DRAFT MAPLE GROVE PLANNING COMMISSION April 24, 2017

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1 DRAFT MAPLE GROVE PLANNING COMMISSION CALL TO ORDER A meeting of the Maple Grove Planning Commission was held at 7:00 p.m. on at the Maple Grove City Hall, Hennepin County, Minnesota. Vice-Chair Ayika called the meeting to order at 7:00 p.m. PLEDGE OF ALLEGIANCE ROLL CALL OATH OF OFFICE ITEMS TO BE REMOVED FROM THE AGENDA Planning Commission members present were Vice-Chair Chris Ayika, Lorie Klein, Craig Lamothe, Susan Lindeman, Estes Parker and Joe Piket. Absent was Chair Larry Colson. Present also were Karen Jaeger, City Council Liaison; Dick Edwards, Community Development Director; Peter Vickerman, City Planner; and Scott Landsman, City Attorney. Councilmember Jaeger administered the Oath of Office to newly appointed Planning Commissioners Estes Parker, Susan Lindeman and Joe Piket. A round of applause was offered by all in attendance. None. CONSENT ITEMS The following Consent Items were presented for the Commission s approval: MINUTES A. Regular Meeting March 27, 2017 Motion by Commissioner Klein, seconded by Commissioner Piket, to approve the Consent Items as presented. Upon call of the motion by Vice-Chair Ayika, there were six ayes and no nays. Motion carried. CONSIDERATION OF ITEMS PULLED None.

2 Page 2 FROM CONSENT AGENDA REVIEW OF THE CITY COUNCIL MINUTES FROM THEIR REGULAR MEETING OF APRIL 17, 2017 Mr. Edwards reviewed with the Commission what items the City Council approved that was given direction at the Planning Commission level. NEW BUSINESS PUBLIC HEARING DONEGAL SOUTH DAVID WEEKLEY HOMES 82 ND AVENUE N AND HEMLOCK LANE N COMPREHENSIVE PLAN AMENDMENT REGUIDING LAND FROM REGIONAL MIXED USE TO MEDIUM DENSITY RESIDENTIAL; PUD CONCEPT AND DEVELOPMENT STAGE PLAN AND REZONING FOR THE PURPOSE OF A DEVELOPING PROPERTY INTO A 133 DETACHED Mr. Vickerman stated the applicant is requesting a Comprehensive Plan Amendment re-guiding 7.14 acres of land from Regional Mixed Use to Medium Density Residential; a PUD Concept Stage Plan Amendment, Development Stage Plan and Rezoning for the purpose of developing a acre property into a 133-detached townhome development. The site is located adjacent to Donegal, Water s Edge at Central Park and The Skye at Arbor Lakes and is bounded by public roads on all sides. The property received Concept Plan approval in 2012 as part of the Donegal approval. At that time 230 multi-family units and approximately 55,000 s.f. of neighborhood retail was proposed for the site. Comprehensive Plan Amendment: The applicant is requesting a Comprehensive Plan Amendment to re-guide 7.14 acres of Regional Mixed Use to Medium Density Residential. This area was proposed to be re-guided to Medium Density Residential in the upcoming 2018 Comprehensive Plan Update and so staff has no issues with the proposed land use. Concept Plan Amendment: As stated above, the property was originally approved for 230 multifamily units and approximately 55,000 s.f. of retail. Market conditions in the area have made these land uses not as viable and so the applicant is requesting the Concept Stage Plan (along with the Comprehensive Plan Amendment) to allow the 133-unit residential development. Development Stage Plan

3 Page 3 TOWNHOME DEVELOPMENT The Development Stage Plan consists of the details of the applicant s request to develop the property with 133 single family detached homes. The applicant refers to the homes as detached townhomes as an association will maintain the grounds like in a townhome development. Overall Layout and Access: The proposed plan shows an urban-style development with single family detached homes facing onto the surrounding public roads as well as onto an interior courtyard. Access is provided by a private road system that accesses Central Park Way and Forestview Lane. No accesses are provided off of 82 nd Avenue North (which is a collector street) or Hemlock Lane (which is an arterial street.) The proposed private road system is 24 feet in width and essentially functions like an alley system to provide access to the homes. Parking: Each unit is proposed to have a two-car garage. Because of the 24- foot width, no on-street parking would be allowed on the private road system. The applicant has provided 44 off-street parking spaces scattered within the development, there are 30 on-street spaces adjacent to the development on Central Park Way, and each driveway has room for 2 additional cars. Setbacks: The applicant is proposing 4-foot side yard setbacks, 18-foot front yard setbacks along Forestview Lane, Central Park Way, and 82 nd Ave, 28-foot minimum setbacks along Hemlock, and 24-foot setbacks between the garage door and the edge of the private streets. The 18-foot setbacks are similar to the front yard setbacks of other developments in the Gravel Mining Area and staff has no issues with them. The 4-foot side yard setbacks are smaller than what we have seen in the past but we note that had this developed with attached townhomes, the setback between units would have been zero. It is helpful to look at these proposed units like townhomes that have been split apart into individual detached units. Because the units will be sprinkled, there are no issues from a building/fire code standpoint to have the 4-foot setbacks. Density:

4 Page 4 The proposed density is 9.8 units per acre. We note that this was originally part of the Donegal development and the density allowance is higher on this portion than would be typical of the Medium Density Residential guiding, as the first part of Donegal developed at a much lower density (2.9 units per acre) than is typical of the Medium Density Residential guiding. This is similar to how the Water s Edge proposal developed which came in at 11.4 units per acre as it was part of the original HighGrove development. We note again that the original approval had 230 units approved on a smaller residential land area (as approximately half the site was approved for retail at that time.) Having a variety of unit types, densities, styles and price-points has been a goal of the Medium Density Residential areas and the applicant appears to be providing this variety in the proposal. Architecture: The proposed homes are 20-feet wide, two or three-stories, and on slab. Their sample elevations show a mix of materials on the fronts with ample windows, some balconies and small porches for the front doors. With any design that has the garage in the rear, the front elevations are generally very good looking and staff feels this proposed development will have an excellent look from the public roads. Landscaping: The applicant is proposing 181 overstory trees and a healthy compliment of ornamental trees, shrubs, and perennials. The Arbor Committee has recommended that 4 firefall maple trees be removed to ensure that the overstory trees do not exceed 20% of one species. Otherwise staff has no issue with the proposed landscaping. SUMMARY: Staff sees a proposal that meets many of the desired elements of the Gravel Mining Area Special Area Plan. The proposal has a strong urban design with homes close to and facing the public road system. The architecture will have the best face outward towards these public roads and the homes offer a style and design that is not replicated elsewhere in the Gravel Mining Area, adding to the great variety of living options that now exist in the Central Park area. The density is far less than what could have been built on that site and it helps complete the development of this entire area.

5 Page 5 STAFF RECOMMENDATION: Motion to recommend that the City Council direct the City Attorney to draft a Resolution amending the Gravel Mining Area Special Area Plan from Mixed-Use Density to Medium Density Residential subject to the successful approval of the Amendment by the Metropolitan Council, with said Amendment receiving Metropolitan Council approval prior to the filing of the Final Plat. Motion to recommend that the City Council direct staff to draft an Ordinance Rezoning property from R-3, PUD, Single and Two- Family Residential, Planned Unit Development to PUD, Planned Unit Development, subject to the successful approval of the Amendment by the Metropolitan Council, with said Amendment receiving Metropolitan Council approval prior to the filing of the Final Plat. Motion to recommend that the City Council direct the City Attorney to draft a Resolution amending the PUD Concept Stage Plan and approving the Development Stage Plan for Donegal South, subject to the successful approval of the Amendment by the Metropolitan Council, with said Amendment receiving Metropolitan Council approval prior to the filing of the Final Plat; and the applicant addressing to the satisfaction of the City any remaining applicable comments contained in memorandums from: 1. The Superintendent of Parks and Planning, dated April 4, Arbor Committee Staff Liaison, dated April 17, 2017 Discussion Commissioner Lindeman questioned if the development would have sidewalks. Mr. Vickerman reviewed the proposed sidewalks and noted the development would have interior sidewalks in front of the units. It was noted this sidewalk would continue to Central Park Way. Vice-Chair Ayika suggested staff speak with the applicant to see if additional sidewalks could be added along the north/south road to improve access. Vice-Chair Ayika asked why the number of units was reduced from 230 units to 130 units. Mr. Vickerman stated the original plan from Donegal called for a 230-unit apartment building. These plans have

6 Page 6 since changed to detached townhomes. Commissioner Lamothe inquired if a portion of the development would include a commercial mixed-use node. Mr. Vickerman stated the neighborhood commercial node was not a requirement and staff has found there was not a demand for additional retail in this area, given the level of retail available at a very short distance from this development. Commissioner Klein asked if there were any other developments in the City that had a four-foot side yard setback. Mr. Vickerman stated there were no other detached units that had a four-foot setback, but noted there were others with five foot setbacks. Commissioner Lamothe stated he would like to see a sidewalk connection from the development to Central Park Way. He believed the developer was proposing to construct a very nice product and asked if there were any other units like this in the metro area. The applicant was at the meeting to answer questions. Tim Nolan, David Weekley Homes, introduced himself to the Planning Commission and stated this would be his second development in Maple Grove. He reported David Weekley Homes was based out of Houston, Texas and noted the proposed housing product was not located anywhere else in the Twin Cities. He discussed the five floor plans and believed they would be highly successful in Maple Grove. Commissioner Lamothe requested the applicant address the sidewalk situation. He asked that a connection be made between Buildings 110 and 111. Clark Wicklund, Alliant Engineering, commented an additional walkway could be extended to Central Park Way. In addition, he believed it would be feasible to include a walking connection between Buildings 110 and 111. Commissioner Piket requested further information regarding the floor plans and how the neighborhood would be designed. Mr. Nolan described his monotony policy and noted like units could not be located adjacent to each other or across the streets. Commissioner Parker asked if the four-foot side yard setback was typical for this type of detached townhome unit. Mr. Nolan stated this was the first time he was constructing this type of unit in the Twin Cities. He reported he typically maintains a five or ten-foot setback. He stated he has done quite well with this unit and the

7 Page 7 proposed setbacks in Houston, Colorado, Utah and Indianapolis. Vice-Chair Ayika questioned when development of the townhomes would begin. Mr. Nolan hoped to begin construction in July with a townhome ready for the Fall Parade of Homes. Vice-Chair Ayika opened the public hearing at 7:31 p.m. The public was asked by Vice-Chair Ayika if they had any comments to make regarding this application. No one wished to address the Commission. Motion by Vice-Chair Ayika, seconded by Commissioner Lamothe, to close the public hearing at 7:31 p.m. Upon call of the motion by Vice-Chair Ayika, there were six ayes and no nays. Motion carried. Motion by Commissioner Klein, seconded by Commissioner Lindeman, to recommend that the City Council direct the City Attorney to draft a Resolution amending the Gravel Mining Area Special Area Plan from Mixed-Use Density to Medium Density Residential subject to the successful approval of the Amendment by the Metropolitan Council, with said Amendment receiving Metropolitan Council approval prior to the filing of the Final Plat. Upon call of the motion by Vice-Chair Ayika, there were six ayes and no nays. Motion carried. Motion by Commissioner Klein, seconded by Commissioner Lindeman, to recommend that the City Council direct staff to draft an Ordinance Rezoning property from R-3, PUD, Single and Two-Family Residential, Planned Unit Development to PUD, Planned Unit Development, subject to the successful approval of the Amendment by the Metropolitan Council, with said Amendment receiving Metropolitan Council approval prior to the filing of the Final Plat. Upon call of the motion by Vice-Chair Ayika, there were six ayes and no nays. Motion carried. Motion by Commissioner Klein, seconded by Commissioner Lindeman, to recommend that the City Council direct the City Attorney to draft a Resolution amending the PUD Concept Stage Plan and approving the Development Stage Plan for Donegal South, subject to the successful approval of the Amendment by the Metropolitan Council, with said Amendment receiving Metropolitan Council approval prior to

8 Page 8 the filing of the Final Plat; and the applicant addressing to the satisfaction of the City any remaining applicable comments contained in memorandums from: 1. The Superintendent of Parks and Planning, dated April 4, Arbor Committee Staff Liaison, dated April 17, Addressing the sidewalk requests of the Planning Commission PUBLIC HEARING EC NORTH EC NORTH, LLC ELM CREEK BOULEVARD PUD DEVELOPMENT STAGE PLAN FOR THE PURPOSE OF REDEVELOPING AN EXISTING 5,537 S.F. SIT DOWN RESTAURANT PROPERTY WITH A 4,068 S.F. WALK- UP BANK WITH A DRIVE-THRU ATM AND A 7,029 SIT DOWN RESTAURANT Upon call of the motion by Vice-Chair Ayika, there were six ayes and no nays. Motion carried. Mr. Edwards stated the applicant seeks PUD Development Stage Plan approval to redevelop the existing Wild Bill s restaurant site into an approximate 7,000 s.f. restaurant and a 4,000 s.f. bank. The two tenants discussed by the applicant include Crave and Bank of America. Peripheral improvements include a drive-thru ATM in the existing parking lot for the bank (but no drive-thru tellers). The two buildings will frame a central landscaped and hardscaped plaza facing the Main Street intersection with Elm Creek Boulevard. Outdoor restaurant seating will complete the attractive courtyard area. A second plaza will be at the rear of the site it is also framed by the two buildings, and will include a central landscaped area with a seat wall. These front and back plaza areas are connected by a 10- foot wide covered walk-through separating the two buildings, allowing patrons of both uses convenient access to and from the parking lot. The proposed covered connection will be open aired (no doors) and is approximately 10 feet wide and 40 feet long. The applicant s architect stated that there will be windows into the Crave space, interior lights, skylights, as well as lighted sculptures in each plaza to help created an inviting pedestrian corridor. One of the key attributes of the restaurant is the roof-top dining that will be created. This open air concept will be the first of its kind in Maple Grove and is designed with trellises to minimize sun exposure. Glass partitions will provide a safe barrier for patrons but will also enable full visibility of activity below. The architecture is influenced by the surrounding buildings by having similar height, complementary materials and tones, and significant window presence. The proposed architecture identifies a mix of brick, stone, and glass with metal and stucco accents. Both

9 Page 9 buildings have attractive architecture that defines the meaning of a gateway feature. The current parking configuration will change with this proposal but as described during the concept plan review code allows for shared parking arrangements to provide up to 50% of the parking for a restaurant. There is a shared parking easement over the large parking field between this site and the adjacent Lunds & Byerlys grocery store, as well as the parking area behind Men s Warehouse and Coldstone Creamery and so staff does not see parking to be an issue. We note that Hennepin County has requested additional ROW or easement at the corner as described in their attached memo. Hennepin County has a preferred configuration of the easement and will need to be illustrated as such on the plan. STAFF RECOMMENDATION: Motion to recommend that the City Council direct the City Attorney to draft a resolution approving the PUD Development Stage Plan of EC North, subject to: 1. The applicant addressing to the satisfaction of the City any remaining applicable comments contained in memorandums from: a. Community Development Director dated March 22, 2017 b. Fire Inspector dated March 17, 2017 c. The requirements of Hennepin County Public Works Department regarding the need for an easement with 25-foot by 25-foot dimensions at Elm Creek Boulevard and Main Street to allow for ADA enhancements including the installation of Accessible Pedestrian push buttons, the existing signal cabinet and pedestrian walkway, as noted and described in the approved Concept Stage Plan. Discussion Commissioner Lamothe asked if the City received any feedback from the adjoining properties. Mr. Edwards reported the adjoining properties have been silent on this request. Commissioner Piket questioned if the site had enough parking. Mr.

10 Page 10 Edwards understood the parking was crowded at times but stated there was shared parking between all entities. Commissioner Piket inquired if the trash enclosure could be located elsewhere. Mr. Edwards commented on the trash enclosure and noted this site was challenging given the fact it was a corner lot. Commissioner Lindeman asked how snow removal would be managed by this site. Mr. Edwards reported if snow was placed on the perimeter several parking spaces may be lost. If this were to occur, the property owner would be responsible for having the snow removed. Commissioner Lamothe stated Crave was smaller than Wild Bill s and would therefore have fewer patrons or parked cars on the site, and that weather would limit outdoor dining for a significant part of the year. Mr. Edwards reported this was the case. The applicant was at the meeting to answer questions. Dean Deblois, DJ Architecture, thanked staff for the thorough report and stated he was available to answers questions from the Commission. It was his hope to begin construction on this project yet this spring. Commissioner Piket questioned the capacity of Crave. Mr. Deblois reviewed the table pattern and estimated the restaurant could serve 150 to 200 patrons. Vice-Chair Ayika opened the public hearing at 7:45 p.m. The public was asked by Vice-Chair Ayika if they had any comments to make regarding this application. No one wished to address the Commission. Motion by Vice-Chair Ayika, seconded by Commissioner Klein, to close the public hearing at 7:46 p.m. Upon call of the motion by Vice-Chair Ayika, there were six ayes and no nays. Motion carried. Motion by Commissioner Lamothe, seconded by Commissioner Parker, to recommend that the City Council direct the City Attorney to draft a resolution approving the PUD Development Stage Plan of EC North, subject to:

11 Page The applicant addressing to the satisfaction of the City any remaining applicable comments contained in memorandums from: a. Community Development Director dated March 22, 2017 b. Fire Inspector dated March 17, 2017 c. The requirements of Hennepin County Public Works Department regarding the need for an easement with 25-foot by 25-foot dimensions at Elm Creek Boulevard and Main Street to allow for ADA enhancements including the installation of Accessible Pedestrian push buttons, the existing signal cabinet and pedestrian walkway, as noted and described in the approved Concept Stage Plan. Commissioner Lamothe commended the project team for listening to the Planning Commission and for amending the plan to meet the City s wishes. He believed this project would be the crown jewel on Main Street. Vice-Chair Ayika agreed. He thanked the architect and applicant for revising their plans. He stated he was looking forward to Maple Grove having rooftop dining. Upon call of the motion by Vice-Chair Ayika, there were six ayes and no nays. Motion carried. DISCUSSION ITEMS ADJOURNMENT There were no discussion items. Vice-Chair Ayika adjourned the meeting at 7:49 p.m. to the next regularly scheduled meeting of the Planning Commission scheduled for May 8, 2017.