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HomeMy WebLinkAboutPlanning Commission Resolution 502-97 . . . MOUNDS VIEW PLANNING COMMISSION RESOLUTION NO. 502-97 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING APPROVAL OF A COMPREHENSIVE PLAN AMENDMENT FROM MEDIUM DENSITY RESIDENTIAL TO MIXED USE PLANNED UNIT DEVELOPMENT (PUD) FOR THE O'NEIL PROPERTY, 2430 HIGHWAY 10; PLANNING CASE NO. 471-97. WHEREAS, Anthony Properties Management has applied for a comprehensive plan amendment which would change the designation on the O'Neil Property from medium density residential (3-6 units per acre) to mixed use commercial; and, WHEREAS, the O'Neil property is described as follows: Part lying southwesterly of centerline of STU No.1 0 of southwest 1/4 of northwest 1/4 (subject to roads, highway and easements) in Section 98, Township 30, Range 23. WHEREAS, Section 401.09 of the Mounds View Municipal Code states that the City has adopted the Comprehensive Plan for the City of Mounds View, dated 1979, as its plan for future development and growth within the City; and, WHEREAS, the City Council of the City of Mounds View adopted the 1979 Comprehensive Plan in 1982 by Resolution No, 1467; and, WHEREAS, the 1979 Comprehensive Plan places the O'Neil Property in District 1 and designates this property for medium density residential development; and, WHEREAS, there have been four efforts to amend the City's Comprehensive Plan since 1979, and the Highway 10 Redevelopment Study was prepared and considered by the City Council in 1995; and, WHEREAS, as part of these efforts, consideration has been given to various land uses for the O'Neil property, including: highway commercial, mixed use low and medium density residential, office park, corporate headquarters office, or townhomes; and, WHEREAS, the existing Comprehensive Plan designation is 18 years old; and, WHEREAS, District 1 is referred to as City Center, and the description in the Comprehensive Plan for this district states that this area offers the community a valuable opportunity of creating a strong, vital, identifYing community focal point. It also states that commercial and medium density residential development should be located in proximity to Highway 10, with a decrease in intensity . . . Planning Commission Resolution No. 502-97 April 16, 1997 Page 2 of use occurring outward from the highway toward the lower density residential neighborhoods to the south and west; and, WHEREAS, both the Comprehensive Plan and the current zoning on this property indicate a need to provide buffering between land uses on the O'Neil property and the adjacent single family residential neighborhood; and, WHEREAS, the current zoning envisions approximately seven acres in duplex residential use (R-2) in a strip along the southern edge of this property, and seventeen acres of commercial uses (B- 1) bordering Highway 10; and, WHEREAS, Minnesota State Law gives precedence to zoning where there is a conflict between a zoning designation and a comprehensive plan designation; and, WHEREAS, the O'Neil property is one of the most significant parcels remaining available for development in the Highway 10 corridor and in Mounds View, and presents the possibility of adding to the City's tax base; and, WHEREAS, the Planning Commission makes the following findings that the proposed amendment is consistent with the general land use goals and policies contained in the Comprehensive Plan as follows: Goall. Develop a cohesivc land use pattern which ensures compatibility and functional relationships among activities and uses. The change from medium density residential to mixed use PUD, allowing both commercial and residential uses, will allow for flexibility in the City Center core. The accompanying description of the types ofland uses to be allowed requires that commercial be included in the mixture and directs development toward destination-oriented commercial, rather than local convenience commercial. This mixture will create a lively, vital activity center at the heart of the community and brings a new, beneficial element to the land use mix in Mounds View, The proposed amendment places this commercial activity center on Highway 10, which is the major travel corridor through Mounds View, and across the street from City Hall and the Mounds View Community Center, which will reinforce the City Center idea. The land use description requires adequate buffering between this property and the residential neighborhood to the south be provided by limiting the intensity of uses in the area 150 feet from County Road ill, and by requiring a 50 foot buffer oflandscaping or tree cover in this area is used for commercial uses, Goal 2, Maintain and, where necessary, upgrade land uses and environmental quality, The policy under this goal directs attention to protecting integrated use districts (residential . Planning Commission Resolution No. 502-97 April 16, 1997 Page 3 neighborhoods, commercial centers, industrial parks) from penetration by through traffic. The revisions to the text for District 1 indicate that, if commercial uses are developed in the area within 150 feet of County Road H2, that access to County Road H2 be restricted to protect the neighborhood south of County Road H2 from through traffic. The substantial wetland on this property shaH be preserved. The change from medium density residential to mixed use PUD allowing both commercial and residential uses creates more possibilities for reinforcing the idea of creating a vibrant City Center. Goal 3, Preserve and protect property values, The requirement that uses within 150 feet of County Road H2 be limited to lower intensity uses, that a 50-foot buffer be provided if commercial uses are developed in this area, and that the wetland be preserved wiH help preserve and protect the property values of surrounding residential neighborhoods, Goal 4. Ensure community development is compatible with features of the natural environment and is accommodated without destroying desirable environmental features and natural amenities. . This comprehensive plan amendment includes a requirement that the substantial wetland on the property be preserved from development, and that consideration shaH be given to preserving the tree cover on this parcel outside of development areas wherever possible. Goal 5, Prevent development which is not accompanied by a sufficicnt level of supportive services and facilities (utilities, parking, access, etc,) The property is located on Highway 10, the major thoroughfare in Mounds View, and is also bordered by Long Lake Road and County Road H2, both of which are coHector streets, Adequate opportunities for access are available, Water, sewer, storm sewer, gas and electric lines are in place in the surrounding streets, Comments from the Mounds View Police Department and the Blaine/Spring Lake ParkIMounds View Fire Department regarding need for service would depend on specific land uses proposed and would be obtained at the time of development review. Parking requirements also depend on the specific land uses proposed and would be checked during development review. WHEREAS, the Planning Commission hereby finds that the comprehensive plan amendment will remove an inconsistency between the comprehensive plan designation and the zoning designation on this property. . NOW, THEREFORE, the Mounds View Planning Commission does hereby recommend that the City Council approve an amendment to the Comprehensive Plan to designate the O'Neil property as Mixed Use PUD (Commercial and Residential Uses) with a requirement that development be limited to lower intensity uses in the area within 150 feet of County Road H2 as noted in Exhibit 1, . . Planning Commission Resolution No. 502-97 April 16, 1997 Page 4 attached hereto and incorporated herein by this reference, Revisions to the text describing District 1 shall be made as shown in Exhibit 2, attached hereto and incorporated herein by this reference. Uses suitable in the lower intensity area are offices, single family detached homes, patio homes or duplex residential units not exceeding 6 units to the acre, and parking and landscaping. Development in this area shall be designed to provide a buffer of at least 50 feet in landscaping or tree coverage, and to restrict access to County Road H2, if this area is used for commercial development to protect the single family residential neighborhood south of County Road H2. Development on the O'Neil property shall include commercial uses, and these uses shall be destination oriented, rather than local convenience commercial uses since an adequate supply of such commercial uses have been developed in Mounds View. The substantial wetland on this property shall be preserved from development, and consideration shall be given to preserving the tree cover on this parcel outside of development areas wherever possible, BE IT FURTHER RESOLVED that the Mounds View Planning Commission directs Staff to forward this Resolution to the City Council prior to approval of the minutes. Adopted this 16th day of April, 1997, Jerryhf~n ATTEST: ~~ Pamela Sheldon, Community Development Director (SEAL) . '" :\DAT A\GROUI'S\CO~mEV\DEVCASES\471-97\I'CRES.CI'A Planning Commission Resolution No. 502-97 April 16, 1997 Page 5 . EXlllBIT 1 DISTRICT 1 . II~ \..AI: C C c:: I" ~ ~ . ~ i '" I OUIS.& cz: CI All!: II~ PROPOSED LAND USE LD Low Density Residential MD Medium Density Residential MDIMHP Medium Density - Manufactured Home Park HD High Density Residential NC Neighborhood Commercial HC Highway Commercial IND Industrial MU-PUD Mixed Use PUD (Planned Unit Development) MU-PUD (L1) Mixed Use PUD (Lower Intensity) MU-PUD (HI) Mixed Use PUD (Higher Intensity) S School C Church P Park/public facility NATURAL FEATURES. o Floodplain/DesignatedWetland . 0 Steep Slopes o Tree Massing . Approximate locations - subject to detailed review at time of proposed development. . . . Planning Commission Resolution No. 502-97 April 16, 1997 Page 6 EXHIBIT 2 District 1 is intended to become the City Center, or focal point for the community, It is envisioned to be a strong, vital activity center in the heart of the community, where a complimentary, coordinated mixture of uses will create a feeling of identifY and enjoyment for residents and visitors. It will provide places to live, work, shop and enjoy leisure-time pursuits, The creation of the City Center will build on existing uses which include the Mounds View City Hall and Community Center, two community shopping centers, Mounds View Square and Silver View Plaza, the Silver Lake Pointe and Wildwood Manor senior apartment developments, the single family homes and townhomes in Silver Lake Woods, several large apartment developments including Scotland Green, Woodlawn Terrace, Timberland Ridge, Greenfield Estates, Landmark Estates, The Sands and Mounds View Estates, individual retail businesses and restaurants along Highway 10, and neighborhood businesses like the Tom Thumb market. This district includes some significant natural resources and open space areas, Silver View Park, on of the City's largest parks, is within walking distance from many areas of this district. It includes an attractive lake with walking paths, athletic fields, and picnic and playground facilities. There are three large wetlands, one located southeast of Silver View Road and Highway 10, one south of Highway 10 between Long Lake Road and County Road H2, and one next to the Mounds View Community Center, Two of these are State-protected, and all three are protected by local regulations. They will remain important assets in the environmental quality of this district, and an appropriate setting around each wetland needs to be preserved, The undeveloped land in this district is often wooded with mature trees, and effort needs to be given to preserving as much of the forested character and natural feel of these areas as is possible by how development is designed on these parcels, Highway 10 presents a challenge to the creation of the City Center, in that it cuts diagonally across this district and the remainder of the community, and is used as a major route to move traffic through the region. It carries a high volume of traffic during commute times, and the timing of the traffic lights favors the highway rather than local traffic and pedestrians seeking to cross the highway at the intersections. The City Center offers the possibility of creating a meeting ground between the two halves of the community, which will overcome the division created by the highway, It is the desire of the community that Highway 10 become a boulevard that is rooted in Mounds View, and makes the community visible rather ignoring or being oblivious to the community. Vehicular circulation should be developed according to a ring road concept to keep major traffic flow on the periphery of the City Center. Access to Highway 10 should be limited and concentrated. Relative to general use patterns, commercial and medium density residential development should be located in proximity to Highway 10, with a decrease in intensity of use occurring outward from the highway toward the lower density residential neighborhoods to the south and west. Development should also include provisions for dedication of land to a pedestrianlbicycle trail system which can . Planning Commission Resolution No, 502-97 April 16, 1997 Page 7 tie the various elements of the Center together and provide connection to a community -wide system of trails. . There are opportunities to enhance and further reinforce the opportunity to create a City Center in Mounds View through how vacant land in this district is developed, and through incorporating design elements along Highway 10, To help insure that future development is consistent with community goals, the remaining undeveloped land should be developed on a staged, planned unit basis, There are two significant vacant areas which deserve mention. Both of them are on Highway 10 and offer an opportunity to strengthen the City's economic base by taking advantage of the strong desire in the business marketplace to located on a major thoroughfare. The first is bordered by Highway 10, Long Lake Road and County Road H2. This parcel needs to be developed in a manner which maintains an open face to the Highway 10, and creates a destination activity and meeting ground across from the Civic Center, so there is a concentration of activity on both sides of the highway. Possibilities include entertainment uses, restaurants, and unique shops, These uses could be combined with offices or higher density residential to create a "village center" feeling, This parcel also presents a challenge since it abuts a single family residential neighborhood on the south side, Care must be exercised in providing an adequate buffer between the active uses located on this parcel and this neighborhood, so the quality oflife and peaceful enjoyment of their homes is not disrupted. How the development is oriented, the location of access points, and the circulation system to serve this parcel are critical to achieving this goal. The second parcel is bounded by Highway 10, Silver Lake Road, the St. Paul Waterworks ROWand existing businesses. A land use study and market analysis for this area has been completed, and they included suggestions on the types ofland uses which would be suitable for these parcels. These uses included senior citizen housing, offices, restaurants, and high impulse, convenience-type businesses. Attention needs to be given to how to create an integrated, coordinated development which related to surrounding uses, makes connections to the trail systems in Silver View Park and along Mounds View Drive, and uses the wetland as an asset. It is important to avoid development which creates a row of independent highway-oriented businesses along Highway 10 oblivious of their surroundings. This parcel is at the point where the commercial development widens along Highway 10, as one enters the City from the north. It needs to be treated as a gateway area. . The current state of the City Center is somewhat fragmented. It is most important that this area become a more coordinated, cohesive focal point for the community through the types of land uses developed, how developments are designed, and the implementation of design features which will establish an overall character. The community's goal for this area is that it will be a destination and significant place, which draws people and brings them enjoyment. Land uses need to be coordinated and interconnected, tied together by a landscaping and design theme along Highway 10 and system of walkways and trails. The types ofland uses must create activity that is an asset to those living and working in the community, to visitors, and to the residents in the immediate neighborhoods within this District 1,