HomeMy Public PortalAbout06-14-2022 Planning Commission Packet POSTED AT CITY HALL: June 10, 2022
PLANNING COMMISSION AGENDA
TUESDAY, JUNE 14, 2022
7:00 P.M.
CITY HALL (2052 County Road 24)
1. Call to Order
2. Changes to Agenda
3. Update from City Council proceedings
4. Representative at next City Council meeting
5. Planning Department Report
6. Public Hearing – Blooming Meadows – Pillar Homes Partners – East of
Holy Name Drive, north of Lakeview Rd – PUD Concept Plan for 5-lot
rural subdivision
7. Public Hearing – Cates Industrial Park – Jeff and Chris Cates – 2575
Cates Ranch Dr. – Comprehensive Plan Amendment to change future
land use to business and staging to 2020
8. Public Hearing – State Farm Concept Plan – Kyle Vitense – 340
Clydesdale Trail – PUD Concept Plan to amend Clydesdale Marketplace
PUD for construction of professional office building
9. Approval of May 10, 2022 Planning Commission Minutes
10. Adjourn
Planning Department Update Page 1 of 2 June 7, 2022
City Council Meeting
TO: Mayor Martin and Members of the City Council
FROM: Dusty Finke, Planning Director
DATE: June 2, 2022
MEETING: June 7, 2022 City Council
SUBJECT: Planning Department Updates
Land Use Application Review
A) Hamel Townhomes Pre Plat and Site Plan Review – Hamel Townhomes LLC has requested
preliminary plat and site plan review approval for a 30-unit townhome development at 342
Hamel Road. The Planning Commission held a public hearing on April 12. Commissioners
raised concerns with aspects of the proposed development and recommended denial on a 5-1
vote. The City Council reviewed at the May 3 meeting and requested changes to the elevations
for the building facing Hamel Road, but directed staff to prepare approval documents subject to
review of the updated elevations, which were presented on May 17. The Council lacked quorum
to act on the resolutions, which will be presented again on June 7.
B) Cates Ranch/Willow Drive Warehouse Industrial – Comprehensive Plan Amendment and– Jeff
and Chris Cates have submitted an amendment request for Comprehensive Plan Amendment for
a warehouse/industrial development east of Willow Drive, north of Chippewa Road. The
amendment proposes to change the future land use of approximately 30 acres from Future
Development Area to Business for approximately 300,000 s.f. development. The Planning
Commission is tentatively scheduled to hold a public hearing at the June 14 meeting.
C) Blooming Meadows Concept Plan – east of Holy Name Drive, north of Lakeview Drive – Pillar
Homes has requested review of a Concept Plan Review for a 5-lot rural subdivision. The
applicant proposes a PUD and requests flexibility from the Rural Residential zoning standards.
Standard RR zoning would permit 5 lots on the subject site, but the applicant proposes
alternative lot arrangement to allow for wetland restoration in a large portion of the site and
creation of a wetland bank. A public hearing is tentatively scheduled for the June 14 Planning
Commission meeting.
D) State Farm-Clydesdale PUD Concept Plan – Kyle Vitense has requested review of a PUD
Concept Plan for construction of a professional office building at 340 Clydesdale Trail, to the
west of Wells Fargo. The proposed building differs from that anticipated in the Medina
Clydesdale Marketplace PUD, so would require an amendment to the PUD. The applicant seeks
feedback before proceeding to full design. The Planning Commission is scheduled to hold a
public hearing at the June 14 meeting.
E) Loram/Scannell Medina Industrial – Loram and Scannell have submitted materials for the City
to prepare an EAW for a warehouse/industrial development east of Arrowhead Drive, south of
Highway 55, to the south of Loram’s existing facility. The council approved the findings of fact
and made a negative declaration on the need for an EIS at the April 5 meeting. Staff will route
the record of decision as required. The applicant has now also applied for preliminary plat and
site plan review approval for construction of approximately 450,000 s.f. of office warehouse on
three lots. Staff is conducting preliminary review and will present when complete, potentially at
the July 12 Planning Commission Meeting.
F) Bonner Variance – 2055 Tamarack Drive – Jeffrey Bonner has requested a variance from the
150-foot animal structure setback to replace an existing barn with a larger structure. The larger
MEMORANDUM
Planning Department Update Page 2 of 2 June 7, 2022
City Council Meeting
structure would include a larger barn plus additional storage and shop space. The larger
structure is proposed to be setback the same distance as the existing barn from the northern
property line (110’). The Planning Commission reviewed at the April 12 meeting and
recommended approval. The City Council approved on May 17. The project will now be
closed.
G) Prairie Creek Final Plat – Stelter Enterprises has requested final plat approval for a 17-lot villa
subdivision at 500 Hamel Road. The applicant is re-evaluating their plans and staff will present
to Council when and if the applicant is prepared to move ahead.
H) Marsh Pointe Preserve Final Plat – 4250-4292 Arrowhead Drive – BPS Properties has
requested Preliminary Plat approval for a 30-lot subdivision east of Arrowhead Drive south of
Bridgewater. The City previously reviewed a concept plan for the project. The Council granted
final approval at the May 3 meeting. Staff is working with the applicant to finalize the plat,
plans, and agreements prior to construction.
I) Weston Woods PUD and Plat Amendment – Mark and Kathleen Smith have requested an
amendment to the approved PUD and plat. The amendment proposes to reduce the total number
of lots by 3 and adjust required lot standards. The Council approved the updated documents on
April 19.
J) Ditter Heating and Cooling Site Plan Review – 820 Tower Drive – Ditter Heating and Cooling
has requested a Site Plan Review for an approximately 5,000 square foot addition to its building.
The application is incomplete for review and will be scheduled for a hearing when complete.
K) BAPS Site Plan Review – 1400 Hamel Road – Bochasanwasi Shri Akshar Purushottam
Swaminarayan Sanstha (BAPS), Minneapolis, has requested Site Plan Review for construction
of a place of assembly. The Planning Commission reviewed at the September 14 meeting and
recommended approval. The Council adopted a resolution for approval at the November 16
meeting. The applicant has indicated that they will likely not begin construction until spring.
L) Life-Style Auto Condo – South of Hwy 55, west of Pioneer – SH Ventures has requested
review of a PUD Concept Plan for development of 12 buildings with approximately 258,000
square feet of space for privately owned garage condos. The Planning Commission held a
public hearing and provided comments at the October 12 meeting. The Council reviewed at the
November 16 Council meeting and provided comments. The applicant has requested that the
City Council remain open, as they are considering potential updates to their Concept Plan.
M) Adam’s Pest Control Site Plan Review, Pre Plat, Rezoning – Pioneer Trail Preserve – These
projects have been preliminarily approved and the City is awaiting final plat application.
N) Caribou Cabin-Pinto Retail, Baker Park Townhomes, Johnson ADU CUP, St. Peter and Paul
Cemetery – The City Council has adopted resolutions approving these projects, and staff is
assisting the applicants with the conditions of approval in order to complete the projects.
Other Projects
A) Uptown Hamel RFP – the City Council approved the RFP for economic development services
at the April 5 meeting. Staff is reviewing proposals and intends to choose a firm and prepare a
contract for Council consideration at the June 7 meeting.
B) Electric Vehicle Charging Regulations – staff is preparing information for review by the
Planning Commission and Council pertaining to potential regulations to either require or
encourage installation of EV charging infrastructure. The Planning Commission held a public
hearing at the May 10 Planning Commission meeting, recommended some adjustments and
recommended approval. Staff intends to present to Council at the June 7 meeting.
C) Diamond Lake Regional Trail Master Plan – Three Rivers Park has finalized the Master Plan
for the Diamond Lake Regional Trail and requested a formal Council resolution of support.
This will be presented to Council at the June 7 meeting.
TO: Honorable Mayor and City Council
FROM: Jason Nelson, Director of Public Safety
DATE: June 2, 2022
RE: Department Updates
On May 21, the department held its annual Bike Safety Rodeo and Open House. It was nice to meet
and chat with many new faces this year. I hope that the kids all went away with a positive experience
at the event. Several families toured the police department where they were also able to see and try on
some of the equipment we use daily.
Officer Hanson attended a weeklong use of force instructor course. He now joins Officer Jessen as a
use of force instructor for our agency.
Over the past month both Administrative Assistant Klaers and I have attended three different
demonstrations as we are starting to prepare for a new Records Management System (RMS). We
currently are in a consortium with several other cities in which we share data and cost to manage the
system. The system is aging, and we are reaching the end of its capabilities. The next steps are to
create a working group to further study and explore our options. We are anticipating having something
in place sometime in 2024.
I had previously informed the council that our 2022 squad orders had been cancelled by Dodge due to
chip shortages. The chip shortages have affected the supply chain for all manufacturers, and we have
been working on trying to look for other options. While doing so we have been in touch with many
different states and have learned that most states in the Midwest are all experiencing the same issues.
We were able to work with our local outfitting vender and they were able to locate two squads which
we should have sometime before the end of the year.
Community Service Officer Justin Cook has turned in his resignation with his last day being June 4,
2022. He has decided that he would like to remain with the department in a Reserve Officer role
which we gladly accepted. Community Service Officer Jackson Billman has also informed me that
after he finishes his law enforcement summers skills program and successfully passes his Peace
Officer Standards and Training test, he has accepted a conditional offer from the Brooklyn Center
Police Department. We will be starting the hiring process for Community Service Officers in the next
few weeks with council approval.
Patrol:
The following are updates of Patrol Officers between May 11, 2022 and May 30, 2022: Officers
issued 17 citations and 39 warnings for various traffic offenses, responded to 4 property damage
accidents, 13 medicals, 11 suspicious calls, 6 traffic complaints, 13 assists to other agencies, and 9
business/residential alarms.
On 05/12/2022 Officers responded to a 911 hang-up in the area of Crestview Lane in Loretto. While
en route Officer was able to make contact with the phone owner who stated he had just been assaulted
and was bleeding. Victim stated he had stopped by a nearby apartment complex to speak with a friend
of someone who had recently passed away. He said he thought he saw her in an upstairs window and
yelled for her to come down and speak with him. The female’s grandson then came down and began
punching him several times. The victim was seen by paramedics but refused transport. The suspect
was identified, and the case has been forwarded for assault charges.
On 05/15/2022 Officers were dispatched to a welfare check in the area of Medina Street and the
railroad tracks in Loretto. CP Railroad advised a stowaway rider had jumped off a train car and was
last seen walking towards downtown Loretto. Officers checked the area but were unable to locate the
stowaway who had jumped.
On 05/17/2022 Officers assisted Corcoran PD with a search warrant at a residence in Corcoran.
Medina officers assisted with entry into the home and securing the occupants.
On 05/21/2022 Officer took a theft report in the 700 block of Shawnee Woods Road. Three paint
sprayers (two worth $1400 each and one worth $800) were reported missing from a jobsite. Case will
be forwarded to Investigations.
On 05/23/2022 Officer responded to take a theft by swindle report in the 1200 block of Homestead
Trail. Victim developed a relationship with someone online and over time wired them thousands of
dollars before realizing she was possibly being scammed. The case has been forwarded to
Investigations for follow up.
On 05/24/2022 person called to report a suspicious vehicle in the 2400 block of Bantle Farm Road.
Turned out the vehicle in question was our investigator doing follow up work in the area. Reporting
party was advised.
On 05/26/2022 Officer responded to Target to take a theft report that had occurred ten minutes prior.
Officer learned two subjects went to the electronics department and asked to see an Apple watch.
When the employee opened the display case the two suspects grabbed three watches and threatened
the employee that they had a knife if he interfered. Suspects ran out of the store and left in an
unknown vehicle. Case has been forwarded to investigations.
On 05/26/2022 Officers were dispatched to a reported grass fire in the 2000 block of Prairie Drive.
Upon arrival it was determined a permit burn from earlier in the day had restarted. Hamel Fire
Department extinguished the fire.
On 05/27/2022 Officer was dispatched to customer trouble at Holiday, 1300 Baker Park Road. Officer
learned a customer disagreed with store staff regarding placement of sale price signage and had
thought some soda was on sale which was not. The customer became upset with store employees and
threw open the cooler door nearly striking the employee. The store requested the customer, who had
already left by the time the officer arrived, be trespassed from the store. The officer was able to
identify the customer and made contact. The male was trespassed from the store at the request of staff.
On 05/28/2022 Officer was dispatched to the 4500 block of Pine Street on a report of a 31-year-old
autistic female unconscious and not breathing. Upon arrival it was determined that the female was
deceased. The Hennepin County Medical Examiner responded and will be determining the cause of
death.
Investigations:
On May 10th, our office received an identity theft report where the victim’s identity was used to open a
loan to purchase a vehicle. The investigation is ongoing, but my investigation has led to a ring of
suspects being discovered in Arkansas. There are several suspects involved. I am working with local
authorities in that area to narrow down my suspects.
On May 23rd, I received a scam report. The victim at this time is believed to be out anywhere between
$300,000 and $600,000. Banking records have been collected and the investigation has begun.
On May 26th, our office received a theft report at a local establishment. In the process of the theft, the
two suspects implied a weapon and threatened harm. The two suspects are believed to be identified
and the investigation is being treated as an aggravated robbery.
On May 29th, officers from the Brooklyn Center Police Department recovered a firearm that was stolen
from a vehicle in our city in 2018. Investigation is on-going.
There are currently 8 cases assigned to investigations.
1
TO: Honorable Mayor and Members of the City Council
FROM: Steve Scherer, Public Works Director
DATE: June 2, 2022
MEETING: June 7, 2022
SUBJECT: Public Works Update
STREETS
• Public Works added a substantial amount of gravel and will dust control the
gravel section north of Bridgewater to stay ahead of the Arrowhead Road closure
and added traffic in that portion of Hackamore.
• Our street sweeping contractor completed an additional sweep in the
Independence Beach area as part of our TMDL. We also had them perform
miscellaneous clean-up in Medina Morningside and Foxberry Farms.
• The Arrowhead Drive Intersection project is well on its way with utility work
being completed soon. Street milling will be done in the next week along with
prep for the new roadway.
WATER/SEWER/STORMWATER
• Lisa and I met with the Department of Heath to satisfy the mandatory scoping
meeting requirement of our Wellhead Protection Plan (WHP); which must be
reviewed and updated every ten years. The purpose of the WHP is to protect the
municipal wells from contamination. Phase one of the plan will need a fair
amount of engineering for modeling and technical documentation and phase two
is geared towards implementation and record keeping. Grant funding is available
for the second phase of the plan.
• The recent rain events as well as numerous construction projects are keeping Jack
Gleason very busy with erosion control inspections.
• Lisa has been working on the MS-4 annual report as time permits, the report is
due by the end of June.
• Next week we will be replacing culverts on Oakview Road in preparation for the
paving project.
PARKS/TRAILS
• Public Works is back to work on the renovations at Hunter Park. My plan is to
complete most of phase one this year.
• The closing date on the parkland purchase is planned for the end of June.
MEMORANDUM
2
• Weed control and fertilization is being completed this week for the city
properties. Wind and rain have delayed the process this spring.
MISC
• The community building, the parks, and the ball teams are keeping us very busy
in Public Works. Field rentals and building rentals are nearly maxed out, with
that comes numerous questions and calls for maintenance. The parks are a very
popular amenity that our residents enjoy and take full advantage of exploring.
Blooming Meadows Page 1 of 6 June 14, 2022
PUD Concept Plan Planning Commission Meeting
TO: Planning Commission
FROM: Dusty Finke, Planning Director
DATE: June 9, 2022
MEETING: June 14, 2022 Planning Commission
SUBJECT: Public Hearing – Blooming Meadows – Pillar Home Partners, Inc.
E of Holy Name Dr., N. of CR 24 – Concept Plan Review
PIDs 2411823110004, 2411823120015, and 1311823440005
Review Deadline
Review Deadline: July 9, 2022
Summary of Request
Pillar Home Partners has requested review of a PUD Concept Plan for a 5-lot
rural subdivision located east of Holy Name Drive, northeast of Lakeview
Road.
The subject site is over 73 acres
in size, with approximately 22 acres
of wetlands. Almost all of the
remaining property has been
historically farmed. Surrounding
property within Medina is mainly
rural residential with the Lakeview
Road neighborhood and Holy Name
Lake to the southwest. The
Churchill Farms and Bridlewood
Farms neighborhoods in Plymouth
are located to the east. An aerial
of the subject site and surrounding
land can be found to the right.
The subject site is zoned and
guided Rural Residential (RR).
It appears that the property could
be divided into five lots which
meet the RR zoning district
standards, and the applicant has
submitted a “base density” plan
showing how five standard RR lots
could be arranged.
MEMORANDUM
• 5 lots
• 73 acres (gross)
• 51 buildable acre
• Rural Residential
Blooming Meadows Page 2 of 6 June 14, 2022
PUD Concept Plan Planning Commission Meeting
The applicant is proposing a Planned Unit Development (PUD) to result in the same number of
lots (five), but requests flexibility for lot size and arrangement to set aside a significant portion of
the site (approximately 7.5 acres) for creation of additional wetland areas. The applicant intends
to create a wetland bank with the additional wetland areas and sell credits from the bank.
Comprehensive Plan
The subject property is guided Rural Residential (RR) in the Comprehensive Plan. The
maximum density within the RR land use is generally 1 unit per 10 gross acres. The proposed 5-
lot subdivision would fall below this maximum density.
Staff has attached excerpts from Comprehensive Plan related to Vision and Community Goals,
the general land use principles and objectives of rural land use. The criteria for reviewing a PUD
include determining whether the PUD meets these objectives better than a development
following the general ordinance standards. The applicant describes how they believe their
proposal achieves these purposes and objectives in their narrative.
PUD Concept Plan
The purpose of a PUD Concept Plan is to provide feedback to the applicant prior to a formal
application. Generally, the Planning Commission and City Council do not take any formal
action and the feedback is purely advisory.
Purpose of a Planned Unit Development
According to Section 827.25, PUD 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:
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.
2. Higher standards of site and building design.
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.
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.
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.
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.
7. An efficient use of land resulting in smaller networks of utilities and streets thereby lower
development costs and public investments.
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.)
Blooming Meadows Page 3 of 6 June 14, 2022
PUD Concept Plan Planning Commission Meeting
9. A more desirable and creative environment than might be possible through the strict application on
zoning and subdivision regulations of the City.
The applicant proposes the PUD primarily to allow flexibility from minimum lot size
requirements to create additional wetland area. The applicant does not propose more lots than
could be achieved designing to the standard RR district standards.
The City has also established Conservation Design-PUD regulations. A CD-PUD would allow a
density bonus up to 20% above the base density (in this case, a sixth lot because the base density
is 5) in addition to other flexibility. The applicant has not requested additional density and has
not proposed a CD-PUD subdivision.
Proposed Concept
The following table summarizes the proposed lots compared to the general RR district
requirements. As noted above, a PUD allow the opportunity for flexibility from these standards
if the City determines that such flexibility meets the purposes of the PUD ordinance and other
City objectives. The areas of potential flexibility are highlighted in yellow.
RR
Requirement
Lot 1 Lot 2 Lot 3 Lot 4 Lot 5
Gross Acreage N/A 26.1 acre 19.5 acre 7.5 acre 8.5 acre 9.5 acre
Min. Lot Size 5 acre cont.
suitable soils
4.7 acre
4.17 acre
+ 2 acre
5.1 acre 5.2 acre 3.76 acre
Min. Lot Width 300 feet 708’ 1750’ 510’ 775’ 528’
Min. Lot Depth 200 feet 1272’ 580’ 965’ 1830’ 1120’
Front Setback 50 feet 50’ 50’ 50’ 50’ 50’
Side Setback 50 feet 50’ 50’ 50’ 50’ 50’
Rear Setback 50 feet 50’ 50’ 50’ 50’ 50’
The RR zoning district establishes a minimum lot size of 5-acres of contiguous suitable soils as
described in the subdivision ordinance. The applicant proposes that three of the lots contain less
then 5-acres of contiguous suitable soils. Generally, this results because areas of suitable soils
are proposed to be converted to wetland areas.
The applicant has not explicitly described flexibility from other lot standards. In preliminary
discussions with the applicants, staff had suggested potentially discussing reduced setbacks from
internal setbacks within the site, while maintaining at least the minimum setbacks to the exterior.
Wetlands and Floodplain
Seven wetlands have been delineated on the site. The largest wetland occupies the northern
quarter of the site. Wetlands 3 and 4 are the next largest and have usually not been farmed in
recent years. The remaining wetlands are smaller and have often been farmed over time.
Blooming Meadows Page 4 of 6 June 14, 2022
PUD Concept Plan Planning Commission Meeting
The City’s wetland protection ordinance requires
buffers based on the functional classification of the
wetlands as described to the right. If the applicant
creates wetland areas as contemplated by the
concept plan, it is likely that much larger buffers
will also be proposed adjacent to the new wetland.
These buffers may also be sold as part of a wetland
bank.
Wetlands 1, 3, and 4 are partially drained with a
draintile running through the field and to the south. Creating the larger wetland area would
likely include altering how this draintile functions. The draintile serves as the primary outlet for
Wetland 1, so it will be important that this outlet function is maintained in a manner than
Wetland 1 does not impact other adjacent properties.
FEMA floodplain maps identify Zone A floodplains within and adjacent to Wetland 1. The
floodplains do not have a base flood elevation established, and it appears the mapped floodplain
extends further south than is accurate based on site conditions. The Minnehaha Creek Watershed
has provided a conservative estimate that the base flood elevation is likely below an elevation of
1002, but this will need to be modeled at the time of preliminary plat application. The applicant
does not propose any impacts even at the 1002 elevation, but the precise elevation will impact
allowed elevations for homes.
Access/Transportation
The applicants propose two shared driveways to provide access to Holy Name Drive, each
serving 2 or 3 lots. One driveway would be south of the created wetland, across from Lakeview
Road and the second driveway would be north of the created wetland, approximately 250 feet
north of Cheyenne Trail, approximately 40 feet north of the existing field access.
Tree Preservation
Most of the site is farmed or wetland. There are areas of trees along the western edge of the site
and a grove near the southern property line. It appears the applicant will propose some removal
for grading and installation of the two shared driveways. The applicant has indicated that their
intent is to save as much of the southern grove as possible by putting the driveway along the
southern property line. Information on tree removal will be required at the time of preliminary
plat review.
Stormwater/Grading Review
The applicant has not provided detail on proposed grading or stormwater management as part of
the concept plan. The subdivision appears to create hardcover in an amount which will trigger
the City’s stormwater management requirements. The enlarged buffers proposed by the
applicant as part of the wetland creation will serve much or all of the volume control
requirements of the site, and the applicant will need to show that runoff rate control is achieved.
Wetland Classification Avg. Buffer
Width
1 Manage 2 25 feet
2 Manage 2 25 feet
3 Manage 2 25 feet
4 Manage 3 20 feet
5 Manage 3 20 feet
6 Manage 2 25 feet
7 Manage 2 25 feet
Blooming Meadows Page 5 of 6 June 14, 2022
PUD Concept Plan Planning Commission Meeting
Utilities/Easements
The lots will be served with individual wells and septic systems. The applicant has submitted
soil borings identifying a primary and secondary Type I septic location for each proposed lot as
required by state rules and the City’s individual sewage treatment system (ISTS) ordinance.
The Type I septic locations for Lots 1 and 2 are proposed across the large wetland to the north,
over 1200 feet from likely home sites. The building official has requested additional detail on
this septic design to ensure that the sites can accessed, constructed and maintained successfully.
There may be additional Type I locations within the southern portion of the property, and the
applicant may be able to shift lot lines or provide lot 1 or 2 the ability to install septic systems in
these locations through easements.
Any future plat should provide drainage and utility easements along the perimeter of lots, and
over wetlands and drainageways.
Parks/Trails/Park Dedication
The City’s subdivision ordinance requires the following to be dedicated for parks, trails and
public open space purposes, at the City’s option:
• Up to 10% of the buildable land (in this case = 5.1 acres)
• Cash-in-lieu of land – 8% of the pre-developed market value; minimum of
$3500/residential unit, maximum of $8000/residential unit (in this case the $16,000
maximum will be triggered for the additional lots)
• Combination of the above
The City’s park plan does not identify the need for park space or trail corridors in the area of the
property. As a result, staff is likely to recommend that cash be required in-lieu of land
dedication. The Park Commission is scheduled to consider the application at their June 15
meeting.
Review Criteria/Staff Comments
The purpose of the PUD Concept Plan is to provide purely advisory comments to the applicant
for their consideration whether and how to continue with a formal application. The City has a
great deal of discretion when reviewing a PUD because it is a rezoning, which is a legislative
action. A PUD should only be approved if it achieves the purposes of the PUD district
(described on page 2-3), the Comprehensive Plan, and other City policies.
The PUD process allows flexibility to the general zoning standards to result in a more desirable
development than would be expected through strict adherence to the requirements, which in this
case are the RR requirements. The process provides flexibility which is ultimately at the
discretion of the City. Such flexibility often cuts in both directions, certain aspects of the
development may not meet the general standards while other exceed minimum standards. The
flexibility provides the opportunity for collaboration in site design because the City can request
adjustments which may be seen as preferred, but would not be required under general standards.
It appears that the primary flexibility which the applicant is requesting is to reduce the amount of
suitable soil within the lots, but not to increase the number of lots above what may be possible
under standard RR zoning. Doing so provides flexibility on how the sites could be arranged.
Blooming Meadows Page 6 of 6 June 14, 2022
PUD Concept Plan Planning Commission Meeting
If information can be provided showing adequate opportunity for septic locations for each of the
five lots, staff believes it is reasonable to conclude that the flexibility proposed within the PUD
serves various goals and objectives identified in the PUD purpose and the Comprehensive Plan.
Creating 4-5 lots and also creating the additional wetland areas would likely not be possible if
strictly adhering to the RR standards.
If the Planning Commission and Council are generally supportive of the concept and the
applicant proceeds, staff has provided comments throughout the report to be incorporated into
any future formal application. These comments are summarized below:
1) The PUD shall be contingent upon creation and restoration of wetlands as contemplated
in the concept plan.
2) The applicant shall provide information necessary to establish the base flood elevation.
3) The plat shall provide easements as recommended by the City Engineer, including along
the perimeter of lots and over all wetlands, drainageways, and stormwater improvements.
4) The applicant shall provide additional detail to show that all Type I septic locations are
accessible and practical for installation, use, and maintenance.
5) The plat shall provide sufficient right-of-way for potential road expansion for
bicycle/non-motorized transportation as recommended by the City Engineer.
6) Future application shall be subject to the City’s stormwater management requirements
and information on proposed management shall be provided at the time of preliminary
plat.
7) Easement and maintenance agreements shall be recorded related to the shared driveways.
Driveway locations shall be subject to review and approval by the City Engineer and
Public Works Director.
8) Future application shall be subject to the City’s tree preservation ordinance, and
information on tree removal shall be provided.
9) Except as explicitly noted within the Planned Unit Development, future applicants shall
abide by relevant City requirements.
Attachments
1. Comp Plan Info
2. Applicant narrative
3. Concept Plan
4. Base Density Exhibit
EXCERPTS FROM COMP PLAN
Chapter 2: VISION & COMMUNITY GOALS
_______________________________________________________________________________________________
The Vision and Community Goals chapter is the heart of the Comprehensive Plan and provides
the foundation from which City officials make consistent and supporting land use decisions. This
chapter includes a set of general community goals that guided the creation of this Plan.
The concepts in this chapter are some of the few static elements of the Comprehensive Plan. If land
uses change or other infrastructure varies from the Plan, decisions will be founded in the goals set
forth below. The Vision and Goals were created with the involvement of the Comprehensive Plan
Steering Committee (the “Steering Committee”), City officials, and residents of Medina and are
broadly supported.
Land use designations are subject to strong social and economic pressures to change. Accordingly,
it is appropriate that such systems be periodically evaluated in light of changing social and
economic conditions. As development evolves, the Vision and Goals will provide the guidance for
accomplishing the vision for the future of the community even when changes are necessary to the
land use plan.
Detailed objectives and recommendations are contained within each of the subject chapters of this
plan.
Creating the Vision and Goals
The residents, the Steering Committee, City officials and staff participated in the planning process
for the Plan. A series of public participation meetings were conducted to introduce and solicit
information from the residents of Medina. The Steering Committee held work sessions that
focused on integrating the concerns and desires of the community together with accommodating
growth and regional impacts. An online forum provided additional opportunity for residents to
impact the Vision and Community Goals as they were formulated.
In addition to land use and growth planning, the City implemented open space, natural resources,
and infrastructure planning. The goals which guided this process are integrated into this chapter.
Each element of this plan was developed with assistance from city officials and a diverse group of
community stakeholders producing a truly representative plan. The City made a conscious
decision to emphasize natural resources and open space conservation.
Community Vision
The following statement provides a vision of the community for the future and the
resultant goals and strategies.
Medina is a community united by a common goal: to sustain and enhance the quality of life of its
residents. Medina will protect its significant natural resources and open space throughout the City,
while honoring its rural heritage and fostering safe and well-designed neighborhoods, places of recreation
and destinations for citizens to gather. Development within the City will be commensurate with
available transportation systems, municipal services and school capacity.
Community Goals
The following Community Goals are derived from the Vision Statement and inform
objectives and strategies throughout the various aspects of the Comprehensive Plan.
• Preserve rural vistas, open spaces, and wetlands in all parts of the community
to promote the rural character of Medina.
• Protect and enhance the environment and natural resources throughout the community.
• Encourage and incent innovative and environmentally friendly approaches to
planning, engineering and development.
• Expand urban services only as necessary to accommodate regionally forecasted
residential growth, desired business opportunities and achievement of other
Community Goals. Such development and growth shall be at a sustainable pace
proportionate with capacity of schools and transportation, water supply and
wastewater infrastructure available to the City.
• Spread development so that it is not geographically concentrated during
particular timeframes.
• Promote public and private gathering places and civic events that serve the
entire community.
• Preserve and expand trails and parks to provide community recreational facilities,
connect neighborhoods, and encourage healthy lifestyles of its residents.
• Provide opportunities for a diversity of housing at a range of costs to support
residents at all stages of their lives.
• Encourage an attractive, vibrant business community that complements the
residential areas of the City.
• Maintain its commitment to public safety through support of the City’s
police department and coordinate with its contracted volunteer fire
departments.
• Manage the City through prudent budgeting processes, retaining a skilled and
efficient staff and long-range planning and financial management.
Future Land Use Plan Principles
The Future Land Use Plan guides the development of Medina through 2040, and will be used
to implement the City’s goals, strategies and policies. The Plan is guided by the Vision and
Community Goals as furthered by the following principles:
Development Patterns and Neighborhood Form
• Encourage open spaces, parks and trails in all neighborhood developments. Surveys
indicate that a high quality of life is found when residents have visual access to green
spaces.
• Create neighborhoods with a variety of housing types that are well connected
with roads, trails or sidewalks.
• Maintain the integrity of rural neighborhoods and promote development
patterns consistent with existing rural residential development.
• Recognize neighborhood characteristics and promote new development compatible
in scale, architectural quality and style with existing neighborhoods.
• Stage residential growth to minimize the amount of adjacent developments which
occur within the same time period.
• Guide density to areas with proximity to existing infrastructure and future
infrastructure availability.
• Concentrate higher density development near service oriented businesses to help
promote walkability.
• Consider planned development in surrounding communities when making land use
decisions in the City.
Road Patterns
• Recognize regional highway capacity and planned improvements, along with use
forecasts, as major factors in planning for growth and land use changes.
• Establish collector streets with good connections through the community’s growth
areas.
• Promote trails and sidewalk access near roads and thoroughfares to encourage multi-
modal transportation choices.
• Consider opportunities to improve north-south travel within the City.
Open Spaces and Natural Resources
• Preserve natural resources throughout the community and provide educational
opportunities to residents to help them understand the value of natural areas.
• Preserve open spaces and natural resources.
• Protect wooded areas and encourage improvement of existing resources and
reforestation. Evaluate existing woodland protections and supplement as necessary.
• Support the guidelines identified in the Open Space Report to preserve the City’s
natural systems.
Business Districts and Commercial Areas
• Focus service businesses and development near urban residential densities and along
primary transportation corridors.
• Provide connections between residents and commercial areas and promote businesses
within mixed-use areas.
• Work to create job opportunities in the community for Medina residents to reduce
traffic and commuting demands.
• Emphasize service and retail uses which serve the needs of the local community and
provide opportunities for the community to gather.
• Support business development with a corporate campus style which provides
open and protects natural resources.
Rural Designations
Objectives:
1. Allow low-density development in the Rural Residential Area including innovative
arrangements of homes that preserve open space and natural resources.
2. Encourage conservation of open space, farms and ecologically significant natural resources
in the rural areas.
3. Enforce stringent standards for the installation and maintenance of permanent, on-
site sewage disposal systems.
4. Allow public facilities and services, such as parks and trail systems, if compatible with
rural service area development.
5. Allow land uses, such as home-based businesses, hobby farms, horse stables, nurseries
and other smaller-scale rural activities, which will not conflict with adjoining residential
development.
6. Regulate noise, illumination, animals, and odors as needed to maintain public health and
safety.
7. Maintain a maximum density of one unit per forty acres for property in the Agricultural
land use.
8. Maintain a maximum density of one unit per ten acres for new development in the Rural
Residential and Future Development Area land use.
9. Consider exceptions to maximum density standards for open space developments that
protect natural features and put land into permanent conservation. Within the
Metropolitan Council’s long term sewer service area (reference Map 5-5), these
exceptions will be allowed to result in development with a density in excess of one unit
per ten gross acres if consistent with the Metropolitan Council’s Flexible Residential
Development Guidelines.
10. Urban services will not be provided to the Agricultural, Rural Residential, or Future
Development Area land uses during this planning cycle.
11. Require preservation of natural slopes, wetlands, woodlands and other significant
natural characteristics.
12. Require that lots contain adequate soil types and conditions as defined in the City's
on-site septic system requirements.
13. Protect property within the Future Development Area designation from subdivision and
development by requiring ghost plats for subdivisions so that future urban expansion is
not compromised.
14. Reduce impervious surfaces where possible by applying low impact design standards
and encourage innovative materials and plans that reduce runoff.
15. Encourage and incentivize landowners to participate in the protection and conservation of
significant natural resources.
Welcome to Blooming Meadows of Medina
5/10/2022
This application involves 72 acres on the most easterly edge of Medina's rolling acres.
Access to these 5 new homesites in this new neighborhood will be from Holy Name Drive,
where we have created two neighborhood entrances (north and south). These two
entrances have been selected to work best with existing land grades, perimeter trees and
will allow us to implement a new development strategy that re-establishes natural vegetation
and water/wetlands not seen since pre -farming days.
To achieve this very environmentally friendly application a collaborative development
approach has been used. We have had many meetings with the City of Medina, the
watershed district and its selected engineering partner, land ownership representatives and
the Pillar Homes Development team. We have found harmony with nature and
development.
The land ownership group has embraced this approach of development that uses current
zoning for housing density paired with wetland restoration to allow for future wetland
banking opportunities. It is a refreshing neighborhood design that was created out of
continuous collaboration with all parties.
A) Attached you will find a concept design for standard zoning with 5 lots and
required septic sites. This basic development design with "no" restoration
component is to be used as a reference only to display the requirements needed by
developer.
B) P.U.D approach for development will be used to promote a restoration edge of
development improvements. This P.U.D. encourages wetland recreation, new
buffers of rolling meadow vegetation and house and septic locations that collaborate
with these restoration techniques.
We look forward to the future review of this application. It is not often that a consorted effort
of "Best Practice" land development and restoration so perfectly blends a neighborhood with
the environment.
Details to consider:
1 Minimizing hardcover/grading for road access
2 Restoring wetland, water management and water filtration/absorption
3 Establishing buffer vegetation, enhancing soils and providing ecological
improvements for wildlife
4 Reducing water runoff to nearby Holy Name Lake - removing pollutants and
nitrates
5 Sequestering carbon - creating natures best carbon sink
6 Creating 5 new acreage homesites that blend seamlessly with the
improvements above
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Cates Industrial Park Page 1 of 10 June 14, 2022
Comprehensive Plan Amendment Planning Commission Meeting
TO: Planning Commission
FROM: Dusty Finke, Planning Director
DATE: May 5, 2022
MEETING: May 10, 2022 Planning Commission
SUBJECT: Public Hearing – Cates Industrial Park – Jeff and Chris Cates –
Comprehensive Plan Amendment – PID 04-118-23-14-0004
Summary of Request
Jeff and Chris Cates have requested a
Comprehensive Plan Amendment to change the
future land from Future Development Area (FDA)
to Business (B) on approximately 30 acres east of
Willow Drive, north of Chippewa Road. The
applicant also proposes to change the development
staging from FDA to allow development immediately (2020 staging period). The applicant
proposes the Amendment to allow development of approximately 300,000 square feet of
warehouse/light industrial/office buildings on the subject site.
The Planning Commission and City Council reviewed a Comprehensive Plan Amendment
including a larger development earlier in the year and more recently reviewed a concept plan for
this development. Excerpts from the concept discussion are attached for reference. Comments
from the Planning Commission and City Council generally implied that there could be support
for the proposed land use change, provided the proposed layout and architecture was improved
and of high-quality design. The Planning Commission and Council also provided feedback on
three concepts for development of the site and preferred “Concept 3”, which generally showed
two buildings, one running north-south, and the other running east-west. The applicant has noted
that based on this feedback, they would intend to design the site similar to Concept 3.
The applicant has now requested formal action on the Comprehensive Plan Amendment
contemplated in the previously reviewed concept plans. Almost all of the information in this
report is the same as presented last month, except for summarizing what potential actions which
the City could take (rather than just providing comments like on the Concept Plan).
The amendment to the City’s Comprehensive Plan can generally be summarized as follows:
Change Future Land Use from Future Development Area to Business – this would add
the subject site to the current Metropolitan Urban Service Area (MUSA)
Change Staging/Growth to allow immediate development (2020 staging period)
Amending the future land use and staging would require amendments to various graphs, tables,
and maps throughout the Plan to depict the changes.
MEMORANDUM
Proposed Land Use: Business
Current Land Use: Future Development Area
Proposed Staging/Growth: 2020 period
Gross Area: 30 acres
Net Area: 26 acres
Proposed construction: 300,000 s.f. floor area
Cates Industrial Park Page 2 of 10 June 14, 2022
Comprehensive Plan Amendment Planning Commission Meeting
The subject site is predominantly farmland. A home and farm buildings are located in the
southwest portion of the site. There are eight small wetlands throughout the property, occupying
approximately 2 acres of the site. The property is guided Future Development Area (FDA) and
zoned Rural Residential-Urban Reserve (RR-UR).
The aerial at the top of the following page depicts the subject site and surrounding land uses as
follows:
West of site – Graphic Packaging and Twinco – zoned Business
West of site – Business guiding – currently farmed
East of the site – rural homes – guided FDA and zoned RR-UR, similar to the subject site.
South of the site – Business guiding
North of the site – agricultural/rural – guided FDA
Cates Industrial Park Page 3 of 10 June 14, 2022
Comprehensive Plan Amendment Planning Commission Meeting
Comprehensive Plan Information
When considering requests to amend the Comprehensive Plan, the Vision and Community
Goals (Chapter 2) provide general guidance. When amendments to land use are requested,
the “Future Land Use Plan Principles” (pages 5-4 and 5-5 of the Land Use Plan) provide
guidance. Similarly, principles which inform the Staging Plan are described on page 5-18 of
the Land Use Plan. Chapter 2 and excerpts from Chapter 5 of the Plan are attached for
reference.
The goals, principles, and objectives of the Comprehensive Plan address various subjects
including community character, infrastructure, quality of life, growth management, protection of
natural resources, open space and rural character.
The Plan also addresses the desired amount of business development and employment
opportunities. Since the Comprehensive Plan was approved, a number of projects were
approved which reduced the amount of Business guided land in the City, including:
AutoMotorPlex, OSI expansion, Okalee Senior Living, Weston Woods Comprehensive Plan
Amendment, BAPS temple, and Adam’s Pest Control office.
Remaining land for additional business development of any scale is fairly limited. The owner of
the largest parcel (50 acre water tower parcel on Willow Drive) has not indicated any interest in
development at this time. The following table and map identify remaining property which has
been identified for Business development in the City. Business land is identified as purple in the
Future Land Use map.
Site
Net
Acres Notes
1 Willow water tower ~4205 Willow Dr. 50 No development interest indicated
2 St. Louis Park Investment ~4705 Willow Dr. 20
3 South of Loram ~3800 Arrowhead Dr. 21 EAW pending for development
4 KD Supply/Recycling ~2200 Prairie Dr. 22 Disturbed site; portions wooded
5 North of OSI ~ 4205 Arrowhead Dr. 10
6 TC Outdoor 2705 Highway 55 7
4 smaller sites 14 Approx 2‐4 acres each
144
Cates Industrial Park Page 4 of 10 June 14, 2022
Comprehensive Plan Amendment Planning Commission Meeting
Historical Planning of Property
The planned future land use of the property has evolved with each recent decennial
Comprehensive Plan update.
2000 update – property was guided “Urban Commercial” and staged for potential
immediate development within the 2000-2020 MUSA.
2010 update – property was guided “Mixed Use” and staged for potential development in
the 2021-2025 MUSA
2020 update – property is guided “Future Development Area” as described above
The applicant previously noted an agreement between Wally and Erica Cates (previous owners)
and the City pertaining to settling a condemnation action in 2000. The City agreed to reguide the
subject parcel (south of Cates Ranch Drive) to Urban Commercial as part of the consideration for
the acquisition.
The City designated the southern parcel as Urban Commercial and allowed for immediate
development in the 2000 Comp Plan. The City also designated the northern parcel Urban
Commercial at the same time, although this was not required by the agreement.
The historical Comprehensive Plan changes and the fact that the City agreed to guide the subject
property as Urban Commercial may be factors for consideration. The City Attorney has
provided the City Council with their legal opinion of the relevancy and implications, if any, of
the 2000 agreement.
Environmental Assessment Worksheet
Chapter 4410 of Minnesota Rules regulates Environmental Review and requires mandatory
completion of an Environmental Assessment Worksheet (EAW) for development of 300,000
square feet or more of warehouse/light industrial space within a city of Medina’s size.
The purpose of an EAW is to develop an analysis and overview of the potential impacts of the
development, determine if the project will cause any significant environmental impacts that
cannot be mitigated through normal review processes, and provide information for planning and
design.
The EAW was completed at the end of 2021 and reviewed by relevant agencies in early 2022.
The City Council adopted the Findings of Fact and Record of Decision on the EAW on March 1,
2022 and determined that the project does not necessitate an Environmental Impact Statement.
Transportation
Staff believes transportation is the primary infrastructure considerations for the Comprehensive
Plan Amendment. The applicant submitted a traffic analysis during review of the previous,
larger application.
During review of the larger development, the following improvements were contemplated:
1) Capacity improvements at the Willow Dr./Highway 55 intersection – extend left-turn lane
from Hwy 55 to Chippewa Road to provide more stacking
2) Turn lanes at Willow Dr./Chippewa Rd. intersection
3) Improvements on Willow Drive up to any access for the site
Cates Industrial Park Page 5 of 10 June 14, 2022
Comprehensive Plan Amendment Planning Commission Meeting
With the improvements noted above, the traffic analysis projected that there should not be issues
on local streets for most of the day with the larger development. The primary issue was projected
at peak evening rush hour. The traffic analysis found that at the p.m. peak, it is projected that
vehicles waiting to turn left onto Highway 55 may back-up through the intersection of Chippewa
Road and may need to wait two light cycles to clear the intersection.
If traffic is backed-up at Willow Drive, staff assumed that some drivers would likely find
alternatives and reviewed potential impacts to other intersections. Staff assumed up to 40% of
the traffic may instead utilize Chippewa Road east to Arrowhead Drive as an alternative during
the p.m. peak. If this occurred, it improves operations at the Willow Drive/Hwy 55 intersection
and did not appear to cause issues on Chippewa Road and Arrowhead Drive to Highway 55.
With the smaller developments, less back-up would be anticipated on Willow Drive if the
necessary improvements noted above were provided in connection with the development.
In the long-term, the analysis found that expansion of Highway 55 to dual-lanes in each direction
through the Willow Drive intersection would result in acceptable movements at the Willow
Drive and Highway 55 intersection even with the larger development.
Expansion of Highway 55 has not yet been programmed by MnDOT and would not be
anticipated for at least a decade. As such, the traffic analysis reviewed whether improvements to
the local transportation network could be implemented to function without assuming an
expansion to Highway 55.
MnDOT has requested installation of a traffic monitoring camera as a condition of the
development. This would allow review of the operations of the intersection and may allow for
adjustments to the timing of the light.
Concept Plan Review
As noted above, the City provide comments on three concept plans last month. This information
is available in previous reports and is available on request. The minutes summarize the
discussion of the Planning Commission and Council. The applicant has indicated that based on
the feedback, they would intend to design the site similar to Concept 3.
Staff wanted to call attention to some of the most significant comments from the Concept Plan
Review:
Importance of convenient truck access to Willow Drive to limit the number of turns and the
distance on local streets prior to accessing Highway 55.
Loading docks are limited to 10% (or up to 20% in special circumstances) of building
perimeter, unless in “courtyard” – Concept 3 design appears to exceed this amount, but
provided a lot of area for landscaping. Allowing additional loading dock area through
additional landscaping may best be addressed through a Planned Unit Development
Concepts appeared to fall short of required “building setting” landscaping (landscaping
between the parking lot and building) and parking lot landscaping. This should be adjusted,
or again perhaps addressed through additional exterior landscaping through a PUD.
Building modulation – staff, Commission, and Council all emphasized importance of
significant variations in horizontal building layout
Cates Industrial Park Page 6 of 10 June 14, 2022
Comprehensive Plan Amendment Planning Commission Meeting
Architectural Design
The B zoning district requires the following architectural standards. Planning Commission and
Council have provided comments previously on the concept plan, emphasizing the importance of
additional modulation and high quality materials.
Materials
The BP district requires: “All exterior building materials shall be durable and meet the following
standards:
(a) A minimum of 20 percent of the building exterior shall be brick, natural stone, stucco (not
Exterior Insulation and Finish System or similar product), copper, or glass.
(b) A maximum of 80 percent may be decorative concrete, split face (rock face) decorative block,
and/or decorative pre-cast concrete panels. Decorative concrete shall be color impregnated
in earth tones (rather than painted) and shall be patterned to create a high quality terrazzo,
brick, stucco, or travertine appearance.
(c) A maximum of 20 percent may be wood, metal (excluding copper) or fiber cement lap siding
or Exterior Insulation and Finish System or similar product, if used as accent materials
which are integrated into the overall building design.”
The conceptual renderings appear to show primary material of precast concrete panels. Accent
materials are proposed to be brick and metal.
Modulation
The business districts require: “Buildings shall be designed to avoid long, monotonous building
walls. Modulation may include varying building height, building setback, or building
materials/design. Generally, a particular building elevation shall include a minimum of one
element of modulation per 100 feet of horizontal length, or portion thereof. Alternative
architectural or site elements and designs may also be approved by the city which achieve the
purpose of reducing the visual impact of long building walls.”
Staff recommends that the building layout be updated to provide horizontal modulation of the
proposed buildings if a formal application is made. Altering the depth of the building a
noticeable amount at some point along the front façade would provide this modulation.
Fenestration and Transparency
The business districts require: “Building elevations which face a public street shall include
generous window coverage. Alternative architectural elements may be approved by the city when
windows are not practical.”
Multi-sided Architecture
The business districts require: “Any rear or side building elevation which faces a public street or
a residential zoning district shall include design and architectural elements of a quality
generally associated with a front façade. The elevation(s) shall be compatible with the front
building elevation.”
Cates Industrial Park Page 7 of 10 June 14, 2022
Comprehensive Plan Amendment Planning Commission Meeting
Wetlands/Floodplain
The concepts show limited impacts for buildings. Varying amounts of impacts are proposed for
access points. Any impact would be subject to review by the Technical Evaluation Panel and
require mitigation. The City’s wetland buffer regulations would be triggered by any formal
application.
FEMA floodplain maps do not identify any floodplains with 1% annual chance of flooding.
Sewer/Water
The applicant proposes to add the subject site to the Metropolitan Urban Service Area and to
connect to the City’s sewer and water system. The City Engineer and Public Works has not
identified significant concerns related to capacity within the overall City sewer and water
systems.
Improvements to the adjacent systems will be necessary to support the development. Staff
recommends that a 12” watermain be connected from Willow Drive to the existing water system
located southeast of the site along Chippewa Road at Okalee.
The applicant has not submitted full utilities plans, but preliminary review suggests sanitary
sewer from the site should be able to flow via gravity to the existing system.
The City has previously identified the need for a lift station to serve future Business property
west of Willow Drive. The lift station was also planned to potentially serve property to the north
and northeast of the subject site in the long-term, since the area is designated as FDA and may be
considered for development in future Comprehensive Plan updates. The City has budgeted to
construct the lift station as a public improvement, which would be funded with sewer connection
fees.
The applicant has indicated that they are willing to provide land for the lift station even if it is
not necessary for the subject site. The applicant has indicated that land could be provided north
of the subject site on other property that they own which is a more advantageous location for the
City’s construction of the lift station. Staff recommends that land for the lift station be required
as a condition of development.
Tree Preservation/Landscaping
There are existing trees around the buildings in the southwest corner of the property but no
wooded areas. Any future application would need to provide information related to tree
preservation requirements.
The Business district requires minimum tree planting based on the perimeter of the site and also
requires a buffer with an opacity of 0.5 adjacent to residential property along the north and east.
The concept plan appears to fall short of the required landscaping 12’ adjacent to the building
and also the 8% landscaping requirement within parking lots and loading areas. Staff
recommends that these requirements be addressed if any formal application is submitted.
Cates Industrial Park Page 8 of 10 June 14, 2022
Comprehensive Plan Amendment Planning Commission Meeting
Stormwater/Grading
The applicant has not submitted grading or stormwater plans, but concept plans do identify large
stormwater ponds throughout the site. Any future development application will be subject to
City and Elm Creek Watershed regulations related to volume control, rate control, water quality
and other stormwater management requirements.
Parks and Trails
The City’s Parks and Trails plan do not identify future park or trail improvements in the vicinity
of the subject site. However, when considering future land use within the Comprehensive Plan,
staff believes it is important to consider how the change would impact park and trail needs.
Property identified as FDA is anticipated to be designated for development at some point in the
long-term future, and the City would determine appropriate park and trail needs when it is
designated.
It is important to note that additional park and trail improvements will likely be identified when
and if FDA property is designated for development in the future.
The Comprehensive Plan identifies a search area for a neighborhood park to the east of the site
and the City is in the process of purchasing property at 2120 Chippewa Road for this park. The
Park Commission did not believe an additional park is likely necessary in the area.
In terms of trail improvements, staff recommends that private trail connections be incorporated
into the plans between the buildings which provide opportunities to connect to adjacent sites.
Staff believes it may be worthwhile to require a trail easement connecting Chippewa Road to
Cates Ranch Drive for a potential trail when the property to the east develops. Staff
recommends that sufficient right-of-way be required adjacent to roadways for future non-
motorized transportation options and that the grading of the street and site improvements be
designed to make it easier to retrofit future bikeable shoulders, sidewalks, or trails adjacent to
streets.
Jurisdictional Comments
Staff routed the proposed Amendment to affected jurisdictions as required by the Metropolitan
Council. To date, the following jurisdictions have noted that they have no comments: Maple
Grove, Greenfield, Loretto, Orono, and Plymouth.
The City received comments from Corcoran, who asked that the City consider their same
comments from the larger-scale Comp Plan Amendment earlier this year. Staff believes some of
these comments may be a bit out-of-date with the reduced amendment, but their comments are
summarized below:
Recommended significant buffering and screening from rural property in Corcoran
Consider extension of trail north to Corcoran line
The wetland extending north from the site into Corcoran is subject to a floodplain without an
established Base Flood Elevation. Requested the BFE be established with review of this
development and no impacts
Willow Drive is gravel in Corcoran. All reasonable measures should be implement to ensure
development traffic goes south
Requested a stub for potential future interconnect with Corcoran water system.
Cates Industrial Park Page 9 of 10 June 14, 2022
Comprehensive Plan Amendment Planning Commission Meeting
Review Criteria/Comp Plan Information
The City has the highest level of discretion when considering proposed amendments to the
Comprehensive Plan. The goals, principles, and objectives of the Comp Plan should provide
guidance when considering any amendment.
Infrastructure is one of the primary considerations of the Comprehensive Plan. It appears that
the proposed amendment would not cause significant issues with the City’s sewer and water
systems. The applicant proposes to provide land for a sanitary sewer lift station on property
north of the subject site.
The primary potential infrastructure issue identified by staff relates to transportation. The
proposed amendment would contribute significantly to projected traffic onto Willow Drive. It is
important to note that the property is guided FDA, which indicates that development may be
considered in future Comp Plan updates. An amendment at this time would accelerate any
impacts. Without such improvements, development would appear to be premature. The
applicant proposes to construct improvements to Willow Drive and Chippewa Road at their cost.
This would remove the potential obligation from the City needing to consider those
improvements at some point in the future.
Sewer and water improvements are also proposed in connection with the development, including
dedicating land for the sanitary sewer lift station which is necessary for this site and also other
nearby properties and the extension of a 12” watermain to the east.
Along with infrastructure considerations, the Comprehensive Plan also addresses matters related
to community character, growth management, employment, tax base, and protection of natural
resources and rural areas. The Planning Commission and City Council should carefully consider
these (sometimes competing) interests.
Staff Comments
Land designated for Business development is fairly limited within the City. Only a few sites
have over 20 net acres to support a larger project.
Staff believes that the subject site is a comparatively good location for Business development if
the Planning Commission and Council desire to expand opportunities for larger development,
provided the transportation needs noted above are addressed. The City’s utility system is
planned to support development in this area at some point in the future. Expanding the MUSA in
any location within the City has the potential for incongruence with adjacent rural land uses.
Site layout, landscaping, and street planning will need to mitigate potential impacts.
If the Planning Commission and Council support the amendment, staff would recommend the
following conditions:
1) The Comprehensive Plan Amendment shall not become effective until reviewed and
authorized by the Metropolitan Council pursuant to Minnesota Statues 462 and 473.
2) The Comprehensive Plan Amendment shall not become effective until formally adopted
by the City Council following: a) approval of a site plan review and any required
preliminary plat application; b) execution of a development agreement in a form and of
Cates Industrial Park Page 10 of 10 June 14, 2022
Comprehensive Plan Amendment Planning Commission Meeting
substance acceptable to the City which guarantees construction of all necessary
improvements identified to support the development.
3) The applicant shall submit a financial guarantee sufficient to ensure completion of the
public improvements necessary to support the proposed development, including
improvements to Willow Drive and Chippewa Road.
4) Any future application shall be subject to all relevant City regulations and policies.
5) Any future application shall be subject to Wetland Conservation Act Replacement Plan
approval and meet all requirements of the wetland protection ordinance.
6) The applicant shall provide land necessary for construction of the sanitary sewer lift
station adjacent to Willow Drive, north of Cates Ranch Drive, as recommended by the
City Engineer.
7) The applicant shall extend 12” watermain to connect to the existing main at Chippewa Ct.
8) The street improvements for Willow Drive and Chippewa Road adjacent to the site and at
the intersection of Highway 55 shall be constructed as part of the development
improvements and provisions for installation of traffic monitoring camera improvements
shall be provided.
In addition, staff has provided the following comments to be addressed on any subsequent
application:
1) A substantial buffer shall be provided from adjacent rural property. The buffer shall include
an appropriate combination of distance, berming, vegetation and potentially fencing.
2) Provisions shall be incorporated into the design to maintain the natural drainageways
through the site. Any wetland impact shall be subject to WCA review and approval.
3) The applicant shall establish base flood elevation(s) for Zone A floodplains within the site
and for wetlands adjacent to the site.
4) Access locations and circulations shall be improved as recommended by City staff. Primary
truck access shall be provided to Willow Drive.
5) Right-of-way shall be dedicated along the east of the property if such dedication is
determined appropriate at the time of plat review.
6) Sufficient right-of-way shall be dedicated for Chippewa Road and Willow Drive to support
turn-lane improvements and non-motorized transportation.
7) Provisions for pedestrian connectivity shall be provided.
8) Architectural plans shall be updated to provide additional modulation along building facades
facing the exterior of the site.
9) Plans shall be updated to provide required landscaping areas adjacent to buildings and
within parking lots/loading areas.
10) The applicant shall address the comments of the City Engineer.
11) Park dedication shall be provided as required by the City Council after recommendation by
the Park Commission.
Attachments
1. Comprehensive Plan Information
2. Excerpt from 5/17/2022 City Council minutes
3. Excerpt from 1/18/2022 Park Commission minutes
4. Applicant Narrative
5. Concept Plan
6. Architectural Concept
Chapter 2 – Vision and Community Goals Page 2 - 1
Adopted October 2, 2018
Chapter 2: VISION & COMMUNITY GOALS
_______________________________________________________________________________________________
The Vision and Community Goals chapter is the heart of the Comprehensive Plan and provides
the foundation from which City officials make consistent and supporting land use decisions.
This chapter includes a set of general community goals that guided the creation of this Plan.
The concepts in this chapter are some of the few static elements of the Comprehensive Plan. If
land uses change or other infrastructure varies from the Plan, decisions will be founded in the
goals set forth below. The Vision and Goals were created with the involvement of the
Comprehensive Plan Steering Committee (the “Steering Committee”), City officials, and
residents of Medina and are broadly supported.
Land use designations are subject to strong social and economic pressures to change.
Accordingly, it is appropriate that such systems be periodically evaluated in light of changing
social and economic conditions. As development evolves, the Vision and Goals will provide the
guidance for accomplishing the vision for the future of the community even when changes are
necessary to the land use plan.
Detailed objectives and recommendations are contained within each of the subject chapters of
this plan.
Creating the Vision and Goals
The residents, the Steering Committee, City officials and staff participated in the planning
process for the Plan. A series of public participation meetings were conducted to introduce and
solicit information from the residents of Medina. The Steering Committee held work sessions
that focused on integrating the concerns and desires of the community together with
accommodating growth and regional impacts. An online forum provided additional
opportunity for residents to impact the Vision and Community Goals as they were formulated.
In addition to land use and growth planning, the City implemented open space, natural
resources, and infrastructure planning. The goals which guided this process are integrated into
this chapter.
Each element of this plan was developed with assistance from city officials and a diverse group
of community stakeholders producing a truly representative plan. The City made a conscious
decision to emphasize natural resources and open space conservation.
Chapter 2 – Vision and Community Goals Page 2 - 2
Adopted October 2, 2018
Community Vision
The following statement provides a vision of the community for the future and the resultant
goals and strategies.
Medina is a community united by a common goal: to sustain and enhance the quality of life of its
residents. Medina will protect its significant natural resources and open space throughout the City,
while honoring its rural heritage and fostering safe and well-designed neighborhoods, places of recreation
and destinations for citizens to gather. Development within the City will be commensurate with available
transportation systems, municipal services and school capacity.
Community Goals
The following Community Goals are derived from the Vision Statement and inform objectives
and strategies throughout the various aspects of the Comprehensive Plan.
• Preserve rural vistas, open spaces, and wetlands in all parts of the community to
promote the rural character of Medina.
• Protect and enhance the environment and natural resources throughout the community.
• Encourage and incent innovative and environmentally friendly approaches to planning,
engineering and development.
• Expand urban services only as necessary to accommodate regionally forecasted
residential growth, desired business opportunities and achievement of other
Community Goals. Such development and growth shall be at a sustainable pace
proportionate with capacity of schools and transportation, water supply and wastewater
infrastructure available to the City.
• Spread development so that it is not geographically concentrated during particular
timeframes.
• Promote public and private gathering places and civic events that serve the entire
community.
• Preserve and expand trails and parks to provide community recreational facilities,
connect neighborhoods, and encourage healthy lifestyles of its residents.
• Provide opportunities for a diversity of housing at a range of costs to support residents
at all stages of their lives.
• Encourage an attractive, vibrant business community that complements the residential
areas of the City.
• Maintain its commitment to public safety through support of the City’s police
department and coordinate with its contracted volunteer fire departments.
• Manage the City through prudent budgeting processes, retaining a skilled and efficient
staff and long-range planning and financial management.
Chapter 5 - Land Use & Growth Page 5- 4
Adopted October 2, 2018 Page 5- 4
While these ordinance standards help protect solar access, it is not possible for every part of a
building or lot to obtain unobstructed solar access. Mature trees, topography, and the location
of structures can limit solar access. However, on most properties the rooftop of the principal
building would be free of shading by adjacent structures. Therefore, the majority of property
owners in the City could utilize solar energy systems, if they so desired, as a supplement or
alternative to conventional fuels.
HHiissttoorriicc PPrreesseerrvvaattiioonn
The City of Medina currently does not have any sites or structures listed on the National
Register of Historic Places. The City of Medina has a strong interest in preserving
representative portions of its history. The City previously worked with the West Hennepin
Pioneer Museum to restore the Wolsfeld Family cabin which was originally built in 1856. It is
thought to be one of the original homes in Medina. The City further commits to providing the
following general guidelines related to historical preservation:
• Partner with organizations that want to preserve historically significant areas, landmarks,
and buildings in Medina;
• Modify zoning regulations as necessary to help preserve areas that may be historically
significant.
FFuuttuurree GGeenneerraall LLaanndd UUssee PPoolliiccyy DDiirreeccttiioonn
As described in the Vision Statement, the City of Medina strives to promote and protect its open
spaces and natural environment. The City has historically been, and intends to continue to be,
primarily a rural community.
The City has planned for a limited amount of future development consistent with regional
forecast and consistent with Community Goals.
Future Land Use Plan Principles
The Future Land Use Plan guides the development of Medina through 2040, and will be used to
implement the City’s goals, strategies and policies. The Plan is guided by the Vision and
Community Goals as furthered by the following principles:
Development Patterns and Neighborhood Form
• Encourage open spaces, parks and trails in all neighborhood developments. Surveys
indicate that a high quality of life is found when residents have visual access to green
spaces.
• Create neighborhoods with a variety of housing types that are well connected with
roads, trails or sidewalks.
• Maintain the integrity of rural neighborhoods and promote development patterns
consistent with existing rural residential development.
• Recognize neighborhood characteristics and promote new development compatible in
scale, architectural quality and style with existing neighborhoods.
• Stage residential growth to minimize the amount of adjacent developments which
occur within the same time period.
Chapter 5 - Land Use & Growth Page 5- 5
Adopted October 2, 2018 Page 5- 5
• Guide density to areas with proximity to existing infrastructure and future
infrastructure availability.
• Concentrate higher density development near service oriented businesses to help
promote walkability.
• Consider planned development in surrounding communities when making land use
decisions in the City.
Road Patterns
• Recognize regional highway capacity and planned improvements, along with use
forecasts, as major factors in planning for growth and land use changes.
• Establish collector streets with good connections through the community’s growth
areas.
• Promote trails and sidewalk access near roads and thoroughfares to encourage multi-
modal transportation choices.
• Consider opportunities to improve north-south travel within the City.
Open Spaces and Natural Resources
• Preserve natural resources throughout the community and provide educational
opportunities to residents to help them understand the value of natural areas.
• Preserve open spaces and natural resources.
• Protect wooded areas and encourage improvement of existing resources and
reforestation. Evaluate existing woodland protections and supplement as necessary.
• Support the guidelines identified in the Open Space Report to preserve the City’s
natural systems.
Business Districts and Commercial Areas
• Focus service businesses and development near urban residential densities and along
primary transportation corridors.
• Provide connections between residents and commercial areas and promote businesses
within mixed-use areas.
• Work to create job opportunities in the community for Medina residents to reduce
traffic and commuting demands.
• Emphasize service and retail uses which serve the needs of the local community and
provide opportunities for the community to gather.
• Support business development with a corporate campus style which provides open
spaces and protects natural resources.
Chapter 5 - Land Use & Growth Page 5- 6
Adopted October 2, 2018 Page 5- 6
TThhee GGuuiiddee PPllaann
Medina's Future Land Use Plan, Map 5-3, maintains Medina’s rural character and protects the
City's natural resources while accommodating limited growth and development which is
consistent with the City’s Vision, Community Goals and Land Use Principles.
Table 5-2 below demonstrates the expected 2040 land uses in the community.
TABLE 5-2
FUTURE LAND USE PLAN
Future Land Use (2040) Gross
Acreage % Net
Acreage %
Rural Residential 8,402.2 49.1% 6,015.3 35.1%
Agriculture 222.7 1.3% 174.5 1.0%
Future Development Area 671.9 3.9% 547.9 3.2%
Low Density Residential 1172.5 6.8% 865.7 5.1%
Medium Density Residential 58.5 0.3% 46.2 0.3%
High Density Residential 29.6 0.2% 25.7 0.2%
Mixed Residential 137.1 0.8% 94.1 0.6%
Uptown Hamel 45.0 0.3% 41.2 0.2%
Commercial 254.2 1.5% 197.6 1.2%
Business 704.6 4.1% 471.9 2.8%
Rural Commercial 67.5 0.4% 47.6 0.3%
Institutional 270.2 1.6% 194.0 1.1%
Parks, Recreation, Open Space 2,771.5 16.2% 1,971.2 11.5%
Private Recreation 343.1 2.0% 297.5 1.7%
Closed Sanitary Landfill 192.2 1.1% 124.7 0.7%
Right-of-Way 673.1 3.9% 616.9 3.6%
Total Acres 16,015.9 11,732.0
Lakes and Open Water* 1,104.6 6.5% 1,104.6 6.5%
Wetlands and Floodplain 4,283.9 25.0%
Total City 17,120.5 17,120.5
* Lakes and Open Water amounts include areas adjacent to lakes which are not included in
Hennepin County parcel data and exclude un-meandered lakes.
The Growth and Development Map (Map 5-4) highlights areas within the City in which a change
of land use is contemplated by the Future Land Use plan. The map also highlights wetland areas
within Medina which significantly affect land planning, development, and infrastructure
decisions.
Chapter 5 - Land Use & Growth Page 5- 7
Adopted October 2, 2018 Page 5- 7
Future Land Use Designations
Rural Residential (RR) identifies areas for low-intensity uses, such as rural residential, hobby
farms, agricultural, horticulture, conservation of ecologically significant natural resources and
passive recreation. Density within the RR land use shall be no more than one lot per 10 acres
and the area is not planned to be served by urban services during the timeframe covered by this
Plan.
Agricultural (AG) identifies areas which are planned for long-term agricultural uses. Density
within the land use can be no more than one lot per 40 acres which will not be served by urban
services. Property within this land use is eligible to be part of the Metropolitan Agricultural
Preserves Program.
Future Development Area (FDA) identifies areas which could potentially be planned for future
urban development in the City that will be provided municipal sewer and water services. This
area will remain rural unless and until designated for urban services in a future Comprehensive
Plan update. The purpose of the FDA designation is to communicate the future planning
intentions to the community. This designation is tentative and depends greatly on future
infrastructure improvements, including to regional highway capacity.
Low Density Residential (LDR) identifies residential land uses developed between 2.0 units
per acre and 3.0.units per acre which are served, or are intended to be served, by urban
services. The primary use in this area is single- and two-family residential development.
Medium Density Residential (MDR) identifies residential land uses developed between 5.0
and 7.0 units per acre that are served, or are intended to be served, by urban services. The
primary uses in this designation will be a mix of housing such as single-family residential, twin
homes, town homes, row homes, and small multiple family buildings.
High Density Residential (HDR) identifies residential land uses developed between 12.0 and
15.0 units per acre that are served, or are intended to be served, by urban services. The primary
uses will include town homes, apartment buildings and condominiums which should
incorporate some open space or an active park.
Mixed Residential (MR) identifies residential land uses that may be developed with a variety
of housing styles at an overall average density between 3.5 and 4.0 units per net acre, within
which a minimum of the units equivalent to 1.0 unit per acre are required to be developed at
higher densities above 8.0 units per acre. Uses within the MR land use are served, or are
intended to be served, by urban services. The land use provides flexibility for the type of
housing to be developed, including detached single family, twin homes, townhomes and
multiple family buildings. The MR land use will allow for different types of housing to be
developed in coordination with each other or independently, provided the objectives related to
overall density and minimum number of higher density housing units can be achieved within a
defined area.
Uptown Hamel (UH) the Uptown Hamel land use allows residential and commercial uses to be
mixed on adjacent sites and to be mixed within the same building or property. Residential
development in this designation may be between 4.0 and 15.0 units per acre. The Uptown
Hamel area is served by urban services.
Chapter 5 - Land Use & Growth Page 5- 8
Adopted October 2, 2018 Page 5- 8
Commercial (C) provides areas for highway oriented businesses and retail establishments
including commercial, office and retail uses. These uses are concentrated along the arterial
corridors and are served or will be served by urban services.
Business (B) provides opportunities for corporate campus uses including office, warehouse,
and light industrial. This designation identifies larger tracts of land that are suitable for office
and business park developments and are served or will be served by urban services.
Rural Commercial (RC) identifies commercial land uses which are not served by urban services,
but rather by individual wells and septic systems. The scale of development in this land use shall
be limited to protect water resources.
Institutional (INST) identifies existing public, semi-public, and non-profit uses such as
governmental, cemeteries, religious, educational and utilities.
Parks, Recreation, and Open Space (PROS) identifies publicly owned or permanently conserved
land which is used for park, recreational, or open space purposes.
Private Recreation (PREC) identifies areas that are currently used for outdoor recreational uses
which are held under private ownership but are not publicly maintained. Limited numbers of
residential uses may be included or have previously been developed within this land use
designation, accounting for no more than 10% of the land area. Density within the residential
portion of the use shall be between 2.0 and 3.0 units per net acre where urban services are
available and one unit per 10 acres where services are not available. The City does not
anticipate additional residential development within the land use.
Closed Sanitary Landfill (SL) identifies an existing closed sanitary landfill. The Woodlake
Landfill is owned by the Minnesota Pollution Control Agency (MPCA) as part of Minnesota’s
Closed Landfill Program. The MPCA has jurisdiction over land use regulations of the landfill
and has made available a description of the types, locations, and potential movement of
hazardous substances, pollutants and contaminants, or decomposition gases related to the
facility in its Closed Landfill Plan. The City hereby incorporates such information and the City
will provide such information as required by law.
Chapter 5 - Land Use & Growth Page 5- 10
Adopted October 2, 2018 Page 5- 10
LLaanndd UUssee PPoolliicciieess bbyy AArreeaa
The following section provides policies for land use designations and is categorized into
generalized subsections. The policies for each category as provided below directly support the
Community Goals and Land Use Principles.
These designations are generalized land uses and are not specific zoning districts. The City will
update the zoning ordinance and applicable codes to be consistent with the land use plan and
designations identified in this section.
The planning process revealed a strong interest in promoting high quality, sustainable
development in the City. The Planned Unit Development (PUD) process for large scale or master
plan types of development, regardless of whether they are residential, commercial or mixed-uses
will be available and will be supported through zoning.
RRuurraall DDeessiiggnnaattiioonnss
The rural designations include Agricultural, Rural Residential and Future Development Area.
A large percentage of the community falls into these categories. The purpose of these
designations is to provide low-intensity land uses, such as rural residential, farming, hobby
farms, horticulture, conservation of natural and ecologically significant natural resources and
passive recreation. This area will not be provided with water or sewer service during the
timeframe covered by this Plan.
A significant segment of this area consists of large, rural parcels with single-family homes. The
City recognizes that such low-density, development will continue to be a desired housing
alternative.
The City's goal is to maintain the rural character of this area. The Metropolitan Council System
Statement shows the majority of this area as Diversified Rural, and the City utilizes the Rural
Residential designation to be consistent with the System Statement.
The Metropolitan Council has identified a significant portion of Medina’s rural area in the
Long-term Sewer Service Area (LTSSA) for the Blue Lake wastewater facility. The Metropolitan
Council designates the LTSSA for the possibility of extension of urban services in the long-term,
beyond 25 years in the future. Medina is required to identify the LTSSA in its Comprehensive
Plan.
The Metropolitan Council’s LTSSA is identified in Map 5-5. The Metropolitan Council states
that the LTSSA is intended to provide opportunities to efficiently extend urban services to
accommodate long-term growth. The City believes that much of this area does not support
efficient extension of urban services and the City seeks opportunities to remove property from
the LTSSA. The following factors affect the efficiency of providing future urban services and
are displayed on Map 5-6:
• Wetlands, Topography, Regional Parks and Scientific Areas
Wetlands occupy a significant portion of the area identified by the Metropolitan Council
within the LTSSA, accounting for approximately 40% of the area. This fact, along with
topographical conditions, would make the provision of wastewater service inefficient. In
Chapter 5 - Land Use & Growth Page 5- 11
Adopted October 2, 2018 Page 5- 11
addition, Baker Park and the Wolsfeld Woods Scientific and Natural Area occupy large
portions of Medina’s rural area, further separating any developable areas.
• Historical development patterns
Much of the LTSSA was developed with large-lot residential neighborhoods prior to the
Metropolitan Council’s LTSSA designation. These properties tend to include large homes
with comparatively high home values, making the likelihood of redevelopment with
urban services costly. The Metropolitan Council seeks density lower than 1 unit per 10
acres for efficient extension of wastewater service. As evidenced on Map 5-6, the vast
majority of the LTSSA within Medina has been previously developed in a pattern that is
denser than 1 unit per 10 buildable acres. As a result, much of the LTSSA does not
provide opportunity for efficient extension of wastewater service by the Metropolitan
Council’s policy.
• Distance between regional infrastructure and City infrastructure
The Metropolitan Council would need to extend wastewater service into the southern
area of Medina if development were to occur in the future. The City’s primary municipal
water system is in the northern portion of Medina. One of these services would need to
be extended a great distance in order to be provided in connection with the other, or the
City would need to establish a separate water system. Either alternative would be costly
and would not be efficient.
In discussions with Metropolitan Council staff, the City has identified approximately 730 acres
to be removed from the LTSSA in the southern portion of the City, because a similar acreage in
the northwest corner of the City was added to the Blue Lake wastewater facility service area.
The City will continue to seek opportunities to remove property from the LTSSA because of the
factors noted above.
The City’s Open Space Report proposes several different implementation techniques for
allowing open space development and planning to maintain rural character and
simultaneously preserve significant natural resources. This result may take the form of
innovative developments that clusters smaller lots on larger parcels with permanently
conserved open space. Such innovative arrangements can help preserve the City’s natural
resources, open space and rural character, while still maintaining an average overall density of
ten acres per unit. Medina’s wetlands, lakes, scattered woodlands and soil conditions prevent
smaller, unsewered lot development, but are ideal for low-density rural housing.
Medina's policy in the permanent rural area is to keep strict soil requirements for septic sites, but
allow flexibility for Open Space design developments and to ensure that the permanent rural area
will remain rural by eliminating the need for future extension of a sanitary sewer service to
replace failing systems.
Objectives:
1. Allow low-density development in the Rural Residential Area including innovative
arrangements of homes that preserve open space and natural resources.
2. Encourage conservation of open space, farms and ecologically significant natural
resources in the rural areas.
Chapter 5 - Land Use & Growth Page 5- 12
Adopted October 2, 2018 Page 5- 12
3. Enforce stringent standards for the installation and maintenance of permanent, on-site
sewage disposal systems.
4. Allow public facilities and services, such as parks and trail systems, if compatible with
rural service area development.
5. Allow land uses, such as home-based businesses, hobby farms, horse stables, nurseries
and other smaller-scale rural activities, which will not conflict with adjoining residential
development.
6. Regulate noise, illumination, animals, and odors as needed to maintain public health and
safety.
7. Maintain a maximum density of one unit per forty acres for property in the Agricultural
land use.
8. Maintain a maximum density of one unit per ten acres for new development in the Rural
Residential and Future Development Area land use.
9. Consider exceptions to maximum density standards for open space developments that
protect natural features and put land into permanent conservation. Within the
Metropolitan Council’s long term sewer service area (reference Map 5-5), these
exceptions will be allowed to result in development with a density in excess of one unit
per ten gross acres if consistent with the Metropolitan Council’s Flexible Residential
Development Guidelines.
10. Urban services will not be provided to the Agricultural, Rural Residential, or Future
Development Area land uses during this planning cycle.
11. Require preservation of natural slopes, wetlands, woodlands and other significant
natural characteristics.
12. Require that lots contain adequate soil types and conditions as defined in the City's
on-site septic system requirements.
13. Protect property within the Future Development Area designation from subdivision and
development by requiring ghost plats for subdivisions so that future urban expansion is
not compromised.
14. Reduce impervious surfaces where possible by applying low impact design standards
and encourage innovative materials and plans that reduce runoff.
15. Encourage and incentivize landowners to participate in the protection and conservation
of significant natural resources.
Chapter 5 - Land Use & Growth Page 5- 17
Adopted October 2, 2018 Page 5- 17
Business Uses
The following objectives refer to business land uses that are connected to or planned for urban
services. Businesses in this use generally include office complexes, business park development,
warehouse and light industrial opportunities.
Objectives:
1. Require preservation of natural slopes, wetlands, woodlands, and other significant natural
characteristics of the property.
2. Encourage businesses that benefit the local community by providing employment
opportunities utilizing high quality design, and having limited impact on public services.
3. Consider permitting uses such as nursing homes and assisted living facilities where
suitable, subject to appropriate requirements related to density, ensuring compatibility
between uses, and preventing the use from being predominantly independent-living
residential in nature. These uses are expected to occupy a very small proportion of
Business land. Residential density is estimated to be between 5-20 units per net acre, but
flexibility will be considered based upon the mix of nursing home, assisted living,
memory care, independent living units, and other uses proposed within a development.
4. Regulate the impact of development along the border between business and residentially
guided areas to ensure that business uses have a minimal impact on residential areas.
5. Regulate construction to ensure high quality, energy and resource efficient buildings and
to promote such Green Building standards as LEED Certifications or the State of
Minnesota Sustainable Building Guidelines: Buildings, Benchmarks and Beyond (B-3)
standards.
6. Encourage construction that enhances the visual appeal of TH 55 corridor and the rural
vistas and open spaces of the City.
7. Create or update standards that promote a more rural appearance, or create campus style
developments that protect ecologically significant areas and natural features.
8. Require frontage roads that do not directly access arterial roadways and limit access
points to collector and arterial roadways.
9. Use the site plan review process to ensure that commercial and industrial uses are
compatible with neighboring future and existing uses, and with the adjoining public
streets and highways. PUD’s may be used to help accomplish this policy.
10. Emphasize pedestrian safety.
11. Require utilities to be placed underground wherever possible for reasons of aesthetic
enhancement and safety.
12. Regulate noise, illumination, and odors as needed to maintain public health and safety.
Chapter 5 - Land Use & Growth Page 5- 18
Adopted October 2, 2018 Page 5- 18
Staging Plan
The staging plan is tied to infrastructure plans, including water, wastewater and transportation,
to ensure that growth and development are commensurate with services necessary to support
new residents and businesses in an efficient and cost-effective manner.
The staging plan, Map 5-5, utilizes flexible staging boundaries to direct where and when
development should proceed within the City and is built on the following principles:
• Growth should encompass a balance of land uses to provide residential and business
areas for development throughout the planning period. The staging plan also is
intended to reduce concentration of development within a location during a particular
timeframe.
• The staging plan identifies staged increments of 5-year periods and provides some
flexibility between adjacent staging periods. Development shall be limited to a
maximum of two years prior to the existing staging period, and will be tied to an
incentive based points system. Such flexibility will not be permitted for new high-
density residential development to finalize prior to 2021 as deemed necessary by the
Metropolitan Council to ensure sufficient land is available at higher densities from 2021-
2030.
Table 5-5 describes the net acreage of the various land uses by Staging Period.
The following table describes the corresponding number of residential units which could be
developed upon property within each Staging Period. The numbers below do not include
several lots that have been approved for development, but are not yet constructed, which is
why the capacity noted below differs slightly from the forecasts noted in Chapter 3. Although
most of the property staged for development is available in earlier timeframes, the City
anticipates that actual growth will be more linear as described in the forecasts in Chapter 3.
TABLE 5-4
STAGING PLAN – RESIDENTIAL DEVELOPMENT CAPACITY
Time Period Total Residential
Units
High Density
Residential Units
2018-2021 345 32
2021-2025 161 161
2025-2030 464 94
2030-2035 0
2035-2040 47
Total 1,017 287
Chapter 5 - Land Use & Growth Page 5- 19
Adopted October 2, 2018 Page 5- 19
TABLE 5-5
STAGING PLAN – NET ACRES
Future Land Use Existing
2017
Change
2018-2021
2021
Change
2021-2025 2025 Change
2025-2030 2030 Change
2030-2035 2035 Change
2035-2040 2040
Rural Residential 6,015.3 0.0 6,015.3 0.0 6,015.3 0.0 6,015.3 0.0 6,015.3 0.0 6,015.3
Agriculture 174.5 0.0 174.5 0.0 174.5 0.0 174.5 0.0 174.5 0.0 174.5
Future Develop. Area 547.9 0.0 547.9 0.0 547.9 0.0 547.9 0.0 547.9 0.0 547.9
Future Staged Growth* 666.1 -467.7 198.4 -13.4 185.0 -161.5 23.5 0.0 23.5 -23.5 0.0
Low Density Resid. 679.3 95.5 774.8 0.0 774.8 67.4 842.2 0.0 842.2 23.5 865.7
Medium Density Res. 21.5 24.7 46.2 0.0 46.2 0.0 46.2 0.0 46.2 0.0 46.2
High Density Resid. 9.6 2.7 12.3 13.4 25.7 0.0 25.7 0.0 25.7 0.0 25.7
Mixed Residential 0.0 0.0 0.0 0.0 0.0 94.1 94.1 0.0 94.1 0.0 94.1
Uptown Hamel 33.2 8.0 41.2 0.0 41.2 0.0 41.2 0.0 41.2 0.0 41.2
Commercial 135.9 61.7 197.6 0.0 197.6 0.0 197.6 0.0 197.6 0.0 197.6
Business 196.8 275.1 471.9 0.0 471.9 0.0 471.9 0.0 471.9 0.0 471.9
Rural Commercial 47.6 0.0 47.6 0.0 47.6 0.0 47.6 0.0 47.6 0.0 47.6
Institutional 194.0 0.0 194.0 0.0 194.0 0.0 194.0 0.0 194.0 0.0 194.0
Parks, Rec, Open Space 1,971.2 0.0 1,971.2 0.0 1,971.2 0.0 1,971.2 0.0 1,971.2 0.0 1,971.2
Private Recreation 297.5 0.0 297.5 0.0 297.5 0.0 297.5 0.0 297.5 0.0 297.5
Closed Sanitary
Landfill 124.7 0.0 124.7 0.0 124.7 0.0 124.7 0.0 124.7 0.0 124.7
Right-of-Way 616.9 0.0 616.9 0.0 616.9 0.0 616.9 0.0 616.9 0.0 616.9
• Future Staged Growth represents the acreage which is included in a future Staging Period.
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The Staging and Growth Plan allows potential
flexibility for urban services up to two years prior to
the indicated staging period. Such flexiblity will be
considered through a evaluation system based on
the extent to which a proposal exceeds general
City standards.
The Future Development Area identifies areas which
may potentially be planned for urban services in the
future beyond the term of this plan (post-2040).
The Long-term Sewer Service Area is a long-term
planning designation of the Metropolitan Council. It
identifies areas which may be considered for potential
sanitary sewer service in the future beyond the term
of this Plan.
Legend
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Medina City Council Excerpt from 5/17/2022 Minutes
1
Cates Industrial Park – Concept Plan Review (7:19 p.m.)
Johnson stated that the applicant has withdrawn their original request and has submitted a
request for approximately 300,000 square feet of warehouse, light industrial, office use on the
southern portion of the property. He stated that three concepts were provided to determine if
the Council would support a scaled down use of this nature.
Finke stated that a Comprehensive Plan amendment would still be needed to support this use.
He stated that the subject site is south of Cates Ranch Drive. He stated that there is discussion
within the report about the impression of staff highlighting positives and negatives of each
concept, if the broader land use change is supported. He displayed the elevations that were
provided along with the three concepts. He noted that staff believes that trunk access to Willow
is important regardless of the concept. He stated that a PUD may make sense in order to
maximize the setback and greenspace on the exterior of the site and support truck circulation on
the interior. He stated that the staff report does identify changes in property use compared to
the acreage previously projected for business. He noted that transportation was thoroughly
discussed with the larger project. He stated that even though the impact would be reduced with
a smaller scale project, there would be anticipated improvements related to the project. He
stated that the applicant has stated that they would be willing to provide the land for a sanitary
sewer lift station and noted that staff would look for a lower elevation location to make
installation of the lift station earlier. He noted that the Planning Commission discussed
modulation of the building and the importance of that, should this move forward. He welcomed
input from the Council on the broader land use question as well as on the concepts.
DesLauriers asked if the lift station was included in the City’s CIP for 2023. He also asked if the
CIP only included the cost for the lift station and not the acquisition of land.
Albers stated that he would like to discuss what has changed from the last review other than this
being smaller. He believed the direction was very specific related to a change in zoning.
DesLauriers stated that they asked the applicant to come back with a version on the southern
half, which is what has been done.
Martin agreed that the Council invited the applicant to come back and present a request for the
southern portion.
Anderson agreed that four members of the Council supported the applicant coming back with a
reduced scale plan while Albers was opposed.
Albers asked what has changed that would change the perspective of the Council.
Finke stated that one of the Comprehensive Plan objectives is to provide opportunities for the
desired amount of business development. He stated that it could be argued that the smaller
scale would better meet the desire of the Council for that type of development.
Albers commented that there are certain things the Council is supposed to review when
considering a Comprehensive Plan amendment and he did not think the criteria were met.
DesLauriers stated that a vote was not taken last time as it was a concept. He read some of the
comments and consensus of the Council from the previous minutes which invited the applicant
to come back with revised plans.
Medina City Council Excerpt from 5/17/2022 Minutes
2
Albers asked if the answers of the Council on the broader land use question have changed.
Finke replied that the decision would provide the Council with the highest level of discretion. He
stated that the mission, vision, principles, and goals would provide guidance when considering
an amendment to the plan.
Martin stated that in looking at the vision and goals within the report, she recalled the previous
discussion of the Council related to the use. She stated that it is a bit of a stretch. She asked
how the Comprehensive Plan goals would be achieved moving forward. She stated that
conceptually the Council seemed to buy off on a commercial use but perhaps the size of the
project was too severe. She stated that she did recall some support for the use and invitation
for the applicant to come back with a reduced scale project.
DesLauriers commented that this request meets three of the five requirements for the business
district. He stated that when looking at FDA, the key component is that any future development
would rely on infrastructure. He noted that the infrastructure is in place to support the
development. He stated that Graphic Packaging is located across the street and another
business down the road, therefore this property is in a business district and this project would
create jobs.
Albers stated that the Council was going down the path towards denial and therefore was
confused as to what has changed.
DesLauriers stated that the size was an important factor as he believes 30 acres fits much
better than 70 acres. He stated that this sized development makes sense in this area. He
confirmed that his decision is also supported by the fact that the necessary infrastructure is in
place or would be added by the developer.
Martin recognized that two members of the Council are not present to provide input tonight.
She invited the developer to speak.
Peter Coyle, spoke representing the applicant, noting that they did attempt to make changes to
address the feedback of the Council. He stated that the broad goals they believe their concept
would address including job creation opportunity, business creation, quality of life, and
protection of natural resources. He commented that infrastructure is important and if there are
transportation impacts caused by the project, they would fund those improvements. He noted
that the northern parcel would also remain rural, more at the direction of the Council than the
applicant. He stated that the designation of FDA is a non-designation and believes that the City
should be able to designate actual land uses for properties. He stated that they would like to
proceed with a version of this plan. He stated that they have been working with staff for eight to
nine months, including completion of the required EAW. He stated that the primary objective of
the meeting tonight was to determine whether this reduced scale project would be supported
before moving for formal submissions.
Martin asked for input on the three concepts.
Albers stated that he prefers option three.
Martin stated that she also preferred that concept but could also support option two if there was
more modulation.
Medina City Council Excerpt from 5/17/2022 Minutes
3
DesLauriers stated that he did not have a strong feeling either way but would lean towards
concept two. He stated that he would square up the layout of the building and would have two
access drives to Willow, one for vehicles and one for trucks.
Martin commented that it would go without saying that a submittal would also need to meet City
Code in terms of landscaping and architecture.
Coyle commented that these are just concepts as they would still need to get a tenant and
would not be building something without the input of the ultimate user.
Martin recognized that if there were two users, perhaps the two-building concept would be the
better fit in that scenario. She stated that she would be flexible between options two and three,
depending on what was most beneficial to the user.
DesLauriers asked staff if there was a preference for one of these plans in terms of the lift
station.
Finke stated that the discussion has not yet been had with the applicant. He noted that the
projected location was actually on the northern parcel but recognized that may no longer be on
the table. He noted that the concepts show the lift station on the corner of the site, which is high
in elevation, but believed there were opportunities in lower elevations for that lift station.
DesLauriers asked if there is any concern with the future DLRT through this area.
Finke noted that layout is more to the west. He stated that there were comments related to
pedestrian connectivity included in the review.
Martin noted that she agrees with much of the analysis within the staff report. She confirmed
the consensus of the Council that any future plans would need to address the analysis and
comments within the staff report.
Medina Planning Commission Excerpt from Draft 05/10/2022 Minutes
1
2. Public Hearing – Cates Industrial Park – Jeff and Chris Cates – Concept Plan
Review for Development of Approximately 250,000-302,000 Sq. Ft. of
Warehouse/Office/Industrial on 31 Acres – 2575 Cates Ranch Drive (PID
0411823140004)
Finke presented a concept plan review for a proposed business development that would require a
Comprehensive Plan amendment. He noted that the Commission considered a larger request of this
nature for this site and the adjacent site earlier this year. He stated that ultimately the City Council
did not appear to favor the larger development of both parcels and following that review, the
applicant withdrew the larger plan and submitted the three options within this concept plan review.
He displayed the three concepts submitted by the applicant which range from 250,000 to 300,000
square feet. He stated that staff provided input on each of the concepts within the packet. He
commented that staff believes that it would be important to provide convenient access for truck traffic
from Willow Drive, as that would be the preferred route from Highway 55. He stated that additional
landscaping was added as well as additional greenspace along the streets. He referenced a shared
drive or private road in the outlot to the north of the subject site. He stated that is not part of the
concept plan, but it is currently under common ownership. He then highlighted the pros and cons of
each of the three concepts. He stated that the density of this concept has been reduced from the
previous review. He also reviewed the goals within the Comprehensive Plan and land available for
business development. He stated that the opportunity for larger scale business development is
currently limited and if there is interest in creating additional opportunity for business development,
staff believes this site would be well suited. He also reviewed the designations of the property in
previous versions of the Comprehensive Plan, noting an urban commercial designation in 2000. He
stated that with the previous submittal, the applicant submitted the necessary information for the
EAW, and it was determined that an EIS would not be necessary. He noted that a traffic study was
also done for the larger proposal and reviewed the improvements that were proposed.
Piper stated that there is a light on Willow Drive and asked if this would add turn arrows for left
turns.
Finke confirmed that there could be a single left hand turn with slightly more time but noted that
MnDOT does not want to adjust the timing by much because the intention is to keep traffic moving
on Highway 55. He noted that there would be a desire to create more stacking to ensure there are not
impacts to other roadways at peak times. He noted that if Highway 55 is expanded to four lanes,
Willow Drive could then be expanded to have two left turn lanes. He stated that this proposal would
require a Comprehensive Plan amendment and asked that the Commission provide input on the
question of land use within the context of the concepts provided.
Nielsen invited the applicant to speak.
Peter Coyle, land use counsel for the Cates family, stated that they received a lot of feedback at the
City Council and even though it was not the direction they wanted to go, it was constructive, and they
have made adjustments. He commented that they have scaled the project back and limited
development to the 30-acre parcel. He noted that the reduced scale of the project would limit the
related impacts of the project but still provide an opportunity for business campus development. He
stated they committed to the Council at the last meeting that if there were traffic impacts to Willow,
the improvements would be at the expense of the developer. He stated that they provided three
concepts and welcomed input from the Commission on which they would favor. He recognized that
the plans would change once there are tenants and/or buyers involved.
Medina Planning Commission Excerpt from Draft 05/10/2022 Minutes
2
Popp referenced the intended use of perhaps a campus or corporate use. He noted that the initial
proposal included a fair amount of industrial/warehouse versus a corporate park and asked if that
vision has changed.
Coyle stated that vision has not changed as there is not a buyer or tenant in hand. He stated that they
are attempting to show that this could be a distribution facility, but if a corporate buyer came with a
plan for something of that nature, they would accommodate for that if it also fit within the business
designation.
Nielsen asked if this were approved and developed, would the applicant then come back for a request
on the northern parcel.
Coyle stated that he could not answer that. He noted that they heard loud and clear from the Council
that it does not support that at this time, and they made the adjustments to their plan.
Nielsen opened the public hearing at 7:38 p.m.
No comments.
Nielsen closed the public hearing at 7:39 p.m.
Piper stated that on a general concept basis, if all required elements are completed, she could support
any of the three concepts. She stated that she could support the land use change.
Rhem stated that he would also be comfortable to the land use change as there are similar land uses
within the area.
Popp stated that he is more comfortable with this reduced scale. He stated that previously he raised
concerns about the use type. He stated that he prefers more of a business park over
industrial/warehouse because of the truck traffic. He also noted a preference for more job creation.
He acknowledged that it would be hard to say if this would be attractive to residents because it is
early in the process.
Nielsen stated that she struggles with this. She agreed that in looking at a map, business could work,
but would be hesitant to change the land use provided by the Steering Committee that developed the
Comprehensive Plan. She stated that she likes the smaller scale of this development, and it would fit
with the business in the area. She commented that she prefers the access of Willow rather than
Chippewa.
Rhem stated that he prefers the concept that hugs tighter to the commercial property, concept three.
He agreed that access to Willow Drive is key.
Popp stated that he likes concept two as it provides screening to the north. He also recognized that is
the smallest footprint of the three options. He stated that while he does not have concern with the
other concepts, he does prefer concept two.
Nielsen agreed that she also prefers concept two with the screening and greenspace. She noted that
modulation would be a must if the one wall building is chosen.
Finke stated that staff intends to present this to the Council at its meeting the following week to
obtain feedback.
Medina Park Commission Excerpt from 1/19/2022 Minutes
1
CATES INDUSTRIAL PARK
Finke presented a request for a Comprehensive Plan amendment for the Cates Industrial Park. He
identified the subject parcel and highlighted the surrounding property uses and future land uses. He stated
that the site is guided for Future Development Area (FDA) which signifies that the property may be
considered for urban development in future planning processes. He explained that for the
current planning period of through 2030, the property is not anticipated for urban development. He stated
that the applicant is proposing a business use within the current staging period. He explained that the
proposal would be for approximately 665,000 square feet of warehouse and light industrial uses with
office. He stated that the concept plan does not provide specific details for the development but is
provided for context for this Comprehensive Plan amendment. He noted that if the amendment is
approved, additional content would be provided during future applications for plat, site plan review, etc.
He noted that the project is being presented to the park commission now so that the commission can
consider whether a potential land use change will necessitate additional improvements in the park and
trail plan.
Morrison polled the members, there were no comments or questions at this time.
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Kyle Vitense – State Farm Page 1 of 7 June 14, 2022
Concept Plan Review Planning Commission Meeting
MEMORANDUM
TO: Planning Commission
FROM: Debra Dion, Associate Planner; through Planning Director Finke
DATE: June 8, 2022
MEETING: June 14, 2022 Planning Commission
SUBJ: Kyle Vitense (State Farm) – 340 Clydesdale Trail
PUD Concept Plan Review – Public Hearing
Review Deadline
Complete Application Received: May 16, 2022
60-day Review Deadline: July 14, 2022
Summary of Request
Kyle Vitense has requested a PUD Concept Plan Review (PUD-CPR) for the construction of a
4,628-sf stand-alone building for a State Farm Agency at 340 Clydesdale Trail. The vacant lot is
just west of Wells Fargo and Target, and north of the Goddard School. The subject lot and all
surrounding properties are zoned PUD.
See aerial below outlining the subject lot in blue, which is Lot 4 in the Clydesdale Marketplace.
Kyle Vitense – State Farm Page 2 of 7 June 14, 2022
Concept Plan Review Planning Commission Meeting
PUD History/Background
The original PUD was approved in 2005 and the development is named Clydesdale Marketplace.
The layout is shown below and is attached for reference. The subject site is highlighted with a
star below and outlined in red on the attached site plan. This site plan shows what was originally
approved, yet amendments have been approved/allowed throughout the years.
In 2015 the PUD was amended to allow for the Goddard School, which is directly south of the
subject lot which was a change in use from retail to early childhood education/daycare facility on
Lot 1, Block 2, Medina Clydesdale Marketplace. The PUD had contemplated a restaurant on
that lot. The use of exterior building materials was also modified to allow for noncombustible,
commercial construction fiber cement siding with a stucco texture.
On February 20, 2007, an Amendment to the PUD was granted for a drive-through for a coffee
shop/Caribou which is within a multi-use building. The original PUD approval specifically
stated only one drive-through, which was for the bank.
Over the years since 2005 the retailers have come and gone in the Clydesdale Marketplace in-
line buildings. Uses such as dental clinics and tax accountants have also occupied these spaces.
When the original PUD was approved, 3,200 square feet of retail space was identified for Lot 4.
Staff believes the footprint of the building and site layout for Lot 4 was likely originally based on
a drive-thru (fast-food or coffeeshop), but a drive-thru was not approved on this lot as part of the
original PUD. The lot has since remained vacant, and it has been 17 years.
Kyle Vitense – State Farm Page 3 of 7 June 14, 2022
Concept Plan Review Planning Commission Meeting
Development Guidelines
The original PUD established guidelines for applicants and staff to utilize during the
development phase of each lot. The guidelines encourage pedestrian-friendly design,
greenspace, architecture, building materials, trails, and signage. The guidelines also describe
water features and drainage systems. The Guidelines are attached for reference. It is important
to note that many of the guidelines have more to do with the overall development, but some are
more specific to sites.
Proposed Site Layout
The applicant is proposing a 4,628-sf building that is set back from Clydesdale Trail. It has
access off of Clydesdale Trail and then an internal access via the Wells Fargo parking lot to the
east which funnels out onto Clydesdale Trail.
The application is only a concept plan review, so the submittal is minimal as far as what staff has
for review and what the applicant needs to submit. The applicant is aware that the original PUD
approval allowed square footage of 3,200 and that the use is to be retail. The applicant is asking
to amend these requirements.
The original building layout had been more centrally positioned on the lot, and parking was
adjacent and behind the structure. The proposed concept is pushed further to the north, creating
parking in front of the building, and establishing an open space between the parking lot and
Clydesdale Trail that is approximately 80’ x 100’ in area.
The original PUD did not quantify specific setback requirements for each lot but anticipated that
the use and building location and layout would generally be as shown in the PUD.
Greenspace/Plaza
The original PUD contemplated a retail building located closer to the trail to encourage more of
pedestrian-friendly layout. Staff has suggested that, in connection with amending the PUD to
allow the site layout with the building at the back of the lot, the area at the front of the lot could
include plaza improvements adjacent to the trail. Staff has provided suggestions to the applicant
for use of their large open space, such as:
• Garden/landscape features rather than just mowed turf grass
• Sculpture/artwork similar to that at the Target area
• Bike rack / bike repair station
• Raingardens to capture parking lot run-off with artwork (If additional stormwater
treatment is necessary)
• Lower clock tower
All of the above would suggest that benches go along with them to provide for a welcoming
environment. The Design Guidelines emphasize bringing together the overall connectivity of the
trail, water, greenspace, and people. The improvements could be incorporated into the
maintenance of the overall commercial association.
Kyle Vitense – State Farm Page 4 of 7 June 14, 2022
Concept Plan Review Planning Commission Meeting
Parking
The parking lot has 23 parking spaces and starts approximately 80 feet from Clydesdale Trail
and is centrally located on the lot from east to west. All parking stalls and drive aisles meet
minimum requirements.
The original PUD showed 37 parking stalls for this lot. As noted above, staff believes this may
have been based on an earlier concept that a restaurant or coffee shop may be on this lot.
The City’s parking regulations require a minimum of one parking stall per 250 gross square feet
of retail or office. This would require a minimum of 19 stalls based on the use. Staff believes
the 23 parking spaces are sufficient for the proposed use. However, it should be noted that the
Medina Clydesdale Marketplace anticipated the ability to share parking between sites. This
suggests that if additional parking were shown on this lot during the original PUD, that it may
have been intended to support other lots. Staff believes the overall parking throughout the
project is more than sufficient. The change in building square footage has not increased the
number of parking spaces needed for the change in use.
Building Size
The applicant’s proposed building square footage of 4,628-sf meets the future needs of their
business currently and into the future so that they can move from Plymouth into Medina and stay
in Medina.
Landscaping
The site plan shows shrubs in front of the parking spaces facing south and five (5) other trees,
not yet identified plant/tree type. Knowing the plant/shrub/tree types and sizes would be a
condition of approval if this project moved forward through the PUD Amendment process.
Staff would recommend green space on the west side of the building where a sidewalk is being
shown. The sidewalk could shift further to the west to provide for greenspace and landscaping.
Shrubbery appears to be deficient on the overall site. It is recommended that the applicant add a
minimum of ten (10) feet of landscaping on the south and west sides of the building and provide
landscaping adjacent to the building.
The amount of proposed tree planting exceeds the amount shown in the original PUD, which
staff believes would go toward some of the goals of the PUD and make up for the fact the
building is less pedestrian oriented.
Lighting
The PUD does have restrictions on light pole height and type of decorative fixtures so that they
are consistent with the development. This would be a condition of approval if proceeding
forward with an Amendment.
Signage
The Clydesdale Marketplace has a Signage Master Plan for the development which staff uses
each time a business comes in for a sign permit. This is different from our sign code regulations
Kyle Vitense – State Farm Page 5 of 7 June 14, 2022
Concept Plan Review Planning Commission Meeting
under Chapter 8, Section 815 of the City Zoning Code. Generally, wall signs may be 6% of the
area of the wall on which they are located. This lot would fall under the same Master
Plan.
Architecture
A condition of the PUD requires that the four stand-alone buildings shall consist of four-sided
architecture and shall be of similar architectural quality and materials as the Target buildings and
in-line retail space. This property/lot would
fall under this condition. The table to the
right describes the required building
materials within the design guidelines.
Manufactured stone is being proposed around the entrance area of the building with utility brick.
Nichiha fiber cement panels (Industrial Block 1818) accent the stone and brick, canvas canopies
are proposed over four of the windows except on the north building elevation. Integrated rock
face concrete block is proposed at the base of the building. Percentages of exterior building
materials were not provided and would be required to be provided to staff if they made
application for a PUD Amendment.
Fiber cement panels are not contemplated as a permitted exterior material within the design
guidelines. These panels have become more widely used since the guidelines were created in
2005. The panels were allowed on the Goddard School to the south. The proposed amendment
would provide the opportunity to allow for this material. The panels are proposed as an accent
material for this property and were a primary material on the Goddard site.
Staff would recommend building material samples be submitted for review and a colored
rendering if the applicant proceeded forward with the PUD Amendment process.
The applicant is proposing two additional exterior building materials to the front of the building
that are not being proposed to the other three elevations of the building. Staff suggests that
providing similar accents to the other elevations is consistent with the 4-sided architectural
requirements of the Design Guidelines. The Commission should discuss the proposed design.
Trash/Recycling
As a condition of the PUD, trash is required to be enclosed inside the building. The applicant is
proposing that trash and recycling be indoors.
Building Height
The PUD allows a maximum building height of 30 feet without a sprinkler system. The
applicant is proposing a building height of 16 feet. The front wall parapet adds four additional
feet.
Sewer/Water
Existing sewer and water stubs were provided at the time of site development. The applicant did
not provide a utility plan in connection with the Concept Plan.
Brick, stone, granite, glass, metal
panels, specialty concrete, stucco
30% min
Wood, metal 20% max
Decorative concrete, rock face CMU 70% max
Kyle Vitense – State Farm Page 6 of 7 June 14, 2022
Concept Plan Review Planning Commission Meeting
Stormwater/Grading Review
The Concept Plan does not include full grading or stormwater plans. Any development proposal
would ultimately be subject to relevant stormwater standards. Stormwater improvements were
installed for the entire development in 2005. If proposed hardcover is the same or less than
contemplated in 2005, additional stormwater management would not be required by the City.
The applicant will need to confirm with Elm Creek Watershed that this would be the case for
their stormwater management regulations as well. If the proposed hardcover exceeds the amount
contemplated, additional improvements will be required.
Park Dedication
The original PUD placed a Park Dedication fee on this lot of $23,570.00.
Review Criteria
The purpose of the PUD Concept Plan is to provide purely advisory comments to the applicant
for their consideration whether and how to continue with a formal application. The City has a
great deal of discretion when reviewing a PUD because it is a rezoning, which is a legislative
action. A PUD should only be approved if it achieves the purposes of the PUD district, the
Comprehensive Plan, and other City policies. This is true while considering amendments to a
previously approved PUD, although staff believes it is reasonable to consider the extent of the
proposed amendment while considering how it may be consistent with the purposes and
objectives. It is reasonable to expect that a minor amendment may not meet a lot of the
objectives. On the other hand, if a proposed amendment is significantly inconsistent with the
purposes and objectives compared to what was previously approved, it would be reasonable to
not approve of an amendment. The Planning Commission and Council should provide
comments based upon this information.
In general, staff did not raise concern with the increase of square footage on the lot nor a
professional office as a use. Staff did question whether pushing the building to the rear of the lot
with parking between the building and Clydesdale Trail was consistent with the intent of the
PUD. Staff believes this potential inconsistency may be able to be addressed by providing
pedestrian friendly plaza or landscaping.
If the Planning Commission and Council are generally supportive of the concept and the
applicant proceeds, staff has provided comments throughout the report to be incorporated into
any future formal application. These comments are summarized below:
1. Future application shall be subject to the Clydesdale Marketplace Design Guidelines.
2. Future application shall be subject to the Clydesdale Marketplace Sign Criteria – Master
Plan.
3. The applicant shall design the 80’ x 100’ greenspace to incorporate plaza, gathering
space, or landscaping features.
4. Exterior building materials will need to be provided and quantified with percentages for
each elevation. Four-sided architecture shall be addressed, including providing additional
accent materials, especially to the west elevation.
5. Colored renderings of the building exterior showing materials should be submitted for
staff review.
Kyle Vitense – State Farm Page 7 of 7 June 14, 2022
Concept Plan Review Planning Commission Meeting
6. Landscaping shall be provided adjacent to the building, especially to the south.
7. All necessary items needed for review for engineering, fire, and building will be required.
8. Light fixture details/cut-sheets will be required, along with a photometric plan.
9. Stormwater requirements will be required to be met.
10. A detailed landscape plan shall be required.
11. Impervious surface calculations will be required.
Attachments
1. Applicant Narrative
2. Medina Clydesdale Marketplace Design Guide
3. Site Plan & Building Elevations (2)
4. Original PUD Site Plan
STATE fA
NSURANCE
Vitense Insurance and Financial Services, Inc.
10405 6' Ave N St. 120
Plymouth, MN 55441
Office: 763-231-3058
"',:l (,x,..)1, L,-h, 7,.,vXtJ"/'7, !Lrf-1:Lg-
7- '
; MAY 1 6 2022i
I
My State Farm Agency has been located in Plymoutli, MN since opening January l"', 2012. I have
always been intentional about our work within the community, and I was recently recognized by the
City of Plymouth with a Community Service Award in 2020. I previously served on the Board of the
TwinWest Chamber of Commerce as a voice for small business owners. The Vitense Agency has
been recognized as a Reader's Choice recipient by our loyal clients and Sun Sailor readers in the
surrounding area four consecutive years as Best Insurance and Financial Service Agency.
A lot of hard work by a tremendous team of licensed agents, and the opportunity to serve a vibrant
residential and small business community, has resulted in significant growtli the past ten years. An
increase in pliysical capacity is required to accommodate the needs of my growing business, and as I
envision the remaining 30+ years of my practice. I have observed the vacant North Outlot at
Clydesdale Marketplace for many years as an ideal permanent location. A majority of our existing
and new clients reside in zip codes 55446, 55311 and 55340. Clydesdale Marketplace would offer an
upgrade in location convenience. In addition, the lot would perfectly accommodate the size of
building needed as an owner occupant.
Our plans detail the construction of a building representative of the wonderful Medina, A/IN
community and Clydesdale Marketplace development. We took into consideration feedback and
suggestions by City of Medina staff to modi'fy plans and work within the planned space. It is my
understanding the lot has been vacant for over 17 years, I assume as a result of the lack of demand by
the market for a business in accordance with the original PUD. I have observed the wonderful
Goddard School addition to Clydesdale as an amendment to the original PUD. I believe a siinilar
amendment to accommodate a premier representative of the strongest brand in the Insurance and
Financial Services indushy would do well to complete the development. Our plans will eliminate the
need for a drive-thru as currently designed within Pun, and tlie congestion wliich may be detrimental
at the entrance of the development. As the development transitions from retail strip to Wells Fargo, I
believe a beautiful State Farm Agency would fit perfectly next door as an invitation to the space with
much more limited traffic.
I am excited about the opportunity to establish a permanent location on this site, and the tremendous
opportunity it will create. I look forward to the increased capacity and ability to create more jobs,
help more customers and expand our community involvement activities. I ask for your approval to
amend the development as originally designed and allow for our plans to move forward.
Sincerel ,
Kyle Vitense - Agency Owner
Clydesdale Marketplace Development Guidelines
Overview
As a gateway to the City of Medina this development
blends retail and hospitality uses. The project
maintains some features of the natural site and seeks
to create new, attractive design and landscape features
that will complement the City of Medina.
· Nature
o Color palette drawn from the Autumn season.
o Provide opportunities for walking paths.
throughout the site.
o Create places to relax and gather.
o Utilize wetlands and stormwater as an amenity
with ponds and water features.
· Preservation
o Maintain some of the significant trees and
wetland area.
· Community
o Provide a pedestrian scale development that
reinforces a downtown “commercial node”
experience.
o Create a hierarchy of spaces for commuters
and shoppers, and residents that slows the
pace of traffic and experience as you travel
through the site.
Clydesdale Marketplace Development Guidelines
Introduction
This retail development in Medina, MN is proposed
by Ryan Companies US, Inc. This document is
created to help direct design solutions and define
character for this project. It is also intended to provide
concepts for future development.
Purpose
The primary purpose of Development Guidelines
is to set basic parameters, describe preferences and
illustrate design intent. These guidelines serve as
a framework within which creative design can and
should occur. There is no one prescribed solution, but
many options that can meet the basic requirements
and intent of this document.
Application
The format and content of these guidelines are
specifically tailored for use as a reference workbook
for both the retail center and outlot development. It
outlines issues and recommendations that apply to
the entire project area as well as highlights specific
guidelines that apply to each parcel.
Implied Responsibility
All participants in the development of this project
area must recognize the local and community impacts
of this project and the various systems that play an
important role. Each building must fit within the
context of the entire plan. Individual projects must
complement, not compete with, adjacent development
in terms of public space, walk and trail connections,
stormwater management solutions, street layout,
parking strategies, land use mix and building design.
Development Guidelines
Overall Guidelines
There are a number of guidelines that apply to
the entire project including recommendations for
stormwater management, streets, land use, parking,
and other development components. Many of these
overall project guidelines overlap, or are integrated
with one another. For ease of discussion they are
categorized according to a list of layers, similar to
those on a master plan map:
· Context – local, city, regional.
· Water Management – surface water features,
stormwater management.
· Green Structure – trails and open space.
· Land Use Mix – preferred uses, horizontal mixed
use.
· Streets and Blocks – access and circulation.
· Architecture – built form, character of
development.
· Parking Strategies – quantity, location, type.
· Transit – automobile, bus, other options.
The proposed and future design solutions for
development within the project area, must
demonstrate an understanding of the interplay
between these layers.
Clydesdale Marketplace Development Guidelines
Context
Although unique to Medina, the project is not intended to be a stand
alone district within the City; instead, will be a part of, and connect with
a variety of local, city-wide and regional systems.
Guideline Recommendations
To ensure that the Project takes full advantage of local and regional
systems, development should:
· Provide safe, easily recognized connections to city, and county trail
corridors.
· Make provisions for city and regional transit service and amenities
and encourage their use.
· Integrate with and complement the existing (and future) street
framework.
· Become an integral part of the city and county drainage/ stormwater
management plan.
Examples
Open space will be easily
accessible to all residents and
people who work or visit the area.
· Bikeways and pedestrian
routes in the project must be
designed for safety and ease of
access.
· Overall project design (and
all future development within
the project area) should
accommodate stormwater
within each new project, and
highlight stormwater as an
amenity.
Clydesdale Marketplace Development Guidelines
Water features and drainage
systems are essential components
of the project. The potential mix
of ponds, wetlands, fountains will
provide focal amenities within the
framework of an environmentally
responsible, visually pleasing
strategy to manage stormwater.
Water elements are not intended to
be separate stand alone features,
but instead should be integrated
with the variety of green spaces,
trails, public open space, and
gathering areas.
Guideline
Recommendations
Water Management guidelines
not only define the overall role
and character of public space, but
also encourage each development
parcel to address the following:
Water Management
· Create signature water features (ponds, fountains, wetlands, etc.) as
major visual amenities.
· Promote high quality, creative and appealing aesthetics for all
components of the water systems.
· Integrate stormwater management components (meeting both water
quality and quantity requirements).
Example
Integration of water and landscape, design creativity, use of quality
materials and safety concerns are the critical objectives to be met.
Water feature design should include both natural and informal forms
(such as ponds) and should explore creative ways to integrate wetland/
rain garden landscapes with active urban spaces.
Clydesdale Marketplace Development Guidelines
The overall design framework of the project creates a system of links
between open spaces and wetlands via pedestrian trails. Of equal
importance is the contribution from each use and each element of the
development to this network of connections and green space throughout
the project.
Guideline Recommendations
Green Structure guidelines encourage the following:
· Work with the City to create an integrated system that links with
existing city and county trails and open space networks.
· Encourage the development of inviting, innovative and usable green
space as integral parts of overall development.
· Integrate stormwater management components (meeting water
quality and quantity requirements) within the development.
Together, the system of public and semi-public green space will result in
a welcoming public realm throughout the new development.
Green Structure
Examples
Based on the Concept Plan for the
project, a variety of green spaces
is proposed including:
· Elements such as green areas,
plazas, and seating areas
characterize a pedestrian-
oriented environment.
· Green space should connect
with other open space
elements, providing a focal
point for activity and a sense
of place.
Clydesdale Marketplace Development Guidelines
The Concept Plan identifies the proposed mix and the
approximate location of the various land use types
for the project. Together with the Zoning Code, these
guidelines focus on the following overall objectives:
· Promote an interesting mix of building styles,
scales and massing over the different parts of the
project.
· Support creative, innovative, high-quality design
solutions as the benchmark for success.
· Integrate pedestrian connections through out the
project.
· Provide a variety of commercial types of
development.
Examples
· Buffer and transition different parcels by use of
landscape features.
· Create areas for large-scale, auto-related uses,
separate from smaller scale formats to provide
varied user experiences.
· Utilize the existing topography and landscape
features to the best extent possible.
· Uses shall promote pedestrian friendly streets, and
configurations to control vehicular traffic.
Land Use Mix
Clydesdale Marketplace Development Guidelines
Streetscape
Entrances to the project must balance a high level of
service for the automobile with attractive and inviting
amenities for the pedestrian including:
· Provide gracious sidewalk width to invite
pedestrian traffic.
· Install street trees within tree grates in sidewalks
and pedestrian plazas to frame and provide shade.
· Provide street lighting that meets all safety
standards and design criteria, while maintain the
unique character for the project.
· Provide bollards for pedestrian safety and building
security, where appropriate at street corners,
building entries, and other sensitive locations.
Lighting may be integrated in to the street corner
bollards to provide additional safety and as a night
time visual element.
Streets & Blocks
The Concept Plan defines a specific strategy for the
layout of the retail center and the outlets. The size,
type and configuration of this street hierarchy is based
on a combination of projected traffic volume, existing
and future road connections, level of service at
intersections, adjacent land use and desired aesthetic
character.
The project encourages a mix of large and small
floor plates, accommodating auto-oriented uses. This
suggests even greater attention be paid to public
realm and streetscape improvements that not only
accommodate vehicles, but also invite bicycle and
pedestrian traffic. Surface parking areas provided
through out the project with convenient access to
storefronts, but present an additional challenge to the
overall visual character and aesthetic appeal of this
area. While green space is identified in the project,
focus on gathering spaces and wide sidewalks are
necessary. A consistent and attractive streetscape
is also essential. Public realm and streetscape
guidelines include the following.
Public Realm
Public Spaces should:
· Focus on pedestrian connections and small
gathering areas.
· Encourage a balance of hardscape with landscape;
a mix of pavements with plantings.
· Provide small urban plaza integrated with building
entries or taking advantage of shared space
between buildings and outlots.
· Promote safety and security in all design
solutions, including landscape lighting, views into
the site and accessibility.
· Provide seasonal interest and color; promote
quality materials and finishes.
Clydesdale Marketplace Development Guidelines
Buildings make a significant contribution to the first
impression of the project. Buildings form gateways at
the major entries into the site, architectural elements
and choice of materials convey a certain character and
the scale or massing of structures begins to define the
feel or experience of this place. The overall design
and specific details of the buildings should make the
project unique, inviting and memorable. Architecture
guidelines include the following:
Building Design, Character and
Expression
· Provide a variety of building types and styles
expressed both in large scale (overall building)
and small scale (design details).
· Promote interesting, animated architectural
features without being thematic or artificial – faux
decorative elements are discouraged.
· Promote 4-sided architecture at the outlot avoiding
large, unarticulated side and rear elevations.
· Emphasize important nodes by placing distinctive
architectural elements or interesting facades at
these prominent locations.
Scale, Proportion and Building Height
· Provide a variety of building heights, perhaps
related to changes in use or at demising walls –
retail buildings should express 12 to 14 foot floor
heights.
· Articulate front façades with projections and
recesses.
Street Presence
· Emphasize pedestrian experience with
architectural features at street level – canopies,
material details, decorative light fixtures.
· Encourage a variety of color, texture and materials
to complement other streetscape elements and
buildings within the project.
· Conceal service entries, loading facilities and
mechanical services from view.
Architecture
Windows and Doors
· Optimize glass openings for ground level front
facades in the village.
· Provided recessed entries.
· Use lightly tinted glass for all windows and doors
where reasonable – mirrored, reflective glass or
highly tinted glazing is not allowed.
Materials
· Provide a diverse mix of materials, applied in a
variety of proportions, exposures, and detailing
within a block or along a street.
· Encourage durable, high-quality materials – local
sources if available.
· Main building facade and the sides facing internal
streets shall use a minimum of 35% Class I
building materials.
Clydesdale Marketplace Development Guidelines
Architecture
Guideline Recommendations
Of all the layers that combine to form the project
Concept Plan, architecture will typically be the most
prominent component. Both visually and physically,
architecture plays a major role in defining the overall
design character and mix of uses. It is crucial that
the design and location of buildings address these
architectural guidelines with specific emphasis on the
following:
· Promote a variety of building types, including
a range of height, scale and proportion,
that supports an integrated mix of shopping
destinations, food venues, service businesses, and
other proposed uses.
· Provisions for handicapped accessible facilities
shall be provided as required by Minnesota state
law.
· Exterior materials and finishes shall be durable,
non-combustible, and should convey a sense
of consistency between adjacent buildings. All
sides of buildings that face streets and driveways
should have the same level of architectural detail.
Material changes should not occur at interior or
reverse corners or external corners.
The exterior finish of buildings should be shall
have at least 30% of the following materials:
• brick
• natural stone
• granite
• glass
• metal panels
• specialty concrete
• opaque panels
• masonry stucco
• decorative concrete, precast concrete panels, and architectural rock face CMU may be used, provided the panels do not exceed 70% of exterior materials*
• up to 20% may be wood, anodized aluminum
or similar ornamental metals and my be used
as an accent material if appropriately integrated
into the overall building design
* Decorative concrete includes concrete that is: 1) burnished
to create a terrazzo appearance, 2) professionally colored
and patterned ti create a high quality earth tone brick
appearance, 30 professionally colored and patterned to
create a high quality white earth tone or stucco appearance
(not EFIS), 4) professionally colored and patterned to
create a high quality travertine appearance.
· Storefronts will be aluminum framing and glass as
required by code. Tenant’s frontage will include
storefront expanses in accordance with the City
approved PUD design guidelines. At least 60%
of the linear length of street-facing facades must
contain windows and doors.
· Minimize the impact of all mechanical equipment
as viewed from ground level. Mechanical
equipment located on the roof or around the
perimeter of a structure shall be screened by a
raised parapet, by comparable and compatible
exterior building materials, or painted to
complement the building materials in order to
diminish its impact.
· The site shall have asphalt paving at parking areas
and driveways. The periphery of parking and
driveways shall have poured in place concrete
curbing.
Clydesdale Marketplace Development Guidelines 0
· Site lighting shall be dark skies compliant and
in accordance with current ordinances. The
rear facades of buildings shall have lighting at
entrances only to help minmize the impact to
neighbors. Light fixtures shall be downcast,
cut off type units, concealing the light source
from view and preventing glare. Uniformed
ornamental street lighting shall be used to
integrate the Clydesdale Marketplace with the
downtown Hamel lighting. Minimum light levels
shall be .9 foot candle at general parking and
pedestrian areas, as well as, 1.0 foot candle at
vehicular use areas.
· All exterior loading and service areas must be
completely screened from ground level view
from adjacent streets, except at driveway access
points. The trash area adjacent to the premises
shall consist of a concrete slab and screening that
is integral with the building.
· All areas of land other than occupied by building,
parking, or driveways shall be landscaped with
sod, mulch, and/or rock material in planting beds.
Provide understory trees, shrubs, flowers, and
ground covers deemed appropriate for a complete
quality landscape treatment of the site to comply
with City ordinances
· No sign, symbol, or advertisement shall be
placed or maintained on the exterior walls of, or
above, the premises except signs complying with
the City’s PUD sign ordinance. All signs shall
have individual back illuminated letters unless
otherwise approved. Color to be selected by the
tenant. Internally illuminated, individual channel
letters shall mounted directly to the facade or to a
raceway that matches the building sign band color.
Balancing the realities of car-related necessities
(streets, parking and so on) with potential for future
transit service, along with the desired character
of the project is a significant challenge. The goal
is to provide adequate parking; both quantity and
Architecture
Clydesdale Marketplace Development Guidelines
Parking
location, while promoting creative
strategies that support the overall
needs of the project and the
community.
Guideline
Recommendations
Parking guidelines encourage the
following:
· Utilize a combination of
landscaping and landform
to screen parking areas from
major streets and important
views (Highway 55)
· Create strategies for shared
parking between adjacent
uses, taking advantage of peak
and off-peak cycles, business
hours, night time activities,
special events and other needs
· Provide locations for bicycle
storage throughout the project
area at appropriate locations
· Explore various landscape
approaches to soften parking
area edges, provide shade,
integrate native plantings,
offset islands and other ideas
to reduce the visual impact of
parking areas
The project is designed to be
transit ready in a way that
provides a walkable public realm
and a connected street system.
The Concept Plan recognizes the
importance of providing transit
options other than the typical car.
Clydesdale Marketplace Development Guidelines
Transit
Guideline Recommendations
Transit is an important component to the overall plan,
with expectations for car trips to increase. It is a goal
of the developer to promote transit use, based on the
following guidelines:
· Understand and take advantage of opportunities to
use existing and proposed transit components.
· Provide facilities specifically linked to uses and
character including signage and lighting for way-
finding and bicycle amenities.
· Provide for future connections for bus and transit
links.
Overview
The Master Plan identifies four distinct, but connected
1
CITY OF MEDINA 1
PLANNING COMMISSION 2
DRAFT Meeting Minutes 3
Tuesday May 10, 2022 4
5
1. Call to Order: Chairperson Nielsen called the meeting to order at 7:00 p.m. 6
7
Present: Planning Commissioners Beth Nielsen, Cindy Piper, Justin Popp, and Braden Rhem. 8
9
Absent: Planning Commissioner John Jacob, Ron Grajczyk, and Tim Sedabres 10
11
Also Present: City Planning Director Dusty Finke, Planning Intern Colette Baumgardner, and 12
City Planner Deb Dion 13
14
2. Changes to Agenda 15
16
No comments made. 17
18
3. Update from City Council Proceedings 19
20
Finke provided an update on items recently reviewed and acted on by the City Council. 21
22
Rhem asked for input on the Council discussion related to the townhome development 23
proposed for 342 Hamel Road. 24
25
Finke summarized the discussion noting that the Council found the density consistent with 26
the zoning and Uptown Hamel but had a lot of input related to architectural design. 27
28
4. Representative at Next City Council Meeting 29
30
Finke advised that the Council will be meeting the following Tuesday and Nielsen 31
volunteered to attend in representation of the Commission. 32
33
5. Planning Department Report 34
35
Finke provided an update. 36
37
6. Public Hearing – Cates Industrial Park – Jeff and Chris Cates – Concept 38
Plan Review for Development of Approximately 250,000-302,000 Sq. Ft. of 39
Warehouse/Office/Industrial on 31 Acres – 2575 Cates Ranch Drive (PID 40
0411823140004) 41
42
Finke presented a concept plan review for a proposed business development that would 43
require a Comprehensive Plan amendment. He noted that the Commission considered a 44
larger request of this nature for this site and the adjacent site earlier this year. He stated that 45
ultimately the City Council did not appear to favor the larger development of both parcels and 46
following that review, the applicant withdrew the larger plan and submitted the three options 47
within this concept plan review. He displayed the three concepts submitted by the applicant 48
which range from 250,000 to 300,000 square feet. He stated that staff provided input on each 49
of the concepts within the packet. He commented that staff believes that it would be 50
important to provide convenient access for truck traffic from Willow Drive, as that would be 51
2
the preferred route from Highway 55. He stated that additional landscaping was added as 52
well as additional greenspace along the streets. He referenced a shared drive or private road 53
in the outlot to the north of the subject site. He stated that is not part of the concept plan, but 54
it is currently under common ownership. He then highlighted the pros and cons of each of 55
the three concepts. He stated that the density of this concept has been reduced from the 56
previous review. He also reviewed the goals within the Comprehensive Plan and land 57
available for business development. He stated that the opportunity for larger scale business 58
development is currently limited and if there is interest in creating additional opportunity for 59
business development, staff believes this site would be well suited. He also reviewed the 60
designations of the property in previous versions of the Comprehensive Plan, noting an urban 61
commercial designation in 2000. He stated that with the previous submittal, the applicant 62
submitted the necessary information for the EAW, and it was determined that an EIS would 63
not be necessary. He noted that a traffic study was also done for the larger proposal and 64
reviewed the improvements that were proposed. 65
66
Piper stated that there is a light on Willow Drive and asked if this would add turn arrows for 67
left turns. 68
69
Finke confirmed that there could be a single left hand turn with slightly more time but noted 70
that MnDOT does not want to adjust the timing by much because the intention is to keep 71
traffic moving on Highway 55. He noted that there would be a desire to create more stacking 72
to ensure there are not impacts to other roadways at peak times. He noted that if Highway 55 73
is expanded to four lanes, Willow Drive could then be expanded to have two left turn lanes. 74
He stated that this proposal would require a Comprehensive Plan amendment and asked that 75
the Commission provide input on the question of land use within the context of the concepts 76
provided. 77
78
Nielsen invited the applicant to speak. 79
80
Peter Coyle, land use counsel for the Cates family, stated that they received a lot of feedback 81
at the City Council and even though it was not the direction they wanted to go, it was 82
constructive, and they have made adjustments. He commented that they have scaled the 83
project back and limited development to the 30-acre parcel. He noted that the reduced scale 84
of the project would limit the related impacts of the project but still provide an opportunity 85
for business campus development. He stated they committed to the Council at the last 86
meeting that if there were traffic impacts to Willow, the improvements would be at the 87
expense of the developer. He stated that they provided three concepts and welcomed input 88
from the Commission on which they would favor. He recognized that the plans would 89
change once there are tenants and/or buyers involved. 90
91
Popp referenced the intended use of perhaps a campus or corporate use. He noted that the 92
initial proposal included a fair amount of industrial/warehouse versus a corporate park and 93
asked if that vision has changed. 94
95
Coyle stated that vision has not changed as there is not a buyer or tenant in hand. He stated 96
that they are attempting to show that this could be a distribution facility, but if a corporate 97
buyer came with a plan for something of that nature, they would accommodate for that if it 98
also fit within the business designation. 99
100
Nielsen asked if this were approved and developed, would the applicant then come back for a 101
request on the northern parcel. 102
103
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Coyle stated that he could not answer that. He noted that they heard loud and clear from the 104
Council that it does not support that at this time, and they made the adjustments to their plan. 105
106
Nielsen opened the public hearing at 7:38 p.m. 107
108
No comments. 109
110
Nielsen closed the public hearing at 7:39 p.m. 111
112
Piper stated that on a general concept basis, if all required elements are completed, she could 113
support any of the three concepts. She stated that she could support the land use change. 114
115
Rhem stated that he would also be comfortable to the land use change as there are similar 116
land uses within the area. 117
118
Popp stated that he is more comfortable with this reduced scale. He stated that previously he 119
raised concerns about the use type. He stated that he prefers more of a business park over 120
industrial/warehouse because of the truck traffic. He also noted a preference for more job 121
creation. He acknowledged that it would be hard to say if this would be attractive to residents 122
because it is early in the process. 123
124
Nielsen stated that she struggles with this. She agreed that in looking at a map, business 125
could work, but would be hesitant to change the land use provided by the Steering Committee 126
that developed the Comprehensive Plan. She stated that she likes the smaller scale of this 127
development, and it would fit with the business in the area. She commented that she prefers 128
the access of Willow rather than Chippewa. 129
130
Rhem stated that he prefers the concept that hugs tighter to the commercial property, concept 131
three. He agreed that access to Willow Drive is key. 132
133
Popp stated that he likes concept two as it provides screening to the north. He also 134
recognized that is the smallest footprint of the three options. He stated that while he does not 135
have concern with the other concepts, he does prefer concept two. 136
137
Nielsen agreed that she also prefers concept two with the screening and greenspace. She 138
noted that modulation would be a must if the one wall building is chosen. 139
140
Finke stated that staff intends to present this to the Council at its meeting the following week 141
to obtain feedback. 142
143
7. Public Hearing – Ordinance Amendment – Chapter 8 of the City Code Pertaining to 144
Provisions for Electrical Vehicle Charging 145
146
Baumgardner presented the proposed ordinance amendment related to electric vehicle 147
charging units. She stated that this was discussed at the April meeting and there was broad 148
support and input from the Commission. She noted that the Council provided similar input 149
and was less open to the idea of a requirement but instead wanted to focus on incentives. She 150
reviewed the different levels of charging stations, noting that level two provides the most 151
flexibility as it allows faster charging without much investment. She reviewed the different 152
levels of charger readiness for development and stated that the recommendation would be 153
divided between residential and commercial. She reviewed the specific recommendations for 154
both residential and commercial development. She noted a higher recommendation for 155
hotels, schools, and auto service stations. She noted that these standards would be 156
4
recommended within ordinance in return for incentives rather than becoming requirements. 157
She reviewed the proposed incentives and compared those to the current standards for 158
development. 159
160
Piper used the example of a school with teachers parking for the day that may wish to charge 161
the vehicle. She asked if that would be required for schools. She commented that she sees 162
that infrastructure as crucial for the future as people will need to charge their vehicles in those 163
types of situations. 164
165
Baumgardner stated that the City cannot have a requirement to install EV charging because 166
the local code would then be stricter than the State building code. She stated that a 167
requirement could be tied to a parking lot. She stated that following the last discussion with 168
the Commission and Council, staff took the direction of developing recommendations rather 169
than requirements. 170
171
Finke added that a requirement would likely have the best return in a residential setting 172
because that is where most charging occurs. However, a requirement in residential 173
construction would need to be tied to construction of the building which is not an option. A 174
requirement connected to parking lot construction would likely be less effective. 175
176
Popp commented that eventually he believes this will be a requirement and therefore does not 177
want to give up too many things as incentives. He asked and received confirmation that there 178
would not be a set end date for the incentives within the ordinance. It was noted that should 179
these become requirements by the State, the City could amend the ordinance. 180
181
Rhem asked for more details on the phasing plan flexibility points. 182
183
Finke provided additional details on the phasing plan point system. 184
185
Nielsen asked if a developer could choose all of the incentives or one incentive. 186
187
Baumgardner commented that as written a developer could choose all of the incentives. She 188
stated that if a developer built to the recommendation, they would be able to select all the 189
incentives. 190
191
Nielsen opened the public hearing at 8:17 p.m. 192
193
No comments. 194
195
Nielsen closed the public hearing at 8:18 p.m. 196
197
Nielsen commented that she did not love the idea of allowing a developer to select all the 198
incentives. She noted that the first few incentives seem to go against the desires for Medina 199
as it would allow less trees and greenspace. 200
201
Popp noted similar comments. He stated that the incentive he has the most issue with is the 202
tree reduction as that seems to go against the desires for development in Medina. He 203
suggested removing that incentive. 204
205
Baumgardner stated that she thinks developers would take the most interest in the tree 206
reduction as that would provide the largest reduction in cost. She stated that the other 207
incentives would be considered lighter, not that they would not be effective, but they are 208
smaller in scale. 209
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210
Piper noted that if there is not interest in the incentives, the tree reduction could be added 211
back in at a later time. She commented that a lot of housing development has been approved 212
in the last year. She stated that until they start using this ordinance, it would be hard to tell 213
what will work in attracting interest and what does not. 214
215
Finke described how the tree replacement requirement functions for most current 216
developments. Typically, developed sites do not have enough space to replant all the trees on 217
site, so developers contribute to the tree replacement fund in lieu of some of the planting. 218
However, the City also is not able to find locations to plant trees, so this fund is used more as 219
a tree management fund. 220
221
Neilsen stated that perhaps the incentives are broken into categories and a developer could 222
choose one incentive from category A or two incentives from category B. 223
224
Popp stated that at some point the State will require EV charging and therefore he does not 225
want to place too much incentive on this. 226
227
Rhem stated that he feels very comfortable with all the incentives but does have hesitation 228
towards the trees as well. 229
230
Finke proposed having category A be the tree replacement incentive and category B all the 231
other incentives listed. 232
233
Popp commented that he likes the idea of parsing the incentives out. He expressed concern 234
with decreasing funds towards tree planting. 235
236
Rhem suggested removing the tree incentive as that seems to be where the concern lies. 237
238
Motion by Rhem, seconded by Popp, to recommend approval of the ordinance amendment 239
to Chapter 8 of the City Code pertaining to provisions for electrical vehicle charging 240
removing the tree replacement incentive. Motion carries unanimously. (Absent: Jacob, 241
Grajczyk, and Sedabres) 242
243
8. Approval of the April 12, 2022 Draft Planning Commission Meeting Minutes. 244
245 Motion by Piper, seconded by Rhem, to approve the April 12, 2022, Planning Commission 246
minutes with the noted changes. Motion carries unanimously. (Absent: Jacob, Grajczyk, and 247
Sedabres) 248
249
9. Adjourn 250
251
Motion by Piper, seconded by Rhem, to adjourn the meeting at 8:35 p.m. Motion carried 252
unanimously. 253