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Item No: 05A <br />Meeting Date: Aug 4, 2021 <br />Type of Business: Planning Case <br />Planning Case: XXXX-XXX <br />City of Mounds View Staff Report <br />To: Planning Commission <br />From: Jon Sevald, Community Development Director <br />Item Title/Subject: PUD Concept Plan Review, 2840 Mounds View Blvd, 7861 <br />Groveland Rd. <br /> <br /> <br /> <br />Introduction: <br />Sabry Sharara (developer) is requesting a concept plan review of a Mixed-Use Planned Unit <br />Development (PUD) to be located at 2840 Mounds View Boulevard (former Simons/ABC <br />Liquor), and 7861 Groveland Road (EDA property)1. The project includes a four-story building, <br />with Mounds View Family Dental (relocated) and retail (speculation) on the first floor, and <br />apartments above (market rate). <br /> <br /> <br />Discussion: <br />A concept plan 2 does not have the level of detail expected for a Development Review. The <br />intent is for the Planning Commission/City Council members to provide individual opinions of the <br />project. There is no formal Resolution or approval. These opinions will assist the developer in <br />refining plans before submitting a formal application. <br /> <br />The project will require approvals for: <br /> <br />1. Ordinance Amendment; §160.317(C)(2) regarding minimum project size. <br />2. Zoning Map amendment, from B-2 Limited Business to Planned Unit Development (PUD). <br />3. Subdivision, combining two parcels into one. <br />4. Conditional Use Permit (CUP) for a Planned Unit Development (PUD). <br />5. Development Review. <br /> <br /> <br />Analysis: <br /> <br />Project Area One acre. <br /> <br />Ordinance Amendment 3 Mounds View Municipal Code; §160.317(C)(2); <br />Minimum project size. The tract of land for which a mixed use <br />PUD is proposed shall not contain less than four acres. <br /> <br />Is the Planning Commission/City Council supportive of <br />amending, or eliminating the minimum project size? The <br />intent of a minimum project size is to encourage larger <br />developments (e.g. Gray Stone Flats). This ordinance was <br />amended in 2016, from five-acres to four-acres, because Gray <br /> <br />1 FYI: the EDA purchased 7861 Groveland Road in 2000, for $125,000. At that time, the Comprehensive Plan <br />guided this property, Simons, and the PAK building for a mixed-use project. The City rented the house for some <br />time, evicted the tenant for non-payment, and decided to get out of the landlord business because it was not <br />profitable when considering the cost of maintenance, property taxes, legal fees, and staff time. The home was <br />demolished in 2002. <br />2 Municipal Code, §160.318(B) (General Concept Plan) <br />3 Municipal Code, §160.450 (Procedure)