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HomeMy WebLinkAbout07-21-2010PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting July 21, 2010 Mounds View City Hall 2401 Highway 10, Mounds View, MN 55112 1. Call to Order The meeting was called to order by Vice Chair Miller at 7:00 p.m. July 21, 2010. 2. Roll Call Members Present: Commissioners Cramblit, Meehlhause, Miller, Rundle, Schiltgen, and Smith. Absent and Excused: Chair Stevenson. Also Present: Planning Associate Heidi Heller and Community Development Director Ken Roberts Index to Minutes Page MU2010-001: Consideration of a PUD, Development Review and Major Subdivision for the Coventry Senior Living Development at 2320 & 2340 County Highway 10 and 5260 O'Connell Drive. Applicant: Coventry Senior Living 2 Review Metropolitan Livable Communities Act Participation for 2011-2020 4 3. Approval of Minutes June 16, 2010 MOTION/SECOND: Commissioner Cramblit/Commissioner Smith. To approve the minutes of the June 16, 2010 regular Planning Commission meeting as slightly amended. Ayes — 6 Nays — 0 Motion carried. Mounds View Planning Commission Regular Meeting 4. Citizens Requests and Comments on Items Not on the Agenda None. 5. Planning Cases July 21, 2010 Page 2 A. MU2010-001: Consideration of a PUD, Development Review and Major Subdivision for the Coventry Senior Living Development at 2320 & 2340 County Highway 10 and 5260 O'Connell Drive. Applicant: Coventry Senior Living Planning Associate Heller stated Coventry Senior Living, represented by Greg Johnson, has submitted a planning application for a 95 -unit senior housing development on three lots at 2340 County Highway 10 and the two adjacent vacant lots to the southwest. The developer/applicant has purchase agreements to buy the properties. This proposal involves three planning actions: rezone three properties from B-3, Highway Business and R-1 Single Family to Planned Unit Development (PUD); a major subdivision to combine three lots into one parcel (2 -steps; preliminary plat and final plat), and a development review of the overall site plan. Vice Chair Miller asked if the development review could happen before the rezoning has been completed. Planning Associate Heller stated it could happen before the rezoning is completed since rezoning is a 2 -step process. Typically, the second reading and adoption of the rezoning ordinance for a development would not happen until the final plat also is ready to be approved. By doing that, the properties are not actually rezoned until the applicant has completed all the steps in the development process, and the City is fairly certain that the project will occur. Planning Associate Heller stated the first issue to consider is the rezoning. The entire block that includes the three lots proposed for redevelopment are designated in the future land use plan in the 2008 Comprehensive Plan as Mixed -Use PUD. The City anticipates that this redevelopment area could include higher density housing and commercial land uses. The proposed senior housing project would be consistent with the Comprehensive Plan. She added there are a variety of land uses already in this area — commercial, multi -family and single-family. The Planning Commission also must consider possible depreciation to neighboring properties because of the rezoning. Determining possible depreciation is difficult but the quality of life for the neighborhood should also be taken into consideration. The property tax value of this site would increase from $819,000 to over $12 million if the project were built. The applicant has indicated that market studies have shown a need for this type of senior housing in Mounds View. Currently, the only type of senior housing in the City is independent living. Planning Associate Heller stated for the development review discussion it is a 95 -unit, three- story building with an underground garage on 2.18 acres. The developer held a neighborhood meeting in March and after hearing traffic concerns from the neighbors, turned the building Mounds View Planning Commission Regular Meeting July 21, 2010 Page 3 around to have the only access on County Highway 10. Ramsey County has approved allowing two driveways onto County Highway 10 as long as one is only right -in and the other is only right -out. Parking requirements for the development is 59 spaces with nine of the spaces being covered. The applicant has proposed 70 spots, 35 underground and 35 above ground, so there are 11 more parking spaces than required. As for the landscaping, the city consultants have reviewed the submitted plan and have determined that it exceeds the amount of required landscaping. City Staff and the developer have talked to the single-family property owner directly adjacent to the development site, and discussed the type of screening they would like installed. The developer has agreed to add 2 staggered rows of pine trees to the south end of the property for screening. Staff recommends that some or all of the parking spaces on the south end of the parking lot be removed and shown as "proof of parking" to allow additional green space for the pine trees. The Fire Marshal is currently reviewing the plans for fire access and may require the developer add a fire hydrant and an emergency access road. The developer is proposing a monument sign on County Highway 10. The plan is well above the minimum building elevation as indicated in the Local Water Management Plan, and the developer has applied to Rice Creek Watershed for the necessary permit. She added the site is not on a wetland and all utilities will be underground. There also will be a trail fee associated with the new development along County Highway 10. Planning Associate Heller stated that with a major subdivision there is a required drainage and utility easement around the perimeter of the property. With all major subdivisions, there is a Park Dedication fee based on 10% of the current year property value determined by Ramsey County. She added the City Attorney is reviewing the plat and title work, and staff does not anticipate any problems. She stated this meeting is not a published public hearing, but staff sent notifications to the properties and owners within 500 feet, and has not received any comments. The developer held another neighborhood meeting on July 19, 2010 and one resident attended. Commissioner Schiltgen questioned with the parking spaces on the south end eliminated would the project still meet the required amount parking on the site. Planning Associate Heller stated that they would still meet the required amount of parking even if several of the spaces were not constructed. The proof of parking would be shown on the approved site plans and would be required to be constructed if the City determines there is a need for them at a later time. Commissioner Meehlhause suggested adding some language into the proposed resolution reflecting the proof of parking issue. Commissioner Schiltgen questioned the sidewalk on the backside of the building and what it would be constructed with. Planning Associate Heller stated it would probably be more of a gravel trail that would have the capability of being driven on by emergency vehicles. Mounds View Planning Commission July 21, 2010 Regular Meeting Page 4 Greg Johnson, Coventry Senior Living, indicated this development concept had been before the Planning Commission in March 2010. After a meeting with the neighbors in March, the layout of the building has been modified due to their concerns about traffic. Community Development Director Roberts stated even though there is another identical development that is still working on finding financing, the Planning Commission needs to address only the issues in front of them this evening. The City is required by law to act on all submitted planning requests. City staff has been told that if two buildings were built now, neither would survive. Commissioner Schiltgen questioned who indicated the need for only one complex. Director Roberts stated both developers have indicated this to staff. Director Roberts stated the Commission could list proof of parking as a possible condition on Resolution 931-10. Commissioner Meehlhause stated the Commission should put it in the resolution even though the applicant maybe changing the parking plan. Director Roberts encourage the Planning Commission to add this language about parking into the resolution. Commissioner Smith stated she understood meeting the neighbors and understanding their traffic concerns, but wondered about the traffic safety of the residents of the facility. Greg Johnson stated there is a very small amount of drivers living at the facility. He also indicated there have been discussions with Ramsey County about having acceleration and deceleration lanes. He also stated that they could add more parking spaces to the underground garage. Commissioner Smith asked about the outdoor common area, and if the area in red was the only common space. Planning Associate Heller stated the area shown on the site plan is specifically for the memory care patients. She added these patients have their own secured wing and outdoor space. MOTION/SECOND: Commissioner Schiltgen/Commissioner Rundle. Resolution 930-10 Recommending Approval of a Rezoning Request to PUD, Planned Unit Development for 2320 & 2340 County Highway 10 and 5260 O'Connell Drive, Mounds View Planning Case MU2010- 001— PD -1 Ayes — 6 Nays — 0 Motion carried. Mounds View Planning Commission July 21, 2010 Regular Meeting Page 5 Planning Associate Heller stated she would like to add one other condition stating the applicant must meet any recommended changes from the City Attorney. MOTION/SECOND: Commissioner Meehlhause/Commissioner Cramblit. Resolution 931-10 Recommending Approval of The "Coventry Senior Living" Development Review, and Preliminary Plat with the Additions at 2320 & 2340 County Highway 10 and 5260 O'Connell Drive, Mounds View Planning Cases MU2010-001— DEI and W2010 -001 -MA -1 Ayes — 6 Nays — 0 Motion carried. 6. Other Planning Activity A. Review Metropolitan Livable Communities Act Participation for 2011-2020. Planning Associate Heller stated the City of Mounds View has previously elected to participate in the Metropolitan Livable Communities Act Local Housing Incentives Account (LCA LHIA). Participation in the program is voluntary and provides the City with the opportunity to compete for grants and loans to support activities that help the City meet its affordable and life cycle housing goals, clean up polluted sites, and support demonstration projects linking jobs, housing and transit. The City's previously adopted LCA LHIA affordable and life cycle housing goals were negotiated with the Metropolitan Council for the period 1996-2010. If the City wants to continue to participate in the LCA, then the City now must establish new affordable and life -cycle housing goals for the next decade (2011-2020). She added the affordable housing goal for Mounds View is 81 additional units. Metropolitan Council has taken into consideration the limitations on Mounds View and has lowered the requirement to a range of 53 to 81 units. The Planning Commission chose 60 units as the goal. Life cycle housing is described as having housing available for all stages of life - starter homes to senior housing. With the new proposed new senior housing development, the City would be adding 95 housing units from that project alone. Our goal range is 80 to 200 units over the next decade. The potential number of units permitted by medium, high and mixed-use land use designations in the Comprehensive Plan Update is at least 132 units. Community Development Director Roberts stated that if we went over any of these goals and applied for any grants we might have a better chance of receiving the money. He added this is an incentive for cities to say yes to development proposals. He also added that the Planning Commission should include goal numbers in the resolution. Staff is recommending 60 Affordable Housing and 132 Life -Cycle Housing Goals. Mounds View Planning Commission Regular Meeting July 21, 2010 Page 6 MOTION/SECOND: Commissioner Cramblit/Commissioner Meehlhause. Resolution 932-10 Recommending Approval to Continue Participation in the Local Housing Incentives Account Program Under the Metropolitan Livable Communities Act with Staff Recommended Numbers. Calendar Years 2011 through 2020. Ayes — 6 Nays — 0 7. Next Planning Commission Meeting: A. August 4, 2010 B. August 18, 2010 8. Adjournment to Agenda Session Motion carried. There being no further business before the Planning Commission, Vice Chair Miller adjourned the meeting at 8:10 p.m. (The meeting immediately adjourned to the Agenda Session) Respectfully submitted, Ken Roberts Community Development Director Transcribed by: Barbara Suciu TimeSaver Off Site Secretarial, Inc.