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HomeMy WebLinkAbout06/12/2024 P&Z MinutesAPPROVED MINUTES CITY OF LINO LAKES PLANNING & ZONING BOARD MINUTES 1. CALL TO ORDER AND ROLL CALL Chair Root called the Lino Lakes Planning & Zoning Board meeting to order at 6:30 p.m. on June 12, 2024. 2. PLEDGE OF ALLEGIANCE 3. PUBLIC COMMENT Mr. Root declared public comment open at 6:35 p.m. Dr. Abdirashid Shire, 2150 Watermark Way, Lino Lakes, MN 55038. Dr. Shire is in favor of the Madinah Lakes development. Dr. Shire talked about the commute to the Mosque and the convenience to get there once it is built. Dr. Shire wants the City to follow the criteria for approving developments and would like this development to be treated as the City has to others before it. He feels a moratorium is not needed. Jameel Ahmed, 12142 Bataan Street NE, Blaine, MN 55449. Mr. Ahmed is in favor of the Madinah Lakes development. He thought the development would bring economic growth, greenspace within the development, sustainable practices and additional housing. He addressed the misinformation surrounding the development and urged the City to focus on the facts and what the Madinah Lakes development can bring to the community. DATE: June 12, 2024 TIME STARTED: 6:30 P.M. TIME ENDED: 9:05 P.M. MEMBERS PRESENT: Nathan Vojtech, Neil Evenson, Perry Laden Michael Root, Suzy Guthmueller MEMBERS ABSENT: Isaac Wipperfurth STAFF PRESENT: Michael Grochala, Katie Larsen, Diane Hankee Julie Whitney Planning & Zoning Board June 12, 2024 Page 2 APPROVED MINUTES Abdul Aleem, 4780 128th Circle NE, Blaine, MN 55449. Mr. Aleem appreciated the proximity of the mosque to his home in Blaine and is in favor of the Madinah Lakes development. He believes this development and mosque is an investment of future inclusion of diversity and progress. Mr. Aleem said the mosque is more than a place to worship, it is a community center that will offer educational programs, social services and a space for dialogue and understanding. Mr. Aleem feels by approving the project the City affirms its commitment to religious freedom and mutual respect welcoming people of all backgrounds. He believes the development will provide modern sustainable living space and it will attract and retain a diverse workforce. He also believes it will stimulate the local economy. He trusts the traffic concern will be addressed in the planning stages and does not think there is a need for the AUAR process. Mr. Aleem encourages the Board to approve the project. Randy Rennaker, 379 Carl Street, Lino Lakes, MN 55014. Mr. Rennaker is in support of the “slow the grow” movement. He still has the concerns he raised previously. Jaylani Hussein, 2581 East Franklin, Minneapolis, MN 55406. Mr. Hussein addressed the injustice regarding the allowance of Muslims to build a mosque and homes next to it. He said what is happening here is “not in my backyard” and treating people as though they do not belong. Two projects came forward and there should be dialog about them but it should be based on facts and merits and allow due process. When new organizations have to go through a different process it is discrimination. He said now we have a moratorium for Madinah Lakes but there was no moratorium for the other two which were larger even when the City was not mature. He also said we now have the requirement for an additional environmental review which he said the City received the information from the last study according to the staff member at the last Environmental meeting. He said it concluded that everything was good but now the City is asking for an additional review. He feels that the development from a planning perspective is very beautiful and is a combination of urban and rural. Suleiman Adan, 2811 East Franklin Avenue, Minneapolis MN 55406. He stated he has built relationships with residents of our City. He stated Councilman Ruhland commented that the moratorium was not meant to stifle developments but to ensure clarity, transparency and thoughtful planning. The message heard in the community is you are not wanted. People across the metro feel strongly for Muslim’s and their allies, that they are willing to travel here countless times for this process. He said when Muslim’s have come together in any City for any proposal it is received “it is not wanted”. Mr. Adan said what is agreed upon and done in the City of Lino Lakes sends a message to who is allowed here versus who is welcome here. He said to let the process and policies be done fairly and without bias when further considering this development. Planning & Zoning Board June 12, 2024 Page 3 APPROVED MINUTES Kathy Timm, 815 Country Lake Drive, Lino Lakes, MN 55014. Ms. Timm is in favor of the Madinah Lakes development. She thinks it will be good to have another house of worship, additional park land and trails, access to diverse food and banquet rooms. She understands the concerns regarding traffic and said the County is already taking steps to address that issue whether this development is done or not. The plans need to go through the normal process and if adequate, be approved. Mohammad Islam, 2815 117th Lane NE, Blaine, MN 55449. Mr. Islam said we should follow the process and reject the proposal if it does not meet the criteria. He requested that the people that are concerned about it should state the facts accurately. He addressed a Board member that stated incorrectly the number of people that were going to be moving into the City and had to be corrected by City staff. He said in reality it is about 1500 people. There was also a comment there would need to be a lane added to 35 to accommodate the traffic increase. He said 1500 cars would not require an increase in lanes. Other people said the City will run out of water and the City staff is saying that is not a concern. Another concern is running out of seats at the schools, but there is open enrollment. He said if the proposed development meets the criteria we should move forward and not change the rules in the middle of the game. He mentioned someone was concerned with section 8 in the development. He said the homes will be between 400,000 and 1.2 million dollars. He wanted the truth spoken and no falsifying of facts. Bret Shroyer, 580 Marshan Lane, Lino Lakes, MN 55014, Mr. Shroyer supports smart development. He read through the staff report and saw there were a lot of good comments from staff regarding the areas of concern. He feels a traffic study should be completed, have a master plan for the main street corridor, the west side relief sewer should be upgraded, and addressing the water supply concerns. He urges the City to continue the process and take in the recommendations of staff. He said it was all in the scope of the 2040 plan and is not being fabricated. He stressed these issues need to be addressed before development. He believes it is not something that can be identified along the way. Mr. Shroyer also mentioned the developer requesting flexibility in the lot size requirements that is not within our standards and guidelines. He also encouraged the Board to carefully consider the application as proposed and the City’s ability to grant PUD flexibility given the uncertainty of other areas and the inexperience of the developer. Mr. Shroyer said this location is mixed development in the 2040 comp plan and that is the way it should be completed. In closing Mr. Shroyer stated if the development does not fit the needs of the City, demand that revisions are made so it does. Planning & Zoning Board June 12, 2024 Page 4 APPROVED MINUTES Brian Robinson, 310 Main Street, Lino Lakes, MN 55014, Mr. Robinson declined to comment. Alan Irwin, 6466 Totem Trail, Lino Lakes, MN 55014, Mr. Irwin has nothing against the Madinah Lakes development but thought it was adding a lot of houses in a short period of time. He thought there should be a limit on the building permits issued each year. He also referenced the smaller lots and questioned if that’s what our City wanted to approve. He thought the City was building too fast. Mr. Vojtech moved to close public comment. Motion seconded by Mr. Evenson. Public comment was closed at 7:07 p.m. 4. APPROVAL OF AGENDA The agenda was approved as presented. 5. APPROVAL OF MINUTES Mr. Vojtech moved to approve the May 8, 2024 meeting minutes. Motion seconded by Mr. Kohler. Motion carried 6 – 0. 6. ACTION ITEMS A. Madinah Lakes PUD Concept Plan Review Matt Duffy, 7760 France Avenue South, Bloomington, MN 55435, attorney for Zikar Holdings. Mr. Duffy said this development is a revolutionary development. He reviewed the way the development will connect to the trail system the City currently has and addressed the bodies of water that will control run off. Mr. Duffy said the development complies with the zoning ordinances and the comp guide plan. Mr. Duffy does not see the need for an EAW and that the required AUAR can study what the EAW would study. Mr. Duffy feels the moratorium is unnecessary given Madinah Lakes is the only pending project before the City. Mr. Duffy stated Promenade, that was an application for this location before Madinah Lakes, was also subject to an EAW. There was no further environmental review required for that project upon completion. It was determined that that the Promenade development had no impact on the City. Madinah Lakes, that is less dense, should also have no impact. Therefore, Zikar holdings is requesting the process continues on its merits and work through the planning process. Under Minnesota law if the project meets the requirements of the zoning ordinance, the City must approve the application. Mr. Duffy addressed the history of the Robinson parcel and the timeline of the Promenade application process. It was deemed at the end Planning & Zoning Board June 12, 2024 Page 5 APPROVED MINUTES of that process that no further environmental review was needed and that the project could move forward. Mr. Duffy said the ordinance was amended in November 2022 and any issues could have been addressed at that time. The City saw no further need to do any further environmental review. In early 2024 Zikar Holdings submitted their concept plan for Madinah Lakes for the exact parcel and they are subject to the amended zoning requirements. Madinah Lakes not only meets those requirements but provides additional public benefit by pursuing a planned unit development. In the 2040 comp plan master planning was not mandatory but was more of a should be completed. Mr. Duffy said Madinah Lakes has a variety of home types, new roads, stormwater retention, sewer and water system upgrades and trail system connectivity. Madinah Lakes has learned from the EAW conducted for the Promenade development. Mr. Duffy addressed the findings and facts from the Robinson EAW that show the City planned for the growth and the impacts were addressed in the 2040 plan and that the impact would not be significant. He added that it was a direct quote. He said it supports their position that an AUAR or moratorium is not necessary because the system has already been upgraded. Mr. Duffy said Madinah Lakes is the only development that has a formal submittal now. This is why they believe allowing Madinah to go through the EAW process, follow the zoning ordinance and follow the planning process would be better and preferred. Mr. Duffy reiterated that the residential housing, religious uses and commercial retail are allowed in the City's zoning code and a mosque is a conditional use. The proposed development includes 4.8 acres of commercial land which is consistent with the comprehensive guide plan. The PUD flexibility is not required for commercial components of the Madinah Lakes development. The application right now is proposed for 34 housing units, which is consistent with the City’s development density range. In 2010 to 2023, the city's average annual number of housing units was 118 units, which is less than the city's predicted allowance of 230 units. This means the City's residential housing growth has been slower than the City's planned growth. He said the development will be done in phases and will comply with the City's anticipated predicted annual housing allowance. In closing, he asked to approve the concept plan without the need for an AUAR but proceed with the EAW. He said to follow the process that anyone else is subject to as that is what the law requires. In closing he added a moratorium is not required. Eric Johnson with Sathre-Bergquist, 14000 25 th Avenue N, Plymouth, MN 55447, Mr. Johnson said he is an engineer working on the project. He covered the current plan for the property and what will be built there. He stated Anoka County would provide the traffic study which was requested as part of the EAW as well as to provide the necessary roadway improvements. Within the development, they will incorporate requests from the Public Safety Department and City staff to ensure the site allows for an efficient way of transportation for emergency vehicles and everyday use. They will follow local and state requirements and will build a development that abides by and exceeds City standards. Planning & Zoning Board June 12, 2024 Page 6 APPROVED MINUTES Dean Dovolis, 331 Washington Avenue N, Minneapolis MN 55401, with DJR Architecture who is the architect for the development. Mr. Dovolis spoke of the history of the site and said the goal is to bring as much back, but still allow occupancy of the site by the various residents. Mr. Dovolis said they are going to try to consolidate the green areas together, the natural areas and the water waste together to capture drainage to develop buffers behind all the houses incorporated with the trail. The idea is to cluster density where it is making the houses tight to the road and trying to enhance some buffers as much as possible through the site to create a continuous realm of natural areas, which will create a lot better biodiversity of what exists today. They will create a site that allows more infiltration, a little more concentration in nature, reduces gray areas, which will do two things because they are eliminating the wells that exist today and try to get more infiltration. They are also going to look at planting a natural buffer area so that if there are high nutrients in the soil, they can develop certain plants to remediate the soil. They will capture rainwater to purify the water. The more nature takes hold, the more the water table gets restored, the more the area starts building itself. They will look at the infiltration limiting green landscape due to the fertilizers and other elements on the lawns causing them to become harsh to the environment. They will also be consolidating bodies of water, large areas of natural environment, and putting the trails where the amenities are. This is to emphasize the connectivity that exists already and to tie those bands of nature that run through the development. The trail system follows all the natural features. This is so the public, and not just the private residents, have the experience of nature and water views. Mr. Dovolis addressed the easements around the properties and that the lawns are not going to be a continuous carpet. They are going to restrict an area to allow natural buffers to occur within it. It works for pollinators, birds, waterfowl, and everything by creating these protected areas. The idea is that yards would be sculptured, but there will be what is called natural easements that will continue through various aspects of the property. The Board asked questions regarding the natural buffers and water connections. Mr. Dovolis the buffers will be part of the easement with a height between two to four feet. Mr. Root asked about invasive species after a year and who would be maintaining the areas. Mr. Dovolis said it would be a combination of the City and the HOA. Ms. Larsen presented the staff report. The applicant, Zikar Holdings, is proposing a master planned development located on the Robinson sod farm property south of CSAH 14 (Main Street) and east of CR 53 (Sunset Avenue). The development contains 4 parcels totaling approximately 156 gross acres and consists of mix of residential housing types, commercial development, and a religious building. The proposed development is called Madinah Lakes. Planning & Zoning Board June 12, 2024 Page 7 APPROVED MINUTES Mr. Evenson likes the buffers between the houses and the extra green space. He is not concerned about the width of the lot. He thinks the holding pond should be connected and that a meeting should be held with the community. Mr. Kohler asked who pays for the utilities to be brought to the development. Ms. Larsen said the utilities are presently in the area. Mr. Laden had asked if the City could get a copy of the Power Point from the architect. Ms. Larsen said we could. Mr. Laden is comfortable with the overall density and appreciates the shorter cul-de-sacs. He is concerned about the 55 ft lots and does not want to see all garage from the street. He thinks they should pay close attention to the product and thinks the mosque should be moved to where it is more visible. He also agrees with public safety that Carl Street should be connected. Mr. Vojtech would also like a public waterway and he thinks the park should be shifted so you can see the large lake from it. He is not in favor of connecting the other streets. Mr. Vojtech wanted to keep the standard lots at 60 feet and agrees for the need of a neighborhood meeting. Mr. Kohler would like to see a topography change when the development is completed. Ms. Larsen stated it would be built up. Ms. Guthmueller is concerned about the density and does not see a whole lot of green space. She does not see much room for wildlife due to the density in the development and thinks we should keep with the standard lot sizes. Ms. Guthmueller also thinks a neighborhood meeting is necessary. Mr. Laden was in favor of 7 ½ foot setbacks and thinks it should be City wide. Mr. Evenson agrees. Mr. Root would like to see the City keep with the density that R-1 requires. Mr. Root dislikes the location of the apartments and believes the density is too high. Mr. Root addressed the traffic and thought a better area for the mosque and commercial buildings would be at Sunset and Main or Century Trail and Sunset if there was a roundabout for traffic control. Mr. Root is skeptical about the green easements around the houses and does not think it will be manageable and would also like to see the architectural plans. He agrees to establish minimum lot width and depth for single family homes. Planning & Zoning Board June 12, 2024 Page 8 APPROVED MINUTES He summarized the Board would like neighborhood meetings and perhaps a sign on the development that there is a development proposed for said property. Ms. Larsen said they had thought of that but would need to change the sign ordinance. He said the mosque location should be shifted closer to Main Street and assure public access to the lakes. The Board was not unanimous on the density. 7. DISCUSSION ITEMS A. Project Updates Mr. Grochala provided project updates. Mr. Evenson moved to adjourn the meeting. Motion seconded by Mr. Vojtech. Meeting adjourned at 9:05 p.m. Respectfully submitted, Julie Whitney – Community Development Administrative Assistant