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HomeMy WebLinkAbout07-19-2017- APPROVED - PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting July 19, 2017 Mounds View City Hall 2401 County Road 10, Mounds View, MN 55112 ______________________________________________________________________________ 1. Call to Order The meeting was called to order by Chair Stevenson at 7:00 p.m. for July 19 , 2017. ______________________________________________________________________________ 2. Roll Call Members Present: Commissioners French, Klander, Klebsch, Love, Rundle, and Stevenson. Absent and Excused: Commissioner Schiltgen (excused) Also Present: Planner Jon Sevald and Council Member Gary Meehlhause. ______________________________________________________________________________ Index to Minutes Page MU2017-001 MWF Properties-Preliminary Plat and Development Review 1 Approval of Minutes 8 _____________________________________________________________________________ 3. Special Order of Business None. 4. Citizens Requests and Comments on Items Not on the Agenda None. ______________________________________________________________________________ 5. Planning Cases A. MU2017-001: MWF Properties LLC: Mounds View Planning Commission July 19, 2017 Regular Meeting Page 2 ________________________________________________________________________ • Resolution 1075-17, Recommending approval of the Preliminary Plat of “Boulevard”, generally located at the NW corner of Mounds View Boulevard and Groveland Road • Resolution 1076-17, Recommending approval of a Development Review of “Boulevard”, a 60-unit apartment building, generally located at the NW corner of Mounds View Boulevard and Groveland Road Planner Sevald stated MWF Properties, requests approval of (1) a Preliminary Plat of a Major Subdivision combing four lots into one lot, and (2) a Development Review of a 60-unit apartment, to be located at the northwest corner of Mounds View Boulevard and Groveland Road. Planner Sevald explained a Major Subdivision is the division of land into more than one lot, or includes two acres of land or larger. In this case, four lots will be combined into one lot, 3.5 acres in size. The proposed Preliminary Plat was reviewed in detail with the Commission. Planner Sevald indicated MWF Properties held a neighborhood meeting on February 16, 2017 at Lakes Run Apartments in New Brighton, an MWF project. Eleven residents attended. Additional discussions were held at City Council Work Sessions on January 3rd, March 6th, and April 3rd, 2017, in addition to discussions by the Mounds View EDA on May 8th and May 22nd, 2017, concerning Tax Increment Financing. Planner Sevald stated during the City Council’s May 8th Public Hearing(s), several residents expressed concern about (1) additional traffic onto Groveland Road to be generated by the project, and (2) if additional apartments and affordable housing in Mounds View is in the City’s best interest. The project proposes a driveway access onto Groveland Road. It was noted driveway access onto Mounds View Boulevard (CSAH 10) has been denied by Ramsey County. Planner Sevald reported MWF Properties commissioned a Traffic Impact Study. In summary, the apartments are forecasted to add 31 trips during the morning peak hour and 37 trips during the afternoon peak hour. The study assumes that traffic generated by the apartments will go to Mounds View Boulevard (80%), north on Groveland Road (15% or 5-6 vehicles per AM/PM peak period), and south on Groveland Road (south of MV Blvd) (5%). The study states that the project will have minimal impact to the Mounds View Boulevard & Groveland Road intersection. The study indicates that a right turn lane from south-bound Groveland Rd onto west-bound Mounds View Boulevard would reduce delays, but have minimal impact. A right- turn lane is not proposed as part of the project. Commissioner Klebsch asked if any type of buffer was proposed between the playground structure and the parking lot. Planner Sevald stated no buffer was proposed. He described the trees that were proposed along the retention pond and along Mounds View Boulevard. Commissioner Love questioned how deep the retention basin was. Planner Sevald stated he was uncertain. Mounds View Planning Commission July 19, 2017 Regular Meeting Page 3 ________________________________________________________________________ Commissioner Klebsch recommended that the playground be enclosed for safety purposes or be moved to another location. Chris Stokka, MWF Properties, thanked the Commission for the input and stated he would support the playground being fenced. Chair Stevenson asked what type of fence would be placed around the playground. Mr. Stokka stated that the fence would be see through and would be four feet in height. Commissioner Love commented on the BioLife retention pond and suggested this site also have an open water retention pond. Mr. Stokka stated he was not a stormwater pond expert and anticipated this would require additional space. He explained he could investigate this matter further. Chair Stevenson indicated his biggest concern was the safety of this project and the movement of traffic from Groveland Road onto Mounds View Boulevard. He commented further on the number of accidents that have occurred at this intersection. Commissioner Klander requested further information from the applicant on the Traffic Study. Mr. Stokka reviewed the Traffic Study and vehicle counts in detail with the Commission. He apologized for not having his traffic engineer in attendance. Commissioner Klander stated he lived in this neighborhood and used the Groveland Road/Mounds View Boulevard intersection on a daily basis. He believed the challenge at this intersection was people not following basic traffic regulations and the fact that cars stacked up in the median. Commissioner Love inquired if there was discussion of putting a light at this intersection. Mr. Stokka stated this was not considered. Commissioner Klebsch commented on the poor visibility for left hand turns at Groveland Road and Mound View Boulevard. She questioned if the median on Mounds View Boulevard could be removed so that left hand turns at Groveland Road were no longer allowed. Planner Sevald stated if this were to happen, a large number of residents would be upset. Commissioner Klebsch asked if the large trees on the site plan near the intersection of Groveland Road and Mounds View Boulevard should be removed for improved visibility. Planner Sevald anticipated this could be done. Commissioner Klander questioned if the County offered any comments as to why they denied access to Mounds View Boulevard. Mr. Stokka stated their initial feedback was brought to the City and no formal written opinion was provided. It was his understanding the County did not support a right-in/right-out onto Mounds View Boulevard and therefore recommended the development utilize Groveland Road. Mounds View Planning Commission July 19, 2017 Regular Meeting Page 4 ________________________________________________________________________ Councilmember Klander inquired if the semi-trucks visiting Steve’s appliance have been considered by the developer. Planner Sevald stated this was an enforcement issue on the City’s part and explained parking was not allowed on Groveland Road. Commissioner Love asked if this was the proper location for concentrated affordable housing. Planner Sevald commented on the number of affordable units available in Mounds View and throughout the metro area. He explained there is a concentration of affordable housing units along the US Highway 10 corridor, outside of Mounds View. He reviewed a concentration of poverty map provided by Met Council with the Commission and noted Mounds View was not at risk. Mr. Stokka stated he understood that too much affordable housing in one area can become a concern. He explained the State had this same understanding and provided funding for projects based on proper economic integration. He reported the projects he has completed in the past that were similar in size had no negative impacts on the community. He reiterated that this development was at 60% AMI threshold. He provided further comment on the housing market and strong need for affordable housing in Mounds View. Commissioner Klebsch questioned why MWF was not pursuing a mixed income housing project. Mr. Stokka stated MWF specializes in affordable housing. He explained it was his experience that it was difficult for him to find renters that wanted to pay a premium for rent on some units while others were receiving the same unit at a subsidized price. Commissioner Klebsch commented she was a big proponent of affordable housing. She stated she worked in economic development and had only seen mixed income developments. She reported she had not seen an issue filling the market rate or affordable units. She anticipated that this development could receive more than market rate for some of the units. She explained she did have a concern with locating the development on this corner due to traffic/safety concerns. Commissioner Love asked if the proposed trail could meander. Planner Sevald stated he would have to speak with the County to see if they would allow the trail to go closer to the roadway and ditch. Chair Stevenson understood the developer would be installing a 10-foot bituminous trail. Mr. Stokka reported this was the case and noted he would be installing the trail as a part of the development. Planner Sevald commented the trail would end at the west property line. Chair Stevenson recommended the trail be extended to Spring Lake Park Road and that the expense be paid for with the park dedication fees. Planner Sevald encouraged the Commission to make this a recommendation to the City Council and noted this portion of trail would cost more than the proposed Park Dedication fees of $39,000. The Commission was in agreement to recommend the City Council use the Park Dedication fees to complete the trail to Spring Lake Park Road. Mounds View Planning Commission July 19, 2017 Regular Meeting Page 5 ________________________________________________________________________ Commissioner Klander requested a five-minute recess. Chair Stevenson recessed the Planning Commission meeting at 8:06 p.m. Chair Stevenson reconvened the Planning Commission meeting at 8:10 p.m. Commissioner Klander asked if Park Dedication fees would be recalculated if the project was not completed until 2018. Planner Sevald reported the Park Dedication fees were based on 10% of the current land market value. He indicated if the Final Plat was not brought before the Council until 2018, the numbers would be updated, otherwise 2017 numbers would be used. Chair Stevenson did not anticipate the City Attorney or the City Council would have a problem with changing this language to 10% of the current land market value. MOTION/SECOND: Commissioner Rundle/Commissioner Klander. To approve Resolution 1075-17, a Resolution Recommending approval of the Preliminary Plat of “Boulevard”, generally located at the NW corner of Mounds View Boulevard and Groveland Road, recommending the playground be fenced; Planning Case No. MU2017-001, as amended. Planner Sevald read the six conditions within Resolution 1075-17 aloud and in full for the record. Commissioner Klebsch noted under Condition #2 that the playground was to be fully fenced. Planner Sevald recommended this item be addressed under the Development Review. Commissioner Klander stated he remained unsatisfied based on the traffic concerns. He explained he wanted to hear from Ramsey County on this matter in order to problem solve this issue. He supported tabling this motion and the next motion until further information was available from the County. Chair Stevenson believed the Preliminary Plat and the Development Review were two separate items. Commissioner Love asked if either the Preliminary Plat or the Development Review required a Public Hearing. Planner Sevald reported the Preliminary Plat would require a Public Hearing by the City Council and this was scheduled to be held on Monday, July 24th. Commissioner Klebsch supported the Commission moving forward with the plat and asked if both Resolution’s had to move forward at the same time. Planner Sevald believed this would be the easiest course of action for the request. He commented further on the 60-day timeline for this Planning Case and reported a 60 day extension would be required if the matter were tabled. MOTION/SECOND: Commissioner Klander/Commissioner French. To table action on the Preliminary Plat to the August 2, 2017 Planning Commission meeting. Mounds View Planning Commission July 19, 2017 Regular Meeting Page 6 ________________________________________________________________________ Ayes – 2 (French, Klander) Nays – 3 (Love, Rundle & Stevenson) Abstain – 1 (Klebsch) Motion failed. Chair Stevenson called the question on the original motion. Ayes – 4 Nays – 2 (French, Klander) Motion carried. Planner Sevald reported a Development Review is required for construction activity in which a principal building is increased in size by more than 10%, or more than 10,000 square feet (excludes single-family and two-family dwellings). In this case, the proposed 60-unit apartment building will be 25,000 square feet in size. The building rendering and landscape plan was reviewed in detail with the Commission. Planner Sevald explained the proposed apartments will include 60-units of affordable workforce housing. Residents will have an income restriction of 60% of the Area Median Income (AMI), based on household size. During a previous Planning Commission meeting, there were questions about how many rental units there are in the City, and how many are affordable. Staff noted there are 5,280 housing units in Mounds View (2016). According to the City’s rental licensing records, there are 1,511 multi-family rental units and 240 single-family rental units (2017) (33% of total housing stock is rental). It was noted balconies were being recommended in order to enhance the pedestrian-like feel of the development. Staff provided further comment on the request, recommended the Planning Commission approve the Development Review. Commissioner Klander asked if the applicant supported City staff’s recommendations. Mr. Stokka stated it was his goal to keep the proposed building as far away from the adjacent residents as possible, which he has been able to do. He explained that if balconies were required, this would have to change. He requested the balconies not be required, but rather that bay windows be added, so as to eliminate the eyesore of items being stored on the balconies. He stated he supported the proposed play area. Commissioner Klander agreed that balconies could become an eyesore and for this reason, he could support the removal of the balconies so long as bay windows were added. Commissioner Love explained she was a fan of trees and stated she preferred the play area to be park-like that was planted with trees. She asked if the applicant supported the median at the entrance. Mr. Stokka stated he supported this recommendation. Commissioner Klebsch commented on the lighting plan and noted the applicant was proposing more lighting than required by the City. Planner Sevald reported adjustments could be made with different light fixtures, but noted more light would be required at the entrance points for safety purposes. Commissioner Klebsch stated she did not want the lighting from this site to impact the adjacent neighborhood or passing traffic. Planner Sevald recommended the light fixtures be changed in Mounds View Planning Commission July 19, 2017 Regular Meeting Page 7 ________________________________________________________________________ order to stay within the City’s requirements. He noted he did support brighter lighting along the trail and at the entrance to the property. Commissioner Love asked if the trail lighting would match the existing lights along the trail. Planner Sevald stated this could be written into the Development Agreement. Commissioner Klebsch inquired if the developer was requesting TIF for this project. Planner Sevald reported the developer would be requesting TIF. Mr. Stokka stated he was requesting a 15 year pay as you go TIF note for $550,000. Commissioner Klebsch stated she supported the Preliminary Plat and understood that at some point this corner would develop and the properties would have to be combined. However, she had questions regarding traffic at this corner and she did not want to be responsible for increased accidents at this corner. She supported the City speaking further with Ramsey County regarding a potential right-in right-out. She asked if the Planning Commission could hold a special meeting in order to address this concern with the County. Planner Sevald reported the Planning Commission could hold a special meeting. Council Member Bill Bergeron, 7729 Woodlawn Drive, indicated the City Council would be holding a public hearing only for the Preliminary Plat on Monday, July 24th and noted the Planning Commission already recommended approval for this item. It was noted the City did not require a Public Hearing for the Development Review. MOTION/SECOND: Commissioner Klebsch/Commissioner Klander. To Table Action on the Development Review of “Boulevard”, a 60-unit apartment building, generally located at the NW corner of Mounds View Boulevard and Groveland Road to the August 2, 2017 Planning Commission meeting to allow staff to gather more information from Ramsey County regarding the Traffic Study and a potential right-in right-out on Mounds View Boulevard. Ayes – 5 Nays – 1 (Rundle opposed) Motion carried. _____________________________________________________________________________ 6. Other Planning Activity None. ______________________________________________________________________________ 7. Reports A. Upcoming Planning Cases & Activity Planner Sevald discussed upcoming planning cases. He anticipated the Commission would be addressing a City Code amendment that would allow for small cell towers in Mounds View. B. Staff Updates Mounds View Planning Commission July 19, 2017 Regular Meeting Page 8 ________________________________________________________________________ Planner Sevald provided the Commission with an update from staff. C. Council Updates Council Member Meehlhause provided the Planning Commission with an update from the City Council and commented on the developers that had made presentations for the Crossroad Pointe redevelopment. He noted the Council approved the hire of a Housing and Code Enforcement Inspector at their last meeting. He explained Don Peterson has been appointed as the City’s Interim Public Works Director. He noted the City Council would be holding a Public Hearing on July 24th to discuss the language for a ballot question that would add one additional Police Officer to the Mounds View Police Department. He indicated the Charter Commission met with the Council and would be reviewing the City’s special election language. Further discussion ensued regarding the City’s proposed 2018 budget. Lastly, he reported City Administrator Jim Ericson would be resigning his position with the City after 21 years of service. D. Planning Commissioner Reports None. 8. Approval of Minutes July 5 , 2017. MOTION/SECOND: Commissioner Klebsch/Commissioner Love. To approve the Minutes of the July 5, 2017 regular Planning Commission meetings as slightly amended. Ayes – 6 Nays – 0 Motion carried. 9. Next Planning Commission Meeting: A. Wednesday, August 2, 2017 B. Wednesday, August 16, 2017 ______________________________________________________________________________ 10. Adjournment There being no further business before the Planning Commission, Chair Stevenson adjourned the meeting at 9:28 p.m. ______________________________________________________________________________ Respectfully submitted, Mounds View Planning Commission July 19, 2017 Regular Meeting Page 9 ________________________________________________________________________ Jon Sevald Planner Transcribed by: Heidi Guenther TimeSaver Off Site Secretarial, Inc.