HomeMy WebLinkAboutResolution 5219
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RESOLUTION NO. 5219
CITY OF MOUNDS VIEW
COUNTY OF RAl\1SEY
ST A TE OF MINNESOTA
RESOLUTION APPROVING A COMPREHENSIVE PLAN AMENDMENT FROM
LOW DENSITY AND HIGH DENSITY RESIDENTIAL TO NEIGHBORHOOD
COMMERCIAL FOR PROPERTIES LOCATED AT
2625 HIGHWAY 10 AND 7715-7761 EASTWOOD ROAD;
PLANNING CASE NO. 507-97.
WHEREAS, TOLD Development Company has applied for a comprehensive plan
amendment which would change the land-use designation of the properties located at 2625 Highway
10 and 7715-7761 Eastwood Road from high and low density residential to neighborhood
commercial; and,
WHEREAS, the subject properties are described as follows:
The South ~ of Lot 51, All of Lot 50, Lot 49 and Lot 78,
Spring Lake Park Hillv;ew, Ramsey County, Minnesota
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 subject properties in District 6 and
designates these properties for both high and low density residential development as indicated by
Exhibit 1, attached herewith; and,
WHEREAS, both the Comprehensive Plan and the zoning map designate these properties
for residential development; and,
WHEREAS, there has been much community sentiment regarding the inappropriateness
of future residential development fronting Highway 10; and,
WHEREAS, in a study completed by SRF Consulting in April, 1997, the property at 2625
Highway 10 was deemed to be too restrictive for stand-alone development due to access
limitations and size constraints; and,
WHEREAS, the SRF study indicated that development potential of the property located
at 2625 Highway 10 would be enhanced if combined with adjacent properties; and;
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Resolution 5219
Comprehensive Plan Amendment
April 27, 1998
Page 2
WHEREAS, the Mounds View 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 high density and low density residential to neighborhood commercial will
allow for the commercial development of the northeast comer of the Highway 10 and
County Road I intersection, an intersection that already supports three comers of higher
intensity commercial uses--a Hardees Restaurant and the Moundsview Square Shopping
Center, a SuperAmerica gas station and convenience store, and a Burger King Restaurant.
Given the high traffic counts at this intersection, it would seem more appropriate to use
the land for commercial rather than residential development. The proposed amendment is
in keeping with the community goal of limiting commercial development to the Highway
10 corridor. The neighborhood commercial designation is the least common designation
used in the comprehensive plan, representing less than one-quarter of one percent of the
properties in the City. The proposed use would be set back approximately 130 feet from
neighboring residential properties and separated by a minimum 70 feet of greenspace and
other physical buffering. The neighborhood commercial designation, as opposed to the
more intensive highway commercial designation, would in itself be a buffer to the
adjoining residential properties.
Goal 2. Maintain and, where necessary, upgrade land uses and envirorunental quality.
The policy under this goal directs attention to protecting integrated use districts (residential
neighborhoods, commercial centers, industrial parks) from penetration by through traffic.
By virtue of its proximity to Highway 10 and County Road I, the residential district
already experiences a penetration of through traffic. Redeveloping the subject properties
for a commercial use will add to the existing traffic in this residential district. The
tradeoff, however, is that Eastwood Road would no longer feed into the Highway 10 /
County Road I intersection thus eliminating a notable point of conflict and with the
addition of a right turn lane onto Highway 10 from westbound County Road I, the overall
functioning of the intersection will be significantly improved.
Goal 3. Preserve and protect property values.
It is hoped that in the long run, property values will increase with the introduction of a
lower-intensity neighborhood commercial use at the comer of the most traveled
intersection of the City. The positive impact to the City's tax base will serve to lessen the
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Resolution 5219
Comprehensive Plan Amendment
April 27, 1998
Page 3
tax burden to residential properties across the City.
Goal 4. Ensure community development is compatible with features of the natural environment and
is accommodated without destroying desirable environmental features and natural amenities.
Other than a few mature trees present on the subject properties, there are no natural
environmental features or amenities that would be threatened or degraded as a result of the
proposed development. The plans for development will include a system for capturing
stormwater run-off for the subject properties which should improve conditions for
properties immediately adjacent to the development. In so doing, the quality of the
stormwater that now runs untreated into the City's sewer system will be significantly
improved.
Goal 5. Prevent development which is not accompanied by a sufficient level of supportive services
and facilities (utilities, parking, access, etc.)
The properties are located on Highway 10, a principal arterial and the major thoroughfare
in Mounds View, and County Road I, a minor arterial street. While adequate opportunity
for access to the development is available to County Road I, access may not be possible
onto Highway 10 because of the limited highway frontage. The Minnesota Department
of Transportation (MnDO!) will need to review and approve any requests for access onto
Highway 10. Water, sanitary sewer, storm sewer, gas and electric lines are available.
Comments from the Blaine/Spring Lake Park/Mounds View Fire Department regarding
access to the subject properties as well as to the properties on a dead-end Eastwood Road
indicate that as long as there is a sufficient turning radius at the end of the cul-de-sac, no
reduction in the level of service or response time would be expected. The parking
requirements would be examined during the development review.
WHEREAS, the Mounds View City Council makes the following additional findings that
the proposed amendment is consistent with the commercial goals and policies contained in the
Comprehensive Plan as follows:
Goal 1. Commercial development shall be considered in order to provide a broad tax and expanded
employment base within Mounds View.
Redesignating the subject properties to allow for the development of a specific neighborhood
commercial use will increase the City's tax base ten-fold and create 35 positions, more than
half of which would be full-time positions. Many of the jobs created would be filled by
Mounds View residents.
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Resolution 5219
Comprehensive Plan Amendment
April 27, 1998
Page 4
Goal 2. Provide safe, convenient, attractive, and accessible commercial development within Mounds
View.
The development proposed at the northeast comer of Highway 10 and County Road I
would be put through an intensive review process by which all aspects of the building
design and site layout would be examined. The proposed use would be buffered from the
adjacent residential areas by an expanse of greenspace, plantings and a fence. In terms of
convenience, a neighborhood commercial use at this location would give those residents
living north of County Road I and east of Highway 10 the ability to walk for certain goods
and services without having to cross either thoroughfare, which are viewed as major
barriers to pedestrian and other non-vehicular traffic. To encourage pedestrian use, the
City would require that a sidewalk be extended to the site from Greenwood Drive on the
north side of County Road I and there would be a pedestrian access from Eastwood Road
to the north.
Goal 3. Major retail sales and services will be developed in planned and concentrated centers.
Now that the majority of the available vacant land within the City is either developed or
is slated for development, this goal may not be as applicable as infill development becomes
more prevalent. However, if one considers that by locating on the fourth comer of an
intersection already populated with higher intensity commercial uses, then this goal is met.
The development will provide for its own stormwater retention and treatment system.
Goal 4. The development of small, neighborhood convenience stores will be limited to locations which
best serve residential areas without impairing residential development.
Any development proposed for this site will be put through an intensive review process
through which compatibility with the character of the surrounding neighborhood will be
strongly encouraged. The access to the proposed use will be convenient for the
surrounding community and non-vehicular traffic will be encouraged through the
installation of pathways and sidewalks.
WHEREAS, the Comprehensive Plan land use map designation for District 6 is proposed
to be amended as shown on Exhibit 2, attached herewith.
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Resolution 5219
Comprehensive Plan Amendment
April 27, 1998
Page 5
NOW THEREFORE BE IT RESOLVED, the Mounds View City Council does hereby
approve an amendment to the Comprehensive Plan to redesignate the south 1/2 of Lot 51 and all
of Lots 50, 49 and 78 to NC, Neighborhood Commercial.
Adopted this 27th day of April, 1998.
Duane McCarty, Mayor
ATTEST:
Charles S. Whiting, City Clerk / Administrator
(SEAL)
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