Planning Commission

MAPLE GROVE PLANNING COMMISSION January 25, 2021 CALL TO ORDER A meeting of the Maple Grove Planning Commission was held at 7:00 p.m. on January 25, 2021 at the Maple Grove City Hall, Hennepin County, Minnesota. Chair Lamothe called the meeting to order at 7:00 p.m. PLEDGE OF ALLEGIANCE ROLL CALL Planning Commission members present were Chair Craig Lamothe, Chris Ayika, Lorie Klein, 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 – January 11, 2021 B. Edgewater on Cook Lake – TABLED to Monday, February 8, 2021 Planning Commission Meeting The Excelsior Group 18962 Bass lake Road and 7423 Walnut Grove Lane North PUD Development Stage Plan and Final Plat to construct 58 single-family rental homes and one lot for a community building. Motion by Commissioner Lenthe, seconded by Commissioner Ayika, to approve the Consent Items as presented. Upon call of the motion by Chair Lamothe, there were six ayes and no nays. Motion carried. CONSIDERATION None. OF ITEMS PULLED FROM CONSENT  Maple Grove Planning Commission January 25, 2021 Page 2 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. He noted there would be a Joint Planning MINUTES FROM Commission/ City Council meeting on Monday, February 8, 2021 THEIR REGULAR at 6:00 p.m. MEETING OF JANUARY 19, 2021 OLD BUSINESS No items to present. NEW BUSINESS Mr. Angell stated the applicant seeks Duke Realty is seeking PUBLIC HEARING concept stage plan approval for the second phase of Arbor Lakes Business Park located southwest of the intersection of Elm Creek ARBOR LAKES Boulevard and Zachary Lane. This project was first brought BUSINESS PARK forward for approvals by the city in 2017. The concept plan DUKE REALTY approvals for this development were approved at that time but since expired in early 2020. This request for concept stage plan ELM CREEK approval matches the development concept that was previously BOULEVARD AND approved. Upon re-establishing concept level approval, the ZACHARY LANE applicant has expressed a desire to apply for development stage plan approval later in 2021, as well as purchase the property. The NORTH applicant is proposing two buildings, buildings A and B, that are PUD CONCEPT each 222, 444 square feet in size. The proposed development is STAGE PLAN consistent and mirrors what was developed in the first phase of APPROVAL FOR Arbor Lakes Business Park, directly adjacent to the east of the property. Staff commented further on the request and offered the PHASE 2, following recommendation. BUILDINGS A & B, WHICH ARE STAFF RECOMMENDATION: PROPOSED ON OUTLOT B Motion to recommend that the City Council direct the City Attorney to draft a Resolution approving the PUD concept stage plan for Arbor Lakes Business Park – Phase II, subject to: 1. The applicant addressing to the satisfaction of the City any remaining applicable comments contained in the memorandums from: a. The Community & Economic Development Department dated January 8, 2021 Maple Grove Planning Commission January 25, 2021 Page 3 b. The Engineering Department dated January 8, 2021 c. The Fire Department dated January 8, 2021 d. Hennepin County dated January 8, 2021 e. The Parks & Recreation Department, dated January 12, 2021 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. The applicant was at the meeting to answer questions. Ryan O’ Leary, Duke Realty, thanked the Commission for their time and consideration. He thanked staff for providing the Commission with a thorough staff report. He discussed how well received Phase I was for this project. He estimated 340 new jobs were brought to Maple Grove through this office/warehouse project. Chair Lamothe opened the public hearing at 7:12 p.m. The public was asked by Chair Lamothe if they had any comments to make regarding this application. No one wished to address the Commission. Motion by Commissioner Klein, seconded by Commissioner Piket, to close the public hearing at 7:13 p.m. Upon call of the motion by Chair Lamothe, there were six ayes and no nays. Motion carried. Chair Lamothe stated he appreciated the added glass on the west elevation. Commissioner Klein asked if this site had any plans for e-bikes. Dan Ubalar, Duke Realty, explained he has not been approached about this initiative, but anticipated the site could accommodate bike racks and e-bikes. He encouraged the City staff to provide him with more details regarding this initiative. Mr. Angell stated including bike racks would be a great addition to this development. He explained e-bikes typically operate more in a public realm then on public property. Maple Grove Planning Commission January 25, 2021 Page 4 Mr. Vickerman commented he has not had any conversations with e-bike companies to date. It was his understanding the charging requirements were not as extensive as electric vehicles. He anticipated if there was a demand, the businesses could address this in the future. Chair Lamothe suggested the applicant provide the Commission with further information on the types of businesses and where these businesses draw their employees from, even if it was just zip code data. Mr. O’ Leary stated he could make this request of his tenants but noted this information was not readily available. Motion by Commissioner Lindeman, seconded by Commissioner Ayika, to recommend that the City Council direct the City Attorney to draft a Resolution approving the PUD concept stage plan for Arbor Lakes Business Park – Phase II, subject to the conditions and matters discussed: 1. The applicant studying and incorporating bicycle racks or shared bicycle facilities within the development. 2. The applicant addressing to the satisfaction of the City any remaining applicable comments contained in the memorandums from: a. The Community & Economic Development Department dated January 8, 2021 b. The Engineering Department dated January 8, 2021 c. The Fire Department dated January 8, 2021 d. Hennepin County dated January 8, 2021 e. The Parks & Recreation Department, dated January 12, 2021 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 Lamothe, there were six ayes and no nays. Motion carried. PUBLIC HEARING Mr. Vickerman stated the applicant seeks a Planned Unit Development concept stage plan to create a 358-lot, single-family EVANSWOOD detached, and 150-unit, single-family attached neighborhood on  Maple Grove Planning Commission January 25, 2021 Page 5 about 116 net acres of land ( land outside floodplain and wetland EXCELSIOR areas.) Staff commented further on the request and recommended GROUP the following. 18100 101ST STAFF RECOMMENDATION: AVENUE NORTH, 17690 101ST Motion to recommend that the City Council direct the City AVENUE NORTH Attorney to draft a Resolution approving the Evanswood PUD AND 10325 TROY concept stage plan subject to: LANE NORTH 1. The applicant addressing to the satisfaction of the City any PUD CONCEPT remaining applicable comments contained in the STAGE PLAN TO memorandums from: CREATE A 358- LOT, SINGLE a. The Community & Economic Development FAMILY Department dated January 14, 2021 b. The Fire Department dated January 8, 2021 DETACHED, AND c. The Water Resources Engineer, dated January 11, 2021 150- UNIT, SINGLE- d. The Parks & Recreation Department, dated January 20, FAMILY 2021 ATTACHED NEIGHBORHOOD 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 Piket asked what a rear-load townhome was. Mr. Vickerman explained these were townhomes that had a garage on the opposite side of the front of the unit. He reported there were typically sidewalks that ran along the front of the units. Commissioner Lenthe stated he had concerns with the proposed lot widths. He asked if the applicant would consider interspersing the 45, 55 and 65 foot wide lots. He reported he was not enthused about the 28 foot lots. He recommended each lot have a front door on a public street. He suggested a reduction in the number of lots be considered. He understood the developer was proposing private streets for the development. He questioned if this put too big a burden on the property owners within the townhouse development. He asked if the utilities under the private street would be public or private. Mr. Vickerman commented the City would not oppose to having the lot sizes interspersed. He reported Maple Grove Planning Commission January 25, 2021 Page 6 this would have to be determined by the developer. He stated the 28 foot wide lots front onto a common open space area or a public street. He addressed the private street concern. He explained private streets allow for smaller street widths with limited on- street parking. He stated he did not have specifics for the cost/benefit. He indicated it would cost people one way or the other when the street needed to be replaced. He reported the utilities were typically put into public easements. The applicant was at the meeting to answer questions. Ben Schmidt, Excelsior Group, thanked the Commission for their time. He stated in response to the specific questions regarding the lots being interspersed, this could be done. He commented in his experience it can become challenging to have a $ 800,000 on a 65 foot wide lot next to a $ 350,000 on a 45 foot wide lot. He explained he saw this development as a little city within a city. He indicated there were a lot of different people working at the hospital and he wanted to be able to provide housing for all of them from newlyweds, new families to empty nesters. He explained the vast majority of the smaller lots front public streets. He commented on the success of his other developments in the metro area. He discussed the use of private streets within townhome developments. He addressed the concern of private versus public roadways and either way property owners would be assessed at some point in the future. He indicated a private roadway allows for more flexibility when it comes to the roadway width. Commissioner Ayika asked if there was supposed to be an apartment complex in this area. Mr. Vickerman commented at this location the market was calling more for townhomes than apartments for the next five years. He reported after this time there would be additional demand for apartments and there was ample land in Maple Grove to the east to meet this need. He commented further on the benefits of allowing townhomes in the high density areas. Commissioner Ayika questioned what areas in the City were guided for high density. Mr. Vickerman reviewed the areas of Maple Grove that were guided for high density housing. Commissioner Lindeman inquired if the City Council put a moratorium on new apartment projects. Mr. Vickerman reported a Maple Grove Planning Commission January 25, 2021 Page 7 moratorium was in place for new apartment projects. He noted this moratorium would expire in May 2021. Commissioner Lindeman discussed how difficult it was to find affordable housing in the City of Maple Grove. She noted there were only 20 properties under $500,000 for sale at this time. Chair Lamothe commented on the 28 foot lots on the west side of Troy Lane. He understood that Troy Lane would be a parkway but he had concerns with school bus stops and drop offs. He asked if there were sidewalks on either side of this roadway. Mr. Vickerman reported sidewalks were not shown on this rendering, but would be built into the public street system. In addition, trails would be built along Troy Lane and 101st Avenue to provide for pedestrian movements in those areas. Chair Lamothe commented on the value of roundabouts. He questioned if staff has looked into the bigger picture about how a roundabout would impact the surrounding area if an elementary school were to be built in the neighborhood in the future. Mr. Vickerman explained the plan shows roundabouts at this location with the assumption a school would be constructed. He indicated after having conversations with the school district last fall, he understood a school would be built after this area of Maple Grove further develops and a referendum passes. He reported the reason the roadway jogs was to assist with the aligning Troy Lane from the south of 101st Avenue to Troy Lane to the north of 101st Avenue. Chair Lamothe questioned if 101st Avenue would be a parkway. Mr. Vickerman stated 101st Avenue would be a parkway between the roundabouts, but would not be a parkway west of Troy Lane. Chair Lamothe opened the public hearing at 7:56 p.m. The public was asked by Chair Lamothe if they had any comments to make regarding this application. Mr. Vickerman read a comment staff received from Laurie Karnes at 7359 Berkshire Court noting she opposed the roundabout stating it would be dangerous for pedestrians and bicycles, especially for children trying to get to a future elementary school. Ms. Karnes encouraged the City to replace the roundabout with a traffic signal. Chair Lamothe thanked Ms. Karnes for submitting her concerns to the City. He stated he shared this same concern and encouraged Maple Grove Planning Commission January 25, 2021 Page 8 staff to revisit the roundabout recommendation. Motion by Commissioner Lenthe, seconded by Commissioner Ayika, to close the public hearing at 7:59 p.m. Upon call of the motion by Chair Lamothe, there were six ayes and no nays. Motion carried. Mr. Schmidt explained he was excited about this project and the various types of housing that would be provided to Maple Grove residents. He stated he has been happy about the interactions he has had with Maple Grove City staff. He indicated he has been working on this project for the past six to twelve months. It was his hope the Planning Commission and City Council would be offering their support to this project. Motion by Commissioner Lindeman, seconded by Chair Lamothe, to recommend that the City Council direct the City Attorney to draft a Resolution approving the Evanswood PUD concept stage plan subject to: 1. The applicant addressing to the satisfaction of the City any remaining applicable comments contained in the memorandums from: a. The Community & Economic Development Department dated January 14, 2021 b. The Fire Department dated January 8, 2021 c. The Water Resources Engineer, dated January 11, 2021 d. The Parks & Recreation Department, dated January 20, 2021 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 Lamothe, there were five ayes and one nay ( Commissioner Lenthe opposed). Motion carried. DISCUSSION There were no discussion items. ITEMS Maple Grove Planning Commission January 25, 2021 Page 9 ADJOURNMENT Motion by Commissioner Piket, seconded by Commissioner Lindeman, to adjourn the Planning Commission meeting. Upon call of the motion by Chair Lamothe, there were six ayes and no nays. Motion carried. Chair Lamothe adjourned the meeting at 8:04 p.m. to the next regularly scheduled meeting of the Planning Commission scheduled for February 8, 2021.