Planning Commission

MAPLE GROVE PLANNING COMMISSION May 11, 2020 CALL TO ORDER A meeting of the Maple Grove Planning Commission was held at 7:00 p.m. on May 11, 2020 at the Maple Grove City Hall, Hennepin County, Minnesota. Chair Colson called the meeting to order at 7:00 p.m. Due to the COVID- 19 pandemic this meeting was held virtually. 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; Jesse Corrow, Associate Planner; Jupe Hale, Assistant City Engineer; John Hagen; 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: MINUTES A. Regular Meeting – April 27, 2020 Motion by Commissioner Lindeman, seconded by Commissioner Lenthe, to approve the Consent Items as presented. Upon call of the motion by Chair Colson, there were seven ayes and no nays. Motion carried. CONSIDERATION None. OF ITEMS PULLED FROM CONSENT AGENDA REVIEW OF THE Mr. Hogeboom reviewed with the Commission what items the City CITY COUNCIL Council approved that was given direction at the Planning Maple Grove Planning Commission May 11, 2020 Page 2 MINUTES FROM Commission level. He reported the Council put a moratorium in THEIR REGULAR place for multi-family residential developments for the next 12 months. He thanked the community for helping to raise over 5,000 MEETING OF MAY masks for essential works, clinics and the elderly. 4, 2020 OLD BUSINESS No items to present. NEW BUSINESS Motion by Chair Colson, seconded by Commissioner Ayika, to PUBLIC HEARING remove this item from the table. Upon call of the motion by Chair Colson, there were seven ayes and no nays. Motion TERRITORIAL carried. GREENS TREK REAL Mr. Vickerman stated the applicant seeks three separate approvals for the Territorial Greens project. He explained the applicant seeks ESTATE AND approval for a Planned Unit Development ( PUD) Concept Stage DEVELOPMENT Plan to change the proposed uses on the east side from 56 detached INC. homes to 73 townhomes. Additionally, they seek approval for a 13653 Development Stage Plan, Preliminary and Final Plat for 73 townhomes on the east side. The Applicants seek approval for a TERRITORIAL Development Stage Plan, Preliminary and Final Plat for 208 ROAD AND 13501 apartments and 13 villas on the west side. The area in question is TERRITORIAL bisected by Territorial Road and sits between Elm Creek Park ROAD Reserve to the north and County Road 81/Minnesota State Highway 610 to the south. The site received Concept Plan PLANNED UNIT approval in 2018 as well as Development Stage Plan, Rezoning, DEVELOPMENT – Preliminary and Final Plat approval for the east side and the 13 CONCEPT STAGE villas on the west side. The apartments only had Concept Plan PLAN approval in 2018. The rezoning remains valid. Information from AMENDMENT TO the traffic study was reviewed with the Commission. Staff commented further on the overall project, reviewed the building CHANGE THE elevations and recommended approval of the three requests as PROPOSED USE follows: ON THE EAST SIDE TO STAFF RECOMMENDATIONS: TOWNHOMES. Motion to recommend that the City Council direct the City PLANNED UNIT Attorney to draft a Resolution approving the PUD Concept Plan DEVELOPMENT – Amendment for Territorial Greens subject to: DEVELOPMENT 1. The applicant addressing to the satisfaction of the City STAGE PLAN, any remaining applicable comments contained in the  Maple Grove Planning Commission May 11, 2020 Page 3 PRELIMINARY memorandums from: AND FINAL PLAT a. Community Development Department, dated May 5, 2020 FOR 73 b. Transportation Operations Engineer, dated April TOWNHOMES ON 22, 2020 THE EAST SIDE. PLANNED UNIT Motion to recommend that the City Council direct the City DEVELOPMENT – Attorney to draft a Resolution approving the Development Stage DEVELOPMENT Plan, Preliminary and Final Plat for Territorial Greens East subject STAGE PLAN, to: PRELIMINARY 1. The applicant addressing to the satisfaction of the City AND FINAL PLAT any remaining applicable comments contained in the FOR 208 memorandums from: APARTMENT AND a. Community Development Department, May 5, 13 VILLAS ON THE 2020 WEST SIDE b. Arbor Committee, dated April 5, 2020 c. Transportation Operations Engineer, dated April 22, 2020 d. Parks and Recreation Department, dated May 5, 2020 e. Water Resources Engineer, dated April 10, 2020 f. Three River Parks, dated April 24, 2020 g. MnDOT, dated April 17, 2020 Motion to recommend that the City Council direct the City Attorney to draft a Resolution approving the Development Stage Plan, Preliminary and Final Plat for Territorial Greens West subject to: 1. The applicant addressing to the satisfaction of the City any remaining applicable comments contained in the memorandums from: a. Community Development Department, dated May 5, 2020 b. Arbor Committee, dated April 5, 2020 c. Transportation Operations Engineer, dated April 22, 2020 d. Parks and Recreation Department, May 5, 2020 e. Water Resources Engineer, dated April 13, 2020 f. Water Resources Engineer, Wetland Memo, dated May 5, 2020 g. The Fire Department, dated April 15, 2020 h. MnDOT, dated April 17, 2020 Maple Grove Planning Commission May 11, 2020 Page 4 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 Chair Colson asked why the applicant had not worked with MnDOT on the ponding. Mr. Vickerman clarified the applicant was willing to work with MnDOT, but it was challenging to get MnDOT to work with the applicant to resolve the ponding concerns. Chair Colson discussed how traffic would flow in and out of the property. Commissioner Lenthe questioned if the noise from the highway would be a concern and how would the City address this issue. Mr. Vickerman explained the buildings would have extra insulation to address the noise issue, which was State law. Commissioner Klein asked if traffic in this area was a concern and inquired when the County would be making improvements. Mr. Vickerman stated this was a challenge because different entities were in charge of different parts of the roadway system. Commissioner Lamothe questioned if the tot lot or playground area would be fenced. Mr. Vickerman explained this had been discussed with the applicant and it was determined MnDOT had a fence in place. He commented on the grade change on the property and noted this was a good site for the tot lot. Commissioner Lamothe indicated he reviewed an aerial of the lot and explained a snow fence was located to the north side of the creek. However, there was no fencing on the other side of the trail or creek. Mr. Vickerman commented the snow fencing may have been put in place by the golf course. He reported he would speak to the applicant about putting fencing in place. Commissioner Piket inquired how developed Territorial Woods was to the west. Mr. Vickerman stated the townhomes were completed and the apartment building was doing well. Commissioner Piket asked if staff had traffic data numbers from Maple Grove Planning Commission May 11, 2020 Page 5 the Territorial Woods development. Mr. Vickerman deferred this question to the engineering staff. Mr. Hale reported staff had not completed updated traffic counts. Further discussion ensued regarding how the new development would impact traffic in the area. It was estimated the new development would create 1,800 trips on an average week day. Mr. Hagen reviewed past data and reported the Territorial Woods project would generate 1,040 trips per day and the Fernbrook Apartments would generate 475 trips per day. Commissioner Klein requested clarification on the wetland issue. She explained staff was recommending the invasive vegetation be removed and that a native seed mix be planted. She questioned if the applicant would be purchasing wetland credits for this project for the wetland that may be mitigated. Mr. Vickerman stated at this time staff does not know if this was an incidental wetland. He noted the applicant would need to go through a process and if it is incidental the filling of this wetland would not require any mitigation. Chair Colson asked if any land had to be acquired for the improvements at Territorial Road and Fernbrook. Mr. Vickerman reported it was his understanding the City had all necessary land. The applicant was at the meeting to answer questions. Beth Hustad, Trek Real Estate and Development, introduced herself to the Commission. John Rask, builder and developer, thanked staff for thoroughly outlining the project for the Commission. Ms. Hustad explained she had spoken to MnDOT regarding the noise concerns and indicated the grade change on this site creates a natural berm for the property. Chair Colson opened the public hearing at 7:45 p.m. The public was asked by Chair Colson if they had any comments to make regarding this application. Bart Hanson, 13999 102nd Avenue North, asked what action the Council had taken on the proposed moratorium. Mr. Vickerman reported the Council approved a moratorium on new multi-family developments, but noted this did not pertain to projects that were Maple Grove Planning Commission May 11, 2020 Page 6 already under consideration or had made an application with the City. Mr. Hanson questioned if trees or a fence would be installed between the Villas and Territorial Woods. Mr. Vickerman discussed the trees that would be removed along the northern property line and stated shrubs may be added along this edge, so long as the water line was not impacted. Mr. Hanson suggested a speed reduction sign be considered in order to slow cars coming over the hill along Territorial Road. Mr. Vickerman indicated a speed reduction was considered but ultimately this was not approved by the City. Mr. Hagen explained the City of Maple Grove petitioned Hennepin County to request a speed study be conducted by MnDOT on this segment of Fernbrook. He commented further on how speed limits are addressed and set noting MnDOT recommended the speed limit remain at 55 miles per hour. He commented MnDOT does not typically like to create reduced speed zones less than a quarter of a mile long. Mr. Hanson expressed concern with the fact over 1,800 more cars would be coming out onto Fernbrook everyday once this development was completed. He anticipated there would be additional accidents along Fernbrook. He discussed how fast the traffic traveled along Highway 81. He questioned what direction the water from the apartment building would be shed to. Mr. Vickerman reported the rain would be directed to a stormwater pond where it would be treated and the clean water would go into the creek, flowing to the east. Mr. Hanson inquired if both projects would be completed at the same time. Mr. Rask reported this would be the case. He noted he would like to grade the project this summer with construction of the units beginning yet this fall. He indicated it would take him two to three years to build out all 73 units within his project. Mr. Hanson asked if any of the apartment units would be subsidized. Mr. Vickerman stated the apartment units would not be subsidized. Mr. Hanson questioned if the villa units would be rental. Ms. Hustad reported the villas would be rental. Mr. Hanson commented there appears to be a great deal of high Maple Grove Planning Commission May 11, 2020 Page 7 density residential coming into this area and he believed the neighbors were concerned about how this was impacting his neighborhood. Mr. Vickerman indicated this property was all guided for medium density residential. Scott Hanneman, 13693 Territorial Road, explained he sent an email to the Commission and noted he has also stood before the Commission to address concerns he had with Territorial Woods. He reported in 2018 this project was denied by the Planning Commission and the City Council approved the townhouses and conceptual approval of the apartment, pending traffic improvements. He explained the traffic concerns are real. He indicated his biggest issue was the lack of safety exiting this area. He commented further on the dangerous traffic that was occurring along Fernbrook and Highway 81. He anticipated most people along Fernbrook were traveling 60 to 65 miles per hour along Fernbrook and not 55 miles per hour. He commented on the number of pedestrians that were walking along Territorial and stated he would like these people protected as well. He discussed how development was increasing in Dayton and how this was compounding the traffic concerns. He thanked the City for protecting the existing wetland and noted this would help preserve the wildlife in the area. He recommended street lights be considered for safety purposes and discussed the sidewalk that was proposed along his property. He finished by commenting on the differences between medium and high density developments. Mr. Vickerman stated a light would be placed at the driveway from the apartment building at Territorial and again at Xenium and Territorial. Mr. Hanneman expressed concern with this stating there would still be large dark areas along Territorial if these were the only street lights installed. He explained he was worried about the liability he would have on his property if someone were to slip and fall on the new sidewalk going across his property given the fact there would not be good lighting. Mr. Vickerman reported there was a standard lighting plan in place for the entire City. Gaye Dean, 13750 102nd Place North, asked why a road was being considered behind the single family homes for the apartment dwellers to use as an exit. Mr. Vickerman explained an access was being proposed onto Zinnia Lane. He stated there was a significant grade change so access to Xenium Lane would be difficult. Maple Grove Planning Commission May 11, 2020 Page 8 Chair Colson noted the Commission received several emails and requested the motion be made to accept these emails as part of the record. Motion by Chair Colson, seconded by Commissioner Piket, to accept the emails and correspondence received as part of the formal record. Upon call of the motion by Chair Colson, there were seven ayes and no nays. Motion carried. Motion by Chair Colson, seconded by Commissioner Lenthe, to close the public hearing at 8:23 p.m. Upon call of the motion by Chair Colson, there were seven ayes and no nays. Motion carried. Commissioner Piket stated he liked the proposed project but was proposed by the traffic concerns given the fact nothing has been addressed. He feared how the area would be impacted if the amount of traffic in the area were to double. He explained he would not be able to support this project until the City and County came together to create a long term solution for this area. Commissioner Lamothe agreed with Commissioner Piket and noted he would be voting against this project given the lack of clarity on the needed transportation improvements. He stated he was not sure where Hennepin County stands on this project. He understood grant applications were due with the Met Council this Friday and these dollars were for 2024 and 2025. He indicated this roadway would not be fixed by the County in a hurry, but rather would take time. He stated the City would need to work with the County in order to get this project programmed. Commissioner Ayika requested comment from the City’s traffic engineer regarding when Hennepin County may be addressing this roadway. Mr. Hagen reported he has been working with the County for the past two years to identify improvements along Fernbrook. He explained a temporary fix was to put in a temporary signal at Territorial Road and Fernbrook. He explained the County was very much against a permanent signal at Territorial Road and Fernbrook. Commissioner Lindeman stated the traffic concerns were also a big issue for her. Chair Colson indicated he understood the traffic concerns in this Maple Grove Planning Commission May 11, 2020 Page 9 area and stated he would also be supporting a recommendation for denial of this project until the traffic concerns were addressed. Motion by Commissioner Lindeman, seconded by Commissioner Piket, to recommend that the City Council direct the City Attorney to draft a Resolution denying the PUD Concept Plan Amendment for Territorial Greens due to ongoing traffic concerns. Upon call of the motion by Chair Colson, there were five ayes and two nays ( Commissioners Ayika and Lenthe opposed). Motion carried. Motion by Commissioner Lindeman, seconded by Commissioner Klein, to recommend that the City Council direct the City Attorney to draft a Resolution denying the Development Stage Plan, Preliminary and Final Plat for Territorial Greens East due to the ongoing traffic concerns. Upon call of the motion by Chair Colson, there were five ayes and two nays ( Commissioners Ayika and Lenthe opposed). Motion carried. Motion by Commissioner Lindeman, seconded by Commissioner Lamothe, to recommend that the City Council direct the City Attorney to draft a Resolution denying the Development Stage Plan, Preliminary and Final Plat for Territorial Greens West due to ongoing traffic concerns. Upon call of the motion by Chair Colson, there were five ayes and two nays (Commissioner Ayika and Lenthe opposed). Motion carried. DISCUSSION There were no discussion items. ITEMS ADJOURNMENT Motion by Chair Colson, seconded by Commissioner Lenthe, to adjourn the Planning Commission meeting. Upon call of the motion by Chair Colson, there were seven ayes and no nays. Motion carried. Chair Colson adjourned the meeting at 8:36 p.m. to the next regularly scheduled meeting of the Planning Commission scheduled for May 26, 2020.