Planning Commission

Maple Grove Planning Commission Meeting minutes March 11, 2024 Call to order A meeting of the Maple Grove Planning Commission was held at 7:00 p.m. on March 11, 2024 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, Chuck Lenthe, Joe Piket and Stephanie Tomlinson. Absent was Michael Ostaffe (excused). Present also were Kristy Barnett, City Council Liaison; Peter Vickerman, Planning Manager; and Scott Landsman, City Attorney. Items to be removed None. from the agenda Consent items The following Consent Items were presented for the Commission’s approval: MINUTES A. Regular Meeting – January 29, 2024 Motion by Commissioner Ayika, seconded by Commissioner Lenthe, 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 of items None. pulled from consent agenda Update on city council Councilmember Barnett reviewed with the Commission what meeting items the City Council approved that was given direction at the Planning Commission level. She explained the Council passed its strategic priorities for 2024. She provided the Commission with an update on the Community Center expansion, along with information on the proposed missing middle bill.  Maple Grove Planning Commission March 11, 2024 Page 2 OLD BUSINESS No items to present. NEW BUSINESS Public hearing Mr. Vickerman stated the applicant is requesting approval for a planned unit development stage plan and final plat in order to Topline Financial Credit construct a 2,580 square foot Topline Credit Union with a drive Union planned unit thru. The site received concept plan approval in 2016 (as part of development stage plan the overall Hy-Vee South proposal) for general retail and office and Southwest uses. This site called for non-retail uses and a bank is considered Crossroads 11th Addition a permitted use in this regard and so the proposal is consistent final plat with the approved concept plan. 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 Topline Financial Credit Union planned unit development stage plan and Southwest Crossroads 11th Addition 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 February 2, 2024 b. The Fire Department dated February 7, 2024 c. The Parks & Recreation Department dated March 4, 2024 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 Picket asked if this Topline bank would be in addition to the site in the northeast corner of Maple Grove or would this location replace the existing bank. Mr. Vickerman deferred this question to the applicant. Maple Grove Planning Commission March 11, 2024 Page 3 The applicant was at the meeting to answer questions. Patrick Hocter, architect for the project, thanked staff for their assistance with this project. Kevin Kilroy, architect for the project, explained he began working with Topline on this branch late last fall. He indicated he was uncertain if Topline would be closing down their other location in Maple Grove, but he believed this to be the case. He commented on the architecture for the proposed bank and discussed how he worked with staff to meet City requirements. Commissioner Lenthe asked if the applicant had reviewed all of staff’s comments and conditions. Mr. Hocter reported he had reviewed the comments and supported the recommended conditions. Chair Lamothe thanked the applicant for working with staff to amend the plans for the exterior of the building. Chair Lamothe asked for comments from the public. There were none. Motion by Commissioner Lenthe, seconded by Commissioner Ayika, to recommend that the City Council direct the City Attorney to draft a resolution and a planned unit development agreement approving the Topline Financial Credit Union planned unit development stage plan and Southwest Crossroads 11th Addition 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 February 2, 2024 b. The Fire Department dated February 7, 2024 c. The Parks & Recreation Department dated March 4, 2024 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.  Maple Grove Planning Commission March 11, 2024 Page 4 Upon call of the motion by Chair Lamothe, there were six ayes and no nays. Motion carried. Public hearing Mr. Vickerman stated the applicant is requesting planned unit development concept stage plan, development stage plan, Rush Hollow North PUD rezoning, and preliminary plat approval for a 25-lot single family development concept home neighborhood located north of the Rush Hollow stage plan, development development at 10725 Fernbrook Lane North. We note that the stage plan, rezoning, two developments are separate. Staff discussed the plans in preliminary and final plat 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 Rush Hollow North planned unit development concept stage plan, development stage plan, preliminary 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 Community & Economic Development Department dated March 1, 2024 b. The Engineering Department dated February 2, 2024 c. The Parks & Recreation Department dated March 4, 2024 Motion to recommend that the City Council direct the City Attorney to draft an ordinance approving the rezoning from RA, Residential Agricultural to R-2PUD, Single Family 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 Picket asked why this project came in as a Planned Maple Grove Planning Commission March 11, 2024 Page 5 Unit Development. Mr. Vickerman stated City Code requires all residential developments to be considered as Planned Unit Developments, except for short plats. Commissioner Piket inquired if City Code required greenspace or trails within Planned Unit Developments. Mr. Vickerman indicated this was not a requirement. He commented further on the Three River Parks trail corridor that would run through this property. Commissioner Picket requested further information regarding the side yard setbacks. Mr. Vickerman stated the side yard setbacks would be 5’ and 10’ or 7.5’ and 7.5’. Commissioner Picket questioned if the applicant was requesting more flexibility with the front yard setbacks. Mr. Vickerman reported the applicant was requesting flexibility with the rear yard setbacks. Commissioner Picket asked if the neighborhood to the south has had any comments regarding how close these new homes would be. Mr. Vickerman stated this was reviewed by staff and noted the homes to the south had deeper lots so the new homes would not appear to be any closer. Commissioner Lenthe inquired if the R-1 zoning district required 20,000 square foot lots. Mr. Vickerman reported the R-1 zoning district does require 20,000 square foot lots, but noted typically lots in Maple Grove are 10,000 square feet in size, which is the R-2 zoning requirement. The applicant was at the meeting to answer questions. Chair Lamothe opened the public hearing at 7:27 p.m. The public was asked by Chair Lamothe if they had any comments to make regarding this application. Commissioner Klein asked if any of the proposed homes could have a taller garage door to allow for the storage of boats or campers. Emily Begger, MI Homes, explained she was uncertain, but noted she could look into this as being an option for the proposed homes. Commissioner Klein questioned why this development had Maple Grove Planning Commission March 11, 2024 Page 6 covenants in place that did not allow for the outdoor storage of boats or campers. Ms. Begger stated this was to ensure developments remained neat and orderly. She reported the HOA would be allowed to make changes to the requirements in the future. Commissioner Picket inquired if these units would be owner occupied. Ms. Begger explained most of the units would be owner occupied. Motion by Chair Lamothe, seconded by Commissioner Picket, to close the public hearing at 7:30 p.m. Upon call of the motion by Chair Lamothe, there were six ayes and no nays. Motion carried. Motion by Commissioner Ayika, seconded by Commissioner Lenthe, to recommend that the City Council direct the City Attorney to draft a resolution and a planned unit development agreement approving the Rush Hollow North planned unit development concept stage plan, development stage plan, preliminary 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 Community & Economic Development Department dated March 1, 2024 b. The Engineering Department dated February 2, 2024 c. The Parks & Recreation Department dated March 4, 2024. Commissioner Klein stated the HOA restrictions were concerning to her. She expressed concern with the fact this development would be limiting the homeowner’s ability to own a camper or boat, unless stored indoors. Commissioner Picket commented on how tight these lots were and noted there may not be space for campers or boats to be parked, other than on a driveway. Commissioner Klein was of the opinion the proposed covenants were too restrictive.  Maple Grove Planning Commission March 11, 2024 Page 7 Upon call of the motion by Chair Lamothe, there were six ayes and no nays. Motion carried. Motion by Commissioner Lenthe, seconded by Commissioner Klein, to recommend that the City Council direct the City Attorney to draft an ordinance approving the rezoning from RA, Residential Agricultural to R-2PUD, Single Family 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. Upon call of the motion by Chair Lamothe, there were six ayes and no nays. Motion carried. Discussion items Mr. Vickerman reviewed a document with the Commission regarding residential housing trends in Maple Grove. The Commission discussed the housing mix in the community and thanked staff for the detailed information. Adjournment Motion by Chair Lamothe, seconded by Commissioner Picket, 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 7:46 p.m. to the next regularly scheduled meeting of the Planning Commission scheduled for March 25, 2024.