Planning Commission

MAPLE GROVE PLANNING COMMISSION March 30, 2020 CALL TO ORDER A meeting of the Maple Grove Planning Commission was held at 7:00 p.m. on March 30, 2020. Chair Colson called the meeting to order at 7:00 p.m. Due to the COVID- 19 pandemic, the Maple Grove Planning Commission is transitioning to an online format for Planning Commission meetings. Appropriate City of Maple Grove staff and the City Attorney will also be attending online. For items with a public hearing, comments may be submitted online at http:// forms. maplegrovemn. gov/ Forms/ public- comment and will be read during the public hearing. PLEDGE OF ALLEGIANCE ROLL CALL Planning Commission members present were Chair Larry Colson, Vice- Chair Chris Ayika, Lorie Klein, Craig Lamothe, Susan Lindeman, Chuck Lenthe, and Joe Piket. Present also were Karen Jaeger, City Council Liaison; Joe Hogeboom, Community and Economic Development Director; Peter Vickerman, Planning Manager; Brett Angell, Economic Development Manager; and Scott Landsman, City Attorney. ITEMS TO BE None. REMOVED FROM THE AGENDA CONSENT ITEMS The following Consent Items were presented for the Commission’ s approval: A. Regular Meeting – March 9, 2020 B. ZOTA Tree Preservation – POSTPONED indefinitely. City of Maple Grove Zoning Ordinance Text Amendment for the purpose of amending City Code regarding Tree Preservation. Motion by Commissioner Ayika, seconded by Commissioner Lindeman, to approve the Consent Items as presented. Upon call of the motion by Chair Colson, there were seven ayes and no nays. Motion carried.  Maple Grove Planning Commission March 30, 2020 Page 2 CONSIDERATION None. OF ITEMS PULLED FROM CONSENT AGENDA REVIEW OF THE Mr. Vickerman reviewed with the Commission what items the City CITY COUNCIL Council approved that was given direction at the Planning Commission level. MINUTES FROM THEIR REGULAR MEETING OF MARCH 16, 2020 OLD BUSINESS No items to present. NEW BUSINESS Mr. Angell stated the applicant is requesting Concept Stage Plan, PUBLIC HEARING Development Stage Plan and Final Plat approval for the construction of an approximate 70,800 square foot two-story PROMED medical technology facility located on Wedgwood Road with ROCKY frontage on I-494. Staff reviewed the location of the proposed MOUNTAINS LLC development with the Commission and explained the applicant would be building on four acres of the 13 acre site. The remaining PUD NON- nine acres of land would remain wetland. It was noted the RESIDENTIAL proposed facility would include 24,850 square feet of office area CONCEPT STAGE including common areas and lab space), 34,180 square feet of PLAN, manufacturing space, and 11,700 square feet of warehousing space includes mechanical spaces). The facility is anticipated to house DEVELOPMENT 125 ProMed workers and 60 additional tenant workers for a STAGE PLAN AND combined job creation of 185 new workers within three years from FINAL PLAT FOR construction completion. THE PURPOSE OF CONSTRUCTING A Mr. Angell explained ProMed, which is currently based out of NEW FACILITY TO Plymouth, is a medical technology company which was founded in 1989 creates molded products for medical applications. ProMed is EXPAND one of the premier manufacturers of implantable silicone PROMED’ S components and assemblies in the world and one of the few CLEANROOM companies who are able to provide contract manufacturing of drug- MANUFACTUR- eluting products. ProMed is an active participant in the Medical ING OPERATIONS. Alley Association, which has expressed support for this IN ADDITION TO development. Staff commented further on the exterior elevations, the landscaping plan and recommended approval as follows: CLEANROOMS Maple Grove Planning Commission March 30, 2020 Page 3 OTHER PRIMARY USES INCLUDE Motion to recommend that the City Council direct the City Attorney to draft a Planned Unit Development Agreement and a CORPORATE Resolution approving the ProMed PUD Non-Residential Concept OFFICE AND Stage Plan, Development Stage Plan and Final Plat, subject to: MEETING SPACE AND 1. The applicant addressing to the satisfaction of the City any ANALYTICAL remaining applicable comments contained in the AND PRODUCT memorandums from: DEVELOPMENT a. The Engineering Department dated March 23, 2020 LABS b. The Arbor Committee, dated February 19, 2020 c. The Minnesota Department of Transportation, dated January 16, 2020 d. The Parks & Recreation Department, dated January 17, 2020 2. The applicant shall execute a Planned Unit Development and/or Tax Increment Financing Development Agreement with the City, as determined by the City Attorney. The applicant shall acknowledge that Park Dedication requirements are based on staff review and recommendation to the Park and Recreation Board and their subsequent Board Action. Board meetings are held on the third Thursday of each month. Discussion Commissioner Lenthe discussed the wetland area on this property and asked if the area along Wedgewood Drive would be impacted. He stated he would like to see the scrub trees removed from this area in order to make room for new tree plantings or landscaping. Mr. Angell explained he was not sure if this area was inventoried when the landscaping plan was created. The applicant was at the meeting to answer questions. Wayne Kelly introduced himself to the Planning Commission and stated he wanted to take advantage of the wetland on the property. He explained the wetland drew him to this property. He hoped to add walkways through the natural environment in the future as an attractive element for his employees. Rich Varda, RSP Architects, explained his plan was to work with Maple Grove Planning Commission March 30, 2020 Page 4 the City along with his design team to discuss what can be done within the designated wetland areas. He stated he was be happy to get involved in this in order to integrate walking paths around the wetland area. Commissioner Lenthe questioned what could be done on the City’s part to ensure these improvements occur. Chair Colson explained this could be a made a condition for approval or City staff could be directed to work with the applicant to improve the wetland area. Commissioner Lenthe supported the Commission directing staff to work with the applicant to improve the wetland area. Commissioner Ayika asked when construction would begin on this development. Mr. Kelly indicated ground breaking was to begin around July 4th of this year, but has been pushed back to the spring of 2021. Chair Colson opened the public hearing at 7:16 p.m. The public was asked by Chair Colson if they had any comments to make regarding this application. Staff confirmed there was no one who wished to address the Commission. Motion by Chair Colson, seconded by Commissioner Piket, to close the public hearing at 7:17 p.m. Upon call of the motion by Chair Colson, there were seven ayes and no nays. Motion carried. Commissioner Piket explained he supported the motion as recommended by staff. He indicated he was not comfortable making additional stipulations regarding the wetland when the wetland would remain undisturbed at this time. Chair Colson stated at this time staff has been directed to work with the applicant on the wetland but no condition was being included in the motion. He explained this was a really nice building and he looked forward to ProMed moving into the City of Maple Grove. Motion by Commissioner Piket, seconded by Commissioner  Maple Grove Planning Commission March 30, 2020 Page 5 Klein, to recommend that the City Council direct the City Attorney to draft a Planned Unit Development Agreement and a Resolution approving the ProMed PUD Non-Residential Concept Stage Plan, Development Stage Plan and Final Plat, subject to: 1. The applicant addressing to the satisfaction of the City any remaining applicable comments contained in the memorandums from: a. The Engineering Department dated March 23, 2020 b. The Arbor Committee, dated February 19, 2020 c. The Minnesota Department of Transportation, dated January 16, 2020 d. The Parks & Recreation Department, dated January 17, 2020 2. The applicant shall execute a Planned Unit Development and/or Tax Increment Financing Development Agreement with the City, as determined by the City Attorney. The applicant shall acknowledge that Park Dedication requirements are based on staff review and recommendation to the Park and Recreation Board and their subsequent Board Action. Board meetings are held on the third Thursday of each month. Upon call of the motion by Chair Colson, there were seven ayes and no nays. Motion carried. PUBLIC HEARING Mr. Angell stated concurrent to applications for land use approvals for the proposed development of a 70,800 square foot medical REDEVELOPMENT technology facility on Wedgwood Road, the applicant, Rocky PROJECT NO. 1 Mountain, LLC, has also applied for public subsidy. The AND developer is seeking Tax Increment Financing ( TIF), specifically ESTABLISHMENT an Economic Development TIF District, which has a maximum OF PROMED TIF term of up to nine ( 9) years. In order to establish a TIF District, the City/EDA has to create a project area. DISTRICT ROCKY Mr. Angell explained the City and EDA was proposing to create MOUNTAINS LLC Redevelopment Project Area No. 1 ( the “ Project Area”) and the  Maple Grove Planning Commission March 30, 2020 Page 6 boundaries are coterminous with the corporate boundaries of the RESOLUTION City. The Project Area Plan includes the statutory requirements to FINDING THAT be addressed and is based upon standard language required that is THE flexible and meets the City’s and EDA’s needs. ESTABLISHMENT OF Mr. Angell commented approval of the Project Area Plan allows REDEVELOPMENT the City and EDA to not only create the ProMed TIF District, but also future TIF Districts within the City as needed and to PROJECT NO. 1 implement goals outlined in the Comprehensive Plan and provide a AND THE variety of development and redevelopment programs throughout ESTABLISHMENT the City as needed. Staff commented further on the request and OF PROMED TAX recommended approval of Resolution No. 20-054 finding that INCREMENT Redevelopment Project Area No. 1 and a Tax Increment Financing FINANCING Plan for the ProMed Tax Increment Financing Plan for the ProMed Tax Increment Financing District within Redevelopment Project DISTRICT Area No. 1 conform to the general plans for the development and CONFORMS TO redevelopment of the City. The decision of the Planning THE GENERAL Commission to approve the establishment of the Redevelopment PLANS FOR THE Project Area No. 1 is directly related to confirmation that the DEVELOPMENT project is consistent with the Comprehensive Plan and AND development goals of the City. REDEVELOPMENT Mr. Angell further commented that the applicant is seeking OF THE CITY additional financial support from the Minnesota Department of Employment and Economic Development through the Minnesota Investment Fund (MIF) and Job Creation Fund (JCF) accounts. Discussion Commissioner Piket asked if the City understood what type of financing would be required for this project. Mr. Angell explained the max term for the TIF District would be nine years and the applicant was requesting $ 600,000. He reported if the applicant did not reach the job goals, the City could retract some of the money. Chair Colson indicated the Planning Commission rarely addressed TIF Districts. He questioned why the Commission was being asked to review this request. Mr. Angell reported the Planning Commission was reviewing this item because a Project Area was being created. The item the Planning Commission was reviewing is not whether Tax Increment Financing should be granted for the project. Maple Grove Planning Commission March 30, 2020 Page 7 Commissioner Piket stated he believed giving away tax dollars should be for big, bold and significant projects. While he was grateful for a new company to be moving into the community, he was of the opinion this project did not meet the threshold to be given a significant tax break. Chair Colson agreed stating he had a philosophical problem with TIF and would be voting against this request. However, he noted the City Council would have the final say in this matter. Commissioner Lenthe indicated the Planning Commission was only being asked to create a Project Area at this time and was not being asked to approve a TIF District. Commissioner Piket understood this to be the case, but anticipated if the Project Area was approved, the TIF District would follow. The applicant was at the meeting to answer questions. Motion by Commissioner Ayika, seconded by Commissioner Lindeman, to recommend that the City Council approve Resolution No. 20-054 finding that Redevelopment Project Area No. 1 and a Tax Increment Financing Plan for the ProMed Tax Increment Financing Plan for the ProMed Tax Increment Financing District within Redevelopment Project Area No. 1 conform to the general plans for the development and redevelopment of the City. Upon call of the motion by Chair Colson, there were four ayes and three nays Commissioners Klein, Piket and Chair Colson opposed). Motion carried. Chair Colson requested further information regarding the Resolution he was being asked to sign. City Attorney Landsman explained staff provided Chair Colson with a Resolution to establish the Project Area. DISCUSSION There were no discussion items. ITEMS ADJOURNMENT Motion by Chair Colson, seconded by Commissioner Piket, to adjourn the Planning Commission meeting. Upon call of the motion by Chair Colson, there were seven ayes and no nays. Motion carried. Maple Grove Planning Commission March 30, 2020 Page 8 Chair Colson adjourned the meeting at 7:32 p.m. to the next regularly scheduled meeting of the Planning Commission scheduled for April 27, 2020.