Planning Commission

MAPLE GROVE PLANNING COMMISSION November 13, 2023 CALL TO ORDER A meeting of the Maple Grove Planning Commission was held at 7:00 p.m. on November 13, 2023 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, Chuck Lenthe, Michael Ostaffe, Joe Piket and Stephanie Tomlinson. Absent were Commissioners Lorie Klein and Chris Ayika. Present also were Kristy Barnett, City Council Liaison; Peter Vickerman, Planning Manager; Jesse Corrow, City Planner; 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 – October 9, 2023 B. AMC Theater – North Outlot – TABLED until November 27, 2023 Planning Commission meeting 12575 Elm Creek LLC PUD Development Stage Plan and Final Plat for the purpose of constructing two restaurants totaling 5,700 square feet C. Bella Woods – TABLED – until November 27, 2023 Planning Commission meeting US Home LLC PID #06-119-22-31-0003 PUD Development Stage Plan, Rezoning, Preliminary Plat, and Final Plat for a 28 lot single family detached residential subdivision Motion by Commissioner Ostaffe, seconded by Commissioner Lenthe, to approve the Consent Items as presented. Upon call of the motion by Chair Lamothe, there were five ayes and no  Maple Grove Planning Commission November 13, 2023 Page 2 nays. Motion carried. CONSIDERATION None. OF ITEMS PULLED FROM CONSENT AGENDA UPDATE ON CITY Councilmember Barnett reviewed with the Commission what COUNCIL items the City Council approved that was given direction at the Planning Commission level. MEETING OLD BUSINESS No items to present. NEW BUSINESS PUBLIC HEARING Motion by Commissioner Lenthe, seconded by Commissioner Ostaffe, to remove this item from the table. Upon call of the DEROSIER motion by Chair Lamothe, there were five ayes and no nays. ESTATES Motion carried. BRIAN DEROSIER Mr. Corrow stated the applicant is requesting planned unit development concept stage plan, development stage plan, 18001 ARBOR rezoning, and preliminary plat approval for an eight lot single RIDGE PARKWAY family home neighborhood located in northwest Maple Grove near NORTH Arbor Ridge Parkway and Troy Lane North. The total area of the parcel is approximately 6.8 acres in size, with 2.42 acres of PUD CONCEPT wetlands. The proposed density of 1.83 units per acre is consistent with the low-medium residential guiding of 1-4 units per acre. STAGE PLAN, Access is proposed via a cul-de-sac off of Arbor Ridge Parkway. DEVELOPMENT A sidewalk is provided on the north side of this street and will STAGE PLAN, connect with a future pedestrian path along Arbor Ridge Parkway. REZONING, AND The existing home on the property will remain and will be PRELIMINARY incorporated into the new subdivision with access from the PLAT FOR A proposed cul-de-sac. All four lots abutting Rush Creek on the south side of the cul-de-sac meet the increased lot area of 15,000 PROPOSED square feet for shoreland lots. The subdivision ordinance requires SUBDIVISION OF that through lots abutting a collector street to have an increased lot 6.78 ACRE PARCEL depth of 145 feet. This requirement is met on two of the three INTO A TOTAL OF northern lots backing up to Arbor Ridge Parkway. The third lot EIGHT LOTS falls short of this mark in order to accommodate the radius of the cul-de-sac and the 12 feet of right-of-way that will be dedicated to Arbor Ridge Parkway along the rear of these lots. Staff is Maple Grove Planning Commission November 13, 2023 Page 3 comfortable with this concession since the placement of the cul- de-sac appears necessary in order for the existing home to meet the 25-foot front yard setback. Additionally, the three northern lots all exceed than the minimum lot width of 80 feet and minimum lot area of 10,000 square feet. Staff discussed the plans in further detail and made the following recommendation. STAFF RECOMMENDATION: Motion to recommend that the City Council direct the City Attorney to draft a resolution and a planned unit development agreement approving the DeRosier Estates planned unit development concept stage plan, development stage plan, rezoning and preliminary plat 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 November 1, 2023 b. The Engineering Department dated September 15, 2023 c. The Fire Department dated September 8, 2023 d. The Parks & Recreation Department dated November 7, 2023 Motion to recommend that the City Council direct the City Attorney to draft an ordinance approving the rezoning from R-A, Residential Agricultural to R-2 PUD Single-Family Residential District – Planned Unit Development. 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 Pickett asked why ordinance required lots abutting collector streets have to have an increased lot depth of 145 feet. Mr. Corrow explained this requirement provided a larger buffer along heavily traveled roads. Commissioner Ostaffe requested further information regarding Maple Grove Planning Commission November 13, 2023 Page 4 how the adjacent properties would be accessed. Mr. Corrow commented on how the two adjacent properties would be accessed from the proposed cul-de-sac. The applicant was at the meeting to answer questions. Chair Lamothe opened the public hearing at 7:14 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 Chair Lamothe, seconded by Commissioner Lenthe, to close the public hearing at 7:15 p.m. Upon call of the motion by Chair Lamothe, there were five ayes and no nays. Motion carried. Motion by Commissioner Lenthe, seconded by Commissioner Tomlinson, to recommend that the City Council direct the City Attorney to draft a resolution and a planned unit development agreement approving the DeRosier Estates planned unit development concept stage plan, development stage plan, rezoning and preliminary plat 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 November 1, 2023 b. The Engineering Department dated September 15, 2023 c. The Fire Department dated September 8, 2023 d. The Parks & Recreation Department dated November 7, 2023 Upon call of the motion by Chair Lamothe, there were five ayes and no nays. Motion carried. Motion by Chair Lamothe, seconded by Commissioner Pickett, to recommend that the City Council direct the City Attorney to draft an ordinance approving the rezoning from R-A, Residential Agricultural to R-2 PUD Single-Family Residential District – Planned Unit Development. Maple Grove Planning Commission November 13, 2023 Page 5 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 no nays. Motion carried. PUBLIC HEARING Mr. Vickerman stated the applicant is requesting a short plat (preliminary and final plat together) for the purpose of subdividing EASTRIDGE the property at 13582 89th Avenue North into three lots. The SECOND proposal includes a city-owned outlot that the city does not have ADDITION any use for. The existing home is proposed to stay on the middle lot. The site is 61,099 square feet including the city-owned outlot. LANDFORM The three new lots all exceed the minimum lot size and lot width 13582 89TH for the R-2 zoning district. The applicant is showing on side turn AVENUE NORTH arounds for the two new driveways to allow vehicles to exit head out vs. backing up onto 89th Avenue North. Staff recommends that SHORT PLAT FOR a new turn-around be constructed for the existing home as well and THE PURPOSE OF this is included as a condition of approval. Staff also notes that the PLATTING THE city would construct a sidewalk along this portion of 89th Avenue PROPERTY INTO North and work with the property owner to the west to continue the sidewalk as it is currently a missing part of the overall sidewalk THREE PARCELS network in this area. The grading issues identified in the engineering report have now been addressed. City water and sewer services are stubbed into the property to support the two new lots. Staff discussed the plans in further detail and made the following recommendation. STAFF RECOMMENDATION: Motion to recommend that the City Council adopt a resolution approving the Eastridge Second Addition short plat subject to: a. The Community & Economic Development Department dated November 8, 2023 b. The Engineering Department dated October 20, 2023 c. The Parks & Recreation Department dated November 7, 2023 Discussion Commissioner Pickett asked what size the homes would be. Mr. Maple Grove Planning Commission November 13, 2023 Page 6 Vickerman indicated he did not have this information in front of him. He estimated the homes would be 2,000 square feet in size and would range in price from $525,000 to $650,000. Commissioner Ostaffe reported there were 19 homes that back out onto 89th that have not been required to have a turn around. He questioned why the City was making this requirement for these three homes. Mr. Vickerman stated these homes were built prior to the City turn around requirement. In addition, the three homes within this subdivision were directly in front of a school, which had a great deal of traffic at certain times of the day. Commissioner Ostaffe explained he was having a difficult time requiring the existing home to install a turn around, given the fact this would come at a great expense. Commissioner Lenthe stated he had concerns with how water would drain from Lot 3 across Lot 2 and Lot 1 within this subdivision. He recommended proper easements be put in place for this drainage. He asked how the stormwater would flow from this subdivision to the west. Mr. Vickerman reported there was a storm sewer to the north, along with a catch basin. Chair Lamothe indicated these three lots were unique because they would directly abut 89th Avenue. He questioned if the school district made any comments regarding these three homes. Mr. Vickerman explained the school district was notified and staff has not received any comments. The applicant was at the meeting to answer questions. Joe Taylor, ReMax Results, introduced himself to the Commission and stated he was a representative for the applicant. He explained the homes would have a foundation size of 1,400 square feet and would be two story walkouts. He stated the proposed homes would fit in nicely with the surrounding neighborhood. Commissioner Picket asked if the additional expense for the turn around was a concern for the developer. Mr. Taylor stated this was an odd request for an existing structure. He explained he understood the requirement for the new homes. He reported it would be his preference to not require the existing home to have a turn around installed. Commissioner Ostaffe inquired if the existing driveway was gravel, asphalt or concrete. Mr. Taylor stated the existing driveway Maple Grove Planning Commission November 13, 2023 Page 7 was gravel. Commissioner Ostaffe asked if the City would require the existing homeowner to install an asphalt or concrete driveway, along with the turn around. Mr. Vickerman reported there would not be a requirement to convert the existing driveway to asphalt or concrete. Commissioner Lenthe stated he supported the installation of the turn arounds. He discussed how these homes were close to Elm Creek Boulevard, noting 89th Avenue was a collector route and these homes would be very close to a school. Chair Lamothe opened the public hearing at 7:30 p.m. The public was asked by Chair Lamothe if they had any comments to make regarding this application. Beverly Nichie, 13553 89th Circle, stated it was her understanding single-family homes would be constructed. She asked who would be building the homes. Mr. Tayler reported ReMax would be working with a builder for these three homes. Ms. Niche explained she supported the City requiring the turnarounds within the three driveways. She commented concerns she had regarding drainage. She noted there was a large drop on this property and she anticipated a retaining wall would be required. She requested the City consider who would be maintaining the retaining wall long term. She commented further on how the water from this property runs off onto her property in the spring and after heavy rains. She did not believe the water was properly running into the storm sewer drain or catch basin. She asked the City to be mindful of the grading for this project to ensure her rear yard did not become a catch basin. Motion by Chair Lamothe, seconded by Commissioner Lenthe, to close the public hearing at 7:37 p.m. Upon call of the motion by Chair Lamothe, there were five ayes and no nays. Motion carried. Chair Lamothe requested further information from staff regarding how the drainage would be addressed for this subdivision. Mr. Vickerman explained the drainage was something staff considered extensively with the applicant and engineering staff. He Maple Grove Planning Commission November 13, 2023 Page 8 appreciated the comments from the neighbor. He believed the best course of action would be to move this project forward and requested the neighbor connect with the City’s engineering staff. Commissioner Ostaffe explained he noticed how steep this parcel was and asked if a retaining wall would be required for Lot 1. Mr. Vickerman indicated this was something that was discussed with engineering staff and would be a solution some of the challenges to the grading on the west side of Lot 1. He reported additional options were considered and noted the grading plan includes swales noting a retaining wall would not be installed. Motion by Commissioner Lenthe, seconded by Commissioner Tomlinson, to recommend that the City Council adopt a resolution approving the Eastridge Second Addition short plat subject to: a. The Community & Economic Development Department dated November 8, 2023 b. The Engineering Department dated October 20, 2023 c. The Parks & Recreation Department dated November 7, 2023. Chair Lamothe indicated he would be supporting the turn around requirement for the existing home. Commissioner Pickett stated he was reluctant to put this requirement on the existing home because this home was in place before the school. However, he would be offering his support to the subdivision. Commissioner Ostaffe commented on how the turn around could impact the existing homeowner, noting he would not hold this project up, but he did not support imposing additional costs on homeowners. Upon call of the motion by Chair Lamothe, there were five ayes and no nays. Motion carried. PUBLIC HEARING Mr. Corrow stated the applicant is proposing a short plat for the purpose of splitting an existing .58-acre property into two lots. The WILLIAMSON existing home would remain on a 12,992 square foot lot, and the SECOND new 12,160 square foot lot will be created on the south end of the ADDITION property. The submitted plans are consistent with the dimensional requirements of the R-2 Zoning District. Access to the new south Maple Grove Planning Commission November 13, 2023 Page 9 lot would be provided on Pheasant Lane North. The existing ZACH garage will remain as an accessory building on the new lot, while WILLIAMSON another smaller garage will be removed upon completion of the 11453 73RD new home. Portions of the existing driveway will be removed from both lots in order to satisfy the 5-foot driveway setback. The north AVENUE NORTH lot will retain its current access onto 73rd Avenue North, which is a SHORT PLAT FOR collector street. Staff has informed the applicant that the current THE PURPOSE OF driveway access will be need to be shifted to Pheasant Lane North PLATTING THE upon any new construction on this lot. This lot will lose its existing detached garage due to the lot split. This is acceptable since the PROPERTY INTO existing home was built prior to 1987, as outlined in city code. TWO PARCELS City sewer and water connections to the existing home will remain within the boundaries of the proposed property lines. Sewer and water lines running beneath Pheasant Lane North were previously stubbed in for the new lot. Staff supports the proposal and no public comments were received concerning the short plat. Staff discussed the plans in further detail and made the following recommendation. STAFF RECOMMENDATION: Motion to recommend that the City Council direct the City Attorney to draft a resolution approving the Williamson Second Addition short plat 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 October 20, 2023 b. The Engineering Department dated October 20, 2023 c. The Parks & Recreation Department dated November 7, 2023 Discussion Commissioner Ostaffe expressed concern regarding the cost to remove the five foot section of driveway. He reported there were many driveways in the City that had driveways abutting the lot line. Mr. Corrow stated the intent was to be in compliance with City ordinance. He reported the driveway was currently in place and the lot line was new. Maple Grove Planning Commission November 13, 2023 Page 10 Commissioner Ostaffe indicated he did not support this requirement, given the fact there were 60 houses that were approved in the last 15 years that had driveways built on the lot line. He did not believe it was right for the City to impose this requirement. Mr. Vickerman clarified the 60 homes to the north were approved under a PUD that allowed a zero setback for the driveways. Commissioner Picket asked if the existing garage would be torn down. Mr. Corrow reported this was the case. He stated the smaller of the two garages would be removed. He explained the concrete area on the new southern lot would be removed. He reported the new driveway would face Pheasant Lane. Commissioner Ostaffe questioned if the second garage could be turned into an accessory dwelling unit. Mr. Corrow stated this would not be allowed. Chair Lamothe questioned if the remaining north lot would have enough space for a garage in the future. Mr. Corrow reported there would be room for a garage on the east side of the home. The applicant was at the meeting to answer questions. Zack Williamson, 11453 73rd Avenue North, discussed the concrete removal that would occur noting he wanted to create a line between the two properties. He stated he supported staff’s recommendation regarding this matter. Chair Lamothe opened the public hearing at 7:57 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 Chair Lamothe, seconded by Commissioner Picket, to close the public hearing at 7:58 p.m. Upon call of the motion by Chair Lamothe, there were five ayes and no nays. Motion carried. Motion by Commissioner Lenthe, seconded by Commissioner Picket, to recommend that the City Council direct the City Attorney to draft a resolution approving the Williamson Second Addition short plat subject to: Maple Grove Planning Commission November 13, 2023 Page 11 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 October 20, 2023 b. The Engineering Department dated October 20, 2023 c. The Parks & Recreation Department dated November 7, 2023. Upon call of the motion by Chair Lamothe, there were five ayes and no nays. Motion carried. DISCUSSION There were no discussion items. ITEMS ADJOURNMENT Motion by Chair Lamothe, seconded by Commissioner Tomlinson, to adjourn the Planning Commission meeting. Upon call of the motion by Chair Lamothe, there were five ayes and no nays. Motion carried. Chair Lamothe adjourned the meeting at 8:00 p.m. to the next regularly scheduled meeting of the Planning Commission scheduled for November 27, 2023.