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HomeMy WebLinkAbout04-05-2017-APPROVED- PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting April 5, 2017 Mounds View City Hall 2401 Mounds View Blvd, Mounds View, MN 55112 ______________________________________________________________________________ 1. Call to Order The meeting was called to order by Chair Stevenson at 7:00 p.m. for April 5, 2017. ______________________________________________________________________________ 2. Roll Call Members Present: Commissioners French, Klander, Klebsch, Rundle, Schiltgen, and Stevenson. Absent and Excused: Commissioner Love (excused). Also Present: Planner Jon Sevald, Council Member Gary Meehlhause, and City Administrator Jim Ericson. ______________________________________________________________________________ Index to Minutes Page MU2017-01: MWF Properties 2 Annual Review of the Planning & Zoning Commission Bylaws 6 Approval of Minutes 8 _____________________________________________________________________________ 3. Special Order of Business None. 4. Citizens Requests and Comments on Items Not on the Agenda None. ______________________________________________________________________________ Mounds View Planning Commission April 5, 2017 Regular Meeting Page 2 ________________________________________________________________________ 5. Planning Cases A. MU2017-001: MWF Properties, including: • Resolution 1067-17, Recommending Approval of an Amendment to the Zoning Map for properties located at 2901 Mounds View Boulevard and 80XX Groveland Road • Resolution 1068-17, Recommending Approval of a Conditional Use Permit for a Multiple-Family Dwelling for properties generally located at the NW corner of Mounds View Boulevard and Groveland Road Planner Sevald stated the applicant, MWF Properties, is proposing to construct a 60-unit apartment building at the northwest corner of Mounds View Boulevard and Groveland Road. The current applications are for; (1) a rezoning to R-4 High Density Residential; and, (2) a Conditional Use Permit (CUP) for a Multiple-Family Dwelling. If approved, and if the developer obtains financial assistance, MWF’s intent is to apply at a later date for a Major Subdivision to combine four lots into one lot; and to apply for a Development Review of the apartment plans. Staff provided further comment on the request, described the project timeline and recommended approval of the Resolutions. Commissioner Schiltgen questioned what would happen if the applicant failed to receive financing. Planner Sevald explained that if approved by the Council, the four lots would be rezoned to R-4 High Density Residential. He reported the Conditional Use Permit would expire in one year, if the developer did not begin the project. Commissioner Klander asked if the applicant had ownership of all four parcels at this time. Planner Sevald commented the four parcels currently had two different owners, one being the State of Minnesota (tax forfeited property) and the other was under purchase agreement by the applicants. Chair Stevenson discussed the Resolutions for the Planning Case. Commissioner Klebsch questioned if MWF held a neighborhood meeting. Chris Stokka, MWF Properties, reported property notifications were sent to all properties within 500 feet of the proposed development and 11 individuals attended a neighborhood meeting. He explained these same properties will be notified when a Public Hearing is held by the City Council. Commissioner Klebsch asked what type of reaction was received from the 11 residents in attendance. Mr. Stokka stated while there were some concerns, the general reaction was fairly positive. He discussed how the development plans had been modified since the neighborhood meeting noting access to Mounds View Boulevard/County Road 10 had been eliminated for safety purposes. He explained that access to the site would be made from Groveland Road. Mounds View Planning Commission April 5, 2017 Regular Meeting Page 3 ________________________________________________________________________ Commissioner Klebsch requested further information on the adverse comments received from the public. Mr. Stokka stated the main concerns were with light-wash from the site and noted a privacy fence was discussed. Commissioner Klebsch appreciated the fact that the applicant had held a neighborhood meeting. She questioned if a traffic light was being considered on Groveland Road due to the increased density that was being proposed. Planner Sevald stated the County was not proposing to install a signal at this intersection. Commissioner Klander encouraged the applicant to speak with Steve’s Appliance in order to ensure their deliveries could be made on a daily basis. Mr. Stokka reported a representative from Steve’s Appliance attended the neighborhood meeting. Chair Stevenson commented further on how difficult it was to get onto Mounds View Boulevard from Groveland Road. Planner Sevald discussed the number of rental units within the City of Mounds View and noted the number of accidents along Mounds View Boulevard at Groveland Road. Commissioner Klander asked if additional feedback should be received from the Police Department regarding traffic safety. Planner Sevald explained the intersection at Groveland Road and County Road 10 was not the most dangerous in the City. MOTION/SECOND: Commissioner Rundle/Commissioner Schiltgen. To approve Resolution 1067-17, recommending approval of an Amendment to the Zoning Map of Mounds View for property located at 2901 Mounds View Boulevard and 80XX Groveland Road; Planning Case No. MU2017-001. Commissioner Klander believed more discussion should be held regarding traffic concerns at the intersection of Mounds Vie Boulevard and Groveland Road prior to the requested development being approved. Chair Stevenson agreed this was a concern and explained further discussion could be held when this item returned to the Planning Commission for Development Review. Commissioner Klander questioned what other zoning designations could be considered for this property, other than R-4. Planner Sevald stated R-1 single family would not be appropriate and Commercial would be challenging. For this reason, staff was supportive of the R-4 zoning designation. He noted the Comprehensive Plan had the site zoned Mixed Use, which was a combination of Commercial and Residential. Commissioner Klebsch explained she supported changing the zoning at this time. Ayes – 5 Nays – 0 Abstain – 1 (Klander) Motion carried. Mounds View Planning Commission April 5, 2017 Regular Meeting Page 4 ________________________________________________________________________ MOTION/SECOND: Chair Stevenson/Commissioner Rundle. To approve Resolution 1068-17, recommending approval of a Conditional Use Permit for a Multiple-Family Dwelling generally located at the Northwest Corner of Mounds View Boulevard and Groveland Road; Planning Case No. MU2017-001. Commissioner Klebsch requested further information on how the City manages the Conditional Use Permit extension process. Planner Sevald explained the applicant would have to make a written request to the City Council and the City Council would then take this matter under consideration. Commissioner Klebsch questioned what MWF’s timeline was for this project. Mr. Stokka hoped to have financing in place by November of 2017 which would mean the apartment complex would be completed by the end of 2018. He stated some financing requests took two or three years to be approved, which could delay the project. Commissioner Klander requested further information on the Housing Tax Credit program. Mr. Stokka explained the Housing Tax Credit program was a Federal program that allocates tax credits. He reported this was a very competitive program and requests were scored based on location benchmarks, access to transit, school systems, and job growth potential. He believed that the proposed site was extremely viable and the apartment complex would remain leased. Commissioner Klebsch asked for further information on the occupancy of the proposed complex. Mr. Stokka estimated 120 to 150 residents would occupy the apartment building. Commissioner Klebsch anticipated that up to 200 residents could occupy this building if more three bedroom units were constructed than one bedroom units. She questioned how the applicant determined this complex would not be a burden on the existing utilities. Planner Sevald explained he had held conversations with the school district and they were not concerned with the proposed plan. He discussed how the district was preparing for the completion of TCAAP. Commissioner Klebsch requested further information from staff on how the City would address traffic congestion. Planner Sevald indicated the City had traffic counts for Groveland Road and Mounds View Boulevard and both were manageable at this time. Commissioner French stated he was struggling with the idea of adding more rental units to the community given the number of rental units already located in Mounds View. Chair Stevenson commented on the differences between affordable housing versus low-income housing. He requested clarification from the applicant on what type of development was being proposed. Mr. Stokka stated he was proposing to construct workforce or mid-market housing. It was noted the apartment building would be managed by Velair Property Management. He stated this complex would not be all that different than market rate apartments. He encouraged the Commission to visit MWF’s website in order to learn more about the type of units MWF has constructed. Mounds View Planning Commission April 5, 2017 Regular Meeting Page 5 ________________________________________________________________________ Commissioner Klebsch questioned if the Planning Commission would be able to further review this request. Planner Sevald explained the Commission would review the Development Review and Major Subdivision. Chair Stevenson understood traffic and congestion were a concern for this corner, but he supported this item moving forward. Commissioner Klander questioned what value of the property would be forfeited in TIF. City Administrator Ericson stated the City hasn’t had a lot of TIF projects over the years (4 total). He stated the first three created the Mounds View Business Park, have been very successful and have been decertified. He reported the City has not ever done TIF for a housing project. He explained he was uncertain as to what the expense would be to the City noting this would be dependent upon the cost per unit. He indicated the Met Council was seeking additional workforce housing in the metro area. He believed the request from the developer was not unreasonable. Commissioner Klebsch asked how much the City would be investing in this project. City Administrator Ericson estimated the City would be investing $650,000 to $850,000 in this project. He reported the length of the term would depend on the value of the project. Commissioner Schiltgen stated he supported Highway 10 becoming a better focal point within the community. While he had some concerns with traffic from the proposed development, he wanted to see this corridor revitalized. Commissioner Klander commented on the number of rental units within Mounds View and stated for this reason he would not be supporting the project. He suggested the item being tabled for further discussion. Planner Sevald stated it would be appropriate for the Commission to table this item if there were more questions regarding traffic and congestion. He explained a traffic study would take some time to complete. Commissioner Klebsch expressed concern with the fact that the applicant was proposing to have 60 more rental units within the community versus single family owner-occupied units. She believed the renters did not have as much buy-into a community, as homeowners. Chair Stevenson questioned what the going rate was for apartment rental and asked how this compared to the proposed development. Planner Sevald stated a housing study would have to be completed in order to gather this information for the Commission. Chair Stevenson asked if the Commission wanted to take action on the motion on the floor or to make another motion to table. He stated he would be willing to withdraw his motion. Planner Sevald explained the Commission was making a recommendation to the City Council and not a final decision. Commissioner Schiltgen recommended the Commission take a vote on this item in order for it to move onto the City Council. Mounds View Planning Commission April 5, 2017 Regular Meeting Page 6 ________________________________________________________________________ MOTION/SECOND: Commissioner Klander/Commissioner Klebsch. To Table action on the Conditional Use Permit for a Multiple-Family Dwelling generally located at the Northwest Corner of Mounds View Boulevard and Groveland Road; Planning Case No. MU2017-001. Ayes – 3 Nays – 3 (Rundle, Schiltgen and Stevenson) Motion failed. Chair Stevenson called for a vote on the original motion. Ayes – 3 Nays – 3 (French, Klander and Klebsch) Motion failed. _____________________________________________________________________________ 6. Other Planning Activity A. Annual Review of the Planning and Zoning Commission Bylaws, including: • Resolution 1069-17, a Resolution Amending the Planning and Zoning Commission Bylaws; and • Resolution 1070-17, a Resolution Recommending Approval of an Amendment to City Code Section 401.06, Subd. 3 Planner Sevald informed the Commission that during the February 1, 2017 annual review of the Planning and Zoning Commission Bylaws, there was discussion about Section VI, concerning Agenda Sessions. The Commission requested that Staff investigate this further. Staff explained the Planning and Zoning Commission Bylaws permit four types of meetings and all are subject to open meeting law when a quorum is to be present. The four meeting types are as follows: Regular Meetings are scheduled every first and third Wednesdays. Agenda Sessions were held immediately after adjournment of a Regular Meeting, and included review (not approval) of minutes, and updates from the City Council liaison, Commissioners, and Staff. The intent was that Agenda Sessions were not recorded (cost savings). The most recent Agenda Session was held April 17, 2013. Currently, these items are included under “Reports” on the Agenda, and are recorded. Special Meetings may be held at times other than Regular Meetings. Examples may include a joint meeting with the City Council, or an off-site tour. The CPR training for Planning and Park commission members held on December 7, 2016 could be another example. Emergency Special Meetings are intended to be held if immediate attention is necessary. For example, if a non-conforming structure or use was destroyed in a storm and necessitated its replacement or expansion prior to a Public Hearing being held during a Regular Meeting. One example may be placement of temporary communication towers in the event that existing towers are destroyed. Emergency Special Meetings require a “good faith effort” to notify the media, and the public. Normally, to schedule a public hearing with the Planning Commission requires a public notice to be provided to the official newspaper 2½ weeks prior to the public hearing date. Mounds View Planning Commission April 5, 2017 Regular Meeting Page 7 ________________________________________________________________________ Planner Sevald reported historically, the first Regular Meeting of the month was intended for public hearings, and the second Regular Meeting intended for items not requiring official action. This section of the Bylaws was amended in 1999, changing Agenda Meetings to Agenda Sessions to more accurately reflect how meetings were conducted (Ordinance 629). This amendment formally allowed actionable items to take place during the month’s second Regular Meeting. Considering that Agenda Sessions have not been conducted since 2013, it is Staff’s opinion that Agenda Sessions are not necessary within the Bylaws. Staff requested input from the Commission on how to proceed. MOTION/SECOND: Commissioner Klebsch/Commissioner Rundle. To approve Resolution 1069-17, recommending approval of an Amendment to the Mounds View Planning and Zoning Commission Bylaws Relating to Agenda Sessions. Ayes – 6 Nays – 0 Motion carried. MOTION/SECOND: Commissioner Klebsch/Commissioner Schiltgen. To Approve Resolution 1070-17, Recommending Approval of an Amendment to the City of Mounds View Municipal Code, Section 401.06 Subd. 3, Relating to the Organization of Planning and Zoning Commission Meetings. Ayes – 6 Nays – 0 Motion carried. ______________________________________________________________________________ 7. Reports A. Upcoming Planning Cases & Activity Planner Sevald explained the City had no upcoming planning cases. B. Staff Updates • GTS Educational Events (contact Jon to be registered): 1. Basics of Planning & Zoning: Tuesday, April 25th 3:00-6:30 p.m. (Stillwater) 2. Beyond the Basics of Planning & Zoning: Tuesday, May 2nd 3:00- 6:30 p.m. (Stillwater) Planner Sevald provided the Commission with an update from staff and invited the Commissioners to attend GTS educational events on Tuesday, April 25th and Tuesday, May 2nd. Commissioner Klebsch noted she would be attending the Basics of Planning & Zoning event on Tuesday, April 25th. C. Council Updates Mounds View Planning Commission April 5, 2017 Regular Meeting Page 8 ________________________________________________________________________ Council Member Meehlhause provided the Planning Commission with an update from the City Council. He noted the Council had awarded a contract for construction of the new Public Works Facility. He was pleased to report the bid for this project came in $700,000 under the architects estimate. He stated there would be a groundbreaking ceremony on Friday, April 7th. He estimated the Public Works Facility would be completed in the fall of 2018. He provided comment on the MWF project and noted the Council discussed this matter at a recent worksession meeting. He explained Virgil Beyer was recognized as Citizen of the Year at the Town Hall meeting. He then reviewed the Council priorities for 2017. D. Planning Commissioner Reports None. 8. Approval of Minutes February 1, 2017. MOTION/SECOND: Commissioner Klander/Commissioner Rundle. To approve the Minutes of the February 1, 2017 regular Planning Commission meetings as slightly amended. Ayes – 6 Nays – 0 Motion carried. 9. Next Planning Commission Meeting: A. Wednesday, April 19, 2017 B. Wednesday, May 3, 2017 ______________________________________________________________________________ 10. Adjournment There being no further business before the Planning Commission, Chair Stevenson adjourned the meeting at 8:30 p.m. ______________________________________________________________________________ Respectfully submitted, Jon Sevald Planner Transcribed by: Heidi Guenther TimeSaver Off Site Secretarial, Inc.