05-17-2006 - Laserfiche WebLink

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Mounds View Planning Commission May 17, 2006 Regular Meeting Page 7 ________________________________________________________________________ action approved by the City with a lot of consideration as to the Comprehensive Plan. Director Ericson explained this is different from a CUP consideration because if the CUP request meets the maximum square footage, setback, and height limitations then the City would need an issue to be able to deny the CUP request. However, with a rezoning the City holds the discretion to make that decision. Director Ericson advised that notice was sent to people within 350 feet. Director Ericson advised that the Comprehensive Plan indicates this is a mixed use PUD area and the intent of that designation is to provide for some flexibility with land use with residential and commercial mixed together. In this case, the request is for the residential component of that mixed use type of development. He noted there is some commercial development in this area, like Johnson’s trailer hitches, so this would be consistent with that mixed use designation. Director Ericson explained the housing aspect of the Comprehensive Plan encourages diversity being available to residents. The City is now predominantly single-family residential, rental houses, and manufactured housing. Townhomes and senior housing are currently under represented in what is available in Mounds View. He noted that on the south side of County Road 10, there are some townhouses so this would be consistent with what exists. With regard to the geographical area, Director Ericson noted one of the lots is a vacant commercial property that used to be an independent gas station but that building was demolished. Another of the lots is a single-family house and the other is the subdivided back half of another single-family residential property on the site. This is a three acre site, which is the minimum requirement for a PUD. Mr. Lillestrand talked to adjacent property owners about expanding the scope of the development but at this point the project represents what he can accommodate at this time. Director Ericson explained that depreciation is a difficult issue to quantify with a certainty. In looking at the current proposal, he explained that it will not depreciate the subject property with 19 townhome units and there would be a tenfold increase in property values. However, the Planning Commission has to look at other issues associated with depreciation such as how it impacts the adjoining properties and whether the development is consistent with the uses out there. Director Ericson reviewed that the character of the surrounding area is primarily commercial along the County Road 10 corridor. Within two blocks of the site, there is a variety of commercial and residential uses. The residential uses include single-family residential, owner- occupied townhomes, and multi-family rental dwellings so a townhome development would not be out of place. The question is whether it is out of place for this specific location. Director Ericson next addressed the issue of demonstrated need for this use. He pointed out that since townhomes and senior housing are under represented, one could argue there is a need for townhomes units. But, Mounds View is getting 66 townhomes later this year and several hundred townhomes in New Brighton. The rezoning would be for Medium Density Residential, which is not tied to a specific site plan so it would open the door for single-family homes, twin