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HomeMy WebLinkAboutPlanning Commission Resolution 536-98 . . . MOUNDS VIEW PLANNING COMMISSION RESOLUTION NO. 536-98 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING APPROVAL OF A COMPREHENSIVE PLAN AMENDMENT FROM LOW DENSITY AND HIGH DENSITY RESIDENTIAL TO NEIGHBORHOOD COMMERCIAL FOR PROPERTIES WCATED AT 2625 HIGHWAY 10 AND 7715-7761 EASTWOOD ROAD; PLANNING CASE NO. 507-97. WHEREAS, TOLD Development Company has applied for a comprehensive plan amendment which would change the designation of the properties located at 2625 Highway 10 and 7715-7761 Eastwood Road from high and low density residential to neighborhood commercial; and, WHEREAS, the subject properties are described as follows: The South ~ of Lot 51, All of Lot 50, Lot 49 and Lot 78, Spring Lake Park Hilll'iew, Ramsey County, Minnesota 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 subject properties in District 6 and designates these properties for both high and low density residential development as indicated by Exhibit 1, attached herewith; and, WHEREAS, both the Comprehensive Plan and the zoning map designate these properties for residential development; and, WHEREAS, there has been much community sentiment regarding the inappropriateness of future residential development fronting Highway 10; and, WHEREAS, in a study completed by SRF Consulting in April, 1997, the property at 2625 Highway 10 was deemed to be too restrictive for stand-alone development due to access limitations and size constraints; and, . Planning Commission Resolution No. 536-98 April 15, 1998 Page 2 WHEREAS, the SRF study indicated that development potential of the property located at 2625 Highway 10 would be enhanced if combined with adjacent properties; 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: Goal 1. Develop a cohesive land use pattern which ensures compatibility and functional relationships among activities and uses. . The change from high density and low density residential to neighborhood commercial will allow for the commercial development of the northeast comer of the Highway 10 and County Road I intersection, an intersection that already supports three comers of higher intensity commercial uses--a Hardees Restaurant and the Moundsview Square Shopping Center, a SuperAmerica gas station and convenience store, and a Burger King Restaurant. Given the high traffic counts at this intersection, it would seem more appropriate to use the land for commercial rather than residential development. The proposed amendment is in keeping with the community goal of limiting commercial development to the Highway 10 corridor. The neighborhood commercial designation is the least common designation used in the comprehensive plan, representing less than one-quarter of one percent of the properties in the City. The proposed use would be set back approximately 130 feet from neighboring residential properties and separated by a minimum 70 feet of greenspace and other physical buffering. The neighborhood commercial designation, as opposed to the 'more intensive highway commercial designation, would in itself be a buffer to the adjoining residential properties. 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 neighborhoods, commercial centers, industrial parks) from penetration by through traffic. By virtue of its proximity to Highway 10 and County Road I, the residential district already experiences a penetration of through traffic. Redeveloping the subject properties for a commercial use will add to the existing traffic in this residential district. The tradeoff, however, is that Eastwood Road would no longer feed into the Highway 10/ County Road I intersection thus eliminating a notable point of conflict and with the addition of a right tum lane onto Highway 10 from westbound County Road I, the overall functioning of the intersection will be significantly improved. . Goal 3. Preserve and protect property values. . . . Planning Commission Resolution No. 536-98 April 15, 1998 Page 3 It is hoped that in the long run, property values will increase with the introduction of a lower-intensity neighborhood commercial use at the corner of the most traveled intersection of the City. The positive impact to the City's tax base will serve to lessen the tax burden to residential properties across the City. Goal 4. Ensure community development is compatible with features of the natural environment and is accommodated without destroying desirable environmental features and natural amenities. Other than a few mature trees present on the subject properties, there are no natural environmental features or amenities that will be threatened or degraded as a result of the proposed development. The plans for development will include a system for capturing stormwater run-off for the subject properties which should improve conditions for properties immediately adjacent to the development. In so doing, the quality of the stormwater that now runs untreated into the City's sewer system will be significantly improved. Goal 5. Prevent development which is not accompanied by a sufficient level of supportive services and facilities (utilities, parking, access, etc.) The properties are located on Highway 10, a principal arterial and the major thoroughfare in Mounds View, and County Road I, a minor arterial street. While adequate opportunity for access to the development is available to COllnty Road I, access may not be possible onto Highway 10 because of the limited highway frontage. The Minnesota Department of Transportation (MnDOT) will need to review and approve any requests for access onto Highway 10. Water, sanitary sewer, storm sewer, gas and electric lines are available. Comments from the Blaine/Spring Lake Park/Mounds View Fire Department regarding access to the subject properties as well as to the properties on a dead-end :Eastwood Road indicate that as long as there is a sufficient turning radius at the end of the cul-de-sac, no reduction in the level of service or response time would be expected. The parking requirements would be examined during the development review. WHEREAS, the Planning Commission makes the following additional findings that the proposed amendment is consistent with the commercial goals and policies contained in the Comprehensive Plan as follows: Goal 1. Commercial development shall he considered in order to provide a broad tax and expanded employment base within Mounds View. Redesignating the subject properties to allow for the development of a specific neighborhood commercial use will increase the City's tax base ten-fold and create 35 positions, more than . . . Planning Commission Resolution No. 536-98 April 15, 1998 Page 4 half of which would be full-time positions. Many of the jobs created would be filled by Mounds View residents. Goal 2. Provide safe, convenient, attractive, and accessible commercial development within Mounds View. The development proposed at the northeast corner of Highway 10 and County Road I would be put through an intensive review process by which all aspects of the building design and site layout would be examined. The proposed use would be buffered from the adjacent residential areas by an expanse of greenspace, plantings and a fence. In terms of convenience, a neighborhood commercial use at this location would give those residents living north of County Road I and east of Highway 10 the ability to walk for certain goods and services without having to cross either thoroughfare, which are viewed as major barriers to pedestrian and other non-vehicular traffic. To encourage pedestrian use, the City would require that a sidewalk be extended to the site from Greenwood Drive on the north side of County Road I and there would be a pedestrian access from Eastwood Road to the north. Goal 3. Major retail sales and services will be developed in planned and concentrated centers. Now that the majority of the available vacant land within the City is either developed or is slated for development, this goal may not be as applicable as in fill development becomes more prevalent. However, if one considers that by locating on the fourth corner of an intersection already populated with higher intensity commercial uses, 'then this goal is met. The development will provide for its own stormwater retention and treatment system. Goal 4. The development of small, neighborhood convenience stores will be limited to locations which best serve residential areas without impairing residential development. Any development proposed for this site will be put through an intensive review process through which compatibility with the character of the surrounding neighborhood will be strongly encouraged. The access to the proposed use will be convenient for the surrounding community and non-vehicular traffic will be encouraged through the installation of pathways and sidewalks. WHEREAS, the Comprehensive Plan land use map designation for District 6 is proposed to be amended as shown on Exhibit 2, attached herewith. . . . Planning Commission Resolution No. 536-98 April 15, 1998 Page 5 NOW, THEREFORE, the Mounds View Planning Commission does hereby recommend that the City Council approve an amendment to ~he Comprehensive Plan to redesignate the south 1/2 of Lot 51 and all of Lots 50, 49 and 78 to NC, Neighborhood Commercial. 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 15th day of April, 1998. ~.~ ~j-~ Jerry Pet ';on, Chairperson AITEST: ~~~ Rick Jopke, Community Development Director (SEA~) N :\DAT A \GROUPS\COMDEV\DEVC ASES\507-97\536-98PC .RES