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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 1 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 2 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 3 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 4 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 1 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 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 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 RIGHT-OF-WAY DEDICATION PLAN C3 LEGEND PROPERTY LIMITS PROPOSED CONCRETE C&G PROPOSED RIGHT-OF-WAY DEDICATION 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' PROPOSED RIGHT OF WAY OUTLOT A PI O N E E R T R A I L 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 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 GATE SEPTIC DRAINFIELDS FOR AUTO CONDOS BLOCK 2 LOT 1 66' RIGHT OF WAY OUTLOT A PI O N E E R T R A I L 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 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 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 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 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 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 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 O O R T O C E I L I N 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 L O O R T O C E I L I N G 16 " J O I S T 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 O O R T O C E I L I N G 36 " J O I S T 1/4" / 1' - 0"1/4" / 1' - 0" OPTION:SOLAR ARRAY ROOFTOP AIR CONDITIONER, 1 PER UNIT 10 ' - 0 3 / 4 " F L O O R T O C E I L I N G 16 " J O I S T 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 O R T O C E I L I N G 36 " J O I S T 1/4" / 1' - 0"1/4" / 1' - 0" OPTION:SOLAR ARRAY 10 ' - 0 3 / 4 " F L O O R T O C E I L I N G 16 " J O I S T 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 O R T O C E I L I N G 36 " J O I S T 1/4" / 1' - 0"1/4" / 1' - 0" 10 ' - 0 3 / 4 " F L O O R T O C E I L I N G 16 " J O I S T 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