HomeMy Public PortalAbout09-11-2018
POSTED IN CITY HALL September 7, 2018
PLANNING COMMISSION AGENDA
TUESDAY, SEPTEMBER 11, 2018
7:00 P.M.
CITY HALL (2052 County Road 24)
1. Call to Order
2. Public Comments on items not on the agenda
3. Update from City Council proceedings
4. Planning Department Report
5. Public Hearing - Ordinance Amendment – Chapter 8 of the City Code
related to regulations of the Mixed Residential zoning district
6. Public Hearing - Open Systems International (OSI) – PID 03-118-23-41-
0005 – Rezoning to Business, Preliminary Plat, and Site Plan Review for
the construction of a two-story office – north of 4101 Arrowhead Drive
7. Public Hearing - Robert Griffin – 2820 Co Rd 24 – Conditional Use
Permit to exceed 5,000 square feet of accessory buildings on one lot
8. Approval of August 8, 2018 Planning Commission Minutes
9. Council Meeting Schedule
10. Adjourn
Planning Department Update Page 1 of 2 September 4, 2018
City Council Meeting
MEMORANDUM
TO: Mayor Martin and Members of the City Council
FROM: Dusty Finke, Planning Director; through City Administrator Scott Johnson
DATE: August 30, 2018
SUBJ: Planning Department Updates – September 4, 2018 City Council Meeting
Land Use Application Review
A) Reserve of Medina 2nd Addition (application transfer) – Pulte Homes is potentially purchasing the
2nd Addition from Toll Brothers and has requested that the City transfer the Reserve of Medina 2nd
Addition to its name. Staff is drafting amendments to the development agreement and will present
to the City Council at the September 4th meeting.
B) OSI Expansion – Arrowhead Drive, north of Highway 55 – OSI has requested approval of a site
plan review, preliminary plat and rezoning to construct a 2nd building north of their existing facility.
The applicant proposes to construct the building on a separate lot and to rezone the property to
Business, in line with the updated Comprehensive Plan. Staff is conducting a preliminary review
and will schedule when complete for review, potentially at the September 11 Planning Commission
meeting.
C) Griffin CUP – 2820 County Road 24 – Bob Griffin has requested approval of a conditional
use permit to construct a 72’x60’ accessory building. A CUP is required for accessory
building in excess of 5000 s.f. Staff is conducting a preliminary review and will schedule when
complete for review, potentially at the September 11 Planning Commission meeting.
D) Wayzata School Rearrangement – 1152 Hamel Road – Wayzata Schools has requested a lot
line combination. The School is purchasing property north of Hamel Road, but the existing
parcel lines extend north and south of Hamel Road. The rearrangement is proposed to use
Hamel Road as the dividing line between the parcels. Staff is conducting a preliminary review
and will schedule when complete for review, potentially at the September 18 City Council meeting.
E) Richardson Lot Combination – PIDs 18-118-23-24-0116 and 18-118-23-24-0117 – Big Island
Land LLC (Dale Richardson) has requested a lot combination of two vacant parcels along
Ardmore Avenue, just west of County Road 19. The parcels do not meet relevant lot
standards and the applicant desires to combine them to construct a single home. The
applicant is currently incomplete, and staff has requested additional information. Staff will
schedule when complete for review, potentially at the October 2 City Council meeting.
F) Ditter Concept Plan – Jim Ditter, Tom Ditter, and Ditter Properties have requested review of a
concept plan related to the potential subdivision of four existing parcels totaling approximately 25
acres into six lots. Two of the existing parcels are served by City sewer and included within the
urban service area but all the property is zoned rural residential. The applicants requested that the
City consider rezoning the two parcels served by city sewer to Suburban Residential, allowing the
parcels to be reduced in size to create additional rural lots. The Planning Commission held a public
hearing at the May 8 meeting and feedback was generally supportive of what was proposed. The
Council reviewed on June 19 and raised questions whether designating the property as LDR was
consistent with the objectives of the Comp Plan. The Council directed staff to continue discussions
with the Ditters and staff has done so. The application will be left open in case the Ditters have
additional information to provide in the coming months.
G) Maxxon Site Plan Review – 900-920 Hamel Road – Maxxon has requested a site plan review for a
4,854-square foot addition between the two existing buildings on their property. The applicant
Planning Department Update Page 2 of 2 September 4, 2018
City Council Meeting
proposes to convert existing bituminous to pervious surfacing because no more hardcover can be
added as a result of the Elm Creek Shoreland Overlay District. The Planning Commission reviewed
at the January 18 meeting and recommended approval. The Council granted approval on February
20. Staff will work with the applicant on conditions of approval before construction begins.
H) Woods of Medina Final Plat –710 Shawnee Woods Road and 4412 County Road 116 –
4412 JKP LLC has requested final plat for a 16-lot subdivision on approximately 8.25 acres.
The City Council reviewed and adopted a resolution of approval at the July 17, 2018
meeting. Staff will await information from the applicant to meet the conditions of approval
prior to recording the plat and the begin of construction.
I) Johnson ADU CUP, Dykhoff Septic Variance, Hamel Brewery, St. Peter and Paul Cemetery – The
City Council has adopted resolutions approving these projects, and staff is assisting the applicants
with the conditions of approval in order to complete the projects.
J) Hamel Road Thirty Two, Hamel Haven subdivisions – These subdivisions have received final
approval. Staff is working with the applicants on the conditions of approval before the plats are
recorded
Other Projects
A) Comprehensive Plan – The Metropolitan Council has reviewed the City’s 2020-2040
Comprehensive Plan update, found it to be consistent with relevant system statements and policies,
and authorized the City to put it into effect. The Met Council did not agree to allow the City to stage
the high-density residential property in the southwest corner of the City for immediate development,
so it remains staged as 2021. Staff will prepare a final version of the Plan for formal adoption,
potentially at the September 18 or October 2 meeting.
B) Stormwater Ordinance and Design Guide –staff met with Engineering staff to discuss the scope and
workplan for reviewing the City’s stormwater regulations to conform with the City’s surface water
management plan and current practices. The Planning Commission and City Council held a
workshop on the regulations at the May 15 meeting. The Council adopted the ordinance at the
August 8 meeting. Staff is working on the Design Manual.
C) Mixed Residential zoning district – the City held an open house on June 12 and received feedback
on the regulations which will ultimately apply to the Mixed Residential land use. The Planning
Commission held a public hearing on the draft ordinance at the August 15 meeting. Feedback at the
hearing emphasized the importance of good transitions and buffering between existing low density
development and the high density portions of Mixed Residential. The Planning Commission
directed staff to make a few changes to the ordinance and tabled discussion to the September 11
meeting.
Ordinance Amendment Page 1 of 2 September 11, 2018
Mixed Residential Zoning District Planning Commission Meeting
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, Planning Director
DATE: September 6, 2018
MEETING: September 11, 2018 Planning Commission
SUBJ: Public Hearing – Mixed Residential Zoning District
Background
At the August 15 meeting, the Planning Commission held a public hearing and discussed the
Mixed Residential Zoning District. Following this discussion, the Planning Commission
directed staff to make some adjustments to the ordinance and tabled for further discussion. The
draft minutes from this discussion are included in the Planning Commission packet.
The staff report for the August 15 meeting included background information including feedback
from an Open House and information from the Comprehensive Plan relevant to the Mixed
Residential land use. The report is attached for reference, absent attachments. The full report,
including attachments is available at: https://medinamn.us/citygov/departments/planning-
zoning/mixed-residential-land-use/ or please feel free to contact me and I will provide it in
another format.
Summary of Public Hearing Feedback
The minutes from the August 15 hearing are in the packet for review.
Much of the discussion during the public hearing related to concerns about potential impacts of
the higher density residential on adjacent lower density neighborhoods.
Some speakers raised general objections to the Mixed Residential land use designation on certain
properties in the Comprehensive Plan. There was a fair amount of discussion about the
Comprehensive Plan process including the extensive public participation effort.
Another speaker suggested providing flexibility for “villas” and “detached townhome” lots such
as are found in the northeast of the Enclave project.
Summary of Changes
Flexibility to Density Requirements
The Planning Commission discussed language in the draft ordinance which permitted flexibility
to the overall 3.5-4.0 units/acre density range to projects which protect natural resources or
exceed other standards. Such fleixiblity is permitted in the City’s 2020-2040 Comprehensive
Plan update and staff believes it is appropriate because of the very narrow density range of the
Mixed Residential land use.
Ordinance Amendment Page 2 of 2 September 11, 2018
Mixed Residential Zoning District Planning Commission Meeting
The original draft provided flexibility of +/- 10%. Commissioners recommended that this
flexibility be limited to -10% to +5%. Commissioners also recommended that the language
surrounding the flexibility be strengthened so that it is clear that the City has full discretion and
that the benefits have to be substantial to justify.
These changes are highlighted on the top of page 2 of the ordinance.
Increased Lot Width Adjacent to Existing Neighborhoods
Planning Commissioners expressed an interest in requiring improved transitions between
existing neighborhoods and more dense housing styles in Mixed Residential projects. At the
same time, some Commissioners expressed an interest in allowing smaller lots internal to a
mixed residential development to encourage villa-style homes.
Staff updated the minimum lot width requirements, as highlighted on page 4 of the ordinance.
The new language would require 90-foot wide lots adjoining existing low density
neighborhoods. Otherwise, the minimum lot width was reduced to 50 feet.
Conditional Use Standards for Educational Facilities
It was brought to staff’s attention that some of the standards for Educational Facilities appeared
to be remnants from the Rural Public/Semi-Public zoning district. Specifically, the Rural
Public/Semi-Public district limits the size of a building to 40,000 square feet, and limits the
number people on-site to 700. These limitations reflect the fact that some historical institutional
uses are located in the rural area of the City and are subject to limitations on intensity.
Staff does not believe the intent was to include these limitations in sewered development sites.
Staff maintained a limitation that the structure not occupy more than 20% of the lot.
Potential Action
Staff recommends that the Planning Commission re-open the Public Hearing before considering
the ordinance. The Commission should direct staff to make any changes it sees fit and, when
completed with its review, could take the following action:
Move to recommend approval of the ordinance regarding the Mixed Residential Zoning District
(with the changes noted by the Commission).
Attachments
1. Draft Ordinance
2. Staff report from 8/15 Planning Commission meeting
Ordinance No. ### 1
DATE
CITY OF MEDINA
ORDINANCE NO. ###
AN ORDINANCE CREATING REGULATIONS OF THE
MIXED RESIDENTIAL ZONING DISTRICT;
AMENDING CHAPTER 8 OF THE CITY CODE
The City Council of the City of Medina ordains as follows:
SECTION I. Section 843 of the code of ordinances of the City of Medina is adding as follows:
SECTION 843
MIXED RESIDENTIAL (MXR) DISTRICT
Section 843.01 Mixed Residential (MXR) – Purpose. The purpose of the Mixed Residential
(MXR) district is to implement the mixed residential land use described in the City’s
Comprehensive Plan by providing a zoning district for a mix of residential styles with an overall
average density of 3.5-4.0 units per acre but which includes at least a certain amount of higher
density residential units. Any land use application or similar request within this district shall be
reviewed for consistency with the following objectives in addition to the other standards of the
district and city code. Any application may be required to be amendment or shall be denied if
found to be inconsistence with these objectives. Any request shall be consistent with the
following objectives:
(1) The MXR district shall consist of a creative and thoughtful mix of residential styles
which preserve open space and natural features.
(2) The layout and design of a MXR development shall complement adjacent existing and
planned land uses and shall, to the extent practicable, locate and buffer higher-density
residential uses from lower density uses on adjacent property.
(3) The overall net residential density shall be 3.5 units per acre to 4.0 units per acre over the
net area (e.g. a site with a Net Area of 50 acres could be developed with 175-200 total
units).
(4) The total number of residential units developed shall include a minimum number of
higher-density units equal to the Net Area of a development site. For the sake of this
requirement, the higher-density units shall exceed 8.0 units per net acre. For example, a
site with a Net Area of 50 acres would be required to include a minimum of 50 higher-
density units (in excess of 8.0 units per net acre) as a part of the total 175-200 residential
units.
(5) Development on a MXR development site may be phased, provided the site is master-
planned to ensure compliance with the purpose and standards of the MXR district and the
Mixed Residential land use in the Comprehensive Plan. An enforceable covenant shall
be recorded against the property to ensure development occurs consistent with these
requirements.
(6) In a phased MXR development in which property is reserved for future high-density
residential development, flexibility for a range of high density units shall be reserved
equivalent to at least 5% of the maximum number of units. For example, if a site with a
Ordinance No. ### 2
DATE
total Net Area of 50 acres (maximum units=200) reserves 7 net acres for future high-
density development, the master-plan is required to reserve capacity for a minimum of
56-66 units on these 7 net acres. The remaining 43 net acres could be developed with no
more than 134 units.
(7) The City may consider modifications of density restrictions for developments that protect
the natural features or exceed other standards. Such modification shall not exceed -10%
of the minimum density or +5% of the maximum density requirement of the relevant land
use. Such modifications shall be at the full and complete discretion of the City Council
following recommendation by the Planning Commission and shall only be provided to
encourage substantial protection of natural features or development which significantly
exceeds standards.
Section 843.02 (MXR) Development Review and Approval Process.
Subd. 1. Mixed Residential Master Plan Required. A Mixed Residential Master Plan shall
be required to regulate uses, density and permissible number of units over a MXR
development to ensure compliance with the purpose, objectives, and requirements of the
district and of the Comprehensive Plan. No development, construction, or subdivision of
property shall be permitted in the MXR District prior to the review and approval of a
Master Plan as described in this subsection.
Subd. 2. All development, construction, and subdivision requests shall be consistent with
the approved Master Plan. Any request which is not consistent with the approved Master
Plan shall be denied.
Subd. 3. Master Plan Review Procedures. An application for Mixed Residential Master
Plan approval shall follow the process described herein. A Master Plan may be reviewed
on its own, or concurrently with other requests such as a concept plan, preliminary plat,
or site plan review.
(a) Submittal Requirements. An application for Master Plan review shall include all
of the following information:
(1) Application form
(2) Fee prescribed by City fee schedule
(3) A Mixed Residential Master Plan which includes:
(i) Clear identification of the limits of the overall site(s) to which the
Master Plan will apply.
(ii) Documentation of property ownership, interest in title, or
authorization from owner(s) of all parcels to make application on
their behalf.
(iii) Narrative describing how the project serves the purposes of the
MXR district.
(iv) General site analysis identifying Net Acreage and the locations of
floodplains, wetlands, required upland buffers, and waterbodies.
The site analysis shall also identify existing improvements,
existing vegetation, sensitive environmental areas, significant view
sheds and other important features.
Ordinance No. ### 3
DATE
(v) Permissible range of residential units and minimum number of
high-density residential units required based upon Net Acres.
(vi) A sketch plan demonstrating planned residential densities
consistent with the requirements of the mixed residential land use
and MXR district, including potential building layout, unit style,
street jurisdiction, lot layout, environmental conservation areas,
public or private open space, public or private recreation space,
and other elements of the plan.
(vii) Identification of important utility and other infrastructure
connections and issues.
(viii) Connectivity of the site to surrounding existing and planned land
uses, potential pedestrian/bicycle connections, and other external
land use relationships.
(4) A survey showing all easements of record may also be required by the
Zoning Administrator.
(5) Any additional information as may be reasonably required by the Zoning
Administrator to review compliance with relevant code requirements.
(b) The Planning Commission shall hold a public hearing on the proposal. Notice of
the public hearing shall be published in the official newspaper designated by the
City at least 10 days prior to the hearing. For land located in the RR, RR-1, RR-2
or RR-UR zoning districts, notice of the hearing shall also be mailed to owners of
property located within 1000 feet of the outer boundaries of the subject property.
For land located in any other zoning district, notice shall be mailed to the owners
of property located within 350 feet of the outer boundaries of the subject property.
(c) The proposal shall be forwarded to the City Council following review and
recommendation by the Planning Commission, or after 45 days have elapsed since
the commission began its review, whichever occurs first. The City Council shall
act on the application within the time period prescribed by state law. The person
making the application shall be notified of the action taken.
(d) A Mixed Residential Master Plan shall only be approved if it determined to be
consistent with the purpose of the district, the objectives of the Comprehensive
Plan and other relevant requirements of City Code. The City Council may impose
such conditions it deems appropriate to protect the public health, safety, and
welfare, and to ensure consistency with relevant requirements.
(e) The Master Plan shall be recorded against the subject property and regulate future
requests for development, construction, or subdivision.
Section 843.03. (MXR) Allowed Uses.
Subd. 1. Permitted Uses. The following shall be permitted uses within the MXR district,
subject to applicable provisions of the City Code:
(a) Single-Family Homes
(b) Two-Family Homes
(c) Townhome Dwellings
(d) Multiple Family Structures
(e) Parks and Open Space
(f) Essential Services
Ordinance No. ### 4
DATE
Subd. 2. Conditional Uses. The following shall be permitted within the MXR district,
subject to conditional use permit approval, the specific requirements established in
Section ###, and other applicable provisions of the City Code:
(a) Religious Institutions
(b) Educational Facilities
(c) Assisted Living Facilities and Nursing Homes
(d) Day Care Facilities serving 16 or fewer persons
(e) State Licensed Residential Facility, serving 16 or fewer persons
Subd. 3. Accessory Uses. The following accessory uses shall be permitted within the MXR
district, subject to applicable provisions of the City Code and provided such use is
subordinate to and associated with a permitted or conditional use:
(a) Garages or detached private structures, except no such structure shall contain
components to constitute a separate complete dwelling unit.
(b) Off-street parking
(c) Private swimming pools, sport courts, and other common recreational facilities
(d) Signs, subject to the requirements of the sign ordinance
(e) Solar Equipment, if affixed to a structure, and in compliance with Section 828.09
subd. 1 of the City Code
Section 843.04. Section 843.04. (MXR) Single Family and Two Family Residential Lot
Standards. The following standards shall be observed for all single-family and two-family
residential uses, subject to additional requirements, exceptions and modifications set forth in the
City Code.
Subd. 1. Density of Development and Number of Units: Development or redevelopment
shall be consistent with density and number of unit requirements in the Comprehensive
Plan and the approved Mixed Residential Master Plan.
Subd. 2. Minimum Lot Width (Single Family Detached): 50 feet, except as noted below:
(a) The minimum lot width shall be increased to 70 feet for lots with a side yard adjacent to
a collector or arterial roadway.
(b) The minimum lot width shall be increased to 90 feet for lots adjoining existing low
density sewered residential upon the exterior of a Mixed Residential Master Plan
Subd. 3. Minimum Lot Width (Two Family Dwelling): 50 feet per unit. The minimum lot
width shall be increase to 70 feet for a unit with a side yard adjacent to a collector or
arterial roadway.
Subd. 4. Minimum Lot Depth: 90 feet.
Subd. 5. Minimum Front Yard Setback: 25 feet, except as follows:
(a) Additional setback for garage doors facing streets: Garage doors which face a street
shall be set back a minimum of 30 feet.
Ordinance No. ### 5
DATE
(b) Reduced setback for side-load garage: The front yard setback may be reduced to 20
feet if no garage doors face a street and if garage walls facing the street include a
window or architectural elements to give the appearance of living space.
Subd. 6. Minimum Rear Yard Setback: 25 feet. The rear yard setback may be reduced to 15
feet if abutting a preserved open space or common area, but may not be reduced if
abutting public park property.
Subd. 7. Minimum Interior Side Yard Setback (Single Family Detached): 7.5 feet
Subd. 8. Minimum Interior Side Yard Setback (Two Family Dwelling): 10 feet, except the
side yard setback shall be reduced to zero for the common wall between two dwelling
units.
Subd. 9. Street Setbacks: The following yard setback shall be required adjacent to public or
private streets. Structures, parking areas, and active recreational areas shall not be located
within this setback area. The required yard setback shall be based on the classification of
the street in the Comprehensive Plan as follows:
(a) Private Street: 25 feet. Parking areas and recreational areas shall be exempt from this
requirement.
(b) Local Roadway: 25 feet.
(c) Collector or Arterial Roadways: 50 feet.
Subd. 10. Maximum Impervious Surface Coverage: 50 percent of the total lot area.
Impervious surface coverage may exceed this amount if stormwater management
practices are implemented which, according to the City Engineer, exceed stormwater
retention and treatment regulations. However, in no case shall impervious surface
coverage exceed 60 percent of the lot area remaining after wetlands and stormwater
ponds have been excluded.
Subd. 11. Maximum Building Height: All buildings shall meet the following requirements:
(a) Building height shall not exceed 32 feet, but the maximum building height shall be
increased to 35 feet if the structure is equipped with a compliant fire suppression
system or if interior side yard setbacks are increased by 50 percent.
(b) No building shall exceed two and one-half stories in height, with a limitation of two
stories facing a street.
(c) Maximum distance from ground to eave. In no case shall the vertical distance from
the lowest ground level (at the footprint of the building and eight feet out) to the
eave be greater than 32 feet.
Subd. 12. Building Materials and Design.
(a) Building Materials. All exterior building materials shall be durable and consistent with
relevant codes, regulations, and other industry standards.
(b) Garages. Each principal dwelling unit shall include garage space with a minimum capacity
of two vehicles. In the case that garage doors occupy more than half of the horizontal
Ordinance No. ### 6
DATE
building façade facing a street, architectural elements shall be provided to reduce the
monotonous appearance of garage doors. These elements may include varying the setback
of the garage doors, differentiating roof designs, constructing dormers, and installing
garage doors with windows or other design elements.
(c) Utilities. Utilities shall be placed underground.
Subd. 13. Landscaping Requirements for the Development Site.
(a) Generally. All areas within a development site shall be landscaped, except for areas
occupied by streets, sidewalks, trails, buildings, driveways, walks, recreational areas, plaza
space, wetlands, wetland buffers, and woodlands. Landscaping shall include trees, shrubs,
plantings, and turf grass. Properly maintained prairie and natural vegetation is encouraged
within common open space and buffer yards. Species with known vulnerability to disease
or infestation shall not be permitted. Integrated stormwater management practices, such as
vegetative swales, vegetative filter strips, bioretention, and raingardens, shall be considered
landscaping and shall be included in the gross acreage of the parcel when calculating
impervious surface coverage.
(b) Buffer Yards. Buffer yards shall be required adjacent to less intensive zoning districts and
adjacent to collector and arterial roadways. The buffer yard requirements are described in
Section 828.31 of the City Code.
(c) Maintenance. The developer shall be responsible for establishing a long-term maintenance
plan to see that common space and buffer yard landscaping and fencing is maintained in
an attractive and well-kept condition and to replace any landscaping that does not survive.
Landscape irrigation, where necessary, shall be consistent with City water usage
regulations.
(d) Landscaping Guarantee. The developer shall guarantee the growth and maintenance of all
plants for a minimum of two growing seasons following an inspection of all completed
plantings.
(i) The developer shall submit a financial guarantee and provide access to the
property, in forms acceptable to the city, prior to issuance of any building permit
to ensure the planting and survival of the plantings. The developer may transfer
financial guarantee responsibility to another willing entity.
(ii) Any plant which does not survive or has severely declined (for example, 25% of
the crown has died in the case of trees) shall be replaced, and the replacement will
be guaranteed for an additional two growing seasons. After the additional growing
seasons, any of the new plants which do not survive or have severely declined shall
be replaced. After provisions have been made for maintenance of these new plants,
the city shall release any remaining financial guarantee.
(e) Tree Preservation. Removal of significant trees and any construction activity within
residential districts shall be subject to the requirements set forth by the City’s Tree
Preservation Ordinance Section 828.41.
Subd. 14. Landscaping Requirements for Individual Single-Family and Two-Family Lots.
Ordinance No. ### 7
DATE
(a) Generally. Each lot shall be landscaped, except for areas occupied by buildings, driveways,
walks, patios, recreational areas, wetlands, wetland buffers, and woodlands. Landscaping
shall include trees, shrubs, plantings, and turf grass. Properly maintained prairie or natural
vegetation may be utilized within buffer yards. Integrated stormwater management
practices, such as vegetative swales, vegetated filter strips, bioretention, and raingardens,
shall be considered landscaping and shall be included in the gross acreage of the parcel
when calculating impervious surface coverage.
(b) Lawn Establishment. The entire lot and adjacent right-of-way to the edge of the street
shall be landscaped and vegetation established prior to issuance of a certificate of
occupancy for a new home.
(i) Financial Guarantee Option. If vegetation is not established at the time of certificate
of occupancy, the city may accept a financial guarantee, in an amount determined
by the city council, to ensure that landscaping is completed within one year. If
landscaping is not completed, the city may take action to complete the work, and
the property owner shall grant access to the property and be responsible for the
cost of such work.
(ii) Type of Ground Cover. Low maintenance and water conserving alternatives to
traditional Kentucky bluegrass are encouraged and may be seeded. Otherwise,
sod or hydro-seed application shall be required.
(c) Yard Trees. A minimum of four overstory trees shall be required to be planted prior to
issuance of a certificate of occupancy for each dwelling unit. Trees shall meet the
following requirements:
(i) Financial Guarantee Option. If the trees are not planted at the time of certificate of
occupancy, the city may accept a financial guarantee, as established by the city
council, to ensure that planting occurs within one year.
(ii) Size. Deciduous trees shall not be less than two caliper inches measured four feet off
ground, and coniferous trees shall not be less than six feet in height.
(iii)Location. For single-family dwellings, two trees shall be located within 15 feet of the
front lot line. For two-family dwellings, at least one of the trees shall be located
within 15 feet of the front lot line. Trees shall be located in a way which does not
interfere with utilities.
(iv) Type. Trees shall be suitable for the soil and site conditions and compliment others in
the area. Native species, as listed within the tree preservation ordinance are
required, unless otherwise necessary. Species with known vulnerability to disease
or infestation shall not be permitted. The trees shall not be of a single species and,
to the extent possible, should be differentiated across the neighborhood so that no
more 25 percent are from one species.
(v) Credit for Preserved Trees. The city may reduce the required number of overstory trees
if existing trees are preserved in the front yard. In order to receive credit, the trees
shall satisfy the requirements of the Tree Preservation Ordinance, Section 828.41.
(d) Maintenance. The property owner shall be responsible to see that landscaping is
maintained in an attractive and well-kept condition and to replace any landscaping that
does not survive. Irrigation for landscaping and lawns shall be consistent with city water
usage regulations.
Ordinance No. ### 8
DATE
(e) Tree Preservation. Removal of significant trees and any construction activity within
residential districts shall be subject to the requirements set forth by the City’s Tree
Preservation Ordinance Section 828.41.
Section 843.05. (MXR) Standards for Townhome, Multiple Family Residential and other
Uses. The following standards shall be observed for townhomes, multiple family residential uses
and other uses, excluding single-family and two-family dwellings. The standards shall be
subject to additional requirements, exceptions and modifications set forth in the City Code.
Many of these standards may be applied across a coordinated development so that individual lots
may not meet all requirements (lot area and impervious surface coverage, for example) but the
development as a whole is consistent with the standards. In these situations, the City shall require
documentation which describes the property which is subject to the coordinated development.
Subd. 1. Density of Development and Number of Units: Development or redevelopment
shall be consistent with density and number of unit requirements of the Comprehensive
Plan.
Subd. 2. Density Bonuses: Exceptions or modifications to the density requirements may be
considered natural resources are protected or exceed other standards of the zoning
district.
Subd. 3. Minimum Net Area per Dwelling Unit: 4,350 square feet, except as modified by
Subd. 4. below.
Subd. 4. Reduction of Minimum Net Area per Dwelling Unit. Certain design and construction
features serve to reduce the real and perceived impacts of crowding prevalent in multiple-
residential dwelling units and building complexes. The Minimum Net Lot Area per Unit
requirement above may be reduced in accordance to the following, except that the density
after the bonus(es) must be consistent with the Comprehensive Plan.
(a) Affordable Housing (max. reduction = 560 square feet of Net Lot Area per Unit).
The density bonus shall be based on the proportion of units which will be preserved
as affordable housing and the nature of the restriction utilized to maintain
affordability.
(b) LEED Certification or similar (max. reduction = 390 square feet of Net Lot Area per
Unit). The density bonus shall be based upon the level of certification, with the
full bonus available for the highest level of certification.
(c) Low impact development (max. reduction 200 square feet of Net Lot Area per Unit).
The density bonus shall be based on the water quality improvements above those
required by the city.
(d) Exceeding building design, landscaping or buffer yard requirements (max. reduction
390 square feet of Net Lot Area per Unit).
(e) Sound suppression (max. reduction = 200 square feet of Net Lot Area per Unit). To
be eligible, the STC rating must be increased by ten from that specified as the
minimum in the Minnesota State Building Code.
(f) Underground Parking (max. reduction 560 square feet of Net Lot Area per Unit). The
density bonus shall be based upon the number of parking stalls provided, with the
Ordinance No. ### 9
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full bonus available if at least one underground space is provided per dwelling unit.
(g) Oversized garages or lockable storage units (max. reduction 110 square feet of Net
Lot Area per Unit). Additional storage must be 100 square feet for townhomes or
50 square feet or greater for other uses.
(h) Common open space and shared recreational facilities (max. reduction = 390 square
feet of Net Lot Area per Unit)
(i) Dwelling unit amenities (max. reduction 110 square feet of Net Lot Area per Unit).
Amenities such as additional bathrooms, fireplaces, etc.
Subd. 5. Minimum Setback from Perimeter of Site: 40 feet, except as modified below. This
setback shall apply to structures, parking, and recreational areas.
(a) Increased setback for three-story buildings. The required structure setback shall be
increased to 50 feet if the building exceeds two and one-half stories.
(b) Increased setback adjacent to less intensive zoning district. The setback adjacent to or
across a street from property of a less intensive zoning district shall be increased to 50
feet.
(c) Increased setback for required buffer yard. The required setback shall be increased
when necessary to abide by buffer yard requirements.
Subd. 6. Street Setbacks: The following yard setback shall be required adjacent to public or
private streets. Structures, parking areas, and active recreational areas shall not be located
within this setback area. The required yard setback shall be based on the classification of
the street in the Comprehensive Plan as follows:
(a) Private Street: 25 feet. Parking areas and recreational areas shall be exempt from this
requirement.
(b) Local Roadway: 40 feet.
(c) Collector or Arterial Roadway: 50 feet.
Subd. 7. Minimum Setbacks between buildings within a development: 30 feet.
Subd. 8. Maximum Impervious Surface Coverage: 50 percent of the total lot area.
Impervious surface coverage may exceed this amount if stormwater management
practices are implemented which, according to the City Engineer, exceed stormwater
retention and treatment regulations. However, in no case shall impervious surface
coverage exceed 60 percent of the lot area remaining after wetlands and stormwater
ponds have been excluded.
Subd. 9. Maximum Building Height: Building height shall not exceed 45 feet or three
stories, whichever is greater. In the case that a structure is not equipped with a compliant
fire sprinkler system, the maximum building height shall be 30 feet.
Subd 10. Building Materials and Design
(a) Building Materials.
(i) Generally. All exterior building materials shall be durable and consistent with
relevant codes, regulations, and other industry standards.
(ii) Accent materials. No less than 20 percent of any façade facing a public or private
Ordinance No. ### 10
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street shall be an accent material. These materials may include shakes, brick, stone,
face brick, decorative concrete, or others approved by the city.
(iii) Multiple Family Structures. No less than 50 percent of the vertical exterior building
materials shall be non-combustible material such as brick, face brick, decorative
concrete, glass, or others approved by the city.
(b) Garage Doors. In the case that garage doors occupy more than half of the horizontal
building façade facing a street, architectural elements shall be provided to reduce the
monotonous appearance of garage doors. These elements may include varying the setback
of the garage doors, differentiating roof designs, constructing dormers, and installing
garage doors with windows or other design elements.
(c) Building Modulation and Articulation. Buildings shall be modulated a minimum of once
per 50 feet of building perimeter to avoid long, monotonous building walls. This may
include varying building height, building setback, building orientation, roof pitch, roof
design, or significant differences in building materials/design.
(d) Enclosed Parking. Townhomes shall include garage space with a minimum capacity of
two vehicles, and multiple family structures shall include a minimum of one enclosed or
underground parking stall per dwelling unit.
(e) Utilities and Mechanical Equipment. All utilities shall be placed underground. Mechanical
and HVAC equipment serving individual dwellings shall be screened, to the extent
possible, from all public or private streets as well as from adjacent structures. Equipment
which serves more than six dwelling units shall be screened as follows:
(i) Rooftop Equipment. Equipment shall be screened through the use of architectural
elements and materials which are compatible with the overall design of the
building. Wood fencing or chain link fencing with slats shall not be permitted.
(ii) Ground Equipment. Equipment shall be screened with walls which are constructed of
materials which are compatible with the building or with landscaping which is
opaque during the entire year.
(f) Trash and Recycling Facilities.
(i) Trash and recycling bins for individual dwelling units shall be stored so not to be
prominently visible from streets or neighboring units.
(ii) For other uses, all trash and recycling shall be stored within the principal building,
within an accessory structure, or within an enclosed outdoor area easily accessible
from the principal structure. The accessory structure or enclosed area shall be
constructed of similar materials and have compatible architecture as the principal
structure and shall abide by yard setback requirements.
Subd. 11. Landscaping Requirements.
(a) Generally. All areas within a development site shall be landscaped, except for areas
occupied by streets, sidewalks, trails, buildings, parking lots, driveways, walks,
recreational areas, plaza space, wetlands, wetland buffers, and woodlands. Landscaping
Ordinance No. ### 11
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shall include trees, shrubs, plantings, and turf grass. Water conserving alternatives to
traditional Kentucky-Bluegrass are encouraged. Properly maintained prairie or natural
vegetation is encouraged within common open space and buffer yards. Species with known
vulnerability to disease or infestation shall not be permitted. Integrated stormwater
management practices, such as vegetative swales, vegetated filter strips, bioretention, and
raingardens, shall be considered landscaping and shall be included in the gross acreage of
the parcel when calculating impervious surface coverage.
(b) Building Setting. A 10-foot wide landscaped area shall be provided adjacent to all
buildings except for walks, driveways, and plaza/patio space. Walks within this landscaped
area shall be limited to where practically necessary to serve access points of buildings.
(c) Buffer Yards. Buffer yards shall be required adjacent to less intensive zoning districts and
adjacent to collector and arterial roadways. The buffer yard requirements are described in
Section 828.31 of the City Code.
(d) Overstory Deciduous Shade Trees and Coniferous Trees. A minimum of one tree per 60
feet, or fraction thereof, of lot perimeter shall be required. Any lot perimeter for which a
buffer yard is required shall be excluded from this calculation.
(i) Size. Deciduous trees shall not be less than two caliper inches measured four feet off
ground, and coniferous trees shall not be less than six feet in height.
(ii) Location. Tree location shall be approved by the city prior to planting.
(iii)Type. Trees shall be suitable for the soil and site conditions and compliment others in
the area. Native species, as listed within the tree preservation ordinance are
required unless otherwise necessary. No more than 25 percent of trees may be of a
single species.
(iv) Credit for Preserved Trees. The city may reduce the required number of overstory trees
if an applicant preserves more existing trees than required by the Tree Preservation
Ordinance, Section 828.41. The city shall determine the amount of credit granted
for such existing trees.
(e) Ornamental Trees. A minimum of one tree per 120 feet, or fraction thereof, of lot perimeter
shall be required. Any lot perimeter for which a buffer yard is required shall be excluded
from this calculation. One tree per 150 feet shall be required if a water conserving
alternative is utilized for the lawn or if bioretention or other low impact development
practices are implemented.
(i) Size. Trees shall not be less than one and one-half caliper inches measured four feet
off ground.
(ii) Location. Tree location shall be approved by the city prior to planting.
(iii)Type. Trees shall be suitable for the soil and site conditions and compliment others in
the area. Native species are required unless otherwise necessary. No more than 25
percent of trees may be of a single species.
(f) Understory Shrubs. In addition to trees, a full complement of understory shrubs shall be
provided to complete a quality landscape treatment of the lot. Shrubs shall be potted and
a minimum of 24 inches. In no instances shall the number of shrubs be less than one per
40 feet, or fraction thereof, of lot perimeter. Any lot perimeter for which a buffer yard is
Ordinance No. ### 12
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required shall be excluded from this calculation. One shrub per 50 feet shall be required if
a water conserving alternative is utilized for the lawn or if bioretention or other low impact
development practices are implemented.
(g) Parking Lot Landscaping. A minimum of eight percent of the total land area within parking
areas shall be landscaped. Parking lots with fewer than 10 stalls shall be exempt from these
requirements.
(i) Landscaping at least 12 feet in width shall separate parking lots into cells of no more
than 120 stalls.
(ii) Landscaping shall break up rows of parking approximately every 20 spaces.
(iii) Species selection shall be guided by soils conditions and plantings shall be designed
in a way which increases the likelihood of long-term survival.
(iv) Where practical, the landscaping areas shall be designed to receive stormwater runoff
from the adjacent parking area.
(h) Maintenance. The developer shall be responsible for establishing a long-term maintenance
plan to see that common space and buffer yard landscaping and fencing is maintained in
an attractive and well-kept condition and to replace any landscaping that does not survive.
Landscape irrigation, where necessary, shall be consistent with water usage regulations.
(i) Landscaping Guarantee. The developer shall guarantee the growth and maintenance of all
plants for a minimum of two growing seasons following an inspection of all completed
plantings.
(i) The developer shall submit a financial guarantee and provide access to the property,
in forms acceptable to the city, prior to issuance of any building permit to ensure
the planting and survival of the plantings. The developer may transfer
responsibility of financial guarantee to another willing entity.
(ii) Any plant which does not survive or has severely declined (for example, 25% of the
crown has died in the case of trees) shall be replaced, and the replacement will be
guaranteed for an additional two growing seasons. After the additional growing
seasons, any new plants which do not survive or have severely declined shall be
replaced. After provisions have been made for maintenance of these new plants,
the city shall release any remaining financial guarantee.
(j) Tree Preservation. Removal of significant trees and any construction activity within
residential districts shall be subject to the requirements set forth by the City’s Tree
Preservation Ordinance Section 828.41.
Section 843.06 Supplemental Requirements for Specific Uses within the MXR Zoning
District. In addition to the general standards specified for conditional uses in section 825.39 of
the City Code and other requirements of this ordinance, the following uses shall not be permitted
unless the city council determines that all of the specific standards contained in this subdivision
will be met:
Subd. 1. Religious Institutions.
(a) the minimum lot size shall be increased to 4 acres;
Ordinance No. ### 13
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(b) the minimum lot width and depth shall be increased to 300 feet;
(c) shall abut an arterial roadway or abut a collector roadway no more than 1,500 feet from
an intersection with an arterial roadway;
(d) no exterior bells or loudspeakers, except for emergency notification systems;
(e) buffer yard requirements adjacent to or across a street from property of a less intensive
zoning district or the same zoning district shall be increased to an opacity
measurement of 0.5. Buffer yard requirements are described in Section 828.31 of
the City Code.
(f) structures shall cover no more than 20 percent of the lot, and the maximum combined
floor area of all structures on a property shall not exceed 40,000 square feet;
(g) sanctuary seating capacity shall not exceed 500 persons;
(h) the number of persons on-site at any given time shall not exceed two times the capacity
of the sanctuary, with the exception of larger events no more than four times per
year. The city may place further limitations on the number of persons on-site based
on the number of parking stalls provided;
(i) residential uses shall not be permitted, with the following exceptions:
a. housing for clergy employed at the property, as an accessory use. Such housing
shall not exceed 4,000 square feet in floor area of habitable space, which shall
be counted against the total floor area allowed on a site; or
b.continuation of a residential use existing on the property prior to the religious
institution being established. Continuation of a residential use shall be limited
in term and be subject to Interim Use Permit approval;
(j) the property shall not be utilized for for-profit purposes, or regularly utilized by for-
profit entities;
(k) playgrounds and outdoor recreational areas shall be set back a minimum of 100 feet
from residential property with adequate screening to protect neighboring properties
from noise and adverse visual impacts;
(l) exterior building materials shall consist of the following materials: brick, natural stone,
stucco, Exterior Insulation and Finish System or similar product, copper, glass,
decorative concrete, split face (rock face) decorative block, and/or decorative pre-
cast concrete panels. A maximum of 20 percent of the vertical building exterior
may be metal or fiber cement lap siding or other materials approved by the city, if
used as accent materials which are integrated into the overall building design.
(m) the city council may require compliance with any other conditions, restrictions or
limitations it deems to be reasonably necessary to protect the residential character
of the surrounding area.
Ordinance No. ### 14
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Subd. 2. Educational Facilities.
(a) the minimum lot size shall be increased to 4 acres;
(b) the minimum lot width and depth shall be increased to 300 feet;
(c) shall abut an arterial roadway or abut a collector roadway no more than 1,500 feet from
an intersection with an arterial roadway;
(d) no exterior bells or loudspeakers except for emergency notification systems;
(e) buffer yard requirements adjacent to or across a street from property of a less intensive
zoning district or the same zoning district shall be increased to an opacity
measurement of 0.5. Buffer yard requirements are described in Section 828.31 of
the City Code.
(f) structures shall cover no more than 20 percent of the lot;
(g) playgrounds and outdoor recreational areas shall be set back a minimum of 100 feet
from residential property with adequate screening to protect neighboring properties
from noise and adverse visual impacts;
(h) exterior building materials shall consist of the following materials: brick, natural stone,
stucco, Exterior Insulation and Finish System or similar product, copper, glass,
decorative concrete, split face (rock face) decorative block, and/or decorative pre-
cast concrete panels. A maximum of 20 percent of the vertical building exterior
may be metal or fiber cement lap siding or other materials approved by the city, if
used as accent materials which are integrated into the overall building design.
(i) the city council may require compliance with any other conditions, restrictions or
limitations it deems to be reasonably necessary to protect the residential character
of the surrounding area.
Subd. 3. Assisted Living Facilities and Nursing Homes.
(a) shall abut an arterial or a collector roadway;
(b) parking requirements shall be based on the number of employees of the facility,
expected guest visitation and the likelihood of residents owning vehicles. Parking
for residents of the facility shall be enclosed or underground, consistent with the
requirements of the zoning district;
(c) sufficient outdoor plaza and recreational areas shall be provided;
(d) exterior building materials shall consist of the following materials: brick, natural stone,
stucco, Exterior Insulation and Finish System or similar product, fiber cement
siding, copper, glass, decorative concrete, split face (rock face) decorative block,
and/or decorative pre-cast concrete panels. A maximum of 20 percent of the
vertical building exterior may be metal, wood, or other materials approved by the
Ordinance No. ### 15
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city, if used as accent materials which are integrated into the overall building
design.
(v) the minimum required net lot area per unit shall be reduced by 50% for nursing home,
memory care, or similar units which do not include individual kitchens and where residents
are not able to drive. In order to reduce the required lot area in this way, an agreement in
a form and of substance acceptable to the City is required to be recorded against the
property ensuring that the units will remain nursing home or memory care units.
(vi) the city council may require compliance with any other conditions, restrictions or
limitations it deems to be reasonably necessary to protect the residential character of the
surrounding area.
Subd. 4. Day Care Facilities serving 16 or fewer persons
(a) shall abut an arterial or a collector roadway;
(b) shall not be operated within a townhome or multiple family dwelling;
(c) parking requirements shall be based on the number of employees of the facility and the
number of clients to be served. Circulation shall be sufficient so drop-off and pick-
up of clientele does not interfere with the right-of-way;
(d) sufficient outdoor recreational areas shall be provided;
(e) the facility shall meet licensing requirements as required by law;
(f) the city council may require compliance with any other conditions, restrictions or
limitations it deems to be reasonably necessary to protect the residential character
of the surrounding area.
Subd. 5. State Licensed Residential Facility or housing with services establishment
registered under chapter 144D, serving 16 or fewer persons
(a) shall abut an arterial or a collector;
(b) shall not be operated within a townhome or multiple family dwelling;
(c) parking requirements shall be based on the number or residents at the facility as well
as the number of employees. Parking for residents of the facility shall be enclosed
or underground, consistent with the requirements of the zoning district;
(d) the facility shall meet licensing requirements as required by law;
(e) the city council may require compliance with any other conditions, restrictions or
limitations it deems to be reasonably necessary to protect the residential character
of the surrounding area.
Ordinance No. ### 16
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SECTION II. This ordinance shall become effective upon its adoption and publication.
Adopted by the Medina city council this _____day of _____, 2018.
______________________________
Attest:
___________________________________
Jodi M. Gallup, City Clerk
Published in the Crow River News on the ______ day of _______, 2018.
Ordinance Amendment Page 1 of 7 August 15, 2018
Mixed Residential Zoning District Planning Commission Meeting
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, Planning Director and Nick Kieser, Planning Intern
DATE: August 9, 2018
MEETING: August 15, 2018 Planning Commission
SUBJ: Public Hearing – Mixed Residential Zoning District
Background
The City’s Comprehensive Plan update is currently in review by the Metropolitan Council and is
anticipated to be approved this month. The Comprehensive Plan process included over 15
months of public participation, 8 community meetings, 15 Steering Committee meetings, 4
concurrent City Council/Planning commission worksessions, an online forum, a formal public
hearing and a series of City Council reviews.
Through this process, the City developed the Comprehensive Plan. The Plan identified property
which could accommodate the future growth to meet certain mandates that the City planned for,
including:
• Land sufficient for construction of a minimum of 950 future residential units
• Minimum overall density of 3 units/net acre for new residential development
• A minimum of 244 of the residential units were required to be planned at higher density
(>8 units/net acre)
The Land Use Plan within the Comprehensive Plan sets planned land uses and densities and also
establishes objectives for these uses. The City is then required to review and make appropriate
changes to its official controls, including zoning regulations, within nine months of the updated
Plan being in effect.
The Implementation Chapter (7) of the 2020-2040 Comprehensive Plan describes the changes
the City anticipated needing to make because of various changes in the Plan.
One of the primary changes noted is for the City to establish regulations to implement the Mixed
Use Residential Land Use. Staff does not believe existing regulations provide a good means to
implement. The Implementation Chapter states: “Mixed Residential Land Use
Standards will need to be established for development within the Mixed Residential Land Use
to ensure that such development is consistent with the objectives and policies of the use.
Specifically, standards will need to require that a portion of the development provide for
residential development with a net density of 8 units/acre or greater and will provide for
guidance to incorporate such density into surrounding neighborhoods which will likely be
developed at lower densities. The regulations will be intended to allow a portion of the Mixed
Residential site to be reserved for higher density residential development as a separate
development if a portion of the site is developed at lower densities.”
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Mixed Residential Zoning District Planning Commission Meeting
Mixed Residential Land Use
The Comprehensive Plan guided groups of properties in two locations as Mixed Residential,
generally located northwest of the Medina Road/Brockton Lane and north of Hamel Road/east of
Arrowhead Drive. These properties are identified on the map below.
It is important to note that the Mixed Residential properties are staged for potential development
within the 2025-2030 staging period. There are no development proposals expected for some
time, but the City is required to have the official controls in place.
The entire Draft Comprehensive Plan update is available on the City’s website, the land use
chapter is attached for reference, and staff has copied the most relevant information below. The
City’s official controls are required to be consistent with the Comprehensive Plan.
Within the Draft Comprehensive Plan, the Mixed Residential land use is defined as follows:
“Mixed Residential (MR) identifies residential land uses that may be developed with a variety
of housing styles at an overall average density between 3.5 and 4.0 units per net acre, within
which a minimum of the units equivalent to 1.0 unit per acre are required to be developed at
higher densities above 8.0 units per acre. Uses within the MR land use are served, or are intended
to be served, by urban services. The land use provides flexibility for the type of housing to be
developed, including detached single family, twin homes, townhomes and multiple family
buildings. The MR land use will allow for different types of housing to be developed in
coordination with each other or independently, provided the objectives related to overall density
and minimum number of higher density housing units can be achieved within a defined area.”
Ordinance Amendment Page 3 of 7 August 15, 2018
Mixed Residential Zoning District Planning Commission Meeting
The Plan also establishes policies and objectives which are meant to guide the City when
creating the official controls. For the sake of the Mixed Residential land use, these policies and
objectives are contained within the broader objectives of the Residential Land Uses in the City:
1. Require preservation of natural slopes, wetlands, woodlands, and other significant natural
characteristics of the property.
2. Regulate land within the Mixed Residential land use to provide opportunities for residential
development with a density in excess of 8 units/acre. Flexibility is purposefully provided
within the land use to support opportunities for a single project to provide both low- and
high- density housing or for multiple developers to partner on independent projects within a
Mixed Residential area.
3. Consider exceptions to or modifications of density restrictions for developments that
protect the natural features or exceed other standards of the zoning district. Such
modification shall generally not exceed -10% of the minimum density or +20% of the
maximum density requirement of the relevant land use.
4. Encourage a controlled mix of densities, housing types, age groups, economic levels, lot
sizes, and living styles that are of appropriate scale and consistent with appropriate land
use, market demands, and development standards.
5. Establish design criteria for platting and developing site plans which will be compatible
with surrounding physical features, existing land uses and the preservation of
ecologically significant natural resources.
6. Establish standards for higher density residential development so that such development is
compatible with surrounding uses. Such standards may include enclosed parking, green
space, landscape buffering and height limitations. 7. Restrict urban development to properties within the sewer service boundary.
8. Encourage green building practices such as Leadership in Energy and Environmental
Design (LEED) principles in neighborhood planning and residential building and low
impact development design standards.
9. Regulate the rate and location of development in keeping with availability of public
facilities and the City’s stated goals, including the undesignated MUSA and growth
strategies.
10. Restrict commercial and business development to areas designated in this Plan.
11. Protect property within the City’s MUSA boundary from development prior to the provision
of urban services that will hinder future division.
12. Create flexible zoning standards that would allow for innovative arrangements of homes,
conservations easements, or other creative land use concepts that preserve the City’s open
space and natural features.
13. Promote attractive, well-maintained dwellings on functional, clearly marked roads, with
adequate facilities and open space.
14. Emphasize resident and pedestrian safety.
15. Require utilities to be placed underground wherever possible for reasons of aesthetic
enhancement and safety.
16. Plan interconnections between separate developments to encourage shared road use to
reduce costs and minimize the amount of road surface required.
17. Require planning of trails and walkway systems in the early design stages of all new
development so that residential areas are provided safe access to parks and open space.
Ordinance Amendment Page 4 of 7 August 15, 2018
Mixed Residential Zoning District Planning Commission Meeting
18. In urban residential zones with sanitary sewer service permit higher density in PUD’s in
exchange for (1) reduced land coverage of buildings, (2) provision of more multi-family
units; and, (3) sensitive treatment of natural resources.
19. Implement standards for lot sizes and setbacks which recognize the development
characteristics and natural resources of each existing neighborhood.
20. Regulate noise, illumination, and odors as needed to protect residential neighborhoods and
to maintain public health and safety.
Open House Discussion
The City held an open house on June 12, 2018 to provide an opportunity for interested residents
to provide feedback and to discuss the regulations that were to be developed for the land use.
Residents, members of the City Council and Planning Commission, and staff were in attendance.
A summarized report of the comments provided during the open house is attached.
Road Infrastructure/Traffic
The main comments raised at the Open House related to the potential impacts of increased traffic
with the new development.
Infrastructure planning is a primary component of the Comprehensive Plan process, and the City
has anticipated the development of various properties, including the Mixed Residential
properties, when creating the infrastructure plans. The City’s Transportation plan anticipates
improvements for Brockton Lane and the construction of Tamarack Drive near the Mixed
Residential property. The road infrastructure is anticipated to be improved with or before
development occurs in Mixed Residential.
Neighborhood Compatibility
Many of the written comments received questioned the compatibility of the higher density
housing required by the Mixed Residential land use to the surrounding land uses. Some
comments specifically requested that only single-family development be permitted in the area
near the Enclave and the Medina Road and Brockton Lane intersection. This type of limitation
would appear inconsistent with the definition of the mixed residential land use and the objectives
related to reserving opportunities for higher density housing and providing flexibility for a mix
of housing styles.
Conceivably, one way for the requirement for higher density housing to be “transferred” from
the Brockton/Medina Road area to the Hamel Road parcels would be if the owners of both sites
agreed to master plan both areas together such that the requirements were met over all of the
property. Absent such an arrangement, staff believes it would difficult to meet the objectives of
the mixed residential land use if higher density housing is not permitted.
Staff has incorporated language into the draft ordinance to require the higher density housing to
be located, to the extent practicable, to be buffered from existing lower density development and
to be buffered.
Ordinance Amendment Page 5 of 7 August 15, 2018
Mixed Residential Zoning District Planning Commission Meeting
Flexibility
Several of the comments received from the stakeholders requested that the regulations provide
flexibility for the type of high and low-density development on the site. These comments were
primarily from the owners of the mixed residential properties.
Parks/Open Space
There was also a good deal of discussion related to the need to preserve the open space as much
as possible and to provide park and trail amenities to the new developments. These comments
align with Medina’s Community Vision and the objectives noted for residential development.
Wanting to protect Medina’s natural resources and open space is a top priority in our community.
Summary of Ordinance
Guided by the information within the Comprehensive Plan and the feedback from the Open
House, staff has drafted the attached ordinance for review.
Staff utilized existing regulations as a starting point for the ordinance. The ordinance is
organized in the following sections:
1. Section 843.01 – Purpose – This section describes the purpose of the district, which
provides the main criteria by which the City reviews requests within the district.
2. Section 843.02 – Review and Approval Process – This section describes the process by
which development of Mixed Residential property is reviewed. It provides for a “Master
Plan” process to allow different portions of a development site to be developed at
different times and by different parties, while ensuring that requirements of the Mixed
Residential land use are met.
3. Section 843.03 – Allowed Uses – This section describes which uses would be permitted
within the Mixed Residential district. Permitted uses include:
a. Single-Family Homes
b. Two-Family Homes
c. Townhome Dwellings
d. Multiple Family Structures
e. Parks and Open Space
f. Essential Services
Conditional Uses include:
a. Religious Institutions
b. Educational Facilities
c. Assisted Living Facilities and Nursing Homes
d. Day Care Facilities serving 16 or fewer persons
e. State Licensed Residential Facility, serving 16 or fewer persons
4. Section 843.04 – Single/Two Family Lot Standards – This section includes the
requirement for single- and two-family lots. The minimum requirements mirror the
requirements of the R2 zoning district.
Ordinance Amendment Page 6 of 7 August 15, 2018
Mixed Residential Zoning District Planning Commission Meeting
5. Section 843.05 – Townhome/Multiple Family/Other Lot Standards – This section
includes requirements for other uses. The minimum requirements are similar to the
requirements of the R4 zoning district.
The allowed density is regulated through by the “minimum net area per dwelling unit.”
The draft ordinance would permit townhome and multiple family development up to 10
units per acre, plus additional density if certain design and construction features are
provided. These features include affordable housing, low impact development,
recreational or open space amenities, etc. For example, the ordinance would permit
development at 11 units per acre if a project was LEED certified. Even with this
“additional density” on the multi-family portion of the site, the overall number of units
would still be limited by the maximum density of 4 units/acre on the overall site.
The current ordinance would limit height within the Mixed Residential district to 3 ½
stories, or 45 feet. This matches the maximum height otherwise permitted in the City,
with the exception of Uptown Hamel, which permits 4 stories under limited
circumstances.
6. Section 843.06 – Conditional Use Standards – This section includes additional standards
which would apply to any conditional use proposed in the district.
Policy Discussion
The Planning Commission and Council are encouraged to discuss the ordinance in its entirety,
but staff has also identified the following aspects of the ordinance which may be of particular
interest.
Flexibility for Density
Staff has included language within the ordinance which would permit some flexibility for density
for projects which protect natural features or otherwise exceed minimum standards. The
language would permit a deviation of up to +/–10% of the density. Staff believes this may be an
advisable tool because the density range of the Mixed Residential land use is very narrow (3.5-
4.0 units/net acre), especially on smaller sites.
As an example of scale, the density range for a 50-acre parcel would be 175-200 units. The
flexibility included in the ordinance would extend this range to 158-220. The City would have
the discretion to grant this flexibility, which could provide incentive to encourage preservation or
exceeding other requirements.
Maximum Building Height for Multi-Family
The draft ordinance would limit the height of structures to 3 stories or 45 feet (effectively, 3.5
stories). Single- and Two-family dwellings would be limited to 2.5 stories.
Additional height could permit a smaller footprint for multi-family buildings, since the overall
number of units is fixed and an applicant may desire to build up instead of out. With the
exception of limited circumstances in Uptown Hamel, the tallest height permitted in other
districts in the City is 45 feet or 3 stories.
Ordinance Amendment Page 7 of 7 August 15, 2018
Mixed Residential Zoning District Planning Commission Meeting
Maximum Net Area Per Dwelling for Multi-Family
The draft ordinance does not set a limit on the reduction of net area (or “additional density”) for
multi-family development which can be acquired by incorporating some of the extra features
noted in the ordinance. The overall maximum number of units would still apply to the entire
site. As a result, if a master plan included higher density on a multi-family portion of a site, the
remaining site could incorporate larger single-family lots or additional open space.
Minimum Lot Size for Single-Family
The draft ordinance currently requires a minimum lot size of 8,000 square feet and minimum lot
width of 60 feet for single-family lots. Again, since the overall maximum number of units is
capped for the sites, the Planning Commission and Council may wish to discuss whether to
reduce these minimum standards. With the same amount of lots occupying a smaller footprint,
this could allow the preservation of natural resource areas and open space around the lots.
For the sake of reference, the “villa” lots on the north end of the Enclave at Brockton and in the
Villas at Medina County Club are approximately 55-57 feet in width. The lots within the Fields
of Medina and most of the lots in the north end of the Enclave (Hunter Drive side) are 65 feet in
width.
Potential Action
The Planning Commission should hold a Public Hearing before considering the ordinance. The
Commission should direct staff to make any changes it sees fit and, when completed with its
review, could take the following action:
Move to recommend approval of the ordinance regarding the Mixed Residential Zoning District
(with the changes noted by the Commission).
Attachments
1. Draft Ordinance
2. Comp Plan Information
3. Comment Cards Received
4. Open House Activity Summary
OSI Page 1 of 12 September 11, 2018
Rezoning, Preliminary Plat, Site Plan Review Planning Commission Meeting
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, Planning Director
DATE: September 6, 2018
MEETING: September 11, 2018 Planning Commission
SUBJ: Public Hearing – OSI – Rezoning, Preliminary Plat, Site Plan Review –
PID 03-118-23-41-0005 (west of Arrowhead Dr., north of Meander Rd.)
Background
Open Systems International, Inc. (OSI) has requested approval of various land use applications
to allow for construction of a second building on a separate lot north of their existing facility at
4101 Arrowhead Drive. The proposed structure is approximately 125,500 gross square feet and
is predominantly office, except approximately 20,000 s.f. of warehouse and 10,000 s.f.
training/meeting/assembly.
The subject site is a vacant 28.5 acre outlot, west of Arrowhead Drive and north of Meander
Road. The applicant proposes to subdivide the outlot into a 16.8 acre parcel to contain the new
building, with the remaining 11.66 acres being platted into an outlot.
The parcel is zoned Mixed Use, but the future land use of the property has been changed under
the 2020-2040 Comprehensive Plan to Business. The applicant proposes to rezone the lot for the
new structure to the Business (B) zoning district.
The subject property is currently farmed and includes a large wetland to the west and three
smaller wetlands. There are trees located along the wetland edge and a grove of boxelder trees in
the east-central of the site. An aerial of the site can be found on the following page.
The request includes the following land use applications, and staff recommends that they be
considered in this order:
1) Rezoning of proposed Lot 1, Block 1 from Mixed Use to Business (B).
2) Preliminary Plat for subdivision of Outlot A into a lot and an outlot.
3) Site Plan review for construction of new building.
At this time, staff has identified some adjustments necessary to the Site Plan to meet City
requirements. Specifically, the City Engineer is recommending that the access point be shifted to
improve sightlines and that the applicant provide additional right-of-way for Arrowhead Drive.
This additional right-of-way causes the need to shift the parking lot to meet setback
requirements.
The applicant is working on updating plans to address these comments. Staff believed it was
appropriate to present the application for initial Planning Commission review so that any
additional comments can be incorporated as well.
OSI Page 2 of 12 September 11, 2018
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Additionally, the site layout is contingent upon Lot 1 being rezoned to the Business zoning
district. Staff recommends that the Planning Commission consider the rezoning request and
provide a recommendation if prepared to do so.
Because the applicant is updating plans, staff recommends that the Commission table
consideration of the plat and site plan review to allow the applicant to address comments.
Comprehensive Plan/Rezoning Request
As previously noted, the subject site has been designated as “Business” in the City’s 2020-2040
Comprehensive Plan. Previously, the site was identified as “Mixed Use” which is why the
property is zoned Mixed Use.
Within the following nine months, the City will need to rezone various properties, including this
subject site, which have been changed within the Comprehensive Plan update. The City has
established the Business (B) and Business Park (BP) zoning districts to implement the objectives
OSI Page 3 of 12 September 11, 2018
Rezoning, Preliminary Plat, Site Plan Review Planning Commission Meeting
of the Business land use in the Comprehensive Plan. The applicant has requested that the lot for
the new building be zoned B.
The B and BP districts allow similar uses, but as described in their purpose statements, generally
the B district is intended to be applied to property more proximate to arterial roadways: “The
purpose of the Business (B) district is to provide for a zoning district for a mix of office, high
quality light industrial, and larger-scale retail and service uses with proximity to arterial
roadways. Development shall include high quality and attractive building materials and
architectural design as well as extensive landscaping in order to limit impacts on surrounding
land uses, and shall be integrated and coordinated in a way to most efficiently utilize site
improvements and to protect the natural environment.”
The BP zoning district is intended to be applied to property more proximate to residential lands:
“The purpose of the Business Park (BP) district is to provide an attractive, high quality business
park primarily for office, high quality manufacturing and assembly, and non-retail uses in
developments which provide a harmonious transition to residential development and
neighborhoods by: 1) conducting all business activities and essentially all storage inside
buildings, 2) consisting of low profile, high quality and attractive buildings which blend in with
the environment, 3) providing open space, quality landscaping and berming which achieve a
park-like setting; 4) including berming and buffering of parking, loading docks and other similar
functions; and 5) protecting and enhancing the natural environment.”
The most significant difference between the BP and B zoning districts is that the B district allows
a height of 45 feet, and the BP district allows 35 feet. The setback requirements are slightly
more for BP and very limited outside storage is permitted in B while no outside storage is
permitted in BP.
Staff recommends that the northern outlot be zoned BP, because property north and east of the
outlot is residential and it is more distant from Highway 55. Proposed Lot 1 is closer to
Highway 55, and the property east of Arrowhead is planned for future Low Density Residential
development. The applicant’s proposed site plan is based upon the B zoning district. The
proposed building is 42.5 feet in height, which would exceed the maximum height in the BP
district.
The definition and objectives of the Business land use should provide guidance when
determining appropriate zoning regulations for property within the use. This information is
attached for reference.
According to Section 825.35 of the City Code: “amendments [to the zoning map] shall
not be issued indiscriminately but shall only be used as a means to reflect changes in the goals
and policies of the community as reflected in the Plan or changes in conditions in the City.”
Staff recommends approval of the proposed zoning of Lot 1 to Business. As noted previously,
staff recommends that the northern outlot be zoned Business Park.
OSI Page 4 of 12 September 11, 2018
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Preliminary Plat
The applicant proposes to subdivide the existing outlot into a 16.81 acre lot to contain the
proposed building and a smaller outlot to the north, which would be again replatted in the future.
As noted above, staff recommends that the Outlot be zoned Business Park and Lot 1 be zoned
Business. Lot 1 appears to meet the dimensional standards of either district. The Outlot also
appears to meet the dimensional standards, although it would need to be replatted before any
development could occur on the site. The property is currently zoned Mixed Use, and the lot and
outlot are so large that they would also meet the dimensional standards of this district even if the
City did not approve the rezoning. The following table compares Lot 1 to the B district
standards and the Outlot to the BP standards:
B Requirement Lot 1 BP Requirement Outlot A
Minimum Lot Area 3 acres 16.81 acre 3 acres 11.66 acre
Minimum Lot Width 175 feet 796 feet 200 feet 846 feet
Minimum Lot Depth 175 feet 1020 feet 200 feet 820 feet
Transportation, Streets and Right-of-way
The applicant proposes a new access point on the north of Lot 1 to serve the new building and
also proposes to connect the parking lot of the proposed building to the parking lot of the
existing building. Staff recommends a condition that cross-easements be provided for access
between the parcels.
The City Engineer has conducted a traffic analysis to determine what improvements are
necessary in connection with the new access and traffic generated on the lot. A summary of the
analysis is attached for reference. The City Engineer recommends that the City require a petition
and waiver for potential future improvements at the new access point.
The City Engineer also recommends additional right-of-way be required along Arrowhead Drive
and future Chippewa Road. Staff recommends this as a condition of approval.
Sewer/Water/Easements
The applicant proposes to loop a watermain from Arrowhead Drive and connect with a stub
northeast of the existing OSI building. The applicant also proposes to stub a watermain to the
north.
The applicant proposes to connect its sewer service to an existing stub along Arrowhead Drive.
This service will be privately maintained.
Staff recommends a condition that easements be provided around the perimeter of the lot, over
all wetland areas, and over all public and private watermains and hydrants.
Park Dedication
The Park Commission is scheduled to review the proposed subdivision at the September 19
meeting to make a recommendation on required Park Dedication. The City’s subdivision
ordinance requires the dedication of up to 10% of the buildable property, a cash payment in-lieu
of land dedication, or some combination.
OSI Page 5 of 12 September 11, 2018
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Park Dedication was only collected for the parcel containing the original OSI building when
originally developed and was deferred for this outlot. The City’s Park and Trail Plan does not
identify additional improvements in the area, so it is likely staff will recommend cash-in-lieu of
land dedication.
Review Criteria/Staff Recommendation
The following criteria are described in the subdivision ordinance: “In the case of all subdivisions,
the City shall deny approval of a preliminary or final plat if one or a combination of the
following findings are made:
(a) That the proposed subdivision is in conflict with the general and specific plans of the city,
or that the proposed subdivision is premature, as defined in Section 820.28.
(b) That the physical characteristics of this site, including but not limited to topography,
vegetation, soils, susceptibility to flooding, water storage, drainage and retention, are
such that the site is not suitable for the type of development or use contemplated.
(c) That the site is not physically suitable for the proposed density of development or does
not meet minimum lot size standards.
(d) That the design of the subdivision or the proposed improvements are likely to cause
substantial environmental damage.
(e) That the design of the subdivision or the type of improvements are likely to cause serious
public health problems.
(f) That the design of the subdivision or the type of improvements will conflict with public or
private streets, easements or right-of-way.
The City’s has a relatively low amount of discretion with regard to reviewing subdivisions. If
the subdivision meets relevant ordinance standards and does not meet the criteria above, it
should be approved. Subject to the following conditions, staff does not believe these findings are
met. Subject to update the plat and plans as noted, staff is likely to recommend approval subject
to the following conditions:
1. The Applicant shall enter into a development agreement with the City, which shall
include the conditions described below as well as other requirements by City ordinance
or policy.
2. The Applicant shall install all improvements shown on the plans dated _______, except
as may be modified herein. The design of all improvements shall be reviewed and
approved by the City Engineer prior to commencing construction.
3. The Applicant shall pay cash-in-lieu of land dedication in an amount recommended by
the Park Commission.
4. The Applicant shall enter into a petition and waiver agreement regarding future turn lane
construction to serve the proposed access for the Property.
5. The plat shall dedicate a 50-foot half right-of-way for Arrowhead Drive and future
Chippewa Road.
6. The plat shall dedicate drainage and utility easements around the perimeter of Lot 1, over
all water mains and hydrants, and over all wetland areas.
7. The applicant shall establish cross-easements between the lots related to the connected
drive aisles.
8. The Applicant shall submit a letter of credit in an amount of 150% of the cost of site
improvements in order to ensure completion.
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9. The final plat applicant shall be filed within 180 days of the date of the city council
resolution granting preliminary approval or the approval shall be considered void, unless
a written request for time extension is submitted by the applicant and approved by the
City Council.
10. The Applicant shall pay to the City a fee in an amount sufficient to reimburse the City for
the cost of reviewing the preliminary plat, construction plans, and other relevant
documents.
Proposed Site Plan
The proposed structure is approximately 125,500 gross square feet and is predominantly office,
except approximately 20,000 s.f. of warehouse and 10,000 s.f. training/meeting/assembly. All of
these uses are permitted in the B zoning district.
Following is a summary comparing the proposed construction to the dimensional standards of
the B district. This review is contingent upon rezoning to the B zoning district and would need
to be reevaluated if the City does not approve of the requested rezoning.
B District Requirement Proposed
Minimum Front Yard Setback 40 feet 257 feet
Minimum Rear Yard Setback (west) 25 feet 490 feet
Minimum Interior Yard Setback 25 feet
(15 feet if integrated)
27 feet (south)
327 feet (north)
Setback from Minor Collector
(Arrowhead Drive)
40 feet 257 feet
Setback from Residential (east) 100 feet
(75 feet w/ screening)
290 feet
(including ½ ROW)
Setback for Structures >35 feet + foot per foot (22.5 feet) 27 feet (south)
Minimum Parking Setbacks
Front Yard 25 feet 27 feet
Rear and Side Yard 15 feet 15 ft (N); 25 ft (S)
Residential (east) 100 feet
(60 feet w/ screening)
60 feet
(including ½ ROW)
Maximum Hardcover 70%
Building Height 45 feet 42.5 feet
The minimum parking setback from residential property is 100 feet. Property east of Arrowhead
Drive is guided for residential development. The B zoning district permits a reduction of the
residential setback to 60 feet if landscape screening with an opacity of 70% is provided. The
proposed parking is setback 27 feet from the front property line. Staff believes it is reasonable to
measure the residential setback from the centerline of Arrowhead Drive rather than the front
property line. With the 50-feet of right-of-way, the parking would be setback 77 feet from the
centerline. A landscaping screen with an opacity of 70% is required for parking in this location.
If additional right-of-way is required for Arrowhead Drive as noted in the preliminary plat
review above, it appears that the parking lot will need to be adjusted to maintain the minimum
front setback. Otherwise, it appears that the proposed improvements meet the dimensional
requirements of the B district.
OSI Page 7 of 12 September 11, 2018
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Building Materials and Design
The B and BP zoning district require the following architectural standards. The Planning
Commission and Council can discuss whether the proposed building is consistent with the
standards or recommend conditions if not.
Materials
The business district requires: “All exterior building materials shall be durable and meet the
following standards:
(a) A minimum of 20 percent of the building exterior shall be brick, natural stone, stucco
(not Exterior Insulation and Finish System or similar product), copper, or glass.
(b) A maximum of 80 percent may be decorative concrete, split face (rock face) decorative
block, and/or decorative pre-cast concrete panels. Decorative concrete shall be color
impregnated in earth tones (rather than painted) and shall be patterned to create a
high quality terrazzo, brick, stucco, or travertine appearance.
(c) A maximum of 20 percent may be wood, metal (excluding copper), fiber cement lap
siding or Exterior Insulation and Finish System or similar product, if used as accent
materials which are integrated into the overall building design.”
The applicant proposes brick as the main material (35.8%) with 26.4% of the façade to include
glass (total 62.2%). Precast concrete panels are proposed for 30.8% of the façade and 6.3%
metal as an accent. Staff recommends a condition that the concrete panels are “color
impregnated in earth tones (rather than painted) and shall be patterned to create a high quality
terrazzo, brick, stucco, or travertine appearance.”
Modulation
The business districts require: “Buildings shall be designed to avoid long, monotonous
building walls. Modulation may include varying building height, building setback, or
building materials/design. Generally, a particular building elevation shall include a
minimum of one element of modulation per 100 feet of horizontal length, or portion
thereof. Alternative architectural or site elements and designs may also be approved by
the city which achieve the purpose of reducing the visual impact of long building walls.”
The proposed building elevations contain many aspects of modulation, including horizontal
(varying building setback), different materials, and elements such as awnings.
Fenestration and Transparency
The business districts require: “Building elevations which face a public street shall include
generous window coverage. Alternative architectural elements may be approved by the City
when windows are not practical.”
The east and north elevations face streets and contain 25.4% and 14.5% window coverage
respectively. The elevations also include awnings and horizontal building modulation.
Multi-sided Architecture
The business districts require: “Any rear or side building elevation which faces a
public street or a residential zoning district shall include design and architectural
elements of a quality generally associated with a front façade. The elevation(s) shall be
OSI Page 8 of 12 September 11, 2018
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compatible with the front building elevation.”
The east and north facades face streets, while west and south face businesses. Nonetheless, staff
believes that the proposed building provides multi-sided architecture.
Stormwater
The applicant proposes a filtration basin and stormwater pond for stormwater management. The
City Engineer has reviewed and provided comments to address which staff recommends as a
condition of approval.
The project will also be subject to Elm Creek Watershed review and approval.
Wetlands and Floodplains
There are three wetlands on Lots 1, including a large DNR wetland to the west and two small
wetlands in the southeast and southwest corner of the site. The applicant proposes no wetland
impacts.
The City’s wetland protection ordinance requires upland buffers with an average width of 35 feet
adjacent to the large wetland to the west. This buffer is not annotated on the plans, but the area
is not proposed to be disturbed so can be accommodated.
The wetland protection ordinance requires a buffer with an average width of 20 feet adjacent to
the small wetlands. The width of these buffers may be averaged, with a minimum width of 15
feet. The plans appear to meet these minimum width requirements, but there is a substantial
amount of grading within the buffer adjacent to the southeast wetland, including construction of
a filtration basin. According to the ordinance: “any alterations within the Wetland and Upland
Buffer Zone, except those stated below are prohibited.” One of the permitted activities includes
“proposed alterations which are determined to be consistent with the vegetative standards and
purposes of this section.” Staff recommends a condition requiring the applicant to prove that the
grading is consistent with the purpose of the wetland protection ordinance or to update grading
plans to reduce increases to slope.
Transportation/Access/Loading
Transportation and access are discussed above within the review of the preliminary plat.
The business zoning districts include the following requirements related to loading docks:
Limitation on loading dock area located outside of courtyards - Loading docks,
excepting those located within a courtyard as defined by this Section, shall not occupy
greater than 10 percent of the building perimeter.
The proposed docks occupy 4.3% of the perimeter of the structure.
Loading docks shall not be located in required yard setbacks and should be located in a
way which minimizes visibility from residential zoning districts and public streets.
The proposed docks are located on the far side of the structure, partially under grade. Staff
recommends some additional landscaping to the northeast of the docks as noted below.
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The loading dock setback adjacent to or across a street from a residential zoning district
shall be increased to 100 feet.
The proposed docks are setback 500 feet.
Any loading dock within 300 feet of a residential zoning district shall be separated from
the residential district by a building or a wing wall. The city may approve of other
alternatives for noise abatement and screening.
The proposed docks are setback 500 feet and are set partially under grade.
Loading docks shall be screened from adjacent property and streets to the fullest extent
possible using the following techniques, or others as approved by the city.
o Building design/configuration
o Wing walls
o Below grade docks. This technique shall be supplemented with landscaping.
o Landscaping
o Berming
o Decorative Fencing.
The proposed docks are below grade and set on the far side of the building. Staff
recommends that landscaping be incorporated to the northeast of the docks to improve
screening.
Parking
The applicant proposes 378 parking spaces, located north and east of the proposed building. The
applicant has calculated its need as 377 parking spaces upon full build-out.
The City’s minimum parking requirements are:
The proposed building includes 10,000 square feet of
training area. The applicant has stated that this area is
largely for the use of on-site employees, so
accommodating the parking of both uses simultaneously
should not be necessary.
When calculating the full technical parking requirement, it would appear that the requirement
would be 377 stalls, plus an additional 200 for the training area. Staff believes it is reasonable to
provide flexibility for the training area. However, staff believes this area should be accounted
for at least equivalent to office space, which would require an additional 39 spaces for a total of
438 spaces.
City requirements permit a reduction of parking spaces if the applicant provides “proof of
parking” that can be constructed if deemed necessary by the City in the future. The applicant has
identified space for an additional 116 parking spaces on the southern portion of Oulot A.
Generally, proof of parking is expected to be on the subject property. The City’s ordinance does
permit shared parking as well, subject to appropriate agreements. Staff recommends a condition
requiring a proof-of-parking agreement which can be recorded against Lot 1 and Outlot A.
Office 1 stall per 250 s.f.
Warehouse 1 stall per employee
or 1 stall per 2000 s.f.
Places of assembly 1 stall per 4 seats
OSI Page 10 of 12 September 11, 2018
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Lighting
The City’s lighting ordinance requires light trespass to be no more than 0.1 FC at property lines.
Because this is an integrated development with the property to the south, staff believes it is
appropriate to exceed this limitation on the common lot line.
Staff recommends a condition requiring updated photometrics showing compliance with the 0.1
FC limitation.
Tree Preservation
The applicant proposes to remove a grove of trees, almost entirely consisting of boxelder and
cottonwood trees, along Arrowhead Drive. The tree preservation ordinance would permit 10%
of the trees on the site to be removed in connection with “initial site development” (streets,
utilities) and an additional 10% of the trees to be removed for other construction.
The sewer and water stubs which were installed to serve this property are within this grove,
approximately 15 of these trees would be impacted for utilities. The remaining are to
accommodate the site construction.
The tree preservation ordinance exempts the removal of “pioneering Tree species such as box
elder when needed to manage other ecosystems and where removal will not cause erosion or
damage to riparian areas.”
Staff recommends that a tree survey (or sampling) be provided to determine if the trees removed
exceed the amount allowed. Staff would support a significant waiver if replacement is required,
recognizing that the grove is made up almost entirely of box elder and cottonwoods.
Landscaping
The business district includes the following landscape requirements:
Building Setting - At least 12 feet of landscaped area shall be provided adjacent to all
buildings except for walks, plaza space and approved loading docks.
It appears that 10 feet of landscaping is provided adjacent to most of the building. Staff
recommends a condition that this area be widened to 12 feet.
Overstory Trees – minimum of 1 tree per 50 feet of lot perimeter – 53 trees
Ornamental Trees – minimum of 1 tree per 100 feet of lot perimeter – 27 trees
Shrubs – minimum of 1 shrub per 30 feet of lot perimeter – 89 shrubs
The applicant proposes 111 overstory/coniferous trees, 39 ornamental trees, and 798 shrubs.
This accounts for an extra 145 inches of trees towards any tree replacement requirements.
The applicant will need to update the landscaping plan to provide a 70% opaque screen
along Arrowhead Drive to allow the reduced parking setback.
Parking lot landscaping – minimum of 8% of parking lot area
As noted above, the applicant will be adjusting the parking lot alignment to provide
additional right-of-way for Arrowhead Drive. Staff recommends a condition confirming
that a minimum of 8% of the parking lot area is landscaping.
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Landscaping islands every 20 spaces, wider separations for cells of 120 spaces
Current plans provide landscaping islands meeting the minimum requirements. This will
need to be confirmed upon the updated plans.
Utilities, Mechanical Equipment, and Trash and Recycling Facilities
The business districts require: All utilities shall be placed underground. To the extent possible,
all utility equipment, meters and transformers shall be placed either inside of the building or
within an outside mechanical court formed by walls. If not located within the building,
these items shall be fully screened from view from adjacent property and streets through
the use of opaque landscaping or walls constructed of materials which are compatible
with the building.
Staff recommends a condition requiring screening for transformers and meters.
The districts also require screening for HVAC equipment. The applicant has shown rooftop
mechanical equipment and has proposed screening around this equipment.
All trash and material to be recycled are required to be stored within the principal building,
within an accessory structure, or within an enclosed outdoor area adjacent to the principal
structure. Staff recommends a condition for this requirement.
Staff Recommendation
Staff recommends that the Planning Commission hold the public hearing and consider the
rezoning request to the Business zoning district. The plans are contingent upon this rezoning and
would need to be significantly altered if the City does not approve.
As discussed above, the property will need to be rezoned as a result of the updated 2020-2040
Comprehensive Plan designating the site as Business. The City would ultimately likely zone the
property either Business or Business Park, depending on which is determined to better meet the
objectives of the Comp Plan and which is consistent with the purpose of the district.
Staff recommends rezoning Lot 1 to Business and the Outlot to the north as Business Park.
Staff recommends tabling review of the plat and site plan review to allow the applicant to
address staff comments and any additional comments from the Planning Commission. Staff has
identified conditions for the plat above, and the following conditions regarding the site plan
review. Staff anticipates a number of these comments being addressed on the updated plans
before the Planning Commission’s next review.
1. Approval of this Site Plan Review shall be contingent upon approval of a rezoning of the
subject property to the Business zoning district.
2. The Applicant shall install all improvements shown on the plans dated _____________,
except as may be modified herein. The design of all improvements shall be reviewed and
approved by the City Engineer prior to commencing construction.
3. The applicant shall submit documents for review and approval by the City which will be
recorded against the Property and the property to the south related to cross-access.
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4. The applicant shall submit documents for review and approval by the City which will be
recorded against the Property and the property to the north related to shared proof-of-
parking.
5. The applicant shall abide by the requirements of the wetland protection ordinance,
including installation of vegetative buffers, recordation of easements, and installation of
signage. The applicant shall update grading plans to reduce increases to slope, unless the
applicant provides evidence to the satisfaction of the City that the grading is consistent
with the purposes of the wetland protection ordinance.
6. The applicant shall update landscaping plans to provide landscaping to the northeast of
the loading dock.
7. A landscaping screen with 70% opacity shall be installed between the parking lot and
Arrowhead Drive. The applicant shall submit plans for review and approval by the City.
8. The applicant shall submit specifications confirming that proposed concrete panels are
color impregnated in earth tones (rather than painted) and shall be patterned to create a
high quality terrazzo, brick, stucco, or travertine appearance.
9. The applicant shall submit photometrics information in compliance with the City’s
lighting ordinance, limiting light trespass to 0.1 FC at the eastern property line.
10. Updated plans shall provide a minimum of 12 feet of landscaping adjacent to the building
and a minimum of 8% of the parking lot/loading dock area shall be landscaped.
11. Trash and material to be recycled shall be stored within the principal building, within an
accessory structure, or within an enclosed outdoor area adjacent to the principal structure.
12. Locations of transformers, meters, and similar equipment shall be screened.
13. All comments from the Elm Creek Watershed District shall be addressed.
14. All comments from the City Engineer shall be addressed.
15. The site plan review approval shall be effective for one year and thereafter shall be
considered null and void.
16. The Applicant shall pay to the City a fee in an amount sufficient to reimburse the City for
the cost of reviewing the preliminary plat, site plan review, and related documents.
Potential Action
If, following the public hearing, the Planning Commission agrees with the proposed rezoning of
Lot 1 to Business, the following motions would be in order:
1. Move to recommend approval of the rezoning of Lot 1, Block 1, Cavanaughs
Meadowwoods Park to the Business zoning district.
2. Move to table consideration of the preliminary plat and site plan review to allow the
applicant to update plans.
Attachments
1. List of Documents
2. Comp Plan Excerpt – Business land use
3. City Engineer comments dated 1/4/2018
4. Traffic Engineer summary dated 9/6/2018
5. Applicant Narrative
6. Plans received 8/29/2018
Project: LR‐18‐232 – OSI Rezoning, Preliminary Plat, Site Plan Review The following documents are all part of the official record of the above referenced request, even if some documents are not attached, or are only attached in part, to Planning Commission and City Council reports. All documents are available for review upon request at City Hall. Documents Submitted by Applicant: Document Received Date Document Date # of pages Electronic Paper Copy? Notes Application 8/10/2018 8/10/2018 3 Application Y Fee 8/10/2018 8/8/2018 1 Deposit Y $11,000 Narrative 8/10/2018 8/10/2018 1 Narrative Y Building Uses/Summary 8/10/2018 8/10/2018 1 Building Uses Y Wetland Information 8/10/2018 10/8/2013 17 Wetland Info Y Plans 8/10/2018 8/10/2018 23 Plans‐8‐10‐2018 Y Plans‐8‐17‐2018 8/17/2018 8/17/2018 9 Plans‐8‐17‐2018 Y Civil only Plans‐8‐29‐2018 8/29/2018 8/29/2018 23 Plans‐8‐29‐2018 Y Stormwater Plans 8/17/2018 8/17/2018 141 Stormwater Y Stormwater Plans 9/5/2018 8/28/2018 156 Stormwater8‐28 Y Documents from Staff/Consultants/Agencies Document Document Date # of pages Electronic Notes Engineering Comments 8/24/2018 4 EngComments‐8‐24‐2018 Engineering Comments 9/6/2018 5 EngComments‐9‐6‐2018 Traffic Comments 9/6/2018 5 TrafficComments Legal Comments 8/22/2018 1 LegalComments Building official Comments 8/17/2018 1 MWComments Fire Dept Markup 8/24/2018 1 Fire Markup Planning Commission Report 9/6/2018 12 PlanningReport
Public Comments Document Date Electronic Notes
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Future Land Use Designations
Business (B) provides opportunities for corporate campus uses including office, warehouse,
and light industrial. This designation identifies larger tracts of land that are suitable for office
and business park developments and are served or will be served by urban services.
Land Use Policies by Area
Business Uses
The following objectives refer to business land uses that are connected to or planned for urban
services. Businesses in this use generally include office complexes, business park development,
warehouse and light industrial opportunities.
Objectives:
1. Require preservation of natural slopes, wetlands, woodlands, and other significant natural
characteristics of the property.
2. Encourage businesses that benefit the local community by providing employment
opportunities utilizing high quality design, and having limited impact on public services.
3. Consider permitting uses such as nursing homes and assisted living facilities where
suitable, subject to appropriate requirements related to density, ensuring compatibility
between uses, and preventing the use from being predominantly independent-living
residential in nature. These uses are expected to occupy a very small proportion of
Business land. Residential density is estimated to be between 5-20 units per net acre, but
flexibility will be considered based upon the mix of nursing home, assisted living,
memory care, independent living units, and other uses proposed within a development.
4. Regulate the impact of development along the border between business and residentially
guided areas to ensure that business uses have a minimal impact on residential areas.
5. Regulate construction to ensure high quality, energy and resource efficient buildings and
to promote such Green Building standards as LEED Certifications or the State of
Minnesota Sustainable Building Guidelines: Buildings, Benchmarks and Beyond (B-3)
standards.
6. Encourage construction that enhances the visual appeal of TH 55 corridor and the rural
vistas and open spaces of the City.
7. Create or update standards that promote a more rural appearance, or create campus style
developments that protect ecologically significant areas and natural features.
8. Require frontage roads that do not directly access arterial roadways and limit access
points to collector and arterial roadways.
9. Use the site plan review process to ensure that commercial and industrial uses are
compatible with neighboring future and existing uses, and with the adjoining public
streets and highways. PUD’s may be used to help accomplish this policy.
10. Emphasize pedestrian safety.
11. Require utilities to be placed underground wherever possible for reasons of aesthetic
enhancement and safety.
12. Regulate noise, illumination, and odors as needed to maintain public health and safety.
701 Xenia Avenue South | Suite 300 | Minneapolis, MN 55416 | (763) 541-4800
Building a legacy – your legacy.
Equal Opportunity Employer | wsbeng.com
September 6, 2018
Mr. Dusty Finke
Planner
City of Medina
2052 County Road 24
Medina, MN 55340-9790
Re: OSI Site – Engineering Review of Final Plat Submittal
City Project No. LR-18-232
WSB Project No. 012652-000
Dear Mr. Finke:
We have reviewed the OSI Site Preliminary Plat application and plans dated August 29, 2018. The
applicant proposes to construct a two-story office building and single-story training center as an
expansion to their existing campus; the site requires rezoning and re-platting for the proposed
expansion.
The documents were reviewed for general conformance with the City of Medina’s general
engineering standards and Stormwater Design Manual. We have the following comments with
regards to engineering and stormwater management matters.
General:
1. In general, plans shall meet the requirements set forth in the City’s Design Manual. Please
add the pertinent City Standard Details to the plans.
2. Provide geotechnical report referenced on Sheet C3, item 7 under the General Notes listing.
Complete, provided in Stormwater Management Plan.
Site Plan (Sheet C2):
3. Provide an exhibit showing the turning movements of trucks (fire and delivery) within the
site including the delivery entrances along with a detail of the truck dimensions.
4. Add a note identifying the filtration basin on the site plan. Complete.
5. Show locations of ribbon curb, surmountable, and full back barrier curb on site plan. Indicate
curve radii as well. Complete.
6. Retaining walls 4’ or greater in height will require plans signed by an engineer. Add details
for the retaining walls to the plans. A safety fence or guardrail is required above retaining
walls 3’ or greater in height. Not complete, the wall near the loading dock should also have a
guardrail or other fence where above 3’ in height.
OSI Site Expansion – Engineering Review
September 6, 2018
Page 2
7. Provide assessment of building foundation and proximity to proposed retaining wall on the
west side of the building; confirm whether or not building footing loading will impact the
retaining wall. Complete, it is assumed that the applicant will perform this review and
assessment as a part of typical due-diligence and engineering standard of care.
Grading & Erosion Control Plans (Sheet C3, C4):
8. Note that slopes shall not exceed 3:1 in locations where the steep slopes are proposed.
Erosion control blanket will be required on slopes 4:1 or steeper (at minimum), show on plan.
Complete
9. Add more directional arrows with percent of grade along curb lines on grading plan. Add
additional grade notes to slopes such as “4:1” or “5:1” where appropriate. Complete
10. The cross-slope of sidewalks/trails cannot exceed 2.0% based on ADA guidelines. The plan
does not provide enough detail to confirm cross-slope grades. During construction (but prior
to installation), the applicant will need to provide confirmation (whether in the field or on a
plan) that the cross-slopes are 2.0% or less. Complete, the applicant added a note (note 7
under General Notes).
11. The southeasterly ponding basin should be noted as “Filtration Basin”, not “Infiltration
Basin” (in all cases/sheets).
Utility Plan (Sheets C5, C6)
12. Based on the current design, it appears the applicant will be required to apply for permits
from DLI and MDH, provide copies to the City.
13. Watermain looping connections have been shown at Arrowhead Drive along with a future
stub to the north. The watermain looping and connections to the building will need to be
reviewed by the City’s Fire Marshall.
14. Easements may be required by the City to encompass all or a portion of the sanitary sewer
and watermain into the site. Add the easement linework to the utility plan (from the
preliminary plat). Complete.
15. Show the water service to the building; domestic and fire service shall be separate taps from
the main. Show the location of the proposed PIV valve. Not complete, note the size and pipe
type of each water service.
16. Where watermain crosses any storm or sanitary sewer, add note “Maintain 18-inch
Separation, 4” Rigid Insulation”. Complete.
17. Add dimension labels between watermain and sewer piping where in relative close proximity
(15’ or less). Complete.
18. Near CB-1 shift the watermain west as close to the catch basin as possible (10’) to keep as far
from retaining wall as possible.
19. Move SMH-1 further west into the drainage and utility easement.
20. The sanitary sewer manholes will also require a 6” mastic wrap (Gator Wrap) on the exterior
at each barrel joint. Please note on pertinent details or notes on plan.
21. For the sanitary and storm sewer, add the pipe strength designation (i.e. SDR 35, SDR 26,
etc).
OSI Site Expansion – Engineering Review
September 6, 2018
Page 3
22. Add legend to identify hatching patterns, utility line-types, and other line-types used.
23. Add draintile at the bottom of the sand section at low points, show linework on utility plan.
24. Add cleanouts to the draintile within the proposed pond/filtration areas. Complete
25. Consider adding geotextile fabric between the aggregate/sand layers (MnDOT Type V).
26. Add rip-rap at downstream FES locations and at concrete flume outlet; note quantity and
class. Rip-rap quantity and class is noted for the FES locations in the detail. Add rip-rap
quantity and class at the concrete flume outlet.
27. Add a note identifying the treatment area(s) on the utility plan. Add specific elevations of the
filtration/treatment media and pipe networks in the detail. Complete.
Details (Sheet C7, C8, C9)
28. Add the pertinent City Details to the plan.
29. Add a typical section for the concrete pavement and valley gutter. Complete.
30. On the underground filtration detail there is a missing note about the bituminous pavement
and reference to a detail. Add geotextile fabric to the sides and bottom. Complete,
underground filtration detail removed.
31. Confirm design section for the heavy-duty pavement section. The typical section only shows
6-inches of aggregate base and no select granular borrow section. Complete.
Traffic & Intersections
32. Provide a traffic study of the new and existing intersections based on the traffic generated by
the proposed expansion. Turn lanes may be required on Arrowhead Drive in the future due
to an increase in traffic generated by the proposed expansion. The City may request that
right-of-way is reserved for future turn lanes. The City may also request a petition and
waiver for the construction of future turn lanes. The applicant requested the City perform
this review, memo is provided under separate cover.
33. Provide an analysis of the sight distances at the new access with Arrowhead Drive. The
applicant requested the City perform this review, memo is provided under separate cover.
34. The location of the proposed driveway connection shall be evaluated considering future
development and access on the east side of Arrowhead Drive. The driveway location is
acceptable to the City if sight distance requirements (MnDOT Road Design Manual) are met.
35. Provide 17’ of additional ROW along the northerly property line to accommodate a future
roadway extension and turn lanes (Chippewa Rd west of Arrowhead Dr).
Stormwater Management
36. The development will need to meet the appropriate watershed standards and permitting
requirements. Please provide permitting documents to the City when approved.
37. Provide a SWPPP meeting the MPCA requirements to be implemented during construction
and interim and/or permanent turf establishment information.
38. Existing discharge rates listed in the Stormwater Management Plan do not match those in the
HydroCAD report. Please revise to be consistent. Complete
OSI Site Expansion – Engineering Review
September 6, 2018
Page 4
39. MSE 3 distribution should be used when modeling rainfall events in HydroCAD. Not
complete.
40. Infiltration Basins 1 and 2 should be renamed to Filtration Basin. Not complete.
41. NWLs should not be listed on the plans for the filtration basin. Not complete.
42. Pre-treatment is required for all filtration basins. Provide pre-treatment for Filtration Basin 1.
Complete.
43. Infiltration Basin 2 shown on the grading plan does not seem to match the detail provided for
the underground filtration basin. The plan seems to show a standard filtration basin based on
the grading and the inlet as a flared end. Provide additional clarification on the function of
this basin and if the area is to be paved and update the detail with pipe inverts and elevations.
The underground filtration in HydroCAD should be modeled using a 40% void space to
depict the course filter aggregate. Infiltration basin 2 was renamed to Basin 1 as the second
one was removed from the plans.
44. Draintile for Infiltration Basin 1 should connect into the outlet structure (CBMH 51). Not
complete.
45. EOFs should be added to the plans and HydroCAD model for all 3 basins and any additional
low points on the site (back of curb elevations). At least 2 feet of separation is required from
the EOF elevations and the building’s lowest opening. An EOF must be added to the plans
and HydroCAD model for Infiltration Bain 1.
46. Provide permanent stabilization measures for flow draining from the dock area to Infiltration
Basin 1. Complete
47. Label HWL and bottom elevations on the plans for Pond 1. Complete
48. Retention volume listed in the Stormwater Management Plan for Pond 1 does not match that
listed in HydroCAD. Please revise to be consistent. Please clarify how the 29,000 cf of
retention volume for Pond 1 was calculated.
49. Stormwater runoff to CB-61 is untreated before draining to Pond 1. Please add some form of
pretreatment for this area. Not complete.
50. Outlet detail for Pond 1 should show elevations and pipe sizes consistent with those listed in
the HydroCAD report. The City also does not allow submerged outlet pipes. Please revise.
Not complete. The NWL listed in HydroCAD for Basin 1 is at 987.5. The NWL listed on the
plans and detail is 989.
51. A 1” orifice is shown in the HydroCAD report for Pond 1 whereas a 6” orifice in shown in
the outlet detail. Please updated the HydroCAD outlet size. Complete
52. Add elevations to the pond slope grading detail. Not complete. Elevations should match those
listed on the plans and in HydroCAD.
53. It appears that that the draintile headwall labeled should be MnDOT 3131C, not 3131J.
Please confirm. Complete
54. Add a detail for the sump manhole. Not complete.
55. Provide an updated proposed drainage map to match the revised HydroCAD model.
56. In the second submittal, new impervious area was shown to decrease by 1.57 acres. It is
unclear where this amount of impervious was reduced as the plan layout has not significantly
changes. Please clarify.
OSI Site Expansion – Engineering Review
September 6, 2018
Page 5
57. The 18” orifice elevation for Pond 1 does not match between the detail and HydroCAD
model. Please revise to be consistent.
58. Provide a liner for the bottom of the filtration basin to prevent interaction to the adjacent
wetland due to the proposed elevation of the filtration media being below the edge of wetland
elevation.
59. Remove proposed trees outside of the filtration basin. The catalpa tree should be shifted
further north of the basins edge.
Wetland Impacts
60. A wetland delineation report for the site was submitted on August 21, 2018. The Notice of
Application was issued on August 23, 2018 and the report is being reviewed by the Technical
Evaluation Panel until September 14, 2018.
61. The width of the upland buffer east of the driveway to the proposed building appears to be
less than 15 feet in width. The minimum width requirement for upland buffers to Manage 3
wetlands is 15 feet. Verify the width of this buffer and widen to 15 feet if necessary.
Complete.
62. An upland buffer must also be applied to the wetland on the north boundary of the parcel.
The City, or agents of the City, are not responsible for errors and omissions on the plans. The
owner/developer is fully responsible for changes or modifications required during construction to
meet the City’s standards.
Please contact me at 763-287-8532 if you have any questions.
Sincerely,
WSB & Associates, Inc.
Jim Stremel, P.E.
City Engineer
Building a legacy – your legacy. 701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
Tel: 763‐541‐4800
Fax: 763‐541‐1700
Equal Opportunity Employer
wsbeng.com
Memorandum
To: Dusty Finke, City Planner
Jim Stremel, PE, City Engineer
City of Medina
From: Chuck Rickart, PE, PTOE, Transportation Engineer
WSB & Associates, Inc.
Date: September 6, 2018
Re: Open Systems International (OSI) Building #2
Traffic Review and Recommendations
City of Medina Project No. LR-18-232
WSB Project No. 12652-000
As requested, we have completed the required traffic engineering review of the proposed and
existing intersection for the proposed Open Systems International (OSI) expansion located on
Arrowhead Drive north of Meander Road and the existing OSI building in the City of Medina.
The purpose of the traffic engineering review is to document the need for turn lanes and the
associated right-of-way on Arrowhead Drive based on the anticipated traffic generation from the
proposed site expansion, and; to document any sight distance impacts from the proposed new site
driveway. Based on our traffic engineering review, site plan and information provided by the
developer, the following summarizes the findings, conclusions and recommendations:
Site Traffic Generation
The estimated trip generation from the existing building #1 and proposed building #2 expansion
for the OSI site is shown below in Table 1. The trip generation rates used to estimate the
proposed site traffic are based on extensive surveys of the trip-generation rates for other similar
land uses as documented in the Institute of Transportation Engineers Trip Generation Manual,
10th Edition. The table shows the total daily, AM peak hour and PM peak hour trip generation
for the site.
OSI Building #2 - Traffic Review
September 6, 2018
Page 2
Table 1 – OSI Site Traffic Generation
Size
ADT AM Peak PM Peak
Use Total In Out Total In Out Total In Out
Office 80,000 sf 780 390 390 93 80 13 92 15 77
Warehouse 20,400 sf 36 18 18 4 1 3 4 3 1
Total Existing 816 408 408 97 81 16 96 18 78
Office/Conference
Center 100,000 sf 974 487 487 116 100 16 115 18 97
Warehouse 25,000 sf 44 22 4 1 3 5 3 2
Total Building #2 1,018 509 509 120 101 19 120 21 99
Total New Trips 1,834 917 917 217 182 35 216 39 177
Based on the data provided by the developer the following outlines the anticipated phasing of the
proposed site expansion:
At the opening of building #2 (assumed to be late 2019) approximately 50% of the
current staff from building #1 will be moved to the new building (building #2), and 50%
will remain in building #1. In the future it is expected that the staff will increase by about
60 employees per year. These employees will be divided between the two buildings. It is
anticipated that both building will reach full occupancy in 7 to 8 years, or approximately
480 additional employees.
Based on the anticipated phasing it can be assumed that an increase per year of approximately
12.5% of the new trips associated with building #2 will be generated by the site. Table 2 below,
is a summary of yearly increase in traffic at each driveway for each building.
Table 2 – Yearly Traffic Increase
Year Building #1 Driveway Building #2 Driveway Total
ADT AM PM ADT AM PM ADT AM PM
2019 408 49 48 408 48 48 816 97 96
2020 472 56 56 472 56 55 944 112 111
2021 536 64 63 536 63 63 1,072 127 126
2022 600 71 71 600 71 70 1,200 142 141
2023 664 79 78 664 78 78 1,328 157 156
2024 728 86 86 728 86 85 1,456 172 171
2025 792 94 93 792 93 93 1,584 187 186
2026 856 101 101 856 101 100 1,712 202 201
2027 917 109 108 917 108 108 1,834 217 216
OSI Building #2 - Traffic Review
September 6, 2018
Page 3
The increase in site traffic represents a worst-case condition. The developer has indicated that
they are increasing the use of flex hours among their staff and expect this to expand in the
future. This means employees arrive between 7:00 – 10:00 am and leave between 4:00-7:00 pm.
In addition, they are anticipating some use of a second shift in the future to support the business
hours of the growing international operations. All these efforts will help reduce the number of
peak hour trips from the site.
Site Access Turn Lane Requirement
A MnDOT Local Road Research Board study conducted in 2008 provides warrants for requiring
left or right turn lanes. The warrants are based on peak hour turning traffic and the opposing
through traffic volume and speed on the major roadway. Table 3 summarizes the warrants.
Table 3 - Turn Lane Volume Warrants
Major Street
Speed (MPH)
Major Street
Volume (ADT)
Left Turn Lane
Volume (PHV)
Right Turn Lane
Volume (PHV)
30
< 500 40 35
1000 40 30
1500 30 25
2000 25 20
2500 20 15
3000 15 10
3500 15 8
4000 15 7
4500 15 6
> 5000 15 5
35
< 500 40 35
1000 40 30
1500 30 20
2000 25 15
2500 15 10
> 3000 15 5
40
< 500 35 30
1000 30 25
1500 25 20
2000 15 15
2500 15 10
> 3000 15 5
45
< 500 35 30
1000 30 25
1500 25 15
> 2000 15 10
Source - MnDOT LRRB 2008-14
ADT = Average Daily Traffic
PHV = Peak Hour Volume
OSI Building #2 - Traffic Review
September 6, 2018
Page 4
Assuming the existing speed limit on Arrowhead Drive of 30mph, the existing Average Daily
Traffic Volume (ADT) on Arrowhead Drive of 1050vpd and the anticipated site traffic volumes
outlined above in Table 2 for the proposed building #2 driveway, an analysis was conducted to
determine if and when turn lanes may be required. For the analysis it was assumed that the
existing ADT traffic volume on Arrowhead Drive north of Meander Road would increase by
approximately 50 vehicles per year as a result of the proposed site development and other non-
site related traffic. Based on the analysis using the worst-case turning volumes, a left turn lane
should be considered by 2023 and a right turn lane should be considered by 2024.
It is acknowledged that the traffic volumes will not be realized until the expansion actually
occurs when the buildings are occupied and thus, the need for the turn lanes may not be needed
until later in the future. Therefore, it is recommended that at a minimum the right of way be
provided to accommodate the turn lanes at the building #2 site driveway.
Access Site Distance
The sight distance for the traffic exiting and entering the site at the building #2 driveway was
evaluated based on the Minnesota Department of Transportation (MnDOT) Road Design Manual
guidelines. The sight distance evaluation considered three situations: a vehicle turning left out of
the site driveway onto Arrowhead Drive; a vehicle turning right out of the site driveway onto
Arrowhead Drive, and; a vehicle turning left from Arrowhead Drive to the site driveway. A
speed limit on Arrowhead Drive of 30 mph and 40 mph was evaluated for each of these
situations. Table 4 shows a summary of the needed sight distance.
Table 4 – Sight Distance Guidelines
Condition 30 mph 40 mph
Left turn from driveway 335 ft 445 ft
Right turn from driveway 290 ft 385 ft
Left turn from Arrowhead Drive 245 ft 325 ft
The sight distance was analyzed in the field assuming the location of the proposed driveway
from the site plan, which was staked by the developers engineer on September 5, 2018. Based on
the field calculations, there is approximately 250 feet of sight distance looking south from the
site driveway and 890 feet looking north from the site driveway. In addition, field calculations
were conducted to determine to what location the driveway would need to be moved to meet the
sight distance guidelines. The results concluded that the driveway could be moved north 95 feet
to meet 30 mph or 225 feet to meet 40 mph, or; the driveway could be moved south 90 feet to the
top of the crest to meet both 30 mph and 40 mph.
Right-of-Way Requirement
The existing right-of-way (ROW) of Arrowhead Drive adjacent to the OSI building #2 parcel is
66 feet. In addition, with the OSI building #1 site development an additional 17’ of ROW (50
feet total on from the center of Arrowhead Drive) was dedicated to accommodate a future 100-
foot ROW on a portion of the parcel.
Based on the recommended future street cross section to accommodate left and right turn lanes
and any path/sidewalk on Arrowhead Drive a 100-foot ROW would be needed. Therefore, it is
OSI Building #2 - Traffic Review
September 6, 2018
Page 5
recommended that an additional 17 feet be dedicated from where the 66-foot ROW begins on the
existing OSI building #1 parcel through the entire OSI building #2 parcel.
Recommendation
Based on the traffic review and analysis the following is recommended for the OSI build #2 site:
1. Construct a northbound left turn lane and a southbound right turn lane as development
progresses based on the turn lane warrant criteria outline in Table 3 of this memorandum.
2. Provide a petition and waiver for the construction cost of the future turn lanes.
3. Relocate the proposed OSI building #2 driveway on Arrowhead Drive to meet a 40-mph
design to either 225 feet north or 90 feet south.
4. Provide an additional 17 feet of right-of-way from where the 66-foot ROW begins on the
existing OSI building #1 parcel through the entire OSI building #2 parcel.
If you have any questions on these comments please contact me at 612-360-1283 or by email at
crickart@wsbeng.com.
MEMORANDUM
1000 Twelve Oaks Center Drive Tel 952.426.7400
Suite 200 Fax 952.426.7440
Wayzata, MN 55391 www.mohagenhansen.com
MOHAGEN HANSEN
Architecture | Interiors
Date: August 10. 2018
Memo To: Dusty Finke, Planner
City of Medina
From: Design Team
Mohagen Hansen Architecture | Interiors
Project: Open Systems International: Building 2
Project No.: 17428.0OSI
Open Systems International, currently headquartered at 4101 Arrowhead Drive, needs to expand their software
development operations to house additional design and engineering teams as well as additional support spaces for
staff. The company continues to grow at an aggressive pace and is already busting at the seams in their existing
facility that was built in 2010.
As OSI looks to expand their operations in Medina, the proposed Building 2 is expected to include the same basic
programmatic uses as Building 1, but with the addition of a more robust space for conferencing. Primary
programmatic components include:
· Two-story main office building with basement under west half.
· Single-story southerly wing for conference center for up to 800 people (housing company-wide events).
· Office environment for up to 400 employees.
· Staging area for teaming and project specific testing and development.
· Warehouse space with 2 loading docks and drive-in door
Additional employee amenities include:
· Dedicated break room for Building 2 staff.
· Fitness center with locker rooms for use by entire campus.
· Coffee and Break-out spaces throughout the building.
· Connection to existing campus trail.
· Outdoor patio and yard spaces.
· Covered walkway between buildings.
From a design standpoint Building 2 will be complementary to Building 1, with matching brick, glass features and
other exterior accents, but with a different aesthetic expression for the two-story portion of the building. The site will
be developed in an integrated manner, connecting the parking lots, introducing a covered on-grade connector and
picking up on similar details for planting and site lighting.
OSI wishes to retain the northerly portion of the site as an outlot for future expansion for their needs or to develop or
sell for other business-related development in the future.
K:\JOBS\Open Systems\Building 2 17428\01_Admin\Corres\17428_M_Project Narrative - 081018.docx
BUILDING USES & AREASOPEN SYSTEMS BUILDING #2MEDINA, MN08/10/2018
SITE LOCATION
BUILDING USE
WAREHOUSE - LOWER LEVEL
FITNESS AREA - LOWER LEVEL
TOTAL
TYPE SQ.
FEET
OCC.
FACTOR
OCC.
LOAD
2 EXITS
REQUIRED
S-1 19,850 USF 500 40
A-3 50 46 N
2,296
Y
CODE REVIEW
1. COMMON PATH OF TRAVEL IS LESS THAN 0'-0" LONG
NOTE: SQUARE FOOTAGES FOR BUILDING PERMIT ONLY, NOT FOR LEASING
2,272 USF
SUBTOTAL - LOWER LEVEL - - 86 -22,122 USF
TRAINING AREA - FIRST LEVEL A-3 7 1,326 Y9,279 USF
OFFICE AREA - FIRST LEVEL B 100 493 Y49,273 USF
SUBTOTAL - FIRST LEVEL - - 1,819 -58,552 USF
OFFICE AREA - SECOND LEVEL B 100 391 Y39,040 USF
119,714 USF
ZONING SUMMARY PARKING SUMMARY
1000 Twelve Oaks Center Drive
Suite 200, Wayzata, MN 55391
T: 952-426-7400
F: 952-426-7440PROJECTCLIENTPROJECT ADDRESSDATEPROJECT PHASEPROJ. NO.NEW CONSTRUCTION
MohagenHansen.com
OPEN SYSTEMS INTERNATIONAL
4101 ARROWHEAD DRIVE
MEDINA, MN 55430
OPEN SYSTEMS INTERNATIONAL, BUILDING #2
08/10/2018
17428.0OSI
OPEN SYSTEMS INTERNATIONAL / 17428.0OSI / CITY SUBMITTAL / OPEN SYSTEMS INTERNATIONAL, BUILDING #2CITY SUBMITTALARROWHEAD DRIVE
AREA MAP
PROJECT GENERAL NOTES CONTINUEDPROJECT GENERAL NOTES
APPLICABLE CODES
OCCUPANCY REQUIREMENTS
I ACCEPT AND APPROVE THE INFORMATION PRESENTED
IN THIS DRAWING SET AS A REPRESENTATION OF OUR
DESIGN INTENT. SHOULD OWNER INITIATE CHANGES
THAT RESULT IN REVISIONS AND/OR MODIFICATIONS
ADDITIONAL DESIGN SERVICE FEES WILL BE CHANGED.
CLIENT APPROVAL
TITLE:
AS A REPRESENTATIVE OF:NOT FOR CONSTRUCTIONCERTIFICATION
ARCHITECTURAL
1. GENERAL CONDITIONS OF THE CONTRACT FOR CONSTRUCTION, (AIA DOCUMENT A201,
CURRENT EDITION) IN ITS ENTIRETY, ARE PART OF THESE DOCUMENTS. ADDITIONAL NOTES
WITHIN THESE DOCUMENTS ARE NOT MEANT TO OVERRIDE ANY PART OF A201. CONTACT
ARCHITECT FOR A COPY OF A201, IF REQUIRED.
2. THE CONTRACT DRAWINGS AND SPECIFICATIONS REPRESENT THE FINISHED PROJECT. UNLESS
OTHERWISE INDICATED, THEY DO NOT INDICATE THE MEANS OR METHOD OF
CONSTRUCTION.
3. THE CONTRACTOR SHALL OBTAIN SUFFICIENT LIABILITY INSURANCE TO COVER WORKMAN'S
COMPENSATION, GENERAL LIABILITY AND CONTRACTUAL LIABILITY. A COPY SHALL BE FILED
WITH THE OWNER.
4. THE CONTRACTOR SHALL PROVIDE ALL WORK AND MATERIALS AS REQUIRED BY THE
CONSTRUCTION DOCUMENTS AND IN FULL ACCORDANCE WITH ALL APPLICABLE CODES AND
ORDINANCES.
5. THE CONTRACTOR WILL MAINTAIN BUILDER'S RISK INSURANCE ON THE FORM KNOWN AS "ALL
RISK" OR "MULTIPLE PERIL". THE CONTRACTOR, ALL SUBCONTRACTORS, ARCHITECTS AND
ENGINEERS SHALL BE INCLUDED IN EACH CAPACITY AS INSURED JOINTLY WITH THE OWNER IN
ALL POLICIES.
6. THE CONTRACTOR SHALL VERIFY ALL EXISTING DIMENSIONS AND FIELD CONDITIONS PRIOR TO
ANY DEMOLITION, FABRICATION, CONSTRUCTION OR INSTALLATION & NOTIFY ARCHITECT IF
CONDITIONS, MATERIALS, SIZES AND DIMENSIONS ARE DIFFERENT FROM THOSE SHOWN.
7. CROSS REFERENCE ALL DIMENSIONS AND DETAILS WITH STRUCTURAL, CIVIL, MECHANICAL,
AND ELECTRICAL DRAWINGS BEFORE COMMENCING ANY FABRICATION AND/OR
CONSTRUCTION.
8. CONTRACTORS SHALL INSTALL ALL MANUFACTURED ITEMS, MATERIALS AND EQUIPMENT IN
STRICT ACCORDANCE WITH THE MANUFACTURER'S RECOMMENDED SPECIFICATIONS, EXCEPT
WHERE THE SPECIFICATIONS HEREIN, ARE MORE STRINGENT, AND SHALL BE COMPLIED WITH.
9. MATERIALS WHICH ARE SHOWN ON THE DRAWINGS AND WHICH MAY NOT BE SPECIFICALLY
DESCRIBED IN THE SPECIFICATIONS OR DRAWINGS, SHALL BE FURNISHED BY THE
CONTRACTOR AND SHALL BE SUITABLE FOR THE INTENDED USE. MATERIALS SHALL BE IN
HARMONY WITH ADJACENT MATERIALS, AND SHALL BE SUBJECT TO REVIEW FOR
CONFORMANCE WITH THE INTENT OF THE CONTRACT DOCUMENTS. WHERE INSTALLATION
TECHNIQUES ARE NOT SPECIFIED, THEY SHALL BE IN ACCORDANCE WITH MANUFACTURER'S
CURRENT INSTRUCTION AND INDUSTRY STANDARDS.
10. SHOP DRAWINGS PREPARED BY SUPPLIERS, SUBCONTRACTORS, ETC. SHALL BE REVIEWED,
COORDINATED AND SIGNED AND STAMPED BY GENERAL CONTRACTOR PRIOR TO SUBMITTING
TO THE ARCHITECT/ENGINEER.
11. THE CONTRACTOR SHALL SECURE ALL NECESSARY PERMITS, LICENSES AND CERTIFICATES AND
PAY ALL FEES CONNECTED THEREWITH THE ABOVE REFERENCED PROJECT.
12. THE CONTRACTOR SHALL BE RESPONSIBLE TO PREPARE ALL SURFACES FOR PROPER
INSTALLATION OF FINISHES. THIS IS TO INCLUDE, BUT IS NOT LIMITED TO: PATCHING,
SANDING, FLOOR LEVELING, PRIMING, SEALING, SKIM COATING, ETC.
13. THE CONTRACTOR SHALL AT ALL TIMES KEEP THE PREMISES FREE FROM WASTE MATERIAL OR
RUBBISH CAUSED BY THE WORK.
14. THE CONTRACTOR SHALL MINIMIZE ANY DAMAGE TO EXISTING CONSTRUCTION AND AREAS
ON THE SITE OUTSIDE OF THE CONSTRUCTION LIMITS. CONTRACTOR TO CONSTRUCT
TEMPORARY WALLS AND BARRIERS AS REQUIRED TO CONTAIN DUST AND DEBRIS AND TO
PROVIDE SAFE PUBLIC ACCESS AND PASSAGE.
15. THE GENERAL CONTRACTOR SHALL LOCATE ALL NEW MECHANICAL UNITS OR RELOCATE ANY
EXISTING UNITS OR ITEMS THAT CONFLICT WITH NEW OR EXISTING FRAMING AND FULL
HEIGHT WALLS. THIS INCLUDES ACCESS FOR ALL CONTROLS, FILTERS, ETC. THIS WORK MUST
BE COORDINATED AND VERIFIED PRIOR TO BIDDING.
16. THE GENERAL CONTRACTOR SHALL COORDINATE AND VERIFY WITH THE RESPECTIVE TRADES
THE SIZES AND LOCATIONS OF MECHANICAL AND/OR ELECTRICAL PENETRATIONS, LOCATIONS
OF FIRE TREATED BACKING/BLOCKING REQUIRED FOR MOUNTING ELECTRICAL AND/OR
MECHANICAL EQUIPMENT, AS WELL AS CUTTING AND PATCHING FOR WORK REQUIRED BY
MECHANICAL/ELECTRICAL.
17. WHEN WORK IS COMPLETED IN AN AREA, THOROUGHLY CLEAN THE SPACES, ITEMS &
SURFACES OF SOIL, WASTE MATERIAL, SMUDGES, SPATTERS, MISAPPLIED MATERIAL, SPOTS,
STAINS, AND THE LIKE, WITHOUT DAMAGING THE MATERIALS AND SURFACES INVOLVED.
18. PROVIDE SEMI RECESSED FIRE EXTINGUISHERS AS REQUIRED BY APPLICABLE CODES AND
ORDINANCES UNLESS NOTED OTHERWISE.
19. ALL DOORS, FRAMES, HARDWARE, LIGHTING AND CEILING MATERIALS ARE TO FOLLOW
BUILDING STANDARDS UNLESS OTHERWISE NOTED.
20. PROVIDE FIRE TREATED BLOCKING IN WALLS AS REQUIRED FOR INSTALLATION OF MILLWORK,
FURNITURE AND ACCESSORIES.
21. THE GENERAL CONTRACTOR IS TO VERIFY BUILDING STANDARDS WITH BUILDING MANAGER.
ALL HARDWARE SETS AND KEYING TO BE COORDINATED WITH BUILDING MANAGERS.
22. ALL INTERIOR GLASS MUST COMPLY W/ APPLICABLE CODES FOR DESIGN LOADS & SAFETY
GLAZING.
23. ALL MATERIALS USED IN PLENUM AREAS MUST BE NON-COMBUSTIBLE AND / OR LISTED FOR
PLENUM USE AS DEFINED BY THE STATE & LOCAL CODES. IT WILL BE THE CONTRACTORS
RESPONSIBILITY TO ADHERE TO THESE REQUIREMENTS.
24. THE GENERAL CONTRACTOR WILL BE RESPONSIBLE TO FIRE CAULK ALL NEW AND EXISTING
PENETRATIONS WITHIN WALL PARTITIONS, ABOVE THE CEILING, AS INDICATED BY THE
APPLICABLE CODES.
25. DEFERRED SUBMITTALS: DOCUMENTS FOR DEFERRED SUBMITTAL ITEMS SHALL BE SUBMITTED
TO THE ARCHITECT OF RECORD AND WILL BE REVIEWED FOR GENERAL CONFORMANCE WITH
THE DESIGN OF THE BUILDING. SUBMITTALS FOUND TO BE IN CONFORMANCE WITH THE
DESIGN INTENT WILL BE STAMPED AS REVIEWED AND FORWARDED TO THE AUTHORITY
HAVING JURISDICTION IN KEEPING WITH MN CODE SECTION 1300.013 SUBSECTION 9B.
SUBMITTALS NOT FOUND IN CONFORMANCE WITH THE DESIGN INTENT WILL BE RETURNED
TO THE CONTRACTOR FOR REVISION AND RESUBMITTAL. REVISED DOCUMENTATION WILL BE
REVIEWED BY THE ARCHITECT OF RECORD PRIOR TO ACCEPTANCE AND SUBMISSION TO THE
AUTHORITY HAVING JURISDICTION.
DEFERRED SUBMITTALS INCLUDE THE FOLLOWING:
A. MECHANICAL DRAWINGS (PREPARED BY DESIGN-BUILD CONTRACTOR)
B. PLUMBING DRAWINGS (PREPARED BY DESIGN-BUILD CONTRACTOR)
C. ELECTRICAL DRAWINGS (PREPARED BY DESIGN-BUILD CONTRACTOR)
D. FIRE SUPPRESSION DRAWINGS (PREPARED BY DESIGN-BUILD CONTRACTOR)
E. STRUCTURAL STEEL
F. STEEL JOIST AND DECKING
G. MISCELLANEOUS METALS STEEL STAIRS AND LANDINGS
H. COLD FORMED METAL FRAMING
FINISHES
1. THE CONTRACTOR SHALL PATCH AND REPAIR ANY AND ALL FLOORS, WALLS, CEILINGS, ETC. IN
A WORKMANSHIP-LIKE MANNER TO MATCH THE SURROUNDING SURFACE AREAS. SURFACES
OR MATERIALS DAMAGED BY DEMOLITION OR CONSTRUCTION SHALL BE REPAIRED, RESTORED
AND REFINISHED TO MATCH THE EXISTING, UNLESS NOTED OR SPECIFIED OTHERWISE. IN
ADDITION THOSE EXISTING SURFACES OR MATERIALS (SERVING AS A SUBSTRATE FOR NEW
MATERIALS OR FINISHES) WHICH HAVE BEEN DAMAGED FROM ANY CAUSE, SHALL BE
REPAIRED, RESTORED, PROPERLY PREPARED AND CLEANED TO RECEIVE THE NEW MATERIALS
AND FINISH WORK. ALL NEW MATERIALS & FINISH WORK TO BE FREE FROM FLAWS &
DEFECTS.
2. PATCH AND REPAIR EXISTING FLOOR SLAB AS REQUIRED FOR A SMOOTH AND LEVEL SURFACE
FREE OF DEFECTS. FILL ALL CRACKS AND HOLES AND LEVEL DEPRESSIONS WITH MATERIALS
COMPATIBLE WITH THE FLOOR AND SLAB AS RECOMMENDED BY THE FLOORING
MANUFACTURER.
3. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR VERIFYING LEAD TIMES OF ALL MATERIALS
SUCH THAT MATERIALS ARE ON SITE WHEN REQUIRED FOR INSTALLATION.
4. ALL PREPARATION, STORING, INSTALLATION AND CLEANUP OF FINISHES TO CONFORM TO
MANUFACTURER'S SPECIFICATIONS.
5. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR TESTING THE CONCRETE SUBFLOOR FOR
MOISTURE PRIOR TO THE FLOORING INSTALLATION. IN ADDITION, THE GENERAL
CONTRACTOR IS RESPONSIBLE FOR APPROVING AND VERIFYING THAT THE TESTS HAVE BEEN
PERFORMED PER ASTM STANDARDS. SHOULD THE FLOORING SUBCONTRACTOR BE ASSIGNED
TO TEST THE CONCRETE SUBFLOOR, THEY WILL NEED TO PROVIDE TO THE GENERAL
CONTRACTOR ALL REQUIRED INFORMATION PERTAINING TO THESE TESTS, INCLUDING BUT
NOT LIMITED TO:
A. NUMBER OF TESTS
B. DIAGRAM OF TEST LOCATIONS
C. ACCLIMATION PERIOD BEFORE RESULTS ARE RECORDED
D. TEST RESULTS, AND THE AMBIENT CONDITIONS THE TESTS WERE PERFORMED IN
AFTER CONFIRMATION THAT THE TESTED CONDITIONS MEET BOTH THE REFERENCED AND
MANUFACTURER’S STANDARDS, THE SUBCONTRACTOR MAY PROCEED WITH THE
INSTALLATION OF THE FLOORING PER MANUFACTURER’S SPECIFICATIONS.
MECHANICAL
1. THE MECHANICAL CONTRACTOR IS TO DESIGN ALL MECHANICAL SYSTEMS AND OBTAIN
NECESSARY PERMITS. MECHANICAL DOCUMENTS ARE TO BE PROVIDED BY THE MECHANICAL
CONTRACTOR AND SIGNED BY A PROFESSIONAL ENGINEER AS REQUIRED BY CODE. THE
MECHANICAL DESIGN IS TO BE COORDINATED WITH THE ATTACHED ARCHITECTURAL
CONSTRUCTION DOCUMENTS. THE DESIGN IS TO BE REVIEWED BY THE TENANT PRIOR TO
IMPLEMENTATION.
2. THE MECHANICAL CONTRACTOR IS RESPONSIBLE TO PROVIDE ALL NECESSARY MECHANICAL
EQUIPMENT AND CONTROLS TO COMPLETE THE JOB. THE MECHANICAL CONTRACTOR IS TO
COORDINATE W/ THE ELECTRICAL CONTRACTOR ALL THE NECESSARY WIRING TO COMPLETE
THE JOB. THE WIRING IS TO BE COMPLETED BY THE ELECTRICAL CONTRACTOR.
3. PROVIDE WHITE SEMI RECESSED SPRINKLER HEADS W/ WHITE TRIM RING @ ALL ACT. CEILING
AND FULLY RECESSED SPRINKLER HEADS W/ WHITE ESCUTCHEON PLATES @ ALL GYP. CEILING
AS REQUIRED BY APPLICABLE CODES AND ORDINANCES.
4. VERIFY LOCATION AND SIZES OF ALL OPENINGS WITH GENERAL CONTRACTOR PRIOR TO
COMMENCING WORK. THE GENERAL CONTRACTOR IS RESPONSIBLE TO CUT & PATCH OR ADD
STRUCTURAL REINFORCING AS REQ'D FOR THE INSTALLATION OF MECHANICAL ROOFTOP
EQUIPMENT.
5. ALL SINKS SHALL HAVE HOT AND COLD WATER WITH BELOW COUNTER PIPE INSULATION
WRAP ON EXPOSED PIPING PER ADA GUIDELINES.
6. PROVIDE AND INSTALL AN APPROPRIATE SIZED WATER HEATER AS REQUIRED.
7. THE PLUMBING CONTRACTOR MUST PROVIDE A CLEAN-OUT PLAN FOR REVIEW AND
APPROVAL BY THE ARCHITECT BEFORE PLUMBING LINES ARE INSTALLED.
ELECTRICAL
1. THE ELECTRICAL CONTRACTOR IS TO DESIGN ALL ELECTRICAL SYSTEMS AND OBTAIN
NECESSARY PERMITS. THE ELECTRICAL DESIGN IS TO BE COORDINATED WITH THE ATTACHED
ARCHITECTURAL CONSTRUCTION DOCUMENTS. THE ELECTRICAL DESIGN IS TO BE REVIEWED
BY THE ARCHITECT OF RECORD AND TENANT PRIOR TO IMPLEMENTATION.
2. THE ELECTRICAL CONTRACTOR IS TO COORDINATE THE INSTALLATION OF ALL MECHANICAL
EQUIPMENT AND TO PROVIDE DISCONNECT AND POWER WIRING FOR ALL MECHANICAL
EQUIPMENT.
3. THE ELECTRICAL CONTRACTOR IS TO PROVIDE EXIT AND EMERGENCY LIGHTS AS REQUIRED BY
APPLICABLE CODES AND ORDINANCES.
4. THE ELECTRICAL CONTRACTOR IS TO PROVIDE SMOKE DETECTION AND ALARM DEVICES AND
WIRING OF THE SPACE AS REQUIRED BY APPLICABLE CODES AND ORDINANCES FOR THE
INTERIOR BUILD-OUT SPACE.
5. THE ELECTRICAL CONTRACTOR SHALL INSTALL JUNCTION BOXES W/ PULL STRING FOR ALL
VOICE / DATA AND PHONE LOCATIONS. THE TENANT IS TO COORDINATE & PROVIDE ALL LOW
VOLTAGE CABLING AND COVER PLATES AS REQUIRED.
6. NEW ELECTRICAL OUTLETS ARE SHOWN AT APPROXIMATE LOCATIONS. NO OUTLETS ARE TO
BE BACK TO BACK.
7. ALL UNDER CABINET LIGHTING IS TO BE CONTROLLED BY A WALL SWITCH.
8. THE REFLECTED CEILING PLAN IS FOR REFERENCE ONLY REGARDING LOCATION, QUANTITIES,
AND TYPES OF LIGHT FIXTURES. THE REFLECTED CEILING PLAN REFERENCES LIGHT FIXTURES,
HOWEVER THE ELECTRICAL CONTRACTOR IS RESPONSIBLE TO VERIFY THE FIXTURE TYPE,
APPROPRIATE FOOTCANDLES AND VOLTAGE REQUIREMENTS OF ALL SPECIFIED LIGHT
FIXTURES IN ASSOCIATION W/ THE SPECIFIC SITE CONDITIONS AND PROVIDE SHOP DRAWINGS
FOR REVIEW & APPROVAL PRIOR TO THE ORDERING OR INSTALLATION OF ANY FIXTURES.
INTERNATIONAL BUILDING CODE (IBC) 2012
AMENDMENTS IN MSBC: CHAPTER 1300 2015
AMENDMENTS IN MSBC: CHAPTER 1341 2015
AMENDMENTS IN MSBC: CHAPTER 1307 2015
INTERNATIONAL FIRE CODE (IFC) 2012
INTERNATIONAL MECHANICAL AND FUEL GAS CODE 2012
AMENDMENTS IN MSBC: CHAPTER 1346 2015
STATE BUILDING CODE (MSBC) 2015
MN PLUMBING CODE 2015
MN ENERGY CODE 2015
ASHRAE 90.1-2010 CRITERIA
NATIONAL ELECTRICAL CODE 2017
MN STATE FIRE CODE 2015
FIRE SPRINKLER PROTECTION: FULLY SPRINKLED
TYPE OF CONSTRUCTION: II-B
BUILDING OCCUPANCY: B, A-3, S-1
FIRE RESISTIVE CONSTRUCTION:
CONSTRUCTION REQUIREMENTS:
EXTERIOR BEARING WALLS 0
INTERIOR BEARING WALLS 0
EXTERIOR NON-BEARING WALLS 0
STRUCTURAL FRAME 0
PARTITIONS- PERMANENT 0
SHAFT ENCLOSURES 0
FLOOR- CEILINGS/FLOORS 0
ROOFS- CEILING/ROOFS 0
EXTERIOR DOORS & WINDOWS N.A.
SHEET INDEX
SHEET # SHEET DESCRIPTION CITY SUBMITTAL - 08/10/2018GENERAL
A000 SHEET COVER ●
1 OF 3 SITE SURVEY ●
2 OF 3 SITE SURVEY ●
3 OF 3 SITE SURVEY ●
1 OF 1 PRELIMINARY PLAT ●
CIVIL
C1 REMOVALS & TREE PRESERVATION PLAN ●
C2 SITE & SIGNAGE PLAN ●
C3 GRADING & DRAINAGE PLAN ●
C4 EROSION CONTROL PLAN ●
C5 UTILITY PLAN ●
C6 SANITARY SEWER PLAN & PROFILE ●
C7 DETAILS ●
C8 DETAILS ●
C9 DETAILS ●
LANDSCAPE
L1.1 PRELIMINARY LANDSCAPE PLAN ●
L1.2 LANDSCAPE DETAILS AND NOTES ●
ARCHITECTURAL
A200 LOWER LEVEL FLOOR PLAN ●
A201-A FIRST LEVEL FLOOR PLAN - OFFICE AREA ●
A201-B FIRST LEVEL FLOOR PLAN - TRAINING AREA ●
A202 SECOND LEVEL FLOOR PLAN - OFFICE AREA ●
A300 EXTERIOR BUILDING ELEVATIONS ●
A330 3D VIEWS ●
ELECTRICAL
E101 SITE ELECTRIC PHOTOMETRIC PLAN ●
ZONING DISTRICT: B - BUSINESS
PERMITTED USE: OFFICE/WAREHOUSE
MINIMUM LOT SIZE: 3 ACRES (2 ACRES WITH SHARED INFRASTRUCTURE)
PROVIDED LOT SIZE: 15.97 ACRES
MINIMUM LOT WIDTH: 175'
PROVIDED LOT WIDTH: 631'
MINIMUM LOT DEPTH: 175'
PROVIDED LOT DEPTH: 1,288'
SETBACKS (BUILDING)
FRONT SETBACK: 40'
SIDE SETBACK: 25' OR 15' WITH INTEGRATED DEVELOPMENT
REAR SETBACK: 25' OR 15' WITH INTEGRATED DEVELOPMENT
TO RESIDENTIAL: 100' (OR 75' WITH 70% BUFFER)
SETBACKS (PARKING)
FRONT: 25'
SIDE: 15'
REAR: 15'
TO RESIDENTIAL: 100' (OR 60' WITH 70% BUFFER)
MAXIMUM IMPERVIOUS:70% (80% IF INTEGRATED DEVELOPMENT)
MAXIMUM HEIGHT: 30'; 35' IF SPRINKLED; 45' WITH FIRE MARSHALL APPROVAL
ESTIMATED WATER USAGE: 7,500 GALLONS PER DAY
ESTIMATED SANITARY USAGE: 6,800 GALLONS PER DAY
BUILDING AREA:
LOWER LEVEL: 22,818 GSF
FIRST FLOOR: 59,931 GSF
SECOND FLOOR: 40,705 GSF
TOTAL: 123,454 GSF
STALL SIZE: 9' X 19'
AISLE WIDTH: 22' MINIMUM
PARKING REQUIREMENT:
OFFICE: 1/250 SF
WAREHOUSE: 1/2000 SF PLUS ONE PER EMPLOYEE ON LARGEST SHIFT
ASSEMBLY: 1/4 SEATS
PARKING CALCULATION:
OFFICE: 91,357 GSF / 250 = 365 STALLS REQUIRED
WAREHOUSE: 22,818 GSF / 2000 = 12 STALLS REQUIRED (EMPLOYEES ARE COUNTED IN OFFICE)
ASSEMBLY: 800 SEATS / 4 SEATS PER STALL = 200 STALLS
NOTE: ASSEMBLY SPACES ARE USED BY THE SAME EMPLOYEES COUNTED IN THE OFFICE
CALCULATION ABOVE OR BY OCCUPANTS ALREADY IN BUILDING ONE, SO THERE IS NO
ADDITIONAL PARKING LOAD FOR THE PROJECT.
REQ'D STALLS: 377
PROVIDED: 334
PARKING NEED ON DAY ONE WILL BE 250. OVER 5 YEARS CENSUS IN BUILDING 2 WILL INCREASE
TO 400. INTENT IS TO EXPAND PARKING TO THE NORTH AS NEEDED TO HANDLE DEMAND AS THE
COMPANY GROWS. A PROOF OF PARKING PLAN CAN BE DEVELOPED IF NEEDED.
REGARDING OFFICE SQUARE FOOTAGE CALCULATIONS, NOTE THAT THE 91,357 GROSS SQUARE
FEET LISTED ABOVE INCLUDES ALL OF THE CONFERENCE AREAS WITHIN THE OFFICE
ENVIRONMENT. THESE SPACES WOULD BE OCCUPIED BY THE SAME PEOPLE ON THE OFFICE
FLOOR, SO THE CALCULATION FOR OFFICE PARKING IS ARTIFICIALLY INFLATED.
X
DATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:SMNAMTAUGUST 10, 20183701.13NO.DESCRIPTIONDATEDRAWING INFORMATIONPHASE ISSUE RECORD REGISTRATION ARCHITECT PROJECT NAME
COMPUTER DIRECTORY:SHEET DESCRIPTION
Open SystemsInternational,Building #2New ConstructionProject Building NameArrowhead RoadMedina, MN 55340NOT FORCONSTRUCTIONREGISTRATION NUMBER:51317REGISTRATION NUMBER:REGISTRATION NUMBER:REGISTRATION NUMBER:REGISTRATION NUMBER:REGISTRATION NUMBER:REGISTRATION NUMBER:REGISTRATION NUMBER:ADAM M. THIELE, PEREGISTRATION NUMBER:REGISTRATION NUMBER:THE ARCHITECT SHALL BE DEEMED THE AUTHORS ANDOWNERS OF THEIR RESPECTIVE INSTRUMENTS OF SERVICEAND SHALL RETAIN ALL COMMON LAW,STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHTS OF THE ATTACHED DOCUMENTS.Civil Engineers and Land Surveyors3601 Thurston Ave., Anoka, Minnesota 55303763-427-5860 FAX 763-427-0520I hereby certify that this plan, specification, or reportwas prepared by me or under my direct supervision andthat I am a duly Licensed Professional Engineer underthe laws of the State of Minnesota.C2SITE & SIGNAGEPLANDESIGN DEVELOPMENT
X
DATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:SMNAMTAUGUST 10, 20183701.13NO.DESCRIPTIONDATEDRAWING INFORMATIONPHASE ISSUE RECORD REGISTRATION ARCHITECT PROJECT NAME
COMPUTER DIRECTORY:SHEET DESCRIPTION
Open SystemsInternational,Building #2New ConstructionProject Building NameArrowhead RoadMedina, MN 55340N
O
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
NREGISTRATION NUMBER:51317REGISTRATION NUMBER:REGISTRATION NUMBER:REGISTRATION NUMBER:REGISTRATION NUMBER:REGISTRATION NUMBER:REGISTRATION NUMBER:REGISTRATION NUMBER:ADAM M. THIELE, PEREGISTRATION NUMBER:REGISTRATION NUMBER:THE ARCHITECT SHALL BE DEEMED THE AUTHORS ANDOWNERS OF THEIR RESPECTIVE INSTRUMENTS OF SERVICEAND SHALL RETAIN ALL COMMON LAW,STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHTS OF THE ATTACHED DOCUMENTS.Civil Engineers and Land Surveyors3601 Thurston Ave., Anoka, Minnesota 55303763-427-5860 FAX 763-427-0520I hereby certify that this plan, specification, or reportwas prepared by me or under my direct supervision andthat I am a duly Licensed Professional Engineer underthe laws of the State of Minnesota.C1REMOVALS & TREEPRESERVATION PLANDESIGN DEVELOPMENT
X
DATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:SMNAMTAUGUST 10, 20183701.13NO.DESCRIPTIONDATEDRAWING INFORMATIONPHASE ISSUE RECORD REGISTRATION ARCHITECT PROJECT NAME
COMPUTER DIRECTORY:SHEET DESCRIPTION
Open SystemsInternational,Building #2New ConstructionProject Building NameArrowhead RoadMedina, MN 55340N
O
T
F
O
R
C
O
N
S
T
R
U
C
T
I
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NREGISTRATION NUMBER:51317REGISTRATION NUMBER:REGISTRATION NUMBER:REGISTRATION NUMBER:REGISTRATION NUMBER:REGISTRATION NUMBER:REGISTRATION NUMBER:REGISTRATION NUMBER:ADAM M. THIELE, PEREGISTRATION NUMBER:REGISTRATION NUMBER:THE ARCHITECT SHALL BE DEEMED THE AUTHORS ANDOWNERS OF THEIR RESPECTIVE INSTRUMENTS OF SERVICEAND SHALL RETAIN ALL COMMON LAW,STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHTS OF THE ATTACHED DOCUMENTS.Civil Engineers and Land Surveyors3601 Thurston Ave., Anoka, Minnesota 55303763-427-5860 FAX 763-427-0520I hereby certify that this plan, specification, or reportwas prepared by me or under my direct supervision andthat I am a duly Licensed Professional Engineer underthe laws of the State of Minnesota.C3GRADING & DRAINAGEPLANDESIGN DEVELOPMENT
X
DATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:SMNAMTAUGUST 10, 20183701.13NO.DESCRIPTIONDATEDRAWING INFORMATIONPHASE ISSUE RECORD REGISTRATION ARCHITECT PROJECT NAME
COMPUTER DIRECTORY:SHEET DESCRIPTION
Open SystemsInternational,Building #2New ConstructionProject Building NameArrowhead RoadMedina, MN 55340N
O
T
F
O
R
C
O
N
S
T
R
U
C
T
I
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NREGISTRATION NUMBER:51317REGISTRATION NUMBER:REGISTRATION NUMBER:REGISTRATION NUMBER:REGISTRATION NUMBER:REGISTRATION NUMBER:REGISTRATION NUMBER:REGISTRATION NUMBER:ADAM M. THIELE, PEREGISTRATION NUMBER:REGISTRATION NUMBER:THE ARCHITECT SHALL BE DEEMED THE AUTHORS ANDOWNERS OF THEIR RESPECTIVE INSTRUMENTS OF SERVICEAND SHALL RETAIN ALL COMMON LAW,STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHTS OF THE ATTACHED DOCUMENTS.Civil Engineers and Land Surveyors3601 Thurston Ave., Anoka, Minnesota 55303763-427-5860 FAX 763-427-0520I hereby certify that this plan, specification, or reportwas prepared by me or under my direct supervision andthat I am a duly Licensed Professional Engineer underthe laws of the State of Minnesota.C5UTILITY PLANDESIGN DEVELOPMENT
UP
ABCUP
A3001
A300 3
A B C D E F G H
1
2
3
4
5
6
2272 SF
FITNESS AREA
162
1154 SF
IT VAULT
163
750 SF
MECHANICAL / ELECTRICAL
164
N
DATE:
DRAWN BY:
CHECKED BY:
PROJECT NUMBER:
1000 Twelve Oaks Center
Dr.
Suite 200
Wayzata MN 55391
Tel 952-426-7400
Fax 952-426-7440
DRAWING INFORMATIONPHASEISSUE RECORDREGISTRATIONARCHITECTPROJECT NAMECOMPUTER DIRECTORY:SHEET DESCRIPTIONNOT FOR CONSTRUCTIONTHE ARCHITECT SHALL BE DEEMED THE AUTHORS AND
OWNERS OF THEIR RESPECTIVE INSTRUMENTS OF SERVICE
AND SHALL RETAIN ALL COMMON LAW,
STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING
COPYRIGHTS OF THE ATTACHED DOCUMENTS.C:\Revit Projects\17428_Open_Systems_Building-2_nmissling.rvtA200
LOWER LEVEL
FLOOR PLAN
S. OLIVER
N. MISSLING
08/10/2018
17428.0OSI
K:/JOBS/OPEN SYSTEMS
CITY SUBMITTAL
OPEN SYSTEMS
INTERNATIONAL,
BUILDING #2
NEW CONSTRUCTION
ARROWHEAD DRIVE
MEDINA, MN 55340
3/32" = 1'-0"A200
1 LOWER LEVEL - WAREHOUSE
NO. DESCRIPTION DATE
CITY SUBMITTAL 08/10/2018
UP
UP
DN
UPABC
GENERAL PROJECT NOTES
1. OWNER FURNISHED EQUIPMENT SUPPLIERS ARE TO COORDINATE FINAL LOCATION OF
EQUIPMENT AND INSTALLATION WITH THE OWNER.
2. ELECTRICAL CONTRACTOR & CABLE CONTRACTOR ARE RESPONSIBLE FOR REPAIRING ANY
DAMAGE CAUSED TO WALLS, FINISHES, CEILINGS ETC. IN THE COURSE OF THEIR
CONSTRUCTION. IF CONTRACTORS BEGIN WORK IN AN AREA WITH EXISTING DAMAGE THEY
ARE TO IMMEDIATELY NOTIFY THE OWNER OR ASSUME RESPONSIBILITY OF SUCH DAMAGE.
3. SHADING INDICATES AREA THAT IS NOT INCLUDED IN THE SCOPE OF WORK.
282' - 0"134' - 0"A B C D E F G H
1
2
3
4
5
6
7
244 SF
MEDIUM
CONFERENCE
1
405 SF
LARGE
CONFERENCE
2 476 SF
LARGE
CONFERENCE
3 244 SF
MEDIUM
CONFERENCE
4
1872 SF
BREAK ROOM
7
10406 SF
STAGING
8
278 SF
CATERING KITCHEN
9
89 SF
JANITOR
10
104 SF
STORAGE
12
100 SF
PRIVATE
16
115 SF
OFFICE
19
115 SF
OFFICE
20
115 SF
OFFICE
21
115 SF
OFFICE
22
115 SF
OFFICE
23
115 SF
OFFICE
24
198 SF
EXEC OFFICE
25
112 SF
ENCLAVE
26
112 SF
OFFICE
28
112 SF
OFFICE
29
234 SF
EXEC OFFICE
30
112 SF
OFFICE
31
112 SF
OFFICE
32
112 SF
OFFICE
33
112 SF
OFFICE
34
206 SF
EXEC OFFICE
35 112 SF
ENCLAVE
36
112 SF
ENCLAVE
37
112 SF
ENCLAVE
38
207 SF
EXEC OFFICE
39
112 SF
OFFICE
40
112 SF
OFFICE
41
196 SF
EXEC OFFICE
42
117 SF
OFFICE
43
117 SF
OFFICE
44
117 SF
OFFICE
45
117 SF
OFFICE
46
117 SF
ENCLAVE
47
116 SF
OFFICE
51
116 SF
OFFICE
52
116 SF
OFFICE
53
116 SF
OFFICE
54
116 SF
OFFICE
55
77 SF
PRIVATE
RESTROOM
59
77 SF
PRIVATE
RESTROOM
60
C.4 C.8 D.8 E.8 F.3
73 SF
SERVICE
ELEVATOR
63
99 SF
COATS
64
392 SF
WOMEN'S RESTROOM
72
144 SF
IT SERVER
73
307 SF
IT MECHANICAL
74
229 SF
WORK ROOM
75
56 SF
STORAGE
77
172 SF
SMALL
CONFERENCE
78
47 SF
COATS
80
50 SF
ELEV
79
220 SF
MEDIUM
CONFERENCE
149
87 SF
PRIVATE
151
130 SF
ELEC /
COMMS.
152
220 SF
MEDIUM
CONFERENCE
153
116 SF
OFFICE
157
116 SF
OFFICE
158
115 SF
OFFICE
159107 SF
STORAGE
160
364 SF
KITCHENETTE
161
116 SF
OFFICE
169
116 SF
OFFICE
170
116 SF
OFFICE
171
116 SF
OFFICE
172
116 SF
OFFICE
173
24' - 9 5/8"5' - 0" 15' - 0" 5' - 0" 15' - 0" 10' - 0" 15' - 0"
6' - 2 3/8"
71' - 2 3/8"9' - 0" 15' - 0" 7' - 0" 24' - 0" 9' - 0" 5' - 0" 5' - 0"5' - 0" 5' - 0" 5' - 0" 5' - 0" 5' - 0" 4' - 0"1' - 0"5' - 0" 5' - 0" 5' - 0" 5' - 0" 5' - 0" 5' - 0"
5' - 0" 5' - 0" 5' - 0" 5' - 0" 5' - 0" 5' - 0" 5' - 0" 5' - 0"
1' - 0"
4' - 0" 5' - 0" 5' - 0" 5' - 0" 5' - 0" 5' - 0" 5' - 0" 5' - 0"
1' - 0"
4' - 0" 5' - 0" 5' - 0" 5' - 0" 5' - 0" 5' - 0" 5' - 0" 5' - 0"
1' - 0"
4' - 0" 5' - 0" 5' - 0" 5' - 0" 5' - 0" 5' - 0" 7' - 8" 3' - 4" 20' - 0" 10' - 0" 10' - 0" 40' - 0"40' - 0"
1' - 0"
112 SF
OFFICE
199
BUILDING USE
WAREHOUSE - LOWER LEVEL
FITNESS AREA - LOWER LEVEL
TOTAL
TYPE SQ.
FEET
OCC.
FACTOR
OCC.
LOAD
2 EXITS
REQUIRED
S-1 19,850 USF 500 40
A-3 50 46 N
2,296
Y
CODE REVIEW
1. COMMON PATH OF TRAVEL IS LESS THAN 0'-0" LONG
NOTE: SQUARE FOOTAGES FOR BUILDING PERMIT ONLY, NOT FOR LEASING
2,272 USF
SUBTOTAL - LOWER LEVEL - - 86 -22,122 USF
TRAINING AREA - FIRST LEVEL A-3 7 1,326 Y9,279 USF
OFFICE AREA - FIRST LEVEL B 100 493 Y49,273 USF
SUBTOTAL - FIRST LEVEL - - 1,819 -58,552 USF
OFFICE AREA - SECOND LEVEL B 100 391 Y39,040 USF
119,714 USF
N
DATE:
DRAWN BY:
CHECKED BY:
PROJECT NUMBER:
1000 Twelve Oaks Center
Dr.
Suite 200
Wayzata MN 55391
Tel 952-426-7400
Fax 952-426-7440
DRAWING INFORMATIONPHASEISSUE RECORDREGISTRATIONARCHITECTPROJECT NAMECOMPUTER DIRECTORY:SHEET DESCRIPTIONNOT FOR CONSTRUCTIONTHE ARCHITECT SHALL BE DEEMED THE AUTHORS AND
OWNERS OF THEIR RESPECTIVE INSTRUMENTS OF SERVICE
AND SHALL RETAIN ALL COMMON LAW,
STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING
COPYRIGHTS OF THE ATTACHED DOCUMENTS.C:\Revit Projects\17428_Open_Systems_Building-2_nmissling.rvtA201-A
FIRST LEVEL FLOOR
PLAN - OFFICE
AREA
S. OLIVER
N. MISSLING
08/10/2018
17428.0OSI
K:/JOBS/OPEN SYSTEMS
CITY SUBMITTAL
OPEN SYSTEMS
INTERNATIONAL,
BUILDING #2
NEW CONSTRUCTION
ARROWHEAD DRIVE
MEDINA, MN 55340
FLOOR PLAN KEYNOTES
TAG KEYNOTE
1 -
2 -
3/32" = 1'-0"A201-A
1 1ST LEVEL - FLOOR PLAN - OFFICE AREA
NO. DESCRIPTION DATE
CITY SUBMITTAL 08/10/2018
UP
DNDNDN
DNDN
A B C D E F G H
7
8
9
10
11
12
C.4 C.8 D.8 E.8 F.3
184 SF
STORAGE
61
228 SF
STORAGE
62
1' - 0"10' - 6" 8' - 6" 31' - 10"40' - 0"38' - 2"2' - 2"13' - 10"1' - 0"
15' - 0"
4' - 0"
36' - 0"40' - 0"
4' - 0"
19' - 0"
1' - 0"
1559 SF
TRAINING
65
1558 SF
TRAINING
66
1540 SF
TRAINING
67
1541 SF
TRAINING
68
1541 SF
TRAINING
69
1540 SF
TRAINING
70
392 SF
MEN'S RESTROOM
71 392 SF
WOMEN'S RESTROOM
72
130 SF
OFFICE
73
130 SF
OFFICE
74
130 SF
OFFICE
75
130 SF
OFFICE
77
130 SF
OFFICE
78
130 SF
OFFICE
79
120' - 0"146' - 0"122 SF
VENDING
180
24' - 9 5/8"
N
DATE:
DRAWN BY:
CHECKED BY:
PROJECT NUMBER:
1000 Twelve Oaks Center
Dr.
Suite 200
Wayzata MN 55391
Tel 952-426-7400
Fax 952-426-7440
DRAWING INFORMATIONPHASEISSUE RECORDREGISTRATIONARCHITECTPROJECT NAMECOMPUTER DIRECTORY:SHEET DESCRIPTIONNOT FOR CONSTRUCTIONTHE ARCHITECT SHALL BE DEEMED THE AUTHORS AND
OWNERS OF THEIR RESPECTIVE INSTRUMENTS OF SERVICE
AND SHALL RETAIN ALL COMMON LAW,
STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING
COPYRIGHTS OF THE ATTACHED DOCUMENTS.C:\Revit Projects\17428_Open_Systems_Building-2_nmissling.rvtA201-B
FIRST LEVEL FLOOR
PLAN - TRAINING
AREA
S. OLIVER
N. MISSLING
08/10/2018
17428.0OSI
K:/JOBS/OPEN SYSTEMS
CITY SUBMITTAL
OPEN SYSTEMS
INTERNATIONAL,
BUILDING #2
NEW CONSTRUCTION
ARROWHEAD DRIVE
MEDINA, MN 55340
3/32" = 1'-0"A201-B
1 1ST LEVEL - FLOOR PLAN - TRAINING WING
NO. DESCRIPTION DATE
CITY SUBMITTAL 08/10/2018
DN
DNABCABCDEF G H
1
2
3
4
5
6
7
17' - 8" x 28' - 8"
LARGE
CONFERENCE
17
17' - 8" x 28' - 8"
LARGE
CONFERENCE
18
14' - 0" x 17' - 8"
MEDIUM
CONFERENCE
23
11' - 9" x 15' - 4"
LAB
24
11' - 9" x 15' - 4"
LAB
25
588 SF
LARGE
CONFERENCE
26
583 SF
LARGE
CONFERENCE
27
920 SF
EXECUTIVE
CONFERENCE
28
104 SF
WORK ROOM
56
C.4 C.8 D.8 E.8 F.3
120 SF
OFFICE
81
120 SF
OFFICE
82
120 SF
OFFICE
83
120 SF
OFFICE
84
120 SF
OFFICE
85
120 SF
OFFICE
86
200 SF
EXEC OFFICE
87
112 SF
OFFICE
88
112 SF
OFFICE
89
112 SF
ENCLAVE
90
112 SF
ENCLAVE
91
231 SF
EXEC OFFICE
92
112 SF
OFFICE
93
112 SF
OFFICE
94
112 SF
ENCLAVE
95
112 SF
ENCLAVE
96
112 SF
ENCLAVE
97
112 SF
OFFICE
98
112 SF
OFFICE
99
211 SF
EXEC OFFICE
100
112 SF
OFFICE
101
112 SF
OFFICE
102
112 SF
OFFICE
103
112 SF
OFFICE
104
170 SF
EXEC OFFICE
105
112 SF
OFFICE
106
112 SF
OFFICE
107
112 SF
OFFICE
108
112 SF
OFFICE
109
112 SF
OFFICE
110
112 SF
OFFICE
111
237 SF
EXEC OFFICE
112
113 SF
ENCLAVE
114
113 SF
ENCLAVE
115
113 SF
ENCLAVE
116
113 SF
OFFICE
117
113 SF
OFFICE
118
113 SF
OFFICE
119
113 SF
OFFICE
120
124 SF
ENCLAVE
121
124 SF
ENCLAVE
122119 SF
OFFICE
123
120 SF
OFFICE
124
120 SF
OFFICE
125
119 SF
OFFICE
126
116 SF
OFFICE
127
116 SF
OFFICE
128
116 SF
OFFICE
129
116 SF
OFFICE
130
116 SF
OFFICE
131
184 SF
SM CONFERENCE
132
184 SF
SM CONFERENCE
133
184 SF
SM CONFERENCE
134
184 SF
SM CONFERENCE
135
73 SF
SERVICE
ELEVATOR
136
433 SF
KITCHENETTE
137
79 SF
PRIVATE
RESTROOM
139
79 SF
PRIVATE
RESTROOM
140
96 SF
PRIVATE
141
223 SF
WOMEN'S
RESTROOM
142
110 SF
ELECTRICAL /
COMMUNICATIONS
144
50 SF
ELEV.
147
236 SF
MEDIUM
CONFERENCE
165
405 SF
LARGE
CONFERENCE
166 488 SF
LARGE
CONFERENCE
167 244 SF
MEDIUM
CONFERENCE
168
116 SF
OFFICE
174
116 SF
OFFICE
175
116 SF
OFFICE
176
116 SF
OFFICE
177
116 SF
OFFICE
178
78 SF
PRIVATE
179
117 SF
STORAGE
192
57 SF
JANITOR
193
319 SF
MEN'S RESTROOM
194
121 SF
PRIVATE
195
211 SF
SMALL CONFERENCE
196
236 SF
MEDIUM CONFERENCE
197
213 SF
EXEC OFFICE
198
N
DATE:
DRAWN BY:
CHECKED BY:
PROJECT NUMBER:
1000 Twelve Oaks Center
Dr.
Suite 200
Wayzata MN 55391
Tel 952-426-7400
Fax 952-426-7440
DRAWING INFORMATIONPHASEISSUE RECORDREGISTRATIONARCHITECTPROJECT NAMECOMPUTER DIRECTORY:SHEET DESCRIPTIONNOT FOR CONSTRUCTIONTHE ARCHITECT SHALL BE DEEMED THE AUTHORS AND
OWNERS OF THEIR RESPECTIVE INSTRUMENTS OF SERVICE
AND SHALL RETAIN ALL COMMON LAW,
STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING
COPYRIGHTS OF THE ATTACHED DOCUMENTS.C:\Revit Projects\17428_Open_Systems_Building-2_nmissling.rvtA202
SECOND LEVEL
FLOOR PLAN -
OFFICE AREA
S. OLIVER
N. MISSLING
08/10/2018
17428.0OSI
K:/JOBS/OPEN SYSTEMS
CITY SUBMITTAL
OPEN SYSTEMS
INTERNATIONAL,
BUILDING #2
NEW CONSTRUCTION
ARROWHEAD DRIVE
MEDINA, MN 55340
3/32" = 1'-0"A202
1 2ND LEVEL - FLOOR PLAN - OFFICE AREA
NO. DESCRIPTION DATE
CITY SUBMITTAL 08/10/2018
BRK-1 BRICK TO MATCH EXISTING BUILDING
EXTERIOR MATERIALS LEGEND
PC-2 PRECAST CONCRETE WITH LIGHT SANDBLAST FINISH
COLOR: WHITE
MTL-1 CENTRIA IW-30A METAL WALL PANELS
COLOR: SILVER METALLIC
MTL-3 PREFINISHED METAL TRIM
COLOR: SILVER METALLIC
PC-1 PRECAST CONCRETE WITH ACID ETCH FINISH
COLOR: GRAY
MTL-2 PREFINISHED ALUMINUM COMPOSITE PANELS
COLOR: SILVER METALLIC
MATERIAL AREA (SQ FT) PERCENTAGE ALLOWED
GLASS 12,567 26.4%
> 20%
BRICK 17,054 35.8%
CONCRETE 14,700 30.8% < 80%
METAL 2,980 6.3% < 20%
OTHER 345 0.7% N/A
TOTAL 47,646 100%
EXTERIOR MATERIALS PERCENTAGE
1ST LEVEL
100' - 0"
Roof
133' - 4"
2ND LEVEL
116' - 0"
T.O. PARAPET
138' - 0"
123456789101112
LOWER LEVEL
86' - 0"
BRK-1
PC-1
MTL-2
MTL-3
MTL-2 MTL-3
BRK-1
PC-1
PC-2
PC-2 MTL-1
MTL-2
1ST LEVEL
100' - 0"
Roof
133' - 4"
2ND LEVEL
116' - 0"
T.O. PARAPET
138' - 0"
ABCDEFGH
LOWER LEVEL
86' - 0"
MTL-1
BRK-1
PC-1
PC-2
BRK-1
PC-1
PC-2
MTL-2
MTL-1
MTL-3
MTL-2MTL-3
MTL-2
1ST LEVEL
100' - 0"
Roof
133' - 4"
2ND LEVEL
116' - 0"
T.O. PARAPET
138' - 0"
1 2 3 4 5 6 7 8 9 10 11 12
LOWER LEVEL
86' - 0"
PC-1
BRK-1
PC-2
PC-2
MTL-1
MTL-2
MTL-3
MTL-1
MTL-2
PC-1
BRK-1
MTL-2
MTL-3
1ST LEVEL
100' - 0"
Roof
133' - 4"
2ND LEVEL
116' - 0"
T.O. PARAPET
138' - 0"
A B C D E F G H
LOWER LEVEL
86' - 0"
C.4 C.8 D.8 E.8 F.3
PC-1
BRK-1
PC-2
MTL-1
BRK-3 MTL-2
PC-2
MTL-3
PC-1
BRK-1
MTL-2
PC-2
BRK-1
PC-1
MTL-2 MTL-3
MTL-2
DATE:
DRAWN BY:
CHECKED BY:
PROJECT NUMBER:
1000 Twelve Oaks Center
Dr.
Suite 200
Wayzata MN 55391
Tel 952-426-7400
Fax 952-426-7440
DRAWING INFORMATIONPHASEISSUE RECORDREGISTRATIONARCHITECTPROJECT NAMECOMPUTER DIRECTORY:SHEET DESCRIPTIONNOT FOR CONSTRUCTIONTHE ARCHITECT SHALL BE DEEMED THE AUTHORS AND
OWNERS OF THEIR RESPECTIVE INSTRUMENTS OF SERVICE
AND SHALL RETAIN ALL COMMON LAW,
STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING
COPYRIGHTS OF THE ATTACHED DOCUMENTS.C:\Revit Projects\17428_Open_Systems_Building-2_nmissling.rvtA300
EXTERIOR
BUILDING
ELEVATIONS
S. OLIVER
N. MISSLING
08/10/2018
17428.0OSI
K:/JOBS/OPEN SYSTEMS
CITY SUBMITTAL
OPEN SYSTEMS
INTERNATIONAL,
BUILDING #2
NEW CONSTRUCTION
ARROWHEAD DRIVE
MEDINA, MN 55340
3/32" = 1'-0"A300
1 EAST ELEVATION
3/32" = 1'-0"A300
2 NORTH ELEVATION
3/32" = 1'-0"A300
3 WEST ELEVATION
3/32" = 1'-0"A300
4 SOUTH ELEVATION
NO. DESCRIPTION DATE
CITY SUBMITTAL 08/10/2018
DATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:1000 Twelve Oaks Center Dr.Suite 200Wayzata MN 55391Tel 952-426-7400Fax 952-426-7440DRAWING INFORMATIONPHASEISSUE RECORDREGISTRATIONARCHITECTPROJECT NAMECOMPUTER DIRECTORY:SHEET DESCRIPTIONNOT FOR CONSTRUCTIONTHE ARCHITECT SHALL BE DEEMED THE AUTHORS ANDOWNERS OF THEIR RESPECTIVE INSTRUMENTS OF SERVICEAND SHALL RETAIN ALL COMMON LAW,STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHTS OF THE ATTACHED DOCUMENTS.C:\Revit Projects\17428_Open_Systems_Building-2_nmissling.rvtA3303D VIEWSCheckerAuthor08/10/201817428.0OSIK:/JOBS/OPEN SYSTEMSCITY SUBMITTALOPEN SYSTEMSINTERNATIONAL,BUILDING #2NEW CONSTRUCTIONARROWHEAD DRIVEMEDINA, MN 55340NO. DESCRIPTIONDATE