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HomeMy WebLinkAbout03-06-2002 PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting March 6, 2002 Mounds View City Hall 2401 Highway 10, Mounds View, MN 55112 ______________________________________________________________________________ 1. Call to Order The meeting was called to order by Chair Stevenson at 7:00 p.m., March 6, 2002. ______________________________________________________________________________ 2. Roll Call Members Present: Commissioners Stevenson, Johnson, Zwirn, Miller, Hegland, Scotch, and Song. Members Excused: None. Also Present: Community Development Director Ericson and Planner Atkinson ________________________________________________________________________ Index to Minutes Page Planning Case No. DE02-001 2 Location: 4763 Mustang Circle Applicant: Dave Fox Planning Case No. MI02-002, ZC02-001 3 Location: 7653 Groveland Road Applicant: Terry Martinson ______________________________________________________________________________ 3. Citizens Requests and Comments on Items Not on the Agenda There were no resident comments concerning items not on the agenda. _______________________________________________________________________ 4. Approval of Minutes a. February 6, 2002 MOTION/SECOND: Miller/Johnson. To Approve the Minutes for February 6, 2002, as Presented. Ayes – 7 Nays – 0 Motion carried. Mounds View Planning Commission March 6, 2002 Regular Meeting Page 2 ________________________________________________________________________ 5. Planning Case DE02-001 Planner Atkinson explained this case is a request by Dave Fox of FedTech for development review of a proposed 12,000 square foot expansion. The original plan showed a 9,000 square foot expansion but the plans have since been revised to show a 12,000 square foot expansion. He then noted that the newly revised plans are not as complete as the set the City received originally and said he expects to receive further information to be provided to Council. Planner Atkinson reviewed the dimensional requirements for the expansion and indicated that all setbacks would be met with the expansion. He then noted that the parking area would not be changed, meets the setbacks, and has the required number of parking spaces. He further indicated that the applicant has not proposed any additional access points for the facility. Planner Atkinson indicated the Public Works Director had reviewed the plans for the expansion and had no comments concerning drainage due to the relatively small size of the expansion and the fact that there is an existing building. He then indicated that Staff is not requiring or recommending any landscaping because the facility is not visible to any residents. Planner Atkinson indicated Staff had included Resolution 693-02 recommending approval to the City Council if the Planning Commission wished to act on it. Commissioner Miller asked what type of facility FedTech is. Dave Fox from FedTech explained the building is currently occupied by his company as well as three other smaller tenants. He then noted the purpose of the company is light manufacturing sort of like a machine shop. Chair Stevenson asked what the percentage of increase is for the expansion. Planner Atkinson indicated the building is currently 50,000 square feet and, with the expansion, it would be 62,000 square feet. Chair Stevenson indicated that the Code had recently been revised to require development review for expansions of more than 10% and asked that the Resolution be changed to reflect the new language in the Code. Planner Atkinson explained that Council had not yet approved the proposed change to the Code and that is why Staff had used the “old” language in the Resolution. He then noted that Council would have the first reading of the proposed change at its next Council meeting. MOTION/SECOND: Johnson/Zwirn. To Approve Resolution 693-02, a Resolution Recommending Approval of a Development Review Request for FedTech at 473 Mustang Circle. Ayes – 7 Nays – 0 Motion carried. ______________________________________________________________________________ Mounds View Planning Commission March 6, 2002 Regular Meeting Page 3 ________________________________________________________________________ 6. Planning Case MI02-002, ZC02-001 Planner Atkinson explained this case is the consideration for approval of a minor subdivision and a rezoning of the newly created lot. He then explained that the lot is a double frontage lot fronting on Silver Lake Road and Groveland Road and Mr. Martinson wants to split it almost exactly in half to create a lot fronting on Silver Lake Road. Planner Atkinson indicated both lots would meet the minimum size requirements. He indicated the applicant had asked that the newly created lot be rezoned to R-2 so that he would be allowed to build a twin home on the lot. He then indicated the rezoning would not be consistent with the Comprehensive Plan because the Plan calls for low density residential in that area. He noted, however, that Staff did not feel a twin home would be detrimental to the neighborhood because there are some twin homes to the north and some to the south. He further indicated that Silver Lake Road is a heavily traveled street and Staff feels that adding the twin home would not be inappropriate. Planner Atkinson indicated that residents had been notified of the rezoning request and one resident is in attendance to speak to the matter. He further explained that the resident in attendance lives next door to the proposed new lot and he is very concerned about the drainage in the area because in the spring with snow melt, and during the summer with a heavy rain, his backyard floods. Planner Atkinson then indicated that he had spoken to the City Engineer and public works Staff and both are aware that significant improvement would need to be made to the drainage in the area in order to be able to build on the lot without negatively impacting the adjoining properties. Planner Atkinson noted a park dedication fee of $2,110.00 would be due to the City before the document is recorded with the County, if approved by Council. He then noted Staff had provided two Resolutions, Resolution 691-02 recommending approval of the minor subdivision and 692-02 recommending approval of the rezoning request Commissioner Miller indicated a single family home could have significant impact on the adjoining properties just as a twin home would. Planner Atkinson indicated that any building application would need to be reviewed by public works to make sure the drainage is adequate. Chair Stevenson asked whether the property was located in the wetland buffer zone or the wetland area. Community Development Director Ericson consulted a map and indicated the wetland buffer does not extend to the property. Chair Stevenson asked the width of the property. Planner Atkinson indicated the width of the property is 132 feet. Commissioner Johnson commented he would like to know how the City comes up with the land value assessments because he feels they are too low. Mounds View Planning Commission March 6, 2002 Regular Meeting Page 4 ________________________________________________________________________ Director Ericson explained the City bases its numbers on the assessed valuations provided by the County. He then explained the City could use an appraiser to determine the value if the City feels the valuation presented by Ramsey County is grossly undervalued but noted that appraisals typically cost $350.00. Commissioner Zwirn asked if the applicant is aware of the work that will be needed and the considerations that would apply to the neighbors with regard to water flow in the area. Planner Atkinson indicated the applicant is out of town and not able to attend this meeting. He then noted that the applicant was told that, due to the drainage issues in the area, steps will need to be taken to ensure the drainage is adequate. He further noted Staff had a pre-application meeting with the applicant and explained what would need to be done in order to be able to build on the property. Commissioner Hegland asked if Staff was aware of what type of building the applicant intended to construct on the property. Planner Atkinson indicated the applicant intends to construct a twin home on the property but Staff has no information as to the type of building. Commissioner Hegland expressed concern for the type of building to be constructed because there is a wide variation in the quality of twin homes. Planner Atkinson explained that the applicant intends to sell the property after the subdivision and rezoning. He then noted Staff was told by the potential buyer that drawings could be provided to the City. Commissioner Johnson indicated his main concern is that the buyer knows what has to be done with regard to drainage to make sure the City does not end up in a position of approving something and having the developer coming back for further approvals after the fact. He then said he would be more comfortable if the buyer of the property was at the meeting so that the Commission could make sure he knows what will need to be done. Commissioner Miller suggested approval of the subdivision and tabling of the rezoning request for further information. Planner Atkinson indicated that a single family home would have the same drainage issues. Commissioner Scotch indicated she would prefer to table approval of both requests because she is very concerned about the water issues in the area. Frank Herrick of 7680 Silver Lake Road addressed the Commission and indicated he has lived there for 6 ½ years and twice has had water one step out of his back door. He then commented that there are issues with regard to twin homes that he would prefer not to deal with such as rental units that no one takes care of, vehicles that do not run, and a lot of extra noise because there are more people than there would be in a single family unit. Mounds View Planning Commission March 6, 2002 Regular Meeting Page 5 ________________________________________________________________________ Mr. Herrick expressed concern for allowing a twin home unit with the potential of more kids than a single-family unit because of the water in the backyard. He then indicated the water is quite deep and neighborhood children bring boats and all kinds of things to play in the water. Mr. Herrick asked the Commission to uphold the Comprehensive Plan and leave the property zoned R-1 because he would prefer to have a single family home next to him rather than rental units. He further commented he had moved to Mounds View for the big back yard and peace and quiet. He also said he is not trying to deny his neighbor the right to develop the property but said Mr. Martinson knew, when he purchased the property, it was zoned R-1 and it should be kept that way. Commissioner Scotch indicated it is possible that the twin homes could be owned units rather than rental units and noted the twin homes to the south are nice. She then said her main concern is the drainage in the area. Mr. Herrick indicated he was told by the City to pump the water into the street and that ended up washing out his neighbor’s driveway. Commissioner Johnson commented that the value of R-1 is just as good as the value of R-2 and said the main concern for him is the drainage issue. Commissioner Hegland said he would disagree with the zoning until he is shown what the applicant intends to build on the site. He then said he could see approving the rezoning for the right type of building. He further commented that the drainage will need to be addressed regardless of what is built on the site. Planner Atkinson indicated the City could require house plans in conjunction with the rezoning request. Commissioner Scotch indicated the lot looks low and asked if fill would need to be hauled in. Planner Atkinson indicated he was not sure but said the engineer is aware of the issues with drainage in the area and has said it is possible to put a house on the lot. Commissioner Song asked if the potential buyer is willing to provide blueprints for the City to review. Planner Atkinson indicated the potential buyer has said he is willing to provide house plans for review. Commissioner Hegland indicated he was fine with the subdivision but would prefer to table the rezoning request for further information. Chair Stevenson requested that the Commission indicate when the matter would be heard again when tabling because he wants to make sure it does not appear that the request is being put off indefinitely. Commissioner Zwirn indicated he would prefer to table both requests for further information. Mounds View Planning Commission March 6, 2002 Regular Meeting Page 6 ________________________________________________________________________ Commissioner Hegland asked if there was any reason why the City would not allow the subdivision. Commissioner Johnson indicated there was no reason to deny the subdivision of the lot but said the Commission can vote not to approve the rezoning request because it is not consistent with the Comprehensive Plan. Chair Stevenson said he did not see a reason for holding off on the subdivision request. Commissioner Miller noted that, if the document were not recorded within a certain amount of time, it would be null and void so if the applicant decides not to do anything with the property it would revert back. Commissioner Johnson said he felt the applicant would sell the property for single family development if the rezone is not approved. MOTION/SECOND: Stevenson/Hegland. To Approve Resolution 691-02, a Resolution Recommending Approval of a Minor Subdivision of 7653 Groveland Road. Ayes – 7 Nays – 0 Motion carried. Commissioner Johnson said he would like to table the rezoning request for further information from the applicant. Chair Stevenson requested the tabling motion specify the reason for tabling and indicated that reason was because the Commission wanted the applicant to attend the meeting and provide clear information as to the type of building to be built on the lot. Community Development Director Ericson indicated the zoning is R-1 unless the applicant can provide a compelling reason to change the zoning to R-2. He then suggested tabling the matter and allowing Staff to communicate to the applicant that the Commission would like to have the applicant at the meeting prepared to provide information as to the type of building to be constructed on the lot and answer questions as to why the rezoning should be granted. Commissioner Miller indicated she wanted to make sure the potential buyer is aware of all the requirements concerning the water issue. Chair Stevenson indicated the Commission did not want to see this matter again until the plans are finalized and ready to be presented to the Commission. MOTION/SECOND: Hegland/Miller. To Table Consideration of the Rezoning Request for the Rear Portion of 7653 Groveland Road From R-1 to R-2 Until Such Time as the Applicant Can Attend the Meeting and Present Building Plans to the Commission for Consideration. Ayes – 7 Nays – 0 Motion carried. Mounds View Planning Commission March 6, 2002 Regular Meeting Page 7 ________________________________________________________________________ Commissioner Scotch asked whether the drainage issues are a City issue or a private issue. Director Ericson indicated that the drainage issues are a private matter but said the City can work with the applicant and/or potential buyer to ensure that this development does not add to the current drainage problem in the area. He then said he feels the drainage issues can be overcome on this lot with attention to detail to make this subdivision possible. ______________________________________________________________________________ 7. Next Planning Commission Meeting: March 20, 2002 ______________________________________________________________________________ 8. Adjournment to Agenda Session There being no further business before the Planning Commission, Chair Stevenson adjourned the meeting at 7:48 p.m. (The meeting immediately adjourned to the Agenda Session) Respectfully submitted, James Ericson Community Development Director Transcribed by: Joan Lenzmeier TimeSaver Off Site Secretarial, Inc.