DRAFT MAPLE GROVE PLANNING COMMISSION CALL TO ORDER A meeting of the was held at 7:00 p.m. on at the Maple Grove City Hall, Hennepin County, Minnesota. Chair Colson called the meeting to order at 7:00 p.m. PLEDGE OF ALLEGIANCE ROLL CALL ITEMS TO BE REMOVED FROM THE AGENDA CONSENT ITEMS Planning Commission members present were Chair Larry Colson, Vice-Chair Chris Ayika, Lorie Klein, Craig Lamothe, Susan Lindeman, Estes Parker and Joe Piket. Present also were Karen Jaeger, City Council Liaison; Eric Zweber, Interim Community Development Director; Peter Vickerman, City Planner; and Scott Landsman, City Attorney. None. The following Consent Items were presented for the Commission s approval: A. Regular Meeting June 25, 2018 B. Windrose-Markets at Rush Creek Tabled to the July 30, 2018 Planning Commission Meeting Motion by Commissioner Lindeman, seconded by Commissioner Klein, to approve the Consent Items as presented. Upon call of the motion by Chair Colson, there were seven ayes and no nays. Motion carried. CONSIDERATION OF ITEMS PULLED FROM CONSENT AGENDA REVIEW FROM THE CITY None. Mr. Zweber reported the City Council did not meet on Monday, July 2 nd.
Page 2 COUNCIL NEW BUSINESS PUBLIC HEARING TRICARE 3 RD ADDITION TRI-CARE, INC. NORTHEAST CORNER OF 96 TH AVENUE N AND DUNKIRK LANE N PUD DEVELOPMENT STAGE PLAN AND FINAL PLAT FOR A DEVELOPMENT OF THE SOUTHEAST PORTION OF THE TRI-CARE, INC. PROPERTY. SINGLE BUILDING FOR A NATIONAL BRAND AUTO BODY REPAIR BUSINESS Mr. Vickerman stated the applicant is requesting PUD Development Stage Plan and Final Plat approval for an 18,000 s.f. auto body repair shop. The front of the building will be facing east toward the rear of the Menards store. The customer-facing portion of the building is at the building s south end. This store will conduct auto body and glass repair but will not include engine repair or work involving automobile fluids. The site plan illustrates the proposed building layout, parking areas, areas for employee parking and those for vehicles awaiting repair. Beyond the customer parking area, all other parking of the site will be screened with an 8 black vinyl privacy fence. All vehicle repairs will be conducted inside the building which mitigates potential noise concerns. As noted vehicle repairs include body and glass repair and painting and do not include engine repair. General Performance Standards: The site plan conforms to the approved concept plan and meets code standards for parking, setbacks, landscaping and lighting. Stormwater management is subject to the review and approval of the Elm Creek Watershed District. Staff has only minor comments in the attached memorandums. Architectural: The applicant is proposing a mix of concrete masonry units (CMU), brick, glass, & EIFS with minor metal accents on the exterior of the building. The south end of the building, closest to 96 th Avenue N. has the highest percentage of brick and glass with more of the CMU further back from 96 th Avenue N on the west, east and north elevations. Some horizontal articulation is achieved with slight bump-outs of the tan-colored brick areas and vertical articulation is achieved with a variety of parapet heights. Staff welcomes any comments regarding the proposed architecture. The percentages of the various materials are shown on the updated elevations and below. These are different than the percentages in the attached narrative (which was based on the original submittal.)
Page 3 Elevation Brick Glazing CMU EIFS West 41.2% 0.7% 53.4% 3.4% North 16.2% 0.0% 71.7% 0.0% South 52.3% 15.1% 23.4% 9.2% East 35.2% 5.8% 45.1% 3.9% Total 37.5% 4.4% 48.7% 4.0% Final Plat: The applicant is requesting final plat approval for this use. It consists of one lot for the proposed use (including a portion of the adjacent wetland.) In addition, three outlots are proposed: Outlot A: The balance of the developable area of the Tri-Care Concept Plan. Outlot B: A large wetland complex that will be deeded to the city. Outlot C: A portion of upland area that will be deeded to the City of Maple Grove adjacent to Lawndale Lane. The City of Maple Grove has already purchased an easement over this property. We note that additional drainage and utility easements are necessary on the proposed lot. STAFF RECOMMENDATION: Motion to recommend that the City Council direct the City Attorney to draft a Resolution approving the Planned Unit Development, Development Stage Plan of Tri-Care 3 rd Addition and Final Plat subject to the applicant addressing to the satisfaction of the City any remaining applicable comments contained in the memorandums from: 1. Fire Inspector, dated June 6, 2018 2. Superintendent of Parks and Planning, dated June 12, 2018 3. Community Development, dated June 27, 2018 4. Arbor Committee Staff Liaison, dated June 15, 2018 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.
Page 4 Discussion Commissioner Lamothe requested further information regarding the fence. Mr. Vickerman discussed the privacy fence noting the proposed use required security and screening for the automobiles. Chair Colson questioned if the City had any requirements in place for paint booths. Mr. Vickerman commented the City had no requirements in place from a zoning stand point. The applicant was at the meeting to answer questions. Jim Hornecker, thanked the Commission for their time and consideration. He also thanked staff for providing the Commission with a thorough staff report. He commented further on the new prototype building that would be constructed for Abra Auto Body and noted he was confident this would be the best-looking body shop in Maple Grove. Commissioner Ayika asked who would be the tenant. Hornecker reported Abra Auto Body would be the tenant. Mr. Chair Colson opened the public hearing at 7:10 p.m. The public was asked by Chair Colson if they had any comments to make regarding this application. No one wished to address the Commission. Motion by Chair Colson, seconded by Commissioner Ayika, to close the public hearing at 7:10 p.m. Upon call of the motion by Chair Colson, there were seven ayes and no nays. Motion carried. Motion by Commissioner Lindeman, seconded by Commissioner Ayika, to recommend that the City Council direct the City Attorney to draft a Resolution approving the Planned Unit Development, Development Stage Plan of Tri- Care 3 rd Addition and Final Plat subject to the applicant addressing to the satisfaction of the City any remaining applicable comments contained in the memorandums from:
Page 5 1. Fire Inspector, dated June 6, 2018 2. Superintendent of Parks and Planning, dated June 12, 2018 3. Community Development, dated June 27, 2018 4. Arbor Committee Staff Liaison, dated June 15, 2018 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. PUBLIC HEARING ZOTA HEIGHT AND SIZE LIMITS OF ACCESSORY STRUCTURES IN THE R-A ZONE CITY OF MAPLE GROVE ZONING ORDINANCE TEXT AMENDMENT FOR THE PURPOSE OF AMENDING CITY CODE REGARDING THE HEIGHT AND SIZE LIMITS OF ACCESSORY STRUCTURES IN THE R-A ZONE Upon call of the motion by Chair Colson, there were seven ayes and no nays. Motion carried. Mr. Vickerman stated as part of the Jahnke Variance request at 14100 Territorial Rd the City Council directed staff to consider a Zoning Ordinance Text Amendment to allow larger and taller buildings in the R-A zone. For reference, the proposed detached structure with that variance request was 1,728 s.f. with a height of 23 feet. Staff is proposing code changes that would allow detached structures up to 1,750 s.f. and 25 in height on certain parcels in the R-A zone. Staff is also proposing to limit the size allowance on R-A parcels that are less than 1 acre in size as these parcels are less likely to be redeveloped in the future. If the area around such a parcel redevelops into lots (with the non-r-a limits on accessory structures), it may create situations where an existing home might have an oversized garage or accessory structure compared with new homes that may be built in the area. We are proposing that lots less than 1 acre in size would need to follow the standards for R-1 and R-2 zoning districts. This will allow existing homes and accessory structures to blend in better with future development. Lastly, the code currently limits a second detached structure on R-1 & R-2 property to 150 s.f. as this was the threshold for requirement a building permit. That threshold has changed to 200 s.f. and so staff is proposing to adjust this as well to clean-up this language. The specific section of code currently reads as follows:
Page 6 Sec. 36-814. - Accessory buildings, uses and equipment. (c) Maximum height of accessory buildings. (1) Except as otherwise provided in this subsection (c), residential accessory buildings, including, but not limited to, garages, shall not exceed 15 feet in height as measured from the mean ground level to the highest point of the roof, shall be five feet or more from all lot lines of adjoining lots, and shall not be located within a utility easement. (2) Where a 15-foot height limitation would preclude building the accessory structure with the same roof pitch as that on the principal structure, the height of the accessory structure may be increased to a maximum of 20 feet. (3) Additions to existing accessory buildings may be higher than 15 feet if the existing accessory building is higher than 15 feet. The addition must match the existing accessory building height unless structural engineering considerations would force the addition to be higher. Under no circumstances shall the addition be higher than 20 feet. d) District regulations for accessory buildings. Accessory buildings in each respective zoning district shall be regulated as follows, provided that, for the purpose of this subsection, unenclosed playhouses and/or gazebos, uncovered swimming pools, detached decks or patios and tennis courts shall be excluded from the definition of the term "accessory buildings," and the area of an accessory building, including but not limited to a garage, shall be calculated based upon its maximum exterior horizontal dimensions as measured below the roof. (1) Farm uses in R-A district (2) Nonfarm uses in R-A district. a. On parcels of less than ten acres in size, total attached garage space shall be limited to 1,000 square feet. b. On parcels of less than ten acres in size, no individual detached accessory structure shall exceed a maximum of 1,000 square feet in area. c. A maximum of two detached accessory buildings will be permitted per lot. If two detached accessory buildings are constructed, one must be no larger than 150 square feet. d. On parcels of ten acres or more in size, the total area of garages and accessory buildings on all properties not qualifying as a farm (regardless of size and including hobby farms), shall not exceed 2,150 square feet.
Page 7 Allocation of the total square footage of accessory building area is at the discretion of the property owner, with the limitation that there be no more than two buildings, and the area of any attached garage is to be subtracted from the maximum area allowed. All of the allowed accessory building area may be used by one building. e. For every acre of lot area in excess of ten acres, the permitted total area for garages and accessory buildings may be increased by one-fourth of one percent up to a maximum increase of 1,075 square feet per lot. (3) R-1 and R-2 districts. a. In the R-1 and R-2 zoning districts, the total area of attached garages and accessory buildings shall not exceed 1,254 square feet. Total attached garage space shall be limited to 1,000 square feet. b. No individual accessory structure shall exceed a maximum of 1,000 square feet in area, or the difference between the area of an attached garage, if existing, and 1,254 square feet, whichever is less. c. Only two accessory buildings shall be permitted per lot. 1. If two detached accessory buildings are constructed, one must be no larger than 150 square feet. 2. The maximum area of the remaining permitted detached accessory building shall be the difference between the area of the building described in subsection c.1 of this subsection and the area calculated pursuant to subsection b of this subsection. Staff s proposed language is as follows with removed language strikenthrough and added language underlined: Building Height: (c) Maximum height of accessory buildings. (1) Except as otherwise provided in this subsection (c), residential accessory buildings, including, but not limited to, garages, shall not exceed 15 feet in height as measured from the mean ground level to the highest point of the roof, shall be five feet or more from all lot lines of adjoining lots, and shall not be located within a utility easement. (2) Where a 15-foot height limitation would preclude building
Page 8 the accessory structure with the same roof pitch as that on the principal structure, the height of the accessory structure may be increased to a maximum of 20 feet. (3) Additions to existing accessory buildings may be higher than 15 feet if the existing accessory building is higher than 15 feet. The addition must match the existing accessory building height unless structural engineering considerations would force the addition to be higher. Under no circumstances shall the addition be higher than 20 feet. (4) Accessory buildings in the R-A district for non-farm uses shall not exceed 25 feet in height. Building Size: (2) Nonfarm uses in R-A district over one acre in size. a. On parcels of less than between one and ten acres in size, total attached garage space shall be limited to 1,000 square feet. b. On parcels of less than ten acres in size, no individual detached accessory structure shall exceed a maximum of 1,000 1,750 square feet in area. c. A maximum of two detached accessory buildings will be permitted per lot. If two detached accessory buildings are constructed, one must be no larger than 150 square feet. d. On parcels of ten acres or more in size, the total area of garages and accessory buildings on all properties not qualifying as a farm (regardless of size and including hobby farms), shall not exceed 2,150 square feet. Total accessory building area is limited to 2,750 s.f. Allocation of the total square footage of accessory building area is at the discretion of the property owner, with the limitation that there be no more than two three detached buildings, and the area of any attached garage is to be subtracted from the maximum area allowed. On parcels of ten acres or more in size all of the allowed accessory building area may be used by one building. e. For every acre of lot area in excess of ten acres, the permitted total area for garages and accessory buildings may be increased by one-fourth of one percent up to a maximum increase of 1,075 square feet per lot. (3) R-1 and R-2 districts and R-A districts under one acre in size. a. In the R-1 and R-2 zoning districts and R-A districts
Page 9 under one acre in size, the total area of attached garages and accessory buildings shall not exceed 1,254 square feet. Total attached garage space shall be limited to 1,000 square feet. b. No individual accessory structure shall exceed a maximum of 1,000 square feet in area, or the difference between the area of an attached garage, if existing, and 1,254 square feet, whichever is less. c. Only two accessory buildings shall be permitted per lot. 1. If two detached accessory buildings are constructed, one must be no larger than 150200 square feet. 2. The maximum area of the remaining permitted detached accessory building shall be the difference between the area of the building described in subsection c.1 of this subsection and the area calculated pursuant to subsection b of this subsection. The proposed new code language (without the strikethroughs and underlines): Building Height: (c) Maximum height of accessory buildings. (1) Except as otherwise provided in this subsection (c), residential accessory buildings, including, but not limited to, garages, shall not exceed 15 feet in height as measured from the mean ground level to the highest point of the roof, shall be five feet or more from all lot lines of adjoining lots, and shall not be located within a utility easement. (2) Where a 15-foot height limitation would preclude building the accessory structure with the same roof pitch as that on the principal structure, the height of the accessory structure may be increased to a maximum of 20 feet. (3) Additions to existing accessory buildings may be higher than 15 feet if the existing accessory building is higher than 15 feet. The addition must match the existing accessory building height unless structural engineering considerations would force the addition to be higher. Under no circumstances shall the addition be higher than 20 feet. (4) Accessory buildings in the R-A district for non-farm uses shall not exceed 25 feet in height.
Page 10 Building Size: (2) Nonfarm uses in R-A district over one acre in size. a. On parcels of between one and ten acres in size, total attached garage space shall be limited to 1,000 square feet. b. On parcels of less than ten acres in size, no individual detached accessory structure shall exceed a maximum of 1,750 square feet in area. c. Total accessory building area is limited to 2,750 s.f., with the limitation that there be no more than three detached buildings, and the area of any attached garage is to be subtracted from the maximum area allowed. On parcels of ten acres or more in size all of the allowed accessory building area may be used by one building. d. For every acre of lot area in excess of ten acres, the permitted total area for garages and accessory buildings may be increased by one-fourth of one percent up to a maximum increase of 1,075 square feet per lot. (3) R-1 and R-2 districts and R-A districts under one acre in size. a. In the R-1 and R-2 zoning districts and R-A districts under one acre in size, the total area of attached garages and accessory buildings shall not exceed 1,254 square feet. Total attached garage space shall be limited to 1,000 square feet. b. No individual accessory structure shall exceed a maximum of 1,000 square feet in area, or the difference between the area of an attached garage, if existing, and 1,254 square feet, whichever is less. c. Only two accessory buildings shall be permitted per lot. 1. If two detached accessory buildings are constructed, one must be no larger than 200 square feet. 2. The maximum area of the remaining permitted detached accessory building shall be the difference between the area of the building described in subsection c.1 of this subsection and the area calculated pursuant to subsection b of this subsection. Staff notes that there are approximately 332 parcels that are currently zoned R-A in Maple Grove. Of those, 55 are under one
Page 11 acre in size. STAFF RECOMMENDATION: Motion to recommend that the City Council direct the City Attorney to draft an Ordinance amending City Code Section 36-814. Mr. Vickerman stated that increase in the building height of accessory structures in R-A describe in subsection (c) (4) should be limited to only lots over 1 acre. Discussion Commissioner Piket asked if the Jahnke project would be able to proceed as proposed after this ZOTA was approved. Mr. Vickerman reported this would be allowed. Commissioner Klein questioned how staff came up with the proposed limit. Mr. Vickerman explained staff reviewed the current limits, along with the request from Mr. Jahnke and staff came up with the new numbers. Commissioner Klein commented further on the City of Corcoran s accessory structure standards. She indicated a property owner would have to have 2.5 acres or more in order to have a 1,700 square foot accessory structure. She feared that the City was setting its limits too high for one-acre parcels. Mr. Vickerman stated the City could make adjustments to more closely align with the Corcoran City Code. Commissioner Klein questioned what the size of the Jahnke property was. Mr. Vickerman reported this property was four acres in size. Commissioner Ayika requested further information on the proposed changes to the R-1 and R-2 zoning districts. Mr. Vickerman stated the proposed changes were based on the threshold for obtaining a building permit. Chair Colson indicated he did not object to the proposed language. Commissioner Lindeman stated she feared the City was one-
Page 12 sizing this portion of code based on a single request. She questioned if the City was being short-sided in order to meet the Jahnke s request. She supported the City further evaluating what should be placed on a one-acre parcel, versus a five-acre or tenacre parcel. Commissioner Ayika was in agreement and suggested the building sizes be broken down into additional tiers. DISCUSSION ITEMS ADJOURNMENT Chair Colson supported the Commission readdressing this matter at a future meeting. Motion by Chair Colson, seconded by Commissioner Ayika, to table action on the draft Ordinance amending City Code Section 36-814 to the July 30, 2018 Planning Commission meeting. Upon call of the motion by Chair Colson, there were seven ayes and no nays. Motion carried. There were no discussion items. Chair Colson adjourned the meeting at 7:25 p.m. to the next regularly scheduled meeting of the Planning Commission scheduled for July 30, 2018.