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HomeMy Public PortalAbout09-13-2022 Planning Commission Packet POSTED AT CITY HALL: September 9, 2022 PLANNING COMMISSION AGENDA TUESDAY, SEPTEMBER 13, 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. Pioneer Highlands – south of Pioneer Tr., east of Willow Dr. – Onyx Performance Investment LLC – Preliminary plat for 4-lot rural subdivision (PID 0911823110002) – Public Hearing 7. City of Medina – Hamel Legion Park – 3200 Mill Dr. – Conditional Use Permit and Site Plan Review for construction of covered grandstand – Public Hearing 8. Tim and Megan Elam – 1582 Homestead Tr. – Conditional Use Permit for construction of accessory building – Public Hearing 9. Target – 300 Clydesdale Tr – Planned Unit development Amendment for additional signage – Public Hearing 10. Approval August 9, 2022 Planning Commission Minutes 11. Adjourn Planning Department Update Page 1 of 2 September 6, 2022 City Council Meeting TO: Mayor Martin and Members of the City Council FROM: Dusty Finke, Planning Director DATE: September 1, 2022 MEETING: September 6, 2022 City Council SUBJECT: Planning Department Updates Land Use Application Review A) Weston Woods Height PUD Amendment – The developer has requested an amendment to the Weston Woods PUD to increase the maximum height allowed for homes on the single-family lots in the southern portion of the development from 32 feet to 36 feet. The Planning Commission held a public hearing at their August 10 meeting and recommended approval of the PUD amendment. Staff intends to present to Council at the September 6 meeting. B) Adam’s Pest Control Final Plat – Jan Har LLC has requested final plat approval for a two lot subdivision for development of an office north of Hwy 55 and west of Willow Drive. The property owner to the east of the site has not agreed to provide right-of-way, so the applicant proposes access directly to Highway 55. Staff is conducting preliminary review and will present to Council when complete, potentially at the September 20 meeting. C) 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 has scheduled a hearing for the September 13 Planning Commission meeting. D) Elam Accessory Structure CUP – 1582 Homestead Tr. – Tim and Megan Elam have requested a conditional use permit for construction of a barn/storage building with a footprint of approximately 10,000 s.f. Staff has scheduled a hearing for the September 13 Planning Commission meeting. E) Hamel Legion Park Grandstand – The Hamel Athletic Club has requested a site plan review for construction of a grandstand at the Paul Fortin Field in Hamel Legion Park. Staff has scheduled a hearing for the September 13 Planning Commission meeting. F) Target/Medina Clydesdale Marketplace PUD Amendment – 300 Clydesdale Tr – Target has requested an amendment to the Medina Clydesdale Marketplace Planned Unit Development to allow additional signage for their Drive-Up services. Staff has scheduled a hearing for the September 13 Planning Commission meeting. G) 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. The Planning Commission held a public hearing at their August 10 meeting and recommended various updates to the plan. The applicant has indicated that they are preparing supplemental information. Staff will present when prepared. H) 500 Hamel Road Apartment Concept Plan – Medina Apartments LLC has requested review of a concept plan review for development of a 97-unit apartment building at 500 Hamel Rd. The Planning Commission held a public hearing at their August 10 meeting and Council provided MEMORANDUM Planning Department Update Page 2 of 2 September 6, 2022 City Council Meeting comments on August 16. Staff understands that the developer and adjacent residents are planning a neighborhood meeting during the evening of September 12. I)Hamel Townhomes Final Plat – 342 Hamel Rd – Hamel Townhomes, LLC has requested final plat approval for a 30-unit townhome development. The Council granted final plat approval on August 16. Staff will work with the applicant to finalize documents prior to beginning of construction. J)Cates Ranch/Willow Drive Warehouse Industrial – Comprehensive Plan Amendment– Jeff and Chris Cates have submitted an amendment request for a 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 Council adopted a resolution granting preliminary approval and authorizing submission to Met Council at the July 17 meeting. Staff has submitted to Met Council for review. K)Blooming Meadows Concept Plan – east of Holy Name Drive, north of Lakeview Drive – Pillar Homes has requested Concept Plan Review for a 5-lot rural subdivision. The applicant proposes a PUD and requests flexibility from the Rural Residential zoning standards. Standard RR zoning would permit 5 lots on the subject site, but the applicant proposes alternative lot arrangement to allow for wetland restoration in a large portion of the site and creation of a wetland bank. 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. L)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. M)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. N)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. O)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 – Roundtables were held with the Uptown Hamel Business Association and property owners in the Uptown Hamel Area. WSB is working on the market analysis and preparing a short survey. Staff is also preparing an engagement activity for Celebration Day. B)Hackamore Road – staff is preparing to discuss potential easement acquisition with property owners. C)Long Lake Partnership – staff met with Minnehaha Creek staff related to the subwatershed assessment and potential projects D)Blooming Meadows Wetland Bank – staff held meetings with BWSR and the Corps of Engineers related to the possible wetland bank in connection with the Blooming Meadows concept TO: Honorable Mayor and City Council FROM: Jason Nelson, Director of Public Safety DATE: September 1, 2022 RE: Department Updates Background investigation on potential Community Service Officer candidate has been completed and it was decided that the candidate would not be a good fit for the organization. The candidate was advised, and we have again posted for the opening. A review of the applicants will be conducted on September 12. A Police Officer lateral candidate interview was conducted last week, and it was decided that the candidate would be provided a background packet. Sergeant Boecker will be assigned the background investigation after the packet is turned back in. The process is still ongoing and open for other applicants until September 15. We have noticed an uptick in medicals. I think that this correlates to the aging community and our senior living and congregate care facilities. The brunt of these medical calls are in the Hamel Fire Department area which has them responding to more calls than in years past. This fact is reflected in their quarterly and annual reports. Hamel Fire has been doing a fantastic job keeping up with this demand. I cannot say enough good things about their prompt response and the fantastic initial care that is provided from them on these types of calls. Patrol: The following are updates of Patrol Officers between August 11 and August 30, 2022: Officers issued 19 citations and 49 warnings for various traffic offenses, responded to 8 property damage accidents, 1 personal injury accident, 24 medicals, 6 suspicious calls, 10 traffic complaints, 10 assists to other agencies, and 10 business/residential alarms. On 08/12/2022 Officers responded to assist Plymouth PD on a juvenile problem at Urban Air Trampoline Park. A large group of juveniles inside had started fighting. Officers responded and assisted in clearing the building of guests as the business was going to close for the day and assisted with maintaining order in the parking lot as a large group was being rowdy. On 08/13/2022 Officer responded to a report of an aggressive dog in the Wolsfeld Scenic and Natural Area. A person who was running along the trails said she came upon a dog who became aggressive towards her, and she wasn’t sure if the dog was trying to protect its owner or what was going on. Officers arrived and were led to the area where the dog was seen. The dog was barking non-stop towards the water of Wolsfeld Lake. Officers attempted to catch the dog, but the dog ran off. The area where the dog was barking was checked but there was no sign of a dog owner. The dog did not match a description of any reported missing dogs in the area as well. On 08/13/2022 a resident called to report while he was at Lifetime Fitness in Plymouth someone entered his locker in the locker room and stole his credit cards. The cards were later used to make purchases at a Louis Vuitton store for $9,000 and $5,500 and an attempt at Nordstroms for $10,000 which was declined. The resident had already canceled the cards and the charges will be reversed. The case will be forwarded to Plymouth PD as the initial theft occurred in their jurisdiction. On 08/21/2022 Officer was dispatched to a safety check in the area of Highway 55 and Rolling Hills Road on a report of a person in a wheelchair driving along the shoulder of the highway. The officer located the person in a wheelchair who said he was trying to get to the Medina flea market. The officer offered assistance in getting him there, but he declined. On 08/22/2022 at 0356 hours Officer was dispatched to a vehicle in the ditch in the area of County Road 19 and County Road 24. Upon arrival the officer detected an odor of an alcoholic beverage and observed indicators of impairment. The officer administered field sobriety tests and ultimately placed the driver under arrest for DWI. He was transported back to the Medina Police Department where he submitted to a breath test which showed a BAC of .13. The case will be forwarded to the Medina Prosecuting Attorney for charging. On 08/26/2022 around 0950 hours a FedEx driver stopped by our police department lobby and reported a juvenile female standing on the sidewalk to the west who appeared to need help. The officer located the female who appeared to be non-verbal and believed to be a special needs child. The officer was able to get the child into their car and began driving around the area. The child eventually pointed to a residence along Clydesdale Circle. The officer contacted the child’s mother who said her daughter had Downs Syndrome and was unaware that she had walked away. She also reported the child had done the same thing two days prior and was found near Target. The case will be forwarded to the embedded social worker for follow up. On 08/28/2022 at 1000 hours Officer responded to a report of a damaged vehicle on the shoulder of the roadway along County Road 101 near Prairie Creek Road. The officer made contact with a female who appeared to be sleeping behind the wheel. She advised she had run out of gas and was waiting for her husband. The officer smelled the odor of alcoholic beverage and marijuana coming from the vehicle. He administered field sobriety tests and ultimately arrested the driver for DWI. She was transported to the Medina Police Department and later released to her husband. It was later learned that the female had an extraditable warrant for her arrest out of Texas. When she came to the police department for her vehicle release, she was placed under arrest for the warrant and transported to Hennepin County Jail. Investigations: Received a report of a theft where the suspect was in Florida. I was able to identify the suspect and speak with him. Determined to be a civil issue regarding a business transaction. Case closed. Attended a Cornerhouse interview with a juvenile victim related to a sexual abuse allegation case. Nothing of such nature was disclosed. Case closed. Received another juvenile abuse allegation. Cornerhouse interviews being scheduled for the week of 8/29 – 9/2. Attended the Hennepin Traffic Advisory Committee (HTAC) monthly meeting on August 25th. Completed the CSO background and provided findings to Chief Nelson. There are currently 4 cases assigned to investigations. 1 TO: Honorable Mayor and Members of the City Council FROM: Steve Scherer, Public Works Director DATE: August 31, 2022 MEETING: September 06, 2022 SUBJECT: Public Works Update STREETS •The Arrowhead Drive/Highway 55 intersection is complete. The City Engineer anticipates the final budget will use the contingency allotment, plus may come in slightly over budget. Final numbers are being tallied now. •Public Works is managing the replacement of several heaved sidewalk sections within the City. This is as expected because the addition of more concrete to the infrastructure means there will be more failures to deal with. •Pavement overlays have been completed at City Hall and on Oakview Road. •Medina Road has been restriped and crosswalks and arrows have been painted where required. •Public Works removed a tree on Clydesdale Trail that was destroyed during a car fire. •Public Works milled several heaved/failing culverts and replaced blacktop throughout the City. WATER/SEWER/STORMWATER •The water plant continues to keep up with demand. Per the Minnesota Drought Monitor, Medina remains in the “moderate Drought” category. •Public Works has been working on several catch basins on city streets which are failing. •The Wellhead Protection Plan is due by 2023. It is a time-consuming process to prepare the delineations and vulnerability assessments as is required by the Minnesota Department of Health. WSB has been engaged to complete this project. •Greg has been replacing an unusual amount of faulty radios in the meter reading system this month. PARKS/TRAILS •Public Works replaced dead shrubs and added mulch in Hamel Legion Park near Well #7 for the purpose of screening. •The trail on Hunter Drive has been seal coated, fog sealed, and restriped. MEMORANDUM 2 •Public Works devoted most of their time over the last two weeks to Hunter Park. All the concrete has been poured, everything has been final graded and seeded, and the catch basin has been raised. We are currently waiting for the fence to be installed around the courts. The activity generated several phone calls from residents, who are especially excited for the pickleball courts to be completed. •The Hamel Athletic Club (HAC) and the Hamel Hawks presented at the August 17th Park Commission meeting seeking funding to build the grandstand at Paul Fortin Field. The group has raised funds and is asking the City for a sizeable monetary and resource donation. The grandstand was added to the 2023 CIP as the initial plan from HAC indicated City funding would not be sought, but instead secured through fundraising. The Park Commission voted against park funding and asked HAC to provide more information on projected use, impact, and residential attitude toward the grandstand. Additionally, the Commission asked HAC and the Hawks to provide a long-term (five year) comprehensive plan of all desired upgrades/improvements/changes within the parks. •Last week the front door of the Hamel Community Center was fixed so it locks properly. Ductwork in the utility room was also completed. MISC •Greg Leuer and I met with Minnesota Safety Council to update the safety manual. Our goal is to have it back to the safety committee for review within the next month. •Derek Reinking and Trevor Ratke attended the Minnesota Rural Water Association Annual Operator Equipment Training Expo last week to earn water and wastewater hours required to maintain their licenses. •Work has begun to remove antennas from the water tower. •Public Works is assisting in planning preparations for Medina Celebration Day on Saturday, September 17. To minimize the congestion on the south end of the building, the committee is planning to utilize the length of trail, starting with food trucks near the north pavilion. Onyx Investment – Pioneer Highlands Addn Page 1 of 7 September 13, 2022 Preliminary Plat Planning Commission Meeting MEMORANDUM TO: Planning Commission FROM: Debra Dion, Associate Planner DATE: September 8, 2022 MEETING: September 13, 2022, Planning Commission SUBJ: Public Hearing – Onyx Performance Investment, LLC. – Preliminary Plat – XXX Pioneer Road (09-11-23-11-0002) Background Onyx Performance Investment, LLC. has requested a rural subdivision of approximately 68 acres of property into four lots. The subject property is located southwest of Pioneer Rd, and straight south of Willow Drive North. Leawood Farm development is to the southwest. The applicant seeks to split the parcel so that they can market and sell the four parcels independently. The subject property is currently vacant and farmed. The property is zoned RR, Rural Residential. Properties to the south, west and majority of the land across Pioneer Rd are zoned RR. Two properties across Pioneer Rd to the east and north are zoned RBH, Rural Business Holding. The subject property has three delineated wetlands on-site, which total 19.86 acres. The property has 47.65 acres of upland. An aerial of the site and surrounding lands can be found below. Agenda Item 6 Onyx Investment – Pioneer Highlands Addn Page 2 of 7 September 13, 2022 Preliminary Plat Planning Commission Meeting Comprehensive Plan/Zoning Information The subject site is guided Rural Residential in the City’s Comprehensive Plan and is zoned Rural Residential. The Rural Residential land use allows for residential uses and requires a minimum of 5 acres of contiguous suitable soils per lot, which the proposed subdivision meets. The proposed development has a gross density of one home per 16.89 acres. The 16.89 acre average does not include the right-of-way/Pioneer Trail). The applicant has provided a thorough narrative summarizing the development, and how it responds to Medina’s goals as a community. The narrative is attached. The narrative references attachments, and staff has not attached all of the attachments due to the size of documents. All attachments are available upon request. Preliminary Plat The applicant proposes to subdivide the existing 68.82 gross acre (includes right-of-way/Pioneer Trail) property into four lots. The overall acreage without the right-of-way/Pioneer Trail is 67.51 acres. The wetlands and floodplain reduce the buildable portions of each lot, except Lot 2, which doesn’t have wetlands or floodplain present. The proposed four lots meet standards for the lot size, area, and required acres for suitable soils, as shown below in the table. RR Requirement Proposed Lot 1 Proposed Lot 2 Proposed Lot 3 Proposed Lot 4 Total Lot Area 5 acres contiguous suitable soils 8.55 acres 5.37 acres 22.81 acres 29.88 acres Contiguous Suitable Soils 5 acres 5.76 acres 5.37 acres 6.01 acres 5.13 Minimum Lot Width 300 feet 480+- feet 300 feet 320+ feet 640+ feet Minimum Lot Depth 200 feet 530+ feet 460+ feet 1353+- feet 715+ feet Max Hardcover 40% To be reviewed at time of permit To be reviewed at time of permit To be reviewed at time of permit To be reviewed at time of permit Suitable Soils The RR zoning district requires that each lot contain at least five acres of contiguous soils suitable for a standard sewage disposal system as defined in section 720 Individual Sewage Treatment Systems and in section 826.25 Subd. 2. The lot must contain a primary and secondary site for an on-site sewage disposal system and both sites must be protected during construction. The City references the Hennepin County Soil Survey when determining amount of suitable soils for the proposed lots. The subdivision ordinance allows an applicant to contest the Hennepin Onyx Investment – Pioneer Highlands Addn Page 3 of 7 September 13, 2022 Preliminary Plat Planning Commission Meeting County Soils Survey if they believe conditions on-site differ from the Soil Survey. This is commonly the case because the Soils Survey is conducted at a larger scale. The applicant submitted information contesting the soils information in various locations throughout the site. The soils data was done by a Soil Scientist. It was found that some areas should be considered suitable and some areas non-suitable due to topography. In addition, the applicant submitted information to show that approximately 5,360 square feet, or 0.12 of an acre in area of the L36A soils on Lot 3 could support a Type I system that was added to the lot. The City’s Soil Scientist Consultant reviewed all soils information and agreed with their findings. Staff has calculated the number of acres of contiguous suitable soils for each lot based on this information in the table on the previous page. Watershed Review This subject property is located within two Watersheds, Pioneer-Sarah and Elm Creek. The Watersheds discussed the project and determined that only one Watershed would need to review, which is Pioneer-Sarah. Staff recommends a condition that the applicant submit for any required review prior to Final Plat approval and that the plans comply with Watershed requirements. Wetlands/Buffers Three wetlands exist on the property and a Wetland Delineation was completed. The largest of the three wetlands is 18.51 acres in area, which is located along the southern area of the property and is on both Lots 3 and 4. This larger wetland also extends onto adjacent property to the south. The two other wetlands are along the northern portion of the property and are only on Lot 1. The City’s wetland protection ordinance requires a buffer adjacent to each wetland. Upland Wetland Buffers have been placed around each wetland to provide protection and appear to meet the City’s requirements. The applicant will be required to quantify the areas for each lot as a condition of approval. The Upland Buffer Easement Agreement will get recorded at the time of the Final Plat. The buffer widths may increase to meet stormwater requirements. The following are Upland Buffer Width Requirements: Preserve Wetland buffer width average Manage 2 Wetland buffer width average Minimum Wetland width Wetland Size Lot 1 – larger wetland 35 feet 25 feet 1.18 acre Lot 1 – smaller wetland 25 feet 20 feet 0.17 acre Lot 2 N/A N/A N/A N/A Lot 3 25 feet 20 feet 18.51 acres shared with Lot 4 Lot 4 25 feet 20 feet 18.51 acres shared with Lot 3 Onyx Investment – Pioneer Highlands Addn Page 4 of 7 September 13, 2022 Preliminary Plat Planning Commission Meeting The setback from the wetland buffer to a principal structure is 15 feet and an accessory structure is 5 feet. Floodplain FEMA maps identify a “Zone A” floodplain on large portions of the subject property, but the base flood has not previously been established and was based on old 10-foot contours. The actual site conditions suggest that the floodplain is much smaller and remains closer to the large wetland. The applicant has completed modeling to establish the flood elevation and submitted to FEMA for review. The flood elevation is shown as 1003.34 on the Preliminary Plat, which is the elevation modeled by the applicant’s engineer. The applicant will need to obtain approval of the letter of map amendment (LOMA) from FEMA to establish the elevation, which staff recommends as a condition of approval. Staff has verified that all septic systems and house pads are not within the floodplain areas as modeled by the applicant. Access & Easements Access to the development will be off of Pioneer Trail and will only have one entrance, which will be a private shared driveway for the four lots. The driveway is proposed to be in Outlot A, which is 50 feet in width. The shared driveway will be constructed at 20 feet in width and meets the 10 foot setback requirement. Staff has recommended drainage and utility easements for each lot. These drainage and utility easements have not been shown but will be a condition of approval. •15 feet along Pioneer Trail •10 feet along Outlot A •5 feet along all other perimeters •Overall wetland areas, stormwater improvements, and drainageways Right-of-way The minimum requirement for right-of-way is 33 feet in width. Staff is also asking for a 15 foot drainage and utility easement along Pioneer Trail. The additional 15 feet would be utilized in the future if the City needed to widen the ditches/road. Pioneer Trail is not centered within the right-of-way along the frontage of the subdivision. Staff recommends a condition that the required right-of-way width be a minimum of 33-feet, or wider if necessary to provide 33-feet from the centerline of the existing roadway. Septic Designs Septic designs were provided for each lot, all providing a primary and alternate septic location. Location and designs have been reviewed by our Septic Inspectors, Metro West and found to be compliant. Stormwater/Drainage The amount of hardcover which is anticipated to be added within the subdivision triggers the City’s stormwater management requirements. The applicant’s preliminary plan suggests potentially providing larger buffers to meet volume control requirements, but states that it may Onyx Investment – Pioneer Highlands Addn Page 5 of 7 September 13, 2022 Preliminary Plat Planning Commission Meeting be necessary to construct a rain garden. The applicant can mitigate stormwater by the use of either one, or both. The site will need to comply with all stormwater requirements and be verified at Final Plat. The City Engineer has identified locations where proposed driveway construction would cross existing drainageways on Lot 3. Staff recommends a condition requiring culvert crossings and easements for drainage crossing for the driveway. This will need to be shown at time of building permit submittal. Staff recommends that the stormwater management plan quantify the maximum footprint of impervious which is treated for each lot so that appropriate stormwater calculations can be finalized at time of Final Plat. Building Official/Fire Marshal The proposed turn-around for fire trucks and width of the proposed driveway have been found acceptable by the Building Official and Fire Marshal. No conditions of approval have been requested. Park Dedication The City’s subdivision ordinance requires the following to be dedicated for parks, trails and public open space purposes, at the City’s option: •Up to 10% of the buildable land for parks or trails. In this case the net upland area is 47.65 acres. •Cash-in-lieu of land – 8% of the pre-developed market value; minimum of $3500/residential unit or no more than $8,000.00 per lot (in this case = $32,000.00). •Combination of the above. The Parks and Trails Plan does not show improvements within the vicinity of the property. This application will go before the Park Commission on September 21, 2022, for review and determination. Staff recommends that cash be required in-lieu of land dedication. Payment of Park Dedication will be required at time of recording the Final Plat if that is what is decided by the Park Commission. Review Criteria/Staff Recommendation The following criteria are described in the subdivision ordinance: “In the case of all subdivisions, the City shall deny approval of a preliminary or final plat if one or a combination of the following findings are made: (a) That the proposed subdivision is in conflict with the general and specific plans of the city, or that the proposed subdivision is premature, as defined in Section 820.28. (b) That the physical characteristics of this site, including but not limited to topography, vegetation, soils, susceptibility to flooding, water storage, drainage and retention, are such that the site is not suitable for the type of development or use contemplated. (c) That the site is not physically suitable for the proposed density of development or does not meet minimum lot size standards. (d) That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage. Onyx Investment – Pioneer Highlands Addn Page 6 of 7 September 13, 2022 Preliminary Plat Planning Commission Meeting (e) That the design of the subdivision or the type of improvements are likely to cause serious public health problems. (f) That the design of the subdivision or the type of improvements will conflict with public or private streets, easements or right-of-way. Cities have a relatively low amount of discretion with regard to reviewing subdivisions. If the subdivision meets relevant ordinance standards and does not meet the criteria above, it should be approved. Subject to the following conditions, staff believes the Preliminary Plat meets the review criteria. As a result, staff recommends approval subject to the following conditions: 1.The applicant shall provide drainage and utility easements as described in this staff report around the perimeter of each lot and Outlot A, and over all wetlands, stormwater improvements, and drainageways as recommended by the City Engineer. 2.The plat shall dedicate a minimum of 33-feet of right-of-way for Pioneer Trail, or more if necessary to provide 33-feet from the centerline of the existing roadway. 3.The Applicant shall provide documentation to verify that the minimum average upland buffers have been provided and shall meet the requirements of the wetland protection ordinance, including provision of easements, planting of vegetation and installation of signage. 4.The applicant shall provide easement agreements for the shared driveway for all lots, at time of Final Plat. 5.The applicant shall quantify the maximum footprint of impervious surface for which stormwater management is provided for each lot 6. Lot 3 shall provide culverts and easements for drainage crossings prior to getting a building permit. 7. This approval is contingent upon approval of a letter of map amendment for floodplains. 8.The applicant shall pay cash-in-lieu of park land in an amount of $32,000.00. 9.The Applicant shall enter into a development agreement with the City, which shall include the conditions described below as well as other requirements of city ordinance or policy. 10.The Applicant shall install all improvements shown on the plans dated August 29, 2022, except as may be modified herein. Final plans shall be provided at the time of final plat and shall address the comments of the City Engineer dated September 8, 2022, meet Pioneer-Sarah Watershed regulations, and other relevant staff and agencies and the conditions noted herein. The plans shall be subject to review and approval by the City Engineer. 11.The Applicant shall execute and record a Stormwater Maintenance Agreement in a form and of substance acceptable to the City Attorney to describe the responsibility of the property owners to maintain the private stormwater improvements. 12.The Applicant shall obtain all permits required by Pioneer-Sarah Watershed District. 13.The Applicant shall provide title evidence prior to or at the time of final plat application and abide by the recommendations of the City Attorney with regard to title matters and recording instructions. 14.The final plat application shall be filed within 180 days of the date of this resolution or the approval hereby granted shall be considered void, unless a written request for time extension is submitted by the applicant and approved by the City Council. Onyx Investment – Pioneer Highlands Addn Page 7 of 7 September 13, 2022 Preliminary Plat Planning Commission Meeting 15.The Applicant shall pay to the City a fee in an amount sufficient to reimburse the City for the cost of reviewing the preliminary plat, construction plans, and other relevant documents. Attachments 1.Applicant’s Narrative 2.Preliminary Plat dated 8-29-22 3. Road, Grading, and Erosion & Control Sediment August 17, 2022 Honorable Mayor Martin City Councilmembers Planning Director Finke RE: PIONEER HIGHLANDS Preliminary Plat I am pleased to present this application on behalf of Harry Schleeter (Onyx Performance Investment, LLC.), Medina resident (the “Owner”), and John Quinlivan owner of Gordon James home construction (the “Builder”). The application is for a Rural Residential four lot subdivision on a 67 acre property generally located south of Willow Drive along Pioneer Trail (the “Property”); PIONEER HIGHLANDS (the “Preliminary Plat"). Property Information PID: 09-118-23-11-0002 Legal Description: The North half of the South half of the Northeast Quarter of Section 9; also that part of the Northeast Quarter of the Northeast Quarter of Section 9 lying Southerly of the centerline of travel of Pioneer Trail Road; all of which is situated in Township 118 North, Range 23, West of the 5th Principal Meridian. Gross Acres: 68.825 acres Net Acres: 67.508 acres (excluding right-of-way) Delineated Wetlands: 19.86 acres Upland: 47.65 acres Land Use Guiding: Rural Residential Zoning: Rural Residential Lot Details *all lots meet the RR (Sections 826.09 – 826.25) for lot depth, width, setbacks, hard cover requirements. Lot 1: 8.55 acres Lot 2: 5.37 acres Lot 3: 22.81 acres Lot 4: 29.88 acres Comprehensive Plan This Rural Residential small development conforms to the City of Medina’s goals as a community. The applicant offers the following excerpts from the Comprehensive Plan and discussion as it relates to this development. 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. Response: This development is 4 lots on 67 acres which is very low density, lower than what the overall goal is for Rural Residential. The property has beautiful rolling hills, and long views of other similar properties. This development will preserve rural vistas and open spaces and the large wetland will be adequately buffered and structures will be setback accordingly. • Protect and enhance the environment and natural resources throughout the community. Response: There were no natural features identified in the Open Space Plan for this property but the woods that are on the perimeter of the property provide for good privacy and the wetlands will be buffered and protected. Future Land Use Designations Rural Residential (RR) identifies areas for low-intensity uses, such as rural residential, hobby farms, agricultural, horticulture, conservation of ecologically significant natural resources and passive recreation. Density within the RR land use shall be no more than one lot per 10 acres and the area is not planned to be served by urban services during the timeframe covered by this Plan. Response: This development has a gross density of one home per 16.75 acres. The goal for Rural Residential is one home per 10 acres, so this development exceeds the expectations for density. By the very nature of the low density, the rural character will prevail. The road has been eliminated in favor of a private driveway which will be less bituminous, less water runoff and also help retain the luxury rural feel of these large lot homesteads. Watershed/Wetland Review There are two watersheds on the property, in the north is Elm Creek Watershed, and in the south is Pioneer-Sarah Watershed. The water drains to the large wetland complex that is landlocked on the property so after discussion with both watershed districts, they agreed that Pioneer-Sarah Watershed will review and report on the subdivision application. Application and deposit have been made to Pioneer-Sarah Watershed (Andrew Vistad, P.E.). There are three wetlands on the property. The following diagram is from the approved wetland delineation for the property. The large wetland is 18.51 acres, the second largest wetland is 1.18 acres and the smallest wetland is 0.17 acres. The following is the City of Medina MnRAM Wetland Classifications map. Wetland 1 = Manage 2, Average Buffer Width 25’, Min 20’, Buffer Setback 15’ Wetland 2 = Preserve, Average Buffer Width 35’, Min 25’, Buffer Setback 15’ Wetland 3 = Not Identified on Map 3-2 but Buffered 25’, Buffer Setback 15’ All wetlands will be buffered and setback appropriately at time of construction. FEMA/Floodplains Mark Gronberg has performed a drainage study on the property to determine what the back to back 100-year flood elevations are (see attached modeling and diagrams). The final elevation was determined to be the back to back 100-year is 1003.34’; and the information was then submitted to the DNR and the City of Medina for review. Following approval of the elevation, a FEMA map amendment application will be made. The DNR has signed off on the proposed elevation (see email from Ceil Straus, State Floodplain Manager). All house pads will be well above the 2nd 100 year flood elevation. Suitable Soils The exhibit below illustrates the discrepancies found when we overlaid the Hennepin County Soils on the Survey with the two-foot contours shot in the field. There were four areas, shown in blue, that the Soils Survey showed as “suitable soils” but in fact when we shot the contours of the property, found those areas to be steep slopes and not suitable. There were three areas shown as not suitable on the Hennepin County Soils overlay but in fact those areas were suitable due to their slope. The contours showed the discrepancies, we lost suitable soils to steeper D slopes and we gained where the soils were C slopes. On Lot 3 there is a saddle area all around and between the C slope soils that is labeled as L36A soils. It was evident by field research from Mark Gronberg, Rusty Olson and Brad Hayes (PE, Septic Designer/Perc Tester, Septic Installer) that a large area adjacent to and between the two areas consisting of L22C2 soils was also L22C2 soils, or the very least good soils for septic; this area in question is colored in rich pink. Rusty Olson performed additional soil tests in this saddle area and the results are attached to this narrative. The soils were in fact found to be suitable soils. After our submittal, the City asked for additional information from a soil scientist to provide a soil matrix for the saddle area to prove that this area was suitable for septic (see attached report from Kelly Bopray who provided the field work for the soils for septic conformance). This field work is very extensive with 14 soil borings in the saddle area (see soil boring map next page). The soils are analyzed, and categorized; a process that is more rigorous than most for reviewing soils in the field. Matthew Summers, also a licensed soil scientist and septic expert, also reviewed the soil report and information from Kelly Bopray and verified that the soils are all suitable for septic (see attached memo). Contiguous Suitable Soils Lot 1 = 5.76 ac Lot 2 = 5.37 ac Lot 3 = 6.01 ac Lot 4 = 5.13 ac The picture below represents the soil borings that Kelly Bopray, licensed soil scientist performed in the field in the saddle area for which the soil matrix report was prepared. The outline of soils in red shows the suitable soils that were found as a result of the field work in Lot 3. Septic Rusty Olson has performed field perc testing for each lot for both the primary and secondary septic sites and that information is attached. Stormwater/Grading/Erosion Control See memorandum from Mark Gronberg, PE. Access Access will be served off of Pioneer Trail with a single entrance onto a private shared driveway. The driveway will be in a 50-foot Outlot on the plat and a 20-foot driveway. The lots will have a private driveway agreement that serves all four lots. The access location provides enough spacing from Willow Drive and enough sight visibility for access to the south of the existing tree cluster on Pioneer Trail. This is a private driveway so there will likely not be a name for this road or any directional signage on Pioneer Trail other than perhaps a “private driveway” sign. Homes Gordon James will be the builder of record for the development. All homes will be custom to the individual buyer and lot. Below is an example of beautiful new home that was built in Medina at 3155 Willow Drive. Property Photos ENTRANCE OFF OF PIONEER TRAIL LOOKING AT LOTS 1 AND 2 LOOKING AT LOT 1 LOOKING BACK AT PIONEER TRAIL LOOKING AT LOT 4 WETLANDS HEADING TO LOT 3 EDGE OF LOT 4, LOOKING WEST AT LOT 3 LOT 3 TOP OF HILL AT WEST EDGE Thank you for your consideration in our submittal of the preliminary plat of PIONEER HIGHLANDS. If you have any questions, you may call Rose Lorsung (952) 457-7641, or email at Rose@RecreateLuxuryHomes.com. Sincerely, Rose A. Lorsung Owner, ReCreate Real Estate & Pulse Land Group City of Medina – Hamel Legion Park Page 1 of 5 September 13, 2021 Conditional Use Permit Planning Commission Meeting TO: Planning Commission FROM: Dusty Finke, Planning Director DATE: September 8, 2022 MEETING: September 13, 2022 Planning Commission SUBJ: Hamel Legion Park – 3200 Mill Dr. – Conditional Use Permit – Grandstand at Paul Fortin Field – Public Hearing Summary of Request The Hamel Athletic Club (HAC) and Hamel Hawks baseball organizations propose to donate funds toward construction of a 3,264 s.f. covered grandstand at the Paul Fortin Field in the northeast corner of Hamel Legion Park. The grandstand is proposed in the location of the existing bleachers. For the sake of comparison, the concrete pad under the existing bleachers is approximately 1,180 s.f. Hamel Legion Park is zoned Public/Semi-Public (PS). Surrounding land uses include Uptown Hamel to the north (generally commercial uses, Argent Parc condos and two homes) and single- family residential uses surrounding the park on other sides. MEMORANDUM City of Medina – Hamel Legion Park Page 2 of 5 September 13, 2021 Conditional Use Permit Planning Commission Meeting Proposed Construction The following table summarizes the proposed grandstand to the requirements of the PS zoning district. The proposed construction appears to meet the dimensional standards of the district. PS Requirement Proposed Front Yard Setback 50 feet 528 feet (Mill Dr.) Side and Rear Yard Setback 30 feet 85 feet (north) 106 feet (east) Max Height 30 feet 30 feet (highest point) Max. Hardcover 60% ~15% The applicant has indicated that the highest point of the grandstand roof will be constructed at 30’ in height. Staff recommends a condition that this height be verified at the time of building permit. Building Materials The bleachers and roof structure are proposed to be metal. The roof structure is galvanized steel. The seats in the bleacher are proposed to be royal blue, the color for both the Hawks and HAC teams. Transportation/Parking HAC activities within Hamel Legion Park generate significant traffic and parking demands during summer weekday evenings because they are operating on numerous fields simultaneously throughout the park. HAC has indicated that they do not anticipate that the grandstand would significantly impact programming. Staff is aware of concerns related to parking on nearby residential streets and intends to discuss practices for HAC to incorporate next season to limit the impact of parking. Staff believes these parking concerns will not be exacerbated by the grandstand, but will need to be addressed whether it is constructed or not. The Hamel Hawks have indicated that they hope the grandstand will lead to increased attendance at their games, but these do not happen simultaneous with HAC activities. Staff does not believe parking has been an issue for Hawks games. As such, staff does not believe construction of the grandstand, in and of itself, will significantly impact traffic and parking. Stormwater/Grading Review Very little grading would be required for grandstand. The concrete under the bleachers will be increased in size but generally drain as it does today. The proposed grandstand would add approximately 2200 square feet of new impervious surface. The roof and concrete would drain to the existing stormwater system within the adjacent parking lot. This water discharges to the pond in the northwest corner of the park, where it is reused for lawn irrigation. City of Medina – Hamel Legion Park Page 3 of 5 September 13, 2021 Conditional Use Permit Planning Commission Meeting Tree Preservation/Landscaping There are no trees in the vicinity of the proposed grandstand. No landscaping is proposed. The PS district does not include specific landscaping requirements. Conditional Use Permit Standards Section 825.39 of the City Code establishes the following criteria for reviewing conditional use permits. Staff has suggested potential findings for each in italics: Subd. 1. That the conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the immediate vicinity. Staff does not believe the grandstand structure will be injurious to the use and enjoyment of other property nor diminish property values. Subd. 2. That the establishment of the conditional use will not impede the normal and orderly development of surrounding vacant property for uses predominant in the area. There is no vacant property surrounding, and staff does not believe the grandstand will impede normal and orderly development. Subd. 3. That adequate utilities, access roads, drainage and other necessary facilities have been or are being provided. Staff believe these facilities have been provided as described in this report. Subd. 4. That adequate measures have been or will be taken to provide sufficient off-street parking and loading space to serve the proposed use. As described above, staff does not believe construction of the grandstand will cause additional parking or loading needs. Staff will address parking concerns related to baseball activities in the park, irrespective of the grandstand construction. Subd. 5. That adequate measures have been or will be taken to prevent or control offensive odor, fumes, dust, noise and vibration, so that none of these will constitute a nuisance, and to control lighted signs and other lights in such a manner that no disturbance to neighboring properties will result. Staff does not believe the grandstand will cause any of these concerns. Subd. 6. The use, in the opinion of the City Council, is reasonably related to the overall needs of the City and to the existing land use. Recreational uses are permitted in the PS district and the grandstand is intended to support this use. Subd. 7. The use is consistent with the purposes of the zoning code and the purposes of the zoning district in which the applicant intends to locate the proposed use. Recreational uses are permitted in the PS district and the grandstand is intended to support this use. Subd. 8. The use is not in conflict with the policies plan of the City. Staff does not believe the grandstand conflicts with land use policies of the City. City of Medina – Hamel Legion Park Page 4 of 5 September 13, 2021 Conditional Use Permit Planning Commission Meeting Subd. 9. The use will not cause traffic hazard or congestion. As described above, staff does not believe construction of the grandstand will cause significantly more traffic. Staff will address traffic concerns related to baseball activities in the park, irrespective of the grandstand construction Subd. 10. Existing businesses nearby will not be adversely affected by intrusion of noise, glare or general unsightliness. Staff does not believe the grandstand will change noise or glare. The primary visual impact of the proposed improvements would be the rear of the bleachers. The Planning Commission and City Council can provide feedback on whether any measures should be required to mitigate the unsightliness of the bleachers. Subd. 11. The developer shall submit a time schedule for completion of the project. The Hawks and HAC have indicated that they would like to have the grandstand installed before baseball begins in the spring of 2023. Subd. 12. The developer shall provide proof of ownership of the property to the Zoning Officer. The City of Medina owns the park property. Staff Recommendation The City has a relatively low level of discretion when reviewing conditional use permits. If the proposal meets the criteria described above, it should be approved. Pursuant to Section 825.41 of the City Code, “the [City] may impose, in addition to those standards and requirements expressly specified in this Ordinance, additional conditions which the City Council considers necessary to protect the best interests of the surrounding area or the community as a whole. These conditions may include, but are not limited to the following: Subd. 1. Increasing the required lot size or yard dimensions. Subd. 2. Limiting the height, size or location of buildings. Subd. 3. Controlling the location and number of vehicle access points. Subd. 4. Increasing the street width. Subd. 5. Increasing the number of required off-street parking spaces. Subd. 6. Limiting the number, size, location or lighting of signs. Subd. 7. Required diking, fencing, screening, landscaping or other facilities to protect adjacent or nearby property. Subd. 8. Designating sites for open space.” In this case, the City has discretion beyond land use requirements because the construction is within a City park and the City will ultimately own the grandstand. The Planning Commission should confirm that the use meets the minimum standards for a CUP. Conditions above and beyond that which would be expected of a CUP can be required by the City Council as a condition of construction in the park (as the owner, not as the land use authority). City of Medina – Hamel Legion Park Page 5 of 5 September 13, 2021 Conditional Use Permit Planning Commission Meeting Staff recommends approval of the Conditional Use Permit, subject to the following conditions to ensure compliance with City Code: 1) Construction shall be in significant compliance with the plans received by the City on 8/1/2022 except as modified herein. 2) The applicant shall submit additional detail at the time of building permit to verify that the structure does not exceed 30 feet in height. 3) The applicant shall meet the requirements of the City Engineer with regard to grading and drainage. 4) Any lighting for the grandstand shall be downcast and shielded. No lighting shall be installed without review by City staff. Attachments 1. Narrative from Hamel Hawks and Hamel Athletic Club 2. Photo of similar grandstand 3. Plans To Members of The Medina Park Commission, We are excited to share our plans for improvements to be made to Paul Fortin Memorial Field in Hamel and our specific requests to the City of Medina to help make this project a reality for our community. Paul Fortin Memorial Field is utilized by the Hamel Athletics Club for Youth Programming and for the Hamel Hawks Town Ball Team. The improvements we are seeking final approvals and funding for include a new grandstand and netting to replace the chain link fence at Hamel’s Paul Fortin Memorial Field. This will be a huge community asset and be a focal point for gathering during the summer. Many members of our community have been wanting a grandstand at Fortin for a couple of decades now and are excited that it is finally happening. The Fox9 Town Ball Tour event went well this summer, and they expressed a willingness to come back next year (they said it was the best townball game they've ever covered). The ballpark improvements we are proposing will result in more use of the field, amenities for fans, and ability to host larger events that can bring in revenue and exposure to the Community of Hamel and City of Medina. Attached, you will find the proposals and designs for the grandstand and for the netting to replace the chain link fence. These have been developed in agreement between the Hamel Athletic Club and Hamel Lions. An overlay is included, because we will be moving the backstop 6 feet closer, the overall footprint is very close to the existing cement pad footprint. We are in favor of an Engineered Floating Cement Pad underneath the structure grandstand.This is something we can discuss with Dusty at the City of Medina after he reviews the design. Grandstand Cost $570,141 Netting Cost $3,694 Total Project Cost $573,835 Quotes have been obtained for the project costs after research on reputable vendors. Hamel Athletic Club voted on Tuesday, July 26 to move forward with this project and has plans to pay for it through donations received, cash in current accounts, and financing from the bank. The goal is for the project to be completed by the start of the 2023 baseball season. We are asking for approval and recommendation from the Hamel Parks Commission to move forward with the project. Following an approval, we will be respectfully requesting for the City of Medina to contribute up to 20% of the total costs of the project (maximum of $114,767).”HAC is committed to moving forward with the project, even if the City participation is less than 20%, so we are asking for approval of the project even if the funding is not available. We also are asking the City to waive any permit fees, and to provide support with site prep (removing existing concrete) and site restoration (re-sodding, etc.). We look forward to finding time to discuss this proposal further with the appropriate committees. Thank you! Greg & Ryan Greg DeVos, Hamel Hawks General Manager & Hamel Lions President 763-228-3136 gregd.hamelhawks@gmail.com Ryan Wilson, Hamel Athletic Club (Hamel Baseball) 612-802-6541 wils0431@gmail.com Attachments: ●Quote - Sportsfield Specialities: Quote for hardware needed to attach netting ●Quote - Saafe, LLC: Quote for Baseball Grandstand and press box ●Drawing/Design - Grandstand ●Layout Proof - Grandstand ●Drawing to Scale - Grandstand ●Examples - Comparable Grandstands ABOUT Hamel Athletic Club (Hamel Baseball):Hamel Athletic Club was granted 501(c)3 status in 2010 by the IRS and is a tax-exempt organization. The program is funded by player registration fees as well as the generous support of local businesses who provide capital sponsorship as well as team sponsorship funding. Hamel Baseball is run by a Board of Directors, all of which are volunteers. Hamel Hawks:The Hamel Hawks are the Hamel Amateur Baseball Team. The team was founded in 1926. Class B State Champions in 1987 and 1997. 1 Dusty Finke From:Pat Truax <phtruax@gmail.com> Sent:Wednesday, September 7, 2022 4:44 PM To:Dusty Finke Cc:Steve Scherer; Lisa DeMars; Ryan Wilson - Hamel Baseball; Andrew Servi; Greg DeVos Subject:Re: FW: Medina Planning Commission Hamel Legion Park feedback Hi Dusty ‐     Thanks for the email. I am the President for Hamel Athletic Club so I can comment on this. Next year we are not  increasing the number of teams (we field about 60 teams ages 4‐15 on Monday‐Thursday nights), We expect a  similar number of games as we have now. We had very few complaints this season because of the measures I mention  below, but we did lose the use of Hunter as a field which pushed 4‐6 teams each night over to the Legion complex. My  understanding is that Hunter should be usable again next year which will allow us to offload 10% of our capacity from  Legion Park.    Our busiest area is the Legion quad fields (see attached image) where the smaller kids play, nothing in this project would  affect that. In addition, we received the most complaints in 2019 (about 4‐5 complaints mostly from Plymouth residents  across Brockton) and took steps to address it, including adding more time between the first and second sets of  games/practices to allow the parking lot to turn over and directing people to alternative parking. Complaints have gone  down substantially, including from our members. I should also note that our peak usage is the first three weeks of May,  M‐Th, because teams are practicing and have not yet begun to travel to other associations (which alleviates parking  use). Again getting Hunter back will really help this. In addition, we planned and invested into hiring Medina Police with  directing traffic to the additional and overflow lots during peak times that opening week, and for the Town Ball Tour  game. That helped get families better accustomed to the additional parking options available, and we didn't have issues  during those times.     For this particular grandstand project, this will primarily allow a better/more comfortable viewing experience for those  already attending games. We don't anticipate that more Hamel Baseball families will come to watch the 14 and 15 year  old games at the Fortin field because there is a grandstand. There might be a slight increase in town ball game  attendance, but those games happen either on weekends or on weekdays after our primary May‐June season and there  has never been a parking issue related to townball games. To that end, there has never been a parking issue or  complaint for Hamel Baseball Fortin field because people park for those games behind Fortin field with ample parking  (and there is close overflow parking at the bank which we've arranged).    There might be more appetite for a couple of "special" event games like the Fox9 Townball game that broadcast live this  year, but those events are approved/permitted by the city and the Hamel Hawks had a great parking arrangement,  including law enforcement for traffic control, and people parked at the VFW or Church and were shuttled via golf cart.  For that event they had 2,000 people and there were no complaints about parking.    Attached is our parking map for reference.    2     Thanks to you and the City of Medina for your support!     Pat Truax, Hamel Athletic Club President        ‐‐‐‐‐‐‐‐‐‐ Forwarded message ‐‐‐‐‐‐‐‐‐  From: Dusty Finke <dusty.finke@medinamn.gov>  Date: Wed, Sep 7, 2022 at 7:23 AM  Subject: FW: Medina Planning Commission Hamel Legion Park feedback  To: Greg DeVos <gregd.hamelhawks@gmail.com>, Ryan Wilson <wils0431@gmail.com>  Cc: Steve Scherer <steve.scherer@medinamn.gov>, Lisa DeMars <lisa.deMars@medinamn.gov>    Hi Greg and Ryan,  Following is an email I received related to the Grandstand application.   I also received a call from a member of the HOA board of the neighborhood to the east of Brockton, encouraging the  City to require adjustments to programming (number of fields in use at one time, etc.) during next year’s baseball  season.     10 AZ Central College (image damaged)AZ Central College (image damaged) SPECIFICATIONS Central Arizona College | Coolidge, Arizona 8 Rows x 131’ mitered with roof Interlock 2000 decking system 432 Seats 8’ x 36’ Pressbox DETAILS When CAC came looking for a new ballpark venue, they chose Southern Bleacher. Not to brag, but where else would the home of 42 National Championships go? The mitered grandstand perfectly frames the backstop area, offering incredible sight lines to spectators. The venue is colorful with team green seatbacks and pressbox facade. Team gold step risers and pressbox trim finish the grandstand. Home of Vaqueros baseball and Vaqueras softball. Designed, manufactured and installed by Southern Bleacher. Photo: Tim Roberts Photography DETAILS The Community School of Naples home side grandstand features a VIP center section with team color chair seating. Team color risers on the bench seating sections offer additional visual interest. Faux stucco front facade nicely mirrors the press box exterior and surrounding architecture. This project is a great example of our ability to work with architects. Home to Seahawks football and soccer, the John N. Allen Family Stadium was manufactured and installed by Southern Bleacher. Photo: www.aerophoto.com SPECIFICATIONS Community School of Naples | Naples, Florida Architect: RG Architects Leg Truss design 12 Rows x 178’ | Interlock 2000 decking system 1,014 Seats | Pressbox by others DESIGN LOADING TREAD & SEAT AREA 100psf UNIFORM LIVE LOAD. SEAT (VERTICAL) 120 lbs/lf. SEAT (HORIZONTAL SWAY) 24lbs/lf PARALLEL AND 10lbs/lf PERPENDICULAR TO SEAT. TREAD - STAIR AND AISLE TREADS - MINIMUM CONCENTRATED LOAD OF 300LBS ON AN AREA OF 4 SQUARE INCHES HANDRAIL & GUARDRAIL 50 lbs/lf IN ANY DIRECTION AT THE TOP. HANDRAIL & GUARDRAIL 200 lbs CONCENTRATED IN ANY DIRECTION. GUARDS, INFILL COMPONENTS - 50LBS PER SQ.FT. IN HORIZONTAL DIRECTION SNOW LOADS AS PER STATE ADOPTED CODE WIND LOADS AS PER STATE ADOPTED CODE SEISMIC LOADS AS PER STATE ADOPTED CODE NOTES ALL STRUCTURAL AND MISCELLANEOUS STEEL SHALL CONFORM TO THE FOLLOWING A.I.S.C. STANDARDS PLATE UP TO 1/2" THICK = A36 Gr. 36 Fy = 36 ksi Min. PLATE 5/8 and greater = 572 Gr 50, Fy = 50 ksi Min. ANGLE = A36/A36M GRADE 50 WIDE FLANGE = A992 Fy=50 ksi CHANNEL = A36/A36M GRADE 50 ROD = A36/A529 GRADE 50 TUBE = A500 GRADE "B" 46 ksi WELDS ARE ALL AROUND WITH TYPE ER70S-6 WIRE MIG. ALL STEEL TO BE HOT DIPPED GALVANIZED TO A.S.T.M. A-123-89 ae1. STRUCTURAL BOLTS ARE HOT DIPPED GALV. AND ARE EQUAL TO OR GREATER THAN A-307. NO CONNECTIONS UTILIZING HIGH STRENGTH BOLTS ARE CLASSED AS SLIP CRITICAL. ANODIZED ALUMINUM RAIL IS 1 1/4" NOMINAL PIPE SIZE. (1 5/8" O.D.) SOUTHERN BLEACHER COMPANY AS A MANUFACTURER AND INSTALLER OF GRANDSTAND SEATING IS NOT AUTHORIZED TO CERTIFY PLANS AS ADA COMPLIANT. HOWEVER, TO THE BEST OF OUR KNOWLEDGE THESE PLANS MEET OR EXCEED ADA REQUIREMENTS FOR QUANTITY OF ADA SEATING, ACCESS/EGRESS TO ADA SEATING, & DISPERSAL OF ADA SEATING. ALL FIELD CONNECTIONS ARE NON-SLIP CRITICAL U.N.O. ALL CONNECTIONS ARE DESIGNED TO UTILIZE A307 BOLTS, IT IS ACCEPTABLE TO USE A325N BOLTS IN LIEU OF THE A307 BOLTS. THE INSTALLATION OF THESE BOLTS ARE TO BE TIGHTENED A SNUG TIGHT CONDITION AS SPECIFIED BY AISC. 1 2 3 4 5 6 7 8 NOT TO SCALE PLANK ARRANGEMENT 16" RISE X 32" TREAD AISLE AREASEATING F F F F G G CD E E CD E CD E CD A 2' - 8 " A 5'-4" KL HJG KL HJG A = 22" INTERKAL AURA CHAIRS C = 2 X 10 MILL ALUMINUM INTERLOCK 2000 TREAD - NOSE E = 2 X 10 MILL ALUMINUM INTERLOCK 2000 TREAD - HEEL F = 1 X 12 1/2 PAINTED ALUMINUM FLAT RISER (COLOR: CHOSEN BY OWNER) G = 1 X 1 PAINTED ALUMINUM CONTRASTING NOSING (BLACK) D = 2 X 12 MILL ALUMINUM INTERLOCK TREAD - DECK H = 2 X 9 MILL ALUM. INTERLOCK HALFSTEP - DECK J = 2 X 7 MILL ALUM. INTERLOCK HALFSTEP - NOSE W/RISER K = 6 1/2" MILL ALUMINUM HALFSTEP BRACKET L = 6 1/2" ANODIZED ALUMINUM INTERLOCK STEP RISER RI S E 42 " A B O V E A I S L E N O S E ANOD. ALUM. RAIL (TYP) GALVANIZED L3X3X1/4 RAIL RISER (TYP) RI S E 36 " A B O V E A I S L E N O S E NOT TO SCALE SIDE RAILING @ END AISLE OFFSET HANDRAIL (TYP) 6 GAUGE BLACK VINYL COATED CHAINLINK FENCE 8'-0" PRESSBOX BASE PRESSBOX BY OTHERS 4'-0 3/16" (1)-4NR (3)-2X9D (2)-2X8D 3' - 3 " 6 R I S E S @ 6. 5 " = 3 9 " (2)-1X6 1/2, PAINTED FLAT RISERBOARD @ PRESSBOX (COLOR: CHOSEN BY OWNER) 4' - 0 " 3' - 6 " 1 2 3 4 5 8 6'-2" (4) 2X8D, (3) 2X10D & (1) 2X10H2K 1' - 4 " 2'-8" 5'-8 1/2" A A 4'-7 1/16"4'-7 1/16" 4'-7 1/16" 4'-7 1/16" 4'-7 1/16" 1'-0" 4" 1" CLEAR SCALE:1/2"=1'-0" SECTION VIEW AT PRESSBOX DBL. L2X2X3/16" STRUT W/C7X9.8 TYP. @"A" ROW 7 1 1 / 1 6 " CL E A R 6 7 1'-0"4'-7 1/16" 4'-7 1/16"90 DEG ANGLE 3/16" GALV PLATE 1 1/2" 15'-0"9'-4 1/2" A 24'-4 1/2" REV REV REV REV REV A TO B ROW NOW 15'-0" ADD C ROW, NO KICKER 5'-10 3/8" NO T F O R C O N S T R U C T I O N TH I S D R A W I N G A N D A L L I N F O R M A T I O N T H E R E I N I S T H E PR O P E R T Y O F T H E S O U T H E R N B L E A C H E R C O M P A N Y , CO P I E D . T H I S D R A W I N G I S L O A N E D S U B J E C T T O R E - AN D I S C O N F I D E N T I A L A N D M U S T N O T B E M A D E P U B L I C O R TU R N U P O N D E M A N D A N D , I S N O T T O B E U S E D DI R E C T L Y O R I N D I R E C T L Y I N A N Y W A Y D E T R I M E N T A L TO O U R I N T E R E S T S . DRAWN SHEET JOB NUMBER BY DATE RE V DE S C R I P T I O N DA T E OF CHECKED TY P E TI T L E Fa x : 9 4 0 / 5 4 9 - 1 3 6 5 80 1 F i f t h S t r e e t . PO B o x O n e , G r a h a m , T e x a s 7 6 4 5 0 Es t a b l i s h e d 1 9 4 6 Ph o n e : 9 4 0 / 5 4 9 - 0 7 3 3 GR A N D S T A N D S B L E A C H E R S S T A D I U M S BL E A C H E R C O M P A N Y R 1 DE T A I L N U M B E R SH E E T N U M B E R 22 " X 3 4 " ( 1 1 x 1 7 = 1 / 2 i n d i c a t e d s c a l e ) A B C D A B C D 123456 123456 1 1 SE C T I O N V I E W - B I G G E R S T A N D #20SD156 20SD156 5 9/21/20 AJL LD 16 " & 1 2 " R I S E X 3 2 " & 2 6 " T R E A D / M I T E R E D & 3 6 ' - 0 " ( 6 & 5 R O W S ) HA M E L B A S E B A L L ME D I N A , M I N N E S O T A 1 JJ 8/ 2 6 / 2 1 CO L U M N S / R O W S 8'-0" INTERLOCK 2K DECKING DESIGN LOADING TREAD & SEAT AREA 100psf UNIFORM LIVE LOAD. SEAT (VERTICAL) 120 lbs/lf. SEAT (HORIZONTAL SWAY) 24lbs/lf PARALLEL AND 10lbs/lf PERPENDICULAR TO SEAT. TREAD - STAIR AND AISLE TREADS - MINIMUM CONCENTRATED LOAD OF 300LBS ON AN AREA OF 4 SQUARE INCHES HANDRAIL & GUARDRAIL 50 lbs/lf IN ANY DIRECTION AT THE TOP. HANDRAIL & GUARDRAIL 200 lbs CONCENTRATED IN ANY DIRECTION. GUARDS, INFILL COMPONENTS - 50LBS PER SQ.FT. IN HORIZONTAL DIRECTION SNOW LOADS AS PER STATE ADOPTED CODE WIND LOADS AS PER STATE ADOPTED CODE SEISMIC LOADS AS PER STATE ADOPTED CODE NOTES ALL STRUCTURAL AND MISCELLANEOUS STEEL SHALL CONFORM TO THE FOLLOWING A.I.S.C. STANDARDS PLATE UP TO 1/2" THICK = A36 Gr. 36 Fy = 36 ksi Min. PLATE 5/8 and greater = 572 Gr 50, Fy = 50 ksi Min. ANGLE = A36/A36M GRADE 50 WIDE FLANGE = A992 Fy=50 ksi CHANNEL = A36/A36M GRADE 50 ROD = A36/A529 GRADE 50 TUBE = A500 GRADE "B" 46 ksi WELDS ARE ALL AROUND WITH TYPE ER70S-6 WIRE MIG. ALL STEEL TO BE HOT DIPPED GALVANIZED TO A.S.T.M. A-123-89 ae1. STRUCTURAL BOLTS ARE HOT DIPPED GALV. AND ARE EQUAL TO OR GREATER THAN A-307. NO CONNECTIONS UTILIZING HIGH STRENGTH BOLTS ARE CLASSED AS SLIP CRITICAL. ANODIZED ALUMINUM RAIL IS 1 1/4" NOMINAL PIPE SIZE. (1 5/8" O.D.) SOUTHERN BLEACHER COMPANY AS A MANUFACTURER AND INSTALLER OF GRANDSTAND SEATING IS NOT AUTHORIZED TO CERTIFY PLANS AS ADA COMPLIANT. HOWEVER, TO THE BEST OF OUR KNOWLEDGE THESE PLANS MEET OR EXCEED ADA REQUIREMENTS FOR QUANTITY OF ADA SEATING, ACCESS/EGRESS TO ADA SEATING, & DISPERSAL OF ADA SEATING. ALL FIELD CONNECTIONS ARE NON-SLIP CRITICAL U.N.O. ALL CONNECTIONS ARE DESIGNED TO UTILIZE A307 BOLTS, IT IS ACCEPTABLE TO USE A325N BOLTS IN LIEU OF THE A307 BOLTS. THE INSTALLATION OF THESE BOLTS ARE TO BE TIGHTENED A SNUG TIGHT CONDITION AS SPECIFIED BY AISC. 1 2 3 4 5 6 7 8 3' - 3 " 6 R I S E S @ 6. 5 " = 3 9 " 4' - 0 " 3' - 6 " 1 2 3 4 5 8 6'-2" (4) 2X8D, (3) 2X10D & (1) 2X10H2K 1' - 4 " 2'-8" 5'-8 1/2" A B 4'-7 1/16"4'-7 1/16" 4'-7 1/16" 4'-7 1/16" 4'-7 1/16" 1'-0" 4" 1" CLEAR SCALE:1/2"=1'-0" SECTION VIEW DBL. L2X2X3/16" STRUT W/C7X9.8 TYP. @"A" ROW 7 1 1 / 1 6 " CL E A R 6 7 1'-0"4'-7 1/16" 4'-7 1/16"90 DEG ANGLE 1 1/2" 15'-0"9'-4 1/2" C 24'-4 1/2" 4S N 3' - 0 " (3) 1X6.5 PAINTED FLAT RISERS (COLOR: CHOSEN BY OWNER) 1 1 1 1 5'-10 3/8" DRAWN SHEET JOB NUMBER BY DATE RE V DE S C R I P T I O N DA T E OF CHECKED TY P E TI T L E Fa x : 9 4 0 / 5 4 9 - 1 3 6 5 80 1 F i f t h S t r e e t . PO B o x O n e , G r a h a m , T e x a s 7 6 4 5 0 Es t a b l i s h e d 1 9 4 6 Ph o n e : 9 4 0 / 5 4 9 - 0 7 3 3 GR A N D S T A N D S B L E A C H E R S S T A D I U M S BL E A C H E R C O M P A N Y R 1 DE T A I L N U M B E R SH E E T N U M B E R 22 " X 3 4 " ( 1 1 x 1 7 = 1 / 2 i n d i c a t e d s c a l e ) A B C D A B C D 123456 123456 1 2 SE C T I O N V I E W - B I G G E R S T A N D NO T F O R C O N S T R U C T I O N TH I S D R A W I N G A N D A L L I N F O R M A T I O N T H E R E I N I S T H E PR O P E R T Y O F T H E S O U T H E R N B L E A C H E R C O M P A N Y , CO P I E D . T H I S D R A W I N G I S L O A N E D S U B J E C T T O R E - AN D I S C O N F I D E N T I A L A N D M U S T N O T B E M A D E P U B L I C O R TU R N U P O N D E M A N D A N D , I S N O T T O B E U S E D DI R E C T L Y O R I N D I R E C T L Y I N A N Y W A Y D E T R I M E N T A L TO O U R I N T E R E S T S . #20SD156 20SD156 5 9/21/20 AJL LD 16 " & 1 2 " R I S E X 3 2 " & 2 6 " T R E A D / M I T E R E D & 3 6 ' - 0 " ( 6 & 5 R O W S ) HA M E L B A S E B A L L ME D I N A , M I N N E S O T A 1 JJ 8/ 2 6 / 2 1 CO L U M N S / R O W S ℄ 36'-0" ASSUMED BACKSTOP 16 ' - 0 " 1 6 ' - 0 " 135. 0 0 0 0 ° 135.00 0 0 ° 3 0 ' - 0 " 1: 1 2 R A M P 8'-0" X 12'-0" PB BY OTHERS 6'-0"6'-0" 4' - 7 " 4'-7" 5'-8" TYP. SCALE:1/8"=1'-0" SEATING LAYOUT BIGGER FIELD OFFSET HANDRAILS TYP. 5'-11 3/4"4'-5"5'-0"5'-0"12'-0"5'-0"5'-0"4'-5"5'-11 3/4"5'-11 3/4"5'-11 3/4"5 ' - 1 1 / 2 "LANDING15 ' - 1 5 / 1 6 " 15 ' - 1 5 / 1 6 " 20'-8 11/16"20'-8 11/16" 1 5 ' - 1 5 / 1 6 " 1 5 ' - 1 5 / 1 6 " 10'-7 1/2"10'-7 1/2"20'-0" 3 4 5 6 1 8 7 2 9 A B 5' - 8 1 / 2 " 15 ' - 0 " 9' - 4 1 / 2 " C 36'-0" ASSUMED BACKSTOP 16'-0 " 16'-0" 135. 0 0 0 0 ° 135.00 0 0 ° 11 ' - 4 " 5'-10" 26 ' - 8 1 / 2 " 26'-11" 15'-5 1/2" 5' - 6 " 5'- 1 0 " 10 1 / 2 " 15 ' - 5 1 / 2 "1 0 1 / 2 " 1 1 1 64'-9 7/16" 30'- 4 3 / 4 " 12 ' - 0 " 1: 1 2 R A M P 6'-0" PRE-FAB STARTER RAMP 30'-4 3/4" 4'-0"4'-0" 16'-10 1/16"16'-10 1/16" 20'-1 9 / 1 6 " 20 ' - 1 9 / 1 6 " SCALE:1/8"=1'-0" FOOTING LAYOUT 18'-1 0 1 / 8 " 18 ' - 1 0 1 / 8 " DRAWN SHEET JOB NUMBER BY DATE RE V DE S C R I P T I O N DA T E OF CHECKED TY P E TI T L E Fa x : 9 4 0 / 5 4 9 - 1 3 6 5 80 1 F i f t h S t r e e t . PO B o x O n e , G r a h a m , T e x a s 7 6 4 5 0 Es t a b l i s h e d 1 9 4 6 Ph o n e : 9 4 0 / 5 4 9 - 0 7 3 3 GR A N D S T A N D S B L E A C H E R S S T A D I U M S BL E A C H E R C O M P A N Y R 1 DE T A I L N U M B E R SH E E T N U M B E R 22 " X 3 4 " ( 1 1 x 1 7 = 1 / 2 i n d i c a t e d s c a l e ) A B C D A B C D 123456 123456 1 3 PL A N V I E W S - B I G G E R S T A N D NO T F O R C O N S T R U C T I O N TH I S D R A W I N G A N D A L L I N F O R M A T I O N T H E R E I N I S T H E PR O P E R T Y O F T H E S O U T H E R N B L E A C H E R C O M P A N Y , CO P I E D . T H I S D R A W I N G I S L O A N E D S U B J E C T T O R E - AN D I S C O N F I D E N T I A L A N D M U S T N O T B E M A D E P U B L I C O R TU R N U P O N D E M A N D A N D , I S N O T T O B E U S E D DI R E C T L Y O R I N D I R E C T L Y I N A N Y W A Y D E T R I M E N T A L TO O U R I N T E R E S T S . #20SD156 20SD156 5 9/21/20 AJL LD 16 " & 1 2 " R I S E X 3 2 " & 2 6 " T R E A D / M I T E R E D & 3 6 ' - 0 " ( 6 & 5 R O W S ) HA M E L B A S E B A L L ME D I N A , M I N N E S O T A 1 JJ 8/ 2 6 / 2 1 CO L U M N S / R O W S Tim and Megan Elam Page 1 of 6 September 13, 2022 Conditional Use Permit Planning Commission Meeting TO: Planning Commission FROM: Dusty Finke, Planning Director and Deb Dion, Associate Planner DATE: September 9, 2022 MEETING: September 13, 2022 Planning Commission SUBJECT: Tim and Megan Elam – 1582 Homestead Tr. – Conditional Use Permit for 10,000 s.f. accessory structure – Public Hearing Summary of Request Tim and Megan Elam have requested a conditional use permit (CUP) for construction of a 160’x60’ accessory building (10,200 s.f. total w/ overhang) at 1582 Homestead Trail. The City’s zoning code includes regulations on the maximum size of accessory structures on residential properties. Properties over 5-acre in size are permitted accessory structures up to 5000 square feet with a building permit and a larger structure with approval of a CUP. A CUP for larger accessory structures requires certain standards which are discussed later in the report. The subject site is located east of Homestead Trail, north of Deer Hill Road. The subject site is over 33 acres in size and contains a principal home and seven accessory buildings. In 2019, the City granted a conditional use permit (resolution 2019-56) for the following accessory buildings: 1. 1,980 square foot accessory dwelling unit (CUP also granted for 2nd home as ADU) 2. 120 square foot gazebo 3. 120 square foot child playhouse with a closed roof 4. 441 square foot detached garage 5. 591 square foot cabana The property includes two additional buildings which were not approved in the previous CUP (playhouse and chicken coop). Existing accessory structures on the property now include: 1. 1,980 square foot accessory dwelling unit (CUP also granted for 2nd home as ADU) 2. 120 square foot gazebo 3. 120 square foot child playhouse with a closed roof 4. 441 square foot detached garage 5. 591 square foot cabana 6. 308 square foot playhouse 7. 288 square foot chicken coop/covered run The zoning code permits additional loafing sheds 300 square feet or less and also permits one additional accessory building under 400 square feet. Staff recommends that these accessory buildings be addressed in the updated CUP. The structures are located within the eastern portion of the site and most of the northwest portion of the site is hayed. There are wetlands located in the northeastern portion of the site and the southwestern corner of the site. The topography of the site is very rolling. The site shares a driveway with three properties to the west. The subject site is zoned Rural Residential and MEMORANDUM Tim and Megan Elam Page 2 of 6 September 13, 2022 Conditional Use Permit Planning Commission Meeting surrounding properties are also rural. The Deer Hill Preserve Conservation Design-PUD is located to the east, where the homes are more clustered. No lots are immediately adjacent to the eastern property line of the subject site, and there is a narrow area of open space and streets to the east prior to any lots. Baker Park is located southeast of the site. Analysis The following is table summarizes the proposed accessory building in relation to the requirements of RR district: RR Requirement Proposed North 50 feet 1004.64 feet East 50 feet 80.24 feet South 50 feet 154.40 feet West 50 feet 631.41 feet Hardcover 40% Under 40% Building Height 30 feet or 35 with roof features 35 feet including coupolas No trees are within the existing area of construction. The applicant has submitted a landscaping plan which proposes 13 deciduous trees, 8 evergreen trees, along with shrubs and perennials. Tim and Megan Elam Page 3 of 6 September 13, 2022 Conditional Use Permit Planning Commission Meeting In addition to the general requirements of the RR district, the CUP is subject to additional standards. These include a set of standards specific to larger accessory structures and a set of standards which apply to all conditional uses. CUP for Accessory Structures in Excess of 5,000 SF According to Section 825.19 of the City Code, properties over 5 acres in size are permitted to include a maximum of two accessory structures with a maximum aggregate footprint of 5000 s.f. Accessory structures which exceed these limitations are conditional uses subject to the following additional standards described in Section 826.98. Staff has described compliance with each standard below each in italics: (i) The accessory building’s design shall include architectural interest through the appropriate use of the following elements: cupolas, dormers, windows, porches, overhangs, varied building foundation, or other design treatments which the city council determines create a quality architectural design that enhances the appearance of the accessory building and complements the principal dwelling and the rural residential character or residential neighborhood in which the building is to be constructed; The proposed structure includes an overhang, cupolas, several windows and stone wainscoting. (ii) At least two colors or textures shall be used in the accessory building’s exterior design, including contrasting trim or fascia; The applicant proposes “Pale Oak” hardie-siding, “Dark Bronze” trim/facia/overhand roof, with stone wainscoting. (iii) Any metal exterior materials on the accessory building shall be warranted to resist fading for a period of at least 15 years; and The applicant proposes hardie-siding and asphalt shingles on the main roof. The overhang roof is proposed to be metal. Staff recommends a condition to verify warranty. (iv) The accessory building shall have an infiltration basin, rain garden, rain barrel or other similar best management practice used to capture storm water runoff from the building and to improve water quality. Said best management practice must be reviewed and approved by the city council. The applicant proposes to construct a filtration basin to the east of the proposed structure and access drive. Staff recommends a condition that the applicant meet the recommendations of the City Engineer. General Conditional Use Permit Standards Section 825.39 of the City Code includes more general standards for reviewing any conditional use permit: 1. That the conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the immediate vicinity. Staff does not believe this structure will be injurious to nearby property nor impair property values. Tim and Megan Elam Page 4 of 6 September 13, 2022 Conditional Use Permit Planning Commission Meeting 2. That the establishment of the conditional use will not impede the normal and orderly development of surrounding vacant property for uses predominant in the area. Staff does not believe this structure will impede the normal and orderly development of surrounding vacant property. 3. That adequate utilities, access roads, drainage and other necessary facilities have been or are being provided. As noted above, the applicant will be required to provide stormwater management as a condition of approval. An upland buffer will be required adjacent to the downgradient portion of the southeastern wetland. 4. That adequate measures have been or will be taken to provide sufficient off-street parking and loading space to serve the proposed use. Staff does not believe this use causes parking or loading concerns. 5. That adequate measures have been or will be taken to prevent or control offensive odor, fumes, dust, noise, and vibration, so that none of these will constitute a nuisance, and to control lighted signs and other lights in such a manner that no disturbance to neighboring properties will result. Staff recommends a condition that all lighting on the accessory structure is fully downcast and shielded. Staff recommends a condition that prohibits animals from being housed in the structure because it does not meet animal structure setbacks and a condition prohibiting any commercial use of the structure. 6. The use, in the opinion of the City Council, is reasonably related to the overall needs of the City and to the existing land use. City Code allows for this size accessory structure as a conditional use. 7. The use is consistent with the purposes of the zoning code and the purposes of the zoning district in which the applicant intends to locate the proposed use. Staff believes the use is consistent with rural residential lots. 8. The use is not in conflict with the policies of the City. Staff does not believe the proposed use is in conflict with the policies of the City. 9. The use will not cause traffic hazard or congestion. Staff does not believe the CUP would cause traffic or congestion concerns. 10. Existing businesses nearby will not be adversely affected by intrusion of noise, glare or general unsightliness. There are no existing businesses nearby. 11. The developer shall submit a time schedule for completion of the project. The applicant proposes to during construction this fall. 12. The developer shall provide proof of ownership of the property to the Zoning Officer. County records indicated the applicants are the owners through a trust. Tim and Megan Elam Page 5 of 6 September 13, 2022 Conditional Use Permit Planning Commission Meeting Comment Received The City received one written comment from a neighbor, which is attached for review. The comment requested landscaping to the west of the structure and that lighting be downcast. Staff has recommended downcast lighting as a condition of approval. The Planning Commission and City Council could consider requiring the landscaping plan to be updated to shift some of the evergreen plantings to the west of the building in addition to the southwest. Staff Recommendation When reviewing a conditional use permit request, the Planning Commission and City Council should review the specific and general criteria described above. Review of a CUP is a quasi- judicial review, so if the criteria are met, the CUP should be approved. As described in Section 825.41 of the City Code: “In permitting a new conditional use or the alteration of an existing conditional use, the City Council may impose, in addition to those standards and requirements expressly specified in this Ordinance, additional conditions which the City Council considers necessary to protect the best interests of the surrounding area or the community as a whole. These conditions may include, but are not limited, to the following: 1. Increasing the required lot size or yard dimensions. 2. Limiting the height, size or location of buildings. 3. Controlling the location and number of vehicle access points. 4. Increasing the street width. 5. Increasing the number of required off-street parking spaces. 6. Limiting the number, size, location or lighting of signs. 7. Required diking, fencing, screening, landscaping or other facilities to protect adjacent or nearby property. 8. Designating sites for open space.” Staff believes that this CUP request overall meets the criteria presented in this report. Staff recommends approval subject to the following conditions: 1. Accessory structures of the following footprint sizes shall be permitted on the Property: a. 10,200 square foot storage building b. 1,980 square foot accessory dwelling unit c. 120 square foot gazebo d. 120 square foot child playhouse with a closed roof e. 441 square foot detached garage f. 591 square foot cabana g. 308 square foot playhouse h. 288 square foot chicken coop/covered run 2. No additional accessory structures may be constructed or moved upon the Property except as permitted by Subd. 3(b) or Subd. 9 of Section 825.19 of the City Code or if approved through future conditional use permit review. 3. The Applicants shall install improvements as indicated on the plans received by the City on 8/15/2022, except as modified by the conditions herein. 4. The Applicant shall address comments made by the City Engineer 5. All lighting on the 10,200 s.f. accessory structure shall be downcast and shielded. 6. No animals shall be kept in the 10,200 s.f. accessory structure. Tim and Megan Elam Page 6 of 6 September 13, 2022 Conditional Use Permit Planning Commission Meeting 7. The Applicant shall submit information verifying warranty of metal materials exceeds 15 years. 8. The accessory structure shall only be used for private purposes and no commercial activity shall be permitted. 9. The Applicant shall meet the requirements of the wetland protection ordinance, including provisions for recordation of easements, planting of appropriate vegetation and installation of required signs. 10. The Applicant shall execute a stormwater maintenance agreement and maintain stormwater management practices as described in the agreement. 11. The Applicant shall pay to the City a fee in the amount sufficient to pay for all costs associated with the review of the application for the conditional use permit Attachments 1. City Engineer Comments 2. Comment received 3. Plans 1 Dusty Finke From:Jim Stremel <JStremel@wsbeng.com> Sent:Tuesday, August 23, 2022 10:03 AM To:Debra Dion Cc:Permits; Alison Harwood; Tom Hoffman Subject:RE: 1582 Homestead Tr. - Elam CUP Amendment for an Accessory Building - LR-22-328 Deb,    Here are our engineering comments, see question/confirmation on the wetland responses below as well:    Grading & Drainage:  ‐ Remove tree plantings from within the proposed swales. Label stormwater pond on landscaping plan.  ‐ Provide silt fence and erosion control on the grading plan.  ‐ EOF is shown as 14.60, verify low opening is above 16.60. Note FFE on grading plan.  ‐ Provide additional information on the proposed stormwater basin.  Show approximate drainage area to basin.  NWL should be included on the plan set. Label contouring within pond aera. Provide details and typical sections  for proposed pond.  ‐ There should be a piped outlet connection from the stormwater basin to the swale.  Include rip rap for energy  dissipation.   ‐ Provide approach grade to easterly building access.  ‐ If water/sewer utilities are proposed for the building, show on the plan.  ‐ Label proposed pavement types.    Wetlands:  Technically, the code states that the buffers should be applied to all wetlands on the property, though in this case I think  it would make sense to apply it just to the two wetlands immediately west of the proposed grading site (both north and  south of the driveway, see below).  Let us know what your thoughts are on that aspect and whether they would need  to apply for a variance to only apply it to just the two.  ‐ The wetlands immediately west of the proposed disturbed area are classified as a Manage 2 on the city’s  functional assessment map. Manage 2 wetlands require a 25‐foot average (20‐foot minimum) upland buffer.   ‐ The wetland edge and proposed buffer must be shown on the site plan. If the applicant does not have a wetland  delineation for the site, they can request a wetland field estimate from the city ($300 fee).  ‐ Disturbed areas within the upland buffer must be revegetated with a native seed mix.    2           Jim Stremel , PE   Sr. Project Manager 612.419.1549 (o)  WSB | wsbeng.com    For a list of WSB employee licenses and certifications visit here. 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If verification is required, please request a hard copy.    From: Debra Dion <debra.dion@medinamn.gov>   Sent: Monday, August 15, 2022 4:20 PM  To: Dave Anderson <anderson_daa@hotmail.com>; Jim Stremel <JStremel@wsbeng.com>  Cc: Dusty Finke <dusty.finke@medinamn.gov>; tg@mwimn.com  Subject: 1582 Homestead Tr. ‐ Elam CUP Amendment for an Accessory Building ‐ LR‐22‐328     EXTERNAL EMAIL Good afternoon.  We have received a new/revised submittal that was previously incomplete.  Attached are the plans  and application for the project.  Please provide comments.  They are requesting to exceed the maximum allowable  number and square footage of accessory buildings via building permit on one lot.     Please provide your comments no later than August 23rd.  I will be taking the lead on this project, so please email directly  to me.    + 38.0 15 4 . 4 0 ' 80.24' 631.41' 10 0 4 . 6 4 ' 160 . 0 0 ' 60 . 1 7 ' 15 4 . 4 0 ' 80.24' 160 . 0 0 ' 60 . 1 7 ' 0 15' 30' 60' SCALE: 1" = 30'-0" NORTH SITE LOCATION MAP: Registration #: Signature: I hereby certify that this plan was prepared by of the State of Minnesota. Drawn By: Checked By: Sheet Title: Date: Revision: Project #: Name:Paul Kangas 26017 14165 James Road - Suite 200A Rogers, MN 55374 Phone: 763-428-5870 www.insideoutsidearchitecture.com INSIDE OUTSIDE ARCHITECTURE, INC. Sheet Number: COPYRIGHT 2022 © This plan is copyrighted and shall be used only for the project shown and shall not be copied or reproduced without written permission from Inside Outside Architecture, Inc. Project Name: TIM & MEG ELAM RESIDENCE Site and Landscape Design Long Lake, Minnesota 20-007 8-10-2022 -- -- PK PK PARCEL BOUNDARY & SHED LOCATION S1 RECENTLY CONSTRUCTED HOME EXISTING HOME PROPOSED SHED PROPERTY BOUNDARY PROPERTY BOUNDARY LOCATION ENLARGEMENT: PROPOSED SHED 9,488 SF 0 35' 70' 140' SCALE: 1" = 70'-0" NORTH SEE ENLARGEMENT 1. 5 % 16.00 17.00 15.50 16.00 13.50 16.40 2. 5 % 1.1 % 17.00 16.35 16.8016.50 4. 0 % 4.0% 14.75 15.00 2% S W A L E 2% S W A L E 17.00 2% 7. 1 % 5. 2 % 2% SWALE 2% S W A L E 4.0% 2% S W A L E STO R M W A T E R BAS I N 14.80 EOF= H.P. ROCK COBBLE EMERGENCY OVERFLOW 23.00 TW= 20.00 BW= 17.00 BW= 19.00 TW= INSTALL 12" HDPE CULVERT UNDER DRIVE ROCK COBBLE AT INFLOW AND OUTFLOW OF CULVERT TWO LEVELS OF LIMESTONE BLOCK WALLS MATCHING NEW HOME WALLS 0 10' 20' 40' SCALE: 1" = 20'-0" NORTH GRADING PLAN: Registration #: Signature: I hereby certify that this plan was prepared by of the State of Minnesota. Drawn By: Checked By: Sheet Title: Date: Revision: Project #: Name:Paul Kangas 26017 14165 James Road - Suite 200A Rogers, MN 55374 Phone: 763-428-5870 www.insideoutsidearchitecture.com INSIDE OUTSIDE ARCHITECTURE, INC. Sheet Number: COPYRIGHT 2022 © This plan is copyrighted and shall be used only for the project shown and shall not be copied or reproduced without written permission from Inside Outside Architecture, Inc. Project Name: TIM & MEG ELAM RESIDENCE Site and Landscape Design Long Lake, Minnesota 20-007 8-10-2022 -- -- PK PK GRADING PLAN G1 WALL DETAILS: 10 WLC 1 SSC 2 DFJ 6 ANN 6 RED 3 PON EDGER EDGER EDGER 2 DFJ 1 SSC 10 WLC 2 SWO 5 BHS 1 RIV 1 RIV 4 AWS 22 KFG 14 STD 9 KFG 12 WLC 1 SSC 6 RTD 5 SWN 11 BES 6 SGJ 5 SGJ 13 WLC 1 SSC SOD ALL DISTURBED AREAS SOD ALL DISTURBED AREAS SOD ALL DISTURBED AREAS SOD ALL DISTURBED AREAS 0 10' 20' 40' SCALE: 1" = 20'-0" NORTH LANDSCAPE PLAN: Registration #: Signature: I hereby certify that this plan was prepared by of the State of Minnesota. Drawn By: Checked By: Sheet Title: Date: Revision: Project #: Name:Paul Kangas 26017 14165 James Road - Suite 200A Rogers, MN 55374 Phone: 763-428-5870 www.insideoutsidearchitecture.com INSIDE OUTSIDE ARCHITECTURE, INC. Sheet Number: COPYRIGHT 2022 © This plan is copyrighted and shall be used only for the project shown and shall not be copied or reproduced without written permission from Inside Outside Architecture, Inc. Project Name: TIM & MEG ELAM RESIDENCE Site and Landscape Design Long Lake, Minnesota 20-007 8-10-2022 -- -- PK PK PROPERTY LAYOUT & BUILDNG LOCATION L1 LANDSCAPE NOTES: PLANT SELECTIONS: SUBSTITUTIONS WILL BE CONSIDERED ONLY IF REQUESTED PRIOR TO BIDDING OF THE PROJECT. THE CONTRACTOR SHALL VERIFY AVAILABILITY OF THE SPECIFIED MATERIALS AND INFORM THE LANDSCAPE ARCHITECT OF ANY CONCERNS PRIOR TO SUBMITTING A BID. STORAGE OF PLANTINGS ON CONSTRUCTION SITE: PLANTINGS SHALL NOT BE STORED ON SITE FOR EXTENDED TIME PERIODS. IF PLANTINGS CANNOT BE PLACED IN THE GROUND, AND WELL WATERED THAT SAME DAY, B&B TREES SHALL HAVE MOIST MULCH COVERING THE ROOTS AT ALL TIMES. PLANTING INSTRUCTIONS: ALL PLANTINGS SHALL BE INSTALLED PER THE DETAILS AS SHOWN IN THESE CONSTRUCTION DOCUMENTS. PARTICULAR ATTENTION WILL BE PAID TO OVERSIZING THE PLANTING HOLE AND CREATION OF A WATERING WELL TO ALLOW SOAKING OF THE PLANTING BACKFILL FOR EACH PLANTING. STAKING: STAKING OF THE TREES IS OPTIONAL, BUT THE CONTRACTOR SHALL BE HELD RESPONSIBLE FOR CORRECTING ANY TREES THAT FALL OUT OF PLUMB DURING THE WARRANTY PERIOD. REMOVAL OF TAGGING: ALL TAGGING AND PLANT LABLES SHALL BE REMOVED AFTER PLANTING. BALLED AND BURLAPPED PLANTINGS SHALL HAVE ANY ROPE REMOVED FROM THE TRUCK AND THE TOP OF THE WIRE CAGE REMOVED FROM THE BALL AFTER PLACEMENT IN THE PLANTING PIT. WARRANTY PERIOD: ALL PLANTING SHALL BE COVERED BY A ONE YEAR WARRANTY PERIOD TO COVER REPLACEMENT OF ANY PLANTINGS THAT HAVE DIED OR ARE SHOWING OBVIOUS SIGNS OF STRESS AT THE WARRANTY INSPECTION. REPLACEMENT OF ANY FAILED PLANTINGS INCLUDES RE-ESTABLISHING CLEAN MULCH AROUND ANY REMOVALS AND OFF-SITE DISPOSAL OF ANY MATERIALS. IRRIGATION: ALL PLANTING AREAS SHALL BE COVERED BY AN UNDERGROUND IRRIGATION SYSTEM TO BE TIED INTO EXISTING SYSTEM RECENTLY CONSTRUCTED AROUND THE NORTH HOUSE. TURF AND PLANTING ZONES SHALL BE SEPARATE AND CONTROLLED BY SEPARATE STATIONS ON THE CONTROLLER SYSTEM. MULCH: ALL PLANTING AREAS TO RECEIVE HARDWOOD BARK MULCH TO MATCH NEW HOME. ROCK MULCH, IN A COMPLIMENTARY COLOR TO THE BUILDING, SHALL BE USED FOR MAINTENANCE STRIPS. SEED/SOD: ALL DISTURBED AREAS SHALL BE SODDED EXECEPT FOR THE INFILTRATION BASIN WHICH SHALL BE SEEDED WITH A WETLAND SUITABLE SEED MIXTURE. PLANTING SCHEDULE: COMMON NAMEQTYSYM COMMENTSCONTSIZESCIENTIFIC NAME EVERGREEN TREES BHS BLACK HILLS SPRUCE FULL FORMPicea glauca densata 6' HGT B&B RIVER BIRCHRIV Betula nigra B&B SINGLE STEM2.5" CAL DECIDUOUS TREES PERENNIALS AND GRASSES DECIDUOUS SHRUBS CONIFEROUS SHRUBS POTSEA GREEN JUNIPER Juniperus x chinensis 'Sea Green'SGJ SPRING SNOW CRABAPPLE Malus x 'Spring Snow' SINGLE STEMB&B1.5" CALSSC POTFIREDANCE DOGWOOD Cornus sericea 'Bailadeline'RTD KARL FOERSTER GRASSKFG Calamagrostis x acutiflora 'Karl Foerster' POT1 GAL 24" O.C. WALKER'S LOW CATMINTWLC Nepeta faassenii 'Walker's Low' POT1 GAL 24" O.C. POTANNABELLE HYDRANGEA Hydrangea arborescens 'Annabelle'ANN PER PLAN2 GAL PON PONDEROSA PINE FULL FORMPinus ponderosa 6' HGT B&B 2 GAL 2 GAL PER PLAN PER PLAN11 6 6 3 5 3 2 SWAMP WHITE OAK.SWO Quercus bicolor B&B SINGLE STEM2 RED MAPLERED Acer saccharum 'Fall Fiesta' B&B SINGLE STEM2.5" CAL6 31 45 PERENNIAL PLANTING UNDISTURBED NATIVE SOIL DECIDUOUS TREE PLANTING DETAIL SCALE: 1/2" = 1'-0" 2 L1 LANDSCAPE DETAILS: 2.5" CAL STELLA d' ORO DAYLILYSTD Hemerocallis x 'Stella d' Oro' POT1 GAL 18" O.C.14 POTANTHONY WATERER SPIREA Spirea x bumalda 'Anthony Waterer'AWS PER PLAN2 GAL4 POTSUMMER WINE NINEBARK Physocarpus opulifolius 'Seward'SWN 2 GAL PER PLAN5 BLACK EYED SUSANBES Rudbeckia x 'Goldsturm' POT1 GAL 24" O.C.11 POTDAUB'S FROSTED JUNIPER Juniperus x pfitzeriana 'MonSan'DFJ 2 GAL PER PLAN4             Target - Signage Page 1 of 4 September 13, 2022 PUD Amendment Planning Commission Meeting TO: Planning Commission FROM: Dusty Finke, Planning Director DATE: September 8, 2022 MEETING: September 13, 2022 Planning Commission SUBJECT: Target – 300 Clydesdale Tr. – PUD Amendment – Public Hearing Summary of Request Target has requested an amendment to the standards of the Medina Clydesdale Marketplace Planned Unit Development (PUD) to allow additional signage to identify the new location for its “Drive Up” services. The PUD included specific allowances for signage throughout the development, including monument signage and wall signage for each building. The proposed “Drive Up” signage on the building is in excess of what was contemplated on the Target building and which would be allowed by the general City sign ordinance. The subject property is located north of Highway 55 and west of County Road 101. The Cherry Hill neighborhood is located north of Target and other surrounding land uses are commercial to the south, east, and west. An aerial of the site can be found below: MEMORANDUM Target - Signage Page 2 of 4 September 13, 2022 PUD Amendment Planning Commission Meeting General information on the Medina Clydesdale Marketplace PUD is attached for reference, although the information related to signage is described in this report. The relocation of the “Drive Up” services in being proposed as part of a larger exterior renovation of the Target store including painting much of the exterior of the building. The existing signs on the building are described to the right: The applicant proposes to add one additional sign on the south elevation and one sign on the east elevation for the Drive Up service as described to the right: The applicant also proposes wayfinding signage in the parking lot for the Drive Up area. These signs are larger than permitted for internal directional signage. Medina Clydesdale Marketplace PUD - Signage Signage for the Target building was approved in connection with the PUD in 2005. Freestanding signs and signage for other buildings in the PUD were approved with the following “sign matrix”: Existing Signs Size Elevation Target 220 s.f. South Pharmacy 36 s.f. South Order Pickup 26 s.f. South Wine and Spirits 27 s.f. South Bullseye 64 s.f. East Proposed Signs Size Elevation Drive Up  44 s.f. South Drive Up 40 s.f. East Target - Signage Page 3 of 4 September 13, 2022 PUD Amendment Planning Commission Meeting With regard to Target, the matrix indicated “Target OK”, which referenced the fact that the architectural plans, including signage, for Target were reviewed and approved as part of the PUD. The original plans had shown the three signs: • 225 s. f. Target logo (south) • 36 s.f. Pharmacy (south) • 64 s.f. bullseye (east) In 2016, the City approved an amendment to the PUD to increase the size of the Monument Size noted in the matrix from 87 square feet to 300 square feet, and the height from 10 feet to 30 feet. General Sign Ordinance Allowance If the subject property weren’t subject to the PUD, the sign ordinance would allow a total of approximately 418 square feet of signage on the south elevation. This allowance is calculated on a sliding scale based on the size of the wall. However, two additional requirements are important to consider: • No individual sign could exceed 200 square feet. The Target logo is 225 s.f. • Signage limited to one elevation per street frontage. In this case, the general requirements would not allow signage on the east elevation. The signage allowed through the PUD allowed for the Target logo to be larger than generally allowed in the code, and allowed signage on the east elevation. However, the overall square footage of signage was lower than would have been allowed on the south elevation. The aggregate area of signage proposed with this amendment (including both the south and east elevations) exceeds the amount which would be permitted along the single elevation by the sign code. Analysis Although the sign code would not permit signage on the east elevation for this site, it is worth noting that Target was developed as part of a coordinated development in which a shared driveway provides access along the east of the building. Although this is not a street frontage, it is a major access point to the Target property and staff believes it was reasonable to provide signage along the east of the building as part of the PUD because of the shared access. Up to this point, the aggregate signage was less than would have been permitted on the single frontage. This could be interpreted as “transferring” some of the allowed signage to the east elevation. Staff believes it is reasonable to allow additional signage as requested by the applicant. The shared driveway to the east does serve as a primary access from County Road 101 and functions similar to a second frontage. Comparing the signage allowed in the PUD to the general requirements, some sites allow larger wall signs than would be permitted by general requirements, and some sites limit wall signage below. The PUD allows fewer freestanding signs than would be permitted by the general standards, but the signs allowed are larger and taller. Target - Signage Page 4 of 4 September 13, 2022 PUD Amendment Planning Commission Meeting Staff does not have concerns with the wayfinding signage which is proposed for the Drive Up area. These signs are larger than “internal site signs” allowed in the sign code, but could be permitted as part of the PUD. The site is large and the location of the signs is very distant from the roadway. On balance, staff does not believe the proposed signage is out of line with what one may reasonably expect for a commercial development. In fact, staff suggests discussing whether it is reasonable to provide flexibility for additional signs similar to the “Pharmacy” or “Drive Up” signs for future uses. Staff Recommendation Staff recommends approval of the PUD to allow the larger wayfinding signs and to permit the additional signage for the Drive Up. Staff recommends some additional flexibility to add an additional smaller sign on each elevation. If the Planning Commission and City Council agrees, staff would recommend approval of the PUD to allow the following signage at 300 Clydesdale Trail: South Elevation: 1) Total signage shall not exceed 358 square feet (option: provide flexibility for additional signage up to 400 s.f.) 2) One primary sign which shall not exceed 225 s.f. 3) Up to four additional signs, none of which shall exceed 44 s.f. (option: provide additional flexibility for five signs) East Elevation: 1) Total signage shall not exceed 104 s.f. (option: provide flexibility for additional signage up to 140 s.f.) 2) One primary sign which shall not exceed 64 s.f. 3) One additional sign which shall not exceed 44 s.f. (option: provide additional flexibility for an additional sign) Directional signage 1) Wayfinding/directional signage larger than 2 s.f. shall be permitted within the parking lot as indicated on the plans received by the City on 8/1/2022, or similar as approved by City staff. If the Planning Commission and City Council agrees, the following action could be taken: Move to recommend approval of an ordinance amending the Medina Clydesdale Marketplace PUD to allow additional signage at 300 Clydesdale Trail as described in the staff report. Attachments 1. Applicant Narrative 2. PUD information 3. Information about proposed signs and improvements September 7, 2022 City of Medina Planning Department 2052 County Rd 24 Medina, MN 55340 Attention: Planned Unit Development Re: Target (T-2223) 300 Clydesdale Trl, Medina, MN 55340 Mr. Finke, As part of a nation-wide effort to refresh its brand, Target is proposing to refresh the Medina store with signage and façade improvements, as well as updates to their Drive-Up area. Two wall signs will be added on the building. These new wall signs are wayfinding signs with illustrations and arrows stating, “drive up”. These changes will increase visibility and direct customers to the new location for drive-up service. Along with the above changes, Target Corporation plans to update its Drive-Up service to the Target store in Medina. The update of this service will include: • Restriping of 24 new drive-up stalls on the East side of the building • Restriping of existing 8 stalls in South parking lot, to normal parking stalls • Relocation of existing drive-up beacon to new stalls • Installation of new signage and pavement marking for updated drive-up area We respectfully request to be on your next planning commission meeting agenda. Thank you for your time and comments on the initial review. If you have any more questions or require any additional information, please feel free to contact me at 612-474-4351 or grant.eggan@kimley-horn.com Sincerely, Grant Eggan Kimley-Horn and Associates, Inc. Member Weir introduced the following resolution and moved its adoption: CITY OF MEDINA RESOLUTION NO. 2005-55 APPROVING PLANNED UNIT DEVELOPMENT FINAL PLAN FOR RYAN COMPANIES FOR MEDINA CLYDESDALE MARKETPLACE ON PROPERTY GENERALLY LOCATED NORTHWEST OF STATE HIGHWAY 55 AND COUNTY STATE AID HIGHWAY 101 WHEREAS, Ryan Companies US, Inc., (the "Applicant") has requested approval of a PUD (Planned Unit Development) for a retail project to be known as Medina Clydesdale Marketplace (the "Development") on property legally described on Exhibit A attached hereto (the "Property"); and WHEREAS, the PUD plan has previously been reviewed by the city council of the city of Medina (the "City"); and WHEREAS, the Applicant has now requested approval of the final plan for the PUD, which final plan has been reviewed by the City for conformance with the land use regulations of the City. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF MEDINA, MINNESOTA, that it should and hereby does approve the PUD final plan for the Applicant for Medina Clydesdale Marketplace, subject to the following conditions: 1. A PUD final plan is approved to allow the creation of the Development in accordance with the plans received by the City on September 9, 2005, except as amended by this resolution and stamped final approval by the City. The final PUD plan applies to the Property. 2. Approval of the PUD final plan is contingent upon completion of the rezoning of the Property from UC (Urban Commercial) to PUD-UC (Planned Unit Development- Urban Commercial). 3. Approval of the PUD final plan is contingent upon City approval of the final plat of Medina Clydesdale Marketplace. 4. A development agreement acceptable in form and substance to the City must be executed by the Applicant and the City and must be filed with the County at the time of final plat. The terms and conditions of the development agreement are incorporated herein. Terms used herein are given the same meaning as in the development agreement unless otherwise defined herein. Resolution No. 2005-55 September 20, 2005 5. The only drive -through use permitted within the Development shall be for the proposed bank located on Lot 3, Block 1. No other drive -through use shall be allowed. 6. The Applicant must submit a complete wetland application identifying wetland impacts and impact mitigation. 7. The Applicant must secure agreements with the appropriate parties to utilize the parking spaces proposed on the existing Clydesdale Trail right-of-way or the Applicant shall submit a replat of the Target property consistent with the original plat as depicted on Exhibit K of the development agreement to establish an alternate alignment for Clydesdale Trail around the Valvoline site. 8. Restaurants which include table service are a permitted use within the Development. Restaurants must utilize air filtration systems to eliminate odors. The air filtration systems shall be shown and included in the plans. 9. Coffee shops which include counter service are a permitted use within the Development. 10. The City's lighting ordinance, including curfew limitations, applies to parking lot lights within the Development except for security lights for employees. 11. No construction work of any kind may take place within the Development except Monday through Friday, 7:00 a.m. to 7:00 p.m., and Saturday 8:00 a.m. to 4:00 p.m. 12. Separate permits for site grading and utility construction shall be required if the utility construction is part of the Subdivision Improvements as specified in the development agreement. 13. Construction traffic will not be allowed on local roads and must utilize specific haul routes approved by the City. 14. All lots within Medina Clydesdale Marketplace are subject to the PUD final plan. Development of any of the lots within Medina Clydesdale Marketplace, except the Target lot, shall also require additional site plan approval in accordance with the City's site plan ordinance before construction of any improvements thereon. 15. Any change in use on any of the lots within Medina Clydesdale Marketplace from that which the Developer has previously proposed shall require an amendment to the PUD final plan. The following conditions be met prior to issuance of grading permits: Resolution No. 2005-55 September 20, 2005 2 16. All Development plans must be revised to comply with all conditions in the city engineer's memos dated August 15, 2005, August 25, 2005 and August 26, 2005. 17. All Development plans shall meet the conditions of the Minnesota Pollution Control Agency's memos dated May 13, 2005, June 2, 2005 and July 1, 2005. 18. The site shall be subject to an Operation and Easement Agreement in form and substance acceptable to the City and which must be recorded with Hennepin County. 19. The Applicant shall provide to the City a digital copy of the approved Development plans. 20. The Applicant shall pay to the City a fee in an amount sufficient to reimburse the City for the cost of reviewing the plan and related documents. 21. Any retaining walls that exceed four feet in height must include additional design to be reviewed and approved by the city engineer. 22. The Development plans shall be revised to remove the trail segment between Clydesdale Trail and Outlot B. 23. The Development plans shall be revised to dimension the required wetland buffer setbacks of ten feet. The wetland buffer shall consist of a natural area and shall not be mowed, fertilized or altered in any way without prior approval from the City. 24. All Development plans are subject to the review and approval by the Elm Creek Watershed District. The Applicant shall comply with all conditions of approval from the watershed district. 25. The manholes within the Development, except for numbers 6, 7 and 8, shall be located within the boulevard. 26. The Applicant must submit a revised drainage plan for the well house and driveway area. 27. The Applicant must apply for and receive a drainage permit from MnDOT for the Site Improvements and the Subdivision Improvements. 28. Wetland mitigation and plans shall be approved by City staff. The following condition be met prior to issuance of any utility permits for the Subdivision Improvements: Resolution No. 2005-55 September 20, 2005 3 29. The plans shall be revised to meet the recommendations of the Fire Marshall in the memo dated August 17, 2005. The following conditions be met prior to issuance of building permits: 30. The Developer shall submit all plans and specifications and other information required as a precondition to an agreement between the City and MnDOT regarding the new signal at Trunk Highway 55 and Clydesdale Trail. The Developer also agrees to pay $23,400 for the cost of MnDOT supplied materials for which MnDOT will require reimbursement. 31. The Applicant shall pay all park dedication fees and sanitary sewer and water connection charges, on a lot -by -lot basis, prior to issuance of building permits. All fees shall be paid according to the fee structure specified in the development agreement. 32. Park Dedication fees for Lot 1, Block 3; Lot 2, Block 3; and Outlot C, Medina Clydesdale Marketplace, must be paid upon development of the Property, a change in use of the property, or an amendment to the PUD final plan. Park Dedication fees for these parcels will be those in effect at that time. Architectural and Design standards 33. The Applicant must submit a development guideline for the entire Development in a three-ring binder for use by future developers within the project area. No revisions of the development guideline shall be permitted without the approval of the City staff. 34. The development guideline must require use of only such building materials as permitted by the City code of ordinances. 35. No building within the Development may exceed 35 feet in height if sprinkled or 30 feet in height if not sprinkled. 36. The Developer must submit a sight line study regarding the views of the Target rooftop mechanical equipment from the perspectives required by City staff. Rooftop equipment must be screened in accordance with a screening plan approved by City staff. 37. The materials utilized for the drive through on the bank site shall be the same materials as used the remainder of the principal building on that site. 38. The four stand-alone buildings shall consist of four-sided architecture and shall be of similar architectural quality and materials as the Target building and in -line retail space. Resolution No. 2005-55 September 20, 2005 4 Dated: September 20, 2005 Attest: Ge.,(f, /4,4,f44_, Chad M. Adams, City Administrator - Clerk 4 ,,,,1 Bruce D. Workman, Mayor The motion for the adoption of the foregoing resolution was duly seconded by member Cavanaugh upon vote being taken thereon, the following voted in favor thereof: Brinkman, Weir, Workman, Cavanaugh, Smith And the following voted against same: None Whereupon said resolution was declared duly passed and adopted. Resolution No. 2005-55 September 20, 2005 6 39. Wing wall details for the west wall of the Target building shall be submitted for staff review and approval. 40. All trash and recycling enclosures must be located inside the principal buildings. Streets, Parking and Access 41. The Development is subject to the review and approval by Hennepin County, including but not limited to the August 31, 2005 memo. The Applicant shall comply with any conditions of approval by the County. 42. The Development is subject to the review and approval by MnDOT, including but not limited to the permits dated September 1, 2005, and September 15, 2005 The Applicant shall comply with any conditions of approval from MnDOT. Landscaping 43. The Applicant must revise the landscaping plan to replace the Greenspire Littleleaf Linden, with a Redmond Linden, the Fallgold Ash street tree with a Common Hackberry and the Amur Maple with a Serviceberry, or Redbud northern clump- Minnesota strain). 44. The Applicant must revise the tree preservation plan to meet City requirements. The following condition be met prior to issuance of certificate of occupancy: 45. The Applicant must receive a No Action determination from the Minnesota Pollution Control Agency for the Development on its behalf and that of the City prior to receiving certificates of occupancy from the City for any buildings within the Development. The City will not accept any Subdivision Improvements until this determination has been received. The following conditions be met prior to issuance of signage permits: 46. All signs shall be in compliance with the signage plan received by the City on June 20, 2005. Any revisions must be approved by City staff 47. The Development plans shall be revised so that the marked crosswalk areas are signed. 48. The Development plans shall be revised to identify that the handicap signs state 200 fine. Resolution No. 2005-55 September 20, 2005 5 EXHIBIT A TRA Parcel 1: Lot 1, Block 3, Cherry Hill Farm, according to the recorded plat thereof, and situate in Hennepin County, Minnesota. Abstract Property Parcel 2: Outlot C, Cherry Hill Farm, according to the recorded plat thereof, and situate in Hennepin County, Minnesota. Abstract Property Parcel 3: That part of Lots 20 and 21, Auditor's Subdivision Number 241, Hennepin County, Minnesota, described as commencing at a point on the East line of said Lot 21 distant 354.13 feet South from the Northeast Corner of said Lot 21; thence West, at right angles to said East line, a distance of 800 feet; thence South, at a right angle, 130.88 feet to the actual point of beginning; thence West, at a right angle, 150 feet; thence South at a right angle, to the intersection with the Northerly right of way line of State Trunk Highway No. 55; thence Easterly along the Northerly right of way line of State Trunk Highway No. 55 to its intersection with the West line of the East 800 feet of said Lots 20 and 21; thence North along said West line to the actual point of beginning. Abstract Property CC&M That part of Lot 21, Auditor's Subdivision Number 241, Hennepin County, Minnesota, described as follows: Beginning at the Southwest corner of Lot 22 of said Auditor's Subdivision No. 241; thence West along the North line of said Lot 21 a distance of 324.21 feet to the Northwest comer of said Lot 21; thence South along the West line of said Lot 21 a distance of 360.0 feet; thence East at right angles (approximately 490 feet) to a point on the West line of the East 1150 feet of said Lot 21; thence North along the West line of the East 1150.0 feet to the North line of said Lot 21; thence West along the North line of said Lot 21 to the point of beginning. Abstract Property Resolution No. 2005-55 A-1 September 20, 2005 Wallace Cates, Jeffrey Cates and Robert Mattson Outlot A, Cates Medina Addition, according to the recorded plat thereof, and situate in Hennepin County, Minnesota. Abstract Property City of Medina The West 100 feet of the East 110.00 feet of the North 100.00 feet of the South 286.00 feet of that part of Tract A, Registered Land Survey No. 161, lying Northerly of a line drawn parallel with the North line of said Tract A from the Northeast corner of Tract C, said Registered Land Survey, County of Hennepin. Being registered land as is evidenced by Certificate of Title No. 629694. Medina Recreations Inc. That part of Tract A, Registered Land Survey No. 161, Hennepin County, Minnesota, lying South of a line drawn parallel with the North line of said Tract A from the Northeast corner of Tract C, said Registered Land Survey to the East line of said Tract A and East of a line 60 feet East of, measured at right angles to and parallel with the Northerly and Southerly extension of the East line of said Tract C. Being registered land as is evidenced by Certificate of Title No. 562211. The Raskobs That part of Tract A, Registered Land Survey No. 161, Hennepin County, Minnesota, lying North of a line drawn parallel with the North line of said Tract A, from the Northeast corner of Tract C, said Registered Land Survey to the East line of said Tract A, and East of a line 60 feet East of, measured at right angles to and parallel with the Northerly extension of the Easterly line of said Tract C, except the West 100.00 feet of the East 110.00 feet of the North 100.00 feet of the South 286.00 feet thereof. Being registered land as is evidenced by Certificate of Title No. 1138863. Medina Motor Inn Lot 1, Block 1, T.R.A. Addition, according to the recorded plat thereof, and situate in Hennepin County, Minnesota. Abstract Property Resolution No. 2005-55 September 20, 2005 A-2 Clydesdale Marketplace Development Guidelines  Overview As a gateway to the City of Medina this development blends retail and hospitality uses. The project maintains some features of the natural site and seeks to create new, attractive design and landscape features that will complement the City of Medina. · Nature o Color palette drawn from the Autumn season. o Provide opportunities for walking paths. throughout the site. o Create places to relax and gather. o Utilize wetlands and stormwater as an amenity with ponds and water features. · Preservation o Maintain some of the significant trees and wetland area. · Community o Provide a pedestrian scale development that reinforces a downtown “commercial node” experience. o Create a hierarchy of spaces for commuters and shoppers, and residents that slows the pace of traffic and experience as you travel through the site. Clydesdale Marketplace Development Guidelines  Introduction This retail development in Medina, MN is proposed by Ryan Companies US, Inc. This document is created to help direct design solutions and define character for this project. It is also intended to provide concepts for future development. Purpose The primary purpose of Development Guidelines is to set basic parameters, describe preferences and illustrate design intent. These guidelines serve as a framework within which creative design can and should occur. There is no one prescribed solution, but many options that can meet the basic requirements and intent of this document. Application The format and content of these guidelines are specifically tailored for use as a reference workbook for both the retail center and outlot development. It outlines issues and recommendations that apply to the entire project area as well as highlights specific guidelines that apply to each parcel. Implied Responsibility All participants in the development of this project area must recognize the local and community impacts of this project and the various systems that play an important role. Each building must fit within the context of the entire plan. Individual projects must complement, not compete with, adjacent development in terms of public space, walk and trail connections, stormwater management solutions, street layout, parking strategies, land use mix and building design. Development Guidelines Overall Guidelines There are a number of guidelines that apply to the entire project including recommendations for stormwater management, streets, land use, parking, and other development components. Many of these overall project guidelines overlap, or are integrated with one another. For ease of discussion they are categorized according to a list of layers, similar to those on a master plan map: · Context – local, city, regional. · Water Management – surface water features, stormwater management. · Green Structure – trails and open space. · Land Use Mix – preferred uses, horizontal mixed use. · Streets and Blocks – access and circulation. · Architecture – built form, character of development. · Parking Strategies – quantity, location, type. · Transit – automobile, bus, other options. The proposed and future design solutions for development within the project area, must demonstrate an understanding of the interplay between these layers. Clydesdale Marketplace Development Guidelines  Context Although unique to Medina, the project is not intended to be a stand alone district within the City; instead, will be a part of, and connect with a variety of local, city-wide and regional systems. Guideline Recommendations To ensure that the Project takes full advantage of local and regional systems, development should: · Provide safe, easily recognized connections to city, and county trail corridors. · Make provisions for city and regional transit service and amenities and encourage their use. · Integrate with and complement the existing (and future) street framework. · Become an integral part of the city and county drainage/ stormwater management plan. Examples Open space will be easily accessible to all residents and people who work or visit the area. · Bikeways and pedestrian routes in the project must be designed for safety and ease of access. · Overall project design (and all future development within the project area) should accommodate stormwater within each new project, and highlight stormwater as an amenity. Clydesdale Marketplace Development Guidelines  Water features and drainage systems are essential components of the project. The potential mix of ponds, wetlands, fountains will provide focal amenities within the framework of an environmentally responsible, visually pleasing strategy to manage stormwater. Water elements are not intended to be separate stand alone features, but instead should be integrated with the variety of green spaces, trails, public open space, and gathering areas. Guideline Recommendations Water Management guidelines not only define the overall role and character of public space, but also encourage each development parcel to address the following: Water Management · Create signature water features (ponds, fountains, wetlands, etc.) as major visual amenities. · Promote high quality, creative and appealing aesthetics for all components of the water systems. · Integrate stormwater management components (meeting both water quality and quantity requirements). Example Integration of water and landscape, design creativity, use of quality materials and safety concerns are the critical objectives to be met. Water feature design should include both natural and informal forms (such as ponds) and should explore creative ways to integrate wetland/ rain garden landscapes with active urban spaces. Clydesdale Marketplace Development Guidelines  The overall design framework of the project creates a system of links between open spaces and wetlands via pedestrian trails. Of equal importance is the contribution from each use and each element of the development to this network of connections and green space throughout the project. Guideline Recommendations Green Structure guidelines encourage the following: · Work with the City to create an integrated system that links with existing city and county trails and open space networks. · Encourage the development of inviting, innovative and usable green space as integral parts of overall development. · Integrate stormwater management components (meeting water quality and quantity requirements) within the development. Together, the system of public and semi-public green space will result in a welcoming public realm throughout the new development. Green Structure Examples Based on the Concept Plan for the project, a variety of green spaces is proposed including: · Elements such as green areas, plazas, and seating areas characterize a pedestrian- oriented environment. · Green space should connect with other open space elements, providing a focal point for activity and a sense of place. Clydesdale Marketplace Development Guidelines  The Concept Plan identifies the proposed mix and the approximate location of the various land use types for the project. Together with the Zoning Code, these guidelines focus on the following overall objectives: · Promote an interesting mix of building styles, scales and massing over the different parts of the project. · Support creative, innovative, high-quality design solutions as the benchmark for success. · Integrate pedestrian connections through out the project. · Provide a variety of commercial types of development. Examples · Buffer and transition different parcels by use of landscape features. · Create areas for large-scale, auto-related uses, separate from smaller scale formats to provide varied user experiences. · Utilize the existing topography and landscape features to the best extent possible. · Uses shall promote pedestrian friendly streets, and configurations to control vehicular traffic. Land Use Mix Clydesdale Marketplace Development Guidelines  Streetscape Entrances to the project must balance a high level of service for the automobile with attractive and inviting amenities for the pedestrian including: · Provide gracious sidewalk width to invite pedestrian traffic. · Install street trees within tree grates in sidewalks and pedestrian plazas to frame and provide shade. · Provide street lighting that meets all safety standards and design criteria, while maintain the unique character for the project. · Provide bollards for pedestrian safety and building security, where appropriate at street corners, building entries, and other sensitive locations. Lighting may be integrated in to the street corner bollards to provide additional safety and as a night time visual element. Streets & Blocks The Concept Plan defines a specific strategy for the layout of the retail center and the outlets. The size, type and configuration of this street hierarchy is based on a combination of projected traffic volume, existing and future road connections, level of service at intersections, adjacent land use and desired aesthetic character. The project encourages a mix of large and small floor plates, accommodating auto-oriented uses. This suggests even greater attention be paid to public realm and streetscape improvements that not only accommodate vehicles, but also invite bicycle and pedestrian traffic. Surface parking areas provided through out the project with convenient access to storefronts, but present an additional challenge to the overall visual character and aesthetic appeal of this area. While green space is identified in the project, focus on gathering spaces and wide sidewalks are necessary. A consistent and attractive streetscape is also essential. Public realm and streetscape guidelines include the following. Public Realm Public Spaces should: · Focus on pedestrian connections and small gathering areas. · Encourage a balance of hardscape with landscape; a mix of pavements with plantings. · Provide small urban plaza integrated with building entries or taking advantage of shared space between buildings and outlots. · Promote safety and security in all design solutions, including landscape lighting, views into the site and accessibility. · Provide seasonal interest and color; promote quality materials and finishes. Clydesdale Marketplace Development Guidelines  Buildings make a significant contribution to the first impression of the project. Buildings form gateways at the major entries into the site, architectural elements and choice of materials convey a certain character and the scale or massing of structures begins to define the feel or experience of this place. The overall design and specific details of the buildings should make the project unique, inviting and memorable. Architecture guidelines include the following: Building Design, Character and Expression · Provide a variety of building types and styles expressed both in large scale (overall building) and small scale (design details). · Promote interesting, animated architectural features without being thematic or artificial – faux decorative elements are discouraged. · Promote 4-sided architecture at the outlot avoiding large, unarticulated side and rear elevations. · Emphasize important nodes by placing distinctive architectural elements or interesting facades at these prominent locations. Scale, Proportion and Building Height · Provide a variety of building heights, perhaps related to changes in use or at demising walls – retail buildings should express 12 to 14 foot floor heights. · Articulate front façades with projections and recesses. Street Presence · Emphasize pedestrian experience with architectural features at street level – canopies, material details, decorative light fixtures. · Encourage a variety of color, texture and materials to complement other streetscape elements and buildings within the project. · Conceal service entries, loading facilities and mechanical services from view. Architecture Windows and Doors · Optimize glass openings for ground level front facades in the village. · Provided recessed entries. · Use lightly tinted glass for all windows and doors where reasonable – mirrored, reflective glass or highly tinted glazing is not allowed. Materials · Provide a diverse mix of materials, applied in a variety of proportions, exposures, and detailing within a block or along a street. · Encourage durable, high-quality materials – local sources if available. · Main building facade and the sides facing internal streets shall use a minimum of 35% Class I building materials. Clydesdale Marketplace Development Guidelines  Architecture Guideline Recommendations Of all the layers that combine to form the project Concept Plan, architecture will typically be the most prominent component. Both visually and physically, architecture plays a major role in defining the overall design character and mix of uses. It is crucial that the design and location of buildings address these architectural guidelines with specific emphasis on the following: · Promote a variety of building types, including a range of height, scale and proportion, that supports an integrated mix of shopping destinations, food venues, service businesses, and other proposed uses. · Provisions for handicapped accessible facilities shall be provided as required by Minnesota state law. · Exterior materials and finishes shall be durable, non-combustible, and should convey a sense of consistency between adjacent buildings. All sides of buildings that face streets and driveways should have the same level of architectural detail. Material changes should not occur at interior or reverse corners or external corners. The exterior finish of buildings should be shall have at least 30% of the following materials: • brick • natural stone • granite • glass • metal panels • specialty concrete • opaque panels • masonry stucco • decorative concrete, precast concrete panels, and architectural rock face CMU may be used, provided the panels do not exceed 70% of exterior materials* • up to 20% may be wood, anodized aluminum or similar ornamental metals and my be used as an accent material if appropriately integrated into the overall building design * Decorative concrete includes concrete that is: 1) burnished to create a terrazzo appearance, 2) professionally colored and patterned ti create a high quality earth tone brick appearance, 30 professionally colored and patterned to create a high quality white earth tone or stucco appearance (not EFIS), 4) professionally colored and patterned to create a high quality travertine appearance. · Storefronts will be aluminum framing and glass as required by code. Tenant’s frontage will include storefront expanses in accordance with the City approved PUD design guidelines. At least 60% of the linear length of street-facing facades must contain windows and doors. · Minimize the impact of all mechanical equipment as viewed from ground level. Mechanical equipment located on the roof or around the perimeter of a structure shall be screened by a raised parapet, by comparable and compatible exterior building materials, or painted to complement the building materials in order to diminish its impact. · The site shall have asphalt paving at parking areas and driveways. The periphery of parking and driveways shall have poured in place concrete curbing. Clydesdale Marketplace Development Guidelines 0 · Site lighting shall be dark skies compliant and in accordance with current ordinances. The rear facades of buildings shall have lighting at entrances only to help minmize the impact to neighbors. Light fixtures shall be downcast, cut off type units, concealing the light source from view and preventing glare. Uniformed ornamental street lighting shall be used to integrate the Clydesdale Marketplace with the downtown Hamel lighting. Minimum light levels shall be .9 foot candle at general parking and pedestrian areas, as well as, 1.0 foot candle at vehicular use areas. · All exterior loading and service areas must be completely screened from ground level view from adjacent streets, except at driveway access points. The trash area adjacent to the premises shall consist of a concrete slab and screening that is integral with the building. · All areas of land other than occupied by building, parking, or driveways shall be landscaped with sod, mulch, and/or rock material in planting beds. Provide understory trees, shrubs, flowers, and ground covers deemed appropriate for a complete quality landscape treatment of the site to comply with City ordinances · No sign, symbol, or advertisement shall be placed or maintained on the exterior walls of, or above, the premises except signs complying with the City’s PUD sign ordinance. All signs shall have individual back illuminated letters unless otherwise approved. Color to be selected by the tenant. Internally illuminated, individual channel letters shall mounted directly to the facade or to a raceway that matches the building sign band color. Balancing the realities of car-related necessities (streets, parking and so on) with potential for future transit service, along with the desired character of the project is a significant challenge. The goal is to provide adequate parking; both quantity and Architecture Clydesdale Marketplace Development Guidelines  Parking location, while promoting creative strategies that support the overall needs of the project and the community. Guideline Recommendations Parking guidelines encourage the following: · Utilize a combination of landscaping and landform to screen parking areas from major streets and important views (Highway 55) · Create strategies for shared parking between adjacent uses, taking advantage of peak and off-peak cycles, business hours, night time activities, special events and other needs · Provide locations for bicycle storage throughout the project area at appropriate locations · Explore various landscape approaches to soften parking area edges, provide shade, integrate native plantings, offset islands and other ideas to reduce the visual impact of parking areas The project is designed to be transit ready in a way that provides a walkable public realm and a connected street system. The Concept Plan recognizes the importance of providing transit options other than the typical car. Clydesdale Marketplace Development Guidelines  Transit Guideline Recommendations Transit is an important component to the overall plan, with expectations for car trips to increase. It is a goal of the developer to promote transit use, based on the following guidelines: · Understand and take advantage of opportunities to use existing and proposed transit components. · Provide facilities specifically linked to uses and character including signage and lighting for way- finding and bicycle amenities. · Provide for future connections for bus and transit links. Overview The Master Plan identifies four distinct, but connected 6/21/2005 1 Revised Sign Matrix MEDINA SIGNAGE :COMPARING RYAN'S PROPOSAL TO CITY PUD 6-9-05 Update: Monday, June 20, 2005 TARGET SIGNAGE OKAY IDENTITY TOWER RYAN / MEDINA STAFF TOTAL SIGNAGE SQUARE FEET 240 S.F. SIGNAGE SQ.FT. PER SIDE 120 S.F. TOTAL HEIGHT/ FT. 18 FT. % TARGET BULLSEYE / SQ.FT. 80% % JR. BOX / SQ. FT. 20% MONUMENT SIGN RYAN / MEDINA STAFF SIGNAGE SQ.FT. PER SIDE 87 S.F. SIGNS ALLOWED 4 EQUAL SIGNAGE DISTRIBUTION 21.75 TOTAL S.F. TOTAL HEIGHT/ FT. 10 FT JUNIOR BOX RYAN / MEDINA STAFF TOTAL SIGNAGE SQUARE FEET 250 S.F. IN-LINE RETAIL RYAN / MEDINA STAFF 20' BAY STORE FRONT ( 440 SQ.FT. BUILDING FRONTAGE) TOTAL SIGNAGE SQ.FT. 44 SQ.FT. PERCENT BUILDING FRONTAGE 10% 40' BAY STORE FRONT ( 880 SQ.FT. BUILDING FRONTAGE) TOTAL SIGNAGE SQ.FT. 88 SQ.FT. PERCENT BUILDING FRONTAGE 10% OUTLOTS RYAN / MEDINA STAFF Signs shall only be placed on the building facades • one per elevation • 3 signs max (any type) • 6% of building frontage in square feet • Individual outlot tenants will discuss with staff their signage plan as they apply for building permit T2223 Medina Legend DU Door Existing DU Proposed DU 300 ft N ➤➤ N Wayfinding Blade Sign Wayfinding Blade Sign T-2223 Medina, MN : Exterior Elevation Refresh March 29, 2022 Proposed Front Elevation Existing Condition MANUFACTURE AND INSTALL BEACON SIGN AS SHOWN AND NOTED.125” ALUM SKIN & FRAME . COPY TO BE ROUT-OUT WITH 1/4” PUSH THRU.PUSH THRU IS 1/2” SHOULDER-CUT CLEAR ACRYLIC W/ FIRST SURFACEWHITE VINYL AND DIFFUSER 2ND SURFACE. TOP (LOGO) IS 7328 WHITE ACRYLIC VINYL GRAPHICS FIRST SURFACE.SERVICE DOORS AS REQUIRED. ALL FASTENERS TO BE COUNTER-SUNK SCREWS. FACES AND POLE COVER TO BE PAINTED RED (SEE CHART) WHITE LED ILLUMINATION WITH SOLAR PANELS. BATTERIES SELF CONTAINED AS NOTED. DESCRIPTION OF WORK NOTE: -Solar Panel to be 120Watt Solar Panel (Dimensions 2'-2 1/2" x 4'-0") Target Drive-Up Beacon 4' - 0 " 4' - 0 " 5' - 1 0 " 5' - 1 0 " 2' - 0 " 2' - 0 " 2"2" 4" 12 ' - 0 " 12 ' - 0 " 11 " 11 " 1'-0" 12'(FT) DRIVE-UP BEACON | FOUR(4) SIDED | SOLAR POWERED 12'(FT) DRIVE-UP BEACON | FOUR(4) SIDED | SOLAR POWERED BATTERIES TO BE HOUSED IN LOWER CABINET SECTION. AREA FOR BATTERIES TO BE SEALED TO PREVENT MOISTURE scale 1/2"=1'-0"scale 1/2"=1'-0" BRACKET & SUPPORT - WHITE SOLAR PANEL - BLACK 8" MANUFACTURE AND INSTALL BEACON SIGN AS SHOWN AND NOTED .125” ALUM SKIN & FRAME . COPY TO BE ROUT-OUT WITH 1/4” PUSH THRU. PUSH THRU IS 1/2” SHOULDER-CUT CLEAR ACRYLIC W/ FIRST SURFACE WHITE VINYL AND DIFFUSER 2ND SURFACE. TOP (LOGO) IS 7328 WHITE ACRYLIC VINYL GRAPHICS FIRST SURFACE. SERVICE DOORS AS REQUIRED. ALL FASTENERS TO BE COUNTER-SUNK SCREWS. FACES AND POLE COVER TO BE PAINTED RED (SEE CHART) WHITE LED ILLUMINATION WITH SOLAR PANELS. BATTERIES SELF CONTAINED AS NOTED. DESCRIPTION OF WORK 4 5 ° NOTE: SOLAR PANEL TO BE AT 45 DEGREE ANGLE FACING SOUTH 12'(FT) DRIVE-UP BEACON w/ SOLAR PANEL MATERIAL FINISH COLORS CAR LOGO COLORS Cabinets Header/Supports Target Red II R139422 AKZO (FULL GLOSS) Target Red PMS 186 AKZO 100% WHITE (FULL GLOSS) DARK RED PMS 188 7328 WHITE Acrylic DARK GRAY PMS 425 CLEAR Acrylic W/ DIFFUSER LIGHT GRAY PMS 421 Logo Face Push-Thru Copy NOTE: Solar Panel to be 120Watt Solar Panel (Dimensions 2'-2 1/2" x 4'-0") STUB PIPE AND PLATE IN FOOTER TO BE PROVIDED BY FEDERAL HEATH. LENGTH OF STUB PIPE (1'-8") Controller House is shelves (timer) Removable Panel for Access 2" TALL x 1/2" DEEP x 11 1/4" WIDE REVEAL NOTE SOLAR PANEL, MOUNTING BRACKET AND BATTERIES TO SHIP DIRECT TO INSTALLER AND BE INSTALLED IN THE FIELD. NOTE SIGNS TO BE DESIGNED FOR TWO WIND LOAD ZONES. (180 MPH) (APPROPRIATE STRUCTURAL DESIGN TO BE USED FOR LOCATION AS REQUIRED) 3” ROUND LOUVERED VENT 3” ROUND LOUVERED VENT (4” TO CENTER) REMOVABLE SERVICE DOOR TO HAVE TAMPER PROOF SCREWS. PART# X93410024SS9H. BIT FOR THIS FASTENER IS PART#125HT0864A HEX BIT 4" 1'-6" DIA .1'-6" DIA . COPY - ROUTED OUT W/ 1/4" PUSH-THRU (4 SIDES) 1.82 SF LOGO - ROUTED OUT WINDOW W/ WHITE ACRYLIC BACK-UP(4 SIDES) DIGITALLY PRINTED VINYL GRAPHICS 0.49 SF 2' - 8 3 / 4 " 2' - 8 3 / 4 " 8 3/4" 8"8" 4' - 2 3 / 4 " BEACON: 24VOLT SOLAR POWERED DRIVE UP BEACON SIDE B SPECIFICATIONS: •GRAPHICS ROUTED OUT OF ALUMINUM FACE •18MM CLEAR PUSH-THRU ACRYLIC GRAPHICS •WHITE A9001-T TRANSLUCENT VINYL AAPLIED 1ST & 2ND SURFACE •LOGO TO BE DIGITALLY PRINTED & APPLIED 1ST SURFACE •WHITE LED ILLUMINATION D/F SCALE: 1/2" = 1'-0" SPECIFICATIONS: •GRAPHICS ROUTED OUT OF ALUMINUM FACE •18MM CLEAR PUSH-THRU ACRYLIC GRAPHICS •WHITE A9001-T TRANSLUCENT VINYL AAPLIED 1ST & 2ND SURFACE •LOGO TO BE DIGITALLY PRINTED & APPLIED 1ST SURFACE END VIEW SIDE BSIDE A 6' - 0 " 58 " 6" 8" 20" 22" 8" 25" 10" 3" 12 " 25 3 / 8 " 10 " 4" A 14" DIRECTIONAL BLADE SIGN (6 FT OPTION) 14 " 25" (Concrete Base) PLAN VIEW (TYP) 1 CITY OF MEDINA 1 PLANNING COMMISSION 2 DRAFT Meeting Minutes 3 Wednesday, August 10, 2022 4 5 1. Call to Order: Chairperson Nielsen called the meeting to order at 7:00 p.m. 6 7 Present: Planning Commissioners Ron Grajczyk, John Jacob, Beth Nielsen, Cindy Piper, 8 Justin Popp, Braden Rhem and Timothy Sedabres. 9 10 Absent: None. 11 12 Also Present: City Planning Director Dusty Finke and Associate Planner Deb Dion 13 14 2. Changes to Agenda 15 16 No comments made. 17 18 3. Update from City Council Proceedings 19 20 Finke provided a brief update on recent Council actions. He noted that the Council will be 21 holding a budget open house meeting prior to the regular meeting on September 6th. 22 23 4. Representative at Next City Council Meeting 24 25 Finke advised that the Council will be meeting the following Tuesday and Rhem volunteered 26 to attend in representation of the Commission. 27 28 5. Planning Department Report 29 30 Finke provided an update. 31 32 6. Public Hearing – Medina Apartments LLC – 500 Hamel Road – Concept 33 Plan for Construction of a 97-Unit Apartment Building (PID 34 1211823310048) 35 36 Finke presented a concept plan for a 97-unit apartment building proposed to be located at 500 37 Hamel Road. He stated that the subject site is about 7 acres in size, with a net acreage of just 38 under five acres when the wetlands are removed. He reported a net density of 19.8 units per 39 acre. He reviewed the surrounding uses and stated that the subject site is zoned and guided as 40 Uptown Hamel and contemplates a mix of residential and commercial uses with a density 41 range of four to 20 units per acres. He noted that underground parking would be required to 42 support more than 15 units per acre. He stated that this is an opportunity to provide feedback 43 to the developer prior to submission of formal application. He stated that the proposed 44 building would front Hamel Road and would be four stories, with the bottom story to be 45 underground parking. He noted that there would be additional parking proposed north of the 46 building. He stated that this site has utilities running in the front of the site near the road and 47 therefore the building would be proposed to be setback from the road by 30 feet in order to 48 not interfere with those utilities. He reviewed details of the rendering provided by the 49 applicant as well as the proposed access and trail. He noted that if this moves forward, staff 50 would recommend onsite recreation improvements because of the distance to a regional park. 51 2 He noted that this project would utilize private sewer and water services. He commented that 52 this site was previously considered for a villa project and the debris on site was discussed in 53 depth. He noted that this project would need to follow the similar process identified for 54 debris removal. He stated that the applicant would propose permitted architectural materials 55 and provided additional details on the architectural details proposed. He commented that 56 there are relatively few sites that have been designated for higher density development and 57 this is one of them. 58 59 Piper asked if this is the same property that was reviewed the previous year for a similar 60 development. 61 62 Finke stated that the City granted preliminary plat approval for a 17-unit villa development 63 on this site. 64 65 Rhem asked if the first-floor elevations would be above grade. 66 67 Finke provided additional details on the grade. 68 69 Rhem asked for more clarification on the third-floor setback. 70 71 Finke replied that the zoning district requires a third story to be setback from the other two 72 stories. 73 74 Grajczyk asked for details on the infrastructure. 75 76 Finke replied that the developer would install the infrastructure necessary. He noted that this 77 use would not require a sewer or watermain extension, whereas the previous concept for this 78 property would have had a looper watermain. 79 80 Popp asked if there were any standout concerns related to traffic from WSB. 81 82 Finke replied that WSB suggested a right turn lane into the site. 83 84 Mark Buchholz, applicant, stated that they are willing to work together to achieve a common 85 goal in a respectful manner. He provided background information on their company which 86 began 30 years ago. He commented that their narrative provides information about the 87 project. He stated that this development would provide vibrancy to the area and fulfill a 88 demand for high density housing in the community. He stated that they felt that this would 89 be the highest and best use for the site given the proximity to Highway 55 and the location off 90 Hamel Road which is a collector roadway. He noted that this would provide a transition from 91 industrial, to medium density and low-density housing. He stated that they hold Uptown 92 Hamel in high regard and therefore want to bring a good project to that area. He provided 93 details on previous projects they have completed, even on highly contaminated sites. 94 95 Popp asked if there an approximate sale price for the units. 96 97 Buchholz replied that these would be luxury apartment rentals. He recognized that there can 98 be a stigma towards rental units, but these would be luxury and their company would 99 continue to manage the property. He stated that apartment living is not just for those that 100 cannot afford something else, as there are people that desire that type of living. He stated that 101 this provides an opportunity for people that do not want to maintain yards and property but 102 still want to stay in the community. He stated that the average rent would be about $2,000 103 per unit and would range from $1,500 to above $2,000. 104 3 105 Popp stated that development opportunities have come forward on this parcel in the past and 106 the contamination has been a big discussion item. He asked for details on the plan to mitigate 107 that. 108 109 Buchholz stated that when they look to purchase a property, they complete due diligence on 110 the site. He stated that they also have experience in contaminated sites, therefore they do not 111 have concerns in properly managing that material. 112 113 Jacob asked for details on the clean up process for the site, how long that would take and 114 where the materials would be disposed of. 115 116 Mark Kiefer, environmental consultant, stated that construction material has been buried on 117 this site and common contaminates have been created as a result. He stated that this type of 118 contamination is not mobile. He stated that they did complete soil samples. He stated that he 119 helped to draft the response action plan for the previous development proposal for this site 120 and that would be updated and submitted to the MPCA by September 1st. He stated that this 121 firm would have people onsite during the construction process and removal of materials. He 122 stated that putting a building on top of this site would probably be the best solution as 123 rainwater is just infiltrating on the site currently. He provided details on the removal and 124 construction process noting that full excavation of the material would not be required. He 125 stated that they would remove the materials necessary to make the site safe and support 126 construction. He stated that there would be an environmental covenant for the site that would 127 remain with the property. 128 129 Piper asked where the contamination is located on the site. 130 131 Kiefer replied that it is primarily located where the parking lot would be. 132 133 Piper commented that there are 121 parking spaces proposed and asked how many of those 134 would be located underground. 135 136 Buchholz replied that there would generally be a one-to-one ratio of units to underground 137 parking stalls. He stated that their proposal exceeds the number of parking spaces required as 138 well. 139 140 Jacob asked if on street parking would also be a part of this project. 141 142 Finke stated that although street parking is encouraged in Uptown Hamel, this proposal 143 would not include on street parking. He noted that staff would most likely continue 144 discussions about the possibility of including on street parking. 145 146 Piper asked if there would be elevators in the building. 147 148 Buchholz replied that there would be one elevator in the building. 149 150 Piper commented that there would be children living in the building and asked where they 151 would play. 152 153 Buchholz stated that they are committed to providing as much green space as possible and 154 noted the greenspace to the east as well as the proximity to Hamel Park. He stated that they 155 are open to discussing additional recreational opportunities. 156 157 4 Nielsen asked if the applicant is in agreement with the conditions and input within the staff 158 report. 159 160 Buchholz confirmed that they do agree with the majority of those comments. He stated that 161 they believe the current design meets the design criteria related to the third story setback. 162 163 Nielsen asked if the developer is considering any allocation of affordable housing units. 164 165 Buchholz replied that they are not as they would be marketing these units as luxury 166 apartments. 167 168 Nielsen asked if the applicant has considered a more integrated design with the property to 169 the east. 170 171 Buchholz replied that they would be open to that but have not yet had conversations with the 172 property to the east but are open to those conversations. 173 174 Rhem referenced the recommendation from Hamel Fire for a second access and asked if that 175 has been considered. 176 177 Buchholz stated that he interpreted that comment to be either to have a second access or 178 demonstrate that a fire truck could loop through. He noted that they were planning to 179 demonstrate that the vehicle could loop through. 180 181 Grajczyk asked if the site would be built up through grading. 182 183 Buchholz stated that there are some restrictions related to water levels that dictate the lowest 184 floor, which would be the underground parking. He stated that while he would like to keep 185 that low, they also have to meet the requirements of the watershed district. He stated that 186 their plan would be to bring fill in. 187 188 Todd Olin commented that he was also involved in the previous application. He stated that 189 the lowest level elevation was defined for the site based on the stormwater basin and wetland 190 which provided data on the lowest floor elevation. He stated that they can meet those 191 regulations, which require that the building be lifted up a bit but that can be softened visually 192 while ensuring there is not a water problem. 193 194 Sedabres stated that there is a wide range in the density for this property and asked how it 195 was determined that the right fit for this site would be 97 units. 196 197 Buchholz replied that there is a lot of land that they would not be disturbing as there are over 198 six acres on this property. He stated that they feel that this density would be appropriate and 199 would bring families and individuals to the area that would support the local businesses and 200 could draw in additional desired commercial development in Uptown Hamel. 201 202 Sedabres asked if the applicant owns the property and whether they are the sole entity 203 involved in the LLC. 204 205 Buchholz replied that his firm does own the property. 206 207 Nielsen opened the public hearing at 7:47 p.m. 208 209 5 Finke acknowledged the 15 comments received prior to the meeting that will become a part 210 of the public record. 211 212 Fred Stetler, previous developer for this site, commented that he did his darndest to make his 213 project work with the challenges on the site. He noted the contaminates, soil corrections, and 214 improper location for the regional ponding basin. He stated that those challenges ate up the 215 profit margin and there was no contingency left, therefore the project could not move 216 forward. He commented that the contamination is a result of the buried building not a toxic 217 dump. He stated that this building would be positioned in a way that mostly does not disrupt 218 that buried debris therefore very little material would have to be removed from the site. He 219 stated that this would be luxury apartments and would be a beautiful building. 220 221 Deb Connoly, 3411 Elm Creek Drive, stated that the vision for Uptown Hamel is to be 222 distinctive with greenspace and plazas. She stated that integrated and coordinated design is 223 also mentioned. She did not believe that this property would meet any of those goals as the 224 building would be out of scale compared to other properties and the design is quite common. 225 She stated that she was also concerned with density and traffic increases. She stated that a 226 widening of Hamel Road is mentioned and asked how that would impact the current residents 227 and who would be responsible for that cost. She believed that this project only benefits the 228 developer and Met Council. She asked if a luxury apartment dweller would want to live 229 between a railroad track and an industrial building. 230 231 Nielsen asked what the resident would like to see on the site. 232 233 Connoly replied that she would be fine with housing but perhaps half the scale. She stated 234 that she would also be fine with a warehouse. She stated that with outside parking there 235 would need to be lighting at all hours of the night which would also be a concern. 236 237 Nielsen asked that all speakers not only provide their comments, but also comment on what 238 they would like to see on the site if they do not support this concept. 239 240 Frank Mignon, 3360 Red Fox Drive, expressed concern with the name of the company and its 241 limited liability status. He asked the gross size of the building. He stated that if the 242 developer cannot build the building, they are not suable because of its limited liability. He 243 stated that he has lived in Hamel for 40 years and was required to purchase four acres in order 244 to build one home. He asked if this would be the largest number of units on a property in 245 Medina. He stated that even though the company has 30 years of experience, the creation of 246 this limited liability status takes that away. He stated that he would not want to see this 247 number of units on the property. He stated that perhaps it is time for him to move on, but he 248 still wants the best for those that will remain. 249 250 Kendall Aro, 34345 Elm Creek Drive, stated that her concerns have already been shared by 251 others and therefore she will jump to her proposed alternatives. She suggested reducing the 252 scale of the building, finding nontoxic land for this development, do not build anything on the 253 site and turn it into a nature preserve, build a mix of rental residential and commercial space, 254 build on slab, or to change the design. She stated that this type of development is common in 255 North Dakota and is not aesthetically pleasing and would not be a good fit for Uptown 256 Hamel. 257 258 Jennifer Bell, 3485 Elm Creek Drive, commented that she moved from Uptown Minneapolis 259 and has two young children. She stated that she is very familiar with large apartment life and 260 that is the opposite of the reason she moved to this area. She noted that many of her 261 comments have been covered by previous speakers and through her written comments. She 262 6 noted that the previous developer mentioned that the MPCA views this as a brownfield and if 263 there is a way to keep that, that would be the recommended method. She asked why then this 264 is not just left alone. She commented that she has not seen a plan that would mitigate that 265 cleanup in a way that does not impact the existing residents. She stated that she would prefer 266 to see a two-story building with perhaps commercial or a restaurant use. She commented that 267 there has to be a middle ground between the 17 units previously proposed and the 97 units 268 proposed in this concept. 269 270 Grant Kirt, 575 Hamel Road, stated that he does not have air conditioning and was concerned 271 that the contamination could be mobilized into his home during construction. He stated that 272 he loves the quiet nature of Hamel, and he currently lives across from an open field. He was 273 unsure the length of construction and the impact that noise would have on his home. He 274 commented that people already speed on the roadway and was concerned with adding that 275 number of vehicles. He stated that he loves seeing and hearing the train go by and 276 commented that 97 units would add a new condition that has not previously existed. 277 278 Mike Holman, 3311 Red Fox Drive, stated that many of his comments were already provided 279 by previous residents. He asked the benefit to the community that this would add. He stated 280 that there have already been 30 townhomes approved for a nearby property and with these 97 281 units that would quadruple the number of residents in this area. He noted that neither of those 282 plans included play areas for children or public amenities, therefore this would just add more 283 residents to draw. He stated that he would like to see a reduced scale to the project and more 284 public/community benefit. 285 286 Duane Hendrickson, 185 Hamel Road, stated that he also owns the property at 4595 Pioneer 287 Trail and has been in Medina for a decade and is President of his HOA and is speaking on 288 behalf of those homeowners. He stated that in the last decade the traffic on Hamel Road has 289 continued to increase with vehicles racing up and down the road. He commented that Hamel 290 is a precious gem, and he does not believe this project belongs on Hamel Road. He stated 291 that there are so many uncertainties. He stated that he would love to see fewer units on the 292 property with more space. He commented that this is not an attractive project in his mind and 293 is way too big for the community and would be an eyesore. 294 295 Kyle Gregor, 495 Ridgeview Circle, commented that this building does not have any place in 296 Hamel. He commented that the site is not suitable for this type of development because of 297 the contamination that lies below. He stated that even though the developer has experience in 298 developing contaminated sites, the conditions of each site are different. He was concerned 299 with the construction process and removal of materials and the impact that could have on 300 residents and the creek. He stated that he would like to see nothing on the site. 301 302 Bill Waytas, Elm Creek Drive, commented that many people opposed their development and 303 did not want it, but he was glad the Council approved the project. He stated that his main 304 concern was with where greenspace would be located. He noted that perhaps they could 305 work with the adjacent lot to preserve greenspace on the overall site. He stated that perhaps a 306 stop sign could be placed at Hamel Road and Elm Creek Drive. He referenced an existing 307 multi-family building in Hamel, which is owner occupied and was done well. He stated that 308 perhaps more variation and detail could be added to make the building look nicer. He noted 309 that perhaps the building could also be setback further. He suggested that perhaps a fence be 310 added to prevent children from playing on the railroad tracks. 311 312 Greg Hoglund, 19220 Hackamore Road in Corcoran, stated that he also owns properties in 313 Hamel and has spent time and effort in bringing Hamel to life over the years. He asked if the 314 7 building could be built anywhere else in Medina or whether flexibility is being requested to 315 have a three-story building with an additional floor of underground parking. 316 317 Finke replied that this use could be constructed on similarly guided high density residential 318 property in Medina, which is limited in availability. 319 320 Hoglund stated that if this is allowed, it would set precedent for other buildings of this size. 321 He commented that if that is the vision of Uptown Hamel, so be it. He stated that if the 322 building does not meet the height requirement, or if special flexibility is being provided for 323 that height, that will set precedent. He stated that he is opposed to this development. 324 325 Dan Lamere, 4625 Brockton, stated that he prefers ownership rather than rental units. He 326 stated that he would rather not see this type of development but would prefer ownership of 327 units. He asked and received confirmation that the existing pond would remain onsite. He 328 stated that he has concern with traffic. He stated that his family has owned property in Hamel 329 since the 1920s and he would love to see it remain as greenspace. 330 331 Rett Fiskness, architect for the applicant, stated that in terms of architecture there is function 332 and artistic. He noted that much of what is seen is functional criteria that meets the zoning 333 code. He stated that the biggest challenge is to be contextual to the site and community as a 334 whole. He provided additional input on the concepts that have been integrated into the design 335 and the American colonial design that attempts to blend with the existing architecture in 336 Hamel. He stated that the primary issues appear to be the scale and they can incorporate 337 additional design details based on the input received. 338 339 Andy Bell, 3485 Elm Creek Drive, stated that he believes that there would be additional 340 traffic on the other roads that connect to Hamel Drive such as Pinto and Elm Creek Drive as a 341 result of this project. 342 343 Buchholz stated that one comment that came up multiple times was related to traffic. He 344 stated that has been a consideration throughout this process. He stated that currently there are 345 2,500 vehicles per day on Hamel Road. He stated that people believe that apartments have 346 traffic all day every day. He noted that in order to have restaurants and bars, you have to 347 have the residential density to support those uses. He stated that they are attempting to 348 provide that in a respectful manner. He appreciated the feedback received tonight and noted 349 that he is willing to follow up with any residents that wish to continue conversations. He did 350 not anticipate that the traffic on other roads would be impacted by this development as people 351 would take Hamel Road to Pinto or Sioux to reach Highway 55. He believed that people 352 would be surprised with the lack of traffic and/or movement from this development. He 353 stated that development occurs in the community, those infrastructure needs will change. 354 355 A resident asked the number of luxury buildings the developer currently has and where those 356 are located. 357 358 Buchholz replied that his business is based out of Fargo, North Dakota and provided details 359 on the markets in which they operate in both North Dakota and Minnesota. He commented 360 that they are in the process of a large redevelopment project in Monticello and have a letter of 361 recommendation from that community and also have a recommendation letter from the City 362 of Moorhead for that luxury project. He stated that they are also in the process of a 363 development in Elk River. He noted that there are several luxury buildings in Moorhead. He 364 stated that architecturally they design for the community, recognizing that what fits in Fargo 365 does not fit in Medina. He stated that their intent is to design to the site and community 366 8 rather than repeat a building in every community. He noted some of the design elements that 367 they would aim to emulate in this design to fit with the community. 368 369 Nielsen closed the public hearing at 8:35 p.m. 370 371 Sedabres commented that he recognizes that the density fits the requirement but does not 372 believe this meets the spirit of Uptown Hamel. He commented that this does not fit what he 373 believes is the vision for Uptown Hamel. He appreciated the input of the developer to be a 374 good neighbor but noted that this is one unit under the maximum density allowed. He stated 375 that the plaza use, and walkability should be better considered. 376 377 Grajczyk echoed many of the comments made by Sedabres. He stated that in previous 378 reviews there have been concerns with the contamination and he would prefer to see the 379 material excavated and removed. He commented that the size and scale of the building does 380 not fit with the area. He also had concern with traffic. He stated that the residents spoke 381 tonight and have unknowingly reiterated the vision of Hamel with open spaces and a more 382 rural feel. He recognized that this is a challenging lot but believes that something could be 383 developed that would fill the space and help to grow the community. 384 385 Rhem commented that although the density is allowed by code, it does not seem to meet the 386 vision of Hamel. He stated that whether that is done through front porches, modulation, or 387 lesser heights, it should be considered. He stated that parks and amenities speak towards the 388 connectivity of Hamel. He also expressed concern with the comments from Fire and the 389 single entrance for so many residents. 390 391 Nielsen stated that she has been in the community since 1970 and has seen a lot of change 392 during that time. She commented that change is inevitable. She stated that while she would 393 not mind seeing apartments, she would like to see density scaled back. She agreed with the 394 comments of the others related to scale and the vision and character for Uptown Hamel. 395 396 Piper agreed with the comments of the other members of the Commission. She stated that it 397 is hard to imagine, should this be built, that someone would have a brand-new baby and walk 398 a half mile to reach greenspace. 399 400 Jacob echoed the comments of the Commission. He stated that he would like to see more 401 landscaping with a rural/prairie look. He recognized that this is a concept but would like to 402 see those additional details. 403 404 Popp stated that he supports the comments made thus far. He stated that this is the first 405 impression of Uptown Hamel coming from the west and therefore that should be considered 406 and adds to the challenges of this site. 407 408 Piper stated that she came to the community in 1966 and asked the year the ballroom burned. 409 It was estimated to have occurred in the early 1970’s. 410 411 Buchholz appreciated the feedback and comments from the Commission and residents 412 tonight. 413 414 Nielsen briefly recessed the meeting. 415 416 Nielsen reconvened the meeting. 417 418 9 7. Public Hearing – Ordinance Amendment – Chapter 8 of the City Code Related to 419 Setback Requirements Within Integrated/Coordinated Developments in the Business, 420 Commercial and Industrial Zoning Districts 421 422 Finke presented a proposed ordinance amendment that is relatively limited in scale and would 423 add flexibility to commercial, business, and industrial developments that share associated 424 improvements and provided a brief overview of the property elements of flexibility. 425 426 Piper asked and received confirmation that there are some applications that this would 427 impact. 428 429 Jacob asked if this would be a one of situation or whether this would be fairly common in the 430 future. 431 432 Finke replied that the flexibility with regard to parking, loading and setbacks is fairly 433 common. He stated that there is not a lot of property zoned industrial park and there has not 434 been a lot of new development of that type. He stated that he was surprised that language did 435 not already exist in the code. He stated that in terms of the frontage flexibility, the ability to 436 layout lots to share a driveway makes sense, using the Loram project as an example. He 437 stated that most properties do have frontage on public or private streets and therefore that 438 would depend on the circumstances. 439 440 Popp asked what would happen in the event of a split sale, or redevelopment. 441 442 Finke stated that the setback flexibility would assume there is a legal document recorded 443 against the benefited properties identifying those shared aspects. He noted that an access 444 easement would be used for frontage situations. 445 446 Popp asked the advantage of an ordinance versus the use of a PUD. 447 448 Finke stated that from the perspective of a PUD, that would provide more discretion for the 449 City. He stated that from the prospective of a developer, they may be less likely to propose 450 that without knowing the perspective and level of discretion of the City. He noted that if the 451 removal of the frontage requirement is meant to encourage creative design, that would not be 452 provided in a straightforward development proposal. 453 454 Grajczyk stated that he does like this concept. He stated that business owners are protective 455 of their spaces and was cautious of conflicts that could arise. 456 457 Nielsen opened the public hearing at 8:58 p.m. 458 459 No comments. 460 461 Nielsen closed the public hearing at 8:58 p.m. 462 463 Rhem commented that it would seem to make sense to make the code consistent. He was a 464 bit nervous about the frontage requirement and liked that the PUD provides more scrutiny for 465 that process. 466 467 Popp stated that he is also supportive in moving this forward, but it is hard to know without 468 seeing specific examples. 469 470 Nielsen asked if there have been any consequences to this being available in other districts. 471 10 472 Finke replied that is currently limited to rural residential lots which have other requirements 473 such as suitable soils. He stated that it would be fair to suspect that some divisions in the 474 rural area were allowed to have back-to-back lots. He stated that if the frontage would have 475 been a requirement, that would be resulted in longer and skinnier lots or flag lots would have 476 most likely been utilized in order to meet the frontage requirement. He stated that there is 477 nothing that prevents commercial or industrial developments from having a flag lot. He 478 stated that a private road would have more width and space than a driveway. 479 480 Sedabres stated that he believes as drafted that provides flexibility for the unknown as the 481 City Council would still have discretion. 482 483 Finke noted that there was some clean up of the ordinance language proposed in the 484 amendment as well. 485 486 Nielsen stated that she struggled for the same reasons as the PUD would provide more control 487 but may also discourage developers from integrating, which may be more desirable. 488 489 Popp commented that if the ordinance includes discretion for the City Council he would 490 support the change. 491 492 Rhem commented that it looks well written, and the City Council and City Attorney would 493 have discretion. 494 495 Motion by Grajczyk, seconded by Rhem to recommend approval of the proposed ordinance 496 amendment pertaining to lot standards within integrated developments as drafted. Motion 497 carries unanimously. 498 499 8. Public Hearing – Scannell Properties/Loram – Preliminary Plat and Site Plan Review 500 for Subdivision of Three Lots and Development of Approximately 396,000 Sq. Ft. of 501 Warehouse/Office/Industrial on 25 Acres – East of Arrowhead Drive, South of Highway 502 55 (PIDs 1111823220003 and 1111823230001) 503 504 Finke presented a development request for 396,000 square feet south of the existing Loram 505 facility and east of Arrowhead Drive. He identified the subject site which is currently farm 506 field with wetlands in various locations. He reviewed the adjacent property uses and guiding 507 of the property. He presented the proposed site plan noting that three buildings are proposed 508 and the applicant proposes a shared access of the southern Loram driveway and a second 509 access along the southern property line. He reviewed details of the proposed elevations and 510 landscaping plan. He reviewed the dimensional standards of the industrial zoning district, 511 noting that the lots would meet those standards. He stated that the two rear lots would not 512 have frontage as proposed but would be allowed if the previous ordinance amendment 513 considered is adopted. He provided details on right-of-way and recommended transportation 514 improvements. He stated that all of the wetlands on the site would be impacted in some way 515 and advised that any impacts would be subject to Wetland Conservation Act (WCA) review 516 and replacement. He noted that the proposed plan is not sufficient to meet the WCA 517 requirements and the applicant is working on that plan. He noted that the City has additional 518 wetland impact regulations and noted that the required buffers are not included in the 519 proposal. He stated that the required environmental assessment worksheet (EAW) was 520 completed earlier this year and a negative declaration was made for an environmental impact 521 statement (EIS). He noted that there were multiple comments encouraging reduced wetland 522 impacts for the development. He reviewed the proposed site plan noting the shared parking 523 and other elements that would be allowed if the previously discussed ordinance amendment 524 11 were adopted. He stated that some adjustments to the site plan were recommended to bring 525 the site into compliance including reduced hardcover. He stated that the applicant is 526 considering adding additional land in order to reduce the percentage of hardcover. He 527 commented that the buildings as originally submitted may exceed the maximum height but 528 noted that the elevations have been updated to meet the 35-foot building height requirement. 529 He noted that it appears the building materials as proposed fall short of the requirements for 530 brick and glass and that should be updated. He commented that in terms of modulation, the 531 front of the building facing Arrowhead should have additional modulation. He stated that 532 additional detail has been requested for parking and the likely split of uses between the 533 project. He stated that staff does not recommend approval as presented and noted the 534 additional conditions and comments of staff. 535 536 Jacob stated that the Diamond Lake Regional Trail (DLRT) is proposed to go north at some 537 point and asked if that route has been better determined and whether it would go along 538 Arrowhead. 539 540 Finke stated that the DLRT proposed to go east at Tamarack and traversing the School 541 District property to Hamel Road. He noted that there is an existing trail that goes along 542 Arrowhead and could provide an opportunity as an alternate route. 543 544 Sedabres asked if the intent would be to build three buildings on three lots. 545 546 Finke confirmed that the two first buildings would be phase one and the timing was not yet 547 known for the third building. 548 549 Sedabres asked if the south facing building would be visible from the adjacent property. 550 551 Finke stated that staff was proceeding with the approval of the overall development, 552 accepting that the timing of the third building is not yet known. 553 554 Scott Mull, Scannell Properties, commented that they are the development partner with 555 Loram. He recognized that there is a long list of items to be resolved, but the macro issue is 556 related to the wetlands. He commented that he is an avid outdoorsman and is 557 environmentally sensitive. He believed that the wetland authorities have done a good job in 558 their review. He commented that the wetland authorities have restrictions to what they can 559 and cannot do. He commented that the wetlands they intend to fill are soybeans. He stated 560 that these are not wetlands that harbor wildlife, but crops. He stated that the mitigation 561 requirements are to mitigate every unit of wetland with two units of actual wetland. He noted 562 that this project would enhance the environmental picture as they would be purchasing credits 563 of actual value wetlands rather than farmland that has been designated as wetland. He asked 564 that common sense be brought into the equation that the wetland authorities could not. He 565 commented that they can work with staff to resolve the other issues related to exterior 566 finishes, parking, traffic flow, etc. He stated that they would not want to continue to spend 567 money on design if they cannot resolve the wetland issue. 568 569 Brad Willams, Loram, stated that they have about 50 years of history in the Hamel and 570 Medina area. He commented that they are a local company that services all of North America 571 and locations across the world. He stated that Loram and the City have worked well together 572 throughout that time and appreciated that partnership. He commented that they currently 573 have materials that they cannot fit within their building and are scattered throughout other 574 locations. He stated that this expansion would allow them to further consolidate those spaces. 575 He noted that their site at 1550 Hamel Road would be moved to this expanded facility and 576 that site could then be opened for redevelopment. He commented that the three-building 577 12 concept and wetland concept is important to them because they need that facility space to 578 support their current needs and the continued needs over the next 20 years. He stated that this 579 plan works well based on the adjacency of the buildings and access. He stated that this would 580 allow an integrated site to bring suppliers into the site. 581 582 Nielsen asked if there is additional property that could be added to this request. 583 584 Willams confirmed that they own additional property and provided the location. He noted 585 that as they replat, they could bring that in to square off the lot and reduce the overall 586 hardcover percentage for the site. He noted that property is mostly wetland. 587 588 Piper stated that she sees the term owner/developer. 589 590 Willams stated that Loram owns the land. 591 592 Piper asked how Scannell comes into this. 593 594 Willams commented that building two would be built to suit for their use while the other two 595 buildings would be built to suite as joint ventures between Loram and Scannell. 596 597 Piper commented that she recalled years ago when additional parking was added, there was 598 an agreement that additional parking could be provided and asked if that would be part of the 599 new development. 600 601 Willams commented that the joint parking agreement would continue with the Motorplex. 602 603 Piper asked if the older building on the corner would be abandoned and something new done 604 with that site. 605 606 Willams confirmed that once they are able to move that operation into the new facility, they 607 would place that property on the market. 608 609 Grajczyk asked if the new building would be solely office and not manufacturing. 610 611 Willams replied that it would be a mix of office and warehouse. He stated that they are 612 running out of outdoor storage at their different facilities across the country and want to 613 centralize that in this location. 614 615 Jacob asked the potential businesses that might occupy the other two buildings. 616 617 Willams replied that the joint venture would only be between Loram and Scannell, but the 618 tenants could vary. He commented that they would have high quality tenants as they would 619 have the ability to choose their neighbor and want to ensure that the neighboring property 620 would be as high quality as Loram. He stated that they are attempting to find uses that would 621 be complimentary to Loram. 622 623 Mull commented that the building fronting Arrowhead would be attractive to feeder 624 companies that would be complimentary to Loram, but it would also be open to the public 625 and provided examples on the types of companies that might be attracted to that site. He 626 stated that the third building will be market driven as to when it would be constructed. He 627 stated that they will be improving the environmental picture through this development with 628 the purchase of wetland credits, and this would bring additional tax base to Medina as well as 629 13 bringing more jobs to the community. He noted that there would not be significant traffic 630 impact as traffic would go directly to Highway 55 from Arrowhead. 631 632 Nielsen opened the public hearing at 9:36 p.m. 633 634 No comments. 635 636 Nielsen closed the public hearing at 9:37 p.m. 637 638 Piper asked if the building schematics are flexible. She asked if the intention is to provide 639 approval to subdivide or whether that would include the building approvals as well. 640 641 Finke stated that the requested action is related to preliminary plat and site plan review for the 642 subdivision but recognized that some significant changes would be needed for the plans. He 643 asked whether those changes are significant enough that it would require this item to come 644 back for another public hearing, or whether the recommendation could be made based on the 645 comments and conditions recommended by staff being met. He stated that the applicant has 646 an interest to present this, or similar information to the Council, relating to the wetland 647 impacts. He noted that the developer would like to have the wetland input prior to making 648 significant changes to the plan. 649 650 Mull commented that this is essentially what they would like to build but recognized that 651 some adjustments would be needed in order to meet minimum standards. He would not 652 propose to change the building locations or footprints. 653 654 Sedabres asked if there is a commitment to increase the required materials to meet the 655 minimum requirements. 656 657 Mull confirmed that. 658 659 Nielsen stated that she appreciates Loram being in the community for so long but is not in 660 favor of the request at this time. She stated that if the wetland lines are greyed that could 661 open a slippery slope for other requests. She stated that she would have preferred to refuse to 662 hear the request because she believes it to be incomplete. 663 664 Piper stated that there is a Hindu group dealing with the same wetland issue. 665 666 Finke stated that there was an adjacent site plan review south of this site and they would have 667 handled their compliance under the same regulation review but noted that those projects are 668 not integrated. 669 670 Rhem stated that he shares the concerns with what needs to be addressed. He stated that at 671 the highest level he supports the project but needs to understand the issue of wetland impacts 672 better. He agreed that it does look like field but would challenge the applicant to look for 673 ways to address the feedback related to the WCA. 674 675 Grajczyk commented that what is presented is what he would envision for this area and is 676 similar to development down the road in Corcoran. He stated that in terms of wetlands, he 677 believes that staff did an excellent job reviewing this. He recognized that there are a lot of 678 holes in the request. He stated that overall, he does support the request and believes that it 679 fits within this area of the community. 680 681 14 Popp acknowledged that there is synergy in this project, and it makes sense. He stated that he 682 would like to see this move forward at some point but was hesitant as to how they would get 683 there. He commented that it is hard to have confidence in the wetland issue at this time. He 684 stated that he believed that this was a concept review given some of the lacking information 685 and inability to meet the code requirements. He stated that without those details he would 686 have a hard time moving it forward. He was curious to see if there is flexibility in the design 687 to meet the other requirements such as hardcover. 688 689 Sedabres echoed the comments of Popp related to hardcover. He stated that he has similar 690 opinion of the wetlands as it does look like field and would want more information. He 691 stated that Loram is a great partner and employer in the community and therefore would 692 support moving forward. 693 694 Finke provided additional input on the potential actions the Commission could take on this 695 item. He noted that the Commission could also choose to provide input on the wetland issue. 696 697 Nielsen stated that as proposed tonight she would not support this because of the wetland 698 impacts. 699 700 Piper commented that her expectation would be that there would be answers to the wetland 701 issues the next time the Commission sees this. She stated that she likes the other items but 702 needs more information on the wetlands. 703 704 Jacob and Piper agreed. 705 706 Rhem agreed and stated that he would like to see what has been done to mitigate the impact 707 or why the applicant is unable to mitigate that impact. 708 709 Grajczyk stated that he can understand the challenges of what is ahead for the applicant with 710 the watershed. 711 712 Sedabres referenced the parcel to the northeast and asked if there are wetlands on that corner. 713 714 Finke confirmed that area is mostly wetlands. 715 716 Sedabres asked if anyone would feel differently if there were something in this development 717 plan that served to protect and preserve wetlands to the northeast on the property also owned 718 by the applicant. 719 720 Nielsen liked that creative thinking. 721 722 Grajczyk replied that wetland credits can also be purchased for mitigation. 723 724 Rhem noted that is already wetland and therefore would be protected. 725 726 Finke replied that if that were brought into the plat it would trigger buffer requirements. 727 728 Motion by Nielsen, seconded by Grajczyk, to recommend that the preliminary plat and site 729 plan address the matters identified in the staff report, explicitly the issue of wetlands and 730 buffers. Motion carries unanimously. 731 732 15 9. Public Hearing – Weston Woods of Medina – East of Mohawk Drive, South of 733 Chippewa Road – PUD Amendment to Increase Maximum Height for Single Family 734 Lots from 32 Feet to 36 Feet 735 736 Finke asked and received confirmation that the Commission is comfortable with the 737 information in the staff report and welcomed questions. 738 739 Rhem asked the difference between 35 feet and 36 feet as discussed. 740 741 Finke stated that the suggest of staff to not exceed 35 feet was based on what was common in 742 other communities. He stated that 36 would be a unique number and it seemed that 35 feet 743 provided flexibility to achieve what was being sought in this development. 744 745 Popp provided an example which he believed would actually add eight feet in height. 746 747 Finke stated that if everything else were to remain static, adding four feet of additional height 748 increases the midpoint of the roof from the eave, to actually be eight feet from sea level. 749 750 Dean Hanson, Hanson Builders, stated that they hope to be the custom builder for Weston 751 Woods which has several different products of homes. He stated that the issue they ran into 752 is that their buildings do not fit the current ordinance in terms of height. He stated that a few 753 things have changed in building since he began in 1979 as homes have become bigger and 754 taller. He provided an example of a home built in Plymouth that would not be allowed to 755 built under the current PUD regulations in this development. He explained what is unique in 756 Medina to calculate height compared to other communities. He noted that while the front 757 height requirement would be met, it would not be met on the side and rear of the home and 758 therefore the average formula that Medina uses would not be met. He explained how grades 759 can be manipulated to meet the required averages but ultimately creates other issues and not 760 the best end product. He referenced an area of Weston Woods that would have the option for 761 a lookout on the side to take advantage of the pond views but would then create an issue for 762 the average height although it would meet the height requirement in the front. 763 764 Finke stated that it is worth noting that the current definition does lead folks towards having 765 to make tradeoffs, whether that is the grading around the home or lesser pitch. He stated that 766 the matter of full basement, walkout or lookout does not have that flexibility for residents as 767 those are settled by the development. 768 769 Hanson provided another example of a home that would meet the requirements but noted that 770 is not the type of home that would be found within this development. 771 772 Popp asked the sale price of the first example compared to the second example. 773 774 Hanson stated that the first example would have a price around $1,300,000 compared to the 775 second which would be around $700,000. 776 777 Jacob asked the number of lots for this product in the development. 778 779 Hanson replied that 40 lots would be this type of product. 780 781 Nielsen asked how many lots would not meet the 35 feet. 782 783 16 Hanson replied that 85 percent of the homes could be built using that calculation and he could 784 use some of the other methods to meet the average. He stated that with 36 feet all of his 785 models could be constructed. 786 787 Nielsen asked why Medina took a different approach on its calculation. 788 789 Finke replied that it was purposeful on the vision of that time of not wanting to have super 790 high peaks. He noted that the height was adjusted from 30 feet to 32 feet in 2008. 791 792 Hanson commented that it would also work to take a simple approach to stay with 32 feet but 793 only take the one measurement from the front. He noted that most other communities use a 794 front height of 35 feet. He confirmed that he could build all his products if only the front 795 height were measured and that were left at 32 feet. He noted that the unintended consequence 796 of the average method is the impact that it has on a walkout lot home. 797 798 Nielsen opened the public hearing at 10:19 p.m. 799 800 Mark Smith, developer, stated that he visited other developments in the community and 801 commented on the way those developers made the average calculation work using retaining 802 walls and window wells to manipulate the grade. He stated that a look out and walkout 803 provide more natural light and increased safety. He noted that the proposed development 804 plans for those other developments also do not match the as-builts. 805 806 Finke commented that the average grade calculation is not that uncommon as a number of 807 communities use that method. He also questioned enforceability. 808 809 Nielsen closed the public hearing at 10:22 p.m. 810 811 Sedabres commented that Hanson builds wonderful homes that he would love to see in 812 Medina. He stated that he is conflicted because this is the desired product in Medina. He 813 noted that there are other homes in Medina that have made this work and therefore this would 814 seem to accommodate the easy floorplan. He stated that this is the product and intent, but 815 other developers have built homes without issues. 816 817 Grajczyk stated that he is looking at this solely for the Weston Woods development. He 818 noted that he has lived in a Hanson home, and it was well built and would add potential and 819 value to the community. He stated that in this PUD, he would support the 36-foot height. 820 821 Rhem echoed the comments of Grajczyk. 822 823 Jacob also agreed with Grajczyk. 824 825 Popp stated that he would be interested in a future discussion related to home height. He 826 stated that he does support the 36-foot height for this PUD. 827 828 Piper referenced the developments on the north side of Highway 55 and asked if there is a lot 829 more land for development of homes in that area. She asked if this would set a precedent. 830 831 Finke replied that this would apply only to the PUD. He stated that the applicant has 832 suggested, and staff does not necessarily disagree, that there are unique aspects to this PUD 833 that would not set precedent. He stated that perhaps there should be a more broad review of 834 building height in the near future based on the building trends. 835 836 17 Popp asked if the views of the development would be a consideration of a PUD. 837 838 Finke confirmed that a PUD does provide flexibility to respond to circumstances. 839 840 Piper stated that the developer/builder is requesting a height of 36 feet. 841 842 Hanson confirmed that a height of 36 feet would allow all his home models. 843 844 Piper asked if the builder could work with 35 feet. 845 846 Hanson confirmed that he could live with 35 feet but could not build at 32 feet. 847 848 Piper stated that she was thinking 35 feet because that is the height most cities use. 849 850 Hanson stated that he is currently building in seven cities and has no issues because the 851 height is measured from the front grade, whereas the average method penalizes the walkout 852 model. 853 854 Nielsen asked if there are any complaints of seeing those homes from the backside. 855 856 Hanson commented that could arise in a smaller development where homes are back-to-back 857 whereas this community would have great views. 858 859 Motion by Rhem, seconded by Jacob, to recommend approval of the PUD amendment for 860 Weston Woods to increase the building height to 36 feet. Motion carries unanimously. 861 862 10. Approval of the July 12, 2022 Draft Planning Commission Meeting Minutes. 863 864 Motion by Piper, seconded by Jacob, to approve the July 12, 2022, Planning Commission 865 minutes with the noted corrections. Motion carries unanimously. 866 867 11. Adjourn 868 869 Motion by Piper, seconded by Jacob, to adjourn the meeting at 10:32 p.m. Motion carried 870 unanimously. 871