Planning Commission

MAPLE GROVE PLANNING COMMISSION December 13, 2021 CALL TO ORDER A meeting of the Maple Grove Planning Commission was held at 7:00 p.m. on December 13, 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, Michael Ostaffe, and Joe Piket. Present also were Karen Jaeger, City Council Liaison;; Peter Vickerman, Planning 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: MINUTES A. Regular Meeting – November 29, 2021 Motion by Commissioner Klein, seconded by Commissioner Lenthe, to approve the Consent Items as presented. Upon call of the motion by Chair Lamothe, there were seven ayes and no nays. Motion carried. 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  Maple Grove Planning Commission December 13, 2021 Page 2 MEETING OF DECEMBER 6, 2021 OLD BUSINESS No items to present. NEW BUSINESS Mr. Vickerman stated the applicant is requesting a planned unit PUBLIC HEARING development concept stage plan amendment to allow a four-story, 152-unit, affordable 55+ apartment building. The site is part of the TRICARE SENIOR Tri-Care concept plan which shows the site as two office buildings HOUSING totaling 48,000 square feet. There is an outlot north of this site that MWF PROPERTIES continues to be planned for an office use. The applicant is proposing rents that would be affordable to people with incomes at GARLAND LANE 60% of the area median income. Garland Lane is currently being NORTH AND constructed through the Tri-Care property and this site is on the COUNTY ROAD 30 west side of Garland Lane, adjacent to the large wetland to the west and north of Biolife. Staff discussed the plans in further detail PLANNED UNIT and made the following recommendation. DEVELOPMENT CONCEPT STAGE STAFF RECOMMENDATION: PLAN Motion to recommend that the City Council direct the City AMENDMENT FOR Attorney to draft a Resolution approving the Tricare Senior THE PURPOSE OF Housing PUD concept stage plan amendment subject to: A PROPOSED 152- UNIT 1. Any remaining unresolved comments on the Tricare plan INDEPENDENT review - review comments report dated December 8, SENIOR (55+) 2021. AFFORDABLE The applicant shall acknowledge that Park Dedication APARTMENT requirements are based on staff review and recommendation to the BUILDING Park and Recreation Board and their subsequent board action. Board meetings are held on the third Thursday of each month. Discussion Commissioner Klein requested further information regarding the area median income. Mr. Vickerman reported the area median income (AMI) was based on the seven-county metro area. Commissioner Ostaffe indicated this project was not included in the 2040 Comprehensive Plan, but noted this project did fit into the density for this site. He discussed how there had been a slow Maple Grove Planning Commission December 13, 2021 Page 3 down in the office market. He questioned if the City should be considering more office space for the future, versus additional housing. Mr. Vickerman commented the original plan did show office buildings on this site. He indicated the City has seen a consistently low demand for office space. He explained there was a demand for medical office space near the hospital and there was space in the Project 100 area for those uses. He stated there does not seem to be a lack of office space in Maple Grove at this time. Commissioner Ostaffe discussed how the proposed senior housing would be surrounded by retail, semi-industrial and commercial uses. He indicated there were no parks or trails associated with this project. He asked if this was the best place for a housing development. Mr. Vickerman commented this was an interesting point. He noted a trail has been considered around the large wetland. Commissioner Ostaffe reported if the office market is going flat at this time, he inquired if the City should be guiding some of the areas differently. He did not want the City to be developed piecemeal. Mr. Vickerman stated there were several land uses that would support office uses, which provides the City with flexibility when considering future developments. Commissioner Lenthe stated he lived in a senior complex in this neighborhood. He discussed how he walks to many stores from his home. He anticipated that the proposed facility would have to have a van or bus available to its tenants. The applicant was at the meeting to answer questions. Ryan Schwickert, MWF Properties representative, commented a van or bus had not been planned, but could be discussed. Commissioner Klein asked if the development would have sidewalks to allow residents to walk to Walgreens safely. Mr. Vickerman reported the development would have sidewalk and trails along Garland Lane and 96th Avenue. He commented the new grocery store would also be within walking distance, along with other retail uses along 96th Avenue. In addition, he noted there were things planned for the future. Commissioner Klein questioned how long the affordable housing requirements would remain in place. She inquired if the project would remain approved if the affordability factor were removed. Maple Grove Planning Commission December 13, 2021 Page 4 Mr. Vickerman explained the project has been presented as a 60% AMI senior housing project and if this were to change, it would need to be reconsidered by the City. Mr. Schwickert stated this was a tax credit project and bonds would be received from the State of Minnesota. He indicated these bonds would require the project to remain affordable at 60% AMI for 30 years. He reported the purchase agreement for this site will be terminated if he does not receive tax credit funding from the State of Minnesota. Commissioner Lindeman asked what type of senior housing this would be. Mr. Schwickert reported this would be independent senior living housing. Commissioner Piket questioned if there would be any amenities within this development. Mr. Schwickert explained there would be various interior community space that could be broken down into a movie theater space, cafeteria, etc. Commissioner Ostaffe asked if 55+ families with children could move into this housing. Mr. Schwickert reported only one household family member had to be 55+ in order to live in this housing. Commissioner Ostaffe expressed concern with this given the fact the development would not have a tot lot or any access to a park. He inquired if residents would be charged extra to have an underground parking space. Mr. Schwickert stated this was something that was still being discussed given the fact there would be a tax credit program. Commissioner Ayika reported the developer would have to have 1:1 parking for this development. Mr. Vickerman clarified that charged underground parking counted towards the City’s requirements. Commissioner Ostaffe stated fee based underground parking seemed to go against the fact that this would be affordable housing. Mr. Schwickert commented further on the matters that would be considered in order to determine of the underground parking would be fee based or free to residents. He indicated he would be willing to work with the City to finalize the parking for this project. Chair Lamothe opened the public hearing at 7:37 p.m. The public was asked by Chair Lamothe if they had any comments Maple Grove Planning Commission December 13, 2021 Page 5 to make regarding this application. No one wished to address the Commission. Motion by Chair Lamothe, seconded by Commissioner Piket, to close the public hearing at 7:38 p.m. Upon call of the motion by Chair Lamothe, there were seven ayes and no nays. Motion carried. Motion by Commissioner Piket, seconded by Commissioner Lindeman, to recommend that the City Council direct the City Attorney to draft a Resolution approving the Tricare Senior Housing PUD concept stage plan amendment subject to: 1. Any remaining unresolved comments on the Tricare plan review - review comments report dated December 8, 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. Chair Lamothe reported he was supportive of this project because it filled a need. He stated he was concerned with how this area was being piecemealed as it developed. He noted the City was not holding to the original vision for this area. Commissioner Lindeman questioned if the need for a park should be considered at this time, given the fact children could be living with this development. Mr. Vickerman stated there was a great deal of green space on this property and there was room for a small park or outdoor amenity. However, he indicated a tot lot might not be warranted. He noted the applicant could be asked to set aside space if a need is shown in the future. Commissioner Ostaffe indicated he would not be able to support this project because it was not in conjunction with the City’s plan. Commissioner Piket applauded the City’s ability to be flexible because times do change. He indicated the City did not want to be locked into a plan that was designed 10 to 15 years ago, because times have changed. Maple Grove Planning Commission December 13, 2021 Page 6 Commissioner Ayika stated he supported the flexibility as well. He asked if the City had to make up for the loss of the office use. Mr. Vickerman reported this was not required within the Comprehensive Plan for this land use. Upon call of the motion by Chair Lamothe, there were six ayes and one nay (Commissioner Ostaffe opposed). Motion carried. DISCUSSION There were no discussion items. ITEMS ADJOURNMENT Motion by Chair Lamothe, seconded by Commissioner Klein, to adjourn the Planning Commission meeting. Upon call of the motion by Chair Lamothe, there were seven ayes and no nays. Motion carried. Chair Lamothe adjourned the meeting at 7:48 p.m. to the next regularly scheduled meeting of the Planning Commission scheduled for January 10, 2022.