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HomeMy WebLinkAbout12-16-2015 PLANNING COMMISSION REGULAR MEETING AGENDA December 16, 2015 -- 7:00 P.M. 1. Call to Order 2. Roll Call 3. Approval of Minutes November 4, 2015 December 2, 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 (none) 7. Reports A. Upcoming Planning Cases (none) B. Staff Updates C. Council Updates D. Planning Commissioner Reports 8. Next Scheduled Planning Commission Meetings A. Wednesday, January 6, 2016 B. Wednesday, January 20, 2016 9. Adjourn Item No: 5A Meeting Date: December 16, 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. The Planning Commission reviewed this request at its meeting on December 2, 2015. After reviewing the staff report and hearing from the property owner, the Commission expressed an opinion that the request would not be inconsistent with the Comprehensive plan and would not be out of character considering the surrounding uses. After considering the other criteria for amending the City’s official zoning map, the Commission directed staff to prepare a resolution recommending approval of the requested rezoning of the property. 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. Rezoning Report - 2408 County Road I December 16, 2015 Page 2 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. 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, Fedor’s Market, Cars Bike Shop and the office building next door to the subject property. 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. Regarding the subject property, there is a parcel zoned B-3, Highway Business, developed as two-level office space adjacent to the east. Also to the immediate east and south, properties are zoned R-1, Single Family Residential, and improved with single family homes. 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. Rezoning Report - 2408 County Road I December 2, 2015 Page 3 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 stated 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 in the B-2 district include those already permitted in the B-1 District. W hile 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 than the immediate neighborhood. The Commission will need to consider whether these uses would be appropriate at the subject property. 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. The Planning Commission considered these issues at its December 2, 2015, meeting and provided direction to staff to prepare a resolution supporting the request. Recommendation: Based on the direction provided at the December 2, 2015, Planning Commission meeting, staff has prepared Resolution 1039-15 recommending approval of the requested rezoning of the property at 2408 County Road I from B-1, Neighborhood Business, to B-2, Limited Business, along with findings of fact in support of the recommendation determining that the requested rezoning would not be inconsistent with the Comprehensive Plan, would not depreciate the neighborhood, would not be out of character for the area, would serve a demonstrated need, and that the uses would not be inappropriate for the location. 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 MOUNDS VIEW PLANNING COMMISSION RESOLUTION NO. 1040-15 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING APPROVAL OF THE REQUEST TO REZONE THE PROPERTY LOCATED AT 2408 COUNTY ROAD I FROM B-1, NEIGHBORHOOD BUSINESS, TO B-2, LIMITED BUSINESS; PLANNING CASE ZC15-001 WHEREAS, Zulfiquar Punjani, the applicant and property owner, has applied for a rezoning request of the property located at 2408 County Road I, from B-1, Neighborhood Business, to B-2, Limited Business. The property is legally described as: Lot 1, Block 3, Greenfield Plat 2; PIN: 08-30-23-21-0047 WHEREAS, 2408 County Road I is currently zoned B-1, Neighborhood Business; and, WHEREAS, the Planning Commission has reviewed the following documents regarding this proposal: 1. Application 2. Zoning Map 3. Future Land Use Map 4. Location Map 5. Site Photos 6. Staff Report WHEREAS, the Planning Commission met to review this request on December 2, 2015, and again on December 16, 2015; and, WHEREAS, the Mounds View Planning Commission has reviewed permitted uses within Chapters 1112 and 1113 of the Mounds View Zoning Code pertaining to the B-1 and B-2 zoning districts; and, WHEREAS, the Mounds View Planning Commission has considered the Future Land Use Map of the Comprehensive Plan relative to this request. NOW, THEREFORE, BE IT RESOLVED, the Mounds View Planning Commission makes the following findings regarding the possible adverse effects of this proposed rezoning request as required by the Mounds View Zoning Code: Resolution 1039-15 Page 2 1. The current zoning of the lot is B-1, Neighborhood Business. The requested zoning of the lot is B-2, Limited Business. 2. The Comprehensive Plan Future Land Use Map designates the subject parcel as Neighborhood Commercial. 3. The proposed rezoning would not be inconsistent with the Comprehensive Plan. 4. The proposed rezoning would not be incompatible with the surrounding uses. 5. The proposed rezoning would not appear to depreciate the neighborhood. 6. The proposed rezoning would not be expected to create any adverse effects to the surrounding area. 7. The applicant has demonstrated that a need exists for the uses in the requested zoning district. NOW, THEREFORE, BE IT FURTHER RESOLVED, based upon the above findings, the information and documents regarding the proposed rezoning, the staff report and the testimony of the applicant, the Planning Commission does hereby recommend approval of the rezoning request made by Zulfiquar Punjani. 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 December, 2015. ________________________________________________ Gary Stevenson, Chairperson Attest: ________________________________________________ James Ericson, City Administrator (Seal) 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. PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting December 2, 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 December 2, 2015. ______________________________________________________________________________ 2. Roll Call Members Present: Commissioners Kieffer, Klander, Love, Rundle, Schiltgen, and Stevenson. Absent and Excused: Commissioners Elofson Also Present: City Administrator Ericson and Council Member Gary Meehlhause. ______________________________________________________________________________ Index to Minutes Page Approval of Minutes 1 ZC2015-001 Rezoning from B1, Neighborhood Business, to B2, 2 Limited Business Set 2016 Planning Commission Meeting Schedule 3 Review Planning Commissioner Applications 4 _____________________________________________________________________________ 3. Approval of Minutes October 7, 2015. MOTION/SECOND: Commissioner Schiltgen/Commissioner Rundle. To approve the Minutes of the October 7, 2015 regular Planning Commission meetings as slightly presented. Ayes – 6 Nays – 0 Motion carried. Mounds View Planning Commission December 2, 2015 Regular Meeting Page 2 ________________________________________________________________________ 4. Citizens Requests and Comments on Items Not on the Agenda None. ______________________________________________________________________________ 5. Planning Cases A. ZC2015-001 Rezoning from B1, Neighborhood Business to B2, Limited Business Applicant: Zulfiquar Punjani Address: 2408 County Road I City Administrator Ericson indicated the applicant, Zulfiquar Punjani, was requesting a rezoning of the property at 2408 County Road I, previously Sam’s Market. He discussed the history of the property and indicated the applicant was proposing to use the site more intensely. He reported there was talk of converting the space to a liquor store. He encouraged the Planning Commission to consider each of the uses allowed within the B-2 zoning district, while also considering the City’s Comprehensive Plan, along with any adverse effects or depreciation of rezoning the property. He then noted the zoning on the adjacent properties. He reviewed the intent of both the B-1 and B-2 zoning districts. Staff recommended the Planning Commission discuss the request and either approve or deny the rezoning. Chair Stevenson questioned what the Planning Commission saw as the future for this property and if B-2 was a proper fit for this site. He believed B-2 was a proper fit. Commissioner Kieffer wanted to know if the property owner could find a B-1 user for this property. City Administrator Ericson stated he has not been in communication with anyone proposing to use the site in a B-1 manner. Chair Stevenson asked if the site had enough parking to support a more intense use. City Administrator Ericson reported more parking stalls could be added if required by a future use. He anticipated this would be a self-regulating issue. Councilmember Schiltgen questioned what portion of the property would be rezoned. City Administrator Ericson clarified that the applicant was proposing to rezone the entire parcel. However, he commented that if the property were rezoned, the entire building could be turned into a liquor store in the future. Commissioner Love inquired when the Comprehensive Plan would be updated. City Administrator Ericson explained the Comprehensive Plan was slated for updates in 2018. Further discussion ensued regarding the City’s vision for the County Road I corridor. Mounds View Planning Commission December 2, 2015 Regular Meeting Page 3 ________________________________________________________________________ Chair Stevenson asked if the property owner has been approached by someone interested in using the site as something other than a B-1 use. Julio Punjani, owner of the property, explained he has owned this property for the past 15 years. He discussed the rental history of the site and noted the wedding business would remain as is. He believed if a liquor store were to locate on the property, it would be within the smaller portion of the building. Commissioner Schiltgen questioned if parking has been a concern on the site. Mr. Punjani commented parking was not a concern for the property. Commissioner Love expressed concern with the types of uses that could locate within the B-2 zoning district. Chair Stevenson reported that the applicant would have to request approval for a liquor license from the City Council, prior to opening. Chair Stevenson questioned how the Commission wanted to proceed. Commissioner Schiltgen supported the proposed rezoning. MOTION/SECOND: Commissioner Schiltgen/Commissioner Rundle. To recommend staff draft a Resolution supporting the proposed rezoning of the property at 2408 County Road I from B-1, Neighborhood Business to B-2, Limited Business. Ayes – 5 Nays – 0 Abstain – 1 (Love) Motion carried. _____________________________________________________________________________ 6. Other Planning Activity A. Set 2016 Planning Commission Meeting Schedule City Administrator Ericson requested the Planning Commission adopt a meeting schedule for 2016. He reported there were no holidays that interfered with the proposed 1st and 3rd Wednesday schedule. MOTION/SECOND: Commissioner Love/Commissioner Rundle. To Adopt Resolution 1039- 15, establishing the 2016 Planning Commission Meeting Schedule. Ayes – 6 Nays – 0 Motion carried. ______________________________________________________________________________ B. Review Planning Commissioner Applications City Administrator Ericson requested the Commissioners review applications for the retiring seats on the Planning Commission. He explained that Commissioner Kieffer, Commissioner Elofson and Commissioner Schiltgen’s seats were expiring. He reported the City received an Mounds View Planning Commission December 2, 2015 Regular Meeting Page 4 ________________________________________________________________________ application from Commission Schiltgen and two other members of the community, Angelica Klebsch and Jason French. He introduced the new candidates to the Planning Commission. Angelica Klebsch introduced herself to the Commissioners. She noted she has been a resident of Mounds View for the past 4½ years. She indicated she has two small children and works in Economic Development for the City of Brooklyn Park. She looked forward to serving in her community. Jason French introduced himself further to the Commission. He explained he grew up in Mounds View and returned to the community after he was married. He reported he works at MedTronic and was looking forward to becoming more involved in the City. City Administrator Ericson thanked Therese Kieffer and John Elofson for their service to the City on the Planning Commission. There was consensus of the Planning Commission to recommend the City Council appoint Angelica Klebsch, Jason French and Paul Schiltgen to the Planning Commission. ______________________________________________________________________________ 7. Review Minutes: A. November 4, 2015 The Commission discussed the November 4, 2015 meeting minutes. 8. Reports A. Upcoming Planning Cases City Administrator Ericson discussed upcoming planning cases and anticipated the Planning Commission would be holding its December 16th meeting. B. Staff Updates City Administrator Ericson provided the Commission with an update from staff. He reported the City received 30 applications for the planner position. Staff was now reviewing the applications to find the top five candidates to interview. He anticipated that interviews would not be held until January 2016. It was his hope that someone would be hired in February. C. Council Updates Councilmember Meehlhause provided the Planning Commission with an update from the City Council. He indicated the Council recently approved the CenturyLink franchise agreement. He noted the City would be conducting a brief survey of 400 residents regarding organized trash Mounds View Planning Commission December 2, 2015 Regular Meeting Page 5 ________________________________________________________________________ collection. He explained the EDA recently considered a proposal from The Beard Group for the Crossroad Pointe property. D. Planning Commissioner Reports None. 9. Next Planning Commission Meeting: A. Wednesday, December 16, 2015 B. Wednesday, January 6, 2016 ______________________________________________________________________________ 10. Adjournment There being no further business before the Planning Commission, Chair Stevenson adjourned the meeting at 7:59 p.m. ______________________________________________________________________________ Respectfully submitted, _____________________ Jim Ericson City Administrator Transcribed by: Heidi Guenther TimeSaver Off Site Secretarial, Inc.