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HomeMy Public PortalAbout06-14-2022 PC Minutes 1 CITY OF MEDINA PLANNING COMMISSION Meeting Minutes Tuesday June 14, 2022 1. Call to Order: Chairperson Nielsen called the meeting to order at 7:00 p.m. Present: Planning Commissioners Ron Grajczyk, John Jacob, Beth Nielsen, Cindy Piper, Justin Popp, and Braden Rhem. Absent: Planning Commissioner Timothy Sedabres. Also Present: City Planning Director Dusty Finke 2. Changes to Agenda No comments made. 3. Update from City Council Proceedings Finke provided an update on recent Council activity. 4. Representative at Next City Council Meeting Finke advised that the Council will be meeting the following Tuesday and Grajczyk volunteered to attend in representation of the Commission. 5. Planning Department Report Finke provided an update. 6. Public Hearing – Blooming Meadows – Pillar Homes Partners – East of Holy Name Drive, North of Lakeview Road – PUD Concept Plan for Five Lot Rural Subdivision Finke stated that the application proposes a PUD in order to receive flexibility on the five acres of suitable soils requirement. He stated that the applicant is not proposing additional density within the subdivision but to organize the lots differently. He stated that this proposal would allow restoration and the creation of wetland in the center of the site. He stated that the City has not had a lot of requests for rural PUDs, with the exception of the conservation design PUDs. He noted that a CD-PUD does allow for an increase in density, but in this case no additional density is being requested therefore a traditional PUD was proposed. He stated that the five lots would be proposed to lay around the wetland bank which would be created in the center. He stated that the applicant proposes two shared driveways to serve two to three lots each. He noted that each rural lot must have a primary and secondary septic site identified and noted that the applicant has identified those for each of the five lots proposed. He noted that the Building Official has requested that additional information be shown to confirm that the secondary sites for lots one and two be confirmed as feasible. He stated that there would be an option for the applicant to change the septic locations as well. He stated that the applicant intends to create a wetland bank and those credits could be sold to developers for impacts on other sites in Medina. He stated that staff would recommend that 2 the PUD be contingent upon the creation of those credits. He asked if the flexibility in the layout of the lots better achieves the goals of the City. Nielsen invited the applicant to address the Commission. KC Chermak, Pillar Homes, stated that the owners of this land have decided they are interested in developing the property and they used a collaborative approach to develop this concept. He stated that they have been working with City staff and the watershed throughout this process and believe that the PUD objectives have been met through this development in terms of open space and restoration. He stated that they have embraced the concept of water management to create a premier development while still coming in under the density that could be available. He commented that their preference is to have the houses compliment the land. Piper asked how the septic sites for lots one and two could be located so far to the northeast when the sites for the homes are to the south of the wetland. Chermak commented that they worked with a septic company to identify those secondary locations which could be accommodated through directional boring. He stated that there would be an opportunity that has been worked out that would allow a different type of septic system on the south side of the wetland, closer to the homes. He stated that this site is basically raw dirt that they are attempting to restore. He noted that they have legal and proper locations per lot to meet the rules, but there are more sophisticated approaches that they will take and will be acceptable for lots one and two. Popp asked for more details on what a wetland bank is. Chermak commented that typically in residential there is not difficulty in balancing out impacts to wetlands on the site but explained that is often difficult in commercial and industrial developments. He noted that in those cases a developer is permitted to purchase wetlands credits that are not located on the development site. He stated that Hennepin County is currently in need of wetland credits. He noted that this would be a creative development that would add wetlands and make additional wetland credits available within the County. Nielsen opened the public hearing at 7:19. Joel Feder, 2412 Holy Name Drive, referenced a clump of trees on the northeast corner and asked if that would remain. He noted that it is a specialized tree clump where wildlife frequent. Chermak confirmed that the trees would remain. Feder asked if there would be any possibility of negotiation with the street being cut in 130 feet from his driveway. He asked if that could cut in directly from Cheyenne Trail. Chermak commented that they evaluated and discussed with Xcel Energy and have worked to keep the homes away from the power lines. He stated that if they were to align with Cheyenne it would align more with the power lines, and they would have to remove significantly more trees because of the grading that would be needed. He stated that the proposed access would provide a softer approach with less tree impact. He confirmed that there would be some soft landscaping to provide a screening. He stated that this is an initial draft, and they could slightly adjust to the south, if desired. 3 Allison Cohn, 3435 Zircon Lane N, stated that she appreciates the thought that has gone into the restoration of the wetlands noting that her family enjoys the wildlife in this area. She stated that she also appreciates that they are only considering five homes. She stated that there are currently five homes around the existing pond. She stated that the existing residents would love to see a berm and larger mature trees to buffer the privacy of the pond area for the existing homes and new homeowner. She stated that their HOA has rules requiring lighting to be turned off at a certain time of day and asked if that could also be asked of these homeowners. Chermak asked and received confirmation that the resident lives in Plymouth. He commented that there is opportunity to do something along the lot line. He stated that although these lots may appear similar to a Plymouth lot, these will be large lots and the new owners will also desire privacy. He stated that this is currently farmland that will be restored to nature. He recognized the desire for minimal lighting but noted that on large lots there may also be a desire for safety and therefore some lighting in the evening is not a bad thing. Hellen Miller, 2475 Holy Name Drive, commented that this is a beautiful area that she does not want to see change much. She expressed concern with an offset for Lakeview Drive. She noted that there will be development near the cemetery along with these proposed lots which will add traffic. She expressed concern with additional traffic and access onto Holy Name Drive. Chermak commented that safety is always important, noting improvements and reviews that have been done of this road over the years. He stated that five homes will most likely not impact safety and the road will be able to handle that traffic. He stated that they will work with staff and follow recommendations. He noted that the homes were placed to take advantage of the environment and compliment the access of the homes, noting that the five homes will share two accesses. Miller commented that his reply was valid but did not know that it addresses the issue of another access onto Holy Name Drive. She stated that many people run the stop sign already. Nielsen stated that Lakeview currently has a three way stop. She asked if there would be another stop sign added. Finke commented that it would be a shared driveway, not a road, so there would not be a stop sign added for the driveway. Julie Rothstein, 3615 Alvarado Lane N in Plymouth, commented that the backyards in that area are currently very wet and their sump pumps run a lot. She asked if there would be a potential that this wetland creation could add wetness to the existing lots and homes, or whether this would assist in the management of drainage. Chermak commented that this piece of wetlands has been lost over time. He stated that because this property was nature turned to farmland and they will be returning it to nature, this will better manage the stormwater in this area. He commented that this will be an offset benefit to the entire neighborhood. Finke commented that the hydrology is interesting as most of the hardcover will drain to the newly created wetland. He stated that as part of the wetland restoration, the modeling will be important and that has been recognized by the City and watershed. 4 Barbara Nellermoe, 2185 Holy Name Drive, asked for more information on the effect this will have on water quality of Holy Name Lake. Chermak commented that this will improve water quality. He stated that watershed district has been engaged throughout this process. He acknowledged that there is most likely runoff from the farmland that has impacted the lake. He stated that the water that leaves this site after the development will be significantly cleaner than what it is today. Nellermoe asked if there is a timeline for this proposed development. Chermak commented that they would hope to begin construction in the spring. He estimated that construction could be completed in 18 to 24 months. Nellermoe commented that they have wondered what would happen to this property and this concept sounds very positive and to be a real improvement for all the properties in the area. She thanked everyone that has contributed to this process to provide this design. Susie Sween, 2112 Holy Name Drive, stated that she has walked the property for about 40 years and throughout the years the heavy equipment has crushed drain tiles which has created sink holes. She asked how that would be addressed. She noted that on the property line between her property and the subject property there is a large sink hole as well. She noted that some of the sink holes are deeper than nine feet. She referenced the proposed driveways and asked what the required setback would be. Chermak stated that he will work with the resident to resolve that situation. He commented that they aware of the failed tile and sink holes. He explained how they will use grading to fix those issues. He noted that there are some sink holes on the Sween property, and they can work together in attempt to resolve that. He stated that the sink holes were created because the drain tile sped up the water, whereas they will be slowing down the flow of water with this development. Sween referenced the area to the north that gets very wet and asked how that will be draining. Chermak commented that they will be working with the watershed in the modeling. He stated that they will be improving the water management on the site through the restoration and would also want to work with the Sweens with the issues on their property. He estimated a setback of 60 feet for the driveway. Finke stated that the minimum setback for a driveway is 10 feet. He commented that they are attempting to thread the needle with the modeling and staff recognizes that they do not want to dam the water in the northern wetland while creating the southern wetland. Nielsen closed the public hearing at 7:46. Piper commented that she is pleased to see that this would fill the concept of ruralness that they love in Medina. She thanked the property owner and developer for submitting a request for five homes rather than 30 to 40. Finke stated that one written comment was provided prior to the meeting that has been provided to the Commission and will become a part of the record. Popp stated that he appreciates that this follows the desire for rural development and preservation. He stated that it is refreshing to see this much thought and innovation in the 5 design and approach. He stated that he also appreciates the input and dialogue tonight, hearing input from residents. He commented that he is supportive of this request. Rhem echoed the comments about the collaboration with the community and dialogue tonight. He stated that he would like to see the septic issue addressed to locate closer to the homes. Jacob echoed the comments thus far in support of the project. Grajczyk agreed and noted that this aligns with the visions and goals of Medina and this development design would be similar to Northridge Farms. He agreed with traffic concerns and light pollution concerns. He stated that he does feel that residents obey the speed limits in this area. Piper asked if any of the people in attendance are part of the ownership and thanked them for bringing this proposal forward. Nielsen stated that she is a neighbor on Lakeview Road and disclosed that she does not have a financial interest in this case. She stated that she is pleased to see this development proposal and hoped that the developer would work to address concerns expressed by residents. She echoed the concerns of traffic in the overall area with recent developments. 7. Public Hearing – Cates Industrial Park – Jeff and Chris Cates – 2575 Cates Ranch Drive – Comprehensive Plan Amendment to Change Future Land Use to Business and Staging to 2020 Finke stated that the Commission reviewed the concept plan at the last meeting and provided feedback on the concept and overall land use questions in general. He stated that this is similar information requesting formal action. He stated that the goals and objectives provide guidance when considering an amendment to the Comprehensive Plan. He stated that the proposal for the subject site would change the property from future development area (FDA) to business and to adjust the staging to the 2020 or imminent development possibility. He stated that there would be some other adjustments to tables and such in the plan if the change in land use and staging were approved. He stated that the change would support the proposed use of warehouse/office development of approximately 300,000 square feet. He displayed concept three, which was selected by the applicant given the feedback from the Commission and Council. He noted that some things may be adjusted as this moves ahead. He provided details on transportation noting that any required improvements to Willow or Chippewa that would be required would need to be constructed by the developer. He stated that staff believes the best location for the lift station is on the northern property, which is not proposed to change at this time. He stated that the applicant has agreed to provide the land for the lift station as a condition of this approval. He noted that the Commission and Council requested improved modulation of the building, which is reflected in the staff comments. He stated that Corcoran forwarded their same comment from January. He noted that additional comments were provided within the report from staff, should the Commission be supportive of the request. He stated that if there is support for more business land for development, staff believes that this site would be appropriate. Peter Coyle, representing the applicant, introduced the members of the team present tonight at the meeting. He appreciated the supportive comments of the concepts presented thus far. He stated that they did orient to the two-building plan, as preferred and have accepted the transportation improvement recommendations of staff. He stated that they have not yet proceeded to architectural detail but understand the desire for an attractive facility. He stated 6 that they will market this property to the highest and best user to create an asset to the community and take advantage of the infrastructure in place. Nielsen opened the public hearing at 7:59 No comments. Nielsen closed the public hearing at 8:00. Grajczyk commented that given the existing business use and infrastructure in the area, he does view this as a good area to add this type of business. He believed that this fits well with the vision of the community to grow and develop and to be more well-rounded. He referenced the lift station discussion and asked if there is existing infrastructure already or whether this would be completely new. Finke replied that the lift station is intended to serve some of the property designated business west of Willow and was identified as a need in the Comprehensive Plan. He stated that whatever property developed first would necessitate that need. Jacob stated that he believes there is a need for diversification of the business footprint in Medina. Rhem echoed the comments thus far in support and agreed that this would make sense adjacent to business area. He agreed there is a need for additional business space in Medina. Popp stated that when this was first presented, he was hesitant but does believe that this would be a good fit for business given the adjacent development in this area. He appreciated the reduced scale of the design from the first review. Piper stated that the former Mayor Crosby would be happy with this and stated that she is impressed and thanked the applicant. Nielsen echoed the comments of Popp. She stated that she was originally hesitant but believes that it is time to move forward on this property. Motion by Rhem, seconded by Jacob, to recommend approval of the Comprehensive Plan amendment subject to the conditions recommended by staff. Motion carries unanimously. (Absent: Sedabres) 8. Public Hearing – State Farm Concept Plan – Kyle Vitense – 340 Clydesdale Trail – PUD Concept Plan to Amend Clydesdale Marketplace PUD for Construction of Professional Office Building Finke stated that this would be for the western site of Clydesdale Marketplace, which has been vacant since the site was developed in 2005. He displayed the originally approved PUD which identified retail. He stated that a PUD amendment would be required to reduce the scale and change the orientation of the building. He provided a brief history of the changes that have been approved throughout the PUD. He reviewed the proposed site layout, noting that perhaps the area between the parking lot and Clydesdale Trail could include pedestrian improvements. He reviewed the proposed building material noting that was not included in the original PUD but was also used by the Goddard School also located in the PUD. He stated that staff does support the amendment. 7 Popp asked if there is a vacant lot directly to the west. Finke replied that is a pond and wetland space. He confirmed that this would be the last available pad within the development. Jacob asked if the feedback of staff is consistent with what has evolved. Finke confirmed that noting that is why he included the history of changes that occurred since the original PUD was approved. Nielsen invited the applicant to speak and noted that no one else was present for the hearing. The public hearing was opened and closed at 8:15. Kyle Vitense, applicant, stated that he had been watching this site for a while and thought it would be a great opportunity to become a member of the Medina community. He noted that their desire to locate the building back on the lot was to create a single storefront entrance. With the original PUD, it was not clear how to orient the internal working of the building. Parking was located along multiple sides of the building and there was orientation towards the sidewalk. The long north-south layout also limited how they could organize the interior spaces. He noted that their team acknowledged the interest in creating more character and interest for both pedestrians and cars coming from the west. Nielsen referenced the State Farm building near the Dairy Queen and asked if this would create conflict. Vitense stated that he knows that agent well. He stated that the majority of his business is referral based and not based on the location of his office. He stated that he is currently located in Plymouth and has not had any issues with the agent in Medina. Piper asked for details on the golf simulator. Vitense commented that he has a lot of young professionals working for him and believed that would assist in recruitment and retention of employees and create a welcoming workspace. Jacob asked how the greenspace in front of the building would be maintained. Vitense replied that he would hire professionals to maintain that area because it would be a reflection of his business. Finke asked if there was discussion with the broader association and whether that greenspace would be maintained with the other landscaping in the PUD. Vitense replied that they had not had those discussions with the seller or members of the association. He noted that it would be his preference if the area could be maintained as an amenity for the broader area. Rhem stated that the biggest thing for him is the wide-open space in the front and would like to see an improved appeal, whether that is done to make it more inviting or to provide more pedestrian connectivity. Popp commented that when he drives through that site there is a lot of traffic. He asked the current number of employees versus the fully staffed model. 8 Vitense replied that the building could accommodate approximately 17 employees. They currently had approximately 8 workspaces but were planning for long-term expansion. Popp stated that he is not necessarily concerned but it is something he has noticed when visiting the school. He stated that he does like the greenspace plaza concept. He stated that is one of the first focal points when entering the development and therefore that should be kept in mind. Jacob stated that he had similar comments with the optics of the building and landscaping. Piper commented that this is well done and would be an improvement to the site. She also agreed with the comments related to the western entrance. Grajczyk stated that in looking at the site, his vision was for a Dairy Queen drive thru with walk up windows. He thanked the applicant for taking interest in the location and had drive and vision as to what could be located on the site. He stated that he is not fully against this proposal but asked that things be constructed in a way that would make the lot more flexible should the success of the business change in the future so that the space could be reused for shopping. Nielsen stated that she likes the idea of having a plaza as you enter from the west. She commented that it does seem odd to have so many State Farm offices so close together but does not have broader issues with the layout. Nielsen commented that this would be a good addition to this site. 9. Approval of the May 10, 2022 Draft Planning Commission Meeting Minutes. Motion by Piper, seconded by Rhem, to approve the May 10, 2022, Planning Commission minutes with the noted changes. Motion carries unanimously. (Absent: Sedabres) 10. Adjourn Motion by Grajczyk, seconded by Piper, to adjourn the meeting at 8:32 p.m. Motion carried unanimously.