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HomeMy WebLinkAbout03-07-2018APPROVED PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting March 7, 2018 Mounds View City Hall 2401 County Road 10, Mounds View, MN 55112 ______________________________________________________________________________ 1. Call to Order The meeting was called to order by Chair Klebsch at 7:00 p.m. for March 7, 2018. ______________________________________________________________________________ 2. Roll Call Members Present: Commissioners Farmer, French, Klander, Klebsch, Monn, Rundle, and Stevenson. Absent and Excused: None. Also Present: City Planner/Supervisor Jon Sevald and Council Member Bill Bergeron. ______________________________________________________________________________ Index to Minutes Page Resolution 1082-18, Finding that a Modification to the Redevelopment 2 Plan for the Mounds View Economic Development Project and a Tax Increment Financing Plan for Tax Increment Financing District No. 1-6 Conform to the General Plans for the Development and Redevelopment Of the City Resolution 1083-18, Amending the City Code, Section 1104.01, Subd 5, 4 Regarding the Encroachment of Front Porches (Special Planning Case SP-212-18) Approval of Minutes 7 _____________________________________________________________________________ 3. Special Order of Business None. Mounds View Planning Commission March 7, 2018 Regular Meeting Page 2 ________________________________________________________________________ 4. Citizens Requests and Comments on Items Not on the Agenda None. ______________________________________________________________________________ 5. Planning Cases A. Resolution 1082-18, Finding that a Modification to the Redevelopment Plan for the Mounds View Economic Development Project and a Tax Increment Financing Plan for Tax Increment Financing District No. 1-6 Conform to the General Plans for the Development and Redevelopment of the City. City Planner/Supervisor Sevald stated MWF Properties developer of the “Boulevard”, a proposed 60-unit apartment building to be located on the NW corner of Mounds View Boulevard and Groveland Road, is requesting Tax Increment Financing (TIF) from the Mounds View Economic Development Authority (EDA). This is not a financial review of the TIF, but rather a review if the use of TIF is consistent with the Comprehensive Plan. He explained Tax Increment Financing is an economic development tool used to supplement other financing sources. TIF may only be used if it passes the “but, for” test, meaning, the project would not be competed “but, for” TIF assistance. Mounds View has used TIF for a number of projects, the most recent being Medtronic (2003-2033). James Lehnhoff, Ehlers & Associates, introduced himself to the Commission and provided a high-level overview of the TIF proposed for this project. He reiterated that the Commission was being asked to advice the City Council on if the use of the proposed TIF plan was in conformance with the Comprehensive Plan for the City and explained the EDA would be reviewing the financial plan. He provided the Commission with a definition of TIF and a TIF term example. The various types of housing districts were described and it was noted they would have a 26-year maximum term. The projected taxes for the Boulevard project was reviewed with the Commission and he explained the project would continue to pay the pre- development (2018) property taxes ($3,653), but the additional post-development property taxes will be refunded back to the developer to pay for qualifying expenses (land, site preparation, utilities, other expenses). Over the TIF period, 2020-2045, this is estimated to total $2,362,928. Commissioner Monn questioned what the term of the Boulevard TIF District would be. Mr. Lehnhoff explained the term length for TIF housing districts was 25 years after the first year, or 26 years. He commented further on the pay-as-you-go type TIF note stating this option had a 15- year term. He reported the Boulevard project had a funding gap of $546,000 and indicated a pay-as-you-go TIF note would provide the necessary assistance. Commissioner Farmer asked how the TIF plan would be adjusted if the estimated costs were to shift. Mr. Lehnhoff commented this issue would be addressed in the Developers Agreement. He explained project costs would be verified by staff in order to ensure the TIF assistance was Mounds View Planning Commission March 7, 2018 Regular Meeting Page 3 ________________________________________________________________________ needed. He reiterated that all of the numbers were merely projections. He reported the TIF District could be shortened if more value was achieved than projected. Commissioner Monn questioned how the developer benefited from continuing to pay. Mr. Lehnhoff explained the developer would continue to pay property taxes on the project, but would receive a check in return based on the increment. Commissioner Klander asked if the first part of the Resolution had to do with TIF. Mr. Lehnhoff reported the entire Resolution revolved around TIF. He commented the modification to the Redevelopment Plan would allow for a TIF District to be created. Chair Klebsch inquired if a TIF District could be disbanded if the project were to fall through. Mr. Lehnhoff stated the City would not be locked into this project and noted the TIF District could be disbanded. Commissioner Klander requested further information on the process that was followed for the “but for” test. City Planner/Supervisor Sevald described the analysis that was conducted by staff. Mr. Lehnhoff commented the City also needs to consider if workforce housing was compatible with the Land Use Plan. Commissioner Monn commented on the City’s 2008 Comprehensive Plan. She noted one of the goals for the City was to consider commercial development and redevelopment along County Highway 10 to broaden the tax base and expand the employment base. Another goal was stated as being to ensure future development and redevelopment was compatible with the natural environment. She believed that the proposed project fell outside of the strategic goals for the City. Commissioner Stevenson stated he believed the Boulevard project would fit with the plans for the County Highway 10 corridor. He indicated even if TIF was used for a multi-family housing development this was still within the City’s plan for the corridor. Commissioner Monn asked how this project aligns with the City’s vision for a broader tax and employment base. City Planner/Supervisor Sevald explained the proposed 60-unit apartment building would have around 112 residents. He commented a certain percentage of that population would be of working age. In addition, maintenance and management workers would be brought on to work at the complex. Commissioner Stevenson commented further on this history of this property and the goals for redevelopment. Chair Klebsch summarized the Comprehensive Plan was calling for more job creation along the County Highway 10 corridor but noted the zoning for this property also allowed for multi-family housing. She questioned how this project conforms to the original goal as stated in the Comprehensive Plan. City Planner/Supervisor Sevald discussed the reality of the commercial market and noted housing was a more realistic goal for this property. Mounds View Planning Commission March 7, 2018 Regular Meeting Page 4 ________________________________________________________________________ Commissioner Farmer questioned if this project would enhance the City’s tax base. City Planner/Supervisor Sevald reported after the TIF note had reached its term, the City’s tax base would be increased. Commissioner Klander inquired how inaction by the Commission would impact this project. City Planner/Supervisor Sevald reported a Public Hearing has been posted for this item on Monday, March 12th for the City Council. For this reason, he encouraged the Commission to make a recommendation to the City Council. Chair Klebsch stated she was a little disappointed to not see the pro forma in the Commission’s packet. She commented on the “but for” test and believed this was somewhat subjective. However, she trusted the recommendation from Ehlers. She expressed frustration with the fact that it appeared the Commission’s hands were tied on this issue. She stated she would like to learn more about the City’s housing goals. She explained she did not appreciate the lack of transparency for this project both with the Commission and the public. She indicated she has received emails from the public voicing concerns and questions. MOTION/SECOND: Commissioner Rundle/Commissioner Stevenson. To approve Resolution 1082-18, a Resolution Finding that a Modification to the Redevelopment Plan for the Mounds View Economic Development Project and a Tax Increment Financing Plan for Tax Increment Financing District No. 1-6 Conform to the General Plans for the Development and Redevelopment of the City. Commissioner Stevenson thanked staff and Mr. Lehnhoff for their thorough presentations on TIF. Commissioner Monn requested the PowerPoint presentation from Ehlers be forwarded to the Planning Commissioners. Mr. Lehnhoff stated he would forward this information to the Commissioners. Ayes – 4 Nays – 3 (French, Klander, and Monn) Motion carried. _____________________________________________________________________________ B. Resolution 1083-18, Amending the City Code, Section 1104.01, Subd 5, regarding the Encroachment of Front Porches (Special Planning Case SP- 212-18) City Planner/Supervisor Sevald stated within residential zoning districts, the minimum front yard setback is 30’ from the property line. On occasion (1-2 times per year), homeowners have inquired if a front porch can be added onto a home. If the home is at the minimum setback, a front porch would not be permitted, unless a variance is granted by the Planning Commission. In order for the Planning Commission to grant a variance, a “Practical Difficulty” or “Hardship” must be proven. In Staff’s opinion, this is difficult to provide because a front porch is an Mounds View Planning Commission March 7, 2018 Regular Meeting Page 5 ________________________________________________________________________ amenity, and not an essential part of the home. An ordinance amendment would be more appropriate than a variance. City Planner/Supervisor Sevald commented within residential districts, the minimum front yard setback is 30’.1 Staff recommends that the ordinance be amended, allowing non-enclosed porches (no walls, windows, or screens) to encroach up to 6’ into the front yard setback (e.g. 24’ set back from the front property line). A maximum 6’ encroachment is recommended to accommodate a 36” door swing, plus a 36” clear zone beyond the door swing. This 6’ encroachment is for the porch structure, and excludes any roof eve or stairs. For comparison the following is the minimum setback for a front porch on an existing home, assuming the minimum setback for the home is 30’: Arden Hills: 22.5’ Blaine: 22.5’ Fridley: 20’ Mounds View (existing): 30’ Mounds View (proposed): 24’ New Brighton: 24 Shoreview: 25’ City Planner/Supervisor Sevald explained front porches are an amenity to homeowners and add curb appeal to the home and neighborhood. Allowing front porches to encroach into the front yard setback will encourage homeowners to make this improvement to their homes. Staff provided further comment on the request and recommended approval of the City Code amendment as requested. Chair Klebsch asked if 24’ would be ADA compliant. City Planner/Supervisor Sevald reported this was the case. Commissioner Stevenson explained this adjusted font yard setback would be only for front porches that were not enclosed. Commissioner Monn questioned if the porch had to be attached to the house. City Planner/Supervisor Sevald reported the porch would have to be attached and noted a gazebo, or any other accessory structure would not be allowed in the front yard. Commissioner Klander understood front porches were becoming more popular. He questioned how close porches have been allowed in the past. Commissioner Stevenson stated he appreciated the way the code amendment was written as it would not allow houses to move any closer to the street. Chair Klebsch thanked staff for providing the Commission with a setback comparison from neighboring cities. Mounds View Planning Commission March 7, 2018 Regular Meeting Page 6 ________________________________________________________________________ MOTION/SECOND: Commissioner Farmer/Commissioner Rundle. To approve Resolution 1083-18, a Resolution Recommending Approval of an Amendment to the Mounds View City Code, Section 1104.01 related to Yard Requirements; Special Planning Case No. SP-212-18. Ayes – 7 Nays – 0 Motion carried. _____________________________________________________________________________ 6. Other Planning Activity None. ______________________________________________________________________________ 7. Reports A. Upcoming Planning Cases & Activity I. Comprehensive Plan Taskforce (March 13 and April 10) II. CUP Amendment, Garden City (March 21) III. Final Plat “Boulevard” (TBD) IV. Development Review Amendment “Boulevard” (TBD) City Planner/Supervisor Sevald discussed upcoming planning cases that will be addressed by the Council in the coming weeks. He noted the Comprehensive Plan Taskforce met on February 18th and will meet again on March 13th. He anticipated Garden City would be requesting a CUP Amendment to address the location of their temporary greenhouse. He noted staff was working on the Final Plat for the Boulevard, along with an Amendment to the Development Review. B. Staff Updates City Planner/Supervisor Sevald had nothing additional to report. C. Council Updates Council Member Bergeron provided the Planning Commission with an update from the City Council. He reported the Council recently denied a City Code Amendment that would allow for the discharge of firearms in the City of Mounds View. He explained the Council pass their goals and priorities for 2018, in addition to hiring a new Public Works Superintendent and Police Officer. He thanked Bethlehem Baptist for their continued generosity to the City and discussed how their most recent donation would be utilized by the City. He noted the Council canceled their worksession meeting that was scheduled for Monday, March 5th due to the weather. D. Planning Commissioner Reports None. Mounds View Planning Commission March 7, 2018 Regular Meeting Page 7 ________________________________________________________________________ 8. Approval of Minutes February 7, 2018. MOTION/SECOND: Commissioner Farmer/Commissioner Stevenson. To approve the Minutes of the February 7, 2018 regular Planning Commission meetings as presented. Ayes – 7 Nays – 0 Motion carried. 9. Next Planning Commission Meeting: A. Wednesday, March 21, 2018 B. Wednesday, April 4, 2018 ______________________________________________________________________________ 10. Adjournment There being no further business before the Planning Commission, Chair Klebsch adjourned the meeting at 8:13 p.m. ______________________________________________________________________________ Respectfully submitted, Jon Sevald City Planner/Supervisor Sevald Transcribed by: Heidi Guenther TimeSaver Off Site Secretarial, Inc.