HomeMy WebLinkAboutResolution 5104
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RESOLUTION NO. 5104
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION ADOPTING A COMPREHENSIVE PLAN AMENDMENT FROM MEDIUM
DENSITY RESIDENTIAL TO MIXED USE PUD FOR COMMERCIAL USES ON THE
O'NEIL PROPERTY, 2430 IDGHWAY 10; AND INCLUDING REVISIONS TO THE MAP
AND TEXT FOR DISTRICT 1; PLANNING CASE NO. 471-97.
WHEREAS, Anthony Properties Management has applied for a comprehensive plan
amendment which would change the designation on the O'Neil Property from medium density
residential (3-6 units per acre) to mixed use commercial; and,
WHEREAS, the O'Neil property is described as follows:
Part lying southwesterly of centerline of STH No. 10 of southwest 1/4 of
northwest 1/4 (subject to roads, highway and easements) in Section 08,
Township 30, Range 23.
WHEREAS, Section 401.09 of the Mounds View Municipal Code states that the City has
adopted the Comprehensive Plan for the City of Mounds View, dated 1979, as its plan for future
development and growth within the City; and,
WHEREAS, the City Council of the City of Mounds View adopted the 1979 Comprehensive
Plan in 1982 by Resolution No. 1467; and,
WHEREAS, the 1979 Comprehensive Plan places the O'Neil Property in District 1 and
designates this property for medium density residential development; and,
WHEREAS, there have been four efforts to amend the City's Comprehensive Plan since 1979,
and the Highway 10 Redevelopment Study was prepared and considered by the City Council in 1995;
and,
WHEREAS, as part of these efforts, consideration has been given to various land uses for the
O'Neil property, including: highway commercial, mixed use low and medium density residential,
office park, corporate headquarters office, or townhomes; and,
WHEREAS, the existing Comprehensive Plan designation is 18 years old; and,
WHEREAS, District 1 is referred to as City (Village) Center, and the description in the
Comprehensive Plan for this district states that this area offers the community a valuable opportunity
of creating a strong, vital, identifying community focal point. It also states that commercial and
medium density residential development should be located in proximity to Highway 10, with a
decrease in intensity of use occurring outward from the highway toward the lower density residential
neighborhoods to the south and west; and, :-
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City Council Resolution No. 5104
May 12, 1997
Page 2
WHEREAS, both the Comprehensive Plan and the current zoning on this property indicate
a need to provide buffering between land uses on the O'Neil property and the adjacent single family
residential neighborhood; and,
WHEREAS, the current zoning envisions approximately seven acres in duplex residential use
(R-2) in a strip along the southern edge of this property, and seventeen acres of commercial uses (B-
1) bordering Highway 10; and,
WHEREAS, Minnesota State Law gives precedence to zoning where there is a conflict
between a zoning designation and a comprehensive plan designation; and,
WHEREAS, the O'Neil property is one of the most significant parcels remaining available for
development in the Highway 10 corridor and in Mounds View, and presents the possibility of adding
to the City's tax base; and,
WHEREAS, the City Council makes the following findings that the proposed amendment is
consistent with the general land use goals and policies contained in the Comprehensive Plan as
follows:
Goal 1. Develop a cohesive land use pattern which ensures compatibility and functional relationships
among activities and uses.
The change from medium density residential to mixed use PUD, allowing both commercial
and residential uses, will allow for flexibility in the City (Village) Center area. The
accompanying description of the types of land uses to be allowed requires that commercial
be included in the mixture and directs development toward destination-oriented commercial,
rather than local convenience commercial. This mixture will create a lively, vital activity
center at the heart of the community and brings a new, beneficial element to the land use mix
in Mounds View. The proposed amendment places this commercial activity center on
Highway 10, which is the major travel corridor through Mounds View, and across the street
from City Hall and the Mounds View Community Center, which will reinforce the City
(Village) Center idea. The land use description requires adequate buffering between this
property and the residential neighborhood to the south be provided by limiting the intensity
of uses in the area 150 feet from County Road H2, and by requiring a 50 foot buffer of
landscaping or tree cover if this area is used for commercial uses.
Goal 2. Maintain and, where necessary, upgrade land uses and environmental quality.
The policy under this goal directs attention to protecting integrated use districts (residential
neighborhoods, commercial centers, industrial parks) from penetration by through traffic.
The revisions to the text for District I indicate that, if commercial uses are developed in the
area within 150 feet of County Road H2, that access to County Road H2 be restricted to
protect the neighborhood south of County Road H2 from through traffic. The substantial
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City Council Resolution No. 5104
May 12, 1997
Page 3
wetland on this property shall be preserved. The change from medium density residential to
mixed use PUD allowing both commercial and residential uses creates more possibilities for
reinforcing the idea of creating a vibrant City (Village) Center.
Goal 3. Preserve and protect property values.
The requirement that uses within 150 feet of County Road H2 be limited to lower intensity
uses, that a 50-foot buffer be provided if commercial uses are developed in this area, and that
the wetland be preserved will help preserve and protect the property values of surrounding
residential neighborhoods.
Goal 4. Ensure community development is compatible with features of the natural environment and is
accommodated without destroying desirable environmental features and natural amenities.
This comprehensive plan amendment includes a requirement that the substantial wetland on
the property be preserved from development, and that consideration shall be given to
preserving the tree cover on this parcel outside of development areas wherever possible.
Goal 5. Prevent development which is not accompanied by a sufficient level of supportive services and
facilities (utilities, parking, access, etc.)
The property is located on Highway 10, the major thoroughfare in Mounds View, and is also
bordered by Long Lake Road and County Road H2, both of which are collector streets.
Adequate opportunities for access are available. Water, sewer, storm sewer, gas and electric
lines are in place in the surrounding streets. Comments from the Mounds View Police
Department and the Blaine/Spring Lake Park/Mounds View Fire Department regarding need
for service would depend on specific land uses proposed and would be obtained at the time
of development review. Parking requirements also depend on the specific land uses proposed
and would be checked during development review.
WHEREAS, the City Council hereby finds that the comprehensive plan amendment will
remove an inconsistency between the comprehensive plan designation and the zoning designation on
this property.
NOW, THEREFORE, BE IT RESOLVED that the Mounds View City Council does hereby
approve an amendment to the Comprehensive Plan to designate the O'Neil property as Mixed Use
PUD (Commercial and Residential Uses) with a requirement that development be limited to lower
intensity uses in the area within 150 feet of County Road H2 as noted in Exhibit 1, attached hereto
and incorporated herein by this reference. Revisions to the text describing District 1 shall be made
as shown in Exhibit 2, attached hereto and incorporated herein by this reference. Uses suitable in the
lower intensity area are offices, single family detached homes, patio homes or duplex residential units
not exceeding 6 units to the acre, and parking and landscaping. Development in this area shall be
designed to provide a buffer of at least 50 feet in landscaping or tree coverage, and to restrict access
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City Council Resolution No. 5104
May 12, 1997
Page 4
to County Road H2, if this area is used for commercial development to protect the single family
residential neighborhood south of County Road H2o Development on the O'Neil property shall
include commercial uses, and these uses shall be destination oriented, rather than local convenience
commercial uses since an adequate supply of such commercial uses have been developed in Mounds
View. The substantial wetland on this property shall be preserved from development, and
consideration shall be given to preserving the tree cover on this parcel outside of development areas
wherever possible.
Adopted this 12th day of May, 1997
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Duane McCarty, Mayor
ATTEST:
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Charles S. Whiting
City Clerk-Administrator
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City Council Resolution No. 5104
May 12. 1997
Page 5
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EXHIBIT 1
DISTRICT 1
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PROPOSED LAND USE
LD Low Density Residential
MD Medium Density Residential
MD/MHP Medium Density - Manufactured Home Park
HD High Density Residential
NC Neighborhood Commercial
HC Highway Commercial
IND Industrial
MU-PUD Mixed Use PUD (Planned Unit Development)
MU-PUD (L1) . Mixed Use PUD (Lower Intensity)
MU-PUD (HI) Mixed Use PUD (Higher Intensity)
S School
C Church
P Park/public facility
NATURAL FEATURES.
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Floodplain/DesignatedWettand
Steep Slopes
Tree Massing
. Approximate locations - subject to detailed review at time of proposed development.
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City Council Resolution No. 5104
May 12, 1997
Page 6
EXHIBIT 2
District 1 is intended to become the Village Center, or focal point for the community. It is envisioned
to be a strong, vital activity center in the heart of the community, where a complimentary,
coordinated mixture of uses will create a feeling of identity and enjoyment for residents and visitors.
It will provide places to live, work, shop and enjoy leisure-time pursuits. The creation of the Village
Center will build on existing uses which include the Mounds View City Hall and Community Center,
two community shopping centers, Mounds View Square and Silver View Plaza, the Silver Lake
Pointe and Wildwood Manor senior apartment developments, the single family homes and townhomes
in Silver Lake Woods, several large apartment developments including Scotland Green, Woodlawn
Terrace, Timberland Ridge, Greenfield Estates, Landmark Estates, The Sands, and Mounds View
Estates, individual retail businesses and restaurants along Highway 10, and neighborhood businesses
like the Tom Thumb market.
This district includes some significant natural resources and open space areas. Silver View Park, on
of the City's largest parks, is within walking distance from many areas of this district. It includes an
attractive lake with walking paths, atWetic fields, and picnic and playground facilities. There are three
large wetlands, one located southeast of Silver View Road and Highway 10, one south of Highway
10 between Long Lake Road and County Road H2, and one next to the Mounds View Community
Center. Two of these are State-protected, and all three are protected by local regulations. They will
remain important assets in the environmental quality of this district, and an appropriate setting around
each wetland needs to be preserved. The undeveloped land in this district is often wooded with
mature trees, and effort needs to be given to preserving as much of the forested character and natural
feel of these areas as is possible by how development is designed on these parcels.
Highway 10 presents a challenge to the creation of the Village Center, in that it cuts diagonally across
this district and the remainder of the community, and is used as a major route to move traffic through
the region. It carries a high volume of traffic during commute times, and the timing of the traffic
lights favors the highway rather than local traffic and pedestrians seeking to cross the highway at the
intersections. The Village Center offers the possibility of creating a meeting ground between the two
halves of the community, which will overcome the division created by the highway. It is the desire
of the community that Highway 10 become a boulevard that is rooted in Mounds View, and makes
the community visible rather ignoring or being oblivious to the community.
Vehicular circulation should be developed according to a ring road concept to keep major traffic flow
on the periphery of the Village Center. Access to Highway 10 should be limited and concentrated.
Relative to general use patterns, commercial and medium density residential development should be
located in proximity to Highway 10, with a decrease in intensity of use occurring outward from the
highway toward the lower density residential neighborhoods to the south and west. Development
should also include provisions for dedication of land to a pedestrianlbicycle trail system which can
tie the various elements of the Center together and provide connection to a community -wide system
of trails.
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City Council Resolution No. 5104
May 12, 1997
Page 7
There are opportunities to enhance and further reinforce the opportunity,to create a Village Center
in Mounds View through how vacant land in this district is developed, and through incorporating
design elements along Highway 10. There are two significant vacant areas which deserve mentiqn.
Both of them are on Highway 10 and offer an opportunity to strengthen the City's economic base by
taking advantage of the strong desire in the business marketplace to located on a major thoroughfare.
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The first is bordered by Highway 10, Long Lake Road and County Road H2o This parcel
needs to be developed in a manner which maintains an open face to the Highway 10, and
creates a destination activity and meeting ground across from the Civic Center, so there is a
concentration of activity on both sides of the highway. Possibilities include entertainment
uses, restaurants, and unique shops. These uses could be combined with offices or higher
density residential to create a "village center" feeling. This parcel also presents a challenge
since it abuts a single family residential neighborhood on the south side. Care must be
exercised in providing an adequate buffer between the active uses located on this parcel and
this neighborhood, so the quality of life and peaceful enjoyment of their homes is not
disrupted. How the development is oriented, the location of access points, and the circulation
system to serve this parcel are critical to achieving this goal.
The district map shows two designations for this area. Both of them are for mixed use PUD
allowing a combination of residential and commercial uses, with the area approximately 150
feet deep along County Road H2 restricted to lower intensity uses. Lower intensity uses
would include single-family housing (up to three units per acre), and office uses. If the lower
intensity area is developed for non-residential uses, access to County Road H2 shall be
restricted and a buffer area of at least 50 feet shall be created which shall be in landscaping
or native tree cover.
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The second parcel is bounded by Highway 10, Silver Lake Road, the St. Paul Waterworks
ROWand existing businesses. A land use study and market analysis for this area has been
completed, and they included suggestions on the types of land uses which would be suitable
for these parcels. These uses included senior citizen housing, offices, restaurants, and high
impulse, convenience-type businesses. Attention needs to be given to how to create an
integrated, coordinated development which related to surrounding uses, makes connections
to the trail systems in Silver View Park and along Mounds View Drive, and uses the wetland
as an asset. It is important to avoid development which creates a row of independent
highway-oriented businesses along Highway 10 oblivious of their surroundings. This parcel
is at the point where the commercial development widens along Highway 10, as one enters
the City from the north. It needs to be treated as a gateway area.
To help ensure that future development is consistent with community goals, the remaining
undeveloped land should be developed on a staged, planned unit basis. The current state of the
Village Center is somewhat fragmented. It is most important that this area become a more
coordinated, cohesive focal point for the community through the types of land uses developed, how
developments are designed, and the implementation of design features which will establish an overall
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City Council Resolution No. 5104
May 12, 1997
Page 8
character. The community's goal for this area is that it will be a destination and significant place,
which draws people and brings them enjoyment. Land uses need to be coordinated and
interconnected, tied together by a landscaping and design theme along Highway 10 and system of
walkways and trails. The types of land uses must create activity that is an asset to those living and
working in the community, to visitors, and to the residents in the immediate neighborhoods within
this District 1.
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