HomeMy WebLinkAboutPlanning Commission Resolution 505-97
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MOUNDS VIEW PLANNING COMMISSION
RESOLUTION NO. 505-97
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A
REZONING FROM B-2 TO PLANNED UNIT DEVELOPMENT (PUD), AND OF A
GENERAL CONCEPT PLAN FOR COMMERCIAL AND RESIDENTIAL USES AS
REQUESTED BY D.W. JONES, INC.; PLANNING CASE NO. 477-97
WHEREAS, D.W. Jones, Inc. has applied for a PUD rezoning to develop properties
located within an area bounded by Silver Lake Road, Highway 10 and the southern boundary of
the St. Paul Waterworks right-of-way, (excluding that property owned by Tm Homes,) property
zoned B-2, Limited Business District, described as follows:
That part of the Southwest Quarter of the Southeast Quarter of Section 6, Township
30, Range 23, Ramsey County, Minnesota described as beginning at the southwest
comer of said Southeast Quarter; thence easterly along the south line of said
Southeast Quarter 1,346.90 feet to the center line of State Trunk Highway No. 10;
thence northwesterly along said center line 1,434.13 feet to the center line of Silver
Lake Road; thence southwesterly and southerly 1,219.64 feet along said last
centerline to the point of beginning. Subject to State Trunk Highway No. 10, Silver
Lake Road and St. Paul Waterworks Right of Way.
Except that part of said Southeast Quarter described as commencing at the
southwest comer of said Southeast Quarter and measuring easterly along the south
line of said Section 6 a distance of 1,346.9 feet to the intersection of the center line
of Highway No. 10 (Anoka Cut-off); thence northwesterly along the centerline of said
Highway No. 10, a distance of 765.9 feet to the point of beginning; thence
southwesterly at right angles to the center line of said Highway No. 10 a distance of
275 feet; thence northwesterly and parallel with said centerline 100 feet; thence
northeasterly at a right angle to the centerline of said Highway No. 10; thence
southeasterly along said Highway No. 10 to the point of beginning.
And having the following P~ numbers:
06-30-23-43-0003
06-30-23-43-0004
06-30-23-43-0006
06-30-23-43-0007
06-30-23-43-0008
06-30-23-43-0009
06-30-23-43-0036
06-30-23-43-0037
WHEREAS, the Planning Commission has reviewed the following documents regarding
this proposal:
1.
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3.
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5.
Planning Application
Zoning Map
PUD Concept Plan, dated 3/26/97
Letter from Applicant, dated 3/5/97
Letter from Developer, 3/19/97
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Planning Commission Resolution No. 505-97
April 16, 1997
Page 2
6. Letter from St. Paul Water Utility, dated 2/24/97
7. Letter from Minnesota DNR, dated 3/3/97
8. Letter from the US Army Corp of Engineers, dated 3/24/97
9. Letters from Residents
10. Market Needs Analysis/Traffic Analysis, dated 3/19/97
11. Tax Impact Analysis, dated 3/19/97
WHEREAS, The Mounds View Planning Commission makes the following findings
regarding the possible adverse effects of this rezoning according to Section 1125.01, Subd. l.e:
1. Relationship to the Comprehensive Plan
According to the Comprehensive Plan, the properties included in this project should be
developed on a staged, planned-unit basis. The District 1 (City Center) Comp Plan map
designates these properties as mixed use PUD. The Comp Plan also suggests that the
natural features on this site be preserved and that consideration be given for the dedication
of a bike or walking path. The proposed plan includes a mixture of uses including
convenience commercial, restaurants, office, and senior citizen housing, to be zoned under
a planned unit development. The proposal is consistent with the Comprehensive Plan.
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2. The geographical area involved.
4. The character of the surrounding area.
This subject area is for the most part vacant. The only improvement is a small insurance
office near the comer of the subject property. A large proportion of the area is federally
protected wetland, the balance is uplands covered in prairie grass and scrub trees. There
is an 83-unit senior residential building to the south of this project, Highway 10 and
commercial developments to the east, and a service station and multi- and two-family
residential districts to the north and west. Tm Homes has an office building within this
section ofland to be developed, but it is not included in the proposal. The proposal will fit
in the surrounding character in that it includes a mixture of commercial and residential
uses with the commercial uses concentrated along Highway 10. The residential use,
proposed as a senior citizen housing development will coordinate with the existing senior
housing project on an adjacent property.
3. Whether such use will tend to or actually depreciate the area in which the use is proposed.
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The applicants have provided an estimated tax impact analysis of the subject property
showing the current taxes paid and the projected taxes paid with the uses proposed.
Taxes paid are expected to increase a minimum of$215,000 as a result of this project. It
is anticipated that the proposal will have a positive, rather than negative, effect on
surrounding properties since the uses proposed blend well with existing development, and
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Planning Commission Resolution No. 505-97
April 16, 1997
Page 3
the plan coordinates the improvements on this property. The traffic study indicates that
the intersection at Highway 10 and Silver Lake Road will continue to function at an
acceptable level of service. The senior facility to the south should benefit as a result of
this project with the added facilities within walking distance and the prospect of more
seniors with which to gather.
5. The demonstrated need for such a use.
According to the Towle marketing study prepared as part of the Section 9 Redevelopment
Plan for the Highway 10 corridor, the uses proposed with the exception of the gas
station/car wash/fast food component are listed as being well suited for the area given the
market. While a demonstrated need was not exhibited specifically for the gas station, car
wash and fast food, the Towle study stated that high impulse, convenience commercial
was the highest and best use for the parcels at the intersection of Highway 10 and Silver
Lake Road. A separate marketing report supplied by the applicant shows that a large
percent of the volume on Highway 10 is not being captured by the existing service
stations. The car wash proposed is a soft cloth wash, as opposed to the existing "touch-
less" and self-wash options already present in the City.
. WHEREAS, the Mounds View Planning Commission finds that this proposal meets the
purpose and intent of Planned Unit Developments as stated in Section 1120.01 of the Mounds
View Municipal Code in that the applicant has planned the overall development of this property
and included an appropriate mix of uses which compliment each other and will add to the vitality
of the City. Requirements have been included to ensure high quality architectural design and
coordinated signage.
WHEREAS, the Mounds View Planning Commission finds that this proposal meets the
general requirements and standards for Planned Unit Developments (Section 1120.02) through
the stipulations established in Exhibit 1 to this resolution; and
WHEREAS, the Planning Commission finds that this proposal meets the special
requirements and standards for mixed-use PUDs (Section 1120.03, Subd. 3) as follows:
Minimum Project Size
Minimum Street Frontage
Minimum Property Width
Required
5 acres
200 feet
200 feet
Provided
12.96 acres
960 feet
780 feet
Landscaping, Screening and Surfacing:
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(1)
The entire site, other than that taken up by structures or landscaping shall be surfaced with a
material to control dust, drainage and erosion.
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Planning Commission Resolution No. 505-97
April 16, 1997
Page 4
The applicant is proposing to pave all parking areas, access drives and the internal
roadway.
(2) A drainage system conforming to the comprehcnsive storm drainage plan and subject to the
approval of the Director of Public Works/City Engineer shall be installed.
The preliminary drainage plan indicates the creation of two NURP ponds, one
between the proposed senior building and one at the south easternmost portion of
the subject area. At the last Planning Commission meeting, the issue was raised as
to whether the second NURP pond was actually located within the delineated
wetland area. The applicants indicated that there were other locations within the
subject area to accommodate another pond if necessary. The City Engineer was
unable to provide comments as to the drainage system capabilities without the run-
off calculations and the ponding specifications, This information will be provided
by the applicants at the development stage of the PUD process. A stipulation has
been included that adjustments shall be made in the density and layout of the
development if needed to accommodate the necessary drainage improvements.
(3)
Development abutting an R-l, R-2, or R-3 District shall be scrcened and landscaped in
compliance with subdivisions 1103.08 (1) through (5) of this Title.
This requirement is not applicable since the subject properties do not abut any R-l,
R-2 or R-3 Districts. The proposal would meet the requirements of Section 1103.08
NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning
Commission recommends that the City Council approve the rezoning from B-2, Limited Business
District to PUD, Planned Unit Development and approve the general concept plan as shown in the
alternate site plan dated 3/26/97, for the Winiecki/Jones properties between Silver Lake Road and
Highway 10 to the southern line of the St. Paul Waterworks right-of-way, excluding the parcel
occupied by Tm Homes, all subject to the stipulations in Exhibit 1, attached hereto and
incorporated herein by this reference, and with the following condition:
1. Prior to forwarding this case to the City Council for action, the applicant and staff
consult with the Ramsey County traffic engineer to resolve any concerns from
Ramsey County regarding possible traffic congestion on Silver Lake Road which
would be created by this proposed development.
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Planning Commission Resolution No. 505-97
April 16, 1997
Page 5
BE IT FINALLY RESOLVED that the 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.
Attest:
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Jerry Peters , alrperson
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Pamela Sheldon, Community Development Director
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