therefore could develop into a warehouse with
much more regular traffic coming and going from the site. He stated that in his opinion this
is a much better fit and use for the site and therefore could support the PUD.
V. Reid agreed that this is an innovative unique use of the site and therefore would also
support the PUD. She stated that now that there is consensus on the PUD, the Commission
can discuss the Site Plan and recommendations. She asked what would happen if the storm
water requirements are not met.
9
Finke provided additional information on the storm water requirements and design standards
in terms of rate and volume. He stated that if there were a nine-inch rain event it would flow
off the site, as a system cannot be designed for those large events; noting that occurs today as
well on the site unimproved. He stated that there is a maintenance agreement that requires
maintenance of the storm water facilities.
V. Reid mentioned landscaping and stated that it appears the only issue is the requirement for
70 percent opacity.
Finke stated that staff has not seen a plan which increases the interior greenspace areas. He
stated that the applicant is looking to increase the setback by five feet near the retail area and
increasing the landscaping for opacity near the parking, but does want to have discussions
whether that meets the 70 percent. He noted that the PUD can provide flexibility in some
areas, but could also include enhancements in other areas.
Albers stated that he would suggest extending the landscaping along the southern border
edge, noting that he does not notice any overhead trees along that area.
Rengel agreed with extending trees around that edge, noting that the other sides are sufficient
and additional landscaping will be provided on the interior.
Barry stated that he is really opposed to any parking on Arrowhead and believed that there
should be sufficient parking space on the site and between the Loram and Hennepin County
sites. He asked if there is anything that can prevent the parking along the road during those
events, as that is where the congestion will come in, especially if the road is not widened.
Finke stated that posting no parking on the street would be a Hennepin County decision, but
noted that street parking could be regulated through the special events permit. He stated that
Hennepin County will let Medina take the lead on those decisions because Medina police
have to enforce the parking. He stated that the special events permit will be the best method
to regulate those activities because you can change the requirements as things move forward
and you realize what will work best. He stated that things can be set more conservatively in
the beginning and flexibility could be provided in the future should things work well. He
stated that parking on Arrowhead is easy to enforce, as it can be posted no parking and people
can be ticketed.
Murrin stated that she would be in favor of the shared parking agreement with Loram and
Hennepin County and the applicant can encourage people to park on their site or those
designated sites to keep people off Arrowhead and Hamel roads. She asked if the parking on
Arrowhead would be needed.
Silikowski stated that he has spoken with Hennepin County about shared parking, but has not
yet received a response. He stated that the County is going to widen and pave the road, with
the walking trail on the side of the subject property. He suggested allowing parking on the
east side of the road.
Albers asked for information on the flow of traffic.
Finke provided additional details on how traffic will flow out of the site.
There was discussion regarding the hot rods that may cruise by the event, but it was
determined that the police will handle enforcement of that type of activity.
10
V. Reid asked if the Commission is comfortable with 16 special events.
Murrin asked if all the changes need to be addressed, such as the alternate retail uses of a
coffee shop and sandwich shop.
Finke stated that staff can continue discussions with the Council, but noted that if there are
special concerns, the Commission should call that out.
V. Reid asked if the parking along Arrowhead should be discussed.
Finke stated that is not a land use discussion and therefore that can be decided at a later time.
White referenced the minimum of 20 percent of the building to be brick, stone or glass,
noting that the applicant’s plan includes 14 percent of those materials.
V. Reid explained that is because of the garage doors.
White stated that her biggest concerns are on the retail building, noting that building exceeds
the requirements.
Finke agreed that the retail building would exceed the class one materials requirement.
Motion by Murrin, seconded by Albers, to approve of the AutoMotorPlex PUD General
Plan, Site Plan Review, and Plat to construct 237,500 square feet of private garage
condominiums and accessory retail, service, and meeting Space on 19.17 acres east of
Arrowhead Drive with the conditions noted in the staff report and the following additions: the
approval shall be valid for three years for phase one and seven years for phase two, which
amends item four; enhanced storm water improvements shall be provided for item six;
additional screening on the south side shall be required for item ten; the uses should also
include a fitness center, motor sports sales, coffee shop, and sandwich shop for item 12; item
17 shall limit special events to 16 per year. Motion carries 5-1 (White opposed).
Murrin stated that she would like to go on record to state that the project will do more good
for the City and the economy of the City than the current site provides.
White stated that she feels that too many staff recommendations are listed that have not been
integrated into the application, stating that she would like to see more recommendations put
into the application and plan before she could support the request.
Finke stated that this will be presented to the Council on November 1st, noting that any
comments provided up to one week before the meeting will be accommodated into the
Council packet.
7. Comprehensive Plan Open House Schedule
V. Reid provided a brief overview of the upcoming open house schedule for the
Comprehensive Plan.
Finke advised of a Steering Committee meeting that will be held the second or third week in
November.
8. Council Meeting Schedule
11
Finke advised that the Council will be meeting the following Tuesday.
White volunteered to attend the meeting.
Rengel stated that she would like to join White at the meeting to see how the updates are
conducted.
9. Adjourn
Motion by Albers, seconded by Rengel, to adjourn the meeting at 9:22 p.m. Motion carried
unanimously.