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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 3 107 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 4 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 5 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 6 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 7 323 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  Page 2   C:\Users\dustyfinke\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\8XE9DK15\MEMO_AutoMotorPlex_100716.docx  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 Page 2 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 Page 3 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 Page 4 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. Medina AutoMotorPlex Page 5 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 Page 6 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 Page 7 (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 Page 8 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 Page 14 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 Page 16 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 Page 17 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% Photo Catalog MEDINA, MN General Architecture Building Facades rf , AutolMotorPlexTM Garage Front Aut�MotorPlexTM rf , AutolMotorPlexTM Windows meawMON MIWV 1 Interior Design AutolMotorPlexTM Verandas & Decks AutoMotorPlexTM Landscaping " ,�� :.. :.,wirrr'4rr%n1UYK5i. .,.,-i?cam ., " s e. ,Lt" +��+YE" L, a.��- re,G.3" J/J.4.1:10.146,1 .. ,.d @ AutoMotorPlexTM AutoMotorPlexTM AutolMotorPlexTM NWL=997.501+002+002+970+501+001+502+002+502+97NWL: 997.5NWL: 997.5SURMOUNTABLE CURBSURMOUNTABLE CURBENGINEERINGSURVEYINGENVIRONMENTALPLANNINGEVS, INC.10025 Valley View Road, Suite 140Eden Prairie, Minnesota 55344Phone: 952-646-0236Fax: 952-646-0290www.evs-eng.comSHEET NUMBERCHECKED BYDATEPROJECT # # DATE REVISIONSHEETLOCATIONPROJECT2016-062.1CITY SUBMITTALCLIENTI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, ORREPORT WAS PREPARED BY MEOR UNDER MY DIRECTSUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OFTHE STATE OF MINNESOTA.___________________JOSEPH L. LARSONDATE 08/19/2016REGISTRATION NUMBER 44628DSG/KEB08.19.2016JLLMEDINA, MNAUTOMOTORPLEX -MEDINADRAWN BY 1 09.06.16 CITY COMMENTS 2 09.23.16 CITY COMMENTS 3 10.03.16 CITY COMMENTSSCALEINFEET20100PROOF OF PARKING -EVENT MANAGEMENT Image courtesy of USGS Earthstar Geographics SIO © 2016 Microsoft Corporation ENGINEERINGSURVEYINGENVIRONMENTALPLANNINGEVS, INC.10025 Valley View Road, Suite 140Eden Prairie, Minnesota 55344Phone: 952-646-0236Fax: 952-646-0290www.evs-eng.comSHEET NUMBERCHECKED BYDATEPROJECT # # DATE REVISIONSHEETLOCATIONPROJECT2016-062.1CITY SUBMITTALCLIENTI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, ORREPORT WAS PREPARED BY MEOR UNDER MY DIRECTSUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OFTHE STATE OF MINNESOTA.___________________JOSEPH L. LARSONDATE 08/19/2016REGISTRATION NUMBER 44628DSG/KEB08.19.2016JLLMEDINA, MNAUTOMOTORPLEX -MEDINADRAWN BY 1 09.06.16 CITY COMMENTS 2 09.23.16 CITY COMMENTS 3 10.03.16 CITY COMMENTSC232SCALEINFEET050100PROOF OF PARKING -EVENT MANAGEMENT EXISTING WETLANDEXISTINGWETLANDBASIN 101NWL: 997.50OUTLET: 999.45HWL: 1000.69123476589121110ARROWHEAD DRIVEBASIN 102BOTTOM: 998.00OUTLET: 999.00HWL:999.61OUTLET:995.50HWL: 1000.05GATEGATE40' 40'HWL=1000.69NWL=997.50OUTLET=999.0HWL=999.61BOTTOM=998.00NWL=997.50OUTLET=999.0HWL=1000.05MATCH LINEMATCH LINESOUTHNORTHMATCH LINESOUTHMATCH LINENORTHENGINEERINGSURVEYINGENVIRONMENTALPLANNINGEVS, INC.10025 Valley View Road, Suite 140Eden Prairie, Minnesota 55344Phone: 952-646-0236Fax: 952-646-0290www.evs-eng.comSHEET NUMBERCHECKED BYDATEPROJECT # # DATE REVISIONSHEETLOCATIONPROJECT2016-062.1CITY SUBMITTALCLIENTI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, ORREPORT WAS PREPARED BY MEOR UNDER MY DIRECTSUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OFTHE STATE OF MINNESOTA.___________________JOSEPH L. LARSONDATE 08/19/2016REGISTRATION NUMBER 44628DSG/KEB08.19.2016JLLMEDINA, MNAUTOMOTORPLEX -MEDINADRAWN BY 1 09.06.16 CITY COMMENTS 2 09.23.16 CITY COMMENTS 3 10.03.16 CITY COMMENTSC231SCALEINFEET050100PROOF OF PARKING -EVENT MANAGEMENTTYPICAL STALL: 9' X 19'TYPICAL VEHICLE: 6' X 16'16'19'6'9' 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  Page 2   C:\Users\dustyfinke\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\8XE9DK15\MEMO_AutoMotorPlex_100716.docx  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 Page 2 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 Page 3 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 Page 4 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. Medina AutoMotorPlex Page 5 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 Page 6 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 Page 7 (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 Page 8 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 Page 14 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 Page 16 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 Page 17 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% Photo Catalog MEDINA, MN General Architecture Building Facades rf , AutolMotorPlexTM Garage Front Aut�MotorPlexTM rf , AutolMotorPlexTM Windows meawMON MIWV 1 Interior Design AutolMotorPlexTM Verandas & Decks AutoMotorPlexTM Landscaping " ,�� :.. :.,wirrr'4rr%n1UYK5i. .,.,-i?cam ., " s e. ,Lt" +��+YE" L, a.��- re,G.3" J/J.4.1:10.146,1 .. ,.d @ AutoMotorPlexTM AutoMotorPlexTM AutolMotorPlexTM NWL=997.501+002+002+970+501+001+502+002+502+97NWL: 997.5NWL: 997.5SURMOUNTABLE CURBSURMOUNTABLE CURBENGINEERINGSURVEYINGENVIRONMENTALPLANNINGEVS, INC.10025 Valley View Road, Suite 140Eden Prairie, Minnesota 55344Phone: 952-646-0236Fax: 952-646-0290www.evs-eng.comSHEET NUMBERCHECKED BYDATEPROJECT # # DATE REVISIONSHEETLOCATIONPROJECT2016-062.1CITY SUBMITTALCLIENTI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, ORREPORT WAS PREPARED BY MEOR UNDER MY DIRECTSUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OFTHE STATE OF MINNESOTA.___________________JOSEPH L. LARSONDATE 08/19/2016REGISTRATION NUMBER 44628DSG/KEB08.19.2016JLLMEDINA, MNAUTOMOTORPLEX -MEDINADRAWN BY 1 09.06.16 CITY COMMENTS 2 09.23.16 CITY COMMENTS 3 10.03.16 CITY COMMENTSSCALEINFEET20100PROOF OF PARKING -EVENT MANAGEMENT Image courtesy of USGS Earthstar Geographics SIO © 2016 Microsoft Corporation ENGINEERINGSURVEYINGENVIRONMENTALPLANNINGEVS, INC.10025 Valley View Road, Suite 140Eden Prairie, Minnesota 55344Phone: 952-646-0236Fax: 952-646-0290www.evs-eng.comSHEET NUMBERCHECKED BYDATEPROJECT # # DATE REVISIONSHEETLOCATIONPROJECT2016-062.1CITY SUBMITTALCLIENTI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, ORREPORT WAS PREPARED BY MEOR UNDER MY DIRECTSUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OFTHE STATE OF MINNESOTA.___________________JOSEPH L. LARSONDATE 08/19/2016REGISTRATION NUMBER 44628DSG/KEB08.19.2016JLLMEDINA, MNAUTOMOTORPLEX -MEDINADRAWN BY 1 09.06.16 CITY COMMENTS 2 09.23.16 CITY COMMENTS 3 10.03.16 CITY COMMENTSC232SCALEINFEET050100PROOF OF PARKING -EVENT MANAGEMENT EXISTING WETLANDEXISTINGWETLANDBASIN 101NWL: 997.50OUTLET: 999.45HWL: 1000.69123476589121110ARROWHEAD DRIVEBASIN 102BOTTOM: 998.00OUTLET: 999.00HWL:999.61OUTLET:995.50HWL: 1000.05GATEGATE40' 40'HWL=1000.69NWL=997.50OUTLET=999.0HWL=999.61BOTTOM=998.00NWL=997.50OUTLET=999.0HWL=1000.05MATCH LINEMATCH LINESOUTHNORTHMATCH LINESOUTHMATCH LINENORTHENGINEERINGSURVEYINGENVIRONMENTALPLANNINGEVS, INC.10025 Valley View Road, Suite 140Eden Prairie, Minnesota 55344Phone: 952-646-0236Fax: 952-646-0290www.evs-eng.comSHEET NUMBERCHECKED BYDATEPROJECT # # DATE REVISIONSHEETLOCATIONPROJECT2016-062.1CITY SUBMITTALCLIENTI HEREBY CERTIFY THAT THISPLAN, SPECIFICATION, ORREPORT WAS PREPARED BY MEOR UNDER MY DIRECTSUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OFTHE STATE OF MINNESOTA.___________________JOSEPH L. LARSONDATE 08/19/2016REGISTRATION NUMBER 44628DSG/KEB08.19.2016JLLMEDINA, MNAUTOMOTORPLEX -MEDINADRAWN BY 1 09.06.16 CITY COMMENTS 2 09.23.16 CITY COMMENTS 3 10.03.16 CITY COMMENTSC231SCALEINFEET050100PROOF OF PARKING -EVENT MANAGEMENTTYPICAL STALL: 9' X 19'TYPICAL VEHICLE: 6' X 16'16'19'6'9' ENGINEERING SURVEYING ENVIRONMENTAL PLANNING EVS, INC. 10025 Valley View Road, Suite 140 Eden Prairie, Minnesota 55344 Phone: 952-646-0236 Fax: 952-646-0290 www.evs-eng.com SHEET NUMBER CHECKED BY DATE PROJECT # # DATE REVISION SHEET LOCATION PROJECT 2016-062.1 CITY SUBMITTAL CLIENT I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. ___________________ JOSEPH L. LARSON DATE 08/19/2016 REGISTRATION NUMBER 44628 DSG/KEB 08.19.2016 JLL MEDINA, MN AUTOMOTORPLEX - MEDINA DRAWN BY 1 09.06.16 CITY COMMENTS 2 09.23.16 CITY COMMENTS 3 10.03.16 CITY COMMENTS C010 COVER SHEET C100 EXISTING CONDITIONS C110 CONSTRUCTION NOTES C200 CIVIL SITE PLAN C230 PAVING PLAN C300 GRADING PLAN C310 EROSION CONTROL PLAN C400 SANITARY & WATERMAIN PLAN C401 SANITARY & WATERMAIN PLAN C420 STORM SEWER PLAN C421 STORM SEWER PLAN C422 STORM SEWER PLAN C601 SITE DETAILS C602 SITE DETAILS C603 SITE DETAILS C604 SITE DETAILS C605 SITE DETAILS C606 SITE DETAILS SHEET INDEX COUNTY MAP AUTOMOTORPLEX - MEDINA HENNEPIN COUNTY, MN AUTO CONDO PROJECT CITY SUBMITTAL HENNEPIN COUNT VICINITY MAP 1 C010 NOT TO SCALE MINNESOTA COUNT MAP 2 C010 1" 14 MILE VICINIT MAP COVER SHEET C010 ENGINEERING SURVEYING ENVIRONMENTAL PLANNING EVS, INC. 10025 Valley View Road, Suite 140 Eden Prairie, Minnesota 55344 Phone: 952-646-0236 Fax: 952-646-0290 www.evs-eng.com SHEET NUMBER CHECKED BY DATE PROJECT # # DATE REVISION SHEET LOCATION PROJECT 2016-062.1 CITY SUBMITTAL CLIENT I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. ___________________ JOSEPH L. LARSON DATE 08/19/2016 REGISTRATION NUMBER 44628 DSG/KEB 08.19.2016 JLL MEDINA, MN AUTOMOTORPLEX - MEDINA DRAWN BY 1 09.06.16 CITY COMMENTS 2 09.23.16 CITY COMMENTS 3 10.03.16 CITY COMMENTS C100 EXISTING CONDITIONS PLAN SCALE IN FEET 0 50 100 EXISTING CONDITIONS NOTES 1. BACKGROUND INFORMATION TAKEN FROM BOUNDAR AND TOPOGRAPH SURVE PERFORMED B EVS EDEN PRAIRIE MN EXPRESSL FOR THIS PROJECT. 2. WETLANDS WERE DELINEATED AND FIELD LOCATED B KJOLHAUG ENVIRONMENTAL ON 06282016. 3. MINIMIE DISTURBANCE TO SITE AND PROTECT EXISTING VEGETATION AND SITE FEATURES CURBS WALKS PAVEMENTS OVERHEAD AND UNDERGROUND UTILITIES SIGNAGE FENCING ROADWAS ETC. WHICH ARE TO REMAIN. 4. REPAIR OR REPLACE EXISTING PROPERT AND SITE FEATURES INCLUDING GRASS AND VEGETATION WHICH IS TO REMAIN THAT IS DAMAGED B THE WORK. TO OWNER'S SATISFACTION AND AT NO ADDITIONAL COST TO THE OWNER. 5. UTILIT LOCATIONS TO BE FIELD VERIFIED PRIOR TO EXCAVATION CONSTRUCTION. IF AN DISCREPANCIES ARE NOTED THE ENGINEER SHOULD BE IMMEDIATEL NOTIFIED FOR RESOLUTION. 6. THE CONTRACTOR SHALL HIRE THE SERVICES OF A UTILIT LOCATOR COMPAN TO LOCATE ALL PRIVATEL OWNED UTILITIES THAT MA BE DISTURBED B CONSTRUCTION OPERATIONS. 7. VISIT THE SITE PRIOR TO BIDDING BE FAMILIAR WITH ACTUAL. CONDITIONS IN THE FIELD. EXTRA COMPENSATION WILL NOT BE ALLOWED FOR CONDITIONS WHICH COULD HAVE BEEN DETERMINED OR ANTICIPATED B EXAMINATION OF THE SITE THE CONTRACT DRAWINGS AND THE INFORMATION AVAILABLE PERTAINING TO EXISTING SOILS. UTILITIES AND OTHER SITE CHARACTERISTICS. 8. PROVIDE STUMP REMOVAL FOR ALL TREES AND STUMPS TO BE REMOVED. 9. PROVIDE FULL DEPTH CONCRETE SAWCUT AT LOCATIONS SHOWN ON THE PLAN WHERE EXISTING PAVEMENT IS TO REMAIN IN PLACE. 10. FOR ALL PRIVATE UTILITIES REUIRING ABANDONMENT REMOVAL OR RELOCATION CONTRACTOR TO COORDINATE WORK AND AN OUTAGES WITH THE UTILIT PROVIDER. 11. PAVEMENT MA BE RECCLED AND USED AS MDOT CLASS 7 STRUCTURAL FILL ON-SITE. 12. AN WELLS FOUND ON-SITE ARE TO BE CAPPED ACCORDING TO LOCAL STATE AND FEDERAL REUIREMENTS. 13. INSTALL ALL SILT FENCE TREE PROTECTION FENCE INLET PROTECTION AND ROCK ENTRANCES PRIOR TO BEGINNING REMOVALS. 14. UTILITIES TO BE REMOVED AS NOTED. 15. DEMOLISH DISPOSE OF ALL BUILDINGS STRUCTURES MATERIALS EUIPMENT IN ACCORDANCE WITH LOCAL STATE AND FEDERAL REUIREMENTS. ENGINEERING SURVEYING ENVIRONMENTAL PLANNING EVS, INC. 10025 Valley View Road, Suite 140 Eden Prairie, Minnesota 55344 Phone: 952-646-0236 Fax: 952-646-0290 www.evs-eng.com SHEET NUMBER CHECKED BY DATE PROJECT # # DATE REVISION SHEET LOCATION PROJECT 2016-062.1 CITY SUBMITTAL CLIENT I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. ___________________ JOSEPH L. LARSON DATE 08/19/2016 REGISTRATION NUMBER 44628 DSG/KEB 08.19.2016 JLL MEDINA, MN AUTOMOTORPLEX - MEDINA DRAWN BY 1 09.06.16 CITY COMMENTS 2 09.23.16 CITY COMMENTS 3 10.03.16 CITY COMMENTS SITE PLAN NOTES C200 SITE PLAN SCALE IN FEET 0 50 100 TOTAL SITE AREA: 19.17 ACRES 1. DIMENSIONS ARE TO BACK OF CURB AND EXTERIOR FACE OF BUILDING UNLESS NOTED OTHERWISE. 2. CONTRACTOR TO MATCH EXISTING PAVEMENT SECTION. 3. CONCRETE SUPPLIERS ARE REUIRED TO HAUL CONCRETE WASTE AND WASH OFF-SITE. ENGINEERING SURVEYING ENVIRONMENTAL PLANNING EVS, INC. 10025 Valley View Road, Suite 140 Eden Prairie, Minnesota 55344 Phone: 952-646-0236 Fax: 952-646-0290 www.evs-eng.com SHEET NUMBER CHECKED BY DATE PROJECT # # DATE REVISION SHEET LOCATION PROJECT 2016-062.1 CITY SUBMITTAL CLIENT I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. ___________________ JOSEPH L. LARSON DATE 08/19/2016 REGISTRATION NUMBER 44628 DSG/KEB 08.19.2016 JLL MEDINA, MN AUTOMOTORPLEX - MEDINA DRAWN BY 1 09.06.16 CITY COMMENTS 2 09.23.16 CITY COMMENTS 3 10.03.16 CITY COMMENTS PAVING PLAN C230 PAVING PLAN NOTES 1. DIMENSIONS ARE TO FACE OF CURB AND EXTERIOR FACE OF BUILDING UNLESS NOTED OTHERWISE. 2. CONTRACTOR TO MATCH EXISTING PAVEMENT SECTION. 3. CONCRETE SUPPLIERS ARE REUIRED TO HAUL CONCRETE WASTE AND WASH OFF-SITE. 4. CURB TO BE SURMOUNTABLE UNLESS OTHERWISE NOTED IN PAVING PLAN AS B618 . SCALE IN FEET 0 50 100 ENGINEERING SURVEYING ENVIRONMENTAL PLANNING EVS, INC. 10025 Valley View Road, Suite 140 Eden Prairie, Minnesota 55344 Phone: 952-646-0236 Fax: 952-646-0290 www.evs-eng.com SHEET NUMBER CHECKED BY DATE PROJECT # # DATE REVISION SHEET LOCATION PROJECT 2016-062.1 CITY SUBMITTAL CLIENT I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. ___________________ JOSEPH L. LARSON DATE 08/19/2016 REGISTRATION NUMBER 44628 DSG/KEB 08.19.2016 JLL MEDINA, MN AUTOMOTORPLEX - MEDINA DRAWN BY 1 09.06.16 CITY COMMENTS 2 09.23.16 CITY COMMENTS 3 10.03.16 CITY COMMENTS SCALE IN FEET 0 50 100 C300 GRADING PLAN GRADING NOTES 1. SEE SPECIFICATIONS FOR ADDITIONAL REUIREMENTS 2. PROTECT ALL SURFACE SITE FEATURES NOT NOTED FOR REMOVAL. 3. BACKGROUND INFORMATION TAKEN FROM BOUNDAR AND TOPOGRAPH SURVE PERFORMED B EVS INC. EDEN PRAIRIE MINNESOTA EXPRESSL FOR THIS PROJECT. 4. UTILIT LOCATIONS TO BE FIELD VERIFIED PRIOR TO EXCAVATION CONSTRUCTION. IF AN DISCREPANCIES ARE NOTED THE ENGINEER SHOULD BE IMMEDIATEL NOTIFIED FOR RESOLUTION. 5. REFER TO RECOMMENDATIONS IN THE GEOTECHNICAL REPORT DATED SEPTEMBER 2 2016 B TERRACON FOR AN ADDITIONAL SITE PREPARATION INFORMATION OR REUIREMENTS. 6. EXISTING TREES NOTED FOR REMOVAL SHALL BE REMOVED IN THEIR ENTIRET FROM THE SITE INCLUDING ROOT STRUCTURES. NO CLEARING EFFORTS SHALL BE STARTED WITHOUT THE CAREFUL COORDINATION WITH THE OWNER'S REPRESENTATIVE TO IDENTIF TREES TO BE SAVED OR REMOVED. 7. EXISTING ORGANIC MATERIAL TOPSOIL TO BE REMOVED PER GEOTECHNICAL RECOMMENDATIONS FROM BUILDING AND PAVEMENT AREAS. SUITABLE EXISTING MATERIALS MA BE MINED FROM LANDSCAPE AREAS AND REPLACED WITH ORGANIC MATERIAL. 8. ALL RETAINING WALLS OVER 48 INCHES HIGH TO BE ENGINEERED B OTHERS. SIGNED PLANS TO BE SUBMITTED B CONTRACTOR TO THE CIT OF MEDINA AND TO THE ENGINEER. 9. 42 INCH FENCE RAILING IS REUIRED AT THE TOP OF ALL WALLS OVER 48 INCHES HIGH. 10. THE FILL SOILS SHOULD BE PLACED AND COMPACTED USING LIFT THICKNESSES WHICH ARE COMPARABL MATCHED TO THE TPE OF FILL AND THE COMPACTOR BEING USED. THE COMPACTOR SHOULD BE CAPABLE OF OBTAINING THE RECOMMENDED COMPACTION LEVELS THROUGHOUT THE ENTIRE THICKNESS OF THE FILL LIFT. 13. PROPOSED SPOT ELEVATIONS SHOWN AT CURBLINES ARE FLOWLINE ELEVATIONS UNLESS INDICATED OTHERWISE. 14. SPOT ELEVATIONS SHOWN AT CATCH BASINS ON THIS GRADING PLAN DOES NOT REFLECT 2 INCH CASTING SUMP AND ACTUAL RIM ELEVATIONS. 15. CONSTRUCTION SHALL BE RESTRICTED TO BETWEEN DAWN AND DUSK OR THE HOURS ESTABLISHED B THE CIT OF MEDINA. 16. THE ELM CREEK WATERSHED DISTRICT ENGINEER AND INSPECTOR SHALL BE NOTIFIED AT LEAST THREE 3 DAS PRIOR TO COMMENCEMENT OF WORK. 17. PLEASE SEE DETAIL 7 ON C606 FOR TPICAL CROSS SECTION FOR BASINS DRAINTILE ENGINEERING SURVEYING ENVIRONMENTAL PLANNING EVS, INC. 10025 Valley View Road, Suite 140 Eden Prairie, Minnesota 55344 Phone: 952-646-0236 Fax: 952-646-0290 www.evs-eng.com SHEET NUMBER CHECKED BY DATE PROJECT # # DATE REVISION SHEET LOCATION PROJECT 2016-062.1 CITY SUBMITTAL CLIENT I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. ___________________ JOSEPH L. LARSON DATE 08/19/2016 REGISTRATION NUMBER 44628 DSG/KEB 08.19.2016 JLL MEDINA, MN AUTOMOTORPLEX - MEDINA DRAWN BY 1 09.06.16 CITY COMMENTS 2 09.23.16 CITY COMMENTS 3 10.03.16 CITY COMMENTS C310 EROSION CONTROL PLAN EROSION CONTROL NOTES 1. SILT FENCE SHALL BE PLACED NO CLOSER THAN 2 FEET FROM THE DELINEATED EDGES OF ALL WETLANDS. 2. PONDS SHALL BE EXCAVATED AS EARL IN THE CONSTRUCTION PROCESS AS POSSIBLE. THE CONTRACTOR SHALL REMOVE AN SILT FROM THE POND AFTER THE SITE IS FULL RESTORED. 3. AFTER GRADING IS COMPLETE THE CONTRACTOR SHALL INSTALL BMP'S AS SHOWN ON THIS PLAN AND DETAIL SHEET TO MINIMIE EROSION. 4. THE CONTRACTOR SHALL SCHEDULE THEIR OPERATIONS TO MINIMIE THE DISTURBED AREA AT AN GIVEN TIME. 5. ALL SEED SOD MULCH AND FERTILIER SHALL CONFORM WITH THE FOLLOWING MNDOT SPECIFICATIONS AS MODIFIED BELOW: ITEM SPECIFICATION NUMBER SOD MNDOT 3878 SEED MNDOT 3876 TEMP MIX 22-111 40 LBAC. PERM MIX 25-141 75 LBAC. BASIN NWL TO HWL MIX 35-241 85.5 LBAC. MULCH MNDOT 3882 ALL TPE 3 2 TONSAC. FERTILIER MNDOT 3881 TEMP TPE 1 10-10-20 200 LBSAC. PERM TPE 3 22-5-20 350 LBSAC. WET TPE 4 18-1-8 120 LBSAC. GENERAL PLACEMENT MNDOT 2575 SOIL TRACKED ONTO PAVED SURFACES SHALL BE CLEANED DAIL B SCRAPING OR SWEEPING AS REUIRED B THE MPCA. 6. A MINIMUM OF 4 INCHES OF TOPSOIL SHALL BE RESPREAD PRIOR TO SEEDING MULCHING. 7. STOCKPILES MUST BE LOCATED AT LEAST 25 FEET FROM AN ROAD WETLAND DRAINAGE CHANNEL OR STORM SEWER INLET. STOCKPILES LEFT FOR MORE THAN 14 DAS MUST BE STABILIED WITH MULCH VEGETATION TARPS OR OTHER APPROVED MEANS. STOCKPILES LEFT FOR MORE THAN 14 DAS MUST BE CONTROLLED WITH SILT FENCE. 8. ALL DISTURBED AREAS SHALL BE RESTORED AS DETAILED IN THESE REUIREMENTS. EACH TPE OF PERMANENT RESTORATION SHALL BE CLEARL SHOWN ON THE PLAN INCLUDING BUT NOT LIMITED TO SOD SEED IMPERVIOUS COVER AND STRUCTURES. AREAS WHICH TOPSOIL HAS BEEN PLACED AND FINISHED GRADED OR AREAS THAT HAVE BEEN DISTURBED AND FOR WHICH OTHER GRADING OR SITE BUILDING CONSTRUCTION OPERATIONS ARE NOT ACTIVEL UNDERWA SHALL BE TEMPORARIL OR PERMANENTL RESTORED POSSIBL REUIRING MULTIPLE MOBILIATIONS AS SET FORTH IN THE FOLLOWING REUIREMENTS: . AREAS WITH SLOPES OF LESS THAN THREE 3 TO ONE 1 SHALL BE SEEDED AND MULCHED WITHIN FOURTEEN 14 DAS OF COMPLETING LAND DISTURBING ACTIVITIES. . AREAS WITH SLOPES GREATER THAN OR EUAL TO THREE 3 TO ONE 1 SHALL BE SEEDED AND EROSION CONTROL BLANKET PLACED WITHIN SEVEN 7 DAS OF COMPLETING LAND DISTURBING ACTIVITIES. . ALL SEED SHALL BE EITHER MULCHED AND DISC-ANCHORED OR COVERED B EROSION CONTROL BLANKET TO PROTECT SEED AND LIMIT EROSION. TEMPORAR OR PERMANENT MULCH SHALL BE DISC-ANCHORED AND APPLIED AT A UNIFORM RATE OF NOT LESS THAN TWO 2 TONS PER ACRE WITH NOT LESS THAN EIGHT 80 PERCENT COVERAGE. d.IF AN DISTURBED AREA IS ANTICIPATED TO BE REDISTRIBUTED WITHIN SIX MONTHS A TEMPORAR VEGETATIVE COVER SHALL BE REUIRED CONSISTING OF AN APPROVED SEED MIXTURE AND APPLICATION RATE. .IF THE GRADED AREA SHALL NOT BE DEVELOPED FOR A PERIOD OF GREATER THAN SIX MONTHS A PERMANENT VEGETATIVE COVER SHALL BE PROVIDED CONSISTING OF AN APPROVED SEED MIXTURE AND APPLICATION RATE. 10. ALL EROSION CONTROL AND SEDIMENT CONTROL MEASURES SHALL BE INSTALLED PRIOR TO ALTERATION AND MAINTAIN UNTIL TURF IS ESTABLISHED. ALL CONSTRUCTION RELATED SEDIMENT SHALL BE REMOVED FROM PONDING AREAS STORM SEWERS AND OTHER WATER MANAGEMENT UPON COMPLETION OF CONSTRUCTION. SCALE IN FEET 0 50 100 ENGINEERING SURVEYING ENVIRONMENTAL PLANNING EVS, INC. 10025 Valley View Road, Suite 140 Eden Prairie, Minnesota 55344 Phone: 952-646-0236 Fax: 952-646-0290 www.evs-eng.com SHEET NUMBER CHECKED BY DATE PROJECT # # DATE REVISION SHEET LOCATION PROJECT 2016-062.1 CITY SUBMITTAL CLIENT I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. ___________________ JOSEPH L. LARSON DATE 08/19/2016 REGISTRATION NUMBER 44628 DSG/KEB 08.19.2016 JLL MEDINA, MN AUTOMOTORPLEX - MEDINA DRAWN BY 1 09.06.16 CITY COMMENTS 2 09.23.16 CITY COMMENTS 3 10.03.16 CITY COMMENTS C400 SANITARY WATERMAIN PLAN SANITAR SEWER NOTES 1. ALL SANITAR SEWER PIPE SHALL BE PVC PIPE SDR-35 FROM 0'-15' DEEP OR SDR-26 FROM 15' DEEP ASTM D3034 ASTM C63 SDR 35 UNLESS OTHERWISE NOTED. SANITAR SEWER INSTALLATION SHALL BE IN ACCORDANCE WITH ASTM D2321. 2. INSTALLATION AND MATERIALS USED FOR BUILDING SANITAR SEWERS MUST COMPL WITH THE STANDARDS SPECIFIED IN MINNESOTA RULES PART 4715.0530. WATERMAIN NOTES 1. ALL WATERMAIN PIPE SHALL BE DIP CL52. ALL WATERMAIN SHALL HAVE A MINIMUM 7.5 FEET MINIMUM COVER TOP OF PIPE TO FINISH GRADE. DIP HDRANT LEADS AND FITTINGS SHALL BE ENCASED WITH POLETHLENE FILM CONFORMING TO ASTM D 1248-889. 2. 12 INCH WATERMAIN TO BE DIP CL52 AND 8 INCH WATERMAIN TO BE DIP CL 52 WITH 7.5 FEET MINIMUM COVER. 3. WATERMAIN SHALL BE INSTALLED AT LEAST 10 FEET HORIONTALL FROM AN MANHOLE CATCH BASIN STORM SEWER SANITAR SEWER DRAINTILE OR OTHER POTENTIAL SOURCE FOR CONTAMINATION PER MN RULES 4715.1710 SUBPART 3. THIS ISOLATION DISTANCE SHALL BE MEASURED FROM THE OUTER EDGE OF THE PIPE TO THE OUTER EDGE OF THE CONTAMINATION SOURCE. 4. WATERMAIN TO HAVE 18" CLEARANCE MINIMUM VERTICALL FROM AN OTHER UTILIT. AT THIS MINIMUM LINE IS TO BE INSULATED WITH 4" INSULATE. 5. INSTALLATION AND MATERIALS USED FOR WATER SERVICE PIPING MUST COMPL WITH THE STANDARDS SPECIFIED IN MINNESOTA RULES PART 4715.0530. 6. ALL HDRANTS SHALL BE WATEROUS IMPROVED PACER STLE MODEL WB-67 WITH SAFET FLANGE AND STEM COUPLING. HDRANT SHALL BE ROTATED AS NECESSAR SO MAIN CONNECTION IS DIRECTED TOWARDS ADJACENT ACCESS ROAD. 7. ALL WATER SERVICE OR GATE VALVE BOXES WITHIN CONSTRUCTION AREA MUST BE EXPOSED AND BROUGHT TO GRADE UPON COMPLETION OF CONSTRUCTION. MATCH LINE SCALE IN FEET 0 50 100 ENGINEERING SURVEYING ENVIRONMENTAL PLANNING EVS, INC. 10025 Valley View Road, Suite 140 Eden Prairie, Minnesota 55344 Phone: 952-646-0236 Fax: 952-646-0290 www.evs-eng.com SHEET NUMBER CHECKED BY DATE PROJECT # # DATE REVISION SHEET LOCATION PROJECT 2016-062.1 CITY SUBMITTAL CLIENT I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. ___________________ JOSEPH L. LARSON DATE 08/19/2016 REGISTRATION NUMBER 44628 DSG/KEB 08.19.2016 JLL MEDINA, MN AUTOMOTORPLEX - MEDINA DRAWN BY 1 09.06.16 CITY COMMENTS 2 09.23.16 CITY COMMENTS 3 10.03.16 CITY COMMENTS SCALE IN FEET 0 50 100 C401 SANITARY WATERMAIN PLAN MATCH LINE ENGINEERING SURVEYING ENVIRONMENTAL PLANNING EVS, INC. 10025 Valley View Road, Suite 140 Eden Prairie, Minnesota 55344 Phone: 952-646-0236 Fax: 952-646-0290 www.evs-eng.com SHEET NUMBER CHECKED BY DATE PROJECT # # DATE REVISION SHEET LOCATION PROJECT 2016-062.1 CITY SUBMITTAL CLIENT I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. ___________________ JOSEPH L. LARSON DATE 08/19/2016 REGISTRATION NUMBER 44628 DSG/KEB 08.19.2016 JLL MEDINA, MN AUTOMOTORPLEX - MEDINA DRAWN BY 1 09.06.16 CITY COMMENTS 2 09.23.16 CITY COMMENTS 3 10.03.16 CITY COMMENTS C420 STORM SEWER PLAN UTILIT NOTES 1. BACKGROUND INFORMATION TAKEN FROM BOUNDAR AND TOPOGRAPH SURVE PERFORMED B EVS INC. EDEN PRAIRIE MN EXPRESSL FOR THIS PROJECT. 2. LOCATE ALL EXISTING UTILITIES VERIF LOCATION SIE AND INVERT ELEVATIONS. IF AN DISCREPANCIES ARE NOTED THE ENGINEER SHOULD BE IMMEDIATEL NOTIFIED FOR RESOLUTION. 3. PRIOR TO CONSTRUCTION OF PROPOSED BUILDING UTILIT SERVICES VERIF ALL PROPOSED BUILDING UTILIT SERVICE PIPE SIES LOCATIONS AND ELEVATIONS WITH MECHANICAL PLANS. COORDINATE CONSTRUCTION AND CONNECTIONS WITH MECHANICAL CONTRACTOR. 4. ALL CONNECTIONS TO CIT UTILITIES TO BE IN ACCORDANCE WITH THE CIT OF MEDINA STANDARDS. 5. VERIF ALL CONNECTIONS TO EXISTING UTILIT SERVICES PRIOR TO CONSTRUCTION. 6. CONTACT GOPHER STATE ONE CALL FOR EXISTING UTILIT LOCATIONS 48 HOURS PRIOR TO CONSTRUCTION. AN DISCREPANCIES BETWEEN LOCATED UTILITIES AND THE EXISTING CONDITIONS PLAN SHOULD BE NOTED AND FORWARDED TO THE ENGINEER. 7. COORDINATE WITH IRRIGATION AND LIGHTING CONTRACTORS FOR CONDUIT CROSSINGS NEEDED. 8. RECORD AS-BUILT DRAWINGS SHALL BE SUBMITTED B THE CONTRACTOR UPON COMPLETION OF THE PROJECT. 9. ALL MATERIALS SHALL COMPL WITH THE REUIREMENTS OF THE CIT. 10. PVC SOLVENT WELD JOINTS MUST INCLUDE A PRIMER OF CONTRASTING COLOR TO THE PIPE AND CEMENT MINNESOTA RULES PART 4715.0810 SUBPART 2. STORM SEWER NOTES 1. ALL STORM SEWER PIPE SHALL BE RCP CLASS III MIN. WITH FLEXIBLE WATERTIGHT JOINTS IN ACCORDANCE WITH ASTM C-361 OR PVC PIPE ASTM D3034 SDR 35 INSTALLED IN ACCORDANCE WITH ASTM D2321 UNLESS OTHERWISE NOTED. 2. FLEXIBLE JOINTS AT STORM SEWER PIPE CONNECTIONS TO STRUCTURES: 2.1. IN ACCORDANCE WITH MINNESOTA RULES 4715.0700 AND 4715.0750 PROVIDE FLEXIBLE JOINTS AT ALL PIPE CONNECTIONS TO ALL STORM SEWER STRUCTURES. 2.2. ACCEPTABLE MANUFACTURERS PRODUCTS: 2.2.1. FERNCO "CONCRETE MANHOLE ADAPTORS" OR "LARGE DIAMETER WATERSTOPS" 2.2.2. PRESS-SEAL WATERSTOP GROUTING RINGS 2.2.3. OR APPROVED EUAL SCALE IN FEET 0 50 100 ENGINEERING SURVEYING ENVIRONMENTAL PLANNING EVS, INC. 10025 Valley View Road, Suite 140 Eden Prairie, Minnesota 55344 Phone: 952-646-0236 Fax: 952-646-0290 www.evs-eng.com SHEET NUMBER CHECKED BY DATE PROJECT # # DATE REVISION SHEET LOCATION PROJECT 2016-062.1 CITY SUBMITTAL CLIENT I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. ___________________ JOSEPH L. LARSON DATE 08/19/2016 REGISTRATION NUMBER 44628 DSG/KEB 08.19.2016 JLL MEDINA, MN AUTOMOTORPLEX - MEDINA DRAWN BY 1 09.06.16 CITY COMMENTS 2 09.23.16 CITY COMMENTS 3 10.03.16 CITY COMMENTS C421 STORM SEWER PLAN SCALE IN FEET 0 50 100 Ө DEG. Ө © PLEASE SEE DETAIL 7 ON C606 FOR TPICAL CROSS SECTION FOR BASINS DRAINTILE ENGINEERING SURVEYING ENVIRONMENTAL PLANNING EVS, INC. 10025 Valley View Road, Suite 140 Eden Prairie, Minnesota 55344 Phone: 952-646-0236 Fax: 952-646-0290 www.evs-eng.com SHEET NUMBER CHECKED BY DATE PROJECT # # DATE REVISION SHEET LOCATION PROJECT 2016-062.1 CITY SUBMITTAL CLIENT I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. ___________________ JOSEPH L. LARSON DATE 08/19/2016 REGISTRATION NUMBER 44628 DSG/KEB 08.19.2016 JLL MEDINA, MN AUTOMOTORPLEX - MEDINA DRAWN BY 1 09.06.16 CITY COMMENTS 2 09.23.16 CITY COMMENTS 3 10.03.16 CITY COMMENTS C422 STORM SEWER PLAN SCALE IN FEET 0 50 100 ENGINEERING SURVEYING ENVIRONMENTAL PLANNING EVS, INC. 10025 Valley View Road, Suite 140 Eden Prairie, Minnesota 55344 Phone: 952-646-0236 Fax: 952-646-0290 www.evs-eng.com SHEET NUMBER CHECKED BY DATE PROJECT # # DATE REVISION SHEET LOCATION PROJECT 2016-062.1 CITY SUBMITTAL CLIENT I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. ___________________ JOSEPH L. LARSON DATE 08/19/2016 REGISTRATION NUMBER 44628 DSG/KEB 08.19.2016 JLL MEDINA, MN AUTOMOTORPLEX - MEDINA DRAWN BY 1 09.06.16 CITY COMMENTS 2 09.23.16 CITY COMMENTS PH PHASING PLAN SCALE IN FEET 0 50 100 PHASE LINE PHASE LINE PHASE 2PHASE 1BUILDINGS 2016-2017 ALL UTILITIES TO BE INSTALLED WITH PHASE 1 PROJECT NAME/LOCATION:PREPARED FOR:NO. REVISION / ISSUE DATESHEET:DESIGNED:DRAWN:CHECKED:DATE:L-1N O R T H15 BRENTWOOD AVE.EXCELSIOR MN 55331PH 651-222-9250FAX 952-474-0155AUTOMOTORPLEX MEDINAPreliminary Landscape PlanEVSI hereby certify that this plan was preparedby me or under my direct supervision andthat I am a duly registered LANDSCAPEARCHITECT under the laws of the Stateof Minnesota.______________________________Lee MarkellDate: 2-25-2016License No. 19313 30 YR OWEN S C ORNING CLASS R SHINGLE OPT IONA L HY OWNER 3• VERANDA TED AWNING NAP. T ED 3-0 STE EL HA LF LIOFFT LAP SM ART 41021RO 30 YR OWENS C ORNINI3 CLASS A MIN GLE VINY L WIND OW MAN. TDD WOOD FRAMED DEC K O PT IO NAL BY OWNER AWNING MAN. THD 3-0 STEEL HA LF LIMIT �1Mt= LAP SMART S102111G —I�- •— ui 1-7 ■:::- ::ii — iii STO NE PLA N. TED I1 O:F aWZOZIN I. . .HHN l1_. QDaw n IitYA ION a. . -F. O SITE PLAN LOCATION — BUILDING 8 41S ALUM. LOUVE R MAN. T — III Ij .1111 ■1111=1111 m1111E■■ ■■;1 111= O VERH EAD DOOR 80' 8-A 8-H 8-B 8-1 90' O FLOOR PLAN - BUILDING 8 6 1"= 20' 8-C 8-J 80' 8-D 8-E 8-F 8-G 30' 32' 48' 8-K 8-L 8-M I4 8-N -1111- —0. . puu— � = =iIII0 8U `ll LE; 14 INEORAT ED OV ERH EAD DOOR 1 - -1111 —uu p Hu■ wreromrtmMil OVERHEA D D OOR MEI 18 X 14 PI4UDJ .TED W2,7411 1111.1111�1111- uu oo u_ =au you= ..HHu= ,!Ills i • - ■o— g OMR DE4AH[ M -W OOD FRAMED DECK OPTION AL HY OWN ER OPTIONAL HY OW NER 3' VERANDA TE D ST ONE 1294 SQ.FT. 9% 1 SIDIN G 8822 SQ.FT. 59% WI ND OWS 736 SQ .FT. 5 01 E GARAGE DO ORS 4032 SQ.FT 27% TOTAL 15,010 SQ.FT . 100% D ATE: 4U1 25, 2014 PROJ EC T NO: D RA WN B Y: ED CI =KED BY : CAD SC AM .S DWG MAIM SI C ONT ACT: E DOE RE VISIONR: CI ) V) 1-4 W CIA Z 0 0 17.11 0 Qg O O F � 7 � � Q 161 U 1�F mW QU c is ER Al REVISIONS: DRAWN BY: CONTACT: CAD SCALE: CHECKED BY: DWG NAME: DATE: PROJECT NO:BC700 S 7 S.FARGO NORTH DAKOTA 58103MEDINA, MINNESOTA0000PHONE 701-356-3010FAX 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% MEDINA, MINNESOTACONTACT:BCREVISIONS: DRAWN BY: DATE: CAD SCALE: PROJECT NO:700 S 7 S.FARGO NORTH DAKOTA 58103DWG NAME: CHECKED BY:0000PHONE 701-356-3010FAX 701-277-9494A1CONTRACTING CO.STONE 1294 SQ.FT. 9% SIDING 10657 SQ.FT. 71% WINDOWS 694 SQ.FT. 5% STOREFRONTS 1782 SQ.FT 12% GARAGE DOORS 486 SQ.FT 3% TOTAL 15,010 SQ.FT. 100% ALUM. LOUVER MAN. TBD 30 YR OWENS CORNING CLASS A SHINGLE VINYL WINDOW MAN. TBD 18 X 9 INSULATED OVERHEAD DOORSTONE MAN. TBD LAP SMART SIDING 18 X 9 INSULATED OVERHEAD DOOR 18 X 9 INSULATED OVERHEAD DOOR REPRESENTATIVE BUILDING #4 ALUMINUM STOREFRONT ALUMINUM STOREFRONT ALUMINUM STOREFRONT ALUMINUM STOREFRONT ALUMINUM STOREFRONT ALUMINUM STOREFRONT ALUMINUM STOREFRONT ALUMINUM STOREFRONT ALUMINUM STOREFRONT ALUMINUM STOREFRONT ALUMINUM STOREFRONT E�N�G�I�N�E�E�R�I�N�G� �|� �S�U�R�V�E�Y�I�N�G� �|� �E�N�V�I�R�O�N�M�E�N�T�A�L� �|� �P�L�A�N�N�I�N�G� S�H�E�E�T� �1� �O�F� �2� �S�H�E�E�T�S� C�.�R�.� �D�O�C�.� �N�O�.� � �_�_�_�_�_�_�_�_�_�_�_�_�_� KNOW ALL PERSONS BY THESE PRESENTS: Loram Maintenance of Way, Inc., a Minnesota corporation, owner of the following described property situated in the County of Hennepin, State of Minnesota, to wit: That part of the Southwest Quarter of the Northwest Quarter of Section 11, Township 118, Range 23, lying West of the West line of the East 602 feet of said Southwest Quarter of the Northwest Quarter, which lies South of a line drawn Easterly parallel with the North line of said Southwest Quarter of the Northwest Quarter, from a point on the West line of said Southwest Quarter of the Northwest Quarter distant 528 feet Southerly from the Northwest corner of said Southwest Quarter of the Northwest Quarter. Together with: That part of the West Half of the Southwest Quarter of Section 11, Township 118, Range 23, described as beginning at the Northwest corner of said Southwest Quarter; thence Southerly along the West line of said Southwest Quarter a distance of 386.41 feet; thence Easterly parallel with the North line of said Southwest Quarter a distance of 368 feet; thence Southerly parallel with said West line to the center line of Hamel Road; thence Easterly along said center line to the intersection with the West line of the East 602 feet of said West Half of the Southwest Quarter; thence Northerly along said West line of the East 602 feet to said North line of the Southwest Quarter; thence Westerly along said North line to the point of beginning. Together with: That part of the Southwest 1/4 of Section 11, Township 118 North, Range 23 West of the 5th Principal Meridian, described as follows: Commencing at a point on the West line of said Southwest 1/4 distant 386.41 feet South of the Northwest corner thereof, which point is the point of beginning of the tract of land to be described; thence East, parallel to the North line of said Southwest 1/4, a distance of 368 feet; thence South, parallel to the West line of said Southwest 1/4, to the center line of the County Road No. 9 (Hamel Road); thence Southwesterly, along the center line of said County Road, to a point on the West line of said Section 11distant 434.65 feet South from the point of beginning; thence North, a distance of 434.65 feet, to the point of beginning, except the Southerly 33 feet and the Westerly 33 feet thereof, according to the United States Government Survey thereof and situate in Hennepin County, Minnesota. Has caused the same to be surveyed and platted as LORAM FIRST ADDITION and does hereby dedicate to the public for public use forever the public ways, and easements for drainage and utility purposes as shown on this plat. In witness whereof said Loram Maintenance of Way, Inc., a Minnesota corporation, has caused these presents to be signed by its proper officer this _____ day of ____________________ , 20_____ . Signed: Loram Maintenance of Way, Inc., a Minnesota corporation. By __________________________, Its General Counsel and Secretary. Bob C. Carlson STATE OF MINNESOTA COUNTY OF HENNEPIN This instrument was acknowledged before me on this _____ day of ____________________ , 20 , by Bob C. Carlson, Its General Counsel and Secretary of Loram Maintenance of Way, Inc., a Minnesota corporation on behalf of the company. Signature of Notary Notary's Printed Name Notary Public, _______________ County, Minnesota My Commission Expires January 31, 20_____ . I, Michael P. Koller, do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on the this plat; that all monuments depicted on the plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on the plat. Dated this______day of ____________________, 2016. Michael P. Koller, Licensed Land Surveyor Minnesota License No. 48987 STATE OF MINNESOTA COUNTY OF HENNEPIN This instrument was acknowledged before me this _____ day of ___________________ , 2015, by Michael P Koller. Signature of Notary Notary's Printed Name Notary Public, Hennepin County, Minnesota My Commission Expires January 31, 20_____ . MEDINA, MINNESOTA This plat of LORAM FIRST ADDITION was approved and accepted by the City Council of Medina, Minnesota, at a regular thereof held this _____ day of ____________________ , 20_____ . If applicable, the written comments and recommendations of the Commissioner of Transportation and the County Highway Engineer have been received by the City or the prescribed 30 day period has elapsed without receipt of such comments and recommendations, as provided by Minnesota Statutes, Section 505.03, Subdivision 2. CITY COUNCIL OF MEDINA, MINNESOTA By ________________________________________ , Mayor By ________________________________________ , Clerk RESIDENT AND REAL ESTATE SERVICES, Hennepin County, Minnesota I hereby certify that taxes payable in 20_____ and prior years have been paid for land described on this plat, dated this _____ day of ____________________ , 20_____ . Mark V. Chapin, County Auditor By ________________________________________ , Deputy SURVEY DIVISION, Hennepin County, Minnesota Pursuant to Minnesota Statute Section 383B.565 (1969), this Plat has been approved this _____ day of ____________________ , 20_____ . Chris F. Mavis, County Surveyor By ________________________________________ REGISTRAR OF TITLES, Hennepin County, Minnesota I hereby certify that the within plat of LORAM FIRST ADDITION was filed in this office this _____ day of ____________________ , 20_____ , at _____o'clock ___ .M. Martin McCormick, Registrar of Titles By ________________________________, Deputy COUNTY RECORDER, Hennepin County, Minnesota I hereby certify that the within plat of LORAM FIRST ADDITION was recorded in this office this _____ day of ____________________ , 20_____ , at _____o'clock ___ .M. Martin McCormick, County Recorder By ________________________________, Deputy L�O�R�A�M� �F�I�R�S�T� �A�D�D�I�T�I�O�N� E�N�G�I�N�E�E�R�I�N�G� �|� �S�U�R�V�E�Y�I�N�G� �|� �E�N�V�I�R�O�N�M�E�N�T�A�L� �|� �P�L�A�N�N�I�N�G� S�H�E�E�T� �2� �O�F� �2� �S�H�E�E�T�S� T�H�E� �O�R�I�E�N�T�A�T�I�O�N� �O�F� �T�H�I�S� �B�E�A�R�I�N�G� �S�Y�S�T�E�M� �I�S� B�A�S�E�D� �O�N� �T�H�E� �N�O�R�T�H� �L�I�N�E� �O�F� �T�H�E� �S�W� �1�/�4�,� �S�E�C�T�I�O�N� 1�1�,� �T�O�W�N�S�H�I�P� �1�1�8� �N�O�R�T�H�,� �R�A�N�G�E� �2�3� �W�E�S�T�,� �W�H�I�C�H� I�S� �A�S�S�U�M�E�D� �T�O� �B�E�A�R� �S� �8�9�� �4�8�'� �0�6�"� �E�.� D�E�N�O�T�E�S� �I�R�O�N� �M�O�N�U�M�E�N�T� �F�O�U�N�D� D�E�N�O�T�E�S� �I�R�O�N� �M�O�N�U�M�E�N�T� S�E�T� �W�/� �C�A�P� �S�T�A�M�P�E�D� �"�R�L�S� �4�8�9�8�7�"� D�E�N�O�T�E�S� �C�A�S�T� �I�R�O�N� �M�O�N�U�M�E�N�T� �F�O�U�N�D� C�.�R�.� �D�O�C�.� �N�O�.� � �_�_�_�_�_�_�_�_�_�_�_�_�_� LEGEND BASIS OF BEARING SECTION MAP S�e�c�.� �1�1�,� �T�w�p�.� �1�1�8� �N�.�,� �R�g�e�.� �2�3� �W�.� 5�t�h� �P�r�i�n�c�i�p�a�l� �M�e�r�i�d�i�a�n� N�O�T� �T�O� �S�C�A�L�E� L�O�R�A�M� �F�I�R�S�T� �A�D�D�I�T�I�O�N� 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  Page 2   C:\Users\dustyfinke\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\8XE9DK15\MEMO_AutoMotorPlex_100716.docx  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?