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HomeMy WebLinkAbout06-07-2017 PLANNING COMMISSION REGULAR MEETING AGENDA June 7, 2017 - 7:00 P.M. 1. Call to Order 2. Roll Call 3. Special Order of Business A. (none) 4. Citizens Requests and Comments Relating to Planning and Zoning Issues Not Already on the Agenda. (Before speaking, please give your full name and address for the record.) 5. Planning Cases A. MU2017-002: St. Cloud Industrial Products, Inc: Resolution 1071-17, Recommending Approval of a Development Review for property located at 4821 Mustang Cir. Resolution 1072-17, Recommending Approval of a Conditional Use Permit for the Storage of Flammable Liquids Over 800 Gallons Above Ground for property located at 4821 Mustang Cir. 6. Other Planning Activity A. (none) 7. Reports A. Upcoming Planning Cases & Activity B. Staff Updates C. Council Updates D. Planning Commissioner Reports 8. Approval of Minutes: April 5, 2017 9. Next Planning Commission Meetings: A. Wednesday, June 21, 2017 B. Wednesday, July 5, 2017 10. Meeting Conclusion Item No: ___5A Meeting Date: June 7, 2017 Type of Business: Planning Case MU2017-002 City of Mounds View Staff Report To: Mounds View Planning Commission From: Jon Sevald, Planner Item Title/Subject: Resolution 1071-17, Recommending Approval of a Development Review for property located at 4821 Mustang Cir. Resolution 1072-17, Recommending Approval of a Conditional Use Permit for the Storage of Flammable Liquids Over 800 Gallons Above Ground for property located at 4821 Mustang Cir. Introduction St. Cloud Industrial Products, Inc. (SCIPI) is requesting to expand an existing building located at 4821 Mustang Cir. The property will be used by North Central Bus, Parts and Truck Equipment, a subsidiary of SCIPI, for the customization and minor repair of buses and light commercial vehicles. SCIPI owns the adjacent two parcels to the north, located at 4825 Mustang Cir. (warehouse). These properties will share joint-parking with 4821 Mustang Cir. Discussion North Central Bus, Parts and Truck Equipment operates facilities in Minneapolis (maintenance) and St. Cloud (sales, maintenance & body shop). The Minneapolis location will be relocated to Mounds View, and will employ about 5 people. School buses and light commercial buses & trucks will be stored on-site, customized within the proposed building addition, and delivered to customers. The building will also be used for minor vehicle maintenance and offices. The applications include: (1) a Development Review to expand a building located at 4821 Mustang Cir., and (2) a Conditional Use Permit for the Storage of Flammable Liquids Over 800 Gallons Above Ground, within the I-1 Industrial District. The properties involved include: PID ADDRESS SIZE ZONING COMP PLAN EXISTING PROPOSE 17-30-23-13-0006 4825 Mustang Cir 4.24 ac I-1 Industrial Light Industrial Warehouse Warehouse 17-30-23-13-0007 4825 Mustang Cir 2.95 ac I-1 Industrial Light Industrial Warehouse Warehouse 17-30-23-13-0008 4821 Mustang Cir 3.60 ac I-1 Industrial Light Industrial Truck Repair Bus Repair Conditional Use Permits were issued for these properties in 1981 for a Motor Freight Terminal, and in 2011 for Open or Outdoor Storage as an Accessory Use. Planning Case MU2017-002 June 7, 2017 Page 2 The existing building at 4821 Mustang Cir was previously used for truck maintenance. “Motorized vehicle or recreational equipment sales and service and rental” is a permitted use within the I-1Industrial district.1 The existing building at 4825 Mustang Cir. will continue its use as a motor freight terminal (warehouse) and offices, including use by Parts Midwest, also a subsidiary of SCIPI. Additional building space will be leased to related businesses. Analysis DEVELOPMENT REVIEW A Development Review is required for construction activity that increases the size of a principal building by 10% or more, or by more than 10,000 sq ft.2 The applicant proposes to expand the building at 4821 Mustang Cir. by 148% (6,380 sq ft), from 4,325 sq ft to 10,705 sq ft. A Development Review is a review of compliance with the following requirements: Utility Service: To be addressed as part of the building permit. Surface Water Drainage: A grading plan is not required because the building addition will be on an existing paved parking lot. The total area to be disturbed is less than 10,000 sq ft, and will not require a permit from RCWD. Much of the current surface water drains into three existing catch basins located near the rear property lines of 4821 and 4825 Mustang Cir, draining into a storm water pond, and into the adjacent wetland. Erosion and Sediment Control: To be addressed as part of the building permit. Streets: Existing, sized for truck traffic (9-tons). Driveways: Access via existing driveway shared with 4825 Mustang Cir, and additional driveway for 4821 Mustang Cir. Trails: None existing or proposed. 1 Mounds View Municipal Code, Section 1116.02 (Permitted Uses) 2 Mounds View Municipal Code, Section 1006.06 (Development Controls) Planning Case MU2017-002 June 7, 2017 Page 3 Parking: Property Use Existing Required Proposed w/Shared 4821 Mustang Cir Auto Repair 9 20 6 22 4825 Mustang Cir Office 3 97 35 68 46 Warehouse 4 12 Required parking for warehouses is based on the number of employees, which may fluctuate. Shared parking between more than one use is permitted if within 300’ of the applicable building. Twenty-two parking spaces located on the 4825 Mustang Cir properties will be shared with 4821 Mustang Cir. Of these 22 spaces, 9 will be dedicated for bus parking. A legal document, acceptable to the City Attorney is required for shared parking. Landscaping: Required landscaping is calculated using the lot perimeter (approximately 2,050 linear feet). Because the majority of the lot for 4821 Mustang Cir is wetland, Staff recommends that only the developable area of the lot be used (approximately 936 linear feet). Based on 2,050’ site perimeter (gross): Based on 936’ site perimeter (net, excluding D&U easement area): (5) overstory trees, 2½” dia. (5) overstory trees, 2½” dia. (9) coniferous trees, 6’ ht. (5) coniferous trees, 6’ ht. (9) ornamental trees, 2” dia. (4) ornamental trees, 2” dia. (58) understory shrubs, 24” dia. (27) understory shrubs, 24” dia. Required landscaping amount is reduced by 15% when the project is within the I-1 Industrial district. Credit is provided for existing overstory trees. The required landscaping is specific to the 4821 Mustang Cir lot. Because much of the developable area of the lot is impervious surface area (building or paved), the applicant proposes to spread-out the required landscaping along the boulevard on this lot and the adjacent lot (4825 Mustang Cir). The alternative is to install trees and shrubs within the south side yard, which is not as viewable to the traveling public. This is acceptable to Staff. 3 Assumes 5,520 sq ft, based on building plans, dated April 27, 2017) 4 Assumes 8 employees, based on conversation between J.Sevald and J.Schiffler, May 19, 2017. Planning Case MU2017-002 June 7, 2017 Page 4 A landscape escrow or letter of credit equal to 150% of the cost of materials and labor (or $10,000, whichever is less) is recommended as a condition of the Development Review. The escrow/letter of credit may be released one-year after the certificate of occupancy is issued, and upon inspection of the landscaping. A 4’ tall wrought-iron fence will be installed within the front yard. Screening & Buffering: Non-residential parking lots consisting of 5 or more spaces are required to be screened from view from residential uses. Towns Edge Mobile Home Park is adjacent to 4825 Mustang Cir. and is partially screened by existing trees along the common property line. Adjacent to the west is Rice Creek Regional Park. West of the park is Irondale High School and a neighborhood in New Brighton. These are screened by existing wooded areas. Lighting: Exterior lighting on the building will be addressed as part of the building permit. Exterior lighting must be downcast, and no brighter than one foot-candle, measured from the centerline of the road. Setbacks (building): Minimum Existing Proposed Front (east) 40’ 80’ 62’ Side (south) 20’ 116’ (approx) 57’ Rear (west) 40’ 600’ (approx) 600’ Side (north) 20’ 37’ (approx) 37’ Exterior Construction Materials: Exterior finish of the existing building is masonry block. The addition will be similar. There are no architectural exterior material restrictions within the I-1 Industrial district. Trash Disposal: An enclosure will be outside of the NW corner of the building, next to the above ground fuel tanks. Construction Timetable: Completion in August, 2017 Planning Case MU2017-002 June 7, 2017 Page 5 CUP – STORAGE OF FLAMMABLE LIQUIDS OVER 800 GALLONS ABOVE GROUND The applicant proposes to relocate three above ground fuel tanks from their Minneapolis location, onto the 4821 Mustang Cir property. 1,000 gal propane 3’-9” dia, 16’-4” long located along the rear fence line 2,000 gal gasoline 6’-5” dia 13’-2” long located outside north wall of building 2,500 gal diesel 6’-10” dia 15’-9” long located outside north wall of building Summary St. Cloud Industrial Products is requesting approval of a Development Review for an addition onto a maintenance/repair shop, and a Conditional Use Permit for three above ground fuel tanks. A Public Hearing will be held by the City Council for the Conditional Use Permit on June 26, 2017. Recommendation Staff recommends approval of Resolution 1017-17 (Development Review), and Resolution 1072-17 (CUP), with conditions stated in each resolution. The Planning Commission is requested to consider the following options: 1. Resolution 1071-17, recommending approval of a Development Review; and, Resolution 1072-17, recommending approval of a Conditional Use Permit for the Storage of Flammable Liquids Over 800 Gallons Above Ground. 2. The Planning Commission may choose to recommend denial of the Resolution(s). If the Commission chooses these options, Staff would need to be directed to draft a resolution of denial with findings of fact appropriate to support the denial(s). 3. Table the request(s). If additional information is needed before a decision can be rendered or if more discussion is needed, the Commission can simply move to table the request until such information has been provided. Because of the 60-day requirements (Deadline: July, 25, 2017) the Commission would need to act upon the request as soon as reasonably possible to avoid an inadvertent approval. Respectfully submitted, ________________________ Jon Sevald, AICP Planner Planning Case MU2017-002 June 7, 2017 Page 6 Attachments 1. Applicant’s Narrative 2. Site Plan, May 30, 2017 3. Tank photos (submitted by applicant) 4. Floor Plan & Elevation Drawings 5. Zoning Map 6. Aerial Map 7. Site Photos 8. Resolution 1071-17 (Development Review) 9. Resolution 1072-17 (Conditional Use Permit) Planning Case MU2017-002 June 7, 2017 Page 7 Applicant’s Narrative Planning Case MU2017-002 June 7, 2017 Page 9 Site Plan Figure 1: Diesel (2,500 gal) and Gasoline (2,000 gal) tanks to be relocated from Minneapolis location. Figure 2: Propane tank (1,000 gal) to be relocated from Minneapolis. Planning Case MU2017-002 June 7, 2017 Page 10 Floor Plan & Elevation Drawings Planning Case MU2017-002 June 7, 2017 Page 11 Zoning Map 4821 Mustang Cir Planning Case MU2017-002 June 7, 2017 Page 12 Aerial Map Planning Case MU2017-002 June 7, 2017 Page 13 Site Photos Figure 3: View of Maintenance Bldg. from Mustang Cir., looking west-northwest. Figure 4: View of front parking lots, looking north toward mobile home park Figure 5: View of rear of Maintenance Bldg., looking southeast. Fuel tanks to be located approximately at yellow outlines. RESOLUTION 1071-17 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING APPROVAL OF A DEVELOPMENT REIVEW FOR ST. CLOUD INDUSTRIAL PRODUCTS, INC., FOR PROPERTY LOCATED AT 4821 MUSTANG CIRCLE (PLANNING CASE MU2017-002) WHEREAS, the City of Mounds Municipal Code, Section 1006.06 (Development Controls) requires a Development Review of non-residential construction activity that increases the gross square footage of the principal building by more than ten percent (10%), or more than 10,000 sq ft.; and, WHEREAS, St. Cloud Industrial Products, Inc., owner of North Central Bus and Equipment, Inc., and represented by Dean Wick (Outsource Architecture, LLC) has requested approval of a Development Review for property located at 4821 Mustang Cir. This property is legally described as: PID: 17-30-23-13-0008 Lot 6, Block 1, Mounds View Industrial Park No. 3 WHEREAS, the City of Mounds View Municipal Code, Section 1006.06, Subd 3 (Development Plan) requires a review of plans for utility service, surface water drainage consistent with the most recently adopted Local Surface Water Management Plan subject to subsequent revisions, erosion and sediment control consistent with current City standards, streets, driveways, trails, parking, landscaping, screening and buffering, lighting, setbacks, exterior construction design and materials, trash disposal, construction timetable and such other matters as the Council may require; and, WHEREAS, the City of Mounds View Planning Commission has reviewed the documents listed below, finding them to be consistent with Section 1006.06, and other applicable sections of the Mounds View Municipal Code: Staff Report, dated June 7, 2017 Applicant’s Narrative, date stamped May 22, 2017 Civil plans, p. 1 (Schultz Engineering & Site Design), dated May 4, 2017 Site Plan, p. Pl1 (Outsource Architecture), date stamped May 30, 2017 Architectural plans, p. A2.1, A3.1 (Outsource Architecture), dated May 12, 2017 Resolution 1071-17 June 7, 2017 Page 2 NOW, THEREFORE, BE IT RESOLVED, based upon the above findings, the information and documents regarding the proposed Development Review, the Staff Report, and testimony of the applicant, and in consideration of public testimony, the Planning Commission does hereby recommend approval of the Development Review request by St. Cloud Industrial Products, Inc., with the following conditions: 1. Development of the site shall be consistent with the Site Plan date stamped May 30, 2017. 2. The applicant shall submit a legal document acceptable to the City Attorney, allowing shared parking of a minimum of 14 stalls on 4825 Mustang Cir., for the benefit of 4821 Mustang Cir., and within 300’ of this building. This shall be completed prior to a Certificate of Occupancy being issued for 4821 Mustang Cir. 3. The applicant shall submit an escrow or letter of credit for landscaping in the amount of 150% of the cost of materials and labor, or $10,000 (whichever is less) to the City of Mounds View. The escrow or letter of credit may be returned one-year after the date of Certificate of Occupancy of 4821 Mustang Cir., and upon site inspection by staff. Upon staff’s inspection, if landscaping is in need of replacement, a proportionate amount of the escrow or letter of credit may be retained by the City until one-year after landscape replacement. 4. The applicant shall obtain all necessary building and fire permits from the City of Mounds View, SBM Fire Dept., and the Rice Creek Watershed District. NOW, THEREFORE, 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 7th day of June, 2017 Julianne Love, Vice-Chair ATTEST: James Ericson, City Administrator (SEAL) RESOLUTION 1072-17 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR ST. CLOUD INDUSTIRAL PRODUCTS, INC., FOR THE STORAGE OF FLAMMABLE LIQUIDS OVER 800 GALLONS ABOVE GROUND FOR PROPERTY LOCATED AT 4821 MUSTANG CIRCLE (PLANNING CASE MU2017-002) WHEREAS, the City of Mounds View Municipal Code, Section 1116.04, Subd 9 allows the Storage of flammable liquids over 800 gallons above ground, upon approval of a Conditional Use Permit (CUP); and, WHEREAS, St. Cloud Industrial Products, Inc., owner of North Central Bus and Equipment, Inc., and represented by Dean Wick (Outsource Architecture, LLC), has requested approval of a Conditional Use Permit for (1) 1,000 gallon propane tank, (1) 2,000 gallon gasoline tank, and (1) 2,500 gallon diesel tank above ground, for property located at 4821 Mustang Cir. This property is legally described as: PID: 17-30-23-13-0008 Lot 6, Block 1, Mounds View Industrial Park No. 3 WHEREAS, the City of Mounds View Municipal Code, Section 1125.01, Subd. 1(e), states that the Planning and Zoning Commission shall consider possible adverse effects of the proposed conditional use. Its judgement shall be based upon (but not limited to) the following factors (Findings in italics): 1. Relationship to [the] Municipal Comprehensive Plan. Findings: Above ground fuel tanks are not specifically addressed within the Comprehensive Plan. Industrial uses are addressed in numerous sections, including (where applicable): Resolution 1072-17 June 7, 2017 Page 2 Industrial (p. 3-11) Goal 1: Consider new industrial development in order to provide a broad tax base and an expanded employment base in the city. Policies (b) Cooperate with industrial developers and property owners to ensure that industrial land uses are an asset to the City and that such uses meet city standards. (e) Ensure industrial development and redevelopment occurs in designated industrial areas. Goal 2: The City will ensure that industrial development is compatible with adjacent land uses and that any such projects preserve desirable environmental features and natural amenities. Policies (a) Industrial development must adequately provide for storm water drainage and surface water management. (b) The City will require buffering to protect adjacent and nearby residential neighborhoods from industrial land uses. (d) Mounds View will carefully consider all potential physical implications, public services and facility demands (e.g. traffic generation, sewer / water demands, etc.) when reviewing proposals for industrial development or redevelopment. (f) The City shall restrict and carefully regulate industrial development on or near wetlands, flood plains, shore land, and other natural features that, in their natural state, perform public protection functions. 2. The geographical area involved. Findings: The above ground fuel tanks will be located on the property at 4821 Mustang Cir., and within an industrial area. The approximate distance to the nearest non-industrial uses include: Resolution 1072-17 June 7, 2017 Page 3 260’ wetlands, within the 4821 Mustang Cir. property 440’ Town’s Edge Mobile Home Park 490’ Rice Creek Regional Park 1,300’ Rice Creek 1,400’ Skyline Motel 1,460’ Single-family homes within the City of New Brighton 1,630’ Irondale Senior High School property These non-industrial uses will be screened from the proposed above ground fuel tanks by existing buildings and wooded areas. 3. Whether such use will tend to or actually depreciate the area in which it is proposed. Findings: Any appreciation or depreciation of property values is speculative. The installation of the above ground fuel tanks is expected to have no effect on area property values. 4. The character of the surrounding area. Findings: The property is zoned I-1 Industrial, as is the adjacent properties to the north, east, and south. These adjacent properties are industrial in use. The adjacent property to the west is located within the City of New Brighton, and zoned R-1 Single Family Residential. This property is within the Rice Creek Regional Park, operated by Ramsey County Parks and Recreation. 5. The demonstrated need for such use. Findings: The property is owned by St. Cloud Industrial Products, Inc., and will be operated by its subsidiary, North Central Bus and Equipment Sales, Inc. The property will be used for the maintenance, light repair, and outside storage of buses. On-site fueling of buses is needed as part of the business operation. A Conditional Use Permit (CUP) was approved in 1981 for a Motor Freight Terminal (Res. 1324) for this property and the adjacent properties at 4825 Mustang Cir. A CUP was approved in 2011 for Open or Outdoor Storage as an Accessory Use (Res. 7857) for the same properties. Resolution 1072-17 June 7, 2017 Page 4 WHEREAS, the City of Mounds View Municipal Code, Section 1125.01, Subd 3(b) states that in granting a conditional use permit, the City Council shall consider the advice and recommendation of the Planning and Zoning Commission and the effect of the proposed use on the Comprehensive Plan and upon the health, safety and general welfare of occupants of surrounding lands. Among other things, the City Council shall make the following findings where applicable (Findings in italics): 1. The use will not create an excessive burden on existing parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the area. Findings: The proposed use (above ground fuel tanks) will have no burden onto parks, schools, streets and public facilities. 2. The use will be sufficiently compatible or separated by distance or screening from adjacent residentially zoned or used land so that existing homes will not be depreciated in value and there will be no deterrence to development of vacant land. Findings: The above ground fuel tanks will be screened from adjacent residential uses (Towns Edge Mobile Home Park and residential neighborhood in New Brighton) by existing buildings and wooded areas. 3. The structure and site shall have an appearance that will not have an adverse effect upon adjacent residential properties. Findings: The appearance of the above ground fuel tanks will not have an adverse effect upon adjacent residential properties. 4. The use, in the opinion of the City Council, is reasonably related to the overall needs of the City and to the existing land use. Findings: The above ground fuel tanks are a reasonable use. 5. The use is consistent with the purposes of the Zoning Code and the purposes of the zoning district in which the applicant intends to locate the proposed use. Findings: The above ground fuel tanks are consistent with the Zoning Code, and the I-1 Industrial district. 6. The use is not in conflict with the Comprehensive Plan of the City. Findings: The above ground fuel tanks are consistent with the Comprehensive Plan. Resolution 1072-17 June 7, 2017 Page 5 7. The use will not cause traffic hazards or congestion. Findings: The above ground fuel tanks will have no effect on traffic or congestion. 8. Adequate utilities, access roads, drainage and necessary facilities have been or will be provided. Findings: There are adequate existing utilities, access roads, and drainage. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission recommends approval of this Conditional Use Permit request by St. Cloud Industrial Products, Inc., subject to the following conditions: 1. A fire permit shall be obtained prior to installation of the fuel tanks. 2. The applicant shall register the gasoline and diesel tanks with the MPCA, and abide by applicable regulations. 3. The fuel tanks shall be located where shown on the Site Plan, date stamped May 30, 2017, unless required otherwise by the Fire Marshal or MPCA. NOW, THEREFORE, 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 7th day of June, 2017 Julianne Love, Vice-Chair ATTEST: James Ericson, City Administrator (SEAL) -DRAFT- PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting April 5, 2017 Mounds View City Hall 2401 Mounds View Blvd, Mounds View, MN 55112 ______________________________________________________________________________ 1. Call to Order The meeting was called to order by Chair Stevenson at 7:00 p.m. for April 5, 2017. ______________________________________________________________________________ 2. Roll Call Members Present: Commissioners French, Klander, Klebsch, Rundle, Schiltgen, and Stevenson. Absent and Excused: Commissioner Love (excused). Also Present: Planner Jon Sevald, Council Member Gary Meehlhause, and City Administrator Jim Ericson. ______________________________________________________________________________ Index to Minutes Page MU2017-01: MWF Properties 2 Annual Review of the Planning & Zoning Commission Bylaws 6 Approval of Minutes 8 _____________________________________________________________________________ 3. Special Order of Business None. 4. Citizens Requests and Comments on Items Not on the Agenda None. ______________________________________________________________________________ Mounds View Planning Commission April 5, 2017 Regular Meeting Page 2 ________________________________________________________________________ 5. Planning Cases A. MU2017-001: MWF Properties, including: • Resolution 1067-17, Recommending Approval of an Amendment to the Zoning Map for properties located at 2901 Mounds View Boulevard and 80XX Groveland Road • Resolution 1068-17, Recommending Approval of a Conditional Use Permit for a Multiple-Family Dwelling for properties generally located at the NW corner of Mounds View Boulevard and Groveland Road Planner Sevald stated the applicant, MWF Properties, is proposing to construct a 60-unit apartment building at the northwest corner of Mounds View Boulevard and Groveland Road. The current applications are for; (1) a rezoning to R-4 High Density Residential; and, (2) a Conditional Use Permit (CUP) for a Multiple-Family Dwelling. If approved, and if the developer obtains financial assistance, MWF’s intent is to apply at a later date for a Major Subdivision to combine four lots into one lot; and to apply for a Development Review of the apartment plans. Staff provided further comment on the request, described the project timeline and recommended approval of the Resolutions. Commissioner Schiltgen questioned what would happen if the applicant failed to receive financing. Planner Sevald explained that if approved by the Council, the four lots would be rezoned to R-4 High Density Residential. He reported the Conditional Use Permit would expire in one year, if the developer did not begin the project. Commissioner Klander asked if the applicant had ownership of all four parcels at this time. Planner Sevald commented the four parcels currently had two different owners, one being the State of Minnesota (tax forfeited property) and the other was under purchase agreement by the applicants. Chair Stevenson discussed the Resolutions for the Planning Case. Commissioner Klebsch questioned if MWF held a neighborhood meeting. Chris Stokka, MWF Properties, reported property notifications were sent to all properties within 500 feet of the proposed development and 11 individuals attended a neighborhood meeting. He explained these same properties will be notified when a Public Hearing is held by the City Council. Commissioner Klebsch asked what type of reaction was received from the 11 residents in attendance. Mr. Stokka stated while there were some concerns, the general reaction was fairly positive. He discussed how the development plans had been modified since the neighborhood meeting noting access to Mounds View Boulevard/County Road 10 had been eliminated for safety purposes. He explained that access to the site would be made from Groveland Road. Mounds View Planning Commission April 5, 2017 Regular Meeting Page 3 ________________________________________________________________________ Commissioner Klebsch requested further information on the adverse comments received from the public. Mr. Stokka stated the main concerns were with light-wash from the site and noted a privacy fence was discussed. Commissioner Klebsch appreciated the fact that the applicant had held a neighborhood meeting. She questioned if a traffic light was being considered on Groveland Road due to the increased density that was being proposed. Planner Sevald stated the County was not proposing to install a signal at this intersection. Commissioner Klander encouraged the applicant to speak with Steve’s Appliance in order to ensure their deliveries could be made on a daily basis. Mr. Stokka reported a representative from Steve’s Appliance attended the neighborhood meeting. Chair Stevenson commented further on how difficult it was to get onto Mounds View Boulevard from Groveland Road. Planner Sevald discussed the number of rental units within the City of Mounds View and noted the number of accidents along Mounds View Boulevard at Groveland Road. Commissioner Klander asked if additional feedback should be received from the Police Department regarding traffic safety. Planner Sevald explained the intersection at Groveland Road and County Road 10 was not the most dangerous in the City. MOTION/SECOND: Commissioner Rundle/Commissioner Schiltgen. To approve Resolution 1067-17, recommending approval of an Amendment to the Zoning Map of Mounds View for property located at 2901 Mounds View Boulevard and 80XX Groveland Road; Planning Case No. MU2017-001. Commissioner Klander believed more discussion should be held regarding traffic concerns at the intersection of Mounds Vie Boulevard and Groveland Road prior to the requested development being approved. Chair Stevenson agreed this was a concern and explained further discussion could be held when this item returned to the Planning Commission for Development Review. Commissioner Klander questioned what other zoning designations could be considered for this property, other than R-4. Planner Sevald stated R-1 single family would not be appropriate and Commercial would be challenging. For this reason, staff was supportive of the R-4 zoning designation. He noted the Comprehensive Plan had the site zoned Mixed Use, which was a combination of Commercial and Residential. Commissioner Klebsch explained she supported changing the zoning at this time. Ayes – 5 Nays – 0 Abstain – 1 (Klander) Motion carried. Mounds View Planning Commission April 5, 2017 Regular Meeting Page 4 ________________________________________________________________________ MOTION/SECOND: Chair Stevenson/Commissioner Rundle. To approve Resolution 1068-17, recommending approval of a Conditional Use Permit for a Multiple-Family Dwelling generally located at the Northwest Corner of Mounds View Boulevard and Groveland Road; Planning Case No. MU2017-001. Commissioner Klebsch requested further information on how the City manages the Conditional Use Permit extension process. Planner Sevald explained the applicant would have to make a written request to the City Council and the City Council would then take this matter under consideration. Commissioner Klebsch questioned what MWF’s timeline was for this project. Mr. Stokka hoped to have financing in place by November of 2017 which would mean the apartment complex would be completed by the end of 2018. He stated some financing requests took two or three yea rs to be approved, which could delay the project. Commissioner Klander requested further information on the Housing Tax Credit program. Mr. Stokka explained the Housing Tax Credit program was a Federal program that allocates tax credits. He reported this was a very competitive program and requests were scored based on location benchmarks, access to transit, school systems, and job growth potential. He believed that the proposed site was extremely viable and the apartment complex would remain leased. Commissioner Klebsch asked for further information on the occupancy of the proposed complex. Mr. Stokka estimated 120 to 150 residents would occupy the apartment building. Commissioner Klebsch anticipated that up to 200 residents could occupy this building if more three bedroom units were constructed than one bedroom units. She questioned how the applicant determined this complex would not be a burden on the existing utilities. Planner Sevald explained he had held conversations with the school district and they were not concerned with the proposed plan. He discussed how the district was preparing for the completion of TCAAP. Commissioner Klebsch requested further information from staff on how the City would address traffic congestion. Planner Sevald indicated the City had traffic counts for Groveland Road and Mounds View Boulevard and both were manageable at this time. Commissioner French stated he was struggling with the idea of adding more rental units to the community given the number of rental units already located in Mounds View. Chair Stevenson commented on the differences between affordable housing versus low-income housing. He requested clarification from the applicant on what type of development was being proposed. Mr. Stokka stated he was proposing to construct workforce or mid-market housing. It was noted the apartment building would be managed by Velair Property Management. He stated this complex would not be all that different than market rate apartments. He encouraged the Commission to visit MWF’s website in order to learn more about the type of units MWF has constructed. Mounds View Planning Commission April 5, 2017 Regular Meeting Page 5 ________________________________________________________________________ Commissioner Klebsch questioned if the Planning Commission would be able to further review this request. Planner Sevald explained the Commission would review the Development Review and Major Subdivision. Chair Stevenson understood traffic and congestion were a concern for this corner, but he supported this item moving forward. Commissioner Klander questioned what value of the property would be forfeited in TIF. City Administrator Ericson stated the City hasn’t had a lot of TIF projects over the years (4 total). He stated the first three created the Mounds View Business Park, have been very successful and have been decertified. He reported the City has not ever done TIF for a housing project. He explained he was uncertain as to what the expense would be to the City noting this would be dependent upon the cost per unit. He indicated the Met Council was seeking additional workforce housing in the metro area. He believed the request from the developer was not unreasonable. Commissioner Klebsch asked how much the City would be investing in this project. City Administrator Ericson estimated the City would be investing $650,000 to $850,000 in this project. He reported the length of the term would depend on the value of the project. Commissioner Schiltgen stated he supported Highway 10 becoming a better focal point within the community. While he had some concerns with traffic from the proposed development, he wanted to see this corridor revitalized. Commissioner Klander commented on the number of rental units within Mounds View and stated for this reason he would not be supporting the project. He suggested the item being tabled for further discussion. Planner Sevald stated it would be appropriate for the Commission to table this item if there were more questions regarding traffic and congestion. He explained a traffic study would take some time to complete. Commissioner Klebsch expressed concern with the fact that the applicant was proposing to have 60 more rental units within the community versus single family owner-occupied units. She believed the renters did not have as much buy-into a community, as homeowners. Chair Stevenson questioned what the going rate was for apartment rental and asked how this compared to the proposed development. Planner Sevald stated a housing study would have to be completed in order to gather this information for the Commission. Chair Stevenson asked if the Commission wanted to take action on the motion on the floor or to make another motion to table. He stated he would be willing to withdraw his motion. Planner Sevald explained the Commission was making a recommendation to the City Council and not a final decision. Commissioner Schiltgen recommended the Commission take a vote on this item in order for it to move onto the City Council. Mounds View Planning Commission April 5, 2017 Regular Meeting Page 6 ________________________________________________________________________ MOTION/SECOND: Commissioner Klander/Commissioner Klebsch. To Table action on the Conditional Use Permit for a Multiple-Family Dwelling generally located at the Northwest Corner of Mounds View Boulevard and Groveland Road; Planning Case No. MU2017-001. Ayes – 3 Nays – 3 (Rundle, Schiltgen and Stevenson) Motion failed. Chair Stevenson called for a vote on the original motion. Ayes – 3 Nays – 3 (French, Klander and Klebsch) Motion failed. _____________________________________________________________________________ 6. Other Planning Activity A. Annual Review of the Planning and Zoning Commission Bylaws, including: • Resolution 1069-17, a Resolution Amending the Planning and Zoning Commission Bylaws; and • Resolution 1070-17, a Resolution Recommending Approval of an Amendment to City Code Section 401.06, Subd. 3 Planner Sevald informed the Commission that during the February 1, 2017 annual review of the Planning and Zoning Commission Bylaws, there was discussion about Section VI, concerning Agenda Sessions. The Commission requested that Staff investigate this further. Staff explained the Planning and Zoning Commission Bylaws permit four types of meetings and all are subject to open meeting law when a quorum is to be present. The four meeting types are as follows: Regular Meetings are scheduled every first and third Wednesdays. Agenda Sessions were held immediately after adjournment of a Regular Meeting, and included review (not approval) of minutes, and updates from the City Council liaison, Commissioners, and Staff. The intent was that Agenda Sessions were not recorded (cost savings). The most recent Agenda Session was held April 17, 2013. Currently, these items are included under “Reports” on the Agenda, and are recorded. Special Meetings may be held at times other than Regular Meetings. Examples may include a joint meeting with the City Council, or an off-site tour. The CPR training for Planning and Park commission members held on December 7, 2016 could be another example. Emergency Special Meetings are intended to be held if immediate attention is necessary. For example, if a non-conforming structure or use was destroyed in a storm and necessitated its replacement or expansion prior to a Public Hearing being held during a Regular Meeting. One example may be placement of temporary communication towers in the event that existing towers are destroyed. Emergency Special Meetings require a “good faith effort” to notify the media, and the public. Normally, to schedule a public hearing with the Planning Commission requires a public notice to be provided to the official newspaper 2½ weeks prior to the public hearing date. Mounds View Planning Commission April 5, 2017 Regular Meeting Page 7 ________________________________________________________________________ Planner Sevald reported historically, the first Regular Meeting of the month was intended for public hearings, and the second Regular Meeting intended for items not requiring official action. This section of the Bylaws was amended in 1999, changing Agenda Meetings to Agenda Sessions to more accurately reflect how meetings were conducted (Ordinance 629). This amendment formally allowed actionable items to take place during the month’s second Regular Meeting. Considering that Agenda Sessions have not been conducted since 2013, it is Staff’s opinion that Agenda Sessions are not necessary within the Bylaws. Staff requested input from the Commission on how to proceed. MOTION/SECOND: Commissioner Klebsch/Commissioner Rundle. To approve Resolution 1069-17, recommending approval of an Amendment to the Mounds View Planning and Zoning Commission Bylaws Relating to Agenda Sessions. Ayes – 6 Nays – 0 Motion carried. MOTION/SECOND: Commissioner Klebsch/Commissioner Schiltgen. To Approve Resolution 1070-17, Recommending Approval of an Amendment to the City of Mounds View Municipal Code, Section 401.06 Subd. 3, Relating to the Organization of Planning and Zoning Commission Meetings. Ayes – 6 Nays – 0 Motion carried. ______________________________________________________________________________ 7. Reports A. Upcoming Planning Cases & Activity Planner Sevald explained the City had no upcoming planning cases. B. Staff Updates • GTS Educational Events (contact Jon to be registered): 1. Basics of Planning & Zoning: Tuesday, April 25th 3:00-6:30 p.m. (Stillwater) 2. Beyond the Basics of Planning & Zoning: Tuesday, May 2nd 3:00- 6:30 p.m. (Stillwater) Planner Sevald provided the Commission with an update from staff and invited the Commissioners to attend GTS educational events on Tuesday, April 25th and Tuesday, May 2nd. Commissioner Klebsch noted she would be attending the Basics of Planning & Zoning event on Tuesday, April 25th. C. Council Updates Mounds View Planning Commission April 5, 2017 Regular Meeting Page 8 ________________________________________________________________________ Council Member Meehlhause provided the Planning Commission with an update from the City Council. He noted the Council had awarded a contract for construction of the new Public Works Facility. He was pleased to report the bid for this project came in $700,000 under the architects estimate. He stated there would be a groundbreaking ceremony on Friday, April 7th. He estimated the Public Works Facility would be completed in the fall of 2018. He provided comment on the MWF project and noted the Council discussed this matter at a recent worksession meeting. He explained Virgil Beyer was recognized as Citizen of the Year at the Town Hall meeting. He then reviewed the Council priorities for 2017. D. Planning Commissioner Reports None. 8. Approval of Minutes February 1, 2017. MOTION/SECOND: Commissioner Klander/Commissioner Rundle. To approve the Minutes of the February 1, 2017 regular Planning Commission meetings as slightly amended. Ayes – 6 Nays – 0 Motion carried. 9. Next Planning Commission Meeting: A. Wednesday, April 19, 2017 B. Wednesday, May 3, 2017 ______________________________________________________________________________ 10. Adjournment There being no further business before the Planning Commission, Chair Stevenson adjourned the meeting at 8:30 p.m. ______________________________________________________________________________ Respectfully submitted, Jon Sevald Planner Transcribed by: Heidi Guenther TimeSaver Off Site Secretarial, Inc.