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Home My WebLink About03-19-1997� t, . � �,��, ��_ _ �. � ; t; � ��._ .� ,,. _ :�.., : , � �� ,, � .� : �_. : �, �,, .3 �. - R � �� b� • .��.' � ' � �� e C$19, 1997 7:04 I'.Iii. AGENDA I�EET'II�TG AGENDA Review of Minufies - March 5, i997 2. Citizens Requests and Commenks on Items Not on. the Ageada ,: �. •_ ', � � :, � t � _ �� f �. ;II , � ,1 ' _� 1° = ` �� 1� � , ' ` � . ; .: �.�1- .. � 1'� �� :1 1 �':: ��-' 1' 1� "` ; ' P9a�tnang Case Na. 471-97 Suggested Time: 7:15-9:15 2430 Highway 10; Highway 10/L,ong Lake Road/County Road H2 � Comprehensive Plan amendment from Mediu�n Density Residential to MMixed Use PUD (Comznercial & Office} 0 Rezoning from R-2 and B-1 to Planned Unit Development {PUD) for a 16pscreen movie theater and three office buildings (33,000 square feet) Applicant: Anthony Properties 4. Plannin� Case No. 47'1�97 Suggested Time: 9:15-10:30 Siiver Lake Road & Highway 10 Rezoning from B-2 to Planned Unit Developmernt (FUD) to allow gas station/fast food restaurant/car wash; restanrant; senior hous�g compiex; office building Applicant: D.W. Jones, Inc. Planneflg Case No. 472-97 {if revised plans a.�re available) 2975 Highway 10; condikional use permit for auto repair Applicant: Spots Quick Lube Staff Reporrtlllnformaiion I€ems Suggested Time: 10:30-10:45 a. Upcoming Worksessions - March 17, 6:00 PM: Economic & Communiiy Development Issues - April i, 6:00 PM: Report of SRF Consultirig on Highway 10, Area 9 Study b. �rdinance on Family Foster Homes c. Beyond the Basics; confirmation of registration d. University of Nlinnesota Besign Course 7. Chairperson and Planning Commissioners Reports Adj ournment ��:� APPLICANTS: YOUR ATTENDANCE AT THIS MEETING IS ' REQUESTED. PI,EASE NOTiFY CITY HALL AT 784-3055 IF YOU ARE UNABLE T� ATTEND. THANK YOU. ��$��#�� N:\DATA\USET2S�PAMSISHAI2EIPLANCOM1vnPGAGENDAWGENDA3.19 1 I :00 .►� _: � � �:� - r �� ,-. " ��-`` � .� s`: • `:`� � �' ' �'� �.. !� � . � . �. 2401 Highwiay 1 Q, 1 a �all to Order Th� meefing wa� �i{ed to order by Ch�ir P Za Roi' ca�' Mernbers �r�s�nt: Cornr�issione�s Brook�, Steve�son and Chair Pei�rs�n. �Y2;�;;�. �..r.:.. Also Preser�t: Community Develo � ��i��`# Ericson, Council �iaison Koopr��rs ar�>=1 amen� fu�otio� i� ;,�.,_�, �� ,�- _.. to ap �, � � Regular Me�ting M�rci� 5, 19�7 .and _ .�� w �ity Halt � :1��w, MN 5511 Z ler, Brasaemfe, ng Assacia�e �enesch. ufes of February 5, 1997, as .�:.�..»..:..:.;.,;.<.>, .�.:<..:.� .. - ��'��.::<.:;::::::::<,;:,;:: . Cor�irn�nt� on i�ems No� on tF�e Agen a . ...<.z, �::� ::::::::::::::�::.:� �\�:;`f:::.2;�::�:�:.1�. �.� :2:;.`\;: : :..;.: `. were no �t�;��i� requests ar comments from the filoor. .�......... P ::.......>. { 9 ��;�� M��a �s.,�� .......,...... �. :�� ,. ............ ��;.��s�,�� 473-97, Condifion�l Use Permit for Tammy Bel amy, _ __ :::��t�� Drive 2 �'I��>�� No. 474m97, Minor �ubdivi�ion fior Caro1 Hoopingamer, �2�� ecav�land Road 3 �lartning Ca�e No. 475-97, Devei�pment Review ar�d V�ri�nce for ��n�an- Oithi P1s�ocit��e$ (ZEP Mfg.), 8490 C�r�l Se� Street 4 f'Ianning C�s� No. 476�97, C��diiianal Us� Permif Revi�w f�r CaEonial Villag� 3�ianufact�r�d Hor�� Parlc, 2075 Rustad Lan� � �A��rtd� !/i�w Pl��ni�sg C�nntn�ssiort Regui�r M��ting � .. �� ..- y; . _ , :-� � � . -Ri , - = ! ,.. a ._ ��i � �� .�. � + � ' � � • • �� .' • — '� � ,:, " '� � �°.;'.,. .,.. .. » � � .. . " R �. . t �lanni�g Asso�i��e Ericsor� ��Iain�d fhat ft use permit for an ov�rsized garag� (2�'x45') infor�ned the Commission thaf sinc� their 1a: comm�nt� {{�tter's/ phone c�lls} regarding th Commission had receiv�d copies of fhe � gen��al feelir�g expre�sed in fh� left�r�� .: ti?�;;;ctir,;:::;;�::;; �he house m�y be too I�rge. H� .. .�tt��, r�quirem�nts had b�en met, bu. �; '`at tl�e ,�i tY�is r�qu�si fli� in4a 4he char��r o� ihe�`� eic prepared a resoiution r�co,��ding.a�prov The Planning C mad� sm�lEer. v�t�� nd e� �: ih�::��1�� frc�rr� f�;� sh�il r��:�;� is .��c�°i�� .�:a�' .�ed�d fic� be �rom the gar� allaw�nces in busi�ess whe �nt is requestir�g�= _."�.,.�i�'t�iti�r�al `:��ood Drive. Mr. Eric,�on ::;<::.�� ;��,;��.Ci�y had received ��,..��k�;�;��on r,ocea t�,at tr,e ��;�';�� indica�ed that fhe :<<�� iz�''��<�� c�arage in r�lati�n to Ig #��,�c�de, all Of fhe �,� wan# to �nsider how .� �:'� He added �hat Sfaff had i� r��q�est. uir��;�th�re�� any way that the garage could be t.::z:. i:� >,, Ta��;;�,�Tty, responded that wiih ail of ihe ne��<��;��age as big as all�wed. �v��'��`'��riiy fihat � r�pair business would �ot be cor�ducted �r. ��`��<�plained that a condition statir�g tha� the garage :;.z> �;�r,�r liviri��;;�� or other uses nof allowed by the district in which if ��<�>�� re5�{ution. The Commission agreed that the resoiution : � ;:::<>;:=:.a �:��fic by stating that no home occupatien shall be c�nducted :; :::>:,..... ��s�ggesfed tha� a condition stati�g #hat, "nofi withstanding ��r�ing Code, the oversized garage shall no� be used for a repair r or not such use woufd qualify as a home occupationn. :�h� a�;�.,; ..`.`"�, M�. Beifamy, asked ihe Planning Camm+ssion whe�her or no� the : ,:..:�.>, �<> „> .:: :. _ _ _ _ _ _ .:.:.... :::.::��, wha are cortc�med about the size of the g�rag�, w�re i�formed that it is .. `�o � bac6c ar�d not sidewa s? Mr. Erie�son r�s onded ex fainin that t�e ��' g Y P P 9 noti�es did not contain a site plan but tP�at th� mea�uremer�ts �f the garage were confiained in Yhe meeting notice. : R _ �_ �::. ' - � ,; . . _ �, �- � .., .. .;�, -� ... t � � � � �, � � ! • . AAotio�� cond: Johnston/E�r��aemle to adtipi R�sol�atian iV�. 495-97 recvmmending approval of a conditiortaE u�e permit tc� ali�vd an oversized garage for Tammy �ellamy, 2'�SS Pin�wood D�ive, A�ounds 1liew Planning Case No. 473-97. .�`� :�: Commissior�er Johr�ston added that he thaught g�rage and that he'd rather s�e the equipment u• •e _u�� . = � . �.�- �...-- -- . - . - ,,. � - .. . . _ . � - i• . :• Chair Peterson infor�ned the applicant that hearing and take th� final ��tiar� regarding meeting. ... . 60 P(�nn�ng C�se Pdoe 474�97 8344 Gravei�nd Road Appiicant: Carol Hoopingarner Reqtaesi for a minor subdivisiQ � lot .! ,�i�..,�, � tv�o). ��q present. is a gca,�>��;�f the oversized �d lilsr"��`��"<:ihail E3UtSide. beer� � wili ��Id a pubEic i��r ii�ar�h 24, 199i �in�d tha# fihe appiicant is requesting a minor 4hat is a through-iot on Groveland Road and K�'b�d�'��:;��:;�!o lo��. He added that as th� Commission had suggested at �; �� last m��in��>;.,;,,;;`�,;?�ei with the applicant about the easements. The �' > applicant ielt th�� v�y the easem��ts w�re pr�s�nted at the fasfi meeiing was acceptable. Mr��:�ri`�son read aloud th� conditions contained i� Resolution No. 494-97. He .�ed that Staff is r�cammending approval of thi� reques#. ,`�� PI�;_; ��g Commi�sion raised the issue, as they d'td at their agenda meeiing, . �.. � .�.�� ie requested easements were exc��sive. Mr. Ericson explained ti��t ;��is r�questing �he land b�fweer� the NSP easemen4 and the propos�d rear pr�perty fir�e be set ��id� for a drain�g� and utility e�sement and the resulf is a wider tha� normal easemer�t area of approximateiy 35 f�et aiong the rear property line for Parcel A. It wa� d�cid�d ��at sinc� ihe applicanf had indir,�4ed thaf the prop�s�d e�serr�e�t vvas accept�ble, no chang�s vvould be made. � i i, �� _ � , * ., R s. , •- i1��rCh 5� '9997 Page 4 ��. � _ �' � -. - r : �a ; -r ,��• "�-: • .. . �:+�: • - � _ ^. � . � �Y? �,._ • �' ��, � •" '� �� !� ` � �: • • `�;� � ! ! -� � � :i. i . �:., Motior� carried: fi ayes, 1 nays (Commissioner Johr�stor� he felt ih� req�aested e�sements vvere exc�ssiwe.) � �hair Pefiersnn informed the applic�r�t th�i regarding this item �t their AAarch 24, 1997 70 Plannang ��s� No. 47�m�7 8490 Coral Sea Street Applicant: �enson-Orih & Ass�ciate� (�n Request for a dev�lopmsni review and v� The appiicar�fi, f�iike preser�t. Plan�ir�g «::> d�� ng�� h�v� that � �owirtg this r� ammission d ��Ili�� h�f ir�;; �"� t�,� � M�nta� :- on b�e,�use i�1�1 �} i�e buifding. � Assaciates, was ,pf.�a,� .�:;`��,. '; ° e applECat�t is requesting a 1g� �., �" � for° an of�fice/warehouse building. Mr. yion ��`at`'upon revisw of tF�is application by the City ,�son, and the Rice Cr�ek Watershed Disfirict, they �#o the vretland that was delineated on the site plan ing C�mmission, #here was an addiiionai weiland n of the lot. A sit� plan vvas provided �rom SEH 7,400 squar� f�o� wetla�d. The Planning �[tematives for dealing wit� the wetland issue. Communifiy Deveiopment [��t�r ��Idon noted that f�e applicant wauld need to obtair� a �n✓etland alter�� fi� permii from th� City Cauncil. She added that in this c�se it v►+�s .��>;��'�_� fi�rtunate th�;��e site has sev�ral differen� ways in which to deal fhis wetEand issue .. .... ....,..,,.. ......�.....� .:..,.......�..; ��,�. ........:>;;:..,. . ....� .. ��•�: w��t�. ��ti�� i ihe ond enlar in th� weefiland ettin credit �or v�oodland area ....., . ��,• g } ........, , ... 0 , ......... ;...,....�.,,,,,,� .,..,...... ... ..:.... .. , _ _ _ _ _ _ � _ _ _ _ _ _ _ _ . ....,.,. :. ,... ..... fihir�k there w�id be a o e ' . ,..,_.,....::��<`€�� pr b! rr� m fi�ding a way to address it. Chair Peter�on inquir�d as ta whether ar nof soil samples were t�ken and wonderad, in terms of the altematives Dire�tar Sh�ldon me�tioned, wi�at wo�ld b� ti�e rr�inirnai ch��ges needed fo the siie plan t� meet all ti�e requirements for rr�itig�tiar�. Pianning Asso�ia�e Eries�n �xplained fh�t f�e $iie pian cou(d be leff as ii i� vorith p�ving placed over th� v�e�tiand i�' it is determined unavoidable. The ' Mourtds Vievv Pf�nnir�g C��nnnission Regular Meeting �Qf �J� I �y � �� 6�ag� � applicar�# would n�ed t� �btain an am�nded permii from Rice Creek W��k�� Distri�� and provide rrtitigation. _� lJ TFte applic.�n�, Mike t�onsor��)��nson-Orfh � Associat��, Commissinn informing them that �oil bo�ings had��een t�k� was a boring tak�n very close to the newly disc �.�. d w� � the soil there v�eas almo�i identical to th� ofiher��' oring� � added thai t�ey wouid like to move f�arward :�gfhe pro�� r�s...;. � �ti�`�� JY��e�� ;��''�ifie ��d ti��'� �;i�,�dia�� t��t ;z.. . � z� �£�<> �. �8�� .c:.a necessary �� mi�igate the wetland ae�d w�ulc�`:�ric witl� ` aty Stafi �f��; •�:..<.:<.t., ,�. He added �hai they had taker� step� fio p��i�i��;�<;�i(ding ar�d p�r�: siie where �s many trees as possib(e coufd b�:;��. Planning As�ociafe Ericson read aloud th� req�air�d in propo�ed �esolution No. 496-„� par�cir�g rati�s. .:::::: �. .�::: Ifi was clarifed by St�ff that a�y! requir� Ci�y Co�ncii approval,. � based or� the n�v� uses. .��.�� Planning Commi: ir� �ri�'�h reduc,�� ;:. ne.��: .- :ir� fhe f� approving � Streef; Mou �°air F��ers� paving th� ��i �he future and C�rried: 7 -;; �,� �:�.. ��-k �� g��:��dditi��V ��{��U��_� . ,.., cf� wo�t�>:��'�� th� o��i�r�ce i€� ��fiding in the f�a�� a�[c� �vvuld be rec�1��G�f��i �asaemt��xpress.. ��is support for this typ� �� h �i.�x??i�� r ratios �;��nd ar�as are reserved far p�r�ir�g ifi ,� �:��,� :� �.ti�, �a�e it � _r�� `'avint� and saves trees. ��:��`,�pprove Resolufion No. 499-97 �s amendec� <.. ;'i `"��ar ZEP Manufacturing r�posed at 849a Coral Sea �;;.;::..,. , P r�� a. 475-97. ;,,, � J :, • �`' ¢��mission Johnston alsa �xpress�d th�ir agr�em�r�� v�+I�h �cat �;>'k�sping it in reserve for additiona! parking area if n��d�� i� i trees. 0 nays __ _ _ _ ce'ntinued regarding th� lo�tio� of the pr�posed building vvii� �� io area� and wh�t altematives ar� available. `�,�� - - t� � _ _ �s _.+�.�� '^�� r�. .r� ,•� �. � , _i ��4; : . �.i � . � �. �=� - �� ,� � � ' �. • • ..� - . : � ''� i * " -- `r � - � • ��;, ,� �, .. .� . y,. � � � �,, •,;� .: �� .._s� . ,[` � � � , � ^ s� .- _� � � Chair P�t�rsor� infoPmed the �ppli�nt tP�a� tt�e v�riar�c� had b��n however, the devel�prrtent reviev� v�rouid g� before #he City �`��a€�e 24, 199i, meetir�g. _�, �;�,;:;;;.;�h;,� �o �i�r�raing �ase Noo 476-97 2075 Rust�d l.a�� Applicani: Colonia! Viilage Manufactured Hom� P� R�vievv o� A Previousfy Appraved Condition�l Use Af the r�quest of � residenf, an for this item_ C�ro( Mu�ller �r�d Gary M9anufactured Fiome f'� � rrng ._, eir March ite A�obiie Home S�les. present Colonial Village �lallllktl ASSOCda$8 �il n < � '` g ``�i expi�Er�� hat th� ity is revievvir�g fhe condi�ional use perm�� that wea� pr��.�ot;��y grant�;��;;��r Colonial Viilage N1ar�ufact�ared Home P��r�� f�� on�� of t��;�€��`Y H� �eminded the Commission that the �.��€�i�� d�=��>;��ait �+�r��t�##��tiss�d at their iast meeting_ Five of the six cnt��.s ��v�`'��;��wifih fihe exception being that the model homes be . ...... .., � hom Ins� �tairs (i.e., recommen Code requi �r�tranc�s) rc��c,�;��<;��ppiicable City and State Cod�s pertair�ing to mobile ;: ;> :: .;;;;>;;:;::,. ��d th�'��7�i��ion that a site insp�ction by the CiYy's Buiiding ��ihat ��i� �e��r�dary stairs ihat had been missing had been .� �:��,r.��\�o determined tl�at there was a pr�blem wiih the primary ~�"'`'� �f stairs, and h�ndrail}. Nlr. Ericson added that Staff s �s�'�� v�� fhat the conditional �se permii be renewed with the addiiionai �its being met (i.e. stairway� and entrar�ce platfiorms for the primary ��ught into compfiance with #he Building Code by June 1, 1997. �iner Johnston ar�nounc�d ihat �e lives i� Colonial 1/illage M�n�factured arEc and f�lt i�tat he shauld no# p�r�icipate in fhe dis�ussion regarding this A�r. ��icson i�for�ned the Commi�sion that h� P�ad r��eived commenis and con�er�n� �rom p�rk resid��t�. Mr. ��ry Pear�on, Dir�etor of th� P��ic and Sal�s for Coioniai Viiiag�, indi�ated th�a4 he would �ddress the concems of ih� l�lanning M�unds View Pla�r�ing C�mr�nissiort March 5, 199i R�gula� iNeeiing Page 7 �ommission. H� expr�ss�d to ihe ��mmissi�r� �hat fihey ar� committed to having a firre �ornmur�ity of wt�ich they, as well as the City, coufd be proud. He indicafed thafi #hey do no� ha�ve a policy �uch as existed years ago to get rid of.�` �"�es simpiy becau�e t�ey are old�r. He added that all ef ihe homes di� ,,,, c�d .�,-�,�is point � � were owned by peopie who came to th� Park ma agem�r��r�g that the .� ti.:g;:_.:,z:»»a.,� Par6e purch�se iheir homes. Mr. Pearsor� contir�' y ir,�€��;�� Commission .c�,. . tia� ;..� a: 4ha# a list of siand�rds p�blished by t�e Parlc and explai��d th�t the homes they nffer for s instalied, and that they ar� r�ady for oc�pa� fihe step wid#h and handr�il is a recer�t chan� iher� had been no U�C concem �neiit� fhe sfe interpretation of th� Building Code is �nforce ih� steps buil�. � Commissioner St�venson asked Mr made in the stand�rds by ih� Parl�,� granted by the City Council. Mr:�� :� Chair �'eterson inquired as io�,��th vigorously ave�° ihe past co�� of yE �;�;��.�... pvsition to judge that sir��? �`� had �� {:.•, i. indica�e �hat ihey have.��e mor�;� i��:i��:��:{�ev��r ��d w,%��,.I1� . :....:.......::.; thoug+� :�:�€��::��, H��.<.��-d>_��t;>�;1�� < �idenis. Mr:�;�� he age of a hcai�<� �r. Frego aske.��1� also #hai i� p��ly �r�go by St,.�� old�� rso .�rovid�r��;� '��t��.� �f fhe P �r ..�` :.,i:,.,�.:.. ::x �r� fiot�l�� i��:��;�.7�� He �ed tftat t}��w��: ��:�� i�ated thai ►�p t�� ded that if a s�rict r�viih it and have �re ha��:;��n any changes ��1 cond��rnnal use permii vvas '��r�h�re had nat beer�. enfarced more �'' Mr�. �'�rs�r� r�piied thai he is noi in a aken c�r fhe property lasi year, but did yY. • at� att�i�t to inform the residents of the e, �.�'��ssed the Planning Commission expiaining �mi�g in he is concemed with #he resaie of hi� home :� � stafiement from the Park ir� writing that even �}, he would no� be forced to move it out of fihe Park. th�t he ha� beer� hearing from many o# the P�rk ;d a section of fihe State Statutes Yha� indicated that �:�nt be used to i�tminaie a lease with a mobile home owner. �t� h�� be given a co�y of �his section of the State Statute artd bs distributed ta the residents. (A copy rn�as provided to Mr. ,,» .,. � �a �ti �'�� ;�5737 8�nker Hiii Driv�, inquir�d if he could bui[d � fence between �is ; >.. . .._.: .: <:.- �''��'<:_';<� " �nd hi� rtei hbors home to revent childrert from running �cross his .::<::.�'�<:�� 9 R `�� pr�p�rky. Mr. Pears�r� expiained that a building permit process musi be foifowed and ihaf he would also n�ed io ch�c� rn�ith th� �iiy about requirements. He added fhat f�ncir�g is not nornnaily used. Caral Niu�ller, Nlanager �f Colonial Viflage M�biie Horne P�ric, �xpiair��d fihat they h�ve had a lot of succ�s� ir� �asing Ni�ur�ds Viev� Planr�ing �ommissiar� Reg�alar M�e#ing MarcY� 5, 1997 Page � (andsc�ping to accompli�� r�vhat �he feneir�g d�es and indi�t�d th�i it has been the homeovvrter's choice to install th� landsr�ping. Gommissioner Miller inquired �s to r�hy uve are introducing � w r uiion since v�re are reviewir�g a previously apprnv�d condifiion�use p�;;;,;�}�' �� P1ar�ning �.,...� .� Commission consensus tha# r�commend�tion ta� City ��K�rding fhis conditional use p�rrr�it review should be do�� io�ion. �=:;>�::_< ��'��a;:� �.�� ;:;,>;,�. > >a��,. ,� Scott O�streich, 5733 Sguire Lane, �xpr�ss �� is v Y:':.'. � th� �'ark {i.e, plowing of the streets). He �elf;� -�;::. ��;.>:..�:;: rnuch af their time wifih ihe on-site �ales. Co`i`i�:'� Sheldon informed the Commission tt��t s�e h�� manuf�ctured home park, specifcally, Tow��dg+ and b�[ieves th�t more need� to be ��a#e.r�:_:�<�ur C mainfenance of private sfreet�. Mr. :��dr� �ome probC�ms thaf mainienanc� .��'�ir�t��;��',� indic�ted th�f h� believes #he st��, a� ��;��r`�' 4' other streets, but ass�r�d AAr.,,��sfireic�;��at Pi�; �� pers�nn�l regarding his co�m. ..;��'� .,.: ` ;�Y. Tom Eliiot, 57�7 of the streeis ir� �g �a� sm witt� t: �mer�t is �� G��uelapment �ir��f�r ��c�r�ces�s from anoiher ;..:.. ;>�`, ��'��,,r�g�rding thi� mait�r, �<��'�� the plowing and d�`�k��;;:��cem explaining ��i$��quipment and alsa ��;�;:�aet�er condi�ian than most ��fk with mainter�ance some concems with ihe plcawing �i this concem did not �eiaie to the conditiona! would need to b� referred to Park C�u�ii��e�Y �i��cior a�ked the Planning Commission if they wanted ��'��eviev� this �� use pert�nit annually. It was the consensus of fhe �'ianning Comrrc�i�€>�h�� this would be a one time only review as stated in the original conditic�! i�� p�rmifi and the permit would nat be reviewed again u�less a �;.� viola�io� of th�;��rmit occ�rs. .�� L��, �e�e�� .,,,�s��`�enson/6raoks to reaffirm the conditional use permif tha� was granted P;�€��a! Vil(age Manufacfured N�me Parf�. Moiir�r� c;�r�ed: 6 ayes, 0 nays, 1 absten�ion (Gomr�nissior�e� Johnst�n abstained because f�� urrently Eiv�s in C�ionial Viii�ge.) . � � �' , r� '�. k� � ! �� :.:: • ; -. � � 4 �, �' ' 'i �i a. e �.�: • � ... ��;�-. !, Commu�ity De��lop€nent D6r�etor Shetdon reminded ihe Pfanning after their last rneeting, th�r� were � number of iiems thafi tf��m suggested be modified in th� �ylaw�. f�s. Snelda nat�r� ��.��a �: dh - k:�:".:;:2;.'...'.;;.� also noted that a nev� s�ctio� �ntitled, uMem�er.�€ nd b�� .,�a;�c�: �<x��.:��.,:: ihe Cor�tmis�ior� briefly disc�ussed what stand rn�oufd br��!�� < ....��;;>; r�eetings. Dire�tor Sheldon indic,afed th�t s�� ould c"�i��s Lc�ng regarding a more r�i� �tand�rd th� �!d b ed afi�� ' �� Rufes of Order. Th� P#�raning Commi�si�� t�'€.,��f�eir discus� '��;.;. :�:\. each o� thte revisi�n� to. the �y(aws. ��•:�:,,::�:��.. , .. - _ �i,-. �� r- M' . _ � ..•��r.- �_ • �.� ��,�� , _ . _ : � . r, _ ' � s . , • . M�tion Carried: 7 ayes, 0 r�ays 1 �a S�aff a. <�<: b. fihat �sion � r�visions and �a� added. �ndt��f fihe,�" revis�d Byiadvs V ihe Planning Cc��ission,;� upd�� '�on the Highr�ray 1 O Comdor Study �4 �4::\•`\\\ (��ction 9). �a��outs w�:��'�n the packet from SRF Consulting. .:;,��:.. � :� � •� �:<::::;:� ::; :�<.:.. � �ir�ctor �; � : .. :�nforme��3��:�?��`;'1CilISSiOf3 �it8$ �Ile CI$y COU�ICII �itd $i1@ < ,:... <;:.<<:::� �� 0�1 ��"'��ng � joi�ifir'rii�eting on this study on Aprii 7, 1997, at 6:00 �-;,;�»>;:»:.�>;», ��:�d �he`'��:�;c�►nmission is welcome to attend. were reminded that at ihe March 17 Giiy Bennett and Pam Sheldon wili be doing a =�re5��<�c��th��`�on Communiiy D�velopment and Economic �.�:�;,�;:;; _> >...;::,<, �� Dev�la��:.:: <,:.;.<.:<>�;>,:,;>: �s and ag�in, the Planning C�mmission was mvi �� att�nd. ��;;��r�ir�g Commission requested that fihey be sent a rerr�inder :::;a ...>�` for fhis ��-`��ett�g. Ms. Sheldon also as�ed the Commissi�n if there wi�re any ., items t�� th�y would li�e her to ��ng up at the meefing ar�d asked them to �;;• call ,��ath any s�ggestivns prior to the m�eting. Chair F�et�rson �,t.,��ied tha� 4here be some kind af pro-active appr�ach �o deve{opment �:>:;�.:> �es insiead of reactive. �VI�. Sheldon ask�d whether any of the Planr�ing Crammissioner� v��nt�d to �tte�td a�or6cshop on Land Use PEanning in t�inn�soia call�d "�ey�nd the ��sic�" being giv�n by ihe Gov�rnrn�nt irair�ing Service. Three Cornmi�sior��rs ir�dicated i�ey w�nted to a�te�d o� April 10: Jean Miller, J�rry Petersan and M�rshall J�hnston. M�u�tds View Pla�r�ing Gomrnissio� March 5, 1997 �egular �ieeting Page � 0 d. �lis. Sheldor� distr�but�d 4o th� Planning Commissian a copy a� th� Op�n Meeting L�w. ; ,. _� � . - � . - �.�� . � .� ,,. _ .: .�:. : : - . : . . : .. Mernb�rs pres�r�t at th� F�br°�aary 19, 1997, Steve�son, J�hn�ion, pb�ri, Miller, �r�oks, present �t the meeting �ere Cornrrr�niiy De Planning Ass�caat� Ericson. p nt Corr�rr�is�idn` Ste�e�son wanted fio �pdat� tt 6el-R�e fna�ci�l sifiva�ior� �rtd inf�r�ed the �he mo�� recent pian that is propos�d f�ar.t� .r.. �urrently sensing t�n the �ef-�a� fiasC�;��; � ��. �. _ �• � �� There being no further b�� adjoumed #he meefing �;� �5 p. the PI inclu �. i�r�ers ��mi�sian reg�rdir�g ih� t ��;��;�i��rrrnaiion regarding ,.r�,. �f ��i��;��l�r. Si�vensor� is r�g Commission, Chair P�fersan � f ; ,,, QIJ�S�' I'+OI2 PI� G- CO SSIC)i`� AC'I`IOI� I�/Ieeting D�tem �/larch I9, I997 �faff ��pmr� bye Pamela Sheldon, Community Development Director Pla�r�� Case No.o 471-97 Requesi: Comprehensive Plan amendment from medium densiiy resid�ntxal to mixed use PUD allowing commercial and off"ice uses, and rezonin� from �-1 and R-2 to PUD to allow development of a Ib-screen moerie theater and ihre� 11,000 square foot office buildings. I'et�iio�e�°: Locatao�o �, � ,. ,�, �oni��aa�d �7sea ,Appiicabie Ite�ulations: An�hony Praper�ies N1ana�ement, Inc. 2430 Highway 10 Bounded by Highway 10, Long Lake Road, and County Road H2 083023230003 B�1 and R-2; e�cisting land use is va�ani, with woods and wetland Comprehensave Plan: In I976, the State Legislature enacted the Metropolitan Land Use Planning Act which requires that all local units of govemment within the Metropolitan A.rea prepare a comprehensive plan. Accordin.g to Seciion 401.09 of fihe Municipal Code, the City has adopted the Comprehensive Plan for tbe City oflvlounds View, dated 1979, as its plan for future development and growth within the City. (Section 401.�9). This section does not state a procedure for amendment, although faur different aitempts to update the Comprehensive Plan have been undertaken. According to State law, the planniilg agency shall prepare the comprehensive plan. The planning agency is defined as eiiher the planning commission which may be provided with staff, or a planning department with a planning commission advisory to it. Section 401.04 of the Municipal Code states that the Planning Commission shall be the City planning agency as authorized by the Minnesota State Staiutes and the City Charter. It appears that it has been the City's practice to have the Planning Commission recommend and the City Councii adopt comprehensi�e plan amendments. I�e�oninge The pl�ing Commission shall evaluate the possible adverse effects of a rezonin� request based upon (but not Iimited to} the follo�ving factors (S�ction 1125.01 Subd. l .e.): (1) Relationship to Municipal Compreh�nsive Pl�.x. (2} The geographicat area involved. Plaani�g Commission 4�'1-97: O'Neil Properiy March S, 1997 Page 2 (3) V�Thether such use will tend to or actuaily depreciate the area in which it is proposed. {4) The character of the surrounding area. {5) The demonstrated need for such use. Chapter 1120 s#ates the purpose and inteni of allo�wing for planned unit developments, and the procedure for approvat of planned unit developments (PLT�s). These are discussed in thc; rezoning section of this report. App�atdi��so ExcerpYs fromE 1979 Comp Plan Te�cf 1: Genecal Land Use Goals & Policies 2: Residential Goals & Policies 3, Commercial Goals �i Policies 4, Community Development Concepf; Imptementation Steps Aftas.h��tso Zoning Map Planning Application 1-5: Excerpts on District 1 from Comp Pla� (1979-1991) 6: Memo from City Engineer's O#�ice on Wetland - 7: I,etter from City Engineer's Off ce on Drainage Issues -- 8: Map on Soi� Suitability from 1979 Comp Pian 9: Traffic Study prepared by SRF Cansulting 10: Summary of December 12, 1996 Neighborhood Meeiing 11: Summary of January 15, 1996 Neighborhoad Meeting 12: Letters Rec�ived Application Materials (separate packet) Concept Plan (separate bluelixie prini} Detail of Buffer Area (separate blueline print) I:, � r;�r; The applicant is requesiin� a comprehensive plan amendment and rezoning of property located aY 2430 Highway 10, whzch is bounded by Highway 10, Long Lake Road, and County Road H2. The property is owned by the O'Neil family and is under contract for development to Anthony Properties, which is proposing a 16-screen movie theater and ihree 11,000 square foot office buildings. Anthony Properties would build the theater to be operated by a compa.rzy called Carniike. The property contains 23.99 acres of which 8.58 acres is wetiand. The current zoning shows approximately 17 acres in B-1 neighborhood commercial and seven acres in R-2 singl� family and duplex resideniial. The residentiai area is in a strip approxima�ely 25� %et wide along the County Road k�22 frontage. The proposed zoning is Planned Unit I�evelopment {PUD) which alIows for a customized set of reg�alations tailored to ihe particular proposa� and allowing the City more control over uses, signage, landscaping, buffering, etc. If the PUD is granted for a 16- Planniug Comix;ission 4'71-97: O'Neil Property 1Vlarch S, 1997 Pag� 3 screen theater and office bui�dings, no o�her uses would be permitted on the property without approval of a PUD amendment, which would go through the same process as a rezorung request. As part of the review of this project, two ne�ghborhood meetings were held. Approximately 3 5 citizens atfended the meeting on December 12, I996 a.nd I50 citizens aiiended the meeting on January 15, 1997. Summaries of these mee�ings are attached (1�ttachrnents 10 and 11). Comments from citizens wece used fo identify issues which needed to be addressed in this revzew. Most of those issues are covered in th� rezoning sectian of thas report. A�alysflse A. Conip�°ehensave PCan .9me�ad'merat History_; Otlzer Planning Efforts: Tkze 1979 Comprehensive Plan (approved by the City Council on July 26, 1982) divided the City into 12 planning districts, and included a map showing proposed tand use for each disfirict. The O'Neil property is located in I)istrict 1. The 1979 map shows this property proposed for medium density residential development. A copy of the map and the text which accompanied the map is in Attachment 1 to this re�ort. From this poznt, a s�ries of efforts were undertaken to update ihe Comprehensive Plan and gain consistency between the Corrxprehensive Plan and zoning, which are described in below. We have inciuded this history to give ihe Planning Commission a.ci indication of the thinking which has occurred about District 1 and the O'Neil property. � 1983 : A series of Planning Commission discussions were held on lots where the zoning and comprehensive pSan designations were in confl�ct, in particular along Highway i 0. It is not known how the situation on ihe O'Neil property was viewed. � 198b-1989: The Corriprehenszve Plan Update `�� was prepared and a series o�joini City Council a.nd Planning Commission meetings were held on this document. The copies on file do not have district maps with iand use. The differences between comprehensive plan designations and zoning designations is discussed as an issue, and the list of properties in this si�uation includes the 4'I�eil property. There is a discussian of the problems associated with down zozung properties: The 198� Update includes a Trunk Highway 10 Corridor Plan which places the O'Neii properiy in the "Community Center District". A map and description of fhis disirict is in Attachment 2. Revised text for I�istrict 1 was prepared in 19�9, which said much Iess than the earlier description. Ii is included as �iitachment 3. Not adopted. � 1990: A Comprehensive Plan Update `9Q was prepared and transmitted to ti�e City Council and Planning Commission on July 13, 1990. The Q'N�il property was shown for highway commercial and medium density residential wit�i the dividing line beircg more-or- Planning Commission 47I-97; 4'Neil Property Mazch 8, 1997 Fage 4 Iess the dividing line between the two zotung disiricts on the prop�rty. (See Attachment 4.) 1�1ot adopted. � 199I: l�ew maps were prepa.red for the districts, showing the O'Neil property as "Mixed Use - LD/1VID" for the O'Neil property, or low density a.nd medium density residentia.l. (�ee Attachment 5.) The Planning Commission adopted Reso�ution No. 318-91 recommending to the City Council adoption of the plan dated August I991. This plan inctuded the following guideline: "The e�cistin� City government o#�zces, communiry parks and recreatianat areas should serve as the area ta be identi�ed as Ciiy Center, the f�al point of the community. This component of the City would also be � suitable lo�ation for additio�ai of�ice park facilities, should t�ie market support such expansion." Not aao�t�a. � 1993-1994; Mounds View Focus 2000 Implemeniation Plan, prepared in September 1994, included the following goa1: Create a redevelopment plan for Highway I O as a community oriented boulevard. The I994 Action Steps included: Create a Highway i0 Redevelopment Task Force or reiated task force u�der the Economic Deveiopment Authority to deveIop a long range sirategic plan for the redevelopment of Highway 10. Complete an inventory of properties along Highway I0, noting zoning, use, activity, and property condition. Evaluate long and short term uses and recommend changes. � 1994-1995: The Highway 10 Redevelopmeni Plan prepared by a task force with representatives from the Economic T�evelopment Co�nission, Plar�ning Commission and Packs and Recreation Commission, and forwarded to City Council. The task force recommended that the O'Neil property be developed as light commerci�l use such as a corporate headquarter/office campus setting ar townhomes. In summary, the designation in the adopted Comprehensive Plan for the O'Neil property is rnedium density resideniial. This designation is 18 years old. Since 1979, cor�sideration has been �iven to retairiing th� medium density residential designation, and to changing it fo highway commercia.I, mixed use (ow and medium d�nsity resid�ntia,I, office park, cotporate headquarters Planning Commission 471-97: O'Neil Property March 8, 1997 Page 5 office, ar iownhames. The gssue ranked as most important ui the 198� Comprehe�sive Plan Update, based on a series of Planrung Commnission workshops, was: "The function of Tru�k Highway 10 needs to be determined e.g., strip comanercial corridor, community commercial districi, highway service districti, subregionai couunercial center, or residential district." Suffice it to say, the fiaiure development of the H�ghway 10 corridar including the O'Ne�l propercy, has been under discus�ion %r an extended time. I3iscussion of l�e uesi: The question before the Planning Commission is whether the Camprel�ensive Pian, wkuch is intended ta guide future development of the Ciiy, should be amended to change the expectations for the O'Neil property from residential to commercial uses. iri particular, the proposal is for an entertainrnent-type commercial use (movie theafers) and offices. The property is situated between an existing single famiiy resi�ential neighborhood and I�ighway _ 10, which cazries approximately 40,000 trips per day. Highvaay IO is the only commercial corridor in Nlounds View. Other than scattered neighborhood busiriesses, atl commercial properties are along this roadway. The O'Neil property is the Iargest undeveioped piece of land in single ownership on Highway 10. Tt is a significant property, and offers a range of opportunities for the community. The current Comprehenszve Plan indicates that it shouid be developed as medium density residential, which the plan indicates is 3-6 units per acre. This density range is equivalent to single family homes. There are several issues related to tlus designation. 1. Need to Buffer: The current designation provides an important buffer between the existing single family residentiai neighborhood to the south and the Highway 10 corridor, by e�ending the same type of development onto this parcei. Tt appears the intent was ta tie the O'Neil parcel to the existing residential area. Under this approach, it is to be expecied that the develapment would be orieated away from the highway. It is stafis view that the reason there has been "debate" about the designation on the O'I+deil property since 1979 is that it is sitting betwee�x the highway corrridor and a sir�gle family neighborhood. There have been shifts bacic and forth between using the highway and using the ad�acent neighborhood as the key to the f.uture use of the parcel. Whenever a change in designation has been considered, ii has either been io townhous�s (i.e. residential), campus siyle offce development (considered Iow intensiiy enough Yo be compatible wiih resideaiia�) or co�nmercial developm�nt v�ith a buffer area of residential along County �Zaad H2. The idea of retainin� a buffer area appears to be the reasoning behind the zoning designations of B� 1 and I�-2 as well. The 1979 Comprehensive Plan Planning Commission 471-97: O'Neil Property March 8, 1997 Page 6 includes a r�umber of pol�cies re�arding 6uffering bet�vee� Ia.nd uses. These hav� been included in Appendices 1 and 2. 2. Inconsistencv between Comp Plan and Zoning: The designation for approximately 17 acres of the O'1Veil property is inconsistent with the zonirig in tern�s of use (commercial versus residentiai). According to State law, zoning %akes precedence over comprehensive plan designations. Unless the zoning is changed. from commercial to residential, the most likely use of th� 17 acres is comm�rcial. Tt is to be expected that the property owner wo�ald resist action �o change �he zotung from comrnercial io residential. 3. Suitability for Sin�le F'amily Residential: There is some question whether it is appropriate io put single family residential adjacent �o Highway 10. If a single family residential development were built, it is likeIy that it would be "walled o�' from the highway tocreat� a liveable environment. The result would be bIank face or dead spoi in the middle of the "community center" district and along the highway. 4. Value as Commercia.l PropertX: The O'Neil parcel is prime commercial property with its frontage along the Highway 10, given the pretnium placed on visibility by high volumes of traffic by commercial uses, and the availabiiity of access from an arterial highway and the I-35 corridor. The market for neighborhood or commun[ty retail commercial is weak, as evidenced by the vacancies in the IViounds View Square Shopping Center and Silver View Pla.za and as reported in a rec�nt market stzady by Towle Real Estate for the Highway 10 corridor in Mounds View. This application indicates #hat there is maricet inierest in ihe groperty �or specialty commercial development. Effect on City's Tax Base: ■ If the property were develop�d as single family residential, it would cost the City more in services than it will generate in revenue. If it were developed as commerciat it would generate more revenue than it wilI cost in senrices. � When looking at the overail picture, ihe City has a very limited amount of iand irz commercial zoning or commercial uses (3.9% in 1990), and an extensive amouni of i�nd in single family residential {45.1% in 1990): One possible goal af land use planning is to balance the types of land uses to creat� a sustainable economy and a reasonable level of tax�s for services. Comm�rcial uses gay more property ta�Yes than does single famity residential dev�lopment. Commercial uses which at�ract customers from a wider a.rea than the City's boundaries import dollars, and may cr�at� additional spending at other M[ounds View busines�es such as restaurants. They may prompt additional comm�rcial developtnent which also adds to the tax base. : : _ .-. .. �:-;�.::� I Flanning Co�unission 47Ia97: O'Neil Property March 8, J.997 Page 7 The Comprehensive Plan does not address enterta.inment uses as a category of commercial uses. Entertainment uses may have the potential for creating additional spending, more so than neighborhood or community retail businesses. � if this groperiy is used for single family residential development, there is no othez° property in terms of location and size that could be switched from residential to corrimercial to compensate. There will b� a net loss in commercial land in the City, which creates consequences for the overall tax base for financing city ��rvices. Appendix 3 includes goals and policies from the 1979 Comprehensive Plan regard°u�g cotnmercial deveiopment and the City's tax base. 6. Compatibilitv of Uses• Protection of Residential Nei borhoods: The placement of different uses adjaceni to ane another may cause impacts and °u�compatibilities. Commercial uses are often seen as creating compatibility problems for adjaceni xesidential neighborhoods. Appendices I and 2 include goals and policies from the 1979 Comprehensive Plan regarding compatibility between uses and residential nei�I�h��rhoods. The applicant has rnade a number of changes to the initial design to address the concerns expressed by nearby residents about buffering and the impact of the proposed uses on the single family homes south oithe O'Neil property. All of the access points onto County Road H2 have been removed. The higher intensity commercial (entertainment) use was originally located against the south property line, and fihe office uses along the east side of the wetland. (The applicant intended for the theater buildin� itself to provide the needed "barrie�' between the single family residential neighborhood and the commercial activity.) The proposal be£ore Pianning Com�nission puts the low intensity office uses atong the south edge ofthe O'IVeiI property, creating a"barrie�" between the adjaceni single fanuly neighborhood and the higher intensity commercial use which is now oriented taward Highway 10. Additional buffer between the commercia.I development and the residential neighborhoad is provided by an approximately 50-foot strip of undeveloped land abutting County Road H2 which will eiiher be left in its natura,l wooded state, or Iandscaped, as the community desires. (There is an additional 15 %et in the right-of way which is not paved, and has natural vegetation.) Sta�f feels tha# this proposal presenis a number of economic benefits to ihe community, and is a better use of this property than its currenfi desi�nation or its currer�t zoning as ton� as potential impacts or� ti�e adjacent residential neighborhood are addressed and mitigated. How the applicant is proposing to deal with these impacis is discussed in more detail under the rezonir�g request. The Comprehensive Plan is one of the fundam�ntal policy documents used by cities to envision their desir�d iuiure. The comprehensive plan is a series of choices, and these chaices have social, economic and environmental cons�quences. �x the area oi Iand use, the plan is often used to b�lance betwe�n communiiy desires and the market piace, which for the most part initiates, Planning Commission 471-97: O'Neil Properry March 8, 1997 Page � finances and constructs development of homes, businesses, entertainment and leisure uses. Citzes can shape the character of their communities if they translate the vision in the cornprehensive plan into developmeni regulations, which then molds what happens in the marketpiace. The marketplace, however, keeps moving and continues to bring ideas to communities which may n�at have been anticipated by the plan or which differ frorr► the plan. Plans need to be revisited, and updated io keep pace as circums�ances change or as opportur�i�ies arise. This request is corrun� from the marketplace arid presents opportunities a.nd consequences. The Planning Commissior� and City Council, after hearing testimony from citizens, the applicant and staff, must judge whethar this new idea works for �Iounds View. Points to consider: � uses a combination of uses that creates a buffer for the adjacent residential neighbonc�� direcis trai�c to Highway 10, and not ihraugh residential neighborhoads � adds to tax base � provides employment � puts a"meeting place" type use in the community center district which will be activ� � evenings and weekends; creaies aciivity � rnay bzing additionai customers to IVlounds iTiew businesses � generat�s traffic but not during commuter peak travel times � will bring people into Mounds View from surraunding communities I�iscussed further under rezoning section of report: � public safety concerns (possibility of noise, trash and crime in the adjacent neighbor�o��,� � long term viability of use; market demand; suitabifity of locatio� � environmental concems (wetland, drainage, soils, existing vegetation) ■ amount of traffic � adequacy of parking � ef�eci on groperty values � economic benefits {property taxes, employmeni, multipiier e�ect} � need for improvements to infrastructure B. Itezonirt� I�equest Nature of PUD Zontn� Ptanned Unit Development Zoning was creaied to provide greater flexibility iri the combinatians of uses allow�d on a deveiopm�nt site, and greaier control over developmenfi design, landscaping and signage, protection of natural features az�ci preservation of open spac�. It allows for ihe creation of a customized sei of development re�uiations %r a particular proposal. It will specify the allowed uses and densities, setba�ks and height limits, development requirements and may specify phasing of development, requirements to provide unprovements, and wha� o�her approvais are needed before construction begins. The dimensiona.i requirements may vary from the Planiung Commission 4i1-97: O'Neil Property Marcl� 8, 1997 Page 9 requirements in standard zoning districts (like B-1 or R-1), ar�d the list oipemzitted uses may be na,rrower. Planned unit develapmems are a.lways tied ta a site plan which shows the general layout of the development, which can be used to show required buffers, landscaping, screening and open space. Ii�lore detaiied plans may be required at subsequent steps. Once a planned u�it development is approved, the project must proceed according to the approved plan. ,Any substantive changes must go through an amendment process similar to the original approvai (i.e. Planning Commission and City Council review and public hearings). S%s Used in Planned Urut Develo�ment Zonin� In Mou�ds �Iiew, plaxrned unit developments go through three steps: Re+riew/ApvrovaUPublic_ Hearin� � General Coneept Plan (see Section 1120.04 Subd. 2) PC, CC (PH-yes) � DeveIopmeni Plan (see Section 1120,04 Subd. 3) PC, CC (PHayes) � Final Plan (see Section 1120.Q4 Subd. 4) Administrative This application is at the general concept plan stage. Th� purpose is for th� appticani i� �ubmit a plan to the City showing the applicant's basic intent and the general nature o�the enfire developmeni withoui incurring substantiat cosi. The concepi plan serves as the basis for the public hearing so that the proposal may be publicly considered ai an early stage. The following elements of the proposed general concepi pian represent ihe immediately signi.ficant elements which ihe Ciiy sha11 re�view and for which a decision shall be rendered: � overall maximum PUD density range � general location of major sireets and pedestrianways � general location and e�en� oi pubiic and common open space � generai location of residential and nonresidentiai land uses with approximate type and intensities of development � staging and time schedule for development � other special criteria for development Discussion of Request: 1. Comprehensive Plan - (1} Rela�ionship to Municipai Compr�hensive Plan 'The proposal is inconsistent with the current Comprehensive Plan designation on ihis site. Section 1120.02 �ubd. 2 on �ianned Unit DeveIopments requires that a proposed PUD be consistent with the adopted Cornprehensive Plan. Iith� proposed amendment io the Comp Plan is approved, ihe proposaI would be consistent. �ee discussion ur�der Comprehensive Plan section of this report (pp. 2-8). It is stafr's view tha� the proposed desig�ation is more appropriate for this site, if it is the City's desire to develop the PlanQing Commission 471-97: O'Nei� Properry March 8, 1997 Page IO commercial potential of ihe Highway 10 corridor and add to its ta.�c base, and that adequate measures have bee� iaken io provide the necessary buffer to fihe single family neighborhood. 2. Surrounding Area (2) The geograpbical area involved. (3) Whether such use wrill �end to or actually depreciate the area in which it is proposed. {4) The character of the surroundigg area. The O'I�T�ii property is triangular in shape and is bounded by collecior and arterial roadways, including a major highway corridor, on ihe nortl�, south and west side. There is an extensive, existing single family residential neighborhood on the south, across County Road II2, which nans from this roadway to County I�oad �I. On the west side, across Long Lake Road, is a residential neighborhood comprise� of three multiple family developments: Silver Lake Woods, Scotland Green, and Wildwood Manor. Both Scotland Green and ti'4lildwood Nlanor are three-story apartment developments; Silver Lake `V4Toods is a lower intensity, townhome deveIopment. In the proposed concept plan, . however, the residential areas on the r�est are shielded from the developed area of the O'1Veil property by an 8.5 acre wetiand which will be Ieft in its natural state. City Hall and the park surrounding it are located across the 225 foot Highway 1 d righY-of-way. Donaielle's Restaurant, which is located east of the O'Neil properly, is the only development wtuch actuallq shares a common property line. (Mr. Donatelle has indicated �o s�aff that he supports this project; see Attachment 12.) Immediately to the southeast is a ciuster of businesses including lzoberts Off 10, Donut Connection, O�sis IvYarket and a car wash. The surrounding area is a mixture of sirtgie iamily residential, muIfiiple family residential, business and civic uses. The O'Neil properiy is sitting between two very different environments, i. e, the single family neighborhood on the south, and the highway corridor on the north where commercial development has concentrated in Mounds View. At both of the neighborhood meetings, there was considerable discussion about wheiher this project would cause praperty values to go down in the residential area south oithe O'Neii property. The developer has offered to purchas� any home along the County HZ frontage shared by the O'1Vei� property for 10% over the appraised value, as an indication aihis conviction that the proposed praject will not have a detrimentai effect on property vaIues. It is staff's understanding that one of the houses along the County Road HZ frontage sold in the last month, with the new buyer knowing about the theaier proposal. We do not know what �he asking and final saies prices were. If the iheater projec� is built, fitture buyers of homes in the adjacent residential neighborhood will see the theaier in place and will not know v�hat the neighborhood was planning Commission 471 �97: O'Neit Property Ivlarch 8, 1997 Fage 11 like withou� the tlieater. The applicani has taken severat steps to isolate the th�aier from the neighbarhood, and ir� effect, the potentiai buyers will be Iooking at a waoded strip of land, more-or-less as it is now, and through the trees, at three one-story offtce buildings and a screening fence. The ma.in part of the parking lot is 16a feet away from the south property line and behind this "barrier". The theaier building is 240 feet away. The potential buyers may give more attention io the businesses ai the Highway 10-Couniy Road H2 intersectio� than the theater, because ihes� businesses take access from the road going through th� neighborhood and are far more visilsle to people coniing and going fxorn the neigliborhood. Those %eling the bi�gest impact on property value aze probably the people who already live i� the neigllborhood, because they will live through #he change brought by the project, and know how the neighborhoad was be%re and a.f�er the deveiopment. The impact may not be financial but quality of lif'e or "feel". It is sta�s view that the design of this property has minimized tk�is impac�. Ii is important, however, that the office buiidings and fihe screening fer�ce be built and a guarantee for their construction should be ir�ciuded in ihe PLTD agreemeni. 3. Long Term Viability; l�iarke� Demand; Suitability of Locafiion (5) The demonsl�ated need for such use. The applicant has provided a market summary as part of their application (see Application Materials). It is staiis understanding that ihe fiheater industry uses a five mile radius as the area to be served by a theater complex The market summary for the Carmike Theafiers shows that there are na theaters within a three mile radius and only one theater complex within five miles. They do not consider this theater as competing with the proposed pro}ect because it is older and has only four screens. �ne of the theaters approved in �oon Rapids is just inside the five mile radius; the other is in the seven mile radius. The 14-screen theater in White Bear Township is not on the map. It is outside the seven miie radius. The map shows that Mounds View is in the center of a substantial area that is nat served by movie theaters, wiih more population growth occurring io the north, northeasf and northwest. Th� market profile report shows socio-economic data for households in the three, five and seven mile radius axound the theater sitr;. Thez°e is rernarkable consistet�cy in the papuiation characferistics between ihe rin�s. 'The average home vatu� is beiween $94,000 and $97,155; the average household income is between $51,641 artd $52,596. it appears that there is discretionary income in the rnarketplace. The question has be�n ra.ised whether 16 screens are needed. Recent articies have indicated that these "big box" theaters are the new irend, and smaller theaters will no longer be buili. Aiso th� "big box" theaters will cause fihe smaller ones fo close becaus� they will not no longer be campetitive. It is i�teres#ing to note that on the map showing exist'vc�g theaters, they are clustered in twos where fihe total screens %r boih iheaters is �i�� Piax�ning Commission 471-97: O'Neil Property March �, I997 Page 12 sarne as the bi� box theater. This trend may represer�t consolidation o�who owns the screens and not a new Ievel of how many are ciusiered together. Residents in the adjacent neighborhood have expressed eoncems over what will happen if the ti�eater fails and the buiiding is !eft vacant. Further research is needed iinto what guarantees could be included in the FLTD agreement, to make certa.in that the siie does not fa11 into disrepair and thai it is reused. 4. E�vironmentaIIssues � Wetlar►d and Wetland Buffer The site cantains a State-protected wetland oiapproximately 8.5 acres. Comments have been received as follows: IVLinnesota Department of Natural Kesources: DNR has deterinined an ordinary high water elevation of 895. � feet. DNR rules prohibit development fills below this elevation. A weiland delineation report was done for this site in 1996, and the boundary approxunates ihe boundary shown on the general coneept plan. The deve�apment plan will include a precise Iocaiion of the wetland and contours to assure that no development will occur within the boundary o�the wetland. Stafffeels confident the development shown on the site is outside the wetland. Rice Creek Watiersi�ed District: The project will requue approval of a permit from RCWD. A wetland deiineation report must be submitted, and 100-year flood plain etevations will need to be deiernuned by a registered engineer. No filling is allowed below the 104 year flood plain elevation, and all building elevations with openings must be two feei above thi� elevation. Drainage easements for the area in the 100-ysar flood glain are required. A sediment and erosion control plan is required. The district's requicemeni for stormwater runo� rate control and ireatment will apply to this site. The items noted are best handled at the developmeni plan stage, when more precise engirieering is done. Staff daes no� anticipate any problems wiih the applicant rneeting RCV�TD's requirements. Ciiy Engineer: Wayne Jacobson, who is a certified I�rofessional �NetIand Scientist in the City Engineer's Offce, has provided a memorandum on the e$'ect of this development or� the wetiand's ecology (see Attachment 6). The general conclusion is that with more impervious surface i� the wetland's drainage area, more water will be supplied to the wetland. The amount of wildlife habitat, flood/sto�nwater attenuation, water quality protection, and open waier area will all increase. There will be a siight decrease in floral diversiiy and integrity, in that the higher water elevations wiIi tend to support more cattail gtowth and Iess reed eanary grass and willow edge, until this type of vegetaiiorr is re- Planning Commission 471-9i: O'Neil Property March 8, I997 Page 13 established aiong the new water edge. The amouni of groundwater interaction is not expect�d to change. Wetlar�d Buffer: The City of Mounds View has an adopted a wetland zoning disirici which establishes a 100-faofi buffer area abutting identified wetlands. Grading and construction in the buffer area requires approva.l of a wetland alteration permit. These permits may be granted as long as certain criteria were met, drainage conirolled and the adjacent wetland was protected from degradation. Th� applicant is proposing to build a portion of the theater buildir�� and both deiez�tzon ponds in the wetl�d bu�'er. The buffer area is shown wi�h a dotted line on ihe site p1an. Detention ponds are typically piaced °ua ihe buffer area since they need to be ciose to tl�e wetland. They usually revegetate so they continue to provide a"natural" buffer for the wetland. Encroachment of buildings into buffer areas creates less problems than parking lots because the runoff is cieaner. Staff regards the encroachment of the theater buiIding into ihe buffer as workable i�ihe area between the building and the wetland is left naturai, so the vegetation wili continue to provide a filterin� and screening effect. � Drainage The City Engineer has provided a review of drainage issues associated with this project {see Attachment 7}. The drainage system is designed to colleci the water fram the develaped partion af the site, run it through the detention ponds to allow settling of pollutants, and then discharge the water into the wetland. The wetland drains through a I 5" pipe into the storm sewer system in Long Lake Road. I�evelopment of the project wili result in higher water levels in the wetland (0.2 feet in a 10 year storm; 0.3 feet in a 100 year starm). The increased water elevation will not have a negative impact on adjacent s#ructures or roads;. the water will remain on the site. The rate of runoffinto the storm sewer on Long Lake Road is constricted by the size of the pipe. The Cify Engineer recommends that the pipe size be left as is, since enlarging if would cause capacity probiems downstream and there is enough room to store water in ihe wetland. Residents south of the 0'Neil properiy have expressed concerns that th�s developmeni will increase existing problems with flooding in their backyards. The City Engineer reviewed this situation and responded that the localized flooding south af Couniy Road HZ is not affected by the O'Nezl property, even with development. Also, accarding to A1 Sunderman, a groundwater specialist in the City Engineer's Office, there should not be a.ny impacts to ihe existing groundwater table in the area. '�he e�eci of converting woods or open space to impervious surfaces is ihat i� will reduce potential groundwater recharge areas. In this case, however, the water will be diverted. to the wetland and thus the net irnpact shouid be littie change in the current recharge potential of the area. It is th� City Engineer's view that flaoding in the neighborhood is being caused by upstream drainage from the north side of Highway 10 overIoading the existing storm drain system in the Platuxi�zg Commission 4i1-97: O'N�iI Properiy Mareh �, i 997 Pag� 14 neighborhood. The size o�the sfiorm drairis r�eeds ta be upgraded or a parallel line tnstalled so water is diverted before it reaches the s�orzrz drai� in County I�oad I-i2. � Soils The 19i9 Cocnprehensive Plan inctudes a map showing soi� suitability for development (see Attachrnenf 8). The soils on the O'Neil property are ciassified as having moderate limitations, in the area proposed for development, and severe limitations where the wetiand is located. Approximately three-faurths of 1VTounds View is in ihe maderate caiegory, According to th� plan, "most development can occur withoui complex erosio� or slope problems" in tlus category. VUe would recamrnend that soil iesting be done at the developmen� piar� stage oz�ly if determined necessary by the City Engineer. � Vegetation Stafihas walked the site with City Forester Rick Wriskey to evaluate the e�sting vegetation. The primary vegetation is oak woodland. There have been two areas along County Road H2 affected by oak wilt (across from 2456 and 24b8 H2), both of which have been treated. Further treatrnent may 6� needed this summer. Mr. Wriskey felt the best way to screer� the development was to leave #he woods in place in the buffer area. He did not recorrxmend interplanting of evergreens because they would not get enough light. He made a very strong recommendation that any wooded areas to be preser°ved be fenced during consiruction so no equipment is used or parked within the area. There is a large open a.rea between the two detention ponds where tre�s could be added. Ai1r. Wriskey recommended ha.rdwoQds be planted rather than evergreens to keep #he look of the siie natural. The vegetation west ofDonatelle's for approximately 75-100 feet is scr�ab and is no loss if it is cleared. Comments on the proposed landscaping for the development portion of the site would be made at the development pIan stage. Traffic and Access: The project will take access from Highway 10 at approximately midway between Lang Lake Road and County Road H2. At this time, #he access is proposed as right-in, right-out due to restrictions established by ihe Mirmesota Department of Transporration (MnDOT} on access to I3ighway 10. MnUOT does not have access control in this section of Highway 10 which means they have to grant at leasi one access to the O'Neil groperty, but they a.re opposed at this time to a mediarz break to allow a full movement intersection, or to the addition of a traffic signa,I betweerz Long Lalce �Zoad a�nd Couniy Road H2. Access to the site from Lon� Lake Road is constrained by th� wetland, and from County Road H2 by neighborhood opposiiion. A tra#iac st�.ady has been prepared %r this project and included in your packet (tlttac�nent 7). Th� study calculates daily trips gener�ted and evening pea.lc hour trips g�nez°ated (see page 6). The analysis focuses on the evening weekday peak hour, since ihe combined Plaiuung Commission 471-97: O'Neil Property March �, 1997 Page 15 trafftc from the O'Neil property and e�sting volumes on the surrounding sireet network a.re at the hi�hes# level at that point and create the greatest unpact. The study shows that 2�& 1 trips are generated and distributes them on the sireet network as shown in Figure A-2. It concludes that the additional trips wili not cause fihe level af service ai the surrounding interseciions to change from the currenti Ievei of service (see page 10) It is noted that U- tums at the Long Lake Road and Caunty itoad H2 intersecfions with Highway 10 are expected to double, and ai Edgewood Drive and Highway 10 to iriple, bui the queuing of vehicles is no� expected to exceed the length of the lefi hand tum lanes. Sta� does t�oi regard the access situation as ideal, a�d we 3rttend to coniinue working wiih 1V1nI�OT to see if alternatives are available. ihe siudy shows, however, that the ira.f�c can be accommodated without causing a deterioration in how the surrounding intersections function. 6. Parking: The City's Zoning Code requires at least one space for each four seats. OfF Streei Parki� Requirements pubiished by the Ameriean Planning Association l��S:s two examples of ratios: 1 space per four seats (Bellevue, �IA), and 1 space per five ��ats {Ames, IA). Mounds View's ratio matches the more conservative ratio. The theater complex is proposed io have 2,648 seats, which would require 662 parking spaces. The applicant has noted on the pla.n that there are 700 parking spaces provided or 38 more than the tequirement_ Staff has scaled the drawing using a nine-foot stall width, and estitnates that the parking bays shown would yield 650 spaces. The drawang t�t��vever is at a much larger scale than would be typical for a site plan, and the parking space� are not drawn. Actual parking provided wiil be canfirmed at the development plan sia�e. Sta� is comfortable that sufficieni room is available fo provide the parlang, although ii �nay require using part of Parcel B and eliminating part or all of the development of fhis area for another use. Parking for handicapped customers must be provided as requYred by the State Building Code. Staff discussed the issue of parking with Lee Siarr, who is the Coon Rapids Cammuniiy Development Director and has just handled two multi-screen theater projects. He Iearned fcom working with the theater management companies that even though multi-screen movie iheaters have a high number oi seats, the show times are staggered in arder to maximize the ability of people to gei through the concession area. The theater companies do not schedute th� movies so ati of them begin and end a,t the same time, so th�re is always cireulaiion in the parking loi. �,Iso noi every theater is full at the same tiene. If parking shortages occur, there is no convenient relief ciose afi hand. Staff daes not expect people to park in ihe adjacent neighborhoods because there are barriers in the way of a direct walking route to the theaters. 'The nearest parking lot vs�hich wouid have pleniry of spaces is Czty Hall a�ad th� community cenier, bui using #hem would require people to cross Highway IO at an uncor�t�ralled ini�rsection. ThFS would dafficult during the day, and Planning Com�nission 47I-97: O'Neii Property March 8, 199i Page 16 dangerous after dark. Other choices would be the parking lots for ponatetle's and the busirgesses southeast oi ihe Highway 10/Couz�iy Road H2 intersectiari, if people were willing to cross H2 at the traffic light and wallc along the Highway 10 right-of-way to ihe iheater. A better solution is to hold Parcel B on the O'Neii property in reserve until experience is gained with whether the parking works, and use this parcel for paricing if �eea�d. �Vith respect to the offce uses, siaffwould recommend that additionai parking no# be requu'ed since office uses and �heaters have offsetting hours. The project p�resenis the possibility of some parking relief for ponatelle's l�esfa,urant. Discussions are underway beiween Mr. Donatelle and Anthony Pro�rerties an a shared pa.rking a.rrangernenti. 7. Puiaiic Safety � �• Mounds View Police Chief Tim� Raxnacher and his staff have reviewed the proposed pla.n. Chief Ramach�r has noted that any time vacant lan,d is developed, there will be an increase in police activity because there will be more people activity and cars on ihe site. Accidents, theft, vanda(ism and disorderly conducti are examptes o�ihe type of incidents which may occur. Because of the buffers provided around fhe deveiopment, he wou�d expect these problems to be corifined to the site and he does not expect the surrounding axea to be adversely affected. The department: R�commends a tra.ffic control device be instailed at the main entrance/exit to the developm�nt Favors realignment of Edgewood Drive so it would intersecfi Highway 10 at a right angle and also align vaith the main entrance to the development. Sta.#�a1so interviewed the following individuals regarding either planned or eacisting multi- screen theater projects, and have summarized their comments below: I.�eutenan� Jim I�aly, Ramsey County �herif�'Department Re: 14-screen theater in 'White �ear Township The only problems worth mentioning are �hefts from autos and gatherings of teenagers, with some underage consumptian oi alcohol. He fett that the theft p�°oblem occurs any time you have � large concentration of cars. They hav� been patrolling in unmarked cars io try to address the problem. He fei# the gathering of teenagers was occurring because there are no altemativ�s in the area--the theater is situated aut in the countryside with no other carnmercial development nearby. Pianning Commissio� 471-97: O'Neil Property Marc�Z 8, 1997 Page 17 'They have shooed the teens off the prope�i:y and are �oing to suggest to the theater that the parking loi be posted as private property so they have specific au�hority to remove them. They have na complaints from surrounding property owriers. (T`he theater is in a much less deveioped area than would be true ir� Mounds View.) H� would suggest remot� cameras to watch the parking lot, and good Iighting. He did not regard the incidents at #he iheaier as serious or threatening. Ca.ptazn Steve �IeIIs, Coon Ra.gids Police Depa.i#ment I.e� Starr, Coon Itapids Community Developfnent Director Re: 12-screen theater at Highway 10 and Main {�ineplex Odeon) 16-screen theatier at Highway 10 and Foley (Karasotas) Thes� two #heaters have bee;n approved but not yet built. The 12-screen theater is adjacent to a single family neighborhood on a site which aliowed ihe theater as a pemutted use. There was no coniroversy regarding this application. 'The 16- screen theater was located across a collector street from residential neighborhoods, � and was orr a site which required approvat of a conditionai use permit. There was some coe�#roversy surrounding this application, but once residents l�arned what other uses could go there, the controversy died down. The developer has offered to do screening in �he yards of the residemts across the street. They also plan to use remote cameras in the parking lot and good lighting. Staff asked Captain Wells if the Police Department had any particular concems with the proposals, and he said no. They expect ihat there will be some theft from autos. (The 12-screen theater proposal by Mann Theaters for a site afc Round Lake and H�ghway 10 has been withdrawn.) Sergeant 1Vlartin Ring, CoIumbia Police Department Re: Carrnike 10 Theater at 122 Astor� Court, Columhia 5C The theater is located in a major sbopping center which is pazf of a larger commerciai disirict. The theater is approximately 400 yards from any residential neighborhood. Typical incidents are thefts from autos and iimes when ciuldren are too loud in the lobby. Sergeant Ring's observation is that any iime you hav� theafers, you will �ave children cangregating, and when you have children, you get civldren's nonsense. They have had no serious incidents at the theater. Staff asked about management of the theater. He sa.id th�t the on-sit� managers tend to come and go. The coeporate people have been good to work with. � Fire The Fire Marshali for the Spring Lake ParkBtauie/�ounds View �ire Department has Planning Co�►mission 471-97: O'Neil Property March 8, 199i Page I8 reviewed ihe plans and has responded that ihe ptan %r this development does not preseni any areas oi concem. The specifics of access width, internal circulation and fire lanes, and th� need for on-site fire hydrants cart be resoived at the development plan stage. 8. Effect on Properiy Values See the discussion under Item #2 9. Economic Benefits � Property Taxes Ap�roximately $66,000 dolIars in property taxes are being paid a�nually on the O'IVeil property, based on a market value %r the land a� $1.1 million. The estimated vaIue of the properiy with devetopment of Yhe proposed project is $11 million, which �vould generate $b91,000 in property ta.xes. The City's share of the properiy taxes wouid be $113,000 annualiy. � Employment It is estimated that the development will �enerate approximately 77 fuli time and 52 part time new jobs for the community. � Multiplier Effect New commercial growth creates a host of short and long term economic impacts to the cotnmunity and region as a whole. These impacts go beyond the direct tax benefits and job creatiori, and is refemed to as the multiplier or ripple effec�. Vdhen a business expands or a new business comes into the community, it creates additionat jobs tlu-oughout the area's economy. The following shows the total job multiplier for different types of business�s. (These numbers are estimates to be used oz�ly as guidelines in measuring the economic impact to a region from industry growfh. They are developed by the U. S. Department of Commerce.) Retail - 1.4 IVlanufacturing - 1.8 Restaurants - 1.3 Busiriess Services - 1. S HateUEntertainment - 1. � HoteUentertainme�t businesses have approximately the same effect as manufaciuring. Every new hoteUentertainment�related job created supports the creation of ihree quarfers of a job elsewhere. 10. AvailabiIity oi Tnfrastructure: The applicant has included maps of ihe water, ser�er, and storm w�ater mains in the `ricinity of the project. We do noi have comm�nts from the Plax�nitag Commission 471-97: O'NeiI Property March 8, 1997 Page 19 Public Works Department yet ora where the best connectio� points would be for service to this site, but hope to have this informatian %r your meeting on Ii�Iarch 19. The Local V�ater Ivianagement Plan shows the constructiorr of a storm water main thrvugh the O'Neil siie io capture drainage coming from norih of Highway 1Q wluch now flows through an undersiz�d system in the resideniial neighborhood south of the O'Neil property. The siorm water main is not ne�ded for ihe O'Neil project, but there has been some discussion about coordinating its installation with this project. The projec� �rill rrot be #aking ac�ess from any Co�nty or local streets, and therefore no upgrading of these streeis is expected to be requ�red. Staff expects I�1nDOT io require accel and decel Ianes on High�way 10 at the access point io the site. 11. Wallcwa�: Staffwould recommend that wa�%ways be built by the developer from the Long Lake Rd/Hwy 10 intersecfion, and from the County Rd H�/Hwy 10 intersection to this site if agreements can be reached with l7onate�ie's, to people can go to the theaier or to work on foot, if tkzey so desire. There I�as aiso been discussion with the applicant regarding a walkway sysiezn around the wefiland which would iink io Silver Lake Park. 12. � � Dimensional Requirements Building Setbacks' O, ff ce Buildings Theater Required Front 30 feet Side 10 feet; 30' if abutting street; 20` if abutting residential Rear 20 feei; 30 if abutting residential Froz�t 30 feet Side 10 feet; 3Q` if abutting Street; 30' if abutting residential Rear 30 feet; 40' if abutting resideniial Parlang Lot Setbacksl Front Sid� Rear 30 %et 5 feet 5 feet Provided 235' min; '795' max 100' to Donatelle's 470' to Long Lake Rd 50 feet 34 feet 620' to Donatelle's 430' to Long Lake Rd 235 feet 30 feet 10' to Donatelle's 350' to Lor�g Lake Rd 50 feet 1The setbacks for the offce use are fron� the Bm2 district which is ihe zonimg district where such use� first appear as pernuitted uses. The setbacks for the theater are &om the $-4 districi which is the zoning distnict where such use first appears as permitted. Planning Commission 471-97: O'NeiI Property Mazch 8, 1997 Page 20 Building Heighi 3 stories; no di.mensian given {esiimated 52 feet based on R-1 dislri�t timit of 2.5 stories or 45 feet) 42' for iheater 20' to eave for offces Mu�imum Project Size 5 acres 23.99 acres MinimuYn Street Frontage 200 feet 1690 feet Minimu�t Property Width 2aa ��t 12go ��e 13, I,ands�aping, �creening and Surfacing (5eciion 1120.03, Subd. 2): 14. (1) The entire site, ofiher tha� tl�at taken up by structur�s or iaudscapiz�g, shall be surfaced with a material to control dust, drainage and erosion, The applicani is proposing a paved parking loi to serve �he theater and of�ice buiidings, {2) A drainage system confom�ing fio tl�e comprehensive storm drainage plan and subject to the approval of Che Duector of Public Works/City Engineer shall be installed. See discussion under Item #4 above. (3} Developmeni abutting an R-1, R-2 or R-3 District shall be screened and landscaped ztx compliance with subdivisions 1103.08(1) through (5) of this Title. Not applicable since this property does not abut any R-1, R-2 or R-3 districts. The proposal wouid meet the requirements of �ection I 103.08. The applicant is proposing a 50-foot wide buffer area along the southem edge of the proQeriy �o provide protection for the adjacent residential neighborhood. They are willing to leave this area as is, to add trees if recommended by the Ciiy Forester, or clear the area and put in more manicured landscaping, depending o� the desires of the community. Sia.ffwould recommend ieaving the area naturat. (See also item #4: Vegetaiion.) Comparisan with Existing Zoning: The e�sting zoning on the sife is �-I (neighborhood business) for l.7 ac�'es and R-2 (single iamiiy and duplex residential) far seven acres. The B-1 district wouId allow the foiiowing uses: Permitted ■ barber shops ■ heauty parlors � convenien�e grocery stores � Iaundroma.t, se� service washing and drying P1aiu�ing Commission 471-97: O'Neil ProQerty March 8, 1997 Page 21 Conditional � governrnental and public utiiity buildings � professional and commercial offices � � commercial planned unit development as regulated by Chapter 1120 ■ solar energy and wind generator systems �taff does not regard the development of 17 acres in ne�ghborhood businesses as practical or marketable. Thez°e is jusi ioo much Iand in this parcel to be absorbed by the limited range of businesses listed as pernutied. The most likely use of ihis property, if it were io remain in this district, is offces. The proposal includes this use, so in this aspect, changing the zoning from B-1 to PtJTJ is not a change. 'Th� obvious difference is having an entertainment use as opposed to a retail use, and replacing the potentiat for duplexes under the R�2 residential district with the o�ce buildings in the proposal. The deveiopment of o;ffice buiidings v✓ith no access to County Road H2 is a quieter use than duplexes fronting on�o County Road H2 would be. The offices will l�e probably be closed on weekends and evezungs. There wiii be no d�iveway� onto County Road H� and no neighbars in eloseby yards. G C'oncPusions The community must decide what its goals are for this property and how it fits into the bigger pici�ure. One consistent theme in the adopted Comprehensive Pian and in a.11 the subsequent versions is thai the O'Neil properry is very significant and it is located in what the commuruty regards at its City Center. The desire in I979 was £or this area to become a strong, vital, identifying community focal point, with a mixture oi commercial, public, low, medium and high density residential and open space uses (p. 172). The 1979 Comp Plan atso included a Community Deveiopment Concept and tand use recommendations (see Appendix 4). The concept is described as "the basic idea behind the pla.n." It then discusses two topics � The importance of ihe Q'Neii property and the need to create a compacf, functional center ;ncorporating retail commercial activity, ihe civic center and medium and higher density residential development, and � The importance oi providing protection to the qualiiy of life in residentia.i neighbat'hoods. There, in a nutshell, axe the two main issues raised by this application. Staff is supportiv� af the request from Anthony properties for amending the Comprehensive Plan and rezorung the properiy to a(low development of the theaters and office buildings because we beiieve it: � is designed � a manner which provides protection and buffering for the surrounding residentiai neighborhoods ■ Preserves the wetland and leaves the undeveloped portions of ihe site in their natura.i, wooded siate. Planning Commission 47I-97: O'Neit Properiy March 8, I997 Page 22 � i�1il1 create a draw or attraciion to the I1�ounds View City Cenfier for the community, and neighboring commuraities; provides a"meeting ground" �ype business; wi11 bring vitality ■ Will bring customers to existing Pilounds View businesses; will provide employment � Adds uses which are missing from the City's land use rnix � Preserves the commercial Iand base � Strengthens the City's ta.�c base and generates revenue � Will not create traffic or drainage impacts; has infrastructure avaalable. � Takes advantage oi an oppor�unity being presented by �he mae�ketpIace, but establish�� planned unit development controls which will assure neighborhood and comm�ruty interests are protecied. Sta.ff does noi regard ihat portion of the O'Neil property having Highway 10 frontage as suitabl� for single iFamily d�velopmen�. Efforts to make it a liveable environment will create a"blank •�a1i99 in the City Center. �Ii1� recognize thai there axe a number of issues wluch need more discussion and perhaps fuxth�� refinement oi the plan. 5ome of this issues must be dealt with at ihe development plan sta��. These inciude: � how to guarantee the buffer area and construction of the offices � use of the we#Ia.�d buffer area ■ whether access situation can be improved � aanount of parking and overflow parking � security of the parking lot ■ waIkway along Highway 10; waikway around wetland and conneciion to Silver L�ke Park � how to deal with reuse of the site if the theaters close N:IDATA\USERS\PAMS1SIiARE1T�EVCASES1471-971471-97. PC 1 ::>, �� , ; � �; , ►= � � �: .�� etgn� �2��eo St�#�'lZepa� byo Pl��in� C��e I+l'mo: Itequ�st: P��iio�e�°o Locatioeao PII� N�so �m�in��ncl �Tseo �.ppI�c�ble Reg�Iations: IVlarch 19, 199'� James Ericsaq Planning Associate 477-97 Mixed Use Planned �Trtit Developmeni (Pi.T17) D.W. Jones, Inc. Silver �,ake Itoad & �iighway 10 06-30-23-43�0004, 003d, 06�7, Q00�, 0009, 4�Ob, 0003 � 000� �m2, Limited Business Districic / Insurance Offtce and Vacant Land For rezonangs, tF�e Planning Comrnission shall evaluate th� p��sible adverse effe�ts af a rezorung request based upon (but not limited io) the follovtrir�g factors {Section I125.01 suba. �.e.}: {1) Relatianship �o �vlunicipal Comprehensive Plarr. (2) Ti�e geographical area involved. (3) Vdhether such use will tend to or actually depreciate ti�e area in which it is proposed. (4) The character oithe surrounding area. (5} The demonstrated need for such use. Chapter 1120 states the purpose and intent of allowin� for planned unit develapments, and the procedure for approval o£planned unit developm.ents (PUDs). These are discussed in the rezoning seciion of this repart. � PIJI�s are required to be consisteni with the Comprehensive Plan (Section 1124.02 (2) C� Nlinimum proj�ct size = 5 acres � Niar�imum street frontage = 200 feet � Section 1103.0� requires screening, fencing and landscapir��. Attacb�erc�s: Planning Appl�cation Zoning �Iap Applicant's Letter Saint Faul Water Utility I.ettsr Minnesota ANR Letter Site Fla� (Separate At�achnnent) Pl��ning Case No. 477-97 D.W. J'ones PUI� Project March 19, 1997 Page 2 r � �: ��. : : �: � Pro asal: fihe appticant proposes to develop a mixed use planned ur�it development (PiJ�) on tl�e site bo�anded by Silver Lake Road, Highway 10, and the Saint Paul `V+Iaier Utility easement except that part occupied by TJB I�omebuilders. The deveIopment would necessitate a r��c�zaz�� f �k�e groperty fi-om B-2, Limited Business District to PUD, The area covers 12.96 ac�e�, c��rh�� appro�mately 4.5 acres is a U.3. Army Corp of Engineers and Minnesota DI� pF�� ✓��d. Ti�e applican� proposes the following mix of uses: a motor fuel station vrith fast food and car wash components • restaurant � senior housin� compl�x • ofi°ice building The proposed development would noi encroach into the wetland itself, but does �� Ra��; per�entage of ihe 100 foot wetland buffer �stablished by the City. Rezonin�aProcess: In Mounds View, planned unit devetopments go through ihx�� s��p§: Review/Approval/�''ubl�c �earing C� General Coneept Plan� {see Seciion l I20.04 Subd. 2) PC, CC (PH-yes) L� Development Plan {see Section 1120.04 Subd. 3) PC, CC {PHnyes} - Q Fina! Pian (see Section I i20.04 Subd. 4) Administraiive This application is ai the general concept plan stage. The purpose is for the app�i�ant tA submzt a plan to the City showing the appIicant's basic inteni and th� general naiure of the entir� development without incurring substantial cost. The concept pian serves as ihe basis for the public hearing so thai the proposal may be publicly considered at an early stage_ The followin� �l�ment� of the proposed �eneral concept plan represent the immediately significani elem�g�� -��ch, �8�� Gity shall revi�w and for which a decision shall be rendered: � overall maximum PUD densiry range Q general locatian af major streets and pedestrian ways O generai location and extent of public and cotnmon open space � general location of residential a�d noneesidential land uses with approximate iype aa�d i�t��ties of development Q staging and time schedule for development � other special criteria for developmeai I)iscussi��o Consdstency waPh Corrapreherrszve Plan: According to the Comprehensive Plan, this area oiDistr�ct I is designated as rruxed use pIanned unii develogment. The Camp Plan suggests that developm�nt of this land should in�lude provision for a pedestria�icycle traii systern to tie the various eiernents of the "City Cente�' together and to provide connection to cammunitymwide trails. The applicant proposes to canstr�a�t � sid�walk Planning Case No. 477-97 I?.W. Jones FUD Project � Marci� 19, 1997 Page 3 parallel to Silver Lak� Road from Highway 10 io County Road I. The planned unit devetopment as proposed is consisteni with the Comprehensive Plan. Hfghwcry 10 �4�ea 9 Study: Sl� Consulting is preparing a study for Area 9 of the Highway 10 carridor, which includes tl�s property. It is the largest collection of vacant parcels in �4,rea 9. The consultant will be presenting redevelopment alternatives and a preferred redevelopment strategy tio the City Council, Economic Developmeni Commissian and Plannin� Commission on April 7. The study includes a Market �nalysi� done by T'ow�e Real Estaie. The proposal before you has been protnpted in part by interesi �enerated by the study being done. St�ff is concerned that the proposal is geiting ahead of the s�ady, arrd would r�commend that no final actian be taken by the Pianning Commission on �hBs request without the benefii of consuttant's recommendation and some poiicy direction from the City Couneil (unless w� are facing the 120-day limit for action). We have noted later in the report where fhe applicant has followed the prelirninary recommendations that have been made by the consuttani. Land Uses; Demonsit°ated Need fot� Uses: A markei sfiudy was prepared by Towle Iteal Estaie as part of the �li�hv,ray 10-Area 9�tudy. �'he following uses were identified as either non-existent or deficient withir� Mounds View: a Heavy industry a Health and fitness center a�Ihoiesale trade • Movie theaters, museurms or art galIeries � Major or discount food markets • Assisted living senior housing � RegionaI retail center o Medical facilities • Cemeteries or mortua.ries • Dnag store The uses proposed by the applicanf are described below, aiong with information for the Towle Market �tudy on the demonstrated need for the uses: Condominium project: The applicant proposes an 83-unit, three-story senior living faciliiy, haif'of which would be assisted iiving, the other half unassisted living. The project will b� simiIar to the Silver Lake Pointe project immediately saut� of the subject property. A significant portion of the building would be located within the officially designated weiland bu�'er zone. The Tow1e report identified Area 9 as a"prime area" for senior, assisted living housin� developmenis. Offic� buildin�: The applicant is proposin� a one-siory s�acco building for a vari�ty of small, professio�al businesses. V�Iith regard io its physical location on the site, the buiid�rig would be Iacated totally within ihe vvetland buffer zone. Of�ce uses were identified in the Towl� report as � good fii for the area. a Resiaurant: The applicant has ir�dica�ed that they are aitempting to market ihe site to a sii- down, food attd drink type of establishm�nt, as opposed to fast-food, of which the Ciiy currentiy h�s rnany examples. �s the loi is configured, it does not make good use of ih� naiurai ameniiy of the wetland. Sta� sugg�sts cansideration of an aiternative placement for ih� res�aurant parcel and the access drive to make better use of the weiland. Planning Case No. 477-97 I7. W. Jones PUD Project March 19, 1997 Page 4 lViator fuel s�a�ion/fast food/convenience store: Th� appticani proposes a convenience type of fuel station witt� ei�ht pumps under a. canopy o�ering a fast food component ar�d a quality deYached cax wash on site. VVhile th� commuruiy has i�dicated Yhat the City does �rot need another gas station, the applican� points out that #his siie is perfect for such a use, which th� Towle report seems to support. This parcel, according to Towle, is the most val�abie piece of undeveloped land in the entire study area. The use, the repor� continues, should be an intensive "fmpulse" commercial business, as opposed to destination oriented commerc�al business. The use proposed by the applicani is consistent with th� Towle Study's imdings. Tc� Impact of the Projeci: Sta�' has requested this information fi-om the applicant, which should he available prior io the April 2, 1997 Planning Commission meeting. Overall P�°oject Desagra: The propos�d Iayoui for this project places the high volume, high intensity commercial uses close to the intersection o�Highway 10 and Silver Lake Road, as is to be expected. The placement of the senior citizen housing project is appropriate, especially as a complementary buiiding to the e7cisting Silver La.ke Pointe project and takes advantage of the amenity provided by the weiland. Staff is concemed, however, with the degree io which this buiiding and the of�ice building at the easi end of the site encroach into the w�tland buffer. The applicant has caleuiated thai 45% of the buffer area is proposed to be in impervious coverage (ezther buiiding or paving), We need guidance from Planriing Commission as to how such encroachments have been viewed in the past and whether it is a point of concem. From siai�s perspective, this seems high. Also, we are concerned abaut how the uses alon� �iighway 10 are more or Iess lined up in a strip fashion, and that no use has been made of the weiiand as �n amenity for the si- down restaurant use. Staff beiieves that more work needs ta be done to better integrate the uses on the site. For example, it is not possible #o walk from the senior citizen apartments ar frorr► the office buildings Yo either of the restaurants without having to traverse the entry drive and parking lots. There are no good pedestrian cosuiectians beiween the uses. Access and On�Site Circulatiorr: Circulation on the site between the office gas station/fast food restaurant, sit-down restaurant site, T3B Homes and the proposed office building will be provided by a private access road off of SiIver Lake Road and connecting to Highway 10. There will be three accesses onto Highway 10: one at the gas station/fast food restaurant, one shared beiween the sit-down restaurant and TJB �omes, and ane for ihe office bu�ildin�. There will fve access points on Silver Lake Road: thzee for the senior housing facility, one for the private drive, and one for the gas station/fast food restaurant. Plans have been sent to �QT and to the Rams�y County iraf�c En�ineer, but comme�ts have not been received at ihis iime. The numb�r of �ccess points on �Tighway 10 appear appropriate �iver� the variety of uses. StafFwould sug�est tha� some �vork be done on whether the nurr�ber on Silver L,ake Road can be reduced. Traffic Stuc�ies: ihe applicar�i is prep�ring a trafiic s�ady assessin� th� vehicular impacf of this development. T'h� Ptanning Case No. 477-97 D.Vd. Jones PUD Projec� March 19, 1997 Page 5 study was not completed at the tune this repo�ri was writYen. This infoamaiion should be �vailable prior to the Apri12, I997 Planning Commissian meeting. Drainage 1'lar�: From the con�ours on the site plan da.ted 3/14/97, the current drainage and vvater run-offflows primarily into the wetland with lesser amounts flowin� into the Highway 10 ditch. Two N�URP ponds are proposed on �he site alihough no caIculations have been provided to detemune the e�pecied drainage volur�e nor capacity of the ponds. 5taff° has requested a more detaiied drainage ari$.IySiS �TOri7 til� ��]1Cc�11t, in order to refer it to the Ciry Engineer. Nafural Fecataares ana' Open Spr�ce: This proposed development would replace whai is now vacant Iand with comtnercial and residential uses, preserving ihe wettand fhai is present on this site. The r�aetland itself will nat be aliered in any way as a result aithis project. Nluch of ihe site is cavered °ui prairie-t�pe grasses and scrub trees, although there are a number of significant trees as well. The dev�lop�r has incorporaYed many of the significantc trees into the design and landscaping of the project. �taffhas suggested installation of a walkin� path around the weiland in addition ta the observation boardwall�/nature overlook shown on the site plan e�rtending into the wetland. Any work within the wetland would require permission from both �linnesota DNR and Rice Creek Wa�ershed District. No construction is anticipated to occur vaithin the wetlarid, although there has been disc�assion about cleam-up worlc in order io erthance the wetland. Park Dedicataon Requirements: T'he applicant will need to provide a park dedicaiion payment in an amount ta be established prior io City Council �pproval of this PUD. Park dedication fees are based upon the fee schedule pravided in 3ection 1204.02, Subd 4 of the Subdivision Code. The fee �or the residentia.l component is 10 percent of the land value given the ratio of 10.3 residential uniis per acre, i�ss the wetiand acreage. The wetlar�d covers an area or approximately 4.5 acres. The fee for the commeccial and office uses ar� also based upon 10 perceni of the land value. The Pa�ks and Recreation Commission will deternvne the exact dollar amount of the park dedication fee. Provision for Common Qpen Space: The site plan does not indicate any provision for common open space. The Zaning Code in Section 1120.04, Subd. 3f pertaining to Planned Unit developments, estabiishes criteria for PLTD approvai, ane af which is that a sufficient amount of "usable" open space is provided. Section 1 I20.02, Subd. 3, General Requ�rements and �tandards, requires that enough common open space to meet the minimurn requiretr�ents of ihe Chapter is provided. However interprefiatiot� oi Section 1120.Q2, Subd. 5, pertaining �o the stap,ing of open spac�, would indicate that peovision of common open space is at besi optional. Yt states, "When a PUD provides for cor�t�rton open space ..." Nowhere in Chapier 1120 af the City Code is tliere a defined requirement for common open space. Sta#� recogruzes thai the Code is clear in that a sufficient amotant ofusable open space should be provided with 1'ilDs but seeks the Planning Commission's input as to haw much should be _ provided. Planiiing Case No. 477-97 D.W. Jon€s PUD Project March 19, 1997 Page 6 Landscapin� ar8c� Screerairag: The only laridscapi�� indicat�d on the site plan tht�s far is a row of trees along Silver Lake Itoad in fron� af the seruor buildin� and a row of proposed and exisiing tre�s between the senior huilding and the fuel staiion and restaurant,' A row of trees are also proposed in front of the office building atong Highway 10. As part of th� development platr, the applicant rn�ili need to provide a more comprehensive landscape plan showing a detailed plantir�g list with sizes, species and quantities propo�ed it�cludin� all types of gcoundcover. Any landscaping proposed witlun the St. Paul Vila�erworks' right-of-way vvill need to be approved by the St. Patat Water �JJtility. Easeme�aPs: Ponding and drainage easements wilI be requir�d for any on-site stormwaier holdin� ponds or areas thai perfarm water drainage fu�cYions thai are created by this development. In addition, a perpetua! drainage �asement shall be conveyed to the City for that area laying within the 1992 cfeIineated wetland boundary. A cross�access easement over the private drive will need to be provided that ensures the us�s within th� development will have perrnanent, nan-rescindable access to the private drive. The uses being served by the drive shall share all maintenance responsibilities for the drive. As a condition of approval af this PUD application, the site will need to be replatted. Perpetual drainage and utility easements shall be dedicated to the Ciry as a result of the replatting process. Thes� easements sha11 be 5 feet wide at side loi Iines and i0 fe�t wide ai front and rear loi Iines. Parking: The concept plan does not show sufficient detaii far sta.ffto check if thet°e is sufficient area for the required parking. This will be done at the development plan stage when we have more specific information an the sizes oithe buiidings. Th� applicant should be aware that they will have to adjusi building sizes so ihat adequate parking can be fit onto the site. Trash Disposal: Each use within the proposed PUD will provide for its own trash disposal. �Tf the trash is proposed to be stored outside, it will need to be kept in a fly-tight, waier resistant covered dumpster. The dumpster will need io be surrounded by an enclosure providing a i00°/a opaque screen vaith la�ching access gates, The enclosure may be of brick, decorative concrete block or wood, but should rnatch the exterior of the building to which ii serves. The dumpster shall be iocat�d upon an improved surface such as asphalt or �emeni. The en�losure shall not be located between the front lin� of ihe building and th� street on which the b�ailding fronts. The enclosure shall nai be Iocated in the established side or rear parking lot setbacks for parking lots. Snow Storage: The applicant has not indicated as ico the method that wiil be utilized for snow storage and/or rernoval. The uses served by the private road shall share in the cesgonsibility for piowing of the priva�� drive. i; Planning Case No. 477-97 D.W. Jones PUD Project March 19, 1997 Page i S�te Improv�r�ent Ag�°eerrter�t: Prior to the issuance af a buiiding pemut as parf of the ptanned uc�t development, the appIicant, developer or b�ailder shalI execute and deIiver to the City Council a site improvement agreemeni pravidin� for the inst�llatior� within one year of alI of the on- and off-site improvements as approved by the City Coe�ncil, securred by a cash escrow or surety bond in an amount and with surety and conditions satisfactory to the City, to ensure that such itnprovements will be actually constructed and installed according to the specificaiiae�s and plans approved by ihe City. The amouni of the band shall �e o�e and one-hatf (1 '/�} times the estimated cost of the improvemenfs as det�rmined by the City. E, ffect on AbuitYttg Properties: With the exception of TJB Home Builders or� Highway 10 and t}�e senior care apartments to the south, there are no properties abutting tIus project. The T3B Home Builders praperty will be surrounded by the proposed PLTD. The initial pian is fio have a drive access linking �he of�ice buiidin� to ihe rest of the PUD cross through 'i.1B's property. Staff has learned that George Winiecki, one of°the property owners of this PUD, has an option io purchase the T3� building and would presumably allow such a shar�d cross access easement. The senior exisFing senior aparttnent building to the south will be buffered from the development by the e�cisting wetland, aithough it will lose the scenery beyor�d ihe wetland. 'This should not pose a significant impact upon the apartments, as they akeady look out onto Silver View Park, �uper America, and vacant land to the south; Highwaq 10 and the commercial development across Highway 10 to the north and east. Dirrrensional Requirements. l � Building Setibacks 2 Front: Side: Rear: ° Parking Lot Setbacks 2 Front: Side: Rear: • IVlir�imum Project Size: e Minimum Street Frontage 5ilver I.ake Road: Highway 10: � Ii�la�imurn Buildir►g Heights:3 � Lot Area per D�aellin� Unit:3 • Oper� Space per Dwellirig Unii:3 Re�uired 30 feet 10 Feet 20 feet 30 feet 5 feet 5 feet Provided 5 acres 12.96 acres 200 feet 200 feei 3 staries 2,500 ftz 625 ft' 960 feet 1,34� fee� 1,155 ft� 1 The dirnensional cequirements Iisted can be adjusted {increased or decreased) as a part of the PiTD concept plan approval process. 2 These requirements apply to the present underlying zoc�ang of the site, �-2, Limited Business District 3 These requirements are fro� th� R-4, High D�rosity Residential zoning district. ... :, ...:..:. ..:.-.:. . .. . . ..; ..., .... . :-. Planning Case No. 477�97 D.W. Jones PUD Project Ma�•ch 19, 1997 Page � R��orrarnea�da�emn: ihere are several unanswered questions at this point v✓hich need attention, a�xd some add�tiona.l studies which need ta be submitted before we will b� pr�pared to make a recommendation oe� this PU7� proposal. These include: � acceptability of the amount of encroachment into ihe buffer acea � site layout and integra�ion oiuses I� draina�e plan and calculations (� tra�Eic study � �ax impact infarrnatian �le are also awace thai there is some concern about th� number of gas station/fast food uses that are in the corridor now, and whether an additional one is needed. Provisions for landscapin� and screening, at�d aetuai parkin� layotat would be shown on the developmeni glan. N:V7ATA1iISERSIPAMSVSIiARE1DEVCASES1477-9NONES-PC.REP � �° w � r.�;��;'�;�i ;; C4 � A��.OPI�tE�T DEP�2.��°I' ��TEI,OP�ZE� A�'�I.,ICAT'�C1IV o- :,� ;,r� 2401 H"ighway 14, iviaunds V��w tiIN 551 ].? .' ,�.,. 512-784�34j5 `'�i,�� °'Paecaaas�ii4� 61z'/�'4"�`�V� ^ �'a�rr1 PY�e 7ypc o� Print Io.formazio� -�Qmplet� �oth Sides af'I7x�9 �'or�a �pgGc�t Infoe�atian N a�:e of App ticant �,cdress D . W . .Tones . Tnc . � �o aoY 340 Walker N�V 5648� Tx� tcr�sg i.� Prope�y (ea�k aP�raPriaea bo�) � Can� of Propcty � C�tcact :or Ded°a O�rn�s° e L..°ssee, Cperartsr, Vfsnager � .�aec�e�c Po r�'+.�c�sc C OL�eT (e:tv lain j . ielcpt�onC �1 �--5 7 ��QZ �'a�c 1 A-5/�7m�hF�7 :�pplicsut� zae�sx prvwide evidence of iQter�,t i� pr�Qercv �t t�e time oia�pLic�ziono �d if yaa �r� �vt t3ae o�s�ne�° of ttr� propertY, you �tust pruvide :s l�tter� of pe�mis9idex From tkt� awner oivitt� �n�sezxt t4 the �� of t6is appGr.��oa. T�lc prapert�y owner must si;a this �pp6i�tion for it to be accepied. ) Properrv Descrigtto�triPr�posaE ` ,�dd:e�s or G�ai = ocscion L'�al Des:..-ip[ion �Pooc^; I�Ginca�on = �t L•�T T� q oE_�e;e� C�.;rac ;Jni^.� Hi;nwav 371 & Silver L.akz Raad Attached. on site plan 06m30-23-��-000� 00360 � ��' 49 n g,00O3 B�Z �.e�'L T � 4; I; �C�*�eicc�lac�at r Cl��.°, a"1IAIlY �Wei.�YQQ c I�iuo(zx.•T�xo^�I;rDwellin4 � �f�.uti-�a�iiy �WeiIi�as � �usinca-srC��.-�ercial EstaoLai�enc = L:du��.:al �s;abli�znt r Otb� (c�lai�) � 1 yE7� l,Y �DDE1C3IlUfl r� C�mnreatc°asi�e ?!au A�dm�at S:�GQ t� .r{�'OIILIIQ av�iQiEC; .... ., aaJd Tr'C � j CQ� � t�fsjor Subdivisioa 5254 �-��Q d�oa-it" � �fincrSubdivisicn �I°0 � P�.s� Unit Deveioam�t (PCTD} ��4 c PL� �eadm.�� s I sa � ConczaonaE U>e P�i.c R-1. R-2 575; a.1i ot�e:s �?4� � ys;�� R-1, R-� 5�5; 3II orhers 3ZC0 e Code .�Gpc:l S; 5 �. L�%eve€oo Revie4�/Sit� °Is� S100/sc; xin �IO(} cnn.ti SSOc3 j We�land �,lec-auoa P�xnic �SO �° dr o�ix" G wc:l��.nd Bt.ri�r?°-°�it �' _ �°`!ocdel�i.z P�°�i[ ��QO � Crh�r. s:�d �illiilC;�11 C:,Ce rJi �tiR�°tlaQOtt �L .^.C'OSIfS P1cas� co�plete ehe r�2vcrqe side of this applicai�on. C,�y at°�ra�as w�e�, �� D�v�lo ment A lic�tfon �� Prope�tt� Cla�sification Descnpeion ot Proposal � Abs�nc: � Torr�s To develop the entire vacant Iand' Ib��'tec�an t-hP ��x,r�,z,A�r �,,,� � oE Hwv. I.0 and Silver Lake Rd. in the Section 9 Redevelo ent t �� cails fOi c'i fBSt �00��35 COi3V�I]IPrtrp Oi s�'a7" �a�� ,r.'3�S�12t1a iPCt'ai1't'an� c�i office b�.iildin and senior hauszn . The �Ian ravid t � Silver Lake Rd. to �he Hwye 3.0 properties. It also integrates the cuxrent s�dewa.�Je.� into the proposed prajecto �3Y tit,! ;QL�) SIGNAi°'JR� ON T°rITS ?,.PP�CA:ION, I F�EB'i DEC.�RE THAT, �'O T� BEST OF l�fY �O�L�GE, ir� 11V�'QR,tv1ATI0NPROV�FD I lc'�L�.�?v� AC�Ua��'� D.W. nes . co Si�setu°c at 4crpLica�t Bv: Ns, :e or .4ppiicaz�c (type�'t�r;.ated) Ron ucnesneau, �r. J.�s V �iranlxr or"Prop�r Oumer �ar,:s of?:`opc^� Owg� (t�ediormtcd) D 'Y. Jcnes,Tnc. tZOI`l Ut1C:lesile3uT Ji', Zi.S Trus��s oF B.W. Jones, Inc. �-oiit Sharinc P1an r �on �uc:�es�eau, .;r a z-us ��e �V�' Ron D�:c�e�e?u, Jr. e La 1i'�11 eC, { . �,/ it;�5� �Q,�\.��1.��`�,i..R_�1L,L. zaaamf�na 9m18mznamvRy�rY�;ffiffigyqy�yyrqq�aasaaaas:x�ssm.arms�mm�s0�aaaffia:�sast�8ma8�e�empqp�mQa:�g$aa�aa FQR O�i� L.�d� OI`r1.? D31c OI Sl1;I�°+1tC1j _ "� -��C( °f Dacc ot ,�cr...--,�:.qnce 3 - 5 _ �i � .�_ �� co: �11 °:artcaiIIg C�.ss �70. 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Jon�s, �c. N 7890 7885� 7870 7864 7860 7865 7850 7855 784a 7835 7790 78t5 � 7805 n�o � �ao� w 7751 w 7760 � 7741 7750 7735 7730 7727 T710 7711 - I n aim I�r � 7954 � 7858 7852 w �aas � � 7840 7800 77B0 7740 7730 7720 � 1 �� Box 340 W A L K E R M7 I N N 5 8 4 8 4 March 5, ] 997 Pamela Sheldon Direcfior of Communifiy Developmen# City of Mounds View 2401 Highway 10 Mounds View, MN 551 i 2-1499 Dear Pamela, The PUD that has been submitted is a welf thoughf out pian that will allow �he city to achieve the higt�esi and best use out of the subject proper�y whife complimenting the needs of the surrounding neighborhood as well as the entire community, The plan cails for commercial properties to be loca�ed a(ong Highway ] Q such as a€ast food/gas convenience store and car wash, fast food restaurant and small office building and then transitioning the bacfc fand info high density residential accompanied by ' tastefu! treatmeni of green space and wetlands blending into the neighborhood. ThE Comprehens;ve Pian calis for the site ;o be developed into a Mixed Use PUD jusf as being proposed. The plan states that District 1 should confiain a mix of commercial, public, low, medium and high derzsifiy residenfiai and open space uses. The plan also recommends that provisions for dedication of land to a pedestrian/bicycie trail system be provided. Secause of fhis we have inciuded a sidewalk the entire fength of Si{ver Lake Road which wifl accompl�sh fhis goal, The plan states that access fo Highway 10 should be limited and concentrated. For this reason we have included a private road which accesses the site from Siiver Lake t�oad to provide an aiternative approach for �he commercial properties. The commerciaf properties a(sa shere some access poin#s to Highway 10 ta heip control the congestion,_ We befieve fihaf in addition to compfying wifh the Cor�prehensive Plan, #he propasal will also Pifi the recommen�ations o� SRF Consu(ting Group, Inc's Section 9 Redevelopmenfi Study, We have attended ai! of their public forums, h�ve had dialogue with them and believ�that aur proposal wifl resemble one of their recommendafians, SRF, as wel! as Towle Reai Estafe, have sta#ed �hat fhe corr�er of Sifver take �doad and Highway 10 needs �o be a high fraffic use. The Towfe study stafes that #his part of tt�e subject site should be or#enfed for commercial business that relies on "impuise" traf#ic, rather than destination-orienfed fraffiic, Its study also states fiha� some iype o� convenience or service-oriented retailer may be a gaod possibilifiy to be developed. All the ofiher aspects of our p[an, such as fast faod/restaurant, office, senior housing, freatment of green space and integration into the neighborhood are in fihe presenf Towie study. Before action is faken on this pro;ecf, fihe SRF study wiil be presented and we believe very strongly fiha# our pfan wiil fif within fheir recommendafior�s. 1f you have any further questions, piease give me a cali at 218�5470-33�7. Thank you. �� Skip Duct�esneau Vice President �.. � ,��. �F. T�;\,. �'\sr�i,x: �� O�+RD OF �ii1AT�R COiY1�11SSIONERS -f Dino Gucrin, Prrsidr�rt Jani�c itettman, i'ic� Presrd�r,� Sie hen Hasc(mann, C�vnmriss•io�rur �Iich:eef Harris, ('onrnrissio�r�r tilichaei Arcand, ('omrire;ssioner February 24, 1997 Ms. Pam She(don Community,Development Director City of Mounds View 2401 Highway 10 Mounds View, Minnesota 55I 12 RE: Conduit Maps Dear i�is. Sheldon: As we discussed last week, enclosed are maps that show the location of our two (2) 60-inch raw water conduits, within our 60 foot right-of-way. Any work to be aone within this 60 foot right-of way wilt have to be permitted by the Water Utiliry. We will be happy to wark with you to meet your developrrzent goals while protecting our water conduits. ' If you have any questions, please contact Bill Tschzda at 266-b26�. GEVUpdd Enclosures S incerely, �� . : . ��'- L° / . � � /� G�1e E. I��'eqer Engineering Manager ��as�� i �'a�� I�'�la� Commercc Bnifdin�„ y�d�h Street E�st, St. Paul, ,l�iN 5�11}3-IliOi Tet. (Cri2) 36b-6?"� F;ix (Gi?} 39?-?311 TTY: (hI?) ZC(-629�) Scrnie R. $alfere. (ie�rerril.Ua�ur�ra- RoLCr.a. dlohror, ('rru�•ul Sernic�s,1(<riau�er James 1�Y.Graupmann,Disv�fhruiar,iluxa��r James L. Haus�en.Proclerctiorz.lhur�r�er Z%re ,�wnr Pniu (hiuer �.'ttlin• nro�•rJ�>.s nu�iitp u•at��r ;en�ic� to rire roilowin,e �;n�s: :�rden Hil1s�F:ilcon Hcigl�ts.aLauderdalc�Littic C:u�ada�ll�plewon�la.�Eendotae�Iendota Iieiyhts�Ruscville��:iint Paul��'est �t. Y;�ul �l:\CLERIC�L1GVtEYER1SHELDON.�VPD February ?d, 1997 `� March 3, 1997 �linnesota Department of ��atural Resources Mctra Waters, 1200 Warner Roa� S� Paul, MN 5� I06-6793 Telephone: (612) 772-7910 Fax: (6 i2) 772-7977 Ms. Pam Sheldan City of Mounds View 2401 H�ighway 10 �Iounds �ew,1�AI SS I 12 Re: Projec� R��riews, PCJD's Dear �s. She(dort: The DNR recently receiveri two development proposals for parcels in �he city. Neither one appears to impact the DNR protected wafers on sit�. Conce�tual PUD plan 4 D.W_ Jones, Wetlarid 62-258 `,'� The pro�ect wi1I crea�e a high degree of impervious surface. '�he plans do not show the locations of any treatment basins. Anthony Properties PUD, Wetiand 52-I�1 The DNR has detennined an ardinary high water elevation of 895.8 feet. The sat� plan does nat show enou�h iopographic detail to determine i� encroachment will occur. The wetland delineation shows "bottom �94-895 feet." DNR permit nales prohibit development fills below 895. $ feet. On both of thes� projects we suppart tile city's buffer re�uir�ments of l Od %et. If encroachment is allowed, additionai plantin� sttould be considered. The buffer should remairi zu�mowed and natural. If en�anc�ment of the buffer is allowed, r�ative s�ecies of grasses and wildfiowers should be considered. The foliowin� comments are general and appIy to aIl proposed developme�,ts: a. Appropriate erosian coratrol meassures should t�e t�aken d�ariaig the construction periad. The �innesota Constnxction Site Erosior� and Sediment Control Pia�ing Handbovk (Board of Water � Soii Resources and Assoctiatior� of �fe#ropolitan and Sail and Water Conservation Districts) �uidelines, or their equivalen�, shauid be follovv�d. DfvR Intormation: bl?-'_'?6-61�7. 1-3Q0-�hb-n00(3 • TTY: 61"_-_'96-�a�is. 1-8�0-f��7-39?0 �n Euuai Opoununm Emoi„�rr Prinseu ��ie Rcc}cied P�or: C.mc��mne � Whu V�iucs Df�rni�c �� \1in�mum c�i tU<< Pm�-Canwmer t�;�1cr f :.- �S. P�7ri �h�l�Otl March 3, 1997 Pa�e 2 b. If constructior� involves dewat�ring in excess oi i0,00Q gailons per day or onc million gallons per year, a DNR appropriations pern�i� is needed. Yau are �dvised that it typically takes approximately 60 days to process the pennit application. c. lf constrtaction activiiies dxsturb five acres of land, or more, contractors are required to apply for a stormwater perm�� fraet� the i�'uuaesota PolIution Contro9 Agenc,y (Scott Thampsan @ 296-7243}. de 'Th� comunents in t,E�is letter address DNR. -laivisior� of Wa�ers �urisdiciional mat�ers and concems. These commments should not be construed as DNR suppori or lack �hereof for a particular pro�ect. Sincerely, �� l� �� `�."�--ti-e � MoIIy Shadeen Area �iydrotogisi MCS/c�s c: Tirr� Ericson, Ciiy ofMounds Yew Wetland �'iles 62- i 71 and 62�258 James �ric�sor� 2409 Hwy. 10 Mounds Vievv, MN. 55112 Craig �uidema 2�Q9 Cfy. Rd. I Nio�and� 1/iew, IVIiV. 551 i 2 De�r nAr. Eri�kson; As a 19 year resident of the Ci#y af Mour�ds Vievv, i've hac� tP�e oppo�tunity to watch �he area grow in many ways, most o� them good, some of them, not so good. i don't believe constructian of a convenience store/gas sta#ion/car wash or� the s.e. carner of Hwy. 90 & Silver Lake Rd. is a benefit ia �he City of Mounds View. The ciiy already has a conveni�nce store/gas station/car wash adjacent io fhe property on th� s.w, corner of this intersection, as weEl as a convenience stare/ gas station on the s.e. corner of Hwy. 10 ar�d Cty. Rd. I. Yet �nother such facili�y exisfs just 1 block away at the rt.e. corner of Hwy. 10 ar�cf Long Lake Rd. Regardless of my personal feelings toward this kir�d of deveEapment of the properfy, the planning commission ought to be able #o recognize the multipliciiy of t�ese types of businesses cancentrafied in fihis area of the city provid�s no benefit to city residents. If the dearfh ofi creative thinking iowards praperty devefopment in the city con#inues, the quality of life in 11�ounds View will be sorely affected. I beseech the planning commission not to approve this d�velopmeni as proposed, I will personally continue to oppose it untii the developer can present a plan for #he property that wiil provide both immediate and long-term benefits to th� resid�nts of th� City of Mounds View. Sincere{y, i: 1 �;.: , �� /� Ta: Nlounds View Flanning Commission From: Jarnes Ericson, Planning Associate 5ubject: Planning Case No. 472-97 Spots Quicic I.ube, Inc. 2975 kIi�lnway 10 Date: N�eetin� of l�arch 19, 1997 I t: � �_ _ . '•:� :1. � '"� ;1�� A.t your last rneeti�g on iviarch 5, 1997, tl�e Spots Quick Lube conditional use pem�it applicatior� was discussed. It was decided that if'the applicant was able io provide a revised site plan prior ia your li�larch 19, 1997 meeting, the Planning Commission would be able to examine it and perhaps offer input as to ihe site plan's suitabiliiy with regard to the issues that were previously discu§sed, such as th� paricing configuration, setbacks, curb-cut on Sprin� Lake Raad, etc. ;:; . ` 3 ��3[TEa The revised site pIan date stamped 3/14/97 indicaies ihe revised parking lot con�figuration with the appropriate nuenber of s4alls and revised seibacks that have beer� increased from the previous site plan. Previous siie plan examples had the parking lot at close to the minimum sethack from Highway 10. This setback is now 11 and 12 feet ai the twa ban4cs af parking stalls that front I�ghway 10. The increased setbacic will allow for a larger and more effective buffer between the use and the 3ughway. The curb�cut on Spring Lake Road has been moved back further from ihe intersection to minimize possible congestion and tra.f�c conflicts be4ween vehicles attempting to gain access to the use and those waiting to access Highway 10. The appiic�nt has indicaied that ail of the existing impervious surface wili be removed fio allow for a seamless, high quality parkin� and driveway surface. �. . - : t, ° If the Pla�nin� Commission is able to review these plans and o�er any recommendations as to the #�nta�ive accep�ability of the site plan, this wauld better prepare the appizcant to provide a satisfactory site plan for final review with the Planning Commission on .Aprii 2, 1997. The applicar�� r�vill not b� a.t your Marrch 19, 1997 meeting. Any comments regarding the sit� pIan can b� directed to staff. N:IDATA1iJSERS�PAMSLSHARSIDEVCASES\472-971.SPOTSPC2.RPT