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PLM 03/20/2019 FRIDLEY PLANNING COMMISSION WEDNESDAY, MARCH 20, 2019 7:00 P.M. FRIDLEY CIVIC CAMPUS, COUNCIL CHAMBERS 7071 UNIVERSITY AVENUE N.E. MINUTES CALL TO ORDER Vice-Chairperson Oquist called the Planning Commission Meeting to order at 7:00 p.m. ROLL CALL PRESENT: Mike Heintz, Rachel Schwankl, Mark Hansen, Leroy Oquist, and Brad Sielaff ABSENT: David Kondrick OTHERS PRESENT: Stacy Stromberg, Planner; and Josh Metzer, Lennar APPROVE MINUTES December 19, 2018 Motion by Commissioner Sielaff to approve the minutes. Seconded by Commissioner Heintz. UPON A VOICE VOTE, ALL VOTING AYE, VICE-CHAIRPERSON OQUIST DECLARED THE MOTION CARRIED UNANIMOUSLY. 1. Consideration of a Plat, PS #19-01 and an S-2 Master Plan, MP #19-01, by U.S. Home Corporation, dba Lennar, to replat and an S-2 Master Plan for the parcel of land generally located east and south of the Civic Campus at 7071 University Avenue, to allow for the construction of a 72-unit townhome development. Stacy Stromberg, Planner, stated the petitioner, Josh Metzer with U.S. Home Corporation, dba Lennar, is requesting two land use items to allow for a townhome development to be located south and east of the new Civic Campus located at 7071 University Avenue as follows: 1.S-2 Master Plan Ï The subject parcels were rezoned from P, Public to S-2, Redevelopment District at the May 14, 2018 City Council meeting as part of the approval of the Pulte patio home development. The petitioner has submitted a master site plan to allow for the construction of a 72-unit townhome development on the remaining two vacant parcels around the Civic Campus. This requires a master plan amendment in the S-2 zoning district to be reviewed by the Planning Commission and approved by the City Council before development can start. Fridley Planning Commission Meeting March 20, 2019 tğŭĻЋƚŅВ 2.Plat Ï As part of the development, the petitioner would like to replat the 2 existing parcels to create separate outlots for each attached townhome building. Each outlot will have one building of 4-5 units. Platting the property this way will allow each unit to be individually owned. Additional outlots will be created for open space, the roadways, and the existing pond and walking path. Ms. Stromberg stated over the past two years, the CityÔs Housing and Redevelopment Authority (HRA) staff and City staff have met with more than a dozen builders and developers related to the development around the new Civic Campus. Pulte Homes was approved to build a 26-unit patio home development on the land between the existing single-family neighborhood and the new Locke Parkway. In the summer of 2018, the Council and HRA held a work session to review proposals for a townhome development between the Parkway and the pond. Lennar was selected as the developer to work with on this portion of the development. Ms. Stromberg stated the HRA approved the redevelopment contract with Lennar at their December 6, 2018 meeting, and as a result, the petitioner submitted their master site plan and plat requests to be reviewed and approved by the City. Ms. Stromberg stated the proposed project will allow for the construction of 16 townhome buildings, for a total of 72 individual units. Each building will have 4-5 units and each unit will have 2 garage stalls and 2 surface parking stalls. Additional parking is being provided within each portion of the development for visitor parking. Ms. Stromberg stated the southern portion of the development will have two access points onto Locke Parkway, and the northern portion will have one access on to Locke st Parkway and one onto 71 Avenue. The internal streets will be privately owned and maintained by a homeowners association, as will the landscaping, internal sidewalk maintenance, and snow removal. Ms. Stromberg stated the remainder of the trail around the ponds, with a connection through this development, will also be constructed as part of this development. It is anticipated that construction will start on the southern portion of the project area in late Spring to early Summer 2019. The second phase, which is the northern portion of the development, is planned for the 2020 construction season. Ms. Stromberg stated the petitioner is proposing to construct two types of townhomes, referred to as the Carriage Urban Row and the Colonial Patriot. The Carriage Urban Row units are 2.5 stories and will be mainly situated along the Parkway. There will be 36 individual units that will range in size from 1,600 to 1,900 square feet and will have up to 3 bedrooms and 2.5 bathrooms. It is anticipated that these units will sell for $275,000 to $300,000. Fridley Planning Commission Meeting March 20, 2019 tğŭĻЌƚŅВ Ms. Stromberg stated she and Scott Hickok did have an opportunity to look at a project the petitioner is developing in Brooklyn Park and it is a very nice development. She suggested the Commission go and take a peek at them if they have a chance as they are on the Parade. Ms. Stromberg stated the Colonial Patriot units will be 2 stories and situated along the pond. There will also be 36 individual units of this style of home that will range in size from 1,700 to 1,800 square feet and will have up to 3 bedrooms and 3 bathrooms. They are anticipated to range in price from $285,000 to $315,000. The petitioner has a project in Maple Grove staff was able to take a look at and it too is very nice. Ms. Stromberg stated it is anticipated they will start construction on the southern portion of the project in late spring to early summer of this year, and then the second st phase that is along 71 Avenue is planned for the 2020 construction season. Ms. Stromberg stated when a property is zoned S-2 Redevelopment District, it requires that the accompanying site plan become the Master Plan for the site. Once the S-2 Master Plan is approved by the City Council, any modification to that master plan requires a Master Plan Amendment. Ms. Stromberg stated the S-2, Redevelopment District zoning designation allows flexibility when designing a redevelopment project when it comes to lot size and other performance standards. The intent of this zoning district is to provide the City with site plan review authority to determine if the proposed project meets the goals and objectives of the CityÔs Comprehensive Plan. The proposed project is very similar to the Christenson Crossing townhome development and meets the intent of what the City was hoping to see for the last phase of the Civic Campus development. Ms. Stromberg stated the proposed preliminary plat will replat existing Outlots A, B, C and D, Locke Park Pointe and create 22 new Outlots. Sixteen of the Outlots will be for each townhome building and Outlots A and T will be for the private roadways within the development. Outlots D, K and O are for trail connections and green space. Lastly, Outlot P is to re-describe the boundary of the pond and trail as well as the green area along the west side of the development, which will be owned by the City. Ms. Stromberg stated part of the area proposed for development by Lennar includes about half an acre of existing wetland. The City has been working on this area since the start of the Civic Campus project. The wetland previously collected runoff from the entire Columbia Arena site and discharged to Rice Creek through a culvert on the east end of the wetland area. With the construction of the pond in the Civic Campus project, the drainage to the wetland has been reduced to only the local area around the wetland. This wetland is regulated by the Wetland Conservation Act (WCA), and the US Army Corps of Engineers (COE). Rice Creek Watershed District (RCWD) is currently the Fridley Planning Commission Meeting March 20, 2019 tğŭĻЍƚŅВ WCA LGU for this part of Fridley. A permit to fill the wetland was issued by RCWD after replacement credits were purchased by the City as part of the Civic Campus project. This area is no longer considered a wetland according to the WCA. Ms. Stromberg stated the COE would not approve the filling of this area until there was a development plan for the area that showed the wetland could not remain, or that the wetland could not be sustained due to the loss of drainage to the wetland. As a part of the Lennar project, the City is working with Lennar on the finalization of the COE Wetland permit to allow filling of this area. This work is under way, and is expected to be complete prior to the start of construction by Lennar on the site. Until then, the wetland cannot be filled, and the tree stumps cannot be removed. Ms. Stromberg stated historically this wetland received runoff from the Columbia Arena site, the former City of Fridley Public Works site, and the Fridley Fire Training facility. The Fire Department used this area to practice fighting fires, including the use of fire retardant foam. The foam used contained compounds that have since been identified as PFAS, and the regulations of these compounds are changing. Ms. Stromberg stated ongoing environmental work for the Civic Campus project has identified PFAS in the wetland area. The PFAS concentrations in this area are lower than the current standards; however, the MPCA has required additional sampling. Braun has been working with the City with the whole redevelopment of this site and are very knowledgeable with what his happening out there. The results of the investigation will determine if any remedial work will be needed, but the MPCA has said they do not expect any restrictions on this development beyond notification of the new homeowners of the situation. The investigation will be complete prior to the start of construction, and any remedial work would be completed with the Lennar construction. If they would like additional information, John Lennander (the CityÔs assistant engineer) has been handling all of this. Ms. Stromberg stated City staff recommends approval of the S-2 Master Plan amendment, MP #19-01, with stipulations: 1.The project shall be developed in accordance with the site plan exhibit submitted for ÑTownhomes at Locke ParkÒ, page 1 of 1, by Carlson McCain and dated by staff as 03/12/19. 2.The petitioner shall enter into a Development Agreement with the City prior to final plat approval. 3.The petitioner shall meet all requirements set forth by: a.The Building Code b.The Fire Code c.The CityÔs Planning department Ï related to landscaping, signage, etc. d.The CityÔs Engineering department Ï related to grading, drainage, storm pond maintenance agreement, utilities, and utility connection fees Fridley Planning Commission Meeting March 20, 2019 tğŭĻЎƚŅВ e.The Rice Creek Watershed District f.The existing Comprehensive Stormwater Management Plan for the Civic Campus project. g.The City on completion of the Corps of Engineers wetland permit. Ms. Stromberg stated City staff recommends approval of preliminary plat, PS #19-01, with a stipulation: 1.The petitioner shall pay park dedication of $1,500 for each individual townhome lot created as a result of this plat (72 lots = $108,000.00). Commissioner Sielaff stated as to the development like this in Brooklyn Park, he asked what kind of buyers are they seeing i.e., families, married people without kids, seniors, or who actually is occupying these types of homes? Ms. Stromberg replied, she thinks there is a good mix of buyers, but referred to the petitioner for exact details. Commissioner Sielaff stated on the remediation part, he asked Ms. Stromberg if she knew whether it was going to involve removing soils? Ms. Stromberg replied, likely, yes. Commissioner Sielaff stated so the intent is to take all the contaminated soils out and replace it with clean soil? Ms. Stromberg replied, correct. Commissioner Schwankl asked if there is a plan for the park dedication fee because it is sizable, and the City certainly lost a number of soccer fields. Ms. Stromberg replied, Commissioner Heinz could probably answer that question as he is a member of the Park Commission. The Planning Department collects the park dedication fee when there is a development. It is then turned over to the Parks Commission and they can determine how they are going to use the money. Commissioner Heintz stated there isnÔt an exact plan for it yet. They have some things in the works that are being considered and they are building a new shelter at Springbrook which is a lot of money. Commissioner Heintz stated, as to the trail around the pond, is the City going to own it? Ms. Stromberg replied, yes. Fridley Planning Commission Meeting March 20, 2019 tğŭĻЏƚŅВ Commissioner Heintz asked, is the City putting that in or is that part of the construction? Ms. Stromberg replied, Lennar is going to put in the portion that is on their side of the development. The City is going to be actively involved because it needs to make some st connections to make sure it goes all the way to 71 and then around the pond. It is going to be a great walking loop for residents. Commissioner Heintz asked, when it comes to snowplowing it, will the City do part and the petitioner do part? Ms. Stromberg replied, the City will maintain the part that is around the pond. Any internal sidewalks will be the petitionerÔs homeownerÔs association responsibility. Then as to the sidewalks, it is usually 50/50. Sometimes the City does it and sometimes it is the neighboring property owner. Commissioner Heintz stated he is just wondering about the trail because once they get going around the trail and it goes all the way around, he is hoping it is going to get a lot of use, and people are going to be walking out there, so he just wants to make sure they know who is going to be taking care of what. Ms. Stromberg replied, yes, the City will be taking care of it. Commissioner Hansen asked Ms. Stromberg, is that going to be part of the Rice Creek Regional Trail or does that become part of it? Ms. Stromberg replied, the trail around the pond is just going to be the CityÔs own separate city trail/pond; but it will connect to the Regional trail and other trails throughout the community. Commissioner Hansen asked whether the existing alignment that used to go past Columbia Arena did not really change? Ms. Stromberg replied, that trail that goes through Locke Park did get moved to the south side of Locke Park Parkway. That is part of the regional trail system that then goes across University Avenue. Commissioner Schwankl stated she knows they are looking at redoing pedestrian access and certain bus stops, etc. along University including right outside of the CityÔs Civic Campus. She asked whether there has been some sort of communication or understanding made as far as this development occurring here? It sounds like they are encouraging people to use public transit, and that bus stop could use some help. Fridley Planning Commission Meeting March 20, 2019 tğŭĻАƚŅВ Ms. Stromberg replied, that is one of the main reasons they are having these corridor meetings with MnDOT and the Metro Transit about access to their different bus stops and their actual facilities along University Avenue. There should be good things coming out of those meetings, and they are certainly aware that the City is interested in this topic. Josh Metzer, Lennar, stated to answer the question on demographics in the Brooklyn Park community, it really is a mix. They are seeing young families, young professionals, some retirees, and empty nesters on the younger side because there are a number of stairs in these units. It really is a good mix. Both the two communities that Ms. Stromberg and other staff members did visit are the Brooklyn Park and Maple Grove projects which are already about 50 percent sold and both have been open just over a year. Commissioner Sielaff stated he is curious because he is a senior and he is looking downsize. Townhomes to him are a viable place to move to but having stairs is not very appealing to him. He asked whether the trend is to try and get as many townhomes crushed together here and maximize the space by having two levels? Mr. Metzer replied, that was their vision and also the CityÔs vision for this piece of redevelopment. The patio homes or villa homes across the street that Pulte developed complement that as sort of a single-level living. Commissioner Sielaff stated is there not much demand for single level these days? Mr. Metzer replied, there is. They are developing those elsewhere. However, the vision for this project for the City was townhomes. Vice-Chairperson Oquist asked Mr. Metzer if he finds the single levels are more in the senior development areas as opposed to one like this? Mr. Metzer replied, it depends on the community, on the school districts. They have seen both. Some of what they call ÑvillasÒ can function and are targeted more towards a retiree, empty nester, where there is a HOA. The same product can also be non-HOA for a variety of demographics. It is a versatile product. Vice-Chairperson Oquist asked Mr. Metzer if he has seen the stipulations and if they are in agreement with them? Mr. Metzer replied, yes. Commissioner Sielaff asked Ms. Stromberg if the CityÔs master plan addresses different demographics like that? Like trying to address keeping people in Fridley who have lived Fridley Planning Commission Meeting March 20, 2019 tğŭĻБƚŅВ here for years and years and want to downsize and maybe have a townhome that is on one level, etc.? Ms. Stromberg replied, throughout the comprehensive planning process over the last 10 to 15 years they have heard from residents, Ñwe want one-level patio homesÒ. They have 26 of them being constructed to the south of this project. She understands that from our building department, there are 6 lots left. The vision of the next phase of the Civic Campus development was for multi-family. That does not mean there still is not interest in doing a patio home type development somewhere else within the City. They still have some locations they are looking at and getting inquiries on. There is definitely a demand for it, but this next phase, between the City and Pulte patio homes, was sought by Council and the HRA as a townhome development. MOTION by Commissioner Heintz approving a Plat, PS #19-01 with the following stipulation: 1.The petitioner shall pay park dedication of $1,500 for each individual townhome lot created as a result of this plat (72 lots = $108,000.00). Seconded by Commissioner Hansen. UPON A VOICE VOTE, ALL VOTING AYE, VICE-CHAIRPERSON OQUIST DECLARED THE MOTION CARRIED UNANIMOUSLY. MOTION by Commissioner Schwankl approving the S-2 Master Plan, MP #19-01 with the following stipulations: 1. The project shall be developed in accordance with the site plan exhibit submitted for ÑTownhomes at Locke ParkÒ, page 1 of 1, by Carlson McCain and dated by staff as 03/12/19. 2. The petitioner shall enter into a Development Agreement with the City prior to final plat approval. 3. The petitioner shall meet all requirements set forth by: a. The Building Code b. The Fire Code c. The CityÔs Planning department Ï related to landscaping, signage, etc. d. The CityÔs Engineering department Ï related to grading, drainage, storm pond maintenance agreement, utilities, and utility connection fees e. The Rice Creek Watershed District f. The existing Comprehensive Stormwater Management Plan for the Civic Campus project. g. The City on completion of the Corps of Engineers wetland permit. Seconded by Commissioner Hansen. Fridley Planning Commission Meeting March 20, 2019 tğŭĻВƚŅВ UPON A VOICE VOTE, ALL VOTING AYE, VICE-CHAIRPERSON OQUIST DECLARED THE MOTION CARRIED UNANIMOUSLY. ACCEPTANCE OF MINUTES FROM OTHER COMMISSIONS: 1. December 3, 2018, Parks and Recreation Commission 2. January 7, 2019, Parks and Recreation Commission 3. December 11, 2018, Environmental Quality and Energy Commission 4. January 8, 2019, Environmental Quality and Energy Commission 5. December 6, 2018, Housing and Redevlopment Authority Commission 6. January 3, 2019, Housing and Redevlopment Authority Commission 7. February 13, 2019, Housing and Redevlopment Authority Commission 8. February 12, 2019, Environmental Quality and Energy Commission 9. February 4, 2019, Parks and Recreation Commission MOTION by Commissioner Hansen accepting the above minutes. Seconded by Commissioner Sielaff. UPON A VOICE VOTE, ALL VOTING AYE, VICE-CHAIRPERSON OQUIST DECLARED THE MOTION CARRIED UNANIMOUSLY. OTHER BUSINESS: Ms. Stromberg stated on the agenda at the last meeting was the development at the old City Hall campus. That was approved by the Council. Things are moving along quickly there. The frontage road was shutdown this week. They expect to see demolition of the City Hall and construction of the new senior building soon. Ms. Stromberg stated the City has its third workshop on the corridor study of Highway 65 and University Avenue tomorrow night from 6 to 8 p.m. Ms. Stromberg stated that the April Planning Commission meeting has been cancelled. ADJOURN: MOTION by Commissioner Schwankl to adjourn. Seconded by Commissioner Sielaff. UPON A VOICE VOTE, ALL VOTING AYE, VICE-CHAIRPERSON OQUIST DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE MEETING ADJOURNED AT 7:28 P.M. Respectfully submitted, Denise M. Johnson Recording Secretary