HomeMy Public PortalAbout10-11-2016 POSTED IN CITY HALL October 7, 2016
PLANNING COMMISSION AGENDA
TUESDAY, OCTOBER 11, 2016
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. Approval of Draft September 13, 2016 Meeting Minutes
6. Public Hearing - AutoMotorPlex – PUD General Plan, Site Plan Review,
and Plat to construct 237,500 square feet of private garage
condominiums and accessory retail, service, and meeting space on 19.17
acres east of Arrowhead Dr., north of Hamel Road
7. Comprehensive Plan Open House Schedule
8. Council Meeting Schedule
9. Adjourn
1
CITY OF MEDINA 1
PLANNING COMMISSION 2
DRAFT Meeting Minutes 3
Tuesday September 13, 2016 4
5
1. Call to Order: Chairperson V. Reid called the meeting to order at 7:00 p.m. 6
7
Present: Planning Commissioners Todd Albers, Chris Barry, Laurie Rengel, Kim Murrin, 8
Robin Reid, Victoria Reid and Janet White. 9
10
Absent: None. 11
12
Also Present: City Planner Dusty Finke. 13
14
2. Public Comments on Items not on the Agenda 15
16
No comments made. 17
18
3. Update from City Council Proceedings 19
20
Anderson reported that the Council met the previous week to discuss and adopt the 21
preliminary budget. He reported that the City finances are in very good shape noting that the 22
slight increase in the budget will be offset by the higher property values. He stated that City 23
Administrator Johnson was recognized for his five years of service to the City. He noted that 24
a remedial budget for the Sioux Drive project was approved to correct the flaws in the 25
original project. 26
27
Albers asked and received confirmation that the Sioux Drive items are in respect to the 28
project that was completed the previous fall. 29
30
4. Planning Department Report 31
32
Finke provided an update. 33
34
V. Reid stated that she was not able to attend the tour dates of the AutoMotorPlex site in 35
Chanhassen and asked if there would be additional dates. 36
37
Finke stated that the business owner would most likely be willing to coordinate additional 38
dates, but noted that the next large event date for that site would be October 8th from 8:30 to 39
11 a.m. 40
41
5. Approval of Draft Planning Commission Meeting Minutes 42
43
A. July 12, 2016 Planning Commission Meeting 44
B. August 3, 2016 Concurrent Special Meeting with Council 45
C. August 16, 2016 Concurrent Special Meeting with Council 46
47
Motion by White, seconded by Murrin, to approve the July 12, 2016, Planning 48
Commission meeting minutes with the noted corrections. Motion carries unanimously. 49
50
Motion by R. Reid, seconded by Barry, to approve the August 3, 2016, Special meeting 51
minutes as presented. Motion carries unanimously. 52
2
Motion by R. Reid, seconded by White, to approve the August 16, 2016, Special meeting 53
minutes as presented. Motion carries unanimously. 54
55
6. Public Hearing – AutoMotorPlex – PUD General Plan, Site Plan Review, 56
and Plat to Construct 237,500 Square Feet of Private Garage 57
Condominiums and Accessory Retail, Service, and Meeting Space on 19.17 58
Acres East of Arrowhead Drive, North of Hamel Road 59
60
7. Public Hearing – Ellis and Nancy Olkon – Variance from the Contiguous Suitable Soil 61
Requirements for a Subdivision at 2362 Willow Drive 62
63
Finke presented a request for a lot size variance at 2363 Willow Drive, noting that this 64
request is part of a larger request but advised that the plat was not ready for review and 65
explained that this decision will be helpful to determine if the applicant should move forward. 66
He stated that the subject site and all surrounding sites are zoned rural residential and 67
therefore require five acres of contiguous suitable soils per lot. He stated that the five acres 68
of contiguous suitable soils requirement is the zoning tool the City uses for the rural 69
residential land use, noting that the maximum density within the Comprehensive Plan for the 70
rural residential zone is one lot per ten acres. He stated that the subject site does include a 71
fair amount of wetland and steep slopes, which make soils unsuitable for septic systems. He 72
stated that there are criteria that must be met, specific for variances and within the 73
subdivision ordinance, in order to approve a variance. He reviewed the criteria necessary to 74
qualify for a variance from the zoning criteria. He noted that the subdivision variance criteria 75
are slightly different and reviewing those criteria, noting there are commonalities. He stated 76
that specific to the zoning criteria it states that economic considerations alone should not be 77
considered as difficulty. He stated that if the Commission finds that the criteria are met for a 78
variance there are other issues that would need to be discussed and resolved in order for the 79
plat to move forward, such as wetland locations. He stated that staff believes the fact that the 80
property was divided prior to the contiguous suitable soils rule would be fairly common in the 81
rural residential district and not unique to the property. He stated that the applicant is present 82
to answer any questions. 83
84
Barry stated that the applicant’s letter states that a variance was granted in the subdivisions 85
for Bueller and Stonegate and asked the lot sizes for those developments. 86
87
Finke replied that Stonegate was a Conservation Design Planned Unit Development and 88
therefore a variance was not obtained, noting that those lots were about two acres in size. He 89
stated that in the Bueller case the size was 3.5 acres of suitable soils, noting that subdivision 90
only resulted in one buildable lot and an outlot. 91
92
Albers stated that it would be his assumption that you could not build below and pump up the 93
hill to a septic site. 94
95
Finke replied that it could possibly be done, but noted that it is a steep slope. He stated that 96
with really careful design it would be possible to accommodate a rural lot on two acres. 97
98
Albers stated that his other concern would be that some of the two-acre lot would be 99
consumed with the driveway and the setbacks, noting that lot two would be pushed towards 100
the gully. 101
102
Finke confirmed that the setback is 50 feet. He stated that septic mounds are likely 60x100 103
each. 104
105
V. Reid asked how many pieces of land would have a similar situation potentially. 106
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107
Finke stated that it would be difficult to generalize since each situation would be different. 108
109
V. Reid asked how many people in the City would have a similar type of situation. 110
111
Finke stated that in order to answer the question, you would have to determine what 112
similarities you are comparing and to what alternative. You could look at development 113
potential given two different alternatives. 114
115
V. Reid said she was curious approximately how many people were in the same boat. 116
117
Finke replied there are 108 parcels in the rural residential district that are 20 acres or more in 118
size. He stated that more common than not there are limitations with the soils that suggest 119
their dividability would be limited. He stated that more than half of them would be more 120
subdividable if the City considered a 10-acre minimum, rather than suitable soils. He stated 121
that the suitable soils calculation has been used since the 1980’s and in the early 1990’s the 122
size was increased to five acres of suitable soils. He stated that while there could be 123
discussion on the policy in the future, that is not the question in front of the Commission 124
tonight. 125
126
Ellis Olkon stated that he knows some of the Commission and Council as he has been on the 127
Park Commission for three years. He stated that the conversation began in 1987 when his 128
neighbor to the east was dealing with the Council in order to subdivide what is now 129
Hollybush. He stated that the City Council told him that he could not have his subdivision 130
unless his neighbors, the Olkons, granted him an easement, which would amount to ¾ of an 131
acre of land free. He stated that the Council persuaded him that it would be beneficial to the 132
City to go forward with the easement for Hollybush and told him that when he desired he 133
would be able to subdivide his property in half. He stated that he is basing his request on 134
promises that he was given at that time, noting that he has been a resident of Medina for 31 135
years. He stated that he has sat down with and explained his situation to each and every 136
member of the City Council and began those discussions with the members of the Council 137
four years ago. He stated that four years ago he was told that he would have to be patient 138
because of the situation with Stonegate. He stated that ultimately the Council caved on 139
Stonegate and there is precedent. He stated that he has 21.8 acres and ¾ acres of those is an 140
easement for Hollybush. He stated that he is not setting precedent, but simply asking to 141
subdivide his property. He stated that the City made a lot of money in taxes from the 142
Hollybush development, noting that he did not receive any money for that easement. He 143
asked that this issue be referred to the City Council to grant the variance. He stated that if the 144
body does not want to recommend the variance, he asks that the Commission refer the item to 145
the Council with no recommendation. He recognized that Finke is simply abiding by the 146
rules in his staff report and believed that his request should be grandfathered in because of the 147
precedent set by Stonegate. 148
149
R. Reid asked if there is any agreement in writing from the 1980’s. 150
151
Olkon replied that he does not have written agreements, but could get affidavits. 152
153
Murrin asked why the property owner wants to subdivide rather than sell as is. 154
155
Olkon replied that by subdividing he would be able to generate an additional $300,000 to 156
$600,000 that would assist with his wife’s medical bills, noting that she is a quadriplegic and 157
her hospital costs for eight weeks was $1,500,000 and the costs for personal care annually are 158
$100,000. 159
160
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Murrin asked for clarification on when the easement was granted. 161
162
Olkon replied that he began discussions with the Council in 1986 and granted the easement in 163
1988. He stated that they were later made aware, in 2008, that an ordinance was passed in 164
1999 by a different mayor and council to change the suitable soils requirement. 165
166
Barry asked how much suitable soil the applicant has. 167
168
Olkon stated that there is enough property and suitable soil to build two five bedroom homes, 169
noting that one home is still there. 170
171
Barry stated that in 1988 it appears the applicant was still aware that a variance would be 172
necessary. 173
174
Olkon stated that he had a promise and agreement from the Council members that he would 175
be allowed to subdivide. He noted that many homes were built on one acre or less. He 176
acknowledged that he may have needed a variance should he have wanted to subdivide in 177
1988. 178
179
Finke stated that the history is a bit complicated on suitable soils, as prior to 1988 there were 180
two classifications of suitable soils, conventional and innovative. 181
182
Olkon asked that Finke read aloud a letter from his next door neighbor, which was 183
unsolicited. He noted that his neighbor, who would be most affected, is in favor. It was 184
noted that the Commission received a copy of the letter. He acknowledged that he should 185
have gotten his promises in writing from the Council in 1988. 186
187
Chair V. Reid stated that the letter from Judy Mallet is entered into the record. 188
189
Finke stated that there are no suitable soils in the easement area, which means the easement 190
and the subdivision of Hollybush is largely irrelevant to whether the Olkon lot is 191
subdividable. 192
193
Olkon stated that he could grant an easement from lot one to lot two for access. He stated 194
that the other subdivision issues could be worked out, but the issue tonight is simply the 195
variance. He stated that the soils consultant has stated that there are suitable soils to build 196
two large five-bedroom homes with two large septic systems. 197
198
V. Reid opened the public hearing at 7:46 p.m. 199
200
No comments made. 201
202
V. Reid closed the public hearing at 7:47 p.m. 203
204
Barry asked the location of the current septic system. 205
206
Olkon identified the current location, noting that the system is 49 years old and would most 207
likely need to be replaced soon. He identified two septic site locations that could be used. 208
209
V. Reid stated that she personally does not think it would cause a problem, but noted that the 210
problem is that the criteria would have to be met. 211
212
Murrin noted that the suitable soils would still not be met and advised that previous decisions 213
do not set precedent for future variances. She advised that Stonegate was a Conservation 214
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Design PUD. She stated that comments made by the Council in 1988 were not made in 215
writing and therefore the Commission should follow the Comprehensive Plan guidelines. 216
217
Olkon noted that some of the properties in Stonegate are less than two acres in size. 218
219
V. Reid stated that the item that concerns her is whether the variance would provide special 220
privileges to the applicant over others with similar lands. 221
222
R. Reid agreed that there are numerous property owners that would like variance from the 223
suitable soils requirement. 224
225
V. Reid stated that she feels bad there was no payment for the easement that Mr. Olkon 226
provided. She stated that the variance cannot be issued for economic hardship and reviewed 227
the other criteria that are not met. 228
229
Murrin stated that the economic hardship criteria clearly states that the main reason cannot be 230
for economic gain and the applicant has stated that he would like to subdivide so that he 231
could get more money when he sells. 232
233
R. Reid stated that the job of the Planning Commission is to review a case against the rules 234
and therefore she does not believe that the Commission could grant the variance as the 235
criteria are not met. 236
237
Albers agreed with the comments of R. Reid and noted that this would grant special privilege. 238
He stated that there are other properties similarly situated and he would imagine that more of 239
these requests would come forward if this was approved. He did not believe the request 240
meets the requirements for a variance. 241
242
Barry agreed that special personal circumstances have to be taken out and the Commission 243
has to review the request against the requirements and therefore the request does not meet the 244
requirements. 245
246
White stated that she would also agree and noted that although the Commission may want to 247
consider the special circumstances, this request is not even a minimal variance request and is 248
far from meeting the criteria for a variance. 249
250
R. Reid asked if the Commission must issue a recommendation for approval or denial, as the 251
applicant had asked the Commission to take no action. 252
253
Finke noted that there did not appear to be a reason for the Commission to not make a 254
recommendation. 255
256
V. Reid replied that the Commission must make a decision and the Council can consider the 257
other circumstances during their review. She stated that as much as she may like to 258
recommend approval she simply cannot. 259
260
Motion by R. Reid seconded by Albers, to recommend denial of the variance from the 261
contiguous suitable soil requirements for a subdivision at 2362 Willow Drive. Motion carries 262
unanimously. 263
264
Finke reported that the City Council will hear this request on October 4th at 7:00 p.m. 265
266
8. Public Hearing – Ordinance Amendment – Chapter 8 of the City Code Related to 267
Floodplain Management 268
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Finke provided additional clarification on how the optional provisions are displayed in the 269
Commission packet. He stated that the City has a limited amount of discretion between the 270
federal and state laws. He stated that if the City has not adopted this ordinance by November 271
4th, residents would not be eligible for floodplain insurance. He stated that even if 272
amendments were requested he would still recommend approval of the ordinance for 273
adoption, and then additional amendments can be made in the future. He stated that staff 274
does not recommend the optional provisions. 275
276
R. Reid asked if property owners would be notified if the status of their property changes. 277
278
Finke stated that information would be published in the City newsletter, but advised that 279
notification would not be provided from the DNR. He stated that there would likely be folks 280
that review the data and sell that information to the mortgage and insurance companies. 281
282
Murrin asked if not adopting the optional provisions would allow more development. 283
284
Finke stated that not adopting the optional provisions would result in less development within 285
the flood prone areas and clarified that this language as proposed would be more restrictive. 286
287
V. Reid opened the public hearing at 8:06 p.m. 288
289
No comments made. 290
291
V. Reid closed the public hearing at 8:06 p.m. 292
293
V. Reid asked if the City would provide notification to every resident that has their 294
resignation changed. 295
296
Finke stated that he would be putting an article in the newsletter and encouraging residents to 297
contact him. He stated that he would provide a link on the website with the map. He 298
provided additional information on floodplain insurance. 299
300
Motion by Murrin, seconded by Barry, to recommend approval of the ordinance related to 301
Floodplain Management as proposed with the notation that the optional provisions are not to 302
be adopted. Motion carries unanimously. 303
304
9. Potential Reschedule – November 9, 2016, Meeting/Comprehensive Plan Open House, 305
Hearing Schedule 306
307
Murrin asked if there would be a regular meeting in November. 308
309
Finke replied that there will be a regular meeting. He stated that the Steering Committee 310
hoped to have the formal public hearing for the Comprehensive Plan in November, but it is 311
clear to him that the draft will not be ready. He suggested keeping the regular meeting for 312
November and delaying the public hearing for the Comprehensive Plan to December. 313
314
Murrin asked if the public hearing could be scheduled for a date other than the regular 315
meeting date. 316
317
Finke confirmed that the hearing could be held at a special meeting. He noted that it would 318
be hard to hold a special meeting later in November because of the Thanksgiving holiday. 319
320
Murrin asked if a separate meeting should be called for the public hearing in order to ensure 321
that the regular business is not rushed. 322
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323
Finke stated that would be a possibility, but noted that it is difficult to hold special meetings 324
in the holiday season. He agreed that it may be difficult to provide full focus to regular 325
meeting items after the Comprehensive Plan schedule. 326
327
Murrin stated that the hearing could be delayed to January, after the holiday season. 328
329
White suggested possibly holding the hearing on December 12th or 14th in order to hold the 330
public hearing the day prior to or following the regular meeting. 331
332
V. Reid stated that the open houses will occur prior to the public hearing and therefore she 333
did not foresee any large changes that will be proposed at the public hearing. 334
335
Murrin suggested holding the public hearing prior to the Thanksgiving holiday. 336
337
White stated that staff has stated that the information would not be ready for the November 338
regular meeting date. 339
340
Barry asked what the concern would be for holding it with the December 13th regular 341
meeting. He noted that typically the meetings are fairly straightforward and move quickly. 342
He stated that it would be hard to add additional dates in December. 343
344
R. Reid stated that other agenda items could always be delayed to January if need be. 345
346
Finke agreed that December is typically a slow meeting and would be a good fit to combine 347
with the public hearing. 348
349
Murrin stated that she would be in favor of holding the hearing in January because of the 350
holiday activities in December. 351
352
V. Reid stated that she will be finishing her position in December and therefore a new Chair 353
will take over at the January meeting. 354
355
It was the consensus of the Commission to hold the public hearing on December 13th with the 356
regular meeting. 357
358
10. Council Meeting Schedule 359
360
Finke advised that the Council will be meeting the following Tuesday. 361
362
No one from the Commission was available to attend, therefore Finke stated that he could 363
provide a report at the meeting. 364
365
11. Adjourn 366
367
Motion by Albers, seconded by Murrin, to adjourn the meeting at 8:23 p.m. Motion 368
carried unanimously. 369
AutoMotorPlex Page 1 of 12 October 11, 2016
PUD General Plan, Plat, Site Plan Review Planning Commission Meeting
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, City Planner
DATE: October 4, 2016
MEETING: October 11, 2016 Planning Commission
SUBJ: AutoMotorPlex – PUD General Plan of Development; Plat; Site Plan Review
East of Arrowhead Dr., N. of Hamel Road – Public Hearing
Review Deadline
Complete Application Received: September 2, 2016
120-day Review Deadline: December 31, 2016
Summary of Request
Bruno Silikowski has requested review of a PUD General Plan, Plat, and Site Plan Review for
development of an “Automotorplex,” a series of finished garages designed for motorsports
enthusiasts. The City reviewed a Concept Plan for the development back during the summer.
The applicant operates a similar facility in Chanhassen.
The plat includes two existing lots with a total of approximately 25.2 acres, a 3 acre lot at the
corner of Arrowhead Drive and Hamel Road and a 22 acre parcel with frontage on both
Arrowhead and Hamel. The proposed plat would rearrange the lot line between the two parcels
to result in a 6 acre parcel along Hamel Road containing the existing warehouse and the 19 acre
development site along Arrowhead Drive.
The proposed development includes 12 buildings to contain approximately 208,000 s.f. of
private garage space and 28,400 s.f. of retail space. The developer anticipates that the garages
would be divided via condominium plat into approximately 162 individually owned units.
The properties are guided for Business development and zoned Business Park. There is an
existing warehouse on the southwestern parcel and the remaining site is currently tilled farmland.
A wetland is located north of the existing warehouse, bisecting the subject site west to east.
There is also a small wetland in the middle of the proposed development site.
Property to the south and west of the subject site is guided and zoned rural residential. Property
to the north is guided business and currently farmed. Property to the east is guided business and
currently a rural lot. Loram operates the warehouse on the proposed southern lot. An aerial of
the site and surrounding property can be found at the top of the following page. The dashed blue
line shows the proposed property lines.
The applicant has requested a Planned Unit Development (PUD) in order to allow flexibility in
the development because it is not a standard business use and to allow a more residential feel to
the building construction.
AutoMotorPlex Page 2 of 12 October 11, 2016
PUD General Plan, Plat, Site Plan Review Planning Commission Meeting
During concept plan review, comments were generally supportive of the flexibility being
considered related to architectural standards, such as building materials and the amount of garage
doors, because these were related to providing a more unique development plan and use for the
property. In addition, the applicant indicated that they would enhance the architectural elements
through the use of decorative garage doors, substantial modulation and use of architectural
elements, as well as significant berming and landscaping.
On the other hand, comments were less supportive of flexibility related to landscaping within the
development and especially urged the developer to meet or exceed minimum setback
requirements. Comments requested additional landscaping internal to the site and additional
setbacks towards the outside. The developer was encouraged to provide benefits consistent with
the purpose of the PUD District when putting together a formal plan submission in order to
support the use of PUD zoning.
AutoMotorPlex Page 3 of 12 October 11, 2016
PUD General Plan, Plat, Site Plan Review Planning Commission Meeting
Comprehensive Plan
As noted above, the subject property is guided Business (B) in the current Comp Plan and is
planned for development in the current staging period. The objectives of the Commercial and
Business land uses are attached for reference.
The City is currently in the midst of its decennial Comprehensive Plan update and a draft of the
Plan has been prepared by the Steering Committee. No substantial changes are currently
proposed for the subject or surrounding properties.
Proposed Site Layout
The site plan shows buildings north and south of the wetland on the site, with the buildings
separated by approximately 50 feet. Buildings vary in size from 16,000 square feet to 34,150
square feet. Two access points are proposed off of Arrowhead Drive.
The site was generally laid out according to the BP standards. The applicant seeks flexibility to
reduce the front parking setback from 35 feet to 30 feet. In addition, the proposed site plan
generally fills the entire building envelope of the site, abutting the minimum setback requirement
for nearly the entire length of the north and eastern property lines, and over half of the length of
the south and western property lines.
The following table summarizes the proposed site plan, lot dimensions, and the requirements of
the underlying BP district. The applicant has requested rezoning to a PUD, which would permit
flexibility if it serves the broader purpose of the PUD and other city objectives. As noted above,
the property to the east is guided Business, but currently contains a home. This fact likely
warrants discussion when considering appropriate setbacks under a PUD.
BP
Requirement
Proposed
AutoMotorPlex
Warehouse
Parcel
Minimum Lot Size 3 acres 19.17 acres 5.9 acres
Minimum Lot Width 200 feet 1200 feet 392 feet
Minimum Lot Depth 200 feet 690 feet 690 feet
Front Yard Setback 50 feet 50 feet 110 feet
Rear Yard Setback 30 feet 30 feet 434 feet
Side Yard Setback 30 feet 30 feet 115 feet
Residential Setback 100 feet 90 feet (west + ½ ROW)
Residential Setback (w/ buffer) 75 feet 90 feet
Parking Setbacks
Front 35 feet 30 feet
Rear/Side 20 feet 20 feet
Residential 100 feet 70 feet
Residential (w/ buffer) 60 feet 70 feet (west + ½ ROW)
Max. Hardcover 70% 62.8%
AutoMotorPlex Page 4 of 12 October 11, 2016
PUD General Plan, Plat, Site Plan Review Planning Commission Meeting
The proposed use is fairly unique and is not explicitly listed in the city’s zoning regulations. The
garages are privately owned and store non-commercial items. The recreational and social/“club”
aspects of the use differentiate it from typical storage garages. The applicant also proposes
ancillary uses (retail, repair, conference spaces). These unique uses may be best addressed
through a PUD.
Architectural Design
Building Materials
The applicant proposes LP SmartBoard wood lap siding as a primary building material. This
material is not permitted in the BP district. The applicant seeks flexibility via the PUD in order
to support a less industrial architectural finish.
The BP district requires “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.”
The applicant has submitted “typical” elevations for the garage buildings, identifying
approximately 9% of the exterior materials being stone and 5% windows, for a total of 14%.
The applicant has requested flexibility from the 20% higher-quality material requirement, and
instead proposes to utilize higher quality, decorative garage doors as an architectural element.
The proposed retail building is proposed to include 9% stone and 17% glass, along with LP
SmartBoard wood lap siding as a primary material.
The Planning Commission and City Council should discuss whether the flexibility in exterior
building materials serves the purposes of the PUD district.
Modulation
The BP code requires that “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.”
The proposed “typical” garage building and the proposed retail building include various aspects
of modulations, including the middle section of the building being set horizontally forward and
taller. Additional architectural elements along the roofline are proposed which also serve to
screen mechanical equipment. Canopies over the entry doors and decks on the ends of buildings
add additional modulation.
Windows and Fenestration
The BP code requires that “building elevations which face a public street shall include generous
window coverage.” The applicant aligned most of the garage buildings so that they will not face
a public street. The retail building facing the street includes windows on approximately 30% of
the area of the façade.
Building Height
Building height in the BP district is limited to 35 feet in sprinkled building. The proposed
buildings are 32.75 feet in height.
AutoMotorPlex Page 5 of 12 October 11, 2016
PUD General Plan, Plat, Site Plan Review Planning Commission Meeting
Garage Doors
The proposed buildings include a substantial amount of garage doors to access the garages,
which are considered loading docks under city code. The BP zoning ordinance limits loading
docks to 20% of the building perimeter. Docks which are screened by buildings do not count in
this amount. The BP district also requires docks within 300 feet of residential property to be
screened by a building.
The applicant has attempted to screen as many of the doors as practical with buildings, but the
remaining elevations would far exceed 20%. The applicant seeks flexibility under the PUD. It
should be noted that the garage doors would not look like typical loading docks, which would
often have trucks backed up to them. During Concept Plan review, the Planning Commission
and Council indicated that they may be open to such flexibility, provided the garage doors are
more architecturally attractive if facing the exterior of the site.
Tree Preservation and Landscaping
The subject property is predominantly tilled farmland. There are a number of existing tress
within the wetland south of the proposed AutoMotorPlex development. There are also existing
large coniferous trees around the warehouse building on the southern site. The applicant has not
proposed to remove any trees on the site.
The BP district requires planting based on the perimeter of the site. In this case, a minimum of
76 overstory, 38 ornamental trees and 126 shrubs would be required.
In addition, the BP zoning district requires a 100 foot setback from residential property, but
permits a reduction if a 70% opaque landscaping screen is installed. Staff would recommend
requiring a similar landscaping screen along the western property, where residential property is
located across Arrowhead Drive.
The proposed landscaping plan appears to meet the minimum requirement for overstory trees.
However, the plan appears to be lacking ornamental trees, be short of shrubs, and is far short of a
70% opaque landscaping screen along the western property line.
The BP district also requires 8% of the area within the parking lot and loading docks to be
landscaped and requires landscaping adjacent to buildings. The site plan includes a fairly
continuous arrangement of buildings and drive aisles. Depending on how the stormwater
improvements are calculated, these areas would exceed the 8% interior area. In addition, the
district requires landscaping islands to break up rows of parking over 20 spaces. The plans will
need to be updated to incorporate islands in the parking lot.
The BP zoning district also requires that 12-feet adjacent to buildings is landscaped, with the
exception of access locations. The proposed site plan does not incorporate this required
landscaping. The applicant has argued that the landscaping along the sides of buildings between
garages would make snow removal extremely difficult. However, a similar rationale has not
been provided for the ends of each building. Staff recommends that landscaping be incorporated
adjacent to the ends of buildings at a minimum. In fact, this may be an opportunity to provide
wider landscaping areas which could include more plantings.
AutoMotorPlex Page 6 of 12 October 11, 2016
PUD General Plan, Plat, Site Plan Review Planning Commission Meeting
Wetlands and Floodplain
There are two wetlands shown on the subject site. One wetland is located along the south of the
proposed AutoMotorPlex development. The other wetland is located in the center of the site.
The site plan identifies required upland buffers adjacent to both wetlands. The applicant
proposes to locate their main stormwater improvement adjacent to the central wetland.
FEMA maps identify no floodplains on the subject properties.
Transportation
The applicant proposes two accesses to Arrowhead Drive. An existing stoplight at Highway 55
would support traffic from the west, north, and east. Southbound traffic would likely wind
through Hamel Road, and Willow Drive. Neither the City Engineer nor Hennepin County have
raised capacity concerns related to nearby roadways based on expected traffic generation. Both
Arrowhead Drive and Hamel Road are county roads and the applicant will need to follow any
recommendations by Hennepin County related to necessary improvements to support the
development.
The applicant has indicated that they hope to host occasional large events, approximately once
per month, generally April-October. In their Chanhassen facility, these events can bring in over
1000 people during a 4-hour window. Such events will require additional management and are
discussed further below.
Parking and Events
The applicant proposes 56 formal parking spaces in front of the retail spaces and an additional 16
spaces within the development. At least two of these spaces will need to be removed to provide
landscaping islands.
The applicant has identified 28,400 square feet of retail space in the northwestern two buildings.
City code would require 114 parking spaces for this space. The zoning code does not specify a
requirement for the private garages. In such cases, the applicant is required to provide parking
based upon minimums established by the City Council based on available information.
In terms of the retail area, the applicant believes the parking need will be much lower because
the intention is for this space to be filled with more specialty shops which largely will serve the
owners of the garages. With the amount of pavement proposed internally, staff believes there is
an opportunity to identify more areas which could be striped for parking to support the retail
space if necessary, similar to a proof-of-parking arrangement. Providing these spaces should be
relatively easy, except that because the garage area is gated, it will be necessary to make these
spaces accessible for the retail space. Staff recommends a condition requiring the developer to
enter into an agreement which can require these spaces to be established and accessible if
deemed necessary by the City in the future. The applicant has also referenced potential uses in
the retail space such as a museum or conference area. Staff recommends that the agreement
mentioned above include a provision which provides additional parking if deemed necessary by
the City based on the proposed use.
AutoMotorPlex Page 7 of 12 October 11, 2016
PUD General Plan, Plat, Site Plan Review Planning Commission Meeting
The applicant claims that they experience very little parking need on a day-to-day basis for the
private garages. Staff believes this seems reasonable. The applicant proposes 50 foot wide
pavement areas between and around most buildings. This amount of pavement will offer
substantial opportunities for informal parking for the garages.
The applicant has indicated that they intend to hold large monthly car show events at the site
similar to the facility in Chanhassen. Such events in Chanhassen have brought in 500 display
cars and large crowds over 1000 people. The Carver County Sheriff’s office has estimated some
of the crowds between 2000-3000 people.
The applicant has indicated that they intend to utilize special city services for these large events.
This would include police resources for traffic control and would also require special
consideration if parking is permitted along Arrowhead Drive, since the street is not designed for
street parking. As a result, staff recommends that the events over 700 people only be permitted
through the City’s special event permit process, which shall be limited to one permit per month.
In terms of intensity of use on the site, staff believes it is important to consider the totality of the
situation in comparison to other uses which could reasonably be expected to be developed on the
site. With the exception of large events, the proposed development will be fairly low intensity
for most of the week. The Business Park zoning district permits various office,
warehouse/distributor, and light manufacturing uses which would tend to be more intense during
most weekdays.
Sewer/Water
The applicant proposes to extend sewer and water to the site from the north, keeping the sewer
main as deep as possible to serve the site and surrounding lands. The applicant proposes to stub
water service to both the east and south line of the property. The applicant also proposes to
extend sewer service to the property to the east. With the exception of the sewer and water main
along the northern property line, remaining improvements interior to the site are proposed to be
privately maintained.
The City Engineer has provided recommendation for technical changes to the plan, and staff
recommends a condition requiring the applicant to address these comments.
Stormwater/LID Review/Grading Review
The applicant proposes a filtration basin and stormwater pond with filtration basin in order to
treat stormwater on the site. Stormwater would be discharged via a pipe through the property to
the north to the large wetland on the property to the east. The City Engineer and Watershed have
provided review comments for a number of changes, and staff recommends a condition requiring
the applicant to address these comments.
The site currently slopes from Arrowhead Drive to the east. The applicant proposes to grade the
site fairly flat in order to accommodate the buildings and drive aisle. This will result in a more
steep slope from the eastern property line up to the improvements along the east side of the
development. For example, the floors of the northeastern and southeastern buildings will sit 4-5
feet above the existing grade.
AutoMotorPlex Page 8 of 12 October 11, 2016
PUD General Plan, Plat, Site Plan Review Planning Commission Meeting
Plat
The applicant proposes to plat the property into two lots and will subsequently subdivide the
garage units via a condominium plat. The AutoMotorPlex development will be located on one of
the lots on the plat, while the southern property containing the existing warehouse building will
be increased in size and retained by Loram.
The dimensional standards of the BP zoning district were described on page 3 of this report. It
appears that the proposed lots exceed the minimum requirements.
Staff had recommended that the applicant align the lot line of the plat with the wetland between
the AutoMotorPlex and warehouse property. As proposed, the plat leaves approximately ½ acre
of the warehouse property to the north of the wetland, effectively landlocked. The property
owner has indicated that they do not intend to access this portion of the site, but may utilize it for
future stormwater improvements, wetland mitigation, or landscaping. Staff recommends a
document on which the property owner acknowledges that they have platted the lot in a way
which causes access difficulties which does not provide justification for a variance or wetland
impacts.
Staff recommends a condition that the plat be updated after the utility plan is finalized to ensure
that water shut-offs, hydrants and hydrant leads are contained within utility easements. Staff also
recommends an agreement which requires that the property owner keeps hydrants in working
order.
Park Dedication
According to the City’s subdivision ordinance, the City can require the following dedication for
parks and trails purposes:
1) Up to 10% of the buildable land
2) Cash-in-leiu of land dedication up to 8% of the pre-development market value of the
land.
3) Combination of land and cash.
The applicant proposes to dedicate an easement and to construct a trail along the east side of
Arrowhead Drive in order to meet their full park dedication requirement. The City’s park plan
does not identify need for parkland in the area. The trail plan identifies a trail along Arrowhead
Drive and Hamel Road.
In addition to being consistent with the trail plan, staff believes the trail along Arrowhead is
necessary to support the parking the applicant proposes for large events on the site. Staff will
present the application to the Park Commission for their review on October 19.
Review Criteria
As noted at the beginning of the report, the development includes three land use approvals: 1)
General Plan of Development for a rezoning to a Planned Unit Development district; 2) plat; and
3) Site Plan Review. Staff recommends that the requests be considered in that order because the
plat and Site Plan are contingent upon the PUD zoning, and the Site Plan Review is contingent
upon the plat.
AutoMotorPlex Page 9 of 12 October 11, 2016
PUD General Plan, Plat, Site Plan Review Planning Commission Meeting
The City has a great deal of discretion in the Planned Unit Development. The purpose of the
PUD district is described below. A PUD should meet these objectives in order to be approved.
“Section 827.25. PUD - Planned Unit Development Regulations - Purpose. PUD - Planned Unit
Development provisions are established to provide comprehensive procedures and standards
designed to allow greater flexibility in the development of neighborhoods and/or nonresidential
areas by incorporating design modifications and allowing for a mixture of uses. The PUD process,
by allowing deviation from the strict provisions of this Code related to setbacks, lot area, width and
depth, yards, and other development standards is intended to encourage:
Subd. 1. Innovations in development to the end that the growing demands for all styles of
economic expansion may be met by greater variety in type, design, and placement of
structures and by the conservation and more efficient use of land in such developments.
Subd. 2. Higher standards of site and building design.
Subd. 3. The preservation, enhancement, or restoration of desirable site characteristics such as
high quality natural resources, wooded areas, wetlands, natural topography and geologic
features and the prevention of soil erosion.
Subd. 4. Innovative approaches to stormwater management and low-impact development
practices which result in volume control and improvement to water quality beyond the
standard requirements of the City.
Subd. 5. Maintenance of open space in portions of the development site, preferably linked to
surrounding open space areas, and also enhanced buffering from adjacent roadways and
lower intensity uses.
Subd. 6. A creative use of land and related physical development which allows a phased and
orderly development and use pattern and more convenience in location and design of
development and service facilities.
Subd. 7. An efficient use of land resulting in smaller networks of utilities and streets thereby
lower development costs and public investments.
Subd. 8. A development pattern that effectuates the objectives of the Medina Comprehensive
Plan. (PUD is not intended as a means to vary applicable planning and zoning principles.)
Subd. 9. A more desirable and creative environment than might be possible through the strict
application on zoning and subdivision regulations of the City.”
Plat
Section 820.21, Subd. 10 establishes criteria for review of a plat, which is described below.
The City has a relatively low level of discretion in the review of plats.
Section 820.21, Subd. 10. “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 finding 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.
AutoMotorPlex Page 10 of 12 October 11, 2016
PUD General Plan, Plat, Site Plan Review Planning Commission Meeting
(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.”
Staff believes that, subject to the conditions recommended below, the plat would not trigger the
findings above and would therefore recommend approval.
Site Plan Review
The purpose of the site plan review is to review compliance with relevant City ordinances and to
determine what conditions are necessary to protect the health, safety, and welfare of the
community. The City has a relatively low level of discretion in such a review. If the proposal
meets relevant requirements, it should be approved. In this case, various aspects of the
development require flexibility from the existing Business Park zoning through the PUD process.
As such, the Site Plan Review is contingent upon the approval of the PUD.
Staff Recommendation
The Planning Commission and City Council should first consider the proposed Planned Unit
Development to determine if the proposal meets the criteria.
Staff believes a number of changes to the plans would be necessary in order to achieve the PUD
criteria. The Planning Commission and City Council may have additional thoughts during their
review. The minimum improvements noted by staff include:
1) Increased landscaping adjacent to buildings within the development and a reduction of
pavement where possible.
2) Increased setback along Arrowhead Drive and increased screening and plantings.
3) Decorative garage doors for private garages.
Staff believes that a PUD provides a good means to allow for the type of development proposed.
The mix of uses on the site is fairly unique. The Planning Commission and Council will need to
determine whether the various aspects of flexibility sought serve the purpose of the PUD.
In addition to determining how much of this flexibility is appropriate based upon the criteria,
staff would recommend the following conditions:
1) The Applicant shall construct the improvements as displayed on the plans received by the
City on 10/3/2016, except as modified herein.
2) The Owner shall enter into a development agreement in a form and of substance
acceptable to the City to ensure compliance with the conditions noted herein as well as
other relevant requirements of City ordinance and policy.
3) The Owner shall submit a letter of credit to ensure completion of required site
improvements.
4) This approval shall be valid for one calendar year for Phase I and three calendar years for
Phase II. The Applicant may request a permit to construct Phase II within this time frame
without obtaining Site Plan Review approval.
AutoMotorPlex Page 11 of 12 October 11, 2016
PUD General Plan, Plat, Site Plan Review Planning Commission Meeting
5) The Applicant shall grant easements and right-of-way as recommended by the City
Engineer and County Engineer.
6) The Applicant shall meet the recommendations of the City Engineer dated 9/30/2016 and
10/7/2016.
7) The Applicant shall update plans to increase landscaping within the site and reduce paved
areas.
8) Plans shall be updated to include landscaping islands within the parking lot a minimum of
once per 20 stalls.
9) The proposed site plan shall be updated to abide by the setback requirements of the
Business Park zoning district.
10) Screening and landscaping shall be increased along Arrowhead Drive.
11) The Applicant shall provide a plan identifying the location of additional parking areas
and documentation that will provide such parking for the retail uses upon the request of
the City.
12) Uses in the “retail” buildings shall be limited to the uses described below. No use
requiring more parking than a retail use shall be permitted unless provisions are made to
provide additional parking.
a. Retail and showrooms
b. Automobile repair, service shops, and auto body shops
c. Automobile detailing
d. Automobile sales (interior showroom only)
e. Office
f. Museum
13) Garages shall be limited to personal use and no commercial activity may be permitted
within the garage.
14) The garages shall never be occupied for residential purposes. A caretaker dwelling may
be permitted on the property if meeting relevant building code requirements.
15) Garage doors which are visible from the exterior of the site shall be decoarate in nature
and incorporate architectural elements such as windows.
16) The Applicant shall enter into an agreement with the City related to maintenance of the
private hydrants within the site.
17) Special events may be permitted a maximum of one time per month, but shall not occur
without a special event permit from the City. A special event permit is required for any
event which may:
a. Hosts greater than 700 people on-site
b. Includes parking on Arrowhead Drive
c. Otherwise requires Special Services as described in the special event ordinance.
18) Upland buffers shall be established fully around all wetland areas on Lot 1, including
required vegetation, signage and easements.
19) No development is proposed for Lot 2. Any construction on this property shall be
reviewed if proposed in the future.
20) Emergency vehicle circulation, fire lane construction, and “no parking – fire lane”
signage shall meet the requirements of the Fire Marshal and City Engineer.
21) The Applicant shall obtain necessary approvals and permits from the Elm Creek
Watershed, the Minnesota Pollution Control Agency, the Minnesota Department of
Health, Hennepin County Engineer, and other relevant agencies.
AutoMotorPlex Page 12 of 12 October 11, 2016
PUD General Plan, Plat, Site Plan Review Planning Commission Meeting
22) The Applicant shall address all comments of the City Attorney and abide by the City
Attorney’s recommendations related to title issues and recording procedures.
23) The Owner acknowledges that the plat creates a portion of lot 2 which is not accessible
from the remainder of the lot and that such situation is based on their own action and will
not create justification for future wetland impacts or variances.
24) The plat shall be recorded within 120 days of the date of approval or such approval shall
be considered void, unless a written request for a time extension is submitted by the
Applicants and approved by the City Council for good cause.
25) The Applicant shall pay to the City a fee in an amount sufficient to reimburse the City for
the cost of reviewing the PUD, plant, site plan and other relevant documents.
Attachments
1. List of Documents
2. Commercial land use objectives
3. Engineer Comments dated 9/30/2016 and 10/7/2016
4. Narrative
5. Plans
6. Plat
Project: LR‐16‐188– AutoMotorPlex PUD General Plan, Plat, Site Plan Review The following documents constitute the complete 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 8/19/2016 8/19/2016 3 Yes Y Application – Updated Fee 8/19/2016 8/18/2016 1 Y Y $10,000 Mailing Labels Narrative 8/19/2016 8/19/2016 73 Y Y Narrative ‐ Supplement 9/6/2016 9/6/2016 71 Y Y Narrative – Supplement 9/23/2016 9/22/2016 12 Y Y Civil Plans 8/19/2016 8/18/2016 17 Y Y Civil Plans – Updated 9/6/2016 9/6/2016 17 Y N Civil Plans – Updated 9/23/2016 9/22/2016 18 Y N Civil Plans – Updated 10/3/2016 10/3/2016 19 Y Y Plat 8/19/2016 2 Y Y Plat ‐ Updated 9/6/2016 2 Y Y Plat – Updated 10/3/2016 2 Y N Stormwater Manage. Plan 8/19/2016 8/19/2016 123 Y Y Stormwater Manage. Plan 9/6/2016 9/6/2016 151 Y Stormwater Manage. Plan 9/23/2016 9/23/2016 255 Y Stormwater Manage. Plan 10/3/2016 10/3/2016 351 Y Y Landscaping Plan – Updated 9/23/2016 9/20/2016 1 Y Title Commitment 9/6/2016 7/20/2016 7 Y N Architectural Info 8/30/2016 8/30/2016 35 Y N Architectural Info – Retail 9/23/2016 9/23/2016 2 Y Architectural Elevations 10/4/2016 10/4/2016 2 Y Applicant Response 9/6/2016 9/6/2016 5 Y
Applicant Response 9/23/2016 9/23/2016 7 Y Applicant Response 10/3/2016 10/3/2016 1 Y Y Geotechnical Report 9/23/2016 9/22/2016 49 Y Phasing Plan 9/23/2016 9/23/2016 1 Y Trail Information 9/23/2016 9/21/2016 2 Y Parking Information 9/23/2016 9/23/2016 5 Y Parking Information 10/3/2016 10/3/2016 3 Y Documents from Staff/Consultants/Agencies Document Document Date # of pages Electronic Notes City Engineer Comments 9/2/2016 5 Y City Engineer Comments 9/6/2016 5 Y City Engineer Comments 9/29/2016 5 Y City Engineer Comments 10/7/2016 2 Y Stormwater Only Updated Legal Comments 10/4/2016 1 Y Plat Opinion 9/21/2016 5 Y Legal Notice 9/2/2016 7 Legal Notice –Reschedule 9/13/2016 1 Y Public Comments Document Date Electronic Notes
Chapter 5 - Land Use & Growth Page 5- 17
Amended May 21, 2013 (CPA2030-4)
Commercial Uses
The previous objectives outlined referred to urban land uses with a residential component. The
following objectives refer to commercial and industrial land uses that are connected to or planned
for urban services.
The Urban Commercial area is along the TH 55 corridor and will support businesses to benefit the
residential areas to the north and south and commuters who travel on TH 55. Businesses will
provide a variety of retail products and services mixed with light industrial/warehouses and
smaller offices.
Objectives:
1. Provide convenient and attractive shopping and services to meet the needs of City
residents.
2. Avoid multiple access points to collector and arterial roads.
3. Encourage businesses that benefit the local community by providing employment
opportunities offering convenience goods and services, utilizing high quality design, and
having limited impact on public services.
4. Require commercial activities that serve the broader metropolitan market to have access
to a regional highway or frontage road.
5. Regulate the impact of commercial development along the border between commercially
and residentially guided areas to ensure that commercial property has a minimal impact
on residential areas.
6. 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.
7. Encourage construction that enhances the visual appeal of TH 55 corridor.
8. Create or update standards that promote a more rural appearance, or create campus style
developments that protect ecologically significant areas and natural features.
9. Require frontage roads that do not directly access TH 55 corridor.
10. Require developments to provide frontage roads as shown conceptually in the
transportation plan.
11. Require conditional use permits for manufacturing, processing, cleaning, storage,
maintenance and testing of goods and products in order to prevent adverse affects to the
City and its residents.
12. 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.
Buildingalegacy–yourlegacy.701XeniaAvenueSouth
Suite300
Minneapolis,MN55416
Tel:763Ͳ541Ͳ4800
Fax:763Ͳ541Ͳ1700
EqualOpportunityEmployer
wsbeng.com
September 29, 2016
Mr. Dusty Finke
Planner
City of Medina
2052 County Road 24
Medina, MN 55340-9790
Re: AutoMotorPlex - Site Plan Review – Revised Comments
City Project: LR-16-188
WSB Project No. 03433-010
Dear Dusty:
We have reviewed the Site Plan submittal received on September 23, 2016 for the proposed
AutoMotorPlex site located on Arrowhead Drive north of Hamel Road. The plans dated September
23, 2016 propose to construct 12 stand-alone buildings (auto condominiums) to store cars and related
property. The sizes of the buildings range in size from 16,000 to 34,000 square feet each. We have
the following comments with regards to engineering matters.
Sheet C200 (Site Plan) & C230 (Paving Plan)
1. Identify on the plan what type of concrete curb and gutter is being proposed. Complete.
2. Identify what type of vehicle was used for the turning movements and add detail to plan.
Complete.
3. Show a typical pavement section(s) on plans. Complete, but consider using a geotextile fabric
between aggregate base and subgrade. Show hatch in legend to identify concrete paving and
note proposed thickness.
4. Show the location of parking spaces for the retail area. Complete.
5. Show location of any proposed fencing or gates. Complete.
6. Show an 8’ wide bituminous trail, minimum of 5’ boulevard, along the east side of
Arrowhead Drive. Incomplete. It appears a trail has been shown, but adjacent to the existing
roadway. The City standard is to have at least a 5’ boulevard, the preferred boulevard is 8’ to
allow for both turf and gravel shoulder. Complete, but where trail is shown adjacent to
roadway (to avoid wetland) the width should be 10’ to allow for additional clearance to the
vehicular lane.
7.New parking is now shown across from building number 8, but has not been incorporated
into the curb work or grading plan. Complete.
8. Show location of monument sign (if applicable).
Sheet C300 (Grading Plan) & C310 (Erosion Control Plan)
1. Show proposed contours. Complete.
2.Ideal bituminous slope grades are 2.0% or greater in at least one direction. Bituminous slope
grades of 1.0% or less are highly susceptible to localized bird-baths. In many locations
trench drains have been proposed to address flat profile grades, but there are others where
AutoMotorPlex–SitePlanReview
September29,2016
Page2
grades are still less than 1.0% where trench drains are not proposed. The grades should be
increased or trench drains added to address these locations. Complete.
3. Show locations of EOF’s and NWL for all ponding and wetland areas on both the grading
and erosion control plans. See additional comments on the stormwater review. Add a note
near CB 165 and CB 153. Complete.
4. On Sheet C300, correct the items under “Grading Notes” specific to this site. Complete.
5. Add a SWPPP sheet to this plan set.Incomplete. These documents could also be added to
the project specifications. Verification of this will need to be provided. Incomplete.
6.Verify the location of the wetland as shown. It appears the linework may have shifted to the
south.Complete.
7. Add erosion control blanket to steeper slopes within center pond/wetland area. Correct hatch
where shown over paved surfaces.
8. Show a second rock construction entrance or note that southerly entrance is not to be used for
access during construction.
9. Grading of the boulevard between site entrances has been shown as a swale. No storm sewer
or culvert connection has been made. Verify how this will be drained.
Sheet C400 (Sanitary Sewer & Watermain Plan)
1. Change line type for the property boundary or sanitary sewer to differentiate better on plans.
Specifically at the north side of the property it is difficult to determine if the sanitary sewer
will be extended east of manhole number 15 or if that is just the property boundary.
Complete.
2. Note the size and type of existing water/sewer piping in all locations. Complete.
3. The City will require that both sanitary sewer and watermain are extended along the north
side of the property up to the easterly property line. The sanitary dead end will require a
manhole with an invert to the east (plugged). Only 8-inch sanitary pipe is required for this
extension.Complete.
4. Verify the size of the existing sanitary sewer on Arrowhead Drive. The City’s information
shows this may only be an 8-inch pipe. Complete.
5. On manhole number 2 add an invert to the south for a future connection. Complete.
6. Add a hydrant to the dead ends of the watermain on Arrowhead Drive and the section on the
northeast corner of the property. Complete, but hydrant at dead end on Arrowhead Drive is
shown within the trail. Relocate where a minimum 2’ of clearance can be maintained.
7. Show dimensions from the watermain to both sanitary and storm sewer on the plans.
Complete.
8. Show water/sewer service locations to each building; also show water service shut-off
locations.Incomplete.
9. Note where sanitary/storm crosses watermain that 18-inch separations are required with 4-
inches of insulation.Complete.
10. Drainage and utility easements are required over the watermain including the hydrant
locations.Incomplete.
11. Add a gate valve to the watermain line extending south from the northerly property line.
Complete.
12. Add gate valve at watermain connection to existing on Arrowhead Drive. Complete.
13.Note rim/invert information for added sanitary sewer manhole to the northeast of the site,
length and invert of stub as well. Complete, but add note for length of pipe and stub invert
for sanitary sewer east of MH 17.
14. Minimum grade for 8-inch sanitary pipe is 0.40%. Complete.
15. Verify that the distance from the hydrants to either storm or sanitary sewer is 10 feet. The
hydrant location at the southwest site access is shown on top of the fence/gate. Complete.
AutoMotorPlex–SitePlanReview
September29,2016
Page3
16. Change the line type on the existing sanitary sewer north of the proposed manhole connection
on Arrowhead Drive. Currently, it looks as though it should be proposed. Complete.
17. Per the City’s design standards, sanitary sewer pipe with depths 26’ or greater shall be DR-18
Sheet C420 & C421 (Storm Sewer Plan)
1. Add detail for trench drain design, including those that are to be construction directly over
storm sewer piping (in-line). Complete, but add/modify detail to accommodate bituminous
paving joint.
2. Show locations of EOF’s and NWL for all ponding and wetland areas on this plan as well.
See note 3 under Sheet C300 comments. Complete.
3. Use different line type for the property boundary or storm sewer to differentiate better on
plans.Complete.
4. Add rip-rap class and quantity at each location on the plan. Complete.
5. FES inverts into the storm pond should have the same elevations (998.0 versus 997.95), see
stormwater comments for additional items. Complete.
6. Note width of easement east of the AutoMotorPlex property where the storm sewer
connection extends.Complete.
7. Show existing/proposed contours and site plan information for storm sewer discharge point to
the northeast of the property. Complete.
8.Correct the elevation of the infiltration basin and/or storm sewer inverts so that FES are not
submerged, see stormwater comments for additional items. Complete.
9. Note the size and type of existing storm sewer pipes or culverts. Complete.
10. Drainage and utility easements are required over pond areas, pipes connecting ponds, and
discharge pipes. Incomplete.
11. Incorporate the City standard details STO-15 and STO-16 into the control structure details on
sheet C421. These details are not also needed on sheet C603. Complete.
12. Clean up text on sheet C420 in and around the ponds, it overlapping a lot of line work or
other text and difficult to read. Complete.
13. Consider temporary bypass for control structures to reduce inundation of filtration basins
until plantings are established. Block with galvanized plate bolted to weir for use during
pond maintenance operations in the future.
14. Storm sewer extension to the northeast. Based on the existing contours, the last 100 feet or
so of the pipe may be exposed. In addition, the FES may be located within a wetland and
flow is directed parallel to the contours as opposed to perpendicular. Verify that FES is not
within a wetland and modify the FES (and/or add structure) so that flow is directed correctly.
General
1. See additional stormwater management responses under separate cover. In-progress.
2. Provide a geotechnical report and analysis for review. Complete.
3. Provide completed permits from both the MDH and DLI. In-progress.
4. Provide an engineer’s estimate for the site improvements including landscaping and irrigation
system (if applicable) in Excel format. In-progress.
5. Provide a construction schedule for the site improvements. In-progress.
AutoMotorPlex–SitePlanReview
September29,2016
Page4
Please contact me at 763-287-8532 if you have any questions.
Sincerely,
WSB & Associates, Inc.
Jim Stremel, P.E.
701 Xenia Avenue South | Suite 300 | Minneapolis, MN 55416 | (763) 541-4800
Building a legacy – your legacy.
Equal Opportunity Employer | wsbeng.com
C:\Users\dustyfinke\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\8XE9DK15\MEMO_AutoMotorPlex_100716.docx
Memorandum
To: Jim Stremel, P.E., City Engineer
City of Medina
From: Earth Evans, P.E.
Water Resources Project Manager
WSB & Associates, Inc.
Date: October 7, 2016
Re: AutoMotorPlex
City Project No. LR-16-188
WSB Project No. 3433-010
We have completed a preliminary review of the stormwater management plan for AutoMotorPlex in
Medina, MN. The site was previously reviewed on 9/29/16. The site is located in the northeast quadrant
of Arrowhead Drive and Hamel Road. Documents provided for review include the following:
Grading and Storm sewer Plan dated 10.3.16
Stormwater Management Report and Modeling dated 10.3.16
These plans were reviewed for general conformance with the City of Medina’s Stormwater Design Manual
and general engineering practices for stormwater management.
1. The proposed draintile for the filtration basins elevation is 994.5 which is below the outlet for the
downstream wetland. The draintile should be above the wetland outlet elevation to be free
draining. A slope should be provided on the draintile to maintain conveyance.
2. The long term function of the filter bench is a concern due to the following reasons:
a. Lack of maintenance access to the filter bench
b. Elevation of the draintile in relation to the groundwater elevation and wetland outlet
c. Sloped filter bench versus a flat bench
d. Large volume of upstream runoff due to the high impervious percentage for the site
3. The inlet pipes into Basin 101 should discharge at the 997.5 NWL of the pond. It will be
necessary to modify the filter bench grading at each inlet to ensure cover over the inlet pipes. It is
not recommended that the inlet pipes discharge into the filter bench due to concerns with erosion.
4. The modeling should be updated to not account for filtration occurring in the center bench of the
ponds due to the proposed pipe and adjacent to the inlets, due to the grading that will be needed
in those locations per comment #2.
5. In some locations the inlets are up to 5-feet below the maintenance bench. This poses significant
concerns for maintenance access.
6. How will the filter bench be accessed for ongoing maintenance with the maintenance bench at the
top of Basin 101?
AutoMotorPlex – Stormwater Management Review
October 7, 2016
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7. Is it feasible to construct the filtration basin on the north side and wet ponding/pretreatment on the
south? Pretreatment for the north side could occur through sumps and SAFL baffles.
Pretreatment on the south side would be provided in a wet pond due to the larger inflow volume.
This solution would address some of the concerns for long term function of the filtration area.
8. FES 192 and 194 should outlet into the wetland at the NWL of the wetland.
9. The outlet pipe from OCS 191 and 193 elevation is 996.5. The draintile elevation listed in the
cross section is 994.5. Does the draintile connect into the OCS? Or does it daylight directly into
the wetland?
Medina AutoMotorPlex
Page 1
Project Narrative for Medina
AutoMotorPlex Development on
Arrowhead Drive August 19, 2016
Project Narrative describing submittal documents and approach for
the Medina AutoMotorPlex proposed development including PUD and
Plat Approval
Proposers and Signature Sheet of Applicants
• Bruno Silikowski, Developer
• Loram, Inc.
Technical Staff
Civil Engineer & Land Surveying
• EVS, Inc.
Wetland Delineation
• Kjolhaug Environmental Services Company
Landscape Plan
• Landecon
Geo Technical
• Terracon
Architectural & Building Material Details
• BC Contracting
Medina AutoMotorPlex
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TABLE OF CONTENTS
• Introduction
• Existing Conditions
• Proposed Planned Unit Development, Site Plan and Subdivision Plat
o Site Plan and Subdivision Plat updates since review of Concept Plan
in July, 2016
o Phasing and Construction Schedule
o Permits and Approvals for this project
o Compatibility of the Project with the Area and the Environment
o Project Deviations from Code
o Public Benefits of the Project
• Traffic and Event Management
• Wetland and Stormwater Management Design
• Infrastructure Improvements
o Grading
o Storm Water
o Sanitary Sewer
o Watermain
o Streets and pavement, curbs
• Appendices
A. Project Location Map
B. City Zoning Map
C. Existing Conditions Survey of the Property
D. Subdivision Plat
E. Site Plan
F. Letters from County Commissioner Workman and City of
Chanhassen City Manager Gerhardt
G. Landscape Plan
H. Wetland Report
I. Stormwater Plan
J. Grading and Erosion Control Plan
K. Utility Plan -- Sanitary Sewer and Water
L. Lighting and Security Plan
M. Architecture Details and Building Materials
N. Soils and Geo-Technical Report
Medina AutoMotorPlex
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INTRODUCTION
This Project Narrative is written in a brief format explaining the
nuances of the project with a review of the submittal documents
including: the purpose and nature of the proposed subdivision, the
details of the phasing of the project, the platting details, the
construction schedule for phase one, and the details of each plan
sheet submittal. Included with the narrative is a complete appendix
with all of the attachments that are part of the total submittal. Plan
sheets are compiled in the appendices on 11x17 folded sheets. This
narrative is meant to explain each of the documents that are being
submitted to support these approvals. Specific applications for
approval are being submitted for each of the following items.
o PUD General Plan of Development
o Site Plan Review
o Preliminary and Final Plat
The project proposed is led by Bruno Silikowski, CEO of AutoMotorPlex
America. He has significant development experience with projects of
this type, most recently completed in the City of Chanhassen,
Minnesota. In fact, this project will serve as a template for the project
proposed in the City of Medina. It is the developer's intent to improve
on the details of that project to enable the Medina project to be his
best AutoMotorPlex creation.
Loram, Inc. owns the property that includes approximately 25.1 acres
south of the existing Loram development on Arrowhead Drive in
Medina. They intend to convey 19.17 acres of this property to Bruno
Silikowski for the Medina AutoMotorPlex project. Included in
Appendix A is an aerial map of the project area including the proposed
19.17-acre development site.
The project includes several wetlands that have been delineated and
are included in the Wetland Delineation report contained in Appendix
H. Specifically, on the 19.17 acre site, an approximate 2.0 acre
wetland has been delineated. This will be the natural environmental
feature of the development site. It will include a 1.5 acre stormwater
Medina AutoMotorPlex
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detention pond that will collect water from the site and serve to
nourish the wetland.
The intention is to complete the project over a five year period with
Phase One beginning this fall. The first building will be completed and
ready for use in the Spring of 2017. The primary site infrastructure will
be completed within the Phase One work activities. A phasing plan
and description of the development schedule is included in the
Narrative.
The request for approval includes the Subdivision Plat of the 25.18
acres into two lots, and the PUD approval for the Medina
AutoMotorPlex development. Once these applications have been
approved, specific building plans will be brought forward for approval
within the Phase One construction schedule. Site work is proposed to
begin in November, 2016, with building construction beginning shortly
after completion of the site work.
The Project Narrative describes the project and explains how it will
work and fit on this parcel of land in Medina with the larger
community. Compatibility of the project development with the
surrounding area is very important to the success of this commercial
endeavor. The land planning and environmental considerations have
received significant study by the development team over the past
several months. The following pages and documents will demonstrate
the project in detail. The developer and his associates will be ready
and available for discussion on all of the aspects of the project details
as requested.
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EXISTING CONDITIONS
The current land use for the subject land parcel is primarily
agriculture. The Loram development is Industrial with a small corner
of land near Hamel Road and Arrowhead Drive used for a related
maintenance operation purpose. On the west side of Arrowhead Drive,
Hennepin County DPW land use is predominant with the southerly
portion of land agriculture. The City has been reviewing residential
land use concept plans for this land during the past several months,
but no approvals are forthcoming. A Zoning Map (Map 7-1) in Appendix
B demonstrates that the subject property is zoned Business Park
which is compatible with the proposed use. The Developer is
proposing to use the PUD zoning for the AutoMotorPlex development
because of its unique site usage and layout. This is similar to the PUD
designation of the Hennepin County DPW land development on the
west side of Arrowhead Drive.
There are limited improvements on the 25.18 acre parcel proposed to
be subdivided with this application. It is primarily a farmed
agricultural acreage and has been farm land as far back as the records
show. The Loram Development north of the subject property was
developed in 1980. The Hennepin County DPW was developed in 2000.
An existing conditions land survey has been completed on this
property and is included in Appendix C. The southerly 6 acres has a
20,000 sf maintenance and office building on the site with
ingress/egress to Hamel Road. It is used for maintenance and
operational services for the Loram business located adjacent to
Highway 55.
The surrounding land use west, east and south of the site is zoned
rural residential with pockets of Business Park zoning along Hamel
Road. Commercial land use is prevalent along the Highway 55
corridor. The subject development will be compatible with these uses
and is a good fit for this neighborhood area.
Medina AutoMotorPlex
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PROPOSED PLANNED UNIT DEVELOPMENT, SITE PLAN and
SUBDIVISION PLAT
Updates to the Application since the Concept Plan review -- On July
12th and July 19, 2016, the Planning Commission and City Council
members reviewed a Concept Plan for the Medina AutoMotorPlex and
provided comments to the developer. Included in this section are a
summary of the comments the developer received and the resulting
action shown on the plans within this submittal package:
(1) The Concept plan was based upon a 17.5-acre site including
215,000 sf of auto condos/retail development…
In order to eliminate the upland problem noted by the City Planner in
his review of the Concept plan and to eliminate the setback problems,
the new plan includes 19.17 acres of developable site area and
237,340 sf of proposed development including 208,940 auto condos
and 28,400 retail space.
(2) The applicant is considering a PUD in order to allow flexibility in
the development because it is not a standard business use and to
allow a more residential feel to the building construction. The
proposed use is fairly unique and is not explicitly listed in the city’s
zoning regulations. The garages are privately owned and store non-
commercial items. The recreational and social/“club” aspects of the
use differentiate it from typical storage garages. The applicant also
proposes ancillary uses (retail, repair, conference spaces). These
unique uses appear best addressed thorough a PUD. The Planning
Commission and City Council should determine if the subject property
is appropriate to accommodate such a mix of uses…
There is a section later in the narrative which addresses the "Project
deviations from code" and the "Public benefits of the project". The
developer feels this project meets the definition of where a PUD
should be used as a Planning Tool to provide flexibility for the
design/approval of a project.
Medina AutoMotorPlex
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(3) A minimum of 20% of the exterior building materials shall be brick,
stone, stucco, or glass. Garage doors facing the exterior of the site
shall be decorative in nature. Substantial berming and screening
shall be provided for garage doors which face the exterior of the site.
The developer would like to work with the City on these requirements
and receive flexibility within the PUD process providing the resulting
overall design is acceptable. An example involves the garage doors to
the auto condo units. The developer intends to use an attractive
design that should qualify as part of the minimum 20% exterior
building materials stated in the City code. An architect working with
the building contractor is currently working on these design issues.
Creative design drawings and material boards will be available the
week of 8-22 for the City's review. We suggest a meeting with the City
staff to go over these issues and the Architect's materials.
(4) Tree Preservation and Landscaping There are no existing significant trees
on the site. The applicant has not provided a landscaping plan along with
the concept plan. The BP district requires planting based on the perimeter of
the site. In this case, a minimum of 73 over story, 37 ornamental trees and
121 shrubs would be required. The BP district also requires 8% of the area
within the parking lot and loading docks to be landscaped and requires
landscaping adjacent to buildings. It appears that the concept plan shows a
fairly continuous arrangement of buildings and drive aisles. Staff
recommends that the site plan incorporate more greens spaces between
buildings and drive aisles…
A Landscape Architecture plan is included in the submittal package.
The site perimeter is covered adequately, but the internal area
landscaping will have to be re-strategized. The Landscape plan has
been done by Lan-De-Con. They will assist as the plan is fine-tuned.
(5) Wetlands and Floodplain The concept plan shows a wetland in the
center of the site along with a drainage way in the southwest corner.
Medina AutoMotorPlex
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It appears that the concept plan has accommodated the City’s
minimum upland buffers around the wetland areas. The Concept Plan
does not include full grading or stormwater plans. Any development
proposal would ultimately be subject too relevant stormwater
standards…
This submittal package includes a Wetland Report and a Stormwater
Study and Plan. We will be submitting this package next week to the
Elm Creek Watershed District Engineers. We held a meeting with
them this week, received several helpful comments, and have
incorporated these into our plan. They indicated the plan cannot be
reviewed further until the City has accepted the submittal. It is our
understanding that the fee and Watershed District submittal will be
submitted directly to the Hennepin County Engineers.
(7) Staff believes that a 2nd entrance, at least for emergency
purposes, should be considered for the site…
With our increased property area and increased development density,
the 2nd entrance we have incorporated on the design plans supports
the City’s request for additional access. We have met with Hennepin
County DPW and conferred on this issue. They agree with our revised
ingress/egress plan.
(8) Sewer/Water The applicant has not provided a utility plan along
with the concept plan. The applicant will be required to extend sewer
and water from the north, keeping the sewer main as deep as possible
to serve the site and surrounding lands. The utility plans shall extend
service to the edges of the site…
In this submittal we are extending water and sewer into the site along
the north edge. The sanitary sewer will terminate at a manhole at the
mid-point between the east and west property line. The water main
will be extended as directed by the City. The additional length will be
paid for by the City with a credit back to the project through a
reduction in the SAC/WAC fees. Additionally, we have successfully
Medina AutoMotorPlex
Page 9
negotiated a 40-foot easement for utility construction across the north
edge of the site with Loram. This can be used for utility construction
activities. It is shown on the proposed Plat.
(9) Park Dedication The concept plan contemplates a subdivision and
the applicant has also indicated that they will divide the garage units
into a condominium plat. The City’s subdivision ordinance allows the
City to require up to 10% of the buildable land, an 8% cash-in-lieu fee,
or some combination thereof. Staff will present the concept to the
Park Commission for comment. A future trail is shown along
Arrowhead Drive in the City’s Trail Plan. Park dedication will likely
involve the dedication of land for this trail and, potentially,
construction of the trail…
In this submittal we have directly addressed the trail adjacent to the
proposed AutoMotorPlex site on Arrowhead Drive. We believe it
should be on the west side of Arrowhead Drive. This will have to be
addressed as the contents of the Development Agreement are
considered.
(10) Conditions related to large events shall be required which may
include, but not be limited to, subjects such as: days/hours, parking,
exterior speakers, etc.
We have included in this submittal a traffic and parking analysis which
addresses event management and parking issues. Additional
collaboration with the City may be necessary.
(11) Two residents spoke at the public hearing, with comments related
to stormwater runoff and potential noise from the vehicles.
Stormwater requirements will be reviewed upon formal application,
and the applicant indicated that their experience in Chanhassen is
that there is not a lot of noise…
Medina AutoMotorPlex
Page 10
Within the stormwater design submittal, we have studied and prepared
a design which will be acceptable to the resident referred to in the
City's comments. Additionally, we have prepared a brief traffic study
which demonstrates that the traffic activity is quite low compared to
other sites with greater than 200,000 sf of development space.
However, these potential problems need to be monitored and
addressed as the operations of the facility progress. The Chanhassen
AutoMotorPlex has been a good neighbor to the surrounding
community. We expect the same situation to occur in Medina.
General Comments on the Application -- The 25.18 acres of property
shown on the Existing Conditions Survey is proposed to be subdivided
into two lots. The Medina AutoMotorPlex development will be located
on the northerly 19.17 acres (Lot 1). Loram will maintain ownership on
the southerly 6.01 acre parcel (Lot 2). Their use of this property will
continue into the future as it operates today. A fiber optics line has
been extended from the north on the Loram property on a 10 foot
easement adjacent to the Arrowhead Drive right of way. The proposed
land plat for this land is contained in Appendix D.
The Site Plan for the proposed Medina AutoMotorPlex includes 237,340
sf of commercial development spread over 12 buildings (see Appendix
E). The roadway system, parking areas, building coverage and other
miscellaneous hard surface areas comprise 66% of the site. The
remaining 34% pervious areas are covered by landscaping, ponds,
wetlands and associated pervious materials. The center piece of the
site plan is the 2-acre wetland in the middle of the site. Adjacent to
the wetland is the primary stormwater pond. The site will have two
ingress/egress points from Arrowhead Drive. On the north and west
side of the site, a security fence with gates and electronic gate
controls will be constructed. Security cameras will be operational
throughout the site.
Two of the buildings on the site will be retail totaling 28,400 sf. These
retail operations will primarily serve the owners of the office condo
Medina AutoMotorPlex
Page 11
parcels on the development site. Their use via the general public will
be limited.
A traffic study is summarized later within this narrative document.
Detailed information on parking and vehicular generated traffic is
contained within this traffic study. The data is empirical and based
upon the operation and usage of the Chanhassen AutoMotorPlex site
developed in 2008 through 2012. The Chanhassen site has 215,000 sf
of commercial development containing auto condos. Of this amount,
approximately 40,000 sf is retail development associated with the
office condo parcels. The operation and management of the
Chanhassen site is a close approximation of how the Medina site will
be managed.
Phasing of the Project -- Two phases are shown on the Phasing plan.
In the first phase, the site utilities, grading and drainage system will
be installed. Additionally, the pavement and slabs for Buildings 1, 2,
and 3 will be constructed. This construction process will progress
with the construction of one building at a time; however, it is market
driven, so multiple construction activities could occur. A portion of
the Retail Building 4 and 5 will be constructed as well. Pavement and
curbs in this area will be placed and the security fencing/cameras will
be installed. In the second phase, additional building slabs will be
constructed, pavement and curbs installed and other appurtenances
connected. In the example of the Chanhassen development, the
phasing and construction process took place over approximately five
years. The retail portion of that development is currently being built.
Building plan approval will only be requested for Phase One following
the anticipated approval of the Plat and PUD for the overall
development. As the building plans are being prepared and reviewed
by the City, the grading, drainage, and infrastructure construction will
be initiated on the site. This work is planned for Fall, 2016. It is
expected that the first building will be completed in the early summer
of 2017.
Permits and Approvals -- Beside the PUD, Site Plan and Plat approval
from the City of Medina, the developer is pursuing permits with the
Medina AutoMotorPlex
Page 12
following agencies. Additionally, discussion has taken place with
Engineering staff from WSB Consulting Engineers regarding details of
the project.
• Hennepin County DPW --- This agency has jurisdiction over Arrowhead
Drive and Hamel Road. The developer has met with the County staff a
couple of times to review work on the County right of way including
utility construction and driveway access. The County has indicated
their unofficial approval of the site plan that is being proposed at this
time. Two access points are provided onto Arrowhead Drive.
Additionally, Sanitary Sewer and Watermain will be constructed within
the Arrowhead Drive right of way to the AutoMotorPlex site. Specific
permits requesting approval of construction plans for the utilities and
driveways will be reviewed after the City submittal has been made.
Steve Groen and Bob Byers have been the main contact agents for the
County.
• Elm Creek Watershed District -- The subject property is in the Elm Creek
Watershed District. The Wetland Delineation report and Stormwater
management design have been discussed with the Hennepin County
officials responsible to the City of Medina for the oversight on this
Watershed area. Jim Kajuwa and Ali Durgunoglu, are the two engineers
that the developer's staff have had meetings. Once the City submittal
has been made on the PUD and Final Plat, the Watershed District
officials will begin their review and ultimate approval.
COMPATIBILITY OF THE PROJECT WITH THE
SURROUNDING AREA AND THE ENVIRONMENT
Compatibility with Surrounding Area -- The subject site is relatively flat
and currently contains a soybean farming agricultural application.
There are a few trees standing in a wetland area in the southwest
corner of the site. This area will not be impacted by the project
construction. Additionally, the wetlands on the site will not be
negatively impacted. Grading will occur over the entire site, but the
basic land topography will be similar when the project is completed.
Medina AutoMotorPlex
Page 13
The developer submitted a Concept plan to the Planning Commission
on July 12, 2016 for their review and comments. Additionally, a similar
meeting was held at the City Council on July 19, 2016. Two primary
neighborhood concerns were voiced by adjacent residents at these
meetings.
First, a resident south of Hamel road expressed concern about the
automobile traffic, specifically speeding and noise. The best way to
address this concern is to review the Chanhassen project. This
project was developed and constructed in the period of 2008 through
2012. It has been fully operable for several years. The traffic study
that is contained within this narrative explains the traffic volume that
occurs on a daily basis. The special events which occur
approximately once per month, typically on a Saturday morning, are
controlled by the individual auto condo owners. The primary traffic at
these events will come from the Highway 55 corridor and return via
that corridor. There is no reason for visitors to the site to use Hamel
Road. The owners of the auto condo units form their own association
and maintain a respectful, collaborative contact with each other and
the surrounding neighborhood. There has not been a problem with
these type of issues with the Chanhassen development.
The second primary concern was brought up by the immediate
neighbor to the east. This neighbor was concerned about drainage
from the site. Specifically, with the 98% pervious area being changed
to a 65% impervious area, there is a concern about increasing
drainage problems. The developer has retained EVS, Inc to prepare a
stormwater study and design that will mitigate any stormwater
problems. The study and design plans are included in Appendix I of
this narrative. A stormwater plan has been designed that will maintain
98% of the rainwater on the site through the use of stormwater catch
basins, pipes, ponds, and the wetland system. It also contains an
over-flow system that will be engaged at periods of times when back
to back significant storms occur. In these cases, the water will
overflow from the on-site system into an overflow pipe system that
runs north and east into a larger regional wetland and stormwater
ponding area.
Medina AutoMotorPlex
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The neighboring property to the east will not have increased
stormwater flows from this proposed development project. In fact, the
current run-off will be lessened and controlled to a higher degree than
it is currently. The developer and his technical staff will be ready to
walk the reviewers through their plan in the near future as part of the
City approval process. Additionally, the City can be assured of a
double review effort. The Elm Creek Watershed District has a
permitting process that overlays the City process. The developer's
technical staff have met with the hydrology experts and are prepared
to meet their agency standards.
Compatibility with the Environment -- The project will minimize
environmental impacts and be compatible with the rural area that is
the background to the development's location. The site's natural
amenities are being enhanced with the stormwater features that are
proposed. Grading will minimize cuts and fills and follow the natural
contours of the existing site. At the completion of the project, there
will be many more trees and improved landscaping surrounding the
site and on the internal portions of the site.
Lights and noise impacts from the site will be minimal and less than
other commercial activities. The lighting system will be downcast and
hardly visible off site. The on-site traffic is primarily shielded from the
surrounding properties by the buildings and landscaping. On street
parking, outside of the periods of the special monthly events, is not
allowed. All automobiles are parked within the owner’s garage. The
site is designed to minimize off site impacts.
The Chanhassen site is an example of how this site will operate. The
developer encourages members of the City's review team, or the
public, to visit the Chanhassen site and review it first-hand. We will
facilitate any request for such a field trip and review process.
Additionally, in Appendix F are two letters from community officials
that complement the quality of the Chanhassen AutoMotorPlex
development, completed by this same developer.
Project Deviations from Code -- This development will be unique from
any other development in the City of Medina. In fact, there is only one
Medina AutoMotorPlex
Page 15
other development like this in the upper Mid-west area. Unique
developments have unique needs. The PUD approach advocated by
the Developer provides the flexibility to address these unique needs
while maintaining necessary land use controls. We are requesting a
few considerations from the City that are unique to this project.
o Security -- this project area will be fenced on the Arrowhead Drive
and north perimeter. Gate access will be restricted to the general
public. The site will also have multiple camera and recorders
throughout the development area. Police and fire emergency
service providers will be equipped with a lock box or other means of
access for the two gates.
o Special events -- these events will happen once per month and will
involve special parking and traffic needs. These needs are
discussed more thoroughly in the traffic section of the narrative.
We do not plan to construct separate dedicated parking lots or
traffic lanes for these events. As in the City of Chanhassen, each
event will have its' own special needs. We will control parking by
using off-site parking lots and shuttle service to the site. We have
an agreement to use the Loram parking lot for these events when
necessary. Loram parking lot offers parking for approximately 300
vehicles. Additionally, we request the allowance of using the east
and west shoulders of Arrowhead Drive for event parking purposes.
Shoulder parking will accommodate approximately 250 vehicles
between the Loram south parking lot entrance and Hamel Road.
These two uses will handle 90% of all of our special event needs.
When an event goes beyond this level, we will contact Hennepin
County DPW for the use of their parking lot. They have parking for
nearly 400 vehicles on site.
o Retail development – The retail space is primarily utilized by the
auto condo owners for their individual purposes to purchase
products to assist them with updates, and restoration of their
classic automobiles. Additionally, there may be an Auto Museum as
part of the retail space. Limited car sales and special auto
showroom space may also be utilized in this space. Novelty retail
space for unique items catering to the auto condo ownership is also
planned.
Medina AutoMotorPlex
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o Garage door architecture -- It is proposed to use a special highly
decorative garage door for each of the auto condo units. We would
request these garage doors be looked at as meeting the 20%
exterior code requirement for special materials. It is important to
mention that none of the garage door units will have access to
public roads; instead they will be connected to internal drive aisles
that will be served by an ingress/egress point to Arrowhead Drive.
The units that are impacted by this code are limited in their number
on site to approximately 15% of the total length of the units.
o Building Exterior Finish -- The AutoMotorPlex brand is based upon a
higher standard of building site and building design than many other
commercial businesses. We request the use of exterior materials
similar to the existing facility in Chanhassen, MN. Our architect will
be providing a series of photos, drawings, and material boards for
your review. He has completed a project in the City of Chaska
whereby he used a similar approach to demonstrate the building
design. This material has been inserted in Appendix M for your
review. The Architectural design details for the Medina
AutoMotorPlex will be completed the week of August 22nd.
o Park Dedication -- We have had discussions with the City of Medina
staff regarding the Park dedication issue. Apparently, there is a
need for a bicycle trail adjacent to Arrowhead Drive between
Highway 55 and Hamel Road. One side of the discussion is to have
the Medina AutoMotorPlex project construct this trail adjacent to
the Arrowhead Drive right of way from the Loram south parking lot
entry to Hamel Road; approximately 2700 lineal feet. We would
prefer it not be connected with our development project and have
three compelling reasons:
(1) We have spoken with the Hennepin County DPW
officials regarding the idea of using the Arrowhead Drive right
of way for the trail construction, possibly as a trail and shoulder
dual overlay. They have indicated, if this were to happen, they
would prefer it to be on the west side of Arrowhead Drive. This
would allow the trail to tie directly into an existing trail
between the County entry onto Arrowhead Drive on the west
side to Highway 55. In fact, Arrowhead Drive is on Hennepin
County’s pavement rehabilitation program for 2017. They
indicated they would review the possibility of incorporating
Medina AutoMotorPlex
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paved shoulders into their program. Possibly this could become
a signed bicycle trail between Highway 55 and Hamel Road.
(2) We understand there is a residential development
potential project that may develop property south of Hennepin
County DPW on the west side of Arrowhead Drive. This is
another reason to develop the trail on the west side of
Arrowhead Drive to service these residents. The Medina
AutoMotorPlex development will have zero bicyclists and very
few pedestrians.
(3) On the east side of Arrowhead Drive near the southerly
boundary of the 19.17-acre parcel is a wetland that extends
into the right of way of Arrowhead Drive and nearly to the edge
of the roadway section (see the wetland information in
Appendix H). The existence of this wetland will make it very
difficult and costly to extend the trail on the east side of
Arrowhead Drive through the AutoMotorPlex site south to
Hamel Road.
o We may request other considerations as we proceed through the
development process of the City of Medina.
Public Benefits of the Project -- The project has many benefits to the
City of Medina that outweigh the requests made above. We have
outlined four of the significant benefits.
• Increased real estate taxes from this fully developed project that
will out value the current taxes and those from other business
park projects that could be developed on this 20 acre site.
Current real estate taxes for the 20 acre parcel are
approximately $15,000. It is estimated that the taxes produced
by the project at full build-out will increase significantly.
• New public infrastructure that will be valued near $1 million will
be constructed as part of this improvement.
• A proven development that is looked at as a unique attraction to
the community will be constructed in an area where it will offer
a diverse development opportunity to the City of Medina's
commercial development repertoire.
Medina AutoMotorPlex
Page 18
TRAFFIC AND EVENT MANAGEMENT STUDY
This section of the narrative includes a review of the traffic, parking
and event management activities of the proposed Medina
AutoMotorPlex site. It is based upon empirical evidence from the
Chanhassen AutoMotorPlex development. Below is a table comparing
the two development projects. The Chanhassen site is 100%
operational; the City of Medina is proposed:
Description of
Site
Characteristic
Site Size Commercial
Density
Auto
Condo
Units
Retail
SF
Property
Value
Chanhassen Site 17 acres
or
740,529
sf
215,000 sf 146
units
50,000
sf
$40 mill
Medina Site 20 acres
or
871,200
sf
237,340 sf 162
units
28,400
sf
?????
Based upon these numbers and a study of the Chanhassen site with a
comparison to the Medina site, the following traffic and parking
numbers have been derived from empirical data from the Chanhassen
site. The site plan has each building numbered is used as a basis for
this table.
Medina AutoMotorPlex
Page 19
Medina AutoMotorPlex Traffic Impact Study
Table of Proposed Development
Density
** see attached site plan
Auto Condo
Building Density Building 40x40 ft Daily Traffic
Description** Area, sf Dimensions Single Unit Generation
#1 34,120 360 ft L x 80 ft W 24 22 trips per day
160 ft L x 40 ft W
#2 17,520 220 ft x 80 ft 14 7 trips
#3 20,500 256 ft x 80 ft 16 8 trips
#4 10,000 250 ft x 40 ft 8 4 trips
#5 4,000 120 ft x 40 ft 4 2 trips
#6 16,000 200 ft x 80 ft 12 6 trips
#7 20,000 250 ft x 80 ft 16 8 trips
#8 20,000 250 ft x 80 ft 16 8 trips
#9 16,000 200 ft x 80 ft 12 5 trips
#10 18,000 225 ft x 80 ft 14 7 trips
#11 16,800 210 ft x 80 ft 14 7 trips
#12 16,000 200 ft x 80 ft 12 6 trips
AutoCondo Total 208,940 162 81 trips per day
Medina AutoMotorPlex
Page 20
Retail
Building Density Building 40x40 ft Daily Traffic
Description** Area, sf Dimensions Single Unit Generation
#4 10,000 250 ft x 40 ft na 2.0 per 1000 sf
20 trips per day
#5 18,400 varies na 3.0 per 1000 sf
55 trips per day
Retail Total 28,400 38 trips per day
• Reduced by 50% because
Of internal traffic moves
Total Auto +
Retail
237,340 119 trips per day
Note: Most of these trips occur in off peak periods during the week
and on week-ends.
Parking Information
Parking facilities (Actual &
Potential)
# of Parking Stalls
On site -- Medina AutoMotorPlex
grounds
Vehicles parked on site = 1,000
On site -- Auto Condos (inside
garage 3)
Vehicles in garage = 3 x 162
units = 486
Shoulders of Arrowhead Drive Vehicles on shoulders at 20' =
250
Loram Parking lot overflow / shuttle Parking lot = 300 vehicles
Medina AutoMotorPlex
Page 21
Hennepin County parking lot Parking lot = 400 vehicles
Total of All Available parking
(<1,000 feet)
Parking stalls = 2,436 vehicles
Summary of Traffic Data
There are several observations that are made as a summary of the
traffic data derived from the empirical evidence of the Chanhassen
AutoMotorPlex. Additional concerns can be addressed by comparing
these similar developments.
1. The weekday and normal traffic volumes from the fully built-out
AutoMotorPlex development are minimal to the adjacent County road
system. The special events that occur each month will need to be
monitored for special circumstances that are unique to each.
2. Two ingress/egress points on Arrowhead Drive will be adequate for all
traffic needs of the Medina development. They also will service the
emergency service providers assuming readily available access
conditions are maintained.
3. Parking needs under all normal circumstances are adequate on site. In
fact, the Chanhassen site discourages on-site parking (outside of the
garage areas) during normal hours of operation. Only guests are allowed
to park on the internal streets. During these hours, no off-site parking
will be needed.
4. During the special events that take place each month, parking demands
will need to be thought through based upon the historical evidence of
the event's impact at the Chanhassen site. With nearly 2,500 parking
spaces readily available to the Medina AutoMotorPlex within 1000 feet
of the site, there should not be a problem as long as the event is planned
in advance.
5. It should be remembered that the traffic for the AutoMotorPlex site
occurs 90% of the time outside the peak hours of the other uses in the
area. Evenings, Saturday, Sundays, are the typical time when traffic
movement occurs. This is off-peak and allows for a higher capacity for
the AutoMotorPlex uses.
Medina AutoMotorPlex
Page 22
WETLAND AND STORMWATER MANAGEMENT DESIGN
Included in Appendices H & I are two separate reports. The first is the
Wetland Delineation Report completed by Mark Kjolhaug
Environmental Services Company. We have only included a couple of
pages from the report in the appendix. The second is the Stormwater
Study and Design package completed by EVS Engineering. There is
considerable overlap in these studies as the delineated wetland on
site that totals approximately 1.5 acres is tied into the primary
stormwater pond for the site which is approximately 1.0 acre. This 2.5
acre area will be landscaped and featured as an environmental and
aesthetic component of the site. Outside of the wetland area, the
remainder of the 19.18-acre site will drain into and through this pond
and into the wetland. An overflow pipe route has been developed to
the west edge of the site, north to the north perimeter and then east
on the Loram property to the existing regional wetland/drainage area.
The Wetland report will follow a different approval route than this
submittal package. It will be reviewed by the Elm Creek Watershed
District, Mn DNR, and MnWCA. Ultimately, the TEP panel will be
convened and will decide if the material in the wetland report is
accurate and delineated correctly. In this submittal, because the
wetland report is 78 pages long, the only items in the appendix are the
summary of the wetland delineation findings for the 25.18 acre parcel,
and Figure 2 from the report which is a graphic map of the wetlands on
the site. The full report will be submitted to the City on an electronic
flash drive. If copies are required, EVS will provide upon request.
In summary, there are two wetlands that need to be delineated within
the overall 25.18-acre site. Figure 2 in Appendix H depicts these two
bodies of wetland area. The larger body to the north will be the focus
of the Medina AutoMotorPlex stormwater system.
The stormwater report and design plan, which are included in
Appendix I, conforms with the Elm Creek Watershed District
requirements. Once the City has accepted the development submittal,
Medina AutoMotorPlex
Page 23
the stormwater materials will be reviewed by the Elm Creek
Watershed District Engineers. The developer's technical staff have
met with these engineers and feel their stormwater submittal meets
the requirements of the Watershed District. Additionally, the design
and overflow route for the stormwater system has been chosen to
minimize the disruption to the neighboring property to the east of the
proposed 25.18-acre development site.
INFRASTRUCTURE IMPROVEMENTS
The infrastructure for the overall 19.18-acre site for the Medina
AutoMotorPlex site will be installed during the Phase One construction
project. Each of the plan sheets detailing these construction
operations are within the appendix on 11x17 fold-out sheets. A brief
description of each plan sheet is contained in this section of the
narrative. It includes the following items:
o Grading -- The site will be graded fairly close to the existing topography.
The black dirt and poor soils will need to be removed and placed
elsewhere on the site to make room for the subgrade for the building
slabs and the pavement/curbs infrastructure. Additionally, the
stormwater ponding areas on the site will need to be excavated. The
grading plan that is being proposed is approximately 50,000 cubic yards
short of dirt for the site. Once the GeoTech report is complete, this plan
will be fine-tuned and this discrepancy resolved.
o Sanitary Sewer -- The existing sanitary sewer exists on the west side of
Arrowhead Drive near the south entry to the Loram parking lot. It is
approximately 28 to 30 feet deep. The proposal is to extend this
sanitary sewer to the south from this point to approximately the north
perimeter of the proposed development site. From there, it would be
jacked under the existing roadway and extended to approximately the
mid-point of the site, still near the original depth. The total length of
this deep sanitary sewer construction is 1,400 feet. From here, the
lateral sewer pipes would be constructed through the proposed
development at a lesser depth and service each of the twelve proposed
Medina AutoMotorPlex
Page 24
buildings. A 40-foot easement will be created within the plat for the
utility construction and extended to the east edge of the proposed
development site. Loram and the project's developer have agreed on
this easement location which is essential in the future to allow the
extension of the sanitary sewer trunk line.
o Watermain -- The watermain will be extended to the site from
approximately the same location on Arrowhead Drive, but at an eight
foot depth. The City has requested an extension of the watermain
through the south edge of the site at a size of 12 inches. The oversizing
extension (the development only needs an 8 inch watermain for fire
flow and domestic service) will be paid for by the City through a
reduction (credit) in the SAC/WAC fees to the site. The specifics of the
oversizing will need to be discussed as the project moves forward.
Within the proposed development site, each building will be served with
a water service and fire-control connection. Hydrants will be
appropriately located through-out the site for firefighting purposes.
o Streets and pavement, curbs -- These details are shown on the paving
plan. Specific bituminous paving details will be completed upon
completion of the Geo Tech report. There will be surmountable curbs
and normal curbs at various locations within the site. The different
locations of each are shown on the site plan. The street intersection
radii have been studied carefully to allow fire fighting vehicles to
maneuver through the site. Additionally, trailers are commonly used to
transport materials and equipment through the site. Larger radii and
relatively flat grades are common to avoid problems with these larger
vehicles.
Medina AutoMotorPlex
Page 30
APPENDIX F
LETTERS
Tom Workman
Office of County Commissioner
Carver County Government Center
Human Services Building
602 East Fourth Street
Chaska, MN 55318‐1202
Phone: 952 361‐1510
Fax: 952 361‐1581
July 8, 2016
Mr. Bruno Silikoski
1750 Motorplex Court
Chanhassen, MN 55317
Dear Bruno:
I am strongly inclined to pen this letter of support for you and the AutoMotorPlex in Chanhassen. The
AutoMotorPlex is likely the greatest thing to happen in Chanhassen since The Chanhassen Dinner
Theaters, The Uof M Landscape Arboretum and perhaps even Paisley Park.
I am very aware of some of the reluctance involved in the development of the MotorPlex but of course
by now we know those concerns were entirely unwarranted. Your steady and professional development
of this operation in Chanhassen has made it a very desirable location not only for the owners of the
individual units but also the general public who enjoy the many social events on site.
In your Chanhassen operation there is ample evidence of an A+ development which I know you can
duplicate elsewhere. Please let me know how I can continue to assist you in your pursuits at the
AutoMotorPlex and beyond.
All the Best,
Tom Workman
Carver County Commissioner
Chanhassen, MN
952‐250‐4924
June 23, 2016
CITY OF
CHANgASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone: 952.227.1100
Fax: 952.227.1110
Building Inspections
Phone: 952.227.1180
Fax: 952.227.1190
Engineering
Phone: 952.22 7.1150
Fax: 952.227.1170
Finance
Phone: 952.227.1140
Fax: 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
Planning &
Natural Resources
Phone: 952.227.1130
Fax: 952.227.1110
Public Works
7901 Park Place Todd Gerhardt
Phone: 952.227.1300
Fax: 952.227.1310 City Manager
Mr. Scott Johnson
City Administrator
City of Medina
2052 County Road 24
Medina, MN 55340
Re: Chanhassen Auto MotorPlex
Dear Mr. Johnson:
I am often asked to write letters of recommendation, be it for prospective college
students or city council members seeking appointment to boards and commissions. In
this case, I would like to provide what is essentially an unsolicited letter fully
supporting Bruno Silikowski and his development of the Chanhassen Auto
Motorplex. I appreciated his guidance and thoughtfulness throughout what ended up
being a wonderful addition to the City of Chanhassen. Bruno and his team did a great
job identifying the core elements that this project needed to consider, which included
high -quality building materials, professional landscape plans, and an overall master
plan that blended in with the natural beauty of the Bluff Creek corridor and the
numerous wetlands that surrounded the site.
Based on the final outcome, I believe Mr. Silikowski has the experience and potential
to duplicate this project elsewhere without hesitation. He was always available and
looking out for potential disruptions to surrounding neighborhoods, and kept the city
updated on his progress. With that said, I would strongly recommend Mr. Silikowski
as a quality developer that follows through on his promises.
Sincerely,
Senior Center TG:ms
Phone: 952.227.1125
Fax: 952.227.1110
Website
www.ci.chanhassen.mn.us
Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow
Medina AutoMotorPlex
Page 36
APPENDIX L
LIGHTING & SECURITY
Medina AutoMotorPlex
Page 37
LIGHTING AND SECURITY PLANS
Lighting will be mounted on the buildings and will cover the entire
site. The architecture plans will include a lighting layout and fixture
types. Energy conservation LED lamps that are directed downward
and shielded so they are not visible from off site will be used. The
lighting will be part of the overall security plans for the development.
They will be controlled with appropriate on/off daylight controlled
photo sensors.
Security plans for the site include fencing on the north perimeter and
the west perimeter of the site. The objective is to limit the public from
access to the site without passing through one of the two
electronically controlled gates. These gates will control traffic from
the site onto Arrowhead Drive. Security personnel and Fire
Department personnel will have special access to over-ride the locks
on these gates. Additionally, the site will have numerous cameras
with videotaping capabilities located through-out the site mounted at
various locations on the buildings.
Medina AutoMotorPlex
Page 38
APPENDIX M
ARCHITECTURAL DETAILS & BUILDING
MATERIALS
The Architecture of the
AutoMotorPlex
MEDINA, MN
AUGUST 30, 2016
EXISTING WETLANDEXISTINGWETLANDSTORM PONDOUTLET: 999.80HWL: 1001.57FILTRATION BENCH: 998.0123476589121110ARROWHEAD DRIVEFILTRATION BASINBOTTOM: 998.00OUTLET: 999.00HWL:999.99HWL: 1000.5880'90'80'80'48'32'30'84'
42'
40'8-A8-B8-C8-D8-E8-F8-G8-H8-I8-J8-K8-L8-M8-N
REVISIONS:DRAWN BY:CONTACT:CAD SCALE:CHECKED BY:DWG NAME:DATE:PROJECT NO:BC
700 South 7th St.
FARGO, NORTH DAKOTA 58103 MEDINA, MINNESOTA
0000
PHONE 701-356-3010
FAX 701-277-9494A2CONTRACTING CO.STONE 1294 SQ.FT. 9%SIDING 8822 SQ.FT. 59%WINDOWS 736 SQ.FT. 5%GARAGE DOORS 4032 SQ.FT 27%TOTAL 15,010 SQ.FT. 100%
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