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HomeMy WebLinkAbout11-07-2012 PLANNING COMMISSION REGULAR MEETING AGENDA November 7, 2012 -- 7:00 P.M. 1. Call to Order 2. Roll Call 3. Approval of Minutes: September 5, 2012 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. PA2012-001: Consideration of an Amendment to a Planned Unit Development Agreement to Reduce the Highway 10 Setback Requirement Applicant: Apple Tree Dental Address: 2442 County Road 10 6. Other Planning Activity None 7. Next Planning Commission Meetings: A. November 21, 2012 B. December 5, 2012 8. Adjourn to Agenda Session AGENDA SESSION 1. Review Minutes: a. October 3, 2012 2. Staff Reports a. Upcoming Planning Cases 3. Chairperson and Planning Commissioners’ Reports 4. Meeting Conclusion PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting October 3, 2012 Mounds View City Hall 2401 Highway 10, Mounds View, MN 55112 ______________________________________________________________________________ 1. Call to Order The meeting was called to order by Chair Stevenson at 7:00 p.m. for October 3, 2012. ______________________________________________________________________________ 2. Roll Call Members Present: Commissioners Cramblit, Meehlhause, Miller, Rundle, Schiltgen, and Stevenson. Absent and Excused: Commissioner Smith. Also Present: ______________________________________________________________________________ Planning Associate Heidi Heller. Index to Minutes Page Approval of Minutes 1 VR2012-005. Consideration of a Variance for Reduced Driveway 2 Setback Discuss Modification to the Project Plan for the Mounds View Economic 4 Development Project and TIF Districts Nos. 1, 2 and 3 _____________________________________________________________________________ 3. Approval of Minutes August 15, 2012. MOTION/SECOND: Commissioner Cramblit/Commissioner Miller. To approve the Minutes of the August 15, 2012 regular Planning Commission meeting as slightly amended. Ayes – 6 Nays – 0 Motion carried. Mounds View Planning Commission October 3, 2012 Regular Meeting Page 2 ________________________________________________________________________ 4. Citizens Requests and Comments on Items Not on the Agenda None. ______________________________________________________________________________ 5. Planning Cases A. VR2012-005 Consideration of a Variance for Reduced Driveway Setback Applicant: Ryan Meyer, JRM Estates, Inc. Address: 8155 Red Oak Drive Planning Associate Heller indicated the applicant, Ryan Meyer, the property owner of 8155 Red Oak Drive is requesting a variance to allow the driveway to have a 2½-foot setback. It was noted City Code requires that interior lots be 75 feet wide but the subject property is only 51 feet wide. The existing house was built in 1938 and the driveway location has likely existed with a less than 5-foot setback since that time. The applicant recently purchased the property and plans to demolish the existing home and rebuild, but keep the existing detached garage. Associate Heller explained City Code requires a five-foot setback for driveways without a variance. She then discussed the variance review criteria in detail. Staff recommends the Commission hold a public hearing and approve the variance as requested. Chair Stevenson opened the public hearing at 7:15 p.m. Chair Stevenson asked if the driveway beyond the fence would move in or remain as is. Ryan Meyer, 8155 Red Oak Drive, explained his intention would be to make the driveway 10 feet in width from the street to the new garage. He stated the block retaining wall on the south side of the driveway would remain in place. Chair Stevenson questioned where the new home would sit on the lot. Mr. Meyer indicated the new home would align more closely with the other homes and would be pulled closer to the street. He reviewed the proposed floor plan with the Commission in further detail. Commissioner Meehlhause inquired how the old garage would be refinished. Mr. Meyer stated he would repaint the existing structure to match the new home. Aren Mahlum, 8145 Red Oak Drive, expressed concern with how cars would maneuver out of the new garage if the existing garage remains on the property. He explained it was his intention to extend his white picket fence along the property line. Another concern would be where the snow would be pushed in the winter months. He suggested the driveway remain as is with the 4- foot setback. Mounds View Planning Commission October 3, 2012 Regular Meeting Page 3 ________________________________________________________________________ Mr. Meyer commented there was 11 feet from the front of the garage to the side of the house, in addition to the 10-foot driveway. It was his opinion this was enough space to allow for a car to maneuver out of the garage without driving on the neighboring property. He commented the snow removal could be a hassle, but not much different than it has been in the past. Commissioner Cramblit did not feel the snow removal was a concern, as the new homeowner would have to work through these issues. He suggested a retaining wall or some sort of barrier be placed between the two properties to assure the neighbor’s fence was not hit. Commissioner Miller asked why this lot was narrower than the surrounding properties. Mrs. Mahlum explained the lot used to have a detached garage for the home she lives in next door, but was split off and sold. Mr. Mahlum suggested the existing garage be replaced or resided as it was in tough condition. This would assure the structure matched the new home more closely. Commissioner Meehlhause asked for the minimum driveway width standards. Associate Heller stated the City did not have a minimum driveway width. Commissioner Meehlhause questioned if the Commission could consider an eight-foot driveway instead of the 10 foot width. Mr. Meyer indicated this may be an option, however, with snow in the winter months, the extra width would be essential. He did not want the new owner to have concerns entering and exiting the property. He stated the new driveway would also align with the current curb cut. Chair Stevenson did not object to having a 4-foot setback from the south lot line in the front yard. Mr. Meyer reviewed the lot layout saying he was hoping to save an existing maple tree. He stated if the retaining wall was to remain in place, he would have to cut into the bank supporting the tree. Commissioner Meehlhause suggested the applicant consider a nine-foot driveway width as a compromise. Commissioner Cramblit and Chair Stevenson agreed with this recommendation. Chair Stevenson stated he would be in favor of the driveway being no closer than three feet to the property line, which would allow for a two-foot variance. Commissioner Cramblit agreed with this suggestion. Mounds View Planning Commission October 3, 2012 Regular Meeting Page 4 ________________________________________________________________________ Commissioner Miller asked if the neighbors were in favor with this recommendation. Mrs. Mahlum commented this was not an ideal situation and perhaps a different home design would resolve the situation. Commissioner Cramblit indicated the extension of the retaining wall would assure that cars were not driving into the neighbor’s fence. Chair Stevenson suggested the existing retaining wall remain, but that it not be required the entire length of the driveway to the garage. Chair Stevenson closed the public hearing at 7:45 p.m. MOTION/SECOND: Commissioner Cramblit/Commissioner Miller. To approve Resolution 972-12, a Resolution Recommending Approval of a Variance allowing for a Three Foot Driveway Setback; Planning Case No. VR2012-005. Ayes – 6 Nays – 0 Motion carried. _____________________________________________________________________________ 6. Other Planning Activity A. Modification to the Project Plan for the Mounds View Economic Development Project and TIF Districts Nos. 1, 2 and 3 Planning Associate Heller informed the Commission that the City is modifying the Mounds View Economic Development Project and TIF Districts Nos. 1, 2 and 3, in order to identify parcels that the City would like to acquire through the use of tax increment generated from these districts for redevelopment. The City has created a list of potential redevelopment properties which was discussed in detail with the Commission. It was noted the expansion of this list would provide for greater flexibility for redevelopment in the future. Staff recommended approval of the proposed modifications. Chair Stevenson asked how many more properties were added to the newly revised list. Associate Heller estimated that an additional 250 properties were added to the new list. Commissioner Meehlhause questioned how many properties were removed from the list. Associate Heller explained that through development and demolition of some properties, approximately one-third of the properties on the original list were removed. She noted some of the properties were vacant or landlocked. Chair Stevenson was thanked staff for spending time to review each property in the City. Mounds View Planning Commission October 3, 2012 Regular Meeting Page 5 ________________________________________________________________________ Commissioner Meehlhause was pleased with the expansion of this list as it would provide for greater flexibility to redevelopment these properties. MOTION/SECOND: Commissioner Meehlhause/Commissioner Schiltgen. To approve Resolution 971-12, a Resolution Recommending Approval of the Modifications to the Project Plan for the Mounds Vice Economic Development Project and TIF Districts 1, 2 and 3. Ayes – 6 Nays – 0 Motion carried. ____________________________________________________________________________ 7. Next Planning Commission Meeting: A. October 17, 2012 B. November 7, 2012 ______________________________________________________________________________ 8. Adjournment to Agenda Session There being no further business before the Planning Commission, Chair Stevenson adjourned the meeting at 8:04 p.m. ______________________________________________________________________________ (The meeting immediately adjourned to the Agenda Session) Respectfully submitted, Heidi Heller Planning Associate Transcribed by: Heidi Guenther TimeSaver Off Site Secretarial, Inc. Item No: 5A Meeting Date: November 7, 2012 Type of Business: Action City of Mounds View Staff Report To: Mounds View Planning Commission From: Heidi Heller, Planning Associate Item Title/Subject: Consideration of an Amendment to the O’Neil Property Planned Unit Development (PUD) Agreement to Reduce the Highway 10 Setback Requirement for 2442 Highway 10; Planning Case PA2012-001 Introduction: Apple Tree Dental has a purchase agreement to buy the currently vacant building at 2442 Highway 10, on the southeast corner of Highway 10 and Long Lake Road. This property is zoned PUD, and is part of the O’Neil Property Planned Unit Development. Apple Tree plans to open a comprehensive dental clinic and house their corporate offices in Mounds View. They will be doing an extensive interior build-out, and need to make two additions to the exterior of the building. One of the changes to the exterior includes adding a stair tower to the middle of the northeast wall of the building (the Highway 10 side). This addition would encroach into the 30 foot setback from Highway 10 that is required in the PUD Agreement. Apple Tree Dental is requesting an amendment to the PUD Agreement to reduce the setback requirement to 20 feet. Discussion: The O’Neil Property PUD is a large development that includes the 2442 Highway 10 office building, Wynnsong movie theater, the small retail mall next to the theater, and the office building at 2408 Highway 10, next to Moe’s Restaurant. It also originally included another parcel that is now Moe’s parking lot. The City approved the O’Neil Property PUD in 1998, and since then there have been challenges with determining the right uses, vacancies and foreclosure. The 2442 Highway 10 property is considered Parcel A in the development, and there have been other PUD amendments for this parcel. This parcel was originally designated for a restaurant use. When attracting a restaurant wasn’t successful, the developer requested an amendment in 2003 to allow office use, and the current office building was constructed. After construction, the office building remained vacant until 2006 when the business “Let’s Get Graphic” showed interest, but they needed a large garage. Another PUD amendment was done to allow accessory buildings, and print production and fabrication businesses. The attached garage was then constructed on the building and Let’s Get Graphic moved in. They moved out a few years later, the building went into foreclosure and has been vacant ever since. The building at 2442 Highway 10 is setback 30 feet from the northeast property line (Highway 10 side), which is the required setback per the PUD Agreement. Apple Tree Dental is proposing to move the existing staircase that is currently in the middle of the building to the side of the building in a new stair tower that extends out from the side of the building. The exterior dimensions of the stair tower are 22 feet wide by 10 feet deep. This addition would then give the building a setback of 20 feet. City staff recommends that the trail be shifted over a few feet where it runs next to the stair tower to put some space between the building and the asphalt. Planning Case PA2012-001 Staff Report Page 2 Amendment Process: An amendment to a Planned Unit Development is processed as would an amendment to an approved Conditional Use Permit, which is to say that the procedural requirements of Section 1125 of the Zoning Code would be followed. Section 1125 requires that the Planning Commission and City Council review the request, taking into consideration any and all potential adverse effects of the proposed amendment. Relationship to the Comprehensive Plan: Mounds View’s adopted Comprehensive Plan existing and future land use maps identify the O’Neil Property PUD parcels as Regional Commercial which is defined as being land use principally for the provision of goods and services with a primary service area of 10 or more miles. The proposed dental/medical and office use would be consistent with the Comp Plan. The geographical area involved: 2442 Highway 10 is bordered by County Road 10 and Long Lake Road on two sides. The Wynnsong movie theater and adjacent retail center borders on the south side, Wildwood Manor senior housing building is across Long Lake Road to the west, and the now vacant, former Snyder’s store is across Highway 10. The character of the surrounding area: All of the neighboring uses are commercial or multi-family, but no buildings are immediately adjacent to 2442 Highway 10. This building is somewhat isolated in that the immediate surrounding areas are mostly wooded. There is a large distance between this building and the movie theater and retail center, that is wooded and wetland. The Wildwood Manor property across the street is also heavily treed, giving privacy to their building. Neighborhood Impact: The neighborhood should not be impacted by reducing the required setback. The main impact will be to the trail that runs parallel to Highway 10, right next to the building at 2442 Highway 10. The new stair tower would be very close (only a couple of feet) away from the trail. The demonstrated need for such use: The applicant knows that there is a market for dental clinics in Mounds View and the surrounding area. Apple Tree Dental also provides unique dental services (mobile dentistry and surgical options) that are not offered by other dental clinics, and this particular building is a great fit for them because of the climate-controlled attached garage for their trucks and mobile equipment. It appears that amending the PUD to reduce the setback from Highway 10 from 30 feet to 20 feet to allow for an addition to the building should have little to no adverse impacts, and would be consistent with the Comprehensive Plan. Staff supports the amendment to reduce the Highway 10 setback to 20 feet for the property at 2442 Highway 10. Planning Case PA2012-001 Staff Report Page 3 Recommendation: The Planning Commission should take one of the following actions related to the PUD Amendment request: 1. Recommend approval of the PUD Amendment as requested. Resolution 973-12 is attached for your consideration if you should choose this option. 2. Recommend denial of the request. To consider this option, the Commission will need to direct staff to prepare a resolution with findings of fact to support the denial recommendation. 3. Table action on the request. This option would be appropriate if the Planning Commission should need additional information or more input before a decision can be made. Respectfully submitted, Heidi Heller Planning Associate Attachments: 1. Zoning Map 2. Aerial View 3. Photographic Documentation 4. Site Plan 5. Resolution 973-12 Zoning Map * Properties not indicated with a designation are zoned R-1, Single Family Residential Aerial View Wildwood Manor Retail center (Subway) City Hall/Public Works 2442 Highway 10 – Apple Tree Dental New stair tower location Retail center movie theater 2442 Hwy 10 City Hall/Park/Public Works Former Snyders Wildwood Manor Library Office Moe’s Photo – Highway 10 Side of Building New stair tower would be built where the white door is, and extend out 10 feet away from the building (to the edge of the asphalt trail). The trail will have to be shifted over a few feet where it runs next to the stair tower. Asphalt Trail Photo – Front & side of building- looking southeast. Highway 10 is running along the left side of the photo Highway 10 Site Plan Dark shaded rectangle is the new stair tower Other addition to building – Dark shaded area is an expanded entrance to accommodate a larger elevator MOUNDS VIEW PLANNING COMMISSION RESOLUTION 973-12 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING APPROVAL OF AN AMENDMENT TO THE O’NEIL PROPERTY PLANNED UNIT DEVELOPMENT TO REDUCE THE HIGHWAY 10 SETBACK TO 20 FEET AT 2442 HIGHWAY 10; MOUNDS VIEW PLANNING CASE PA2012-001 WHEREAS, the Mounds View City Council approved the 26-acre O’Neil Property Planned Unit Development (PUD) in May 1998 for the development of a movie theater, retail, restaurant, office and parking uses; and, WHEREAS, the O’Neil Property PUD currently requires a minimum 30 foot setback from Highway 10 for buildings and parking areas; and, WHEREAS, the property located at 2442 Highway 10, is legally described as: Lot 1, Block 2, Anthony Properties Addition PIN 08-30-23-23-0007 WHEREAS, the applicant and property owner wish to amend the PUD by reducing the Highway 10 required setback to 20 feet for the property at 2442 Highway 10 (Parcel A); and, WHEREAS, the Planning Commission has reviewed this request and has examined the potential adverse effects that could result from such an amendment. NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning Commission makes the following finding of fact related to this request: 1. The property at 2442 Highway 10 is zoned Planned Unit Development (PUD). 2. The building at 2442 Highway 10 has been vacant for much of its existence, and as such, a potential tenant has requested an amendment to the PUD to allow a reduced Highway 10 setback in order to make the interior of the building work better for their needs. 3. The Existing and Future Land Use Maps from the City’s Comprehensive Plan designates this PUD area as Regional Commercial. Resolution 973-12 Page 2 4. The building at 2442 Highway 10 is within the City’s primary commercial corridor and as such, vacant buildings are not desirable. 5. The property at 2442 Highway 10 consists of a two-story office building on approximately three acres that is surrounded by, retail, commercial and multi- family uses. 6. There do not appear to be any adverse effects associated with this proposed amendment. BE IT FURTHER RESOLVED that the Mounds View Planning Commission, based upon the above findings of fact, does hereby recommend that the O’Neil Property Planned Unit Development (PUD) Agreement be amended to reduce the Highway 10 setback requirement for the property at 2442 Highway 10 (Parcel A) to 20 feet; and, BE IT FINALLY RESOLVED that the Mounds View Planning Commission directs staff to forward this resolution to the City Council prior to approval of the minutes. Adopted this 7th day of November, 2012. __________________________________ Gary Stevenson, Chairperson ATTEST: __________________________________ James Ericson, City Administrator (SEAL)