HomeMy WebLinkAbout02-16-1994 .
MOUNDS VIEW PLANNING COMMISSION
FEBRUARY 16, 1994
7:30 P.M.
AGENDA SESSION
1. Review Minutes: February 2, 1994 (enclosed)
2. Discussion of Request for Rezoning/PUD/Development Review by Westminster
Corporation, Planning Case No. 375-94
3. Discussion of Chapter 32 "Planning Commission"
4. Discussion of 1994 Planning Commission,Agenda
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APPLICANTS: YOUR ATTENDANCE AT THIS MEETING IS
REQUESTED. PLEASE NOTIFY CITY HALL AT 784-3055
IF YOU ARE UNABLE TO ATTEND. THANK YOU.
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III PROCEEDINGS OF THE PLANNING COMMISSION
CITY OF MOUNDS VIEW
RAMSEY COUNTY, MINNESOTA
+ 0
` Regular Meeting
ti Ni
r I' L.U February 2 , 1994
9 Mounds View City Hall
2401 Highway 10, Mounds View, MN 55112
The Mounds View Planning Commission was 1. Call To Order
called to order by Chair Peterson at
7 : 36 p.m. on February 2 , 1994.
MEMBERS PRESENT: Commissioners Nelson, 2 . Roll Call
Ruggles, Colleen, Miller, and Chair
Peterson. Commissioner Stevenson had an
excused absence.
ALSO PRESENT: Planner Harrington and
Recording Secretary Asleson.
Motion/Second: Nelson/Ruggles to 3 . Approval of
approve the minutes of December 1, 1993 Minutes:
as amended. December 1,
1993
•
5 ayes 0 nays Motion Carried
There were no resident requests or 4 . Resident
comments from the floor. Requests and
Comments
Planner Harrington distributed a revised 5. Consideration
survey of the proposed subdivision at of Resolution
8175 Spring Lake Road. The new survey No. 375-94
reflects the n±Lltty, drainage, and Regarding Minor
street easements as required by the . Subdivision/Lot
City. The new survey also shows the Combination
proposed legal description of the lot Request of Doug
combination and the subdivided lot. Jagunich, 8175
Spring Lake
Planner Harrington noted for the minutes Road, Planning
that the applicant, Doug Jagunich, had Case No. 371-93
contacted him earlier and would not be
present at this meeting.
Commissioner Nelson asked about two
small sheds located on the north lot
(that will be part of the lot comb-
. ination) . He asked if the City could
require their removal as a contingency
of approval.
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,
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S
• Mounds View Planning Commission February 2, 1994
Regular Meeting Page 2
Planner Harrington answered that these
buildings are grandfathered in as a non-
conforming use and cannot be removed as
part of a lot combination request.
Motion/Second: Nelson/Miller to approve
Resolution No. 375-94, recommending
approval of a minor subdivision/lot
combination at 8175 Spring Lake Road.
5 ayes 0 nays Motion Carried
Planner Harrington reviewed several 6. Consideration
items of concern that had been raised of Resolution
when reviewing this case at the last No. 376-94
agenda meeting. Staff and the applicant Regarding
have discussed hours and dates of this Conditional Use
temporary operation and staff is Permit Request
recommending that the dates be March by Linder's
20th to July 15th (to allow for set-up Greenhouses at
and tear-down) and the hours be 8 : 00 Mounds View
a.m. to 8 : 00 p.m. Square Shopping
• Center,
Pete Linder, representing Linder'sPlanning Case
Greenhouses, was present. Mr. Linder No. 372-94
asked for some flexibility with the 8 : 00
p.m. closing time, as he does not want
to have to kick out customers at a
specific time. In the height of his
season, there are sometimes people
making purchases past 8 : 00 p.m.
However, it is not his intention to keep
the greenhouse open late each evening,
as there will be no lighting on site.
The Commissioners agreed to have this
flexibility, allowing for a 9 : 00 p.m.
closing time.
Commissioner Ruggles asked if the
proposed resolution should reflect
earlier agreements made between the
applicant and staff, such as placement
of "no parking" signs, off-site garbage
storage, protected electrical wiring,
and placement of watering equipment.
• Planner Harrington responded that these
items are more a matter of the case
review process, and do not necessarily
MEMORANDUM
TO: PLANNING COMMISSION
FROM: PAUL HARRINGTON, CITY PLANNERS?
DATE: February 11, 1994
SUBJECT: REZONING/PUD/DEVELOPMENT REVIEW
WESTMINSTER CORPORATION, PLANNING CASE NO. 375-93
Westminster Corporation, in a joint venture with MSP Real Estate,
Inc. , has made application for a Rezoning, PUD and Development
Review for a senior housing complex to be located within Mounds
View.
The specifics of the request are as follows:
The complex would contain 80 units available for seniors 62 years
of age and over. Located on a 2 .7 acre parcel adjacent to County
Road I (see attached map) , the project would provide a complex
• with a community room - including kitchen, a crafts room and a
library. The building will be three stories with parking
facilities provided underground. The site is within walking
distance of parks, drug and retail stores, and public
transportation. The applicant has provided Staff with a copy of
a site plan concept which will be available for review at the
meeting Wednesday evening.
The request, as proposed would require the following City actions:
1) Approval of a rezoning of the subject property from B-2 ,
Limited Business, to PUD, Planned Unit Development. The
rezoning is necescary to allow—the appl '^a t t"o It ss efl the
regulations of the Municipal Code relating to area
requirements, open space requirements, setbacks, etc. It is
the intent of PUD zoning to provide a district which allows
the City and developers some flexibility in locating
structures on unique or limited parcels.
2) Development Review for the entire project. This review will
ensure compliance with all applicable City codes. Staff has
informed the applicant that additional plans showing
landscaping and storm water control measures will need to be
provided prior to any formal action being taken on the
request.
411
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• 3 . ) We request that the city defer all fees associated with
building permits, zoning approvals, TIF approvals, etc.
until construction loan closing.
4 . ) We request that the city enter into an exclusive
Development Agreement with Westminster and MSP to build
this project.
2Ra7EcT
The project will be an 80-unit apartment community available
exclusively for seniors 62 years of age and over. We plan to
locate this property on a 2.7-acre parcel on County Road I and
Mounds View Drive, just south of Highway 10. The property will be
an attractive 3-story elevatored building with underground parking.
There will be ample common space including a large community room
with full kitchen, crafts room, and library. The building will be
super energy efficient meeting or exceeding State of Minnesota
energy guidelines and will be constructed with a low maintenance
exterior. The project will be functionally efficient for seniors'
needs and aesthetically appealing. The project also has an ideal
location that is within walking distance of parks, drug stores,
other convenience retail stores, and public transportation.
411 DEvF,�ItoPS�
The developer will be a joint venture between Westminster
Corporation and MSP Real Estate, Inc. Westminster Corporation is
a non-profit corporation whose mission is to provide affordable
housing for people with low incomes. Westminster has a 20-year
track record of providing over 2600 units of affordable housing to
Minnesota residents. Westminster will act as co-developer,
property manager, and coordinator of services to residents. MSP
Real Estate, Inc. is a development and construction firm
specializing in affordable housing. Milo Pinkerton, the President
of MSP, has been involved in the development and construction of
over 600 units of affordable housing. Since its inception in 1988 ,
MSP has completed approximately 170 units of multi-family rental
housing specifically targeted to seniors. MSP'S construction
company is headed by an individual with over 20 years of
construction experience, including over 2100 multi-family units.
MSP will be co-developer and general contractor for this apartment
project.
7INANCI?iG
In order to provide a high quality rental housing community that is
affordable to Mounds View's seniors, we need to assemble a layered
financing package that includes conventional mortgage loans, equity
411 raised from tax credits, and "pay-as-you-go" TIr assistance from
the City. The TIF assistance is critical to enabling this project
to access adequate debt and equity capital to make this project
both feasible and affordable.
411
pEAsz II
Westminster and MSP intend to pursue the development of a similar
seniorapartment community on adjacent land once this first phase
is underway. We would anticipate submitting a formal request to
the city for TIF funding and PUD approval at the time the phase II
proposal is ready to proceed.
DIMWITS TO CITY
The City of Mounds View will accrue a variety of benefits from its
assistance to this property:
1. ) The City will convert a minimal-tax-generating vacant lot
into a tax-generating asset.
2. ) The City will help provide its long-time residents on
fixed-incomes an affordable rental alternative.
3 . ) Seniors moving into new rental housing will free-up
existing housing stock for younger residents to move-in.
4 . ) Additional residents will help support nearby businesses.
41O5 . ) Senior residents will receive an ideal location adjacent
td major services.
6 . ) The City of Mounds View will receive an architecturally
aesthetic structure which will communicate a quality
image to the community.
We hope the City of Mounds View will look favorably on the
aforementioned requests. We look forward to working with you
towards a successful completion of this project.
Since ,
t44444f
Milo Pinkerton
President
cc: Joe Holmberg
•
_ „'S YA��e a, aa.. 1?�� 5 �' _=,,_'-� L: t i�S.p'�;�,, .",•�,W�. "_u.L'% vnariv},--
2.
• Each unit will contain a large kitchen with an appliance package
including disposal, frost free refrigerator, range, and double
sink. Cabinets will contain additional wall blocking so as to make
them more easily convertible for wheelchair access. Bathrooms will
be extra large to allow for wheelchair accessibility. Each unit
will contain ample closet space and will also contain a separate
walk-in storage space.
Units will be air-conditioned with individual sleeve air
conditioners. Heat will be supplied through a hot water, gas-fired
central boiler system. Each resident will have a thermostat to
control their own unit temperature. Units will also be equipped
with emergency call service and an intercom security system for
additional resident safety.
Construction is anticipated to start by fall 1994 with an occupancy
date of early summer 1995. This building of superior design
quality is anticipated to fill a strong need in Mounds View for
affordable Senior Housing in an excellent location for Seniors.
•
Mound.des
:•,,:_ „,:..... :.•,
III4 . INC0m?.'/EXPENSE ANALYSIS
__________=================
UNITS RENT/UNIT ANNUAL RENT
1 BEDROOM 20 $480 $115, 200
1 BEDROOM 24 $480 $138, 240
2 BEDROOM 16 $580 $111, 360
1 BEDROOM - MKT 8 $580 $ 55, 680
2 BEDROOM - MKT 12 $700 $100,800
GROSS RENTAL INCOME $521,280
OCCUPANCY 95.00%
NET RENTAL INCOME $495, 216
PARKING @ $35 $ 21,000
LAUNDRY @ $4 $ 3 , 840
• TIF @ (901) $101, 134
EFFECTIVE GROSS INCOME $621, 190
REAL ESTATE TAX @ $1,500 ($120, 000)
OPERATING EXPENSE @ $1,950 ($156, 000)
• ANNUAL REPL RESERVE @ • $ 150 ($12, 000)
NET OPERATING INCOME $333, 190
DEBT SERVICE ($298 , 000)
CASH FLOW 535, 190
410 FSMIXFO.YV
MEMORANDUM
•
TO: PLANNING COMMISSION
FROM: PAUL HARRINGTON, CITY PLANNER Y
DATE: February 11, 1994
SUBJECT: DISCUSSION OF CHAPTER 32 "PLANNING COMMISSION"
As was agreed to at the January 26, 1994 Planning Commission agenda
session, a review of Chapter 32 , "Planning Commission" , of the
Mounds View Municipal Code will be conducted prior to the annual
review of the Planning Commission bylaws. I have attached a copy
of Chapter 32 for your review.
If you have any questions, please give me a call.
•
!II
s
411 MEMORANDUM
TO: PLANNING COMMISSION
FROM: PAUL HARRINGTON, CITY PLANNER \`
DATE: February 11, 1994
SUBJECT: DISCUSSION OF 1994 PLANNING COMMISSION AGENDA
All members of the Mounds View Planning Commission are invited to
attend the March 7, 1994 City Council meeting to discuss the
projects, issues, concerns, etc. that are of importance to the
Commission. Prior to that meeting, Staff is asking that the
Commission put their thoughts together so that a "1994 Planning
Commission Agenda" can be brought to the meeting for discussion
with the Council.
Following discussion Wednesday evening, Staff will put the ideas in
a readable format and provide them for final review at the March 2 ,
1994 Planning Commission meeting. If the format is acceptable, a
copy will be provided in the City Council packet for March 7 .
.