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HomeMy WebLinkAbout12-02-2015 PLANNING COMMISSION REGULAR MEETING AGENDA December 2, 2015 -- 7:00 P.M. 1. Call to Order 2. Roll Call 3. Approval of Minutes October 7, 2015 4. Citizens Requests and Comments Relating to Planning and Zoning Issues Not Already on the Agenda. (Before speaking, give your full name and address for the record.) 5. Planning Cases A. ZC2015-001 Rezoning from B1, Neighborhood Business, to B2, Limited Business Applicant: Zulfiquar Punjani Address: 2408 County Road I 6. Other Planning Activity A. Set 2016 Planning Commission Meeting Schedule B. Review Planning Commissioner Applications 7. Review Minutes A. November 4, 2015 8. Reports A. Upcoming Planning Cases B. Staff Updates C. Council Updates D. Planning Commissioner Reports 9. Next Planning Commission Meetings A. Wednesday, December 16, 2015 (?) B. Wednesday, January 6, 2016 10. Adjourn Item No: 5A Meeting Date: December 2, 2015 City of Mounds View Staff Report To: Mounds View Planning Commission From: James Ericson, City Administrator Item Title/Subject: Review Rezoning Request from Zulfiquar Punjani, owner of 2408 County Road I, from B-1, Neighborhood Business, to B-2, Limited Business; Planning Case ZC15-001 Introduction: The applicant and property owner, Zulfiquar Punjani, has submitted an application to rezone his property located at 2408 County Road I, previously operated as a neighborhood convenience store, from B-1, Neighborhood Business, to B-2, Limited Business. The property is one of only two commercial properties presently zoned B-1. The other property is located at the southeast corner of County Road H2 and Silver Lake Road. The expressed basis for the requested rezoning would be to allow for the operation of a liquor store on the site. Background: The building at 2408 County Road 10 was constructed in 1973 and has always operated as a neighborhood convenience store, first and for many years as a Tom Thumb, then Sam’s Market, and then most recently, Snap Market. The adjoining retail space was originally utilized as a laundromat, then was a thrift store, then a clothing store and most recently is being used as showroom / warehouse space for a wedding vendor. In 2010, the Zoning Code was amended, adding language to the B-1 zoning district to allow for uses “similar” to those explicitly listed if the proposed use would not create a nuisance and if the use would not be noxious or hazardous. The City Council would review uses that are not clearly similar to those listed in this Section for a determination of compatibility. In 2012, the Planning Commission and City Council reviewed a request to allow limited cooking at the Sam’s Market to provide hot, fresh foods to customers, similar to the types of foods one might find at a Holiday or SuperAmerica. The Council approved the request but the owners of the business ultimately decided against pursuing the restaurant component. In 2015, the business which had been operating as Snap Market closed and the space has been vacant since. Discussion: Consideration of a rezoning request requires significant review and consideration. The act of amending the Official Zoning Map must satisfy many criteria, not the least of which being consistency with the Comprehensive Plan and compatibility with the neighborhood and adjoining uses. In addition, potential adverse effects shall be taken into consideration. Rezoning Report - 2408 County Road I December 2, 2015 Page 2 Regarding the first criteria, the request would not seem to be inconsistent with the Comprehensive Plan future land use map, which designates this area as “Neighborhood Commercial”, the same designation provided for The Station and Fedor’s Market. The existing and requested zoning designations are consistent within a Neighborhood Commercial guided area. In addition to consistency with the Comprehensive Plan, other factors should be considered when reviewing a rezoning request, such as compatibility of uses, the geographical area involved, possible depreciation and the demonstrated need for the uses permitted in the proposed zoning district. A rezoning to a more intensive designation may not be inappropriate if the surrounding uses already bear more intense designations. In the present case, the former Snap Market property is bordered on two sides by roadways, single family homes to the south and east and an office building to the east. Refer to the Zoning map below. Snap Market Property Rezoning Report - 2408 County Road I December 2, 2015 Page 3 As the Zoning Map on the previous page indicates, to the immediate east of the subject property, there is a parcel zoned B-3, Highway Business, developed as two-level office space. Also to the immediate east and south, properties are zoned R-1, Single Family Residential, and improved with single family homes. Further east and across the street to the west, the land is zoned R-3 and R-4 and developed as Higher Density Residential. Across County Road I to the north, the lots are predominately zoned R-1 however one lot on the northwest corner of the intersection is zoned R-2 and developed with a twin home. The zoning review would seem to indicate that higher intensity uses are common in this area and that a rezoning of the subject property from B-1 to B-2 may not be inappropriate. (Other properties zoned B-2 also directly abut single family residential homes, such as Western Bank, Vino and Stogies and ABC Liquors.) Other factors to explore would include the potential traffic impacts as well as the potential increased demand for parking that more intensive uses might create. Traffic (vehicle trips in and out) from the site is historically minimal; customers are drawn from the immediate area, many of whom arrived on foot. Even at full occupancy, traffic and parking has generally not been an issue at the site. If the zoning is changed to B-2 however, it would stand to reason that traffic to the site would increase as would the parking demands. There are presently 21 parking stalls for the two businesses. The parking requirements for a retail establishment are 1 space per 100 feet of retail floor area, plus one space per employee. Working backwards from the existing 21 parking stalls, the site could support 1900 square feet of retail space, assuming two employees. The existing building is 4,800 square feet, however it is not known how much of that is the retail floor space and how much is stockroom, warehouse and office. While it would appear that the rezoning may not be inconsistent with the Comprehensive Plan or the surrounding area, the Planning Commission will need to determine whether the uses permitted in the B-2 district would have the potential to cause adverse effects or depreciate the neighborhood, and whether there is a demonstrated need to justify the rezoning. The applicant indicates a desire to open a liquor store, but the Commission will need to consider any and all other potential uses allowed within the proposed district. Land Use: The “purpose” of the existing B-1, Neighborhood Business district is “to provide for the establishment of local centers for convenient, limited office, retail or service outlets which deal directly with the customer for whom the goods or services are furnished. These centers are to provide services and goods for the surrounding neighborhoods and are not intended to draw customers from the entire community.” The uses permitted on this site as a B-1 property are as follows: • Barber shops • Beauty parlors • Convenience grocery stores (not supermarket type) • Essential services. • Laundromat, self-service washing and drying. • Thrift or second-hand store Rezoning Report - 2408 County Road I December 2, 2015 Page 4 • Retail business for local or neighborhood needs subject to the following limits: - The sale of dry goods, clothing, notions and variety merchandise. - The sale of books, magazines, newspapers, gifts, jewelry, music, stationery or office supplies. • Dry cleaning and laundry receiving and pick-up stations (with no cleaning or pressing done on site). • Florist Shop, Candy and ice cream stores (shall not include drive-through and/or window pick-up services). • Tailor shop, dress making, clothing rental store. • Professional and service business offices such as accountant, architect, broker, engineer, attorney, realtor, appraiser, finance agency, insurance agency, investment agency, travel agency, mortgage company. • Medical, dental, chiropractic, counseling or other health-related office or clinic. • Repair store that provides services for the repair of home, garden, yard and personal use appliances, tool or equipment (except for motorized vehicles or gas-powered equipment). The purpose of the B-2, Limited Business district is “to provide for low intensity, retail or service outlets which deal directly with the customer for whom the goods or services are furnished. The uses allowed in this District are to provide goods and services on a limited community market scale and located in areas which are well served by collector or arterial street facilities at the edge of residential districts.” The uses that would be permitted if the property were zoned B-2 are as follows, including those already permitted in the B-1 District: • Bank, savings and loan, savings credit unions and other financial institutions. • Commercial (leased and professional offices). • Copy service but not including printing press or newspaper. • Dry cleaning pick-up and laundry pick-up stations, including incidental repair and assembly but not including processing. • Educational or instructional facilities. • Employment agencies. • Finance companies. • Health and beauty services. • Insurance sales, claims and branch offices. • Locksmith. • Medical and dental offices and clinics. • Public utility collection offices. • Real estate sales. • Shoe repair. • Therapeutic massage, per Chapter 514 of the municipal code. • Travel bureaus, transportation ticket offices. • Adult establishment as defined and regulated in Chapter 513 of the Municipal Code. • Antique shop. • Art and school supplies. • Auto accessory or motor vehicle parts store with no repairs, installations or service work done on any motor vehicles on site, and with no outside sales or storage. Rezoning Report - 2408 County Road I December 2, 2015 Page 5 • Bakery goods and baking of goods for retail sales on the premises. • Bicycle sales and repair. • Books or stationery stores. • Camera and photographic supplies. • Candy, ice cream, popcorn, nuts, frozen desserts and soft drinks. • Coin and philatelic stores. • Costume, clothes rental. • Delicatessen. • Drugstore. • Fabric store. • Florist shop. • Frozen food store but not including a locker plant. • Furniture showroom without warehousing. • Furriers when conducted only for retail trade on premises. • Gift or novelty store. • Hardware store. • Hobby store, including handicraft classes but not to exceed fifteen (15) students. • Ice sales with storage not to exceed five (5) tons. • Jewelry stores and watch repair. • Leather goods and luggage stores. • Liquor, off-sale. • Meat market but not including processing for a locker plant. • Office supplies and equipment. • Plumbing, television, radio, electrical sales and such repair as are accessory use to the retail establishments permitted within this District. • Record/music shops. • Restaurant, café, and tea room with a maximum of twenty four (24) seats and two thousand (2,000) square feet in floor area. The restaurant shall not include drive- thru and/or window pick-up services or the serving of food to patrons in their vehicles. • Rugs, carpet, tile, paint and wallpaper sales. • Shoe stores. • Small appliance sales and service. • Sporting goods store. • Tailor shops. • Toy stores. • Video rental, sales and service. • Wearing apparel. • Tattoo, Body Piercing, Body Branding, Body Painting or Body Scarring Establishments, per Chapter 515 of the Municipal Code. As can be seen, while there is some overlap in the types of uses between the B-1 and B-2 districts, those allowed in the B-2 district would tend to be busier or draw from a wider area that the immediate neighborhood. The Commission will need to consider whether these uses would be appropriate at the subject property. Rezoning Report - 2408 County Road I December 2, 2015 Page 6 Summary For the Commission to support the requested rezoning, it must find that the request would not be inconsistent with the Comprehensive Plan, would not depreciate or tend to cause or create adverse impacts to the surrounding properties, would not be incompatible with other uses in the geographical area and find that there is a sufficient, demonstrated need for the uses in the requested district. While the request may not be inconsistent with the Comp Plan and may not be incompatible for the area, it is less clear whether the request would cause adverse effects, whether the need exists for additional B-2 land and whether the small corner lot with limited parking can support the more intense uses permitted in the B-2 district. Recommendation: After reviewing the request and considering the criteria by which amendments to the official zoning map are processed, the Planning Commission may choose one of three actions: 1. Determine that the evidence presented does not support a recommendation of rezoning approval. If that is the case, the Commission may direct staff to prepare a resolution recommending denial of the requested rezoning from B-1 to B-2 for consideration at the Commission’s next meeting. 2. Determine that additional information is needed from staff or the applicant before a decision can be made. If that is the case, the Commission may table the request pending receipt of additional information. (State law requires that action be taken on the request within a certain period of time so action cannot be postponed indefinitely.) 3. Determine that the requested rezoning would be consistent with the comp plan, would not depreciate the neighborhood, would serve a demonstrated need, that the uses would not be inappropriate for the location and that the site can reasonably accommodate off-street parking needs. If that is the case, Staff will prepare a resolution recommending approval of the requested rezoning from B-1 to B-2 for consideration at the Commission’s next meeting. Respectfully submitted, ________________________ James Ericson City Administrator Zoning Map Aerial View Edgewood Drive Photographic Documentation Front, looking southwest Rear, looking north Photographic Documentation Front, looking east Front, looking southeast Item No: 6A Meeting Date: December 2, 2015 Type of Business: Other Planning Activity City of Mounds View Staff Report To: Mounds View Planning Commission From: James Ericson, City Administrator Subject: Consideration of Resolution 1039-15, Establishing the Planning Commission’s 2016 Meeting Schedule. Introduction: The Planning Commission establishes its meeting schedule each year by resolution. Discussion: The meeting schedule proposed for 2016 represents the usual first and third Wednesday of every month. There are no conflicts with holidays next year. Recommendation: Discuss the meeting dates and adjust the schedule. Approve Resolution 1039-15, establishing the 2016 meeting schedule of the Planning Commission. Respectfully submitted, _________________________________ James Ericson City Administrator MOUNDS VIEW PLANNING COMMISSION RESOLUTION 1039-15 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION ESTABLISHING THE 2016 MEETING SCHEDULE OF THE MOUNDS VIEW PLANNING AND ZONING COMMISSION WHEREAS, the Mounds View Planning Commission intends to hold two regular meetings per month during the year 2016; and, WHEREAS, the Planning Commission will meet on the first and third Wednesdays of each month, or as amended; and, WHEREAS, the schedule of meeting dates shall be established and posted to provide an orderly system for use by the Planning Commission, staff and general public. NOW, THEREFORE, BE IT RESOLVED that Exhibit 1, attached hereto, is the Planning Commission’s official meeting schedule for the year 2016. BE IT FINALLY RESOLVED that if the Planning Commission is required to or desires to hold special or emergency meetings, such meetings will be held in accordance with State law, Code requirements and Commission Bylaws. Adopted this 2nd day of December, 2015 ____________________________________ Gary Stevenson, Chairperson ATTEST ____________________________________ James Ericson, City Administrator (SEAL) EXHIBIT 1. 2016 MEETING SCHEDULE MOUNDS VIEW PLANNING AND ZONING COMMISSION January 6 January 20 February 3 February 17 March 2 March 16 April 6 April 20 May 4 May 18 June 1 June 15 July 6 July 20 August 3 August 17 September 7 September 21 October 5 October 19 November 2 November 16 December 7 December 21 Planning Commission Meeting Dates PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting November 4, 2015 Mounds View City Hall 2401 County Road 10, Mounds View, MN 55112 ______________________________________________________________________________ 1. Call to Order The meeting was called to order by Chair Stevenson at 7:00 p.m. for November 4, 2015. ______________________________________________________________________________ 2. Roll Call Members Present: Commissioners Elofson, Klander, Love, Rundle, Schiltgen, and Stevenson. Absent and Excused: Commissioner Kieffer. Also Present: City Administrator Jim Ericson and Council Member Gary Meehlhause. ______________________________________________________________________________ Index to Minutes Page Approval of Minutes 1 CU2015-002 Conditional Use Permit to Allow a 1,239 Square Foot 2 Oversize Garage _____________________________________________________________________________ 3. Approval of Minutes September 2, 2015. MOTION/SECOND: Commissioner Rundle/Commissioner Elofson. To approve the Minutes of the September 2, 2015 regular Planning Commission meetings as presented. Ayes – 6 Nays – 0 Motion carried. Mounds View Planning Commission November 4, 2015 Regular Meeting Page 2 ______________________________________________________________________________ 4. Citizens Requests and Comments on Items Not on the Agenda None. ______________________________________________________________________________ 5. Planning Cases A. CU2015-002 Conditional Use Permit to Allow a 1,239 Square Foot Oversize Garage Applicant: Steven Smith Address: 2443 Hillview Road City Administrator Ericson indicated Steven Smith was requesting a Conditional Use Permit to allow for a 1,239 square foot oversize garage on his property at 2443 Hillview Road. He explained the applicant was proposing to expand the rear of the garage and would not be encroaching on the side yard setback. Staff reviewed the request in further detail, requested the Planning Commission hold a Public Hearing and recommended approval. Chair Stevenson opened the public hearing at 7:07 p.m. Chair Stevenson asked what the proposed roofline would be in relation to the current house. Steven Smith, 2443 Hillview Road, explained the hipped roofline would remain at the same angles and would not be higher than the existing house. Chair Stevenson questioned if the addition to the garage was at a minimum. Mr. Smith indicated he would like to store an antique car and four-wheeler in the garage expansion along with providing a small work area. Commissioner Schiltgen asked if the rear elevation of the garage would have a garage door. Mr. Smith commented he was proposing to have a nine-foot garage door. Chair Stevenson did not see any objections to the request and did not believe sight lines would be impacted by the proposed garage expansion. Chair Stevenson closed the public hearing at 7:14 p.m. MOTION/SECOND: Commissioner Schiltgen/Commissioner Klander. To approve Resolution 1038-15, a Resolution Recommending Approval of Conditional Use Permit to Allow for a 1,239 Square-Foot Garage at 2443 Hillview Road; Planning Case No. CU2015-002. Ayes – 6 Nays – 0 Motion carried. _____________________________________________________________________________ Mounds View Planning Commission November 4, 2015 Regular Meeting Page 3 ______________________________________________________________________________ 6. Other Planning Activity None. ______________________________________________________________________________ 7. Review Minutes: A. October 7, 2015 The Commission discussed the October 7, 2015 meeting minutes. 8. Reports A. Upcoming Planning Cases City Administrator Ericson explained staff had no upcoming planning cases at this time. B. Staff Updates City Administrator Ericson provided the Commission with an update from staff. He discussed the potential redevelopment options with The Beard Group for Crossroad Point. C. Council Updates Councilmember Meehlhause provided the Planning Commission with an update from the City Council. He discussed the recent improvements made to Mustang Drive and Mustang Circle. He reported staff has posted for the City Planner position and noted how the hiring process would continue. He reviewed the items that were discussed by the City Council at their November 2nd worksession meeting and provided comment on the great work being completed by Northeast Youth and Family Services (NYFS). D. Planning Commissioner Reports Chair Stevenson discussed the Abiding Savior property in his neighborhood and was pleased with how the new homes were developing. 9. Next Planning Commission Meeting: A. Wednesday, November 18, 2015 B. Wednesday, December 2, 2015 ______________________________________________________________________________ Mounds View Planning Commission November 4, 2015 Regular Meeting Page 4 ______________________________________________________________________________ 10. Adjournment There being no further business before the Planning Commission, Chair Stevenson adjourned the meeting at 7:33 p.m. ______________________________________________________________________________ Respectfully submitted, _______________________ James Ericson City Administrator Transcribed by: Heidi Guenther TimeSaver Off Site Secretarial, Inc.