HomeMy Public PortalAbout07-12-2022 Planning Commission Packet POSTED AT CITY HALL: July 8, 2022
PLANNING COMMISSION AGENDA
TUESDAY, JULY 12, 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 – SH Ventures, Inc. – Planned Unit Development
Revised Concept Plan (PID 0511823220005)
7. Approval of June 14, 2022 Planning Commission Minutes
8. Adjourn
Planning Department Update Page 1 of 2 July 5, 2022
City Council Meeting
TO: Mayor Martin and Members of the City Council
FROM: Dusty Finke, Planning Director
DATE: June 29, 2022
MEETING: July 5, 2022 City Council
SUBJECT: Planning Department Updates
Land Use Application Review
A) Cates Ranch/Willow Drive Warehouse Industrial – Comprehensive Plan Amendment– 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 an approximately 300,000 s.f. development. The Planning
Commission held a public hearing at the June 14 meeting and recommended approval of the
amendment. Staff intends to present to Council on July 5.
B) Life-Style Auto Condo – South of Hwy 55, west of Pioneer – SH Ventures has requested
review of a PUD Concept Plan for development of 9 buildings with approximately 218,740
square feet of space for privately owned garage condos. The Planning Commission and City
Council had previously reviewed a larger proposal of 12 buildings with approximately 258,000
square feet and generally did not express support for the proposed rezoning. A public hearing is
tentatively scheduled for the July 12 Planning Commission meeting.
C) 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 August 17 Planning Commission Meeting.
D) Pioneer Highlands Preliminary Plat – Onyx Performance Investment LLC has requested
approval of a 4-lot rural subdivision located on approximately 67 acres south of Pioneer Trail,
east of Willow Drive. Staff is conducting preliminary review. A hearing may be held at the
August 10 Planning Commission meeting.
E) 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 held a public hearing on
June 14 and was generally supportive of the concept. Council provided comments on June 21.
Staff intends to discuss with the applicant and property owners and the project will be closed.
F) 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
MEMORANDUM
Planning Department Update Page 2 of 2 July 5, 2022
City Council Meeting
creation of a wetland bank. The Planning Commission held a public hearing on June 14 and
was generally supportive of the concept. Council provided comments on June 21. Staff will
await a formal application.
G) 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 Council adopted resolutions of approval on June 7. Staff will await final plat
application.
H) 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.
I) 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.
J) 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.
K) 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.
L) 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 – staff met with WSB for a kick-off meeting for work on the Uptown
Hamel Market/Feasibility study. The engagement strategy was discussed at length. A tour with
the consultant is scheduled for the afternoon of June 30.
B) Electric Vehicle Charging Regulations – Council adopted the ordinance on June 21.
C) Building Permit software demos – Staff has been taking part in a number demonstrations from
cloud-based building permit solutions for potential implementation.
TO: Honorable Mayor and City Council
FROM: Jason Nelson, Director of Public Safety
DATE: June 29, 2022
RE: Department Updates
We are currently looking for a Community Service Officer. We have had an open application process
for the past two weeks and to date have only received one application. If you or anyone knows of
someone that would be interested in a great part time job, please have them contact me. Applications
can also be found on the City of Medina website.
Things have picked up these past two weeks as calls for service have been on a steady incline. We
have seen an uptick in theft from autos in the surrounding cities. We have been also dealing with an
influx of mental health type calls, which are being forwarded to our embedded social worker, who has
been active in working the cases that have been sent to her.
Staff has been preparing for the Hamel Rodeo weekend. This weekend starts off with the Hamel
Hawks townball tour game on Wednesday July 6th and the Rodeo from July 7-10. Along with this, the
Hamel Rodeo Parade is on July 10th. This is a long week for our agency. Officers, Reserves,
Community Service Officers, and I will be putting in a lot of extra hours. Our goal is to have a police
presence at the events and keep everyone as safe as possible. We look forward to being part of the
parade and hope to see you along the route.
Patrol:
The following are updates of Patrol Officers between June 15, 2022, and June 28, 2022: Officers
issued 12 citations and 36 warnings for various traffic offenses, responded to 9 property damage
accidents, 1 personal injury accident, 8 medicals, 1 suspicious call, 9 traffic complaints, 16 assists to
other agencies, and 11 business/residential alarms.
On 06/15/2022 Officers responded to a report of a person having mental health issues in the 2400
block of Willow Drive. Officers were able to make contact with the party who admitted to having
mental health issues and agreed to go to the hospital for evaluation. The case was also forwarded to
our embedded social worker for follow up.
On 06/16/2022 Officers were dispatched to a possible prowler at the Medina Golf & Country Club.
Employee reported a suspicious male checking door handles on vehicles in the lot. The subject saw the
employee and left the area prior to police arriving.
On 06/17/2022 an Officer was flagged down by a motorist who had ran out of gas along County Road
101. The Officer provided a ride to a gas station to get some gas. While doing this the Officer ran the
motorists name and found she had a warrant for a disorderly conduct charge. The warrant was a sign
and release warrant. She was provided a new court date and released back with her vehicle.
On 06/18/2022 Officers responded to assist West Hennepin Public Safety on an unwanted person at
the YMCA camp in Independence. Officers learned while enroute that the subject had left in a vehicle.
Officers located the vehicle and conducted a traffic stop. The driver was found to have been drinking
and was underage. He was issued a citation for the “not a drop” violation.
On 06/19/2022 Officer was dispatched to a welfare check of a subject who had been staying at the
Medina Inn and family members had been unable to make contact with him for several days. The
officer was able to make contact with the subject in his room and found him to be heavily intoxicated
to the point that he was unable to care for himself. He was transported to the hospital by North
ambulance for evaluation.
On 06/25/2022 Officer responded to a damage to property report along Loretto Street in Loretto.
Officer learned a towing service was repossessing a vehicle in the area when the vehicle came loose
from the tow truck and struck another vehicle and a stairway of an apartment building.
On 06/27/2022 Officer was notified of a damaged bicycle near the railroad tracks at the Sioux Drive
crossing. A badly damaged bicycle was found near the railroad tracks that appeared to have been run
over by a train. The area was searched to make sure no one was on the bicycle when it was run over,
and nothing was found. It is unknown who the bicycle belongs to or how it ended up on the tracks.
On 06/27/2022 our department was contacted by Target Asset Protection regarding a past action theft
at the store. The suspect was found to have been identified during a separate incident at the store.
Charges are pending.
On 06/27/2022 Officer responded to an animal complaint in the 200 block of Hamel Road. It was
reported that a black bear was roaming the area. While checking the area the Officer did confirm that a
black bear was in the area and the bear ran off northbound. The DNR was notified of the incident.
Investigations:
Follow-up to the May 26th aggravated robbery, I was able to work with the Hennepin County
Attorney’s Office to obtain arrest warrants for both suspects. On June 28th, one of the suspects was
arrested in St. Paul by me, on $75,000 bail.
On June 27th I received a report of harassment, in conjunction with many ongoing reports. This
investigation is ongoing.
On June 27th I received a report of theft and financial transaction card fraud at a local retail
establishment. The suspect is known to have committed crimes in two other cities as well.
Investigation ongoing.
There are currently 9 cases assigned to investigations.
1
TO: Honorable Mayor and Members of the City Council
FROM: Steve Scherer, Public Works Director
DATE: June 28, 2022
MEETING: July 5, 2022
SUBJECT: Public Works Update
STREETS
• The Arrowhead/Highway 55 intersection and the realignment portion to the North
(near the Marsh Pointe project) are moving along very well. The dry conditions
are good for construction.
• I am meeting with our asphalt contractor this week to go over several paving
projects for this summer and my goal is to get the ball rolling this month.
• The Hackamore Road kick-off meeting with WSB is being scheduled for mid -
July. Staff will be discussing public engagement along with all the major
components of getting this project off the ground.
WATER/SEWER/STORMWATER
• Water usage is back up with the recent dry weather. We expect this to continue
through the summer unless we have substantial rain soon.
• We are monitoring our sewer system to see if we have any inflow or infiltration.
The dry weather makes it more difficult to locate any leaks in the system.
• Bid specifications are being put together for the Media replacement in the water
treatment plant.
• As we make our way to the Willow Drive/Highway 55 intersection, I am working
with contractors to extend the watermain west of Polaris to the Oaklee project to
provide further redundancy in our watermain trunk line.
• Ordinances are being reviewed for updates or additions to satisfy the mandates in
the 2020-25 Stormwater Pollution Prevention Program (SWPPP) Permit.
PARKS/TRAILS
• Public Works is making progress on the renovations at Hunter Park. The poles are
up for both the ballfield and the court fencing. Public Works Staff has also seeded
the infield and prepared the dugouts for concrete. Next-up will be the concrete
maintenance strip around the court.
• The closing for the parkland acquisition at 2120 Chippewa Road took place on
June 27th.
MEMORANDUM
2
• An easement arrangement was finally agreed upon so Public Works has been busy
working on the Meander Road trail to extend it from County Road 116 to the
existing trail (around 300 feet to the west). We received immediate feedback
from the neighbors who are ecstatic about the extension. The trail will also
greatly improve visibility in the intersection for vehicles.
• Staff has been very busy keeping up with park related requests. The Jamboree and
the Fox 9 Town Ball Tour are big events. Staff is working with HAC and the
Lions to get all the last-minute details arranged.
MISC
• I will be on vacation from June 30th to July 11th. Derek Reinking will be in
charge of Public Works and Lisa DeMars will help field phone calls and
coordinate items in my absence.
SH Ventures – Lifestyle Auto Condos Page 1 of 11 July 12, 2021
PUD Concept Plan Planning Commission Meeting
TO: Planning Commission
FROM: Dusty Finke, Planning Director
DATE: July 7, 2022
MEETING: July 12, 2022, Planning Commission
SUBJECT: SH Ventures, Inc. – PID 05-118-23-22-0005 – Lifestyle Auto Condos –
PUD Concept Plan – south of Hwy 55, west of Pioneer Tr.
Summary of Request
SH Ventures, Inc. has requested review of a PUD Concept Plan for development of individually
owned auto-condos within 9 buildings with an aggregate footprint of approximately 218,740
square feet. The subject site is south of Highway 55, west of Pioneer Trail. An aerial of the site
and surrounding property can be found below.
MEMORANDUM
SH Ventures – Lifestyle Auto Condos Page 2 of 11 July 12, 2021
PUD Concept Plan Planning Commission Meeting
The subject site is currently farmed. There are wetlands located along the western property line
and in the southeast of the site. Existing Rural Residential homes are located to the east and
southeast. Property to the west is currently farmed and designated as Future Development Area.
The City of Corcoran is north of Highway 55, with the property to the northwest being zoned
industrial.
The Planning Commission and City Council provided comments during the fall of 2021 on a
concept plan with 12 buildings that proposed a total footprint of 258,000 square feet. Excerpts
from those discussions is attached for reference. Generally, feedback did not find the planned
unit development consistent with the objectives of the Future Development Area and
Comprehensive Plan.
Comprehensive Plan/Zoning
The subject site is designated as Future Development Area (FDA) in the Comprehensive Plan
and zoned Rural Residential-Urban Reserve (RR-UR). The applicant is proposing a rezoning to
Planned Unit Development (PUD) to allow for the development.
Staff has prepared a summary of relevant definitions, goals, principles, and objectives from the
Comprehensive Plan and the RR-UR and Rural Business Holding (RBH) zoning districts, which
is attached.
Staff has included some of the most pertinent information here as well.
The FDA land use is defined in the Comprehensive Plan as follows:
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.
The following objectives of the Rural Residential/FDA land uses appear most relevant: 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. 8. Maintain a maximum density of one unit per ten acres for new development in the Rural Residential and Future Development Area land use. 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. 14. Reduce impervious surfaces where possible by applying low impact design standards and encourage innovative materials and plans that reduce runoff.
The City currently zones all property within the FDA land use as RR-UR. The Planning
Commission and City Council could discuss whether the objectives of the Comp Plan support
allowing limited business uses in the FDA land use prior to the time the area can be developed
with urban services.
SH Ventures – Lifestyle Auto Condos Page 3 of 11 July 12, 2021
PUD Concept Plan Planning Commission Meeting
It may be reasonable to find that allowing business development in the FDA is contrary to
several of the objectives. Staff is especially concerned with the possibility that development
upon FDA property will cause unforeseen issues with future infrastructure and land use planning.
Improvements may inadvertently interfere with logical street and utility layouts in the future.
Opportunities may be lost to secure rights-of-way, easements, parkland and trail corridors, and
similar requirements which may be necessary to support nearby developments depending on the
ultimate uses. Staff also is hesitant to encourage new non-residential accesses onto Highway 55.
These reasons are why staff originally recommended the RR-UR zoning district for FDA
property.
However, it could also be argued for the City to allow limited business development within the
FDA land use, especially on property with good access to an arterial roadway (but not directly to
Highway 55). Extension of urban services may be decades in the future, and this would provide
an opportunity for a more intensive use in the interim.
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.)
9. A more desirable and creative environment than might be possible through the strict application on
zoning and subdivision regulations of the City.
SH Ventures – Lifestyle Auto Condos Page 4 of 11 July 12, 2021
PUD Concept Plan Planning Commission Meeting
Usually, PUD requests have similar use/density as the existing zoning designation and use the
existing zoning as an “underlying” or “base” zoning. The City then determines whether the
development made possible through the PUD better meets City goals and objectives than a
development which meets the strict letter of the underlying district. The alternative is that the
developer proceeds with what is allowed with the standard zoning.
This request is a little bit different. The existing RR-UR zoning district would permit just a few
rural homes and would not permit non-residential uses such as auto-condos. Some type of
rezoning would be necessary to allow for any use beyond agriculture and a few rural homesites.
The City has a great deal of discretion when considering the PUD.
Proposed Site Layout
The following table summarizes the proposed development compared to the requirements of the
Rural Business Holding (RBH) zoning district. As noted above, in other PUDs, staff
recommends that the Planning Commission and City Council compare the requirements of the
underlying district.
However, staff does not believe comparing the proposed PUD to the specific dimensional
standards of the RR-UR district is sufficient in this case. Staff believes a comparison to a district
which allows business uses would be helpful. The RBH zoning district is intended to apply to
property which is planned for Business development (generally within the 20-year Comp Plan
timeframe), but which has not yet been developed with utilities.
Proposed RR-UR Require. RBH Requirement
Minimum Lot Size 35 acres 20 acres/home 20 acres
Minimum Lot Width 1023 feet 300 feet 200 feet
Minimum Lot Depth 1229 feet 200 feet 200 feet
Front Setback 35 feet 50 feet 50 feet
Side/Rear Setback 100 feet (east)
200 feet (south)
50 feet (west)
50 feet 30 feet
Residential Setback 100 feet (east)
200 feet (south)
50 feet (west)
75’ from comm. 100 feet
75’ w/ 70% screen
Parking Setbacks
Front Yard 40 feet 35 feet
Side/Rear 100 feet (east)
100 feet (west)
125 feet (south)
20 feet
Residential 100 feet (east)
100 feet (west)
125 feet (south)
75 feet
50’ w/ 70% screen
Building Height 24 feet 40 feet 30 feet
Hardcover 42.7% 20%-30% 60% (50% of suit. soils)
SH Ventures – Lifestyle Auto Condos Page 5 of 11 July 12, 2021
PUD Concept Plan Planning Commission Meeting
Limitation on Sanitary Sewer Usage
The RBH zoning district includes a limitation of sanitary sewage usage to a rate of 100 gallons
per day, per net acre, which would be approximately 3000 gallons/day for the subject site, or
approximately 11 SAC units. Generally, the City uses Met Council calculations for SAC units,
but adjusted the amount for this use based on data provided by the AutoMotorPlex. The City’s
calculation is 1 unit per 17,500 square feet + .08 SAC unit per condo. Using this calculation, the
RBH district requirement would limit this site to a footprint of approximately 73,000 square feet
(110,000 square feet including mezzanine) with 53 condos.
The applicant is proposing buildings with a footprint of 218,740 square feet, plus mezzanines,
potentially another 50% of the footprint for a potential total floor area of 328,110 sq. ft. with
approximately 165 condos. This would equate to approximately 32 SAC units proposed. The
previous concept had been approximately 37 SAC units.
Architectural Design
Conceptual building elevations are attached for review. The proposed buildings are 80’ wide
rectangles with transparent overhead doors along the long sides of the structures for each unit.
Beyond the transparent overhead doors and windows, information is not provided on proposed
exterior material mix. The applicant has indicated that the architectural design is conceptual, and
they are open to recommendations from the Planning Commission and City Council in terms of
preferred materials and design.
The following are requirements of the RBH zoning district for context. Flexibility to the
standards may be provided or higher standards required as part of the PUD process.
Building Materials
The RBH 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 of the exterior building materials may be decorative concrete, split
face (rock face) decorative block, or decorative pre-cast concrete panels. For buildings with
a floor area of 12,000 square feet or less, a maximum of 80 percent of the exterior building
materials may be commercial grade fiber cement lap siding installed per manufacturer’s
specifications. For buildings with a floor area of greater than 12,000 square feet, a maximum
of 20 percent of the exterior building materials may be commercial grade fiber cement lap
siding installed per manufacturer’s specifications. Concrete and fiber cement materials shall
be color impregnated in earth tones (rather than painted) and decorative concrete shall be
patterned to create a high quality terrazzo, brick, stucco, or travertine appearance.
(c) A maximum of 20 percent of the exterior building materials may be wood, metal (excluding
copper), or Exterior Insulation and Finish System or similar product, if used as accent
materials which are integrated into the overall building design.
Building Modulation – minimum of one element per 100 linear feet of façade.
Materials Required
Glass, stone, brick, stucco Minimum 20%
Concrete, (fiber cement if building <12,000 s.f.) Maximum 80%
Metal, EIFS, fiber cement Maximum 20%
SH Ventures – Lifestyle Auto Condos Page 6 of 11 July 12, 2021
PUD Concept Plan Planning Commission Meeting
Fenestration/Transparency – “Building elevations which face a public street shall include generous
window coverage.”
Multi-sided Architecture – “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.”
Tree Preservation, Buffer Yard and Landscaping
Very few trees are located on the subject site. The applicant has submitted conceptual
landscaping plans.
The business districts include the following landscape requirements:
• Building Setting - At least 12 feet of landscaped area shall be provided adjacent to all
buildings except for walks, plaza space and approved loading docks. Walks within this
landscaped area shall be limited to where practically necessary to serve access points of
buildings
The applicant proposes landscaping areas at the ends of the buildings where no garage doors will
be located. The standard landscaping language would also require landscaping within the areas
along the long fronts of the buildings between doors, but the applicant does not propose
landscaping along the long sides of the buildings.
• Minimum Planting
Requirement Required Proposed
Overstory trees 1 per 50’ site perimeter 92 trees 224 trees
Ornamental trees 1 per 100’ site perimeter 46 trees 53 trees
Shrubs 1 per 30’ site perimeter 153 shrubs 315 shrubs
• Parking lot landscaping – minimum of 8% of parking lot area
Staff believes landscaping within the drive aisle areas and between buildings should be
maximized to soften and break up the appearance of hardcover and massing of the
structures.
• Landscaping islands every 20 spaces, wider separations for cells of 120 spaces
• Buffering. Landscaping is required to have an opacity of 50% adjacent to residential
zoning districts.
A landscaping screen with a minimum opacity of 0.5 adjacent to residential zoning districts
and allow a reduction of setbacks with a screen of 0.7. Staff would recommend substantial
perimeter landscaping.
Wetlands and Floodplain
The applicant has completed a wetland delineation, which identified wetlands along the western
portion of the site and also in the southeast corner of the site. The concept plan contemplates
impacts to the southeast wetland and the proposed right-of-way location would necessitate
impacts for construction of a roadway. Staff would recommend adjusting the site layout to
SH Ventures – Lifestyle Auto Condos Page 7 of 11 July 12, 2021
PUD Concept Plan Planning Commission Meeting
eliminate impacts from the development. Based upon transportation planning, some impact for
roadways may be necessary.
Any development would be subject to establishment of upland buffers adjacent to the wetlands
on the site. Buffer width would be based upon the MnRAM assessment of the wetlands, but
likely 30’ or narrower. The applicant has indicated a 30’ buffer on the site plan. Staff would
recommend adjustments to the site layout to accommodate required buffers.
No floodplain areas are identified on FEMA maps upon the property.
Transportation/Parking
The applicant proposes to construct an access to Pioneer Trail. The proposed access would be
located just north of the existing shared driveway for the homes to the east of the site. The
original concept proposed direct access to Highway 55. Staff generally recommends against
creating new accesses to Highway 55, if at all possible.
If the City were to consider allowing more intensive uses within the FDA area along Highway
55, staff believes it may be beneficial to prioritize properties with the best access options first.
For example, properties along County Road 19 would have less impactful options for access and
could begin a system of frontage/backage roads which could be extended to other properties.
County Road 19 is constructed to handle trucks and more traffic volume then roadways such as
Pioneer Trail and Townline Road.
If the City were to rezone the property and permit more intensive development, staff believes it
is imperative that careful consideration be given to the layout so that improvements do not have
detrimental impact on infrastructure planning. Staff would recommend against any development
which does not provide flexibility in terms of right-of-way for future roadways. The applicant
has proposed providing right-of-way along the north of the property for a potential future
frontage road. Staff questions if this is the best option. A backage road along the southern
property line might provide more opportunity to serve lots fronting Highway 55 and also the
properties to the south in the future. It would align for an intersection at County Road 19 which
provides more separation from Highway 55.
Without knowing when and how other development may be planned in the area, staff believes
that requiring right-of-way along both the north and south of the property would provide the
most flexibility and would best
overcome the risks of allowing
premature development which may
impact future City infrastructure
planning.
The concept plan does not provide
right-of-way for expansion of
Highway 55. Staff would recommend
coordinating with MnDOT to
determine appropriate width of state
and city ROW along the north.
SH Ventures – Lifestyle Auto Condos Page 8 of 11 July 12, 2021
PUD Concept Plan Planning Commission Meeting
Events
Staff recommends specific information and limitations on events if a formal application is to
proceed. Traffic and sewage usage would peak for car shows and other events well beyond the
day-to-day expected usage. With the limited infrastructure in the area, it will be important that
events are regulated.
Sewer/Water (Septic-Well)
No sewer or water infrastructure is located within a mile of the property and is not planned with
in the City’s 2040 Comprehensive Plan.
The applicant proposes private shared septic and well systems. The applicant has indicated that a
series of primary and alternate septic locations could be located in the northeast corner of the site
and provided soil borings for these sites. As proposed, each building would have its own
drainfield, although tank locations do not appear to be specified. It will be important that any
septic be designed carefully based on anticipated sewage output and that care be taken for what
waste is put into the system since they are proposed to be shared.
The City’s experience with the AutoMotorPlex has indicated that private auto condos do use a
comparatively low amount of water per square foot. Any formal submittal would need to provide
information to verify compliance with septic regulations. Staff believes it would be important to
implement separate holding tanks or some other design for floor drains to protect the septic
drainfields.
No water service would be available for fire protection. The structures would need to be
sprinkled and supplied by a reservoir to provide adequate sprinkler flow. The applicant has
consulted with a fire suppression consultant, who projected a 24,000-36,000 gallon reservoir
would be required, depending on design. The fire department could not supplement the fire
suppression system through hydrants and would need to rely on tankers.
The RBH district requires connection to the municipal sewer and water system when service is
available. The applicant should provide an implementation plan for connection to sewer and
water and determine how financial guarantees will be established for the cost of transition and
payment of relevant fees.
Stormwater/Grading Review
No information is provided related to grading or stormwater management. Any future
development would be subject to relevant City and Pioneer/Sarah Creek regulations. Location
for potential stormwater ponds are indicated on the concept plan.
Park/Trails/Multi-Modal
While the City’s park and trail plans do not identify improvements in the area of the subject site,
this is because the Comprehensive Plan does not anticipate development in the area within the
planning horizon. Similar to the discussion related to transportation, staff believes it is important
that the City not miss opportunities or paint itself into a corner by allowing a development which
does not provide provisions for future park and trail improvements.
SH Ventures – Lifestyle Auto Condos Page 9 of 11 July 12, 2021
PUD Concept Plan Planning Commission Meeting
In the future, if adjacent FDA properties are planned for development on urban services, there
will be a need for park and trail improvements. Staff believes the reservation of land for parks
and trails in the future serves the purposes of the PUD ordinance and Comprehensive Plan.
Trails
If the develop were to proceed, staff would recommend trail easements effectively around the
perimeter of the site. The objective would be to provide the potential for future connections to
all adjoining properties and rights-of-way. Staff believes this type of flexibility is important for
properties that develop early in the FDA land use since the City does not know what surrounding
land uses will be when property develops in the future.
Parks
The City’s general goal is to have a park no more than ½ mile of planned residential
developments. As noted previously, the City has not yet planned future uses within the FDA, so
applying the ½ mile goal if difficult. Like other infrastructure, staff recommends approaching
parkland needs conservatively.
The FDA area north of Loretto is approximately 1.2 miles x 0.5 mile. There is also additional
FDA to the west of Loretto. This area suggests it would likely require a minimum of 2 parks in
the area to meet the ½ mile goal. The map below shows this area.
The Park Commission recommended that the City require expansive trail easements to provide
the most flexibility for future connections. The Commission did not recommend requiring land
for a future park, noting subject site is near the edge of the FDA and is proposing a non-
residential use. These factors suggest it may make sense to push the search area for a future park
further west.
Legend
Subject Site
½ mile park radius
SH Ventures – Lifestyle Auto Condos Page 10 of 11 July 12, 2021
PUD Concept Plan Planning Commission 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 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 RBH 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.
Staff believes a general discussion about whether the City wants to encourage development
within the FDA may be a good starting point of discussion. Staff believes it is reasonable to
assume that any development in the area may likely encourage development interest on other
similar properties. The FDA objectives and requirements of the RR-UR and RBH district all
speak to limiting the scale and intensity of development in order to not interfere with future
planning and implementation and allow potential redevelopment in the future. The proposed
project have a significant amount of owners (165 condos) who would make a significant
investment in their units. As such, the use is likely fairly permanent. This suggests that
provisions for flexibility on future land and infrastructure planning is extremely important if the
project were to move forward.
If the Planning Commission and Council believes the proposed PUD meets the objectives of the
Comprehensive Plan and purpose of the PUD district, staff would strongly recommend that the
site layout provide substantial flexibility for future infrastructure planning, including streets,
utilities, and parks and trails. Doing so serves PUD purpose, including “encouraging a phased
and orderly development and use pattern” and “resulting in smaller networks of utilities and
streets thereby lower development costs and public investments.”
Staff has provided comments throughout the report to be incorporated into any future formal
application. These comments are summarized below:
1) Provisions shall be included in plans for future infrastructure including streets, utilities,
parks and trails.
2) The applicant shall submit evidence of adequate water supply for fire protection and
adequate provisions for sewage treatment.
3) Future application shall include sewage treatment system design to confirm long-term
viability of the system and compliance with relevant requirements.
4) The applicant shall provide an implementation plan to connect the facility to municipal
sewer and water systems when available.
5) Site layout shall be updated to provide additional setback and buffering to the west.
6) Information on proposed events shall be provided upon formal application and
appropriate limitations and regulations shall be required.
SH Ventures – Lifestyle Auto Condos Page 11 of 11 July 12, 2021
PUD Concept Plan Planning Commission Meeting
7) Street improvements shall either be constructed or financially secured for street
determined necessary by the City from Pioneer Trail to the western property line.
8) Site layout shall be adjusted to eliminate wetland impacts and to accommodate required
upland buffers.
9) Additional landscaping shall be provided adjacent to and between buildings.
10) Right-of-way shall be provided for future expansion of Highway 55 and for future City
street network.
11) Except as explicitly noted within the Planned Unit Development, future applicants shall
abide by relevant City requirements.
Attachments
1. Comp Plan Info
2. Excerpt from 10/12/2021 Planning Commission minutes
3. Excerpt from 10/20/2021 Park Commission minutes
4. Excerpt from 11/16/2021 City Council minutes
5. Applicant narrative and supporting documentation
6. Concept Plan
7. Conceptual architectural design
EXCERPTS FROM COMP PLAN AND ZONING CODE
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.
Section 826.25.1. Rural Residential-Urban Reserve (RR-UR) Purpose. The purpose of this
district is to provide a zoning district which is consistent with the area guided for future
residential or mixed-use development in the city’s comprehensive plan. The district includes
areas which are not currently served by municipal urban services but are planned to be at some
time in the future. Development within the RR-UR district shall be limited as specified in this
section of the ordinance in order to accommodate efficient future development.
835.2 - ZONING – RURAL BUSINESS HOLDING DISTRICT
Section 835.2.01. Purpose. The purpose of this district is to provide a zoning district which is
consistent with the area guided for business reserve in the city’s comprehensive plan. The rural
business holding zone includes areas of the community lying outside of the area in which urban
services are currently available to business uses but which will be added to the urban service
area in the future. Development within the rural commercial holding district shall be limited in
scale until municipal utility services are available and shall be designed in a way to efficiently
accommodate additional development in the future and also designed to protect and enhance the
natural environment.
Medina Planning Commission Excerpt from 10/12/2021 Minutes
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Public Hearing – SH Ventures, Inc. – South of Hwy 55, West of Pioneer Tr. – Planned
Unit Development Concept Plan for Development of Approximately 258,000 S.F.
Privately Owned Auto Condos on 31.5 Acres (PID 0511823220005)
Finke presented a PUD concept plan for the development of private auto condos on the subject property
which includes 12 buildings with a total footprint of about 258,000 square feet. He stated that the main
part of the subject property is 30 acres in size and is guided as a future development area and zoned rural
residential-urban reserve. He stated that the subject property is farmed, and a wetland delineation would
need to be completed prior to submission of formal land use application. He reviewed the surrounding
land uses and zoning. He displayed the concept plan and identified the building layout and proposed
access (primary and emergency secondary). He reviewed various renderings which were provided by the
applicant. He provided additional explanation on the future development area designation of the property
within the Comprehensive Plan. He stated that it would be reasonable to consider some business
development within the future development area if that development is limited and scaled in a manner not
to limit or conflict with future residential development. He asked for input from the Commission related
to whether it would be appropriate to have business or non-residential development within the future
development area, whether the proposed scale and location of the development proposed is appropriate,
and whether there are ways future infrastructure and land planning can be protected by the City.
Bill Stoddard, applicant, introduced himself and highlighted some of the projects that he has completed in
the metro area. He stated that they are hopeful that this meeting will provide input prior to them moving
onto a more formal design stage. He stated that he does agree with the right-of-way dedication as
recommended by staff within the staff report. He stated that additional study would be needed related to
whether southerly right-of-way would be necessary. He stated that they did meet with representatives
with MnDOT related to access and were in agreement with their recommendations. He stated that he
believes this would be a good use of the property noting that this property was previously zoned
commercial. He stated that this is across from industrial development and believes that this would be a
good transition to the residential development to the south. He noted that this type of project could add a
significant increase to the tax base with a minimal impact to the area. He stated that COVID pointed out
that it is nice to have a place to escape to that is nearby.
Piper asked the number of individual condos that would be within the project.
Stoddard replied that the concept shows 12 buildings with 20 condos each for a total of 240 condos. He
stated that it would be a phased project and could work with less condos, but the space would support this
design.
Nielsen opened the public hearing at 7:30 p.m.
Duane Hendrickson, 4595 Pioneer Trail, stated that he purchased his property in January with the hope of
building a home. He stated that he and his wife oppose this request. He stated that when they purchase
the property, they were told that the surrounding properties were zoned rural and that he would have
easement rights over the area identified as an emergency exit on the concept. He noted that easement is
where their driveway is. He stated that he has been told that the easement would only allow access to
four or five other five plus acre properties to use that easement. He noted that the plans are not consistent
with the documents he was shown when he purchased his property.
Neil Campion, 4585 Pioneer Trail, stated that his property would also abut the proposed concept and he
also objects to the change in classification from rural residential-urban reserve. He stated that there is a
covenant that states that their driveway would provide access to no more than seven properties; three of
which already exist. He noted that the covenant allowed for no more than four properties to the west. He
Medina Planning Commission Excerpt from 10/12/2021 Minutes
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stated that these auto condos have events from time to time and people would be walking and parking on
the easement which is a shared driveway.
Nielsen asked if the resident would still be opposed if the development proposed would not utilize the
easement.
Campion stated that he would still remain opposed. He noted that typically these types of auto uses are in
industrial areas, not residential. He did not believe others would want to build homes next to an auto
condominium use. He stated that allowing this type of use would then change the complexion of the area.
He did not believe the driveway would be an issue because of the covenant that exists, therefore there
would only be one entrance/exit for the site.
Finke stated that he received an email from Melody Rose raising concern with noise and lighting. He
stated that the resident also had questions about future development to the south and whether there would
be access to Chippewa Road.
Finke replied that the lighting ordinance would limit to zero footcandles at the property line. He
commented that there would be no access to Chippewa Road.
Nielsen closed the public hearing at 7:39 p.m.
Nielsen asked if staff is aware of the easement and what type of traffic would be allowed.
Finke stated that he has seen the document and it does appear to be limited to a number of residential
homes from this 30-acre property. He stated that an outlot in the area is owned by the owner of the 30-
acre parcel. He stated that the access shown was a secondary access and therefore it would be appropriate
to suggest that emergency access would not be allowed and only the one primary access would be
allowed.
Stoddard confirmed that parcel C is owned by the current owner of the subject property. He confirmed
that the easement has a restriction for six or seven homes that can use that area. He stated that they would
entertain donating or dedicating parcel C to the neighbors and not having access from that area. He
believed that the access from Highway 55 would be sufficient to support the use.
Grajczyk asked the number of units that would be allowed for development under rural residential.
Finke replied that the default would be a 20-acre lot minimum, although there is a mechanism to allow a
denser development if that is laid out with a ghost plat that shows it would not interfere with future
development.
Grajczyk asked if condos, townhomes, or apartments could be a type of development on the site.
Finke replied that it would be rural development, so perhaps one or two rural residential properties or
perhaps up to three to four residential lots. He stated that the idea of the future development area is that a
specific use for the future has not yet been identified. He noted that when the City goes through the next
comprehensive planning process, the future development areas would be reviewed, and a specific use may
be identified.
Grajczyk stated that he is not against this concept, although he understands the concern of the current
residents that live adjacent. He stated that he would like to see things laid out and presented in a manner
Medina Planning Commission Excerpt from 10/12/2021 Minutes
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that would maintain the rural feel for those around the property, perhaps incorporating buffers or
landscaping around the property to provide separation.
Piper asked if there could be no living accommodations in any of the buildings.
Nielsen confirmed that to be true.
Piper asked if a person would be able to spend the night.
Finke stated that is the case in the automotorplex development and a limitation was put into place. He
noted that it would be an appropriate limitation if the proposal were to move forward.
Stoddard confirmed that they would have a covenant that does not allow living or overnight stays in the
condos.
Piper commented that Medina already has an auto complex that is about 60 percent occupied and
continues to be under construction. She asked why there would be another use of this type with 240
condos. She stated that the City went through a great deal with the other complex and thus far that
business has been a good citizen. She stated that she is against this request for the reason that it would be
duplication.
Popp stated that he believes that these future development area designations are smart and necessary
planning within the Comprehensive Plan. He stated that these designations are in place to allow for
growth and changes that need to occur in the future with planning. He stated that rural residential zoning
helps to make Medina unique and therefore he is hesitant to give those areas up. He stated that the
current application would strongly contradict the visions and goals of the City and interfere with the
RRUR zoning and adjacent RRUR zoned sites. He stated that this proposal does not meet the objects of
the zoning district and contradicts the adjacent property uses. He did not believe a PUD would be
appropriate as the proposed use contradicts with the visions and goals of the City.
Rhem echoed the comments of Popp. He stated that he would be concerned with the incongruence of the
proposed use with the Comprehensive Plan. He stated that these zoning districts are few and far between
and should be preserved. He noted that he has additional concerns with the impact to the adjacent
properties and with access.
Sedabres stated that he supports any project that would increase the tax base and applauded the effort of
the developer. He asked what is attractive about this parcel, given the zoning compared to the other
properties in Medina that would be zoned for this use.
Stoddard replied that in looking at overall development planning, the Highway 55 corridor would tend to
lend itself to a commercial use of some sort. He stated that he understands why Medina has chosen to
look at this area in the future because it is not served by sewer. He stated that this would be a great use of
property that does not have sewer because it is a lower water and sewer user. He stated that the properties
north and west of this property are not going to be five-acre residential properties along Highway 55. He
stated that they could provide more buffers to the neighboring properties and could look at dedicating
additional land to the neighbors. He also confirmed that they could look at having less buildings on the
property. He stated that there is industrial zoned property across the street and this use would generate
less traffic than a commercial or industrial park.
Sedabres asked if this development would be allowable in the zoning due east, which is
business/commercial. He asked if there is a uniqueness to this property having the FDA designation
compared to the business and commercial designations along Highway 55.
Medina Planning Commission Excerpt from 10/12/2021 Minutes
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Finke replied that there is not business zoning in the vicinity. He stated that there is some business closer
to Willow Drive, noting that area is more appropriate for this type of use but noted that this use also does
not neatly fit within the business area. He stated that the automotorplex was also done through a PUD but
in an underlying business park area.
Sedabres asked if this would be allowed in the rural commercial zoning area.
Finke replied that again this use would not cleanly fit within the rural commercial holding area either, and
would require a PUD.
Sedabres stated that he echoes some of the concerns from staff with the access to Highway 55, as he
would like to be thoughtful in the number of accesses allowed. He stated that he also hears the limitations
on the easement. He stated that as presented he sees a lot of concerns with the request.
Finke provided additional explanation on the FDA/RRUR designation. He asked whether it would be
appropriate to consider some business land use in those areas if appropriate means are taken to protect the
future development opportunities. He stated that if the City were open to some limited development
scale, location would be a factor. He stated that in the interest of limiting new or intensive access onto
Highway 55, perhaps some of that rural development occur first near CR 19, which would allow for safer
access.
Nielsen echoed the comments of Popp. She stated that she would be hesitant to move this forward as the
future is unknown and she would hate to limit opportunities in the future by moving this ahead. She
stated that she likes the design and appearance, along with the tax base that would be generated, but does
not believe this is an appropriate proposal for the property.
Stoddard thanked the Commission for its input. He stated that they will continue to have discussions as a
team, will continue to be in contact with staff, and will obtain input from the Council. He was optimistic
that they could bring forward that the Commission would like. He believed that the City would receive
more requests along the Highway 55 corridor that may not fit exactly into the current planning model. He
appreciated the time and input of the Commission.
Grajczyk stated that he stands behind the comments he made earlier. He stated that he also likes how
everyone was engaged in the vision for the future. He noted that this parcel is along a busy highway
corridor that will continue to be busier as time goes along. He stated that while it is great to have
properties reserved for future use, this would be an opportunity for how the future of Medina could be
molded. He stated that the vision directly adjacent to Highway 55 may be different than the properties
one mile from Highway 55. He believed that this would be a unique use that would fit well into this
property. He understood that there were residents that purchased the adjacent properties with an
understanding of what the area would be but cautioned against putting this aside for what may later
become a denser more high intensive use.
Nielsen agreed that the volume of traffic will only increase, which is why she is hesitant about the access
onto Highway 55.
Grajczyk commented that he did not anticipate a heavy flow of traffic coming in and out of the site on a
regular basis compared to a denser residential use.
Finke stated that this will be reviewed by the City Council at its November 3rd meeting.
Medina Park Commission Excerpt from 10/20/2021 Minutes
1
SH Ventures, Inc. – PID 05-118-23-22-0005 – Lifestyle Auto Condos – PUD Concept Plan –
Park Dedication Review
Planning Director Dusty Finke provided an overview of the PUD Concept Plan application
for private auto condos on a site south of Highway 55 and west of Pioneer Trail. The concept
plan proposes 12 buildings with a 258,000 square foot footprint on 30 acres. The land is
currently zoned as rural residential-urban reserve and is guided in the 2020-2040
Comprehensive Plan as future development area.
Finke reviewed the Park Dedication ordinance noting the Park Commission could require
10% of the land, which would total three acres, 8% of the market value of the pre-developed
land, which would be approximately $50,000 to $75,000 or a combination. He noted the cash
value for this project is much less than a dense residential development, which has a
minimum park dedication fee of $3,500 per unit.
Finke explained that the City’s park and trail plans do not currently identify improvements in
the area of the subject site because the Comprehensive Plan does not anticipate intensive
development in the area within the currently planning horizon. He stated that staff believes it
is important that the City not miss opportunities or paint itself into a corner by allowing a
development which does not provide provisions for future park and trail improvements.
Finke noted if the development were to proceed, staff would recommend trail easements
effectively around the perimeter of the site to provide for future potential connections to
adjoining properties. The trail easements would be secured with the development but may not
be built out for decades when the surrounding areas develop.
Finke explained the City’s general goal to have parks no more than half a mile from planned
residential developments. He noted the Future Development Areas (FDA) in the vicinity
would likely require a minimum of two parks in the future when development occurs. He
noted the subject site is in the northeast area of the FDA and its proposed use of auto condos
would not have a high demand for park needs. Therefore, it may make sense to plan for a
future park further west of the subject site.
Bill Stoddard, applicant, introduced himself and highlighted some of the projects that he has
completed in the metro area. He stated that they are hopeful that this meeting will provide
input prior to them moving onto a more formal design stage. He noted he felt his project was
a good use in this FDA since residential may not make sense right off Highway 55.
Jacob polled each Park Commissioner on the project and there was a consensus to support
staff’s recommendations to require trail easements around the perimeter of the property and
look for future park opportunities further west of this site as future development occur.
Medina City Council Excerpt from 11/16/2021 Minutes
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SH Ventures, Inc. – PID 05-118-23-22-0005 – Lifestyle Auto Condos – PUD Concept Plan
(7:23 p.m.)
Finke presented a concept plan review for an auto condo project on the subject site
approximately 258,000 square feet in size. He reviewed the zoning and guiding of the parcel
and adjacent properties. He displayed the concept plan noting the primary access proposed
from Highway 55. He displayed an updated rendering for the site. He provided details on the
future development area, noting that it is generally not intended for development within the
current timeframe of the Comprehensive Plan. He also provided details on the rural residential
urban reserve zoning. He stated that technical review items were included in the staff report.
He asked if the Council would support non-residential uses within the future development area.
Martin stated that perhaps the Council should be polled at this time as that question would
determine whether additional review would be necessary. She noted that if the rezoning and
use were not supported, the other questions would then perhaps become moot.
DesLauriers commented that he likes what he is seeing in terms of the autoplex but is unsure if
he would support the rezoning. He noted that he would be willing to listen to more details.
Albers stated that this area was purposely set aside for future development for residential when
the current Comprehensive Plan was developed. He stated that if there are changes to
Corcoran, Medina may need to allocate additional housing units and therefore this area was
reserved for residential development. He stated that another question would be what may
happen with Highway 55 and its expansion and therefore he is hesitant to change the
designation of the property from FDA to PUD. He stated that he would also be willing to
continue to listen.
Reid stated that FDA is for properties designated for urban services in 20 years or more and in
the time being the property is not to be used for large businesses. She did not believe the FDA
guiding should be changed.
Cavanaugh commented that the property is currently raw land. He noted that if large homes are
developed on the property that would also lock the City into a use which he is not sure was the
best use of property along Highway 55. He stated that he does like the increase in tax base that
the project would provide and the low amount of traffic that would be generated. He stated that
he would be open to listening.
Martin concurred with the comments made thus far.
Finke stated that the applicant proposes a direct access to Highway 55. He noted that
preliminary discussions were had with MnDOT indicating that right and left turn lanes would be
required. He noted that generally staff recommends against new access onto Highway 55. He
stated that the property is afforded access to adjacent roadways. He stated that if the City is
going to allow non-residential use within FDA perhaps it would make sense to have that
adjacent to a different roadway, such as CR 19. He provided details on the right-of-way that
would be requested if this were allowed to move forward. He stated that the City has a rural
business holding district, reviewing those regulations, and asking if that would be a good guide
to use. He stated that if this moves forward staff would recommend larger setbacks and more
buffering to limit the impact on existing residential properties. He stated that a review was
completed by the Park Commission which recommended that the City be aggressive with the
Medina City Council Excerpt from 11/16/2021 Minutes
2
requirement for trail easements. The Park Commission did not recommend a significant amount
of park land. He stated that the Planning Commission held a public hearing and two adjacent
neighbors raised concern with the intensity adjacent to residential property and originally
proposed second access which has since been removed. He noted that the majority of the
Commission did not find the use compatible with FDA, although two Commissioners believed it
may be consistent with certain adjustments.
Cavanaugh stated that he would want to ensure that any potential changes for Highway 55 have
been accounted for. He stated that in terms of the concept, an auto condo would be a low user
of City services in return for the increase in tax base. He stated that this is an intense use and
would perhaps need to come down in scope.
Martin asked if the City could say interim access would be provided at one location now and
then if Highway 55 is expanded, the access would need to change.
Batty commented that would be a challenge to draft and he could not recall doing something
specific like that but did not see a reason that could not be done if there were alternate access
available.
Reid stated that this does not seem to qualify for a PUD. She stated that there has been no
explanation on how this would qualify for a PUD. She did not believe this would be an
appropriate use within FDA. She commented that the architect appears to be unaware of the
desire for Medina to maintain a rural atmosphere.
Albers commented that his property abuts Highway 55 and he is aware of how busy that
roadway is. He stated that his concern would be related to access to Highway 55 and believed
that should be done from CR 19. He stated that he would not want to see access using Pioneer
Trail. He stated that he also has a concern with events that could be hosted at the site in terms
of frequency and the traffic that would be anticipated. He stated that he was concerned with a
lack of modulation in the design. He agreed with Reid that this does not seem to meet the
requirements of Medina in terms of design.
DesLauriers commented that it is a great opportunity as the tax base generated is a benefit for a
use that generally does not have much intensity. He stated that he is concerned with this use
having access onto Highway 55. He suggested that the property access from Chippewa Trail.
Martin appreciated the input and agreed with the comments made. She stated that she also
has trouble seeing that this development would justify the use of a PUD. She noted that she is
also concerned with access from Highway 55. She noted that this was zoned FDA being they
are uncertain how Highway 55 improvements will play out. She also expressed concern with
noise that would be generated from events and the impact that would have on the existing
residential development.
Neil Campion, resident, stated that he voiced his objection to the concept at the public hearing
held by the Planning Commission. He noted that he voiced objection to the secondary access,
which has since been removed. He was also concerned with events, noting that some people
could choose to park on Pioneer Trail and walk up his driveway to access the site. He stated
that gaining access to Highway 55 from Pioneer is already a challenge and was unsure how
another access would not generate additional backups. He stated that the building height
seems tall and had concern with light spill onto his property.
Medina City Council Excerpt from 11/16/2021 Minutes
3
Bill Stoddard, applicant, stated that he has developed a number of projects throughout the
metro mainly apartments, residential, and senior living. He appreciated the input and feedback
of the Council. He stated that this is a large 31-acre site, and they are willing to address the
recommendations of staff related to landscaping, buffering, setbacks, right-of-way, stormwater
treatment, and fire suppression service. He stated that initially they did propose a secondary
access but removed that and would dedicate the road to the neighboring properties. He stated
that they have met with MnDOT, and they would allow an access to this location, noting that the
road would be widened to add a left and right turn lane, which would make that section safer.
He noted that this is a property that would not use many City services but would provide a good
tax base. He stated that they can have lighting restrictions and limit the number of events on
the site. He stated that the property was previously zoned commercial before the change to
FDA. He believed that the timing is now or soon for this property and did not believe residential
would be the best use of the property along Highway 55 with commercial use across the street.
He stated that senior living was previously not believed to fit within residential but has turned out
to be a good combination.
Albers asked if there would be a limit on the size of berming that could be done along the
southeastern edge to provide additional screening for the residential area.
Finke believed there is a limitation on the height of the berm and other specifications. He noted
that significant berming can be done.
Reid asked if the applicant would be willing to redesign to better fit within the rural design of
Medina.
Stoddard confirmed that they could work on the design to make it fit in better.
Martin commented that she is having difficulty understanding how a piece of property
designated FDA and RRUR would be allowed for a condo complex of this nature and whether
that would make sense. She also struggled to see how this plan would achieve the objectives
of the PUD ordinance. She stated that should this move forward she would like a narrative on
how this would achieve the PUD objectives. She stated that she would also want input from
legal on how the change from FDA to this use is allowed.
Reid stated that she objects to this use on this property and does not see how it qualifies for a
PUD.
Albers stated that he always thinks about what may be developed on this property if this is not
allowed. He stated that he would want to think through what is best for the City and what the
future could bring.
DesLauriers commented that he is looking forward to the additional feedback from the applicant.
Revised Concept Stage PUD Application for a 37 Acre
Parcel Located on State Hwy. 55 in Medina for a Reduced Scale
Upscale Life-Style Auto Condo Development
Proposed Concept PUD Application Summary:
Our proposed revised development by SH Ventures, Inc. for a very upscale Life-
Style Auto Condo development has been not only reduced in size by over 30% to
165 units but we have also gained an additional 5.7 acres which now offers more
open space to the surrounding neighborhood. Our development is now proposed to
be on 37 acres and will include a new site access off of Pioneer Trail and includes
us donating 3.55 acres to the City for ROW use for a future frontage road to help
solve the area’s future transportation navigation.
New Proposed Project Highlights:
- Reduced scale of development by over 30%. Previously proposed 12 building
with 240 Units, now proposing 9 buildings with 165 Units;
- Reduced auto condo area to about 13.5% of gross land area;
- Added additional property of approximately 5.7 acres;
- Added additional buffering, screening & berming to existing tree cover;
- Enhanced rural feel along Hwy 55 by providing for about 850 feet to over
1,350 feet of open space along our northern site;
- Omitted site access from Hwy 55 with proposed Pioneer Trail access and
offering to donate 3.55 acres to City for ROW for future frontage road
transportation needs;
- New Landscape plan exceeding Staff’s recommended amounts with large
amounts of landscape screening in southeast corner of site;
- Concept Civil Engineering Plan Package including Utility & Implementation
Plans provided;
- Medina Parks & Trails Commission recommendations incorporated; and
- Medina Planning Commission & City Council recommendations incorporated
in attached Concept Plans;
City Council Member & Staff Directives from Previous Meetings Summary:
We have re-designed our proposed development by listening to the planning
commissioners, city councilmembers, staff and engineering team and incorporated
the below remarks from those public and private meeting in our updated plans
including the following:
- Use of enhanced landscaping, buffering, screening and berming;
- Softened the “feel” and enhanced “rural” nature of area by obtaining more
property, lowering density and proposing 850-1,350 feet of open space along
the northern Hwy 55 border;
- Removing site access from Hwy 55;
- Future transportation planning issue now solved with our proposed 3.55 acre
ROW dedication to City;
- Softening the color scheme of buildings and adding some articulation to
design;
- Enhancing City tax base with proposed over $50,000,000 project projecting
to generate about $25,000,000 after build-out in taxes over 20 years (that’s
the length of time before likely public services come to this area)!
- Noise and maintenance items to be governed and addressed in homeowners
association documents; and
- Proposed lighting to be minimal amount of site lighting for life safety &
security. Down facing lighting at garage and access doors to be further
designed and detailed in next Application stage.
Response to Review Criteria/Staff Comments from City Staff Report of
11/16/202 Numbers 1 Thru 11:
1. Refer to Anderson Engineering Page C5-Implementation Plan for future
infrastructure connections.
2. Refer to Exhibit 4-Water Well Memorandum by Anderson Engineering.
3. Revised proposed site access eliminating Hwy 55 construction.
4. Refer to #3 response above.
5. Refer to Anderson Engineering Page C5-Implementation Plan for future
infrastructure connections. Developer will obtain cost estimates and incorporate into
its HOA fees to owners for estimated future implementation work.
6. Setbacks enlarged with berming and buffering added along with leaving existing
foliage in southeast corner of property incorporated into project re-design.
7. Proposed events to be held about 6-8 times/year to be competitive in marketplace.
Normally held on Saturday afternoons with on-site parking provided and on-site
security at any events. Additional detailed information to be forwarded at next
Application Stage.
8. Wetland Delineation by Anderson Engineering & City approved NOD included
in Exhibit 7. For total lengthy report review please contact City Planning Director
who has full electronic version.
9. Landscape quantities exceeding City code proposed refer to Exhibit 2 Pages L1
& L2 for Landscaping Plan.
10. ROW land to be given to City consisting of 3.55 acres for future transportation-
frontage road needs. Refer to Exhibit 2 Page C3 for Right-Of-Way Dedication Plan.
11. Applicant striving to exceed relevant City requirements with proposed PUD and
dedicate 3.55 acres to city for ROW transportation needs to qualify for PUD Zoning.
Project Background:
There has been a strong demand for similar projects and our proposed development
aims to raise the bar and deliver a beautiful auto condo designed by award winning
ESG Architecture & Design. Our project as designed can be an option to the “up
north cabin” and a quick get-away as a “he-shed/she-shed” or perhaps to look at your
favorite automobile and send a couple emails from a superior setting than the kitchen
table that gets used so frequently as Covid and market desires has changed how we
spend our time and where. The market is burgeoning for this product and our
proposed development may add north of $50,000,000.00 to the local tax base, (that’s
over $1,000,000/year in taxes ($25,000,000 in 20 years)! This project will not
require municipal services of water & sewer.
We have designed open space and re-designed setbacks of over 100 to 200 feet to
the east and south neighboring properties. We have eliminated our early Hwy 55
proposed access and replaced it with a new Pioneer Trail access while dedicating
3.55 acres to the City for future transportation needs for a frontage road. Projected
Trip generations are very low during the weekdays with trips generally happening
on Saturdays at other developments that we desire to compliment. Trip generations
are much lower with our proposed development than residential uses or commercial
uses the city previously had zoned the subject property. We propose to cluster the
units in the northern and western portions of the site.
This Narrative and accompanying Plans & Exhibits will further detail items as
requested by the City Planning Director and City Ordinances.
Updated Concept PUD Information per City Code Section 827.33 Subd. 2:
(a) General Information: Names and addresses of existing landowner and
applicant found on City Application Form. Professional Consultants for our
proposed development include:
Architect: ESG Architecture & Design
500 S. Washington Ave. #1080
Minneapolis, MN 55415
Civil Engineer: Anderson Engineering of MN, LLC
13605 1st Ave. N #100
Plymouth, MN 55441
Traffic Engineer: Swing Traffic Solutions
4290 Norwood Land North
Plymouth, MN 55442
Attorney/Legal: Messerli & Kramer
1400 Fifth Street Towers
100 South Fifth St.
Minneapolis, MN 55402
Title Company: Custom Homes Builders Title LLC
10850Old County Rd 15 #100
Plymouth, MN 55441
Applicant and landowners confirm that valid purchase agreements and title
commitments by Custom Homes Builders Title LLC of Plymouth, MN exist.
(b) Present Status: The PIDs, unassigned addresses and limited legal addresses
of the vacant land are attached Exhibit 1-PID & Limited Legal Description of
Property.
(c) Written Statement: Refer to above Proposed Concept Stage PUD
Application Summary and attached Exhibits.
(d) Site Conditions: Site conditions detailed in attached Exhibit 2-Civil
Engineering Plan Package by Anderson Engineering. Existing Survey by
Sathre-Bergquist, Inc. depicts a relatively flat site currently being farmed as a
corn field, with a small amount of wooded area on the far eastern border.
Proposed drainage and stormwater control depicted on Utility plan attached.
(e) Schematic Drawings of Proposed Development: Refer to attached Exhibit
3-Schematic Concept Plans by ESG Architects depicting Upscale Life-Style
Auto Condo Plans & Renderings and Draft Site Plan.
(f) Statement of Number of Units & SF of Developed Land: We have lowered
our proposed development to 165 units in 9 buildings from our initial
proposed 240 units over 12 buildings. This reduction comes on top of our
overall gross site area increasing from 31.5 to 37.09 acres.
No area will be devoted to residential use however unit owners will be able to
customize their interiors which may include bathrooms and kitchenettes.
Mezzanines of up to 50% of floor space will be options to owners, however
does not expect to add to much additional traffic or heavier use, as owners and
guests will either be on floor level OR mezz level, not cramming in workers
like the commercial codes ruling mezzanines are written for. All of the single-
use space will be devoted to upscale auto condos. 933,302 sf. (63.9%) of Net
open space proposed to be preserved with an outdoor pavilion with picnic
tables and play area for youngsters being planned.
Proposed Development Area: Gross Area (1): Net Area (2):
Developable Area: 37.09 acres 33.54 acres
(1,615,640.4 sf) (1,461,002.4 sf)
Life-Style Auto Condo Area: 218,800 sf (13.5%) 218,800 sf (15.0%)
Pavement Area (3): 308,900 sf (19.1% 308,900 sf (21.1%)
Open Space Area: N/A Refer to Net 21.43 acres
(933,302 sf) (63.9%)
Notes: (1) 37.09 Gross acres includes 3.55 acre ROW area.
(2) 33.54 Net acres includes 1.37 acre access easement area.
(3) Pavement Area to include paved roads & parking.
(g) PUD Staging: PUD will be in two stages with the auto condos in stage one.
Site work will be done first for most of the 9 buildings and then 1-2 buildings
will be done at the same time until all 9 buildings are completed. This may
take approximately three construction seasons. The second stage (maximum
of 20,000 sf commercial/industrial) building may overlap with stage 1
construction however will be a separate stand-alone phase.
(h) Open Space Provisions: All individual owners in this development will be
required to be a member of an Auto condo owners association-similar to a
homeowners association governed by rules, regulations and regular
maintenance fees to ensure all open spaces and roads are maintained on a
regular basis.
(i) Restrictive Covenants: Restrictive covenants will be filed with title limiting
and regulating ownership regarding site use and maintenance, etc. as the City
desires and applicant believes an upscale development like this warrants.
Overnight living will be specifically prohibited in the forthcoming unit
owners association documents, similar to a homeowners association which
have rules and regulations specifying acceptable and non-acceptable uses.
(j) Schematic Utilities Plan: Schematic Utility Plans are attached in Exhibit 2-
Civil Engineering Plan Package indicating placement of water wells, septic
and stormwater control. Our projects use will require very low water usage
with some unit owners opting to customize their units with bathrooms and/or
mini-kitchenettes requiring water and sanitary sewage needs. Life Safety Fire
Suppression System details from Summit Fire Consulting options to be
forwarded at next Application stage.
(k) Mailing Labels: Mailing Labels previously submitted to Staff.
(l) & (m) Additional Information: Applicant will forward any additional
information as requested by Zoning Administrator, Planning Commission
and/or City Council as requested.
ATTACHED EXHIBITS:
1. PID’s & Limited Legal Description of Properties;
2. Civil Engineering Plan Package by Anderson Engineering;
3. Architectural Concept Plans by ESG Architects;
4. Water Well Capacity Memorandum by Anderson Engineering;
5. Septic System Primary & Alternate Site Design by HomeStead Septic
6. Concept Life Safety Fire Suppression System Options from Summit Fire
Consulting;
7. Wetland Delineation by Anderson Engineering;
File: Medina PUD Concept II Application
OUTLOT A
PI
O
N
E
E
R
T
R
A
I
L
MN STATE HWY 55
OUTLOT
B
OUTLOT C
PROPOSED STORMWATER POND
PROPOSED
STORMWATER
POND
LOT 1
BLOCK 2
BLOCK 1
BLDG 9
LOTS 146-165BLDG 8
LOTS 126-145
BLDG 1
LOTS 1-15
BLDG
2
LOTS
16-25
BLDG
3
LOTS
26-45
BLDG
5
LOTS
66-85
BLDG
4
LOTS
46-65
BLDG 6
LOTS 86-105
GATE
PICNIC
AREA
20,000 SF
FUTURE
COMMERCIAL
32
19
3321
29
29
2929
EXISTING TREE
CANOPY TO REMAIN
SEE L1
PLANTING
PLAN FOR
ADDITIONAL
SCREENING
IN THIS
AREA
EXISTING TREE
CANOPY TO REMAIN
BLDG 7
LOTS 106-125
PAR
C
E
L
B
PAR
C
E
L
C
LOT
1
BLO
C
K
1
MAP
L
E
TRA
I
L
A
D
D
'
N
0 80'160'
N
SITE DATA
PARKING SUMMARY
TOTAL STALLS
TOTAL UNITS
STALLS PER UNIT
=221
=165
=1.34
SETBACK REQUIREMENTS
BUILDING:BLOCK 1 BLOCK 2
FRONT YARD: 35 FT 50 FT
SIDE YARD:50 FT 50 FT
REAR YARD: 100FT 50 FT
PARKING:BLOCK 2 BLOCK 2
FRONT YARD:100 FT 20 FT
SIDE YARD: 50 FT 10 FT
REAR YARD:100 FT 10 FT
WETLAND:
TOTAL AREA: 1.25 AC (54,311 SQ. FT.)
TYPE: MANAGE II
PERIMETER: 2,243 LN. FT
IMPACT AREA: 62 SQ. FT.
WETLAND SETBACK:
AREA: 1.18 AC (51,393 SQ. FT.)
PERIMETER: 2,980 LN. FT
IMPACT AREA: 1,808 SQ. FT.
WETLAND INFORMATION
ROAD SUMMARY
BITUMINOUS AREA =308,900 SQ.FT.
DRIVE AISLES (TWO-WAY) =24 FT
PARKING STALLS
WIDTH: 9'-0"
LENGTH: 20'-0"
BUFFER REQUIREMENTS
UPLAND BUFFER ZONE AVERAGE WIDTH: 25 FEET
MINIMUM UPLAND BUFFER ZONE WIDTH: 20 FEET
BUFFER SETBACK (PRINCIPLE STRUCTURE): 15 FEET
BUFFER SETBACK (ACCESSORY STRUCTURE): 5 FEET
SITE PLAN
C1
LEGEND
PROPERTY LIMITS
BUILDING SETBACKS
PARKING SETBACK
PROPOSED CONCRETE C&G
EXISTING WETLAND
NUMBER OF PARKING STALL IN
SECTION
EDGE OF EXISTING TREE CANOPY
16
LAND AREA
DEVELOPABLE DEDICATED ACCESS TOTAL
ROW EASEMENT
PARCEL B 28.4 AC 1.7 AC 0.00 AC 30.1 AC
(WEST 1
4 SECTION)
PARCEL C 0.00 AC 0.00 AC 1.4 AC 1.4 AC
(EAST PARCEL)
LOT 1, BLOCK 1 3.8 AC 1.9 AC 0.00 AC 5.7 AC
(MAPLE TRAIL
ADDITION)
TOTAL: 32.2 AC 3.6 AC 1.4 AC 37.2 AC
PROPOSED CONDITIONS
EXISTING PROPOSED
ZONING:
PARCEL B RURAL BUSINESS PLANNED UNIT
(WEST 1
4 SECTION)HOLDING (RBH)DEVELOPMENT(PUD)
PARCEL C RURAL BUSINESS PLANNED UNIT
(EAST PARCEL)HOLDING (RBH)DEVELOPMENT(PUD)
LOT 1, BLOCK 1 RURAL BUSINESS PLANNED UNIT
(MAPLE TRAIL ADDITION)HOLDING (RBH)DEVELOPMENT(PUD)
BLDG AREA: 218,740 SQ. FT
UNITS: 165
PLOTTED:COMM. NO.
DRAWING NO.
----16679
1 3 6 0 5 1 s t A v e n u e N . #1 0 0
P l y m o u t h , M N 5 5 4 4 1 | a e -m n .c o m
P 7 6 3 .4 1 2 .4 0 0 0 | F 7 6 3 .4 1 2 .4 0 9 0
A n d e r s o n E n g i n e e r i n g o f M i n n e s o t a , L L C
DRAWING TITLE
CHECKED BY:DRAWN:DESIGNED:
REVISION LOG
DESCRIPTION OF REVISIONSNO.DATE
JUNE 10, 2022
CONCEPTUAL DESIGN
PRINT NAME:
SIGNATURE:
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR
REPORT WAS PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY LICENSED
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE
OF MINNESOTA.
DATE:LICENSE NO.06/10/2022
PRINT NAME:
SIGNATURE:
DATE:LICENSE NO.
MEDINA AUTO
CONDOS
MEDINA
MINNESOTA
SH VENTURES INC
925 EXCELSIOR BLVD
EXCELSIOR, MN 55331
LEE R. KOPPY, PE
41267
66' PROPOSED
RIGHT OF WAY
66' PROPOSED
RIGHT OF WAY
PRIVATE DRIVE
100' REAR
BUILDING/PARKING
SETBACK
50
'
S
I
D
E
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
35' FRONT BUILDING SETBACK
100' REAR
BUILDING/
PARKING
SETBACK
50' SIDE
PARKING
SETBACK
50' FRONT
PARKING SETBACK
50' SIDE
PARKING
SETBACK
50' SIDE
BUILDING
SETBACK
50' BUILDING
SETBACK
20' PARKING
SETBACK
OUTLOT A
PI
O
N
E
E
R
T
R
A
I
L
MN STATE HWY 55
OUTLOT
B
OUTLOT C
PROPOSED STORMWATER POND
PROPOSED
STORMWATER
POND
LOT 1
BLOCK 2
BLOCK 1
BLDG 9
LOTS 146-165BLDG 8
LOTS 126-145
BLDG 1
LOTS 1-15
BLDG
2
LOTS
16-25
BLDG
3
LOTS
26-45
BLDG
5
LOTS
66-85
BLDG
4
LOTS
46-65
BLDG 6
LOTS 86-105
GATE
PICNIC
AREA
20,000 SF
FUTURE
COMMERCIAL
32
19
3321
29
29
2929
EXISTING TREE
CANOPY TO REMAIN
SEE L1
PLANTING
PLAN FOR
ADDITIONAL
SCREENING
IN THIS
AREA
EXISTING TREE
CANOPY TO REMAIN
BLDG 7
LOTS 106-125
PAR
C
E
L
B
PAR
C
E
L
C
LOT
1
BLO
C
K
1
MAP
L
E
TRA
I
L
A
D
D
'
N
0 80'160'
N
SITE PLAN - AERIAL
VIEW
C2
SITE DATA
PARKING SUMMARY
TOTAL STALLS
TOTAL UNITS
STALLS PER UNIT
=221
=165
=1.34
SETBACK REQUIREMENTS
WETLAND INFORMATION
ROAD SUMMARY
BITUMINOUS AREA =308,900 SQ.FT.
DRIVE AISLES (TWO-WAY) =24 FT
PARKING STALLS
WIDTH: 9'-0"
LENGTH: 20'-0"
BUFFER REQUIREMENTS
UPLAND BUFFER ZONE AVERAGE WIDTH: 25 FEET
MINIMUM UPLAND BUFFER ZONE WIDTH: 20 FEET
BUFFER SETBACK (PRINCIPLE STRUCTURE): 15 FEET
BUFFER SETBACK (ACCESSORY STRUCTURE): 5 FEET
LAND AREA
DEVELOPABLE DEDICATED ACCESS TOTAL
ROW EASEMENT
PARCEL B 28.4 AC 1.7 AC 0.00 AC 30.1 AC
(WEST 1
4 SECTION)
PARCEL C 0.00 AC 0.00 AC 1.4 AC 1.4 AC
(EAST PARCEL)
LOT 1, BLOCK 1 3.8 AC 1.9 AC 0.00 AC 5.7 AC
(MAPLE TRAIL
ADDITION)
TOTAL: 32.2 AC 3.6 AC 1.4 AC 37.2 AC
PROPOSED CONDITIONS
EXISTING PROPOSED
ZONING:
PARCEL B RURAL BUSINESS PLANNED UNIT
(WEST 1
4 SECTION)HOLDING (RBH)DEVELOPMENT(PUD)
PARCEL C RURAL BUSINESS PLANNED UNIT
(EAST PARCEL)HOLDING (RBH)DEVELOPMENT(PUD)
LOT 1, BLOCK 1 RURAL BUSINESS PLANNED UNIT
(MAPLE TRAIL ADDITION)HOLDING (RBH)DEVELOPMENT(PUD)
BLDG AREA: 218,740 SQ. FT
UNITS: 165
PLOTTED:COMM. NO.
DRAWING NO.
----16679
1 3 6 0 5 1 s t A v e n u e N . #1 0 0
P l y m o u t h , M N 5 5 4 4 1 | a e -m n .c o m
P 7 6 3 .4 1 2 .4 0 0 0 | F 7 6 3 .4 1 2 .4 0 9 0
A n d e r s o n E n g i n e e r i n g o f M i n n e s o t a , L L C
DRAWING TITLE
CHECKED BY:DRAWN:DESIGNED:
REVISION LOG
DESCRIPTION OF REVISIONSNO.DATE
JUNE 10, 2022
CONCEPTUAL DESIGN
PRINT NAME:
SIGNATURE:
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR
REPORT WAS PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY LICENSED
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE
OF MINNESOTA.
DATE:LICENSE NO.06/10/2022
PRINT NAME:
SIGNATURE:
DATE:LICENSE NO.
MEDINA AUTO
CONDOS
MEDINA
MINNESOTA
SH VENTURES INC
925 EXCELSIOR BLVD
EXCELSIOR, MN 55331
LEE R. KOPPY, PE
41267
66' RIGHT OF WAY
66' RIGHT OF WAY
LEGEND
PROPERTY LIMITS
BUILDING SETBACKS
PARKING SETBACK
PROPOSED CONCRETE C&G
EXISTING WETLAND
NUMBER OF PARKING STALL IN
SECTION
EDGE OF EXISTING TREE CANOPY
16
BUILDING:BLOCK 1 BLOCK 2
FRONT YARD: 35 FT 50 FT
SIDE YARD:50 FT 50 FT
REAR YARD: 100FT 50 FT
PARKING:BLOCK 2 BLOCK 2
FRONT YARD:100 FT 20 FT
SIDE YARD: 50 FT 10 FT
REAR YARD:100 FT 10 FT
WETLAND:
TOTAL AREA: 1.25 AC (54,311 SQ. FT.)
TYPE: MANAGE II
PERIMETER: 2,243 LN. FT
IMPACT AREA: 62 SQ. FT.
WETLAND SETBACK:
AREA: 1.18 AC (51,393 SQ. FT.)
PERIMETER: 2,980 LN. FT
IMPACT AREA: 1,808 SQ. FT.
OUTLOT A
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OUTLOT
B
OUTLOT C
PROPOSED STORMWATER POND
PROPOSED
STORMWATER
POND
LOT 1
BLOCK 2
BLOCK 1
BLDG 9
LOTS 146-165BLDG 8
LOTS 126-145
BLDG 1
LOTS 1-15
BLDG
2
LOTS
16-25
BLDG
3
LOTS
26-45
BLDG
5
LOTS
66-85
BLDG
4
LOTS
46-65
BLDG 6
LOTS 86-105
GATE
PICNIC
AREA
20,000 SF
FUTURE
COMMERCIAL
32
19
3321
29
29
2929
BLDG 7
LOTS 106-125
PAR
C
E
L
B
PAR
C
E
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C
LOT
1
BLO
C
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1
MAP
L
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TRA
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D
'
N
0 80'160'
N
RIGHT-OF-WAY
DEDICATION PLAN
C3
LEGEND
PROPERTY LIMITS
PROPOSED CONCRETE C&G
PROPOSED RIGHT-OF-WAY
DEDICATION
PLOTTED:COMM. NO.
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DRAWING TITLE
CHECKED BY:DRAWN:DESIGNED:
REVISION LOG
DESCRIPTION OF REVISIONSNO.DATE
JUNE 10, 2022
CONCEPTUAL DESIGN
PRINT NAME:
SIGNATURE:
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR
REPORT WAS PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY LICENSED
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE
OF MINNESOTA.
DATE:LICENSE NO.06/10/2022
PRINT NAME:
SIGNATURE:
DATE:LICENSE NO.
MEDINA AUTO
CONDOS
MEDINA
MINNESOTA
SH VENTURES INC
925 EXCELSIOR BLVD
EXCELSIOR, MN 55331
LEE R. KOPPY, PE
41267
66' RIGHT OF WAY
66' PROPOSED
RIGHT OF WAY
OUTLOT A
PI
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MN STATE HWY 55
P
A
P
P
P
P
P
P
P
P
A
A
A
A
A
A
A
A
OUTLOT
B
OUTLOT C
PROPOSED STORMWATER POND
PROPOSED
STORMWATER
POND
LOT 1
BLOCK 2
BLOCK 1
BLDG
9
BLDG
8
BLDG 1
BLDG
2
BLDG
3
BLDG
5
BLDG
4
BLDG
7
BLDG
6
0 80'160'
N
UTILITY PLAN
C4
LEGEND
PROPOSED WATERMAIN
PROPOSED SANITARY
SERVICE
PROPOSED STORM SEWER
PROPOSED WATERMAIN
FITTING
PROPOSED SANITARY
MANHOLE
PROPOSED STORM INLETS
FES
PROPOSED PRIMARY
DRAINFIELD
PROPOSED ALTERNATE
DRAINFIELD
PROPOSED WELL
LOCATION
GENERAL NOTES:
1.ALL WATERMAIN ARE REQUIRED TO BE INSTALLED AT 7.5 FEET MINIMUM DEPTH FROM FINISHED GRADE
AND PROVIDE MINIMUM 10' HORIZONTAL AND 18" VERTICAL SEPARATION OF ALL WATERMAIN CROSSINGS
FROM STORM OR SANITARY SEWER. WATERMAIN TO BE INSULATED PER C.E.A.M. SPECIFICATIONS, WHERE
COVER DEPTHS CANNOT BE ACHIEVED. CONTRACTOR SHALL CONTACT THE ENGINEER IF THERE ARE
AREAS WHERE MINIMUM COVER DEPTH CANNOT BE MET.
2.ALL NEW NON METALLIC SANITARY AND WATER SERVICE PIPE SHALL HAVE TRACER WIRE, PER
SPECIFICATIONS.
3.SUBSTITUTIONS FROM INFO. SHOWN HERON SHALL BE REVIEWED AND APPROVED BY THE ENGINEER OF
RECORD.
4.ALL PORTIONS OF THE STORM SEWER SYSTEM LOCATED WITHIN 10 FEET OF THE BUILDING OR WATER
SERVICE LINE MUST BE TESTED IN ACCORDANCE WITH MINNESOTA RULES, CHAPTER 4714, SECTION 1109.0.
5.PVC SANITARY SEWER MUST MEET ASTM STANDARDS LISTED IN MINNESOTA RULES, CHAPTER 4714, TABLE
701.1 AND INSTALLATION STANDARD 1. FITTINGS MUST COMPLY WITH ASTM D1866, D2665, OR F794
RESPECTIVELY. JOINTS MUST BE APPROVED MECHANICAL OR PUSH-ON UTILIZING ELASTOMERIC SEAL, OR
SOLVENT WELDING USING ASTM F656 AND ASTM D2564. THE INSTALLATION MUST COMPLY WITH ASTM D232.
6.HDPE STORM SEWERS MUST MEET ASTM F714 (SEE MINNESOTA RULES, CHAPRTER 4714, SECTION 1102.4
AND INSTALLATION STANDARD 1). WATER TIGHT JOINTS MUST BE USED AT ALL CONNECTIONS, INCLUDING
STRUCTURES. THE INSTALLATION MUST COMPLY WITH ASTM D2321.
7.WATER SERVICE MATERIALS SHALL BE PVC C900. CONTRACTOR SHALL VERIFY EXISTING SERVICE SIZE
AND MATERIALS PRIOR TO CONSTRUCTION. ALL INSTALLED PIPE WILL REQUIRE TESTING PER CITY AND
STATE REQUIREMENTS. THIS WILL INCLUDE, AT A MINIMUM, CONDUCTIVITY AND PRESSURE TESTING, AS
WELL AS TESTING FOR BACTERIA AND PROPER DISINFECTION. FOLLOW C.E.A.M. STANDARD
SPECIFICATIONS UNLESS NOTED OTHERWISE. INSTALL TRACER WIRE, JOINT RESTRAINTS AND THRUST
BLOCKING ON ALL WATERMAIN PIPE AND FITTING, PER CITY OF MEDINA STANDARDS.
8.SANITARY SEWER PIPE MATERIALS SHALL BE PVC SDR 26. PIPE SHALL BE INSULATED PER CITY AND
C.E.A.M. STANDARDS WHERE 7.5 FOOT COVER DEPTHS ARE NOT ACHIEVED. THIS APPLIES TO ALL
PROPOSED NEW PIPE FOR THIS PROJECT. ALL SANITARY SEWER PIPE WILL REQUIRE TESTING PER CITY
AND C.E.A.M. STANDARDS. THIS WILL INCLUDE, AT A MINIMUM, LEAKAGE AND ALIGNMENT TESTING.
9.ALL JOINTS AND CONNECTIONS IN THE STORM SEWER SYSTEM SHALL BE WATER TIGHT. APPROVED
RESILIENT RUBBER JOINTS MUST BE USED TO MAKE WATER TIGHT CONNECTIONS TO MANHOLES AND
CATCH BASINS.
P
A
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A n d e r s o n E n g i n e e r i n g o f M i n n e s o t a , L L C
DRAWING TITLE
CHECKED BY:DRAWN:DESIGNED:
REVISION LOG
DESCRIPTION OF REVISIONSNO.DATE
JUNE 10, 2022
CONCEPTUAL DESIGN
PRINT NAME:
SIGNATURE:
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR
REPORT WAS PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY LICENSED
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE
OF MINNESOTA.
DATE:LICENSE NO.06/10/2022
PRINT NAME:
SIGNATURE:
DATE:LICENSE NO.
MEDINA AUTO
CONDOS
MEDINA
MINNESOTA
SH VENTURES INC
925 EXCELSIOR BLVD
EXCELSIOR, MN 55331
LEE R. KOPPY, PE
41267
66' RIGHT OF WAY
66' RIGHT OF WAY
GATE
SEPTIC DRAINFIELDS
FOR AUTO CONDOS
BLOCK 2
LOT 1
66' RIGHT OF WAY
OUTLOT A
PI
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MN STATE HWY 55
P
A
P
P
P
P
P
P
P
P
A
A
A
A
A
A
A
A
OUTLOT
B
OUTLOT C
PROPOSED STORMWATER POND
PROPOSED
STORMWATER
POND
LOT 1
BLOCK 2
BLOCK 1
0 80'160'
N
IMPLEMENTATION
PLAN
C5
LEGEND
PROPERTY LIMITS
PROPOSED WATERMAIN
FUTURE SANITARY SEWER
PROPOSED STORM SEWER
PROPOSED WATERMAIN
FITTING
PROPOSED SANITARY MANHOLE
AND CLEANOUT
PROPOSED STORM INLETS
FES
CO
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A n d e r s o n E n g i n e e r i n g o f M i n n e s o t a , L L C
DRAWING TITLE
CHECKED BY:DRAWN:DESIGNED:
REVISION LOG
DESCRIPTION OF REVISIONSNO.DATE
JUNE 10, 2022
CONCEPTUAL DESIGN
PRINT NAME:
SIGNATURE:
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR
REPORT WAS PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY LICENSED
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE
OF MINNESOTA.
DATE:LICENSE NO.06/10/2022
PRINT NAME:
SIGNATURE:
DATE:LICENSE NO.
MEDINA AUTO
CONDOS
MEDINA
MINNESOTA
SH VENTURES INC
925 EXCELSIOR BLVD
EXCELSIOR, MN 55331
LEE R. KOPPY, PE
41267
66' RIGHT OF WAY
GATE
60' RIGHT OF WAY
VACATE
SEPTIC
DRAINFIELDS
VACATE WELL
VACATE WELL
VACATE WELL
CONNECT TO FUTURE PUBLIC
SANITARY/WATER WHEN AVAILABLE
OUTLOT A
PI
O
N
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E
R
T
R
A
I
L
MN STATE HWY 55
OUTLOT
B
OUTLOT C
PROPOSED STORMWATER POND
PROPOSED
STORMWATER
POND
LOT 1
BLOCK 2
BLOCK 1
BLDG
9
BLDG
8
BLDG 1
BLDG
2
BLDG
3
BLDG
5
BLDG
4
BLDG
7
BLDG
6
PLANTING PLAN
L1N
0 80'160'
SCALE:1 PLANTING PLAN
1" = 60' (24" x 36" PAPER SIZE)
LEGEND
PROPERTY LIMITS
ADJACENT PROPERTY
CONSTRUCTION LIMITS
NEW NATIVE SEED BUFFER MIX
MNDOT 35-221
NEW NATIVE SEED MIX
MNDOT 33-261
NEW TURF SEED MIX
MNDOT 25-131
3" DEEP, SHREDDED HARDWOOD MULCH
COMMERCIAL GRADE POLY EDGER2
1.REFER TO PLAN SHEET L2 FOR SODDING, SEEDING, FERTILIZER
AND TOPSOIL NOTES
2.ALL LANDSCAPING DISTURBED BEYOND THE NEW PLANTINGS
SHALL BE REPLACED IN KIND.
NOTES
1
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A n d e r s o n E n g i n e e r i n g o f M i n n e s o t a , L L C
DRAWING TITLE
CHECKED BY:DRAWN:DESIGNED:
REVISION LOG
DESCRIPTION OF REVISIONSNO.DATE
JUNE 10, 2022
CONCEPTUAL DESIGN
JEFFREY W. DEITNER, PLA
51899
PRINT NAME:
SIGNATURE:
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR
REPORT WAS PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY LICENSED
PROFESSIONAL LANDSCAPE ARCHITECT UNDER THE LAWS
OF THE STATE OF MINNESOTA.
DATE:LICENSE NO.
NOT FOR CONSTRUCTION
MEDINA AUTO
CONDOS
MEDINA
MINNESOTA
SH VENTURES INC
925 EXCELSIOR BLVD
EXCELSIOR, MN 55331
06/10/2022
GATE
LANDSCAPED BERM:
-EARTHEN BERM
-SELECT SPECIMEN TREES TO BE SPADED
-MIX OF UNDERSTORY AND OVER STORY
DECIDUOUS, CONIFEROUS TREES.
PLANT QUANTITIES
OVERSTORY / CONIFEROUS TREES: 149
(2 1
2" CAL. MIN.) / (6'HT. MIN)
ORNAMENTAL TREES: 53
(1 1
2" CAL OR 6' HT. MULTI-STEM MIN.)
CONIFEROUS TREES: 75
(6'HT. MIN)
SHRUBS: 315
(#5 CONT. MIN.)
PICNIC
SHELTER
PID: 0511823220005
Medina, MN
PID: 0511823220005
Medina, MN
LEVEL 1
0"
LEVEL 2
11' - 6"
ROOF
22' - 0"
T.O. PARAPET
27' - 0"
10
'
-
6
"
F
L
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C
E
I
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I
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G
36
"
J
O
I
S
T
1/4" / 1' - 0"1/4" / 1' - 0"
ROOFTOP AIR CONDITIONER, 1 PER UNIT
10
'
-
0
3
/
4
"
F
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16
"
J
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22
'
-
0
"
STODDARD COMPANIES | AUTO CONDOS
10/25/2021
BUILDING SECTION &
ROOF PLANBUILDING ADDRESS
3/8" = 1'-0"1.0
1 BUILDING SECTION
1
1.0
1
1.0
1/16" = 1'-0"1.0
2 ROOF PLAN
LEVEL 1
0"
LEVEL 2
11' - 6"
ROOF
22' - 0"
T.O. PARAPET
27' - 0"
10
'
-
6
"
F
L
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36
"
J
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1/4" / 1' - 0"1/4" / 1' - 0"
OPTION:SOLAR ARRAY
ROOFTOP AIR CONDITIONER, 1 PER UNIT
10
'
-
0
3
/
4
"
F
L
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R
T
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I
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16
"
J
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22
'
-
0
"
1
1.0
1
1.0
3/8" = 1'-0"1.0
1 BUILDING SECTION
1/16" = 1'-0"1.0
2 ROOF PLAN
LEVEL 1
0"
LEVEL 2
11' - 6"
ROOF
22' - 0"
T.O. PARAPET
27' - 0"
10
'
-
6
"
F
L
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R
T
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C
E
I
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I
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G
36
"
J
O
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S
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1/4" / 1' - 0"1/4" / 1' - 0"
OPTION:SOLAR ARRAY
10
'
-
0
3
/
4
"
F
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16
"
J
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S
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22
'
-
0
"
1
1.0
1
1.0
3/8" = 1'-0"1.0
1 BUILDING SECTION
1/16" = 1'-0"1.0
2 ROOF PLAN
LEVEL 1
0"
LEVEL 2
11' - 6"
ROOF
22' - 0"
T.O. PARAPET
27' - 0"
10
'
-
6
"
F
L
O
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R
T
O
C
E
I
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I
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G
36
"
J
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1/4" / 1' - 0"1/4" / 1' - 0"
10
'
-
0
3
/
4
"
F
L
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C
E
I
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I
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16
"
J
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22
'
-
0
"
1
1.0
1
1.0
3/8" = 1'-0"1.0
1 BUILDING SECTION
1/16" = 1'-0"1.0
2 ROOF PLAN
PID: 0511823220005
Medina, MN
PID: 0511823220005
Medina, MN
1
CITY OF MEDINA 1
PLANNING COMMISSION 2
DRAFT Meeting Minutes 3
Tuesday June 14, 2022 4
5
1. Call to Order: Chairperson Nielsen called the meeting to order at 7:00 p.m. 6
7
Present: Planning Commissioners Ron Grajczyk, John Jacob, Beth Nielsen, Cindy Piper, 8
Justin Popp, and Braden Rhem. 9
10
Absent: Planning Commissioner Timothy Sedabres. 11
12
Also Present: City Planning Director Dusty Finke 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 recent Council activity. 21
22
4. Representative at Next City Council Meeting 23
24
Finke advised that the Council will be meeting the following Tuesday and Grajczyk 25
volunteered to attend in representation of the Commission. 26
27
5. Planning Department Report 28
29
Finke provided an update. 30
31
6. Public Hearing – Blooming Meadows – Pillar Homes Partners – East of Holy 32
Name Drive, North of Lakeview Road – PUD Concept Plan for Five Lot 33
Rural Subdivision 34
35
Finke stated that the application proposes a PUD in order to receive flexibility on the five 36
acres of suitable soils requirement. He stated that the applicant is not proposing additional 37
density within the subdivision but to organize the lots differently. He stated that this proposal 38
would allow restoration and the creation of wetland in the center of the site. He stated that 39
the City has not had a lot of requests for rural PUDs, with the exception of the conservation 40
design PUDs. He noted that a CD-PUD does allow for an increase in density, but in this case 41
no additional density is being requested therefore a traditional PUD was proposed. He stated 42
that the five lots would be proposed to lay around the wetland bank which would be created 43
in the center. He stated that the applicant proposes two shared driveways to serve two to 44
three lots each. He noted that each rural lot must have a primary and secondary septic site 45
identified and noted that the applicant has identified those for each of the five lots proposed. 46
He noted that the Building Official has requested that additional information be shown to 47
confirm that the secondary sites for lots one and two be confirmed as feasible. He stated that 48
there would be an option for the applicant to change the septic locations as well. He stated 49
that the applicant intends to create a wetland bank and those credits could be sold to 50
developers for impacts on other sites in Medina. He stated that staff would recommend that 51
2
the PUD be contingent upon the creation of those credits being created. He asked if the 52
flexibility in the layout of the lots better achieves the goals of the City. 53
54
Nielsen invited the applicant to address the Commission. 55
56
KC Chermak, Pillar Homes, stated that the owners of this land have decided they are 57
interested in developing the property and they used a collaborative approach to develop this 58
concept. He stated that they have been working with City staff and the watershed throughout 59
this process and believe that the PUD objectives have been met through this development in 60
terms of open space and restoration. He stated that they have embraced the concept of water 61
management to create a premier development while still coming in under the density that 62
could be available. He commented that their preference is to have the houses compliment the 63
land. 64
65
Piper asked how the septic sites for lots one and two could be located so far to the northeast 66
when the sites for the homes are to the south of the wetland. 67
68
Chermak commented that they worked with a septic company to identify those secondary 69
locations which could be accommodated through directional boring. He stated that there 70
would be an opportunity that has been worked out that would allow a different type of septic 71
system on the south side of the wetland, closer to the homes. He stated that this site is 72
basically raw dirt that they are attempting to restore. He noted that they have legal and 73
proper locations per lot to meet the rules, but there are more sophisticated approaches that 74
they will take and will be acceptable for lots one and two. 75
76
Popp asked for more details on what a wetland bank is. 77
78
Chermak commented that typically in residential there is not difficulty in balancing out 79
impacts to wetlands on the site but explained that is often difficult in commercial and 80
industrial developments. He noted that in those cases a developer is permitted to purchase 81
wetlands credits that are not located on the development site. He stated that Hennepin 82
County is currently in need of wetland credits. He noted that this would be a creative 83
development that would add wetlands and make additional wetland credits available within 84
the County. 85
86
Nielsen opened the public hearing at 7:19. 87
88
Joel Feder, 2412 Holy Name Drive, referenced a clump of trees on the northeast corner and 89
asked if that would remain. He noted that it is a specialized tree clump where wildlife 90
frequent. 91
92
Chermak confirmed that the trees would remain. 93
94
Feder asked if there would be any possibility of negotiation with the street being cut in 130 95
feet from his driveway. He asked if that could cut in directly from Cheyenne Trail. 96
97
Chermak commented that they evaluated and discussed with Xcel Energy and have worked to 98
keep the homes away from the power lines. He stated that if they were to align with 99
Cheyenne it would align more with the power lines, and they would have to remove 100
significantly more trees because of the grading that would be needed. He stated that the 101
proposed access would provide a softer approach with less tree impact. He confirmed that 102
there would be some soft landscaping to provide a screening. He stated that this is an initial 103
draft, and they could slightly adjust to the south, if desired. 104
3
105
Allison Cohn, 3435 Zircon Lane N, stated that she appreciates the thought that has gone into 106
the restoration of the wetlands noting that her family enjoys the wildlife in this area. She 107
stated that she also appreciates that they are only considering five homes. She stated that 108
there are currently five homes around the existing pond. She stated that the existing residents 109
would love to see a berm and larger mature trees to buffer the privacy of the pond area for the 110
existing homes and new homeowner. She stated that their HOA has rules requiring lighting 111
to be turned off at a certain time of day and asked if that could also be asked of these 112
homeowners. 113
114
Chermak asked and received confirmation that the resident lives in Plymouth. He 115
commented that there is opportunity to do something along the lot line. He stated that 116
although these lots may appear similar to a Plymouth lot, these will be large lots and the new 117
owners will also desire privacy. He stated that this is currently farmland that will be restored 118
to nature. He recognized the desire for minimal lighting but noted that on large lots there 119
may also be a desire for safety and therefore some lighting in the evening is not a bad thing. 120
121
Hellen Miller, 2475 Holy Name Drive, commented that this is a beautiful area that she does 122
not want to see change much. She expressed concern with an offset for Lakeview Drive. She 123
noted that there will be development near the cemetery along with these proposed lots which 124
will add traffic. She expressed concern with additional traffic and access onto Holy Name 125
Drive. 126
127
Chermak commented that safety is always important, noting improvements and reviews that 128
have been done of this road over the years. He stated that five homes will most likely not 129
impact safety and the road will be able to handle that traffic. He stated that they will work 130
with staff and follow recommendations. He noted that the homes were placed to take 131
advantage of the environment and compliment the access of the homes, noting that the five 132
homes will share two accesses. 133
134
Miller commented that his reply was valid but did not know that addresses the issue of 135
another access onto Holy Name Drive. She stated that many people run the stop sign already. 136
137
Nielsen stated that Lakeview currently has a three way stop. She asked if there would be 138
another stop sign added. 139
140
Finke commented that it would be a shared driveway, not a road, so there would not be a stop 141
sign added for the driveway. 142
143
Julie Rothstein, 3615 Alvarado Lane N in Plymouth, commented that the backyards in that 144
area are currently very wet and their sump pumps run a lot. She asked if there would be a 145
potential that this wetland creation could add wetness to the existing lots and homes, or 146
whether this would assist in the management of drainage. 147
148
Chermak commented that this piece of wetlands has been lost over time. He stated that 149
because this property was nature turned to farmland and they will be returning it to nature, 150
this will better manage the stormwater in this area. He commented that this will be an offset 151
benefit to the entire neighborhood. 152
153
Finke commented that the hydrology is interesting as most of the hardcover will drain to the 154
newly created wetland. He stated that as part of the wetland restoration, the modeling will be 155
important and that has been recognized by the City and watershed. 156
157
4
Barbara Nellermoe, 2185 Holy Name Drive, asked for more information on the effect this 158
will have on water quality of Holy Name Lake. 159
160
Chermak commented that this will improve water quality. He stated that watershed district 161
has been engaged throughout this process. He acknowledged that there is most likely runoff 162
from the farmland that has impacted the lake. He stated that the water that leaves this site 163
after the development will be significantly cleaner than what it is today. 164
165
Nellermoe asked if there is a timeline for this proposed development. 166
167
Chermak commented that they would hope to begin construction in the spring. He estimated 168
that construction could be completed in 18 to 24 months. 169
170
Nellermoe commented that they have wondered what would happen to this property and this 171
concept sounds very positive and to be a real improvement for all the properties in the area. 172
She thanked everyone that has contributed to this process to provide this design. 173
174
Susie Sween, 2112 Holy Name Drive, stated that she has walked the property for about 40 175
years and throughout the years the heavy equipment has crushed drain tiles which has created 176
sink holes. She asked how that would be addressed. She noted that on the property line 177
between her property and the subject property there is a large sink hole as well. She noted 178
that some of the sink holes are deeper than nine feet. She referenced the proposed driveways 179
and asked what the required setback would be. 180
181
Chermak stated that he will work with the resident to resolve that situation. He commented 182
that they aware of the failed tile and sink holes. He explained how they will use grading to 183
fix those issues. He noted that there are some sink holes on the Sween property, and they can 184
work together in attempt to resolve that. He stated that the sink holes were created because 185
the drain tile sped up the water, whereas they will be slowing down the flow of water with 186
this development. 187
188
Sween referenced the area to the north that gets very wet and asked how that will be draining. 189
190
Chermak commented that they will be working with the watershed in the modeling. He 191
stated that they will be improving the water management on the site through the restoration 192
and would also want to work with the Sweens with the issues on their property. He estimated 193
a setback of 60 feet for the driveway. 194
195
Finke stated that the minimum setback for a driveway is 10 feet. He commented that they are 196
attempting to thread the needle with the modeling and staff recognizes that they do not want 197
to dam the water in the northern wetland while creating the southern wetland. 198
199
Nielsen closed the public hearing at 7:46. 200
201
Piper commented that she is pleased to see that this would fill the concept of ruralness that 202
they love in Medina. She thanked the property owner and developer for submitting a request 203
for five homes rather than 30 to 40. 204
205
Finke stated that one written comment was provided prior to the meeting that has been 206
provided to the Commission and will become a part of the record. 207
208
Popp stated that he appreciates that this follows the desire for rural development and 209
preservation. He stated that it is refreshing to see this much thought and innovation in the 210
5
design and approach. He stated that he also appreciates the input and dialogue tonight, 211
hearing input from residents. He commented that he is supportive of this request. 212
213
Rhem echoed the comments about the collaboration with the community and dialogue 214
tonight. He stated that he would like to see the septic issue addressed to locate closer to the 215
homes. 216
217
Jacob echoed the comments thus far in support of the project. 218
219
Grajczyk agreed and noted that this aligns with the visions and goals of Medina and this 220
development design would be similar to Northridge Farms. He agreed with traffic concerns 221
and light pollution concerns. He stated that he does feel that residents obey the speed limits 222
in this area. 223
224
Piper asked if any of the people in attendance are part of the ownership and thanked them for 225
bringing this proposal forward. 226
227
Nielsen stated that she is a neighbor on Lakeview Road and disclosed that she does not have a 228
financial interest in this case. She stated that she is pleased to see this development proposal 229
and hoped that the developer would work to address concerns expressed by residents. She 230
echoed the concerns of traffic in the overall area with recent developments. 231
232
7. Public Hearing – Cates Industrial Park – Jeff and Chris Cates – 2575 Cates Ranch 233
Drive – Comprehensive Plan Amendment to Change Future Land Use to Business and 234
Staging to 2020 235
236
Finke stated that the Commission reviewed the concept plan at the last meeting and provided 237
feedback on the concept and overall land use questions in general. He stated that this is 238
similar information requesting formal action. He stated that the goals and objectives provide 239
guidance when considering an amendment to the Comprehensive Plan. He stated that the 240
proposal for the subject site would change the property from future development area (FDA) 241
to business and to adjust the staging to the 2020 or imminent development possibility. He 242
stated that there would be some other adjustments to tables and such in the plan if the change 243
in land use and staging were approved. He stated that the change would support the proposed 244
use of warehouse/office development of approximately 300,000 square feet. He displayed 245
concept three, which was selected by the applicant given the feedback from the Commission 246
and Council. He noted that some things may be adjusted as this moves ahead. He provided 247
details on transportation noting that any required improvements to Willow or Chippewa that 248
would be required would need to be constructed by the developer. He stated that staff 249
believes the best location for the lift station is on the northern property, which is not proposed 250
to change at this time. He stated that the applicant has agreed to provide the land for the lift 251
station as a condition of this approval. He noted that the Commission and Council requested 252
improved modulation of the building, which is reflected in the staff comments. He stated that 253
Corcoran forwarded their same comment from January. He noted that additional comments 254
were provided within the report from staff, should the Commission be supportive of the 255
request. He stated that if there is support for more business land for development, staff 256
believes that this site would be appropriate. 257
258
Peter Coyle, representing the applicant, introduced the members of the team present tonight at 259
the meeting. He appreciated the supportive comments of the concepts presented thus far. He 260
stated that they did orient to the two-building plan, as preferred and have accepted the 261
transportation improvement recommendations of staff. He stated that they have not yet 262
proceeded to architectural detail but understand the desire for an attractive facility. He stated 263
6
that they will market this property to the highest and best user to create an asset to the 264
community and take advantage of the infrastructure in place. 265
266
Nielsen opened the public hearing at 7:59 267
268
No comments. 269
270
Nielsen closed the public hearing at 8:00. 271
272
Grajczyk commented that given the existing business use and infrastructure in the area, he 273
does view this as a good area to add this type of business. He believed that this fits well with 274
the vision of the community to grow and develop and to be more well-rounded. He 275
referenced the lift station discussion and asked if there is existing infrastructure already or 276
whether this would be completely new. 277
278
Finke replied that the lift station is intended to serve some of the property designated business 279
west of Willow and was identified as a need in the Comprehensive Plan. He stated that 280
whatever property developed first would necessitate that need. 281
282
Jacob stated that he believes there is a need for diversification of the business footprint in 283
Medina. 284
285
Rhem echoed the comments thus far in support and agreed that this would make sense 286
adjacent to business area. He agreed there is a need for additional business space in Medina. 287
288
Popp stated that when this was first presented, he was hesitant but does believe that this 289
would be a good fit for business given the adjacent development in this area. He appreciated 290
the reduced scale of the design from the first review. 291
292
Piper stated that the former Mayor Crosby would be happy with this and stated that she is 293
impressed and thanked the applicant. 294
295
Nielsen echoed the comments of Popp. She stated that she was originally hesitant but 296
believes that it is time to move forward on this property. 297
298
Motion by Rhem, seconded by Jacob, to recommend approval of the Comprehensive Plan 299
amendment subject to the conditions recommended by staff. Motion carries unanimously. 300
(Absent: Sedabres) 301
302
8. Public Hearing – State Farm Concept Plan – Kyle Vitense – 340 Clydesdale Trail – PUD 303
Concept Plan to Amend Clydesdale Marketplace PUD for Construction of Professional 304
Office Building 305
306
Finke stated that this would be for the western site of Clydesdale Marketplace, which has 307
been vacant since the site was developed in 2005. He displayed the originally approved PUD 308
which identified retail. He stated that a PUD amendment would be required to reduce the 309
scale and change the orientation of the building. He provided a brief history of the changes 310
that have been approved throughout the PUD. He reviewed the proposed site layout, noting 311
that perhaps the area between the parking lot and Clydesdale Trail could include pedestrian 312
improvements. He reviewed the proposed building material noting that was not included in 313
the original PUD but was also used by the Goddard School also located in the PUD. He 314
stated that staff does support the amendment. 315
316
7
Popp asked if there is a vacant lot directly to the west. 317
318
Finke replied that is a pond and wetland space. He confirmed that this would be the last 319
available pad within the development. 320
321
Jacob asked if the feedback of staff is consistent with what has evolved. 322
323
Finke confirmed that noting that is why he included the history of changes that occurred since 324
the original PUD was approved. 325
326
Nielsen invited the applicant to speak and noted that no one else was present for the hearing. 327
The public hearing was opened and closed at 8:15. 328
329
Kyle Vitense, applicant, stated that he had been watching this site for a while and thought it 330
would be a great opportunity to become a member of the Medina community. He noted that 331
their desire to locate the building back on the lot was to create a single storefront entrance. 332
With the original PUD, it was not clear how to orient the internal working of the building. 333
Parking was located along multiple sides of the building and there was orientation towards 334
the sidewalk. The long north-south layout also limited how they could organize the interior 335
spaces. He noted that their team acknowledged the interest in creating more character and 336
interest for both pedestrians and cars coming from the west. 337
338
Nielsen referenced the State Farm building near the Dairy Queen and asked if this would 339
create conflict. 340
341
Vitense stated that he knows that agent well. He stated that the majority of his business is 342
referral based and not based on the location of his office. He stated that he is currently 343
located in Plymouth and has not had any issues with the agent in Medina. 344
345
Piper asked for details on the golf simulator. 346
347
Vitense commented that he has a lot of young professionals working for him and believed 348
that would assist in recruitment and retention of employees and create a welcoming 349
workspace. 350
351
Jacob asked how the greenspace in front of the building would be maintained. 352
353
Vitense replied that he would hire professionals to maintain that area because it would be a 354
reflection of his business. 355
356
Finke asked if there was discussion with the broader association and whether that greenspace 357
would be maintained with the other landscaping in the PUD. 358
359
Vitense replied that they had not had those discussions with the seller or members of the 360
association. He noted that it would be his preference if the area could be maintained as an 361
amenity for the broader area. 362
363
Rhem stated that the biggest thing for him is the wide-open space in the front and would like 364
to see an improved appeal, whether that is done to make it more inviting or to provide more 365
pedestrian connectivity. 366
367
Popp commented that when he drives through that site there is a lot of traffic. He asked the 368
current number of employees versus the fully staffed model. 369
8
370
Vitense replied that the building could accommodate approximately 17 employees. They 371
currently had approximately 8 workspaces but were planning for long-term expansion. 372
373
Popp stated that he is not necessarily concerned but it is something he has noticed when 374
visiting the school. He stated that he does like the greenspace plaza concept. He stated that 375
is one of the first focal points when entering the development and therefore that should be 376
kept in mind. 377
378
Jacob stated that he had similar comments with the optics of the building and landscaping. 379
380
Piper commented that this is well done and would be an improvement to the site. She also 381
agreed with the comments related to the western entrance. 382
383
Grajczyk stated that in looking at the site, his vision was for a Dairy Queen drive thru with 384
walk up windows. He thanked the applicant for taking interest in the location and had drive 385
and vision as to what could be located on the site. He stated that he is not fully against this 386
proposal but asked that things be constructed in a way that would make the lot more flexible 387
should the success of the business change in the future so that the space could be reused for 388
shopping. 389
390
Nielsen stated that she likes the idea of having a plaza as you enter from the west. She 391
commented that it does seem odd to have so many State Farm offices so close together but 392
does not have broader issues with the layout. 393
394
Nielsen commented that this would be a good addition to this site. 395
396
9. Approval of the May 10, 2022 Draft Planning Commission Meeting Minutes. 397
398 Motion by Piper, seconded by Rhem, to approve the May 10, 2022, Planning Commission 399
minutes with the noted changes. Motion carries unanimously. (Absent: Sedabres) 400
401
10. Adjourn 402
403
Motion by Grajczyk, seconded by Piper, to adjourn the meeting at 8:32 p.m. Motion 404
carried unanimously. 405