HomeMy Public PortalAbout07-12-2022 PC Minutes 1
CITY OF MEDINA
PLANNING COMMISSION
Meeting Minutes
Tuesday July 12, 2022
1. Call to Order: Acting Chairperson Rhem called the meeting to order at 7:00 p.m.
Present: Planning Commissioners Ron Grajczyk, John Jacob, Cindy Piper, Justin Popp, and
Braden Rhem.
Absent: Planning Commissioners Beth Nielsen and Timothy Sedabres.
Also Present: City Planning Director Dusty Finke.
2. Changes to Agenda
No comments made.
3. Update from City Council Proceedings
Reid provided an update on the considerations and actions of the City Council during the past
two meetings.
4. Representative at Next City Council Meeting
Finke advised that the Council will be meeting the following Tuesday and Popp volunteered
to attend in representation of the Commission.
5. Planning Department Report
Finke provided an update.
6. Public Hearing – SH Ventures, Inc. – Planned Unit Development Revised
Concept Plan (PID 0511823220005)
Finke stated that the Commission reviewed a concept for this property in fall of 2021 and the
applicant has since reduced the proposed scale. He stated that the concept would include nine
buildings on the 35-acre property. He stated that the property is guided Future Development
Area (FDA) in the Comprehensive Plan and is currently zoned rural residential/urban reserve.
He presented the concept site plan providing details on access and reviewing the conceptual
building drawings. He suggested that the Commission discuss the proposed use, the scale of
development, and whether the PUD objectives are achieved through this proposed
development. He stated that the previous concept proposed access to Highway 55, but the
updated concept proposes access from Pioneer Trail. He noted that dedication of right-of-
way was also shown along the northern boundary of the site. He noted that if the plan does
move forward there is most likely flexibility within the layout to provide right-of-way in
different locations as preferred by staff. He noted that the rural business holding (RBH)
district standards were provided in the staff report for comparison purposes and advised that
those minimum standards are not met through this proposal. He noted that within the RBH
district the allowable space is determined based off SAC units, even though the property
would not connect to municipal water and provided additional details.
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Rhem asked if a rezoning and/or Comprehensive Plan amendment would be necessary to
support this use.
Finke stated that a rezoning would be necessary, but there would need to be discussion on
whether a Comprehensive Plan amendment would also be necessary.
Rhem invited the applicant to address the Commission.
Bill Stoddard, applicant, commented that they have reduced the scale by over 30 percent
since the last concept review which uses only 13 percent of the gross land, while donating 3.6
acres to the City for future transportation purposes. He commented that while they reduced
the density, they also increased the overall land amount as they have an additional two plus
acres under contract. He stated that they also increased screening between the subject
property and property to the east. He commented that they left the northeast quadrant
basically empty in order to maintain the rural character in that area. He noted that they also
softened the look of the buildings to better blend into the area. He felt that this would be a
good use for the corridor as the property was previously zoned commercial. He believed that
this would fit well with the future development that will most likely occur in this area and it
will also increase the tax base of the City without placing additional burden on City services.
He noted that there is demand for this use in this area, noting that the existing auto
condominium complex will be sold out by the time this project moves forward. He believed
that this use would generate less noise and traffic than multiple homes.
Piper asked if Lot 1, Block 2, is currently owned by the applicant.
Stoddard commented that there is a 31-acre property and six-acre property that he has under
contract but has not yet closed on.
Piper referenced the property to the south and asked if that is a residence.
Stoddard confirmed that is a home. He estimated 340 feet between the existing home and
proposed development.
Piper referenced Parcel B and asked if that is separate and for future expansion purposes.
Stoddard replied that it is proposed to be used for septic and would not be proposed to have
future development.
Rhem asked the applicant for input on the right-of-way recommendation of staff.
Stoddard replied that he was not aware that right-of-way would be wanted on both the north
and south. He noted that they are proposing 5.0 acres of development and would be donating
3.6 acres of right-of-way along the northern boundary. He stated that they would lose more
units if they provided that on the south as well, essentially donating more land to the City
than they would be developing.
Rhem stated that a second phase was mentioned and asked for details.
Stoddard stated that MnDOT mentions addressing the intersection at some time and therefore
has shown that the six-acre parcel could have a building of up to 20,000 square feet in the
future for planning purposes.
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Rhem opened the public hearing at 7:30 p.m.
Brian Stewart, 4565 Pioneer Trail, stated that his family moved into the home two years ago
and chose the location in order to find a more rural area. He stated that he was surprised to
find this proposal for this property. He commented that he has a long driveway that touches
the covenant area. He was concerned with the additional traffic this could bring to the quiet
residential area. He noted that there is a large horse ranch on one side with a community of
residential homes on the other side. He did not believe this motorplex use would fit in that
area. He expressed concerns with noise from events as well as drinking and driving. He
stated that the land is currently priced very low because it is dirt, noting that he actually
checked into purchasing the property just to keep it vacant. He noted that Medina is not
lacking in tax base and could easily replace the tax base that would be generated from this
property with a few multi-million-dollar homes. He commented that Highway 55 is very
busy and believed that the additional vehicles from this site onto Pioneer Trail would not be
helpful and would turn that into a racetrack. He stated that if this is approved, he would come
back for a carwash that he would place at the end of his driveway.
Piper asked if the resident has a lot line shared with this proposed development.
Stewart commented that his driveway has a 23-foot easement at the end, which is one of the
seven involved in the covenant, therefore this request would impact the access to their
driveway.
Paul Humiston, 3955 Chippewa Circle, appreciated the comments from staff relating to
access. He stated that the first development that comes into that corridor along Highway 55
should include long-term plans for access that does not impact the residents to the east or the
horse farm. He stated that his property is south of this proposed development, and they
treasure the views from their property. He realized that there will eventually be development
but would like to see a better plan for it. He commented that this proposed development
would change what they can see and how their neighborhood is perceived. He stated that
they appreciate the community goals of Medina and noted that there is nothing remotely rural
in this proposal and did not believe it fit in this area of Medina.
Neil Campion, 4585 Pioneer Trail, commented that this concept came as somewhat of a
surprise. He stated that he met with the developer about one month ago to review the new
concept and commented that even though the development proposal has been scaled back,
that does not alleviate his concerns. He commented that his property is directly to the east of
this proposed development and to the south of the additional property under contract,
therefore he would be impacted on two sides. He stated that if this is approved, it should be
assumed that everything to the west and south should be an industrial park, and no one would
want to build a residential property adjacent to this development. He noted that unfortunately
the homes to the east are already built. He commented that Pioneer Trail is a nice road where
people can walk and kids can ride bikes, but that will be impacted by the additional traffic
this use would bring. He noted that this use would have monthly open houses and asked
where parking would occur for those events. He stated that he is not concerned with the view
from Highway 55 and is more concerned with the view that the existing residents would
have. He commented that he is against this proposal and the impact to privacy it would have
on the existing residents.
Leonard Leuer, 3625 Chippewa Road, commented that the Motorplex would be the home of
several high-performance vehicles and was aware of no Medina maintained roads that have a
speed limit of over 40 mph. He commented that there has been more youthful exuberance on
the tar roads. He asked how these drivers would be dealt with and believed that it should be
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the job of the applicant. He suggested that membership be tied to driver/vehicle infractions,
meaning that membership can be revoked for infractions. He commented that there is a
billboard on the property to the east and asked if that would be removed with this proposal.
Lisa Hanson, 4555 Pioneer Trail, appreciated the comments thus far as she also lives in the
area. She expressed concern for Pioneer Trail turning into a drag racing strip. She stated that
she walks her dog on that road and people ride horses on that road. She did not believe this
was a good fit for the property at this time. She stated that perhaps the access could be
provided from CR 19.
Brian Hauge, 3505 Pioneer Trail, stated that they built their home on 13 acres seven years
ago. He appreciated the concept of increasing tax base for the community but believed there
was a balance. He stated that he has three small children that ride their bikes with him on
Pioneer Trail to Hamel Road/Hamel Park. He stated that this past weekend they biked past
the motorplex on Arrowhead and there were vehicles racing by on Hamel Road. He
recognized that the vehicles were not doing anything illegal but acknowledged that there is an
impact. He stated that moving the access from Highway 55 to Pioneer just moves that
problem. He stated that there will be events at the facility and did not believe Pioneer Trail
was the logical access point.
Todd Albers, 4800 Covey Trail, stated that his road is about one mile east of the project. He
stated that he was a member of the Planning Commission and Steering Committee when the
Comprehensive Plan was developed. He noted that this property was purposely designated as
FDA in order to purposefully postpone development. He stated that the committee spent a lot
of time listening to residents, addressing those concerns, and protecting the rural vistas and
viewsheds. He stated that the Metropolitan Council is looking to place additional
infrastructure in this general area, although it may be located in another community, and if
that is done, this area would be needed for residential development in order to support the
infrastructure. He stated that he is also very opposed to the access on Pioneer Trail as that
road is not currently designed to handle additional traffic. He commented that there is a lot of
pedestrian traffic without shoulders. He stated that additional traffic would create hazards for
residents in this area.
Rhem closed the public hearing at 8:02 p.m.
Popp stated that many of the comments from the public align with what he has been thinking.
He stated that he was opposed to this when the Commission reviewed it in the fall and did not
see anything that changes that. He did not see synergy with the existing infrastructure and
would like to honor and preserve the rural heritage of Medina. He stated that this strongly
contradicts rural residential and specifically the existing residents to the east. He stated that it
is not assumed that there will be commercial development in this area, and it could become
residential. He stated that the use of FDA is smart planning, and the City should not take that
for granted. He did not see a benefit in changing the use. He stated that while there would be
economic benefit for the City through this development, it would impact the reasons why
residents move to Medina. He stated that he still opposes this development concept.
Piper echoed the comments of Popp. She stated that she did not like the concept in the fall
and still does not like it.
Jacob asked the typical setback from Highway 55. He noted that most businesses are not
visible from Highway 55.
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Finke replied that the minimum setback in the planned development area is 50 feet but
acknowledged that many facilities are setback further.
Jacob agreed that Pioneer Trail would not be a good fit for access to the site and believed that
should come from CR 19. He asked if there have been any traffic studies that would provide
data on the traffic patterns of a motorplex use.
Finke stated that traffic counts have not been done specific to that use.
Jacob stated that it would be interesting to know that for comparison purposes to different
uses. He noted that a set of buildings would be relatively calm with the exception of their
events but agreed that he would not want to live next to that use either.
Grajczyk stated that it is good to have FDA areas in Medina as a placeholder for future
development and allow the community to react to future needs. He stated that Highway 55 is
a major thoroughfare and will be extremely busy in the future. He stated that he likes the
FDA guiding and believes it should remain. He stated that currently there are five homes to
the east and reviewed other adjacent uses, noting that this is a mixed-use area that will pose
challenges in the future. He stated that even the existing motorplex should work with the
City Police to ensure safety is provided for events. He stated that he does like the idea of
creating some type of frontage roads heading to the west towards CR 19, which would
provide an opportunity to open that area and reduce traffic. He stated that the goal is to have
a well-rounded community and would like to see the FDA remain on the parcel to allow the
City to react to future needs.
Rhem echoed the comments of the Commission. He stated that he is opposed to the concept
and has concerns with access on Pioneer Trail.
Finke noted that this concept will be presented to the City Council at its August 3rd meeting.
7. Approval of the June 14, 2022 Draft Planning Commission Meeting Minutes.
Motion by Piper, seconded by Jacob, to approve the June 14, 2022, Planning Commission
minutes with the noted corrections. Motion carries unanimously. (Absent: Nielsen and
Sedabres)
8. Adjourn
Motion by Grajczyk, seconded by Piper, to adjourn the meeting at 8:15 p.m. Motion
carried unanimously.