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<br />Item No: 1 <br />Meeting Date: Jan 3, 2017 <br />Type of Business: Work Session <br />Administrator Review : ____ <br />City of Mounds View Staff Report <br />To: Honorable Mayor and City Council <br />From: Jon Sevald, Planner <br />Brian Beeman, Business Development Coordinator <br />Item Title/Subject: MWF Presentation for potential multi-family housing project <br /> <br />Introduction: <br />MWF Properties is an experienced regional developer specializing in workforce housing, senior <br />housing, and mixed-use developments. MWF has been in discussions with property owners <br />near the NW corner of Mounds View Blvd and Groveland Rd. Chris Stokka of MWF has <br />requested an opportunity to discuss with the City Council a potential workforce housing <br />development. If MWF applies to the Minnesota Housing Finance Agency for Housing Tax <br />Credits, a Housing Tax Increment Financing (TIF) District would be needed. <br /> <br />Discussion: <br />The three properties in question are about 2.3 acres in size, zoned R-4 High Density Residential, <br />and guided for Mixed Use PUD in the Comprehensive Plan. The Comprehensive Plan <br />“suggests” that any development with this designation occur as a PUD, however, this project <br />would not qualify as a Residential PUD because it is less than 3-acres in size1, nor as a Mixed <br />Use PUD because it is less than 4-acres in size. The intent of a PUD is to provide more <br />flexibility than the City Code allows. At this time, there is no development plan, and thus, it is not <br />known if a PUD would provide any advantage. <br /> <br />There are two adjacent tax-forfeit properties, measuring 1.59 acres in size, and zoned R-1 <br />Single-Family Residential, and B-3 Highway Business. At this time, these properties are not part <br />of MWF’s immediate plans due to the complexity of the property’s Title Commitments. <br /> <br />Within the R-4 district, Multiple-Family Dwellings require a Conditional Use Permit (CUP)2. A <br />Development Review would be required 3, as would a Major Subdivision. <br /> <br />Previously, these properties were included in two proposed projects. In both cases, the projects <br />were discontinued due to the recession. <br /> <br />2006: 19-unit townhome development (Re-zoning, PUD, Major Subdivision, Dev. Review) <br />2008: 96-unit senior housing development (Re-zoning, 4 Variances, Major Subd., Dev. Review) <br /> <br />Recommendation: <br />Staff recommends that the City Council listen to MWF’s presentation, ask questions, and provide <br />direction if there is a consensus to “consider” the creation of a Housing TIF District. <br /> <br />Respectfully submitted, <br /> <br /> <br />________________________ <br />Jon Sevald, AICP Brian Beeman, MPA <br />Planner Business Development Coordinator <br /> <br />1 City Code, Section 1120.03, Subd 1(b) <br />2 City Code, Section 1109.04, Subd 4 <br />3 City Code, Section 1006.06, Subd 2