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HomeMy WebLinkAbout03-19-1997 . PROCEEDINGS OF THE PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Agenda Meeting March 19, 1997 Mounds View City Hall 2401 Highway 10, Mounds View, MN 55112 (Held at the Bel Rae Community Center, 5394 Edgewood Drive) 1. Call to Order The meeting was called to order by Acting Chair Stevenson at 7:00 p.m. 2. Roll Call Members present: Commissioners Brooks, Johnston, Obert, Miller, Brasaemle, and Stevenson. (Chair Peterson had an excused absence.) Also Present: Community Development Director Sheldon, Planning Associate Ericson, Council Liaison Koopmeiners and Recording Secretary Benesch. • 3. Review of Minutes: March 5, 1997 The Planning Commission reviewed the minutes and made minor corrections. 4. Citizen Requests and Comments on Items Not on the Agenda A question was asked about the advisory election on the Bel Rae. Community Development Director Sheldon responded that ballots were being mailed which must be returned by April 5, there would be polls open at the Bel Rae on April 5 and there would be an information meeting on March 27 at the Bel Rae. Index to Minutes Page Planning Case No. 471-97, Comprehensive Plan Amendment and Rezoning To PUD For Movie Theater and Office Buildings, 2340 Highway 10 2 Planning Case No. 477-97, Rezoning for Planned Unit Development, Silver Lake Road & Highway 10 15 Planning Case No. 472-97, Conditional Use Permit for Spots Quick Lube, 2975 Highway 10 18 411 . Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 2 5. Planning Case No. 471-97 2430 Highway 10 Applicant: Anthony Properties Management, Inc. Request for a Comprehensive Plan Amendment from Medium Density Residential to Mixed Use PUD Allowing Commercial and Office Uses, and Rezoning from B-1 and R-2 to PUD to Allow Development of a 16-Screen Movie Theater and Three 11,000 Square Foot Office Buildings. The applicant, Anthony Properties Management, Inc., was represented. Community Development Director Sheldon thoroughly reviewed the Staff Report dated March 19, 1997, regarding this item. She noted that the main issues for discussion regarding this item: whether or not this proposal fits, is there enough buffer from the residential area on County Road H-2, how to guarantee the buffer and to make sure the office buildings get built, the • use of the wetland buffer area, whether the access situation is acceptable or could it be improved, the amount of parking and overflow parking, security of the parking lot, whether a pedestrian system needs to be put in to connect this site to other walkways in the City, and how to deal with reuse of the site if the theaters close. Director Sheldon informed the audience that SRF Consulting, the Traffic Consultant; SEH, the City's Consulting Engineer; and the City Forester were present to answer questions. Acting Chair Stevenson suggested at this time that, since there have been previous neighborhood meetings, the applicant summarize the changes they have made to the proposal since the last meeting. Wendell Smith, the real estate consultant for Anthony Properties, addressed the Planning Commission. He introduced other representatives present including: Jay Anthony, Principal of Anthony Properties; Alvin Anderson, Architect with Artech Architects; and Joe Beaton, representative for the O'Neil family. Mr. Smith mentioned that Carmike Theaters is the largest exhibitor of movies in the United States. He distributed to the Planning Commission a pamphlet showing similar theaters to illustrate what the proposed theater would look like. He added • that the building would be a first rated, first-class type building. Mr. Smith mentioned that Carmike owns a number of theaters in Minnesota but none of them • Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 3 were built by Carmike. He added that Mounds View could be one of the first with a newer building and within the new building would be updated technology in regards to sound, seating, and the lobby would be all marble. He added that Carmike, being number one in the country, would like to remain number one and are a very good company to work with and he knows that the community would be proud of the project as far as the construction is concerned. Mr. Smith informed the audience that the site search for this theater began early spring of 1996. He knew at that time that the zoning would need to be changed. He spoke with Cathy Bennett, Economic Development Director, to take a straw vote of the City Council at that time and he believed it to be done at a work session in September. He indicated that they received a positive response from the Council and that they would look favorably on this particular project if they were able to work with the neighborhood, but the Council was concerned with the parking for Donatelle's. Based on that information, the applicant began the demographic study and began working in more detail with the Staff. Mr. Smith explained how the plan had evolved by showing four different layouts • and discussed how the input from the neighborhood meetings had been incorporated in the current plan. They moved the theater building away from County Road H2, facing towards the east with the lights from the traffic going towards the theater or Highway 10. Mr. Smith explained that the office buildings were placed as buffers between the neighborhood and the project and would be constructed with a residential look. He added that they would be installing a fence to eliminate foot traffic. Mr. Smith explained that even if they do not develop the property, someone will, and with the present zoning, homes could be constructed along County Road H2 and with homes come automobile and foot traffic. He added that with their present design, they have eliminated all access onto County Road H2, and the office building design is in a residential-type look that will hopefully blend in with the neighborhood. He added that the City Forester, along with Director Sheldon, walked the site and concluded that the best solution would be to leave the wooded area along County Road H2 as natural as possible. He added that they are willing to install a 4 foot berm if that is what the residents want but that a number of mature trees would have to be removed. He pointed out that with this development, the residents on County Road H2 would basically be looking at the same thing they are looking at now. Mr. Smith informed the Planning Commission that they are working with Mr. DonateIle for cross-easement parking so that in his high-peak hours, customers • Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 4 can park in the theater parking lot once his lot fills. This would solve the restaurant's current parking problems. Mr. Smith added that he has met with a number of Mounds View businesses along the Highway 10 corridor and reported their comments: Mr. Ed Paster of Mounds View Square is in favor of the project and believes that the vacant spaces in the center would fill up with the attraction of more people to the area; Mr. Greg Dahlberg and Mr. Dan Englesmith of Kraus-Anderson (Silver View Plaza) also believe that this project will help their tenants; Mr. Charlie Hall of the Mermaid believes that this project will increase the business to his establishment; and Mr. Donatelle believes that the more restaurants you have the more people you have coming to the area looking for a place to dine. Mr. Smith,added that he had the opportunity to make a presentation to the New Brighton-Mounds View Chamber of Commerce who reportedly indicated that they are in favor of this project and believe that the project would influence, in a positive way, the businesses along the Highway 10 corridor. In conclusion, Mr. Smith expressed that he hopes they are seen as "good • neighbors" and added that they have tried to do all that they could to make this particular project as neighbor-friendly as possible. He hoped that the Planning Commission would see this as a positive addition to the City and hoped that they would recommend to the City Council that the zoning be changed and the Comprehensive Plan be amended. Commissioner Miller inquired as to the amount of parking, if the building was partly in the wetland buffer, and if there was a particular reason for the 16 screens. Mr. Smith indicated that this is a number that Carmike, using their demographic study and expertise in this field, sees as appropriate for this site. Commissioner Obert summarized his concerns so far regarding the project which included the guarantee of the buffer area, the timeliness of the construction of the offices, and what to do if the theaters close. Jay Anthony of Anthony Properties addressed the Planning Commission. He explained that he has developed numerous theaters across the country and believes that this community should be proud of the effort, research, and thoroughness that has gone into the review of this project. He added that in no project has he ever experienced this degree of a thorough review and commended the Staff for its critical review early on and for a professional job. He addressed Commissioner Obert's concerns by pointing out that one choice would be to initially clear the entire area that is to be developed which would be the most efficient method. However, Mr. Anthony is • proposing, in an effort to provide a buffer to the neighbors for the short term until • Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 5 the offices are ready to be developed, that they not clear the area where the offices would be built until they are ready for construction. He believes this approach would leave approximately 200 feet of buffer. Mr. Anthony added that they could install a temporary fence to eliminate foot traffic until the offices are built. Mr. Anthony addressed the issue of what happens if the theaters close. He informed the Commission that they are dealing with the largest theater company in the country and explained that they are being financed by insurance companies with high institutional credit rating on a twenty-year long term basis and added that, in his mind, some of the most sophisticated institutional investors in the country have great faith in the longevity of the project and the financial strength of the tenant. He commented that twenty or thirty years down the line, he would expect that we may be looking at some alternate use for the theater or tearing it down and building something else. Commissioner Brasaemle inquired as to why Springbrook Theater wasn't considered in their study as one of the theaters within the five-mile radius. Mr. Anthony indicated that Springbrook is a discount theater and serves an entirely different market. Commissioner Brasaemle also inquired if there has been any • analysis available regarding if the R-2 District were fully developed with duplexes, and how many units the area would allow. Director Sheldon responded by saying there are about seven acres in that property, with 6 units to the acre, it would be about 32 units with about 10 trips per day from each individual residence. Commissioner Brasaemle also inquired what would be the peak-hour impact if developed as duplexes instead of the current proposal. Ms. Nancy Heuer, of SRF Consulting, informed the Commission that it is her analysis that there would be 10 trips per unit per day which would be 350 trips per day with ten percent of those trips occurring during peak hours. The current prediction for the theater on County Road H2 is 28 trips during peak hours. Commissioner Brasaemle inquired if there had been any consideration given to cut-through traffic from Highway 694 on Long Lake Road. Ms. Heuer indicated that the trips were assigned to the street system in accordance with the way that travel occurs in the area and is based primarily on traffic volumes on the streets so if cut-through trips are occurring now then that is reflected in the study. Acting Chair Stevenson inquired if the offices will, when they are complete, be using the same ingress/egress and what effect will this have on traffic. Ms. Heuer explained that the traffic analysis was based on the peak-hour of the adjacent street traffic and that intersections operate at a certain level of service during the peak-hour of the traffic on the street and will operate better than that when there is less traffic, and so the time period that was analyzed is at the peak hour of the Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 6 office generation and the peak hour of the street. The traffic caused by the offices was included in the traffic study. Commissioner Johnston expressed his concern with safety in regard to the increased number of U-turns that will be taking place at Edgewood Drive and County Road H2. Ms. Heuer explained that it is possible that a U-turn at an uncontrolled intersection such as Edgewood Drive could become a safety problem, and if that were the case, the intersection may need to be posted for no U-turns. Commissioner Johnston also inquired as to the possibility of a signalized intersection at Edgewood Drive and wondered how negotiations were going with MnDOT. Director Sheldon informed the Commission that MnDOT was opposed to adding an additional traffic light to Highway 10 at less than their typical half-mile spacing and that MnDOT was aware that Highway 10 would be changing in character in terms of it being in the middle of Mounds View and having a local commercial corridor purpose. However, MnDOT suggested that the County Road H2 intersection be reworked so that signal could be moved further north to get a signal closer to the property. Director Sheldon indicated that they were very firm with regard to their policy on this issue but that they could have further discussions at a higher level. Mr. Smith added that they will continue to work with MnDOT to try to get a traffic light approved for the site. Commissioner Miller inquired as to how much of the building was in the wetland buffer. Director Sheldon pointed out on the map the area involved and suggested that approximately 1/4 of the building was in the buffer. Commissioner Brasaemle wondered how far the building was from the actual wetland. Director Sheldon indicated that the closest point was approximately 30 feet. Commissioner Stevenson asked if the Fire Marshal had reviewed the plans which show only one entrance since they normally require two access points for fire purposes. Director Sheldon said that the Fire Marshal saw the diagram, but she would reaffirm his understanding that it was just the one access point and added that with the sprinklering of the building, there is less concern with regard to fire department issues. Acting Chair Stevenson turned the floor over to the audience for questions and comments. Russ Nordstrom, 2536 County Road H2, expressed that at the outset, he was totally opposed to the project but he is less enthusiastic about having it developed as duplexes. He expressed that he is impressed with the way the developer has worked with the neighborhood prior to making an application for this development. • Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 7 indicated that he is the one who proposed the four foot berm and Mr. Nordstrom p p added that the oaks which were recommended to be left are nice during the summer, however, during the winter it becomes quite open. He has talked again with the developer about perhaps developing a smaller berm or planting evergreens. He added that he would like some type of an environmental barrier in addition to the wood fence. Mr. Nordstrom reviewed the changes the developer has made to alleviate some of their concerns and commented that, overall, he is impressed by the project but agrees that there are some changes that still need to be made. He added that his fear is if this project is not approved, a developer may come in that is not as willing to work with the neighborhood. Acting Chair Stevenson asked the audience that no duplicate comments be made for or against the project this evening. Commissioner Obert asked Mr. Nordstrom, in his opinion, how he thought a development like this could impact the community and the quality of life in Mounds View. Mr. Nordstrom responded by saying that he would rather see his daughter visit a theater nearby and added that he believes, in the long run, it will benefit the community and that people moving into the area will be looking for services convenient to and near their homes. Dan Johnson, 7359 Park View Terrace, expressed his concern with the traffic and wanted to verify that no turn lane is proposed off of Highway 10. Director Sheldon informed Mr. Johnson that there would be an additional lane built so that people could pull out of the current two lanes into the side lane and when exiting, there would be an acceleration lane that would be a third lane for a certain distance so that people could get moving up to the speed of traffic on Highway 10. She added that the developer is responsible for the construction of these lanes and that the lane lengths are based on MnDOT standards Mr. Johnson expressed his concern with the traffic at the HarMar theater which he believed would be a similar situation as the theater proposed for Mounds View. Commissioner Brooks commented that HarMar is also a shopping center. Mr. Johnson added that he believes most of the traffic is related to the theaters and that we may want to think about working with MnDOT to extend the lanes because getting out onto the Highway is becoming more and more difficult. Commissioner Obert also asked Mr. Johnson about his feelings on the overall impact this project would have on Mounds View. Mr. Johnson indicated that he feels good about it and, in general, thinks it is good for the community, but is concerned with the simultaneous development of the offices and the theater and thinks there still is some work that • needs to be done on the plan. • Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 8 Sandy Simmons, 5041 Edgewood Drive, asked if the schools had been contacted regarding the project since there are two schools in close proximity to the project . Director Sheldon indicated that they have not contacted the schools but would be happy to do so. Ms. Simmons felt that this proposal may provide jobs for teenagers, although they may be working until 1:00 a.m., and she is concerned with the kids skipping school to visit the theater. Overall, she indicated that she is not happy with the project and thinks they have enough traffic already. Julie Olsen, 2663 Lake Court Circle, wanted to verify that the information contained in the traffic study was derived using only the one access point. She wondered if there was any information derived involving the projected increased traffic to Mounds View Drive. Ms. Sheldon indicated there was no specific analysis done at the Mounds View Drive/Long Lake Road intersection. Ms. Heuer briefly explained that traffic study and how it impacts the area in question. It was added that there would be no benefit to take Mounds View Drive instead of continuing on Highway 10 to gain access to the theater. Ms. Olsen also inquired about the possibility of a smaller theater with fewer screens and wondered how the demographics differed from the demographics in other areas, specifically Highway • 10 and Foley Blvd. Mr. Wendell Smith restated that Carmike is the number one builder of movie screens in the country and it comes down to their expertise and their experience in the movie business. Ms. Olsen wondered if Springbrook would be closed if the Mounds View theater was added. Mr. Smith indicated that Springbrook is a discount theater serving a different market. Therefore, it plans to remain open. She also inquired as to why Carmike is also developing office buildings and again wanted to know if they would be constructed simultaneously with the theater. Mr. Smith explained the plan shows full development and they are looking at maximizing the use of the project and explained that office buildings use parking at different times than the theaters, and therefore, joint parking could be used. Mr. Smith added that once they get a percentage of an office building pre- leased, they would get the needed financing, and then proceed with construction and at the same time, would be marketing the second building. He added that the market generates the construction. Ms. Olsen brought up the Highway 10, Area 9 Study and that the marketing study done by Towle Real Estate states that placing a movie theater in this area was not feasible. Director Sheldon indicated that it was her understanding that the Towle Report was specifically looking at the parcel sizes in Area 9 which are not as big the O'Neil property and that the size of the parcels would not allow a theater development. She added that she can confirm this information. She also noted that the study indicated that there is a lack of cultural and entertainment uses in this part of the corridor. Ms. Olsen wanted to know if tax • increment financing will be used. Director Sheldon indicated that the developer has not requested tax increment financing for this project. Ms. Olsen inquired about the Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 9 plans for Outlot A. Director Sheldon indicated that there has been some discussion of a restaurant at this site and added that the developer would need to amend their current proposal to add this use because it was not listed as a use in their current proposal. Ms. Olsen asked if any of the drainage system revisions would be made at any cost to Mounds View? Director Sheldon responded that the on-site drainage system would be built by the Developer at their expense. Ms. Olsen commented the staff report recommends against a residential development on this property because it would be walled off from the highway and no activity would be visible. She asked if the same thing would happen with the current theater proposal since the building was placed away from the highway. Ms. Sheldon responded if the theater proposal is built the property would not be walled and the building, and also the activity associated with the building, would be visible from Highway 10. Passersby could look into the site. Ms. Olsen was wondering if this development would become the focal point for Mounds View instead of Bel Rae as a community center. Ms. Sheldon indicated that this development could be an activity center but would not take away from having activities at City Hall or the Bel Rae. • Michael Welsh, 5071 Irondale Road, expressed his concern for the traffic and his belief that vehicles would take County Road H2 to Long Lake Road to Highway 10 which would seem easier than trying to enter the line of traffic at some other point along Highway 10. Director Sheldon responded by saying that an individual may do that but that he may want to consider how many green lights that person would have to hit in order to make that route more efficient versus having to just make one u-turn at County Road H2. Mr. Welsh believes that the traffic study is too optimistic. Ms. Heuer commented that they did not assume that everyone who was leaving the theater, going to the northwest, would make a u-turn. They assumed that the majority of them would make a u-turn either at Edgewood or County Road H2 and also assumed that others would in fact turn right at County Road H2 and go back to Long Lake Road which is reflected in the Study. Mr. Welsh was concerned with the traffic congestion at specific movie times and expressed his concern with too many teenagers congregating at the site. Mr. Anthony explained that there is a national organization that publishes movie-going trends on an annual basis and the trend is that the percentage of movie goers among the older generation is increasing and added that this would be an entertainment facility intended to appeal to an entire family. He added that there would be staggered starting and ending times which makes better utilization of the concession area, restrooms and the parking lot and added, with the smaller auditoriums, the release is not as it would be with one large auditorium. • SMounds View Planning Commission March 19, 1997 Agenda Meeting Page 10 Jim Miller, 7980 Fairchild Avenue, inquired as to the number of seats per screen. Mr. Anthony figured approximately 180 to 200 seats. Mr. Miller is also concerned with the traffic issue and thinks we need support from MnDOT if we are to proceed with developments such as this. Mr. Anthony asked for the endorsement of the Planning Commission and also, at a later date, the Council, in their appeal to MnDOT. He expressed that they are not happy with MnDOT's current position and they intend to appeal the decision to higher levels and would appreciate any support the City could give them in the future. Tom Ernstor, 2504 County Road H2, expressed that he believes the Developer is committed to the neighbors on County Road H2 because he changed the access to use only Highway 10 and took it away from County Road H2. He informed the audience they have accepted a buy-out offer from the Developer and is acting in the best interest of his family, but they also did take it upon themselves to do the best they could to negotiate with the developer and believes that Mr. Anthony's integrity is straight forward. Mr. Ernstor inquired as to how the developer plans to • proceed with the financial aspect of the project. Mr. Anthony explained that after a Planning Commission approval, they will move forward with a subsequent appeal to MnDOT, a fully executed lease from Carmike, and then move forward to a local bank for a construction loan. He added that they have done business with several banks in the community previously and that should also be an additional indirect economic benefit to the community. Once they secure a loan commitment, they will turn the project over to Carmike who will get the building facility completed within 6 to 8 months. Mr. Emstor added that with the offer he has accepted, it shows that the Developer has been active in working with the neighbors and has made a good faith effort to work with the surrounding community. Commissioner Obert asked Mr Ernstor if his intention would be to stay in Mounds View if the opportunity is there. Mr. Ernstor responded that he would like to, overall, because of the benefit of its central location and its access to parks and business facilities. Commissioner Obert also asked what his feeling is on the impact of a development for the community. Mr. Ernstor explained that, being directly affected by the development, there is a reason he accepted the offer, but overall the way it stands with the changes that have been made, it could be a good thing. But he thinks that any time you take down trees for a development, its not a great thing, but said that, with the changes, he would have no problem with it. He realizes that this land is prime real estate and that it will eventually be developed, and in the long run believes it will help the other businesses in the area. • • Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 11 Henry Ruggles, 2629 Lake Court Drive, requested more information on where the ingress/egress will be for Parcel A and expressed his concern regarding short- cuts that may occur using Mounds View Drive and hoped it would be designed to accommodate anything that is developed there. Director Sheldon pointed out on the map that the proposed access point for Parcel A does not line up with Mounds View Drive. Mike Weber, 2512 County Road H2, informed the Commission that he is one of the residents who did not accept an offer from the Developer. He expressed that he does not like the plan at all and is concerned with the traffic, teenage problems and drainage control. He believes that their neighborhood is residential and that the plan is not good for the area and that the Commission should listen to the concerns of the people of Mounds View. Joe Beaton, representing Louise O'Neil, addressed the audience explaining that Louise O'Neil, who is 82 years old, has owned the property for over thirty years. He understands that everyone would like a woods in their back yard, but the property is a great tax burden for her. She pays approximately $60,000 in property 411 taxes each year on this land. He commented that the question is not if there is going to be a development on this property, but it is a question of who is going to develop it and how it is going to be developed and when. He indicated that they have had numerous offers over the last 25 years for this property with quality and non-quality developers. He explained that Mrs. O'Neil has delayed this decision as long as she could and when Mr. Anthony came to them, they found that he is a developer with a sterling reputation offering a very high quality product and hopes that the community will consider his project. Steve Miller, 2614 Clearview Avenue, wanted to know who paid for the traffic and theater studies Director Sheldon indicated that the traffic study was administered by the City and paid for by the Developer and the market study was submitted by the Developer. Mr. Smith responded by saying that they only paid for the traffic study so the City could use their traffic engineer in order to give an unbiased decision based on the studies already conducted for Highway 10. Mr. Miller indicated that he is not asking that the property not be sold, but that the City consider further what will be developed on that site. He added that he does not have an opportunity for a buy-out and must stay and live with this project, which is part of his opposition. Russ Nordstrom, 2536 County Road H2, wanted to inform the audience that he • has opted not to accept the buy-out offer from the Developer, although it was a good offer and believes it was done it good faith. He feels that there are a lot of • Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 12 good things to come out of this community and plans on staying in Mounds View to make things better beyond this project and is still in favor of it. Barb Ernstor, 2504 County Road H2, admitted that she has been one of the most out-spoken residents against this project. She explained that the buy-out that they accepted was an economic decision on their part but expressed that she stands behind the residents in their concerns. David Chase, 5244 Skiba Drive, expressed his concern with the City's curfew hours and conflict that may be created with the theater hours. Director Sheldon stated the curfew hours noted in the Municipal Code. Mr. Chase also expressed his concern with snow removal and potential water problems for the site. Mr. Anthony stated that he would research this question, but added that the engineer's report had indicated that snow removal, stacking and the melting of snow gradually into the wetlands would not be a problem. Mr. Chase expressed his concern with refuse from the site getting into the wetland. Mr. Smith responded by saying that Carmike Theaters is responsible for policing the parking lot and wanted to make sure that the parking lot is as attractive as the inside of the building for customers • coming in. Mr. Chase also wondered about scaling down the number of screens for the theater and doesn't believe that the community needs a 16-screen theater. Ed Donatelle, owner of Donatelle's Supper Club, 2400 Highway 10, and also a resident of Mounds View. Mr. Donatelle inquired as to where the access point would be located. He indicated that he is in support of this project and believes it will bring business into the community. Mr. Donatelle also expressed his concern with traffic during rush hour, but believes that staggering the movie times will help to alleviate some of the concern with theater traffic. He added that he is also in favor of bringing in another family restaurant to the area. Ed Trettle, 7401 Park View Drive, commented that he applauds the study that was done and that he received a lot of information and believes the community has been informed of the pros and cons of the project but asks the Planning Commission to retain the current zoning. He added that should the Highway 610 diversion occur, he would like to see Highway 10 be the City's small thoroughfare, not a 50 mile-an-hour highway. He believes that putting in an attraction such as the theater will bring with it a lot of glamour, draw, and glitz, but he is concerned with the City grabbing at the first project being proposed. It has been his vision, with his 12-13 years in Mounds View, to see the parcel developed, but to see it done under the current B-1/ R-2 designation instead of the mixed use PUD. 1111 Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 13 Dana Mandoza, 2633 Clearview Avenue, believes the Developer is trying his best to make this project feasible but he is against it. He believes that there weren't enough "cons" brought forward regarding the project. Mr. Mandoza inquired if the traffic study was derived by actually counting the cars or was it taken from a MnDOT study that was done years ago. He commented that the City would still generate additional tax revenue with a smaller development and thinks we need "both sides of the story". Commissioner Brasaemle explained that one of the roles of the Planning Commission is to examine both sides of the issue and admitted that he has not made up his mind one way or the other on this proposal because he has not yet received enough information. Mr. Mandoza admitted the he has a problem with the City using only the one traffic study. Commissioner Obert commented that the people who provide the study are educated and trained professionals. Mandoza also expressed his concern with the safety of his children from the additional traffic that will be generated on County Road H2. Mr. Mandoza believes that a theater such as this is not an appropriate business to be placed in the middle of the community and suggested that perhaps a four-screen theater may be more appropriate. He was also concerned with the vacancy rate of the office buildings in the area and wondered if the proposed office buildings will actually be constructed. He was also concerned with teenager activity in the area if a theater was constructed. Commissioner Brooks inquired if a smaller theater had been thought about by the applicant. Mr. Anthony explained that the four and six screen theaters are no longer the norm of what is being constructed and that the public is demanding multiple selection so that children can see one movie while the parents go next door to see another, and added that this is what is economically feasible and what is justified by the demographic studies for this area. He brought up an article that was published in the Wall Street Journal on how communities across the country are using movies theaters as an anchor to their development for their economic stimulus and indicated that he would provide a copy of this article at the next meeting. Mr. Mandoza wondered how many of the theaters Mr. Anthony has constructed have been placed in a residential setting versus on the outskirts. Mr. Anthony explained that most people like amenities to be located near their homes rather than far away and believes that many of these types of theaters will be built in the Twin Cities area over the next 3 to 4 years. He added that a 16-screen theater is not a big theater in comparison to theaters that are being built across the country today. He explained that they try to construct the theaters off of a major arterial, near an interstate, and as close to a population base as possible. Mr. Mandoza again expressed his concern with traffic. Mr. Anthony assured him that the majority of the traffic will be generated is off-peak. Ms. Heuer again reviewed the area in which traffic counts were taken and delays, if any, that may occur. Mr. Mandoza concluded by requesting that a second opinion on the traffic study be obtained. S Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 14 Terri Leary, 5250 O'Connell Drive, expressed that her main concern is the safety of the children with the increase in traffic. She explained that two of her three children walk to school and there are no sidewalks. She also expressed her concern with children's safety walking to the library which is opposite of the proposed theater or to City Hall for recreational programs. Acting Chair Stevenson asked the audience if there were any other comments or concerns that have not been mentioned. Community Development Director Sheldon asked the Planning Commission if there was any additional research that they wanted done for their next meeting. Commissioner Brasaemle commented that he felt the traffic study was fairly accurate. However, he was concerned with the traffic during the theater's evening peak and requested that additional projected counts be obtained for Fridays and Saturdays, 7:00 p.m. to Midnight. Commissioner Miller expressed her concern with the impact of the project on the wetland buffer zone and also how many screens would be available at what times of the day. Mr. Anthony explained that part of the building is located in the wetland buffer as a result of its being moved away from County Road H2. Commissioner Johnston also expressed some concern with traffic and how it relates to safety and asked that Staff would concentrate on obtaining an agreement with MnDOT for a signalized intersection which he believes would solve some of the traffic and safety problems. Commissioner Obert commented that a lot of the concerns raised thus far have had to do with teenagers_ He informed the audience that he had operated roller rinks around the United States and he rarely experienced problems with teenagers. He is asking that everyone have an open mind until all the research has been put together and added that the Planning Commission's main objective is to do what is best for the City of Mounds View to move into the future in a positive way. In conclusion, he inquired if we could get a better handle on the direction and flow of traffic and what the traffic changes are going to be as a result of this development. Commissioner Obert thanked the audience for coming. Acting Chair Stevenson expressed his concern with the vacancies of the office buildings in the area and asked that Director Sheldon research this issue. He also inquired if, at the development stage, the Developer could perhaps install walking trails along Highway 10 to Long Lake Road and County Road H2 and also on the • Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 15 north side of the wetlands which would intersect with a walking trail that is presently located along Mounds View Drive just south of Parcel A. Commissioner Brasaemle asked if, at their next meeting, this case could be discussed as an agenda item rather than a decision item immediately following their regular meeting. Commissioner Brooks left the meeting at 10:45 p.m. There was a 15-minute intermission. 6. Planning Case No. 477-97 Silver Lake Road and Highway 10 Applicant: D.W. Jones, Inc. Request for a Rezoning from B-2 to Planned Unit Development to allow a gas station/fast • food restaurant/car wash; restaurant; senior housing complex; and office building. Due to time constraints, the Staff Report was bypassed since the Planning Commission had received a copy in their packet and the Planning Commission immediately went to the applicant's presentation. The applicant, D.W. Jones, Inc, was represented at the meeting. Mr. Mike Black of Royal Oak Realty in Shoreview, addressed the Planning Commission's consideration of this PUD and commented that careful consideration has been given to the City's Comprehensive Plan and on-going Highway 10 Corridor Study. He introduced the representatives of D.W. Jones, Inc., who were present: Dale Jones, owner and President of D. W. Jones, Inc.; Skip Duchesneau, Business Associate; George and Kristine Winiecki of WIN Insurance, 2740 Highway 10; Ralph and Chuck Durand of 5-D Limited; Brian Ross and William Smith of Biko Associates; and Marcel Eibensteiner of Royal Oaks Realty who was present earlier in the meeting. Mr. Black continued by stating that he understands that our Comprehensive Plan • includes this property as part of District 1 and in the Comprehensive Plan it calls for a strong identifying focal point for development within this District. It also • Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 16 recommends a PUD development with mixed commercial/residential development, public and open space areas, respect for natural amenities including existing vegetation and wetlands, planning for pedestrian/bicycle trailway systems, and for attention to traffic issues. Their current plan shows four elements of the PUD: the first being a gas/convenience store at the corner of Silver Lake Road and Highway 10 which would also include a car wash separate from the main building. He added that access to the site is being carefully reviewed. The second element is a proposed family-type restaurant facility of approximately 10,000 square feet with 112 parking spaces with emphasis on food instead of liquor. The third element is a 5,000 square foot office building along Highway 10 south of the TJB Homes office building, and the fourth element is a proposed 83 unit, 3-story, senior housing project, half of which would be assisted living units. In terms of the market analysis and feasibility, Mr. Black referred to the Highway 10 Feasibility Study by Towle Real Estate which indicates that the corner property in question is clearly a commercial business corner that calls for impulse traffic rather than destination oriented traffic, such as convenience goods or quick-stop service. The report also calls for low- rise, multiple tenant office buildings and senior housing. Mr. Black believes that they have addressed all of the issues in the study as part of their plan. He added • that they are studying a plan that was suggested by City staff for placement of a sit- down restaurant on the site, but need to look at how it relates to traffic circulation. They also would like to take a look at the restaurant setbacks in terms of marketability of the site and its impact on visibility if it is sitting back from the highway, how close it is to the senior building, and parking. He also addressed the wetland buffer issue and the two wetland delineations that have been done on this site and the significant difference in the two. He added that they fully intend to meet City and Rice Creek Watershed requirements for quality and quantity of run off and will address any wetland concerns regarding this site. He added that they have proposed a sidewalk along the site on Silver Lake Road. In conclusion, he inquired about what the park dedication requiiramants will_be for this project Commissioner Miller inquired if a store and fast-food facility would be located in the proposed gas/convenience store. Mr. Black explained that a food store with convenience groceries and a fast-food restaurant would be available inside as well as a drive-up window on the outside. Mr. Black explained that other representatives were present to address the Planning Commission in greater detail on market feasibility, traffic, and tax revenues. Acting Chair Stevenson indicated that, due to the late hour, they would express their concerns first so that the applicant can address them at their • next meeting. • Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 17 Commissioner Johnston brought up the fact that there already are numerous gas stations/convenience stores and car washes along Highway 10 and questioned the need for another one. Acting Chair Stevenson informed the Commission that he counted seven car washes and six gas stations and asked the applicant to propose another use in place of the proposed gasoline/convenience store facility. He is worried about putting an already existing facility out of business and having to clean up the contamination left behind. He feels that the City does not need another facility such as this. He is also concerned with the amount of water that seven car washes will use for a City of four square miles. He was also concerned with the location of the project as it relates to the wetland. Director Sheldon explained that a small corner of the parking for Outlot A does encroach into the wetland. This encroachment would need to be removed. Commissioner Miller inquired if there would be age or income restrictions for the senior facility. The applicant hopes that there will not be income restrictions. He explained that there would be assisted living which includes meal services, coordinated outside services, housecleaning, meds services, and an activity director for community events. He added the facility would have a community room. Mr. Dale Jones addressed the Commission informing them that he will not be present at the next meeting since he was in from out of town and would like to make a few comments. He explained that their proposal is exactly what the Comprehensive Plan includes. He added that they are trying to accommodate what the City wants to accomplish and that they are open to any ideas the Planning Commission may have. Mr. George Winiecki, 2740 Highway 10, admitted that he is confused because the last time he was in front of the Council, they indicated that if he came back with a PUD, the Council would be interested and this is what they are proposing. Acting Chair Stevenson responded by saying that in a previous proposal for the site, the applicant had wanted to change the zoning from a B-2 to a B-3 but that the Planning Commission, at that time, was not in favor of this because it would then allow gas stations on the site. Mr. Ralph Durand, of 5-D Limited (franchisee for the proposed Holiday Station), understands that there was a reluctance from the Planning Commission from the . start regarding a gasoline/convenience store. He also understood, however, that everyone wanted to do the right thing under the right circumstances and one of the • Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 18 things was to have a feasibility report done for Highwayl0. He continued by saying that this report, by Towle Real Estate, although not in its final form, very clearly states that this corner should be used for high impulse, convenience-type commercial uses and added that this is exactly what they are proposing. The report does not consider competition in the area because that is not necessarily the way to make the judgement as to whether or not this use will be allowed. He added that very few things will support the land cost of that particular corner. He asked that the Planning Commission keep an open mind that they are trying to do exactly what the City's consultants have told the City is the best use for that corner. He distributed to the Planning Commission an outline of the taxes that will be generated from this project and briefly explained how the tax figures were calculated. Commissioner Johnston inquired if soil samples had been taken since the underground parking for the proposed senior building would be so close to the wetland. The applicant indicated that soil borings have not been done at this time but that they had looked at proposing a senior project approximately five years ago • and they had preliminary drawings and rough elevations done. It is their belief that the underground parking could be accomplished without water problems. Director Sheldon informed the applicant that this item will be discussed again at the Planning Commission meeting of April 2nd. 7. Planning Case No. 472-97 2975 Highway 10 Applicant: Spots Quick Lube Request for a Conditional Use Permit to operate a car maintenance facility. The applicant, Ron Ostrander General Manager of Spots Quick Lube, was present. Director Sheldon indicated that Mr. Ostrander would like to know if there were any problems with the revised site plan that was submitted. She explained that the applicant made the changes that the City requested of him. Mr. Ostrander briefly explained the changes that were made. Commissioner Miller inquired as to what type of fencing would be installed, and Mr. Ostrander indicated that they would install whatever the City requests. He wanted to know if there were any concerns • that he needs to know about before the next Planning Commission meeting. Mr. Ostrander added that he wanted to make it clear to the Planning Commission that • Mounds View Planning Commission March 19, 1997 Agenda Meeting Page 19 there would be no repairing of automobiles at this facility and that it would be strictly for car maintenance (oil changes, transmission services, fluid changes, etc.). Commissioner Brasaemle thanked Mr. Ostrander for the site plan changes and commended him on his choice of lighting for the site which he believes will appease a lot of the concerns neighbors might have as far as glare from the lighting. 8. Staff Report a. Director Sheldon thanked the Commissioners who attended the City Council meeting on Monday, March 17th and reminded them that there is another meeting on April 7th regarding the report from SRF Consulting on the Highway 10, Area 9 Study. She mentioned that the Towle Real Estate report has not been officially adopted or endorsed at this point. b. The ordinance on family foster homes passed at the City Council. c. The three commissioners (Jean, Marshall, and Jerry) who requested to • register for the Beyond the Basics seminar on April 10th have been registered. Commissioner Obert indicated that he would also like to attend. d. There was no report on the University of Minnesota Design Course. 9. Chairperson and Planning Commissioners Reports No Reports. 10. Adjournment There being no further business before the Planning Commi_sion, the meeting adjourned at 12:00 midnight. Respectfully submitted, PLimulA- Pamela Sheldon Community Development Director • CITY OF MOUNDS VIEW SIGN-IN SHEET Meeting: Planning Commission Date: March 19, 1997 PLEASE PRINT Name Address DID YOU RECEIVE A NOTICE IN THE MAIL, FOR THIS MEETING? Please Print Fin)Pt M A CO I-16k (9\6.) 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