HomeMy WebLinkAbout07-21-2010
PLANNING COMMISSION
REGULAR MEETING AGENDA
July 21, 2010 -- 7:00 P.M.
1. Call to Order
2. Roll Call
3. Approval of Minutes:
A. June 16, 2010
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. MU2010-001: Consideration of a PUD, Development Review and Major
Subdivision for the Coventry Senior Living Development at 2320 & 2340 County
Highway 10 and 5260 O’Connell Drive
Applicant: Coventry Senior Living
Address: Lake Elmo, MN
6. Other Planning Activity
A. Review Metropolitan Livable Communities Act Participation for 2011-2020
7. Next Planning Commission Meetings:
A. August 4, 2010
B. August 18, 2010
8. Adjourn to Agenda Session
AGENDA SESSION
1. Review Minutes:
a. July 7, 2010
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
July 7, 2010
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. July 7, 2010.
2. Roll Call
Members Present: Commissioners Cramblit, Meehlhause, Miller, Rundle, Schiltgren, Smith
and Stevenson.
Absent and Excused: None.
Also Present: Planning Associate Heidi Heller
______________________________________________________________________________
Index to Minutes Page
Action on Resolution 927-10, Denying a Variance for Reduced Lot Width in
A Wetland District at Longview Estates; Planning Case VR2010-002 2
CU2010-003 and VR2010-003; Consideration of a Conditional Use Permit
for an Oversized Garage and Variance for Reduced Side Yard Setback
for a Garage. Applicant: Richard Wyatt at 7515 Knollwood Drive 2
_____________________________________________________________________________
3. Approval of Minutes
May 19, 2010
MOTION/SECOND: Commissioner Miller/Commissioner Meehlhause. To approve the
minutes of the May 19, 2010 regular Planning Commission meeting as slightly amended.
Ayes – 7 Nays – 0 Motion carried.
_____________________________________________________________________________
Mounds View Planning Commission July 7, 2010
Regular Meeting Page 2
____________________________________________________________________________
4. Citizens Requests and Comments on Items Not on the Agenda
None.
______________________________________________________________________________
5. Planning Cases
A. Action on Resolution 927-10, Denying a Variance for Reduced Lot Width in a
Wetland District at Longview Estates; Planning Case VR2010-002
Planning Associate Heller stated on June 16, 2010, the Planning Commission held a public
hearing to consider a variance request by Eichi, Inc., represented by Paul Harstad, to allow
reduced lot widths in a wetland district as part of a future subdivision of a 7.14 acre parcel
known as Longview Estates.
The Planning Commission voted to deny Mr. Harstad’s variance request and directed staff to
prepare a resolution of denial. This resolution is before the Planning Commission tonight for
action.
MOTION/SECOND: Commissioner Cramblit/Commissioner Meehlhause. Resolution 927-10
Denying a Variance for Reduced Lot Widths within a Wetland District for the Longview Estates
Property; Planning Case VR2010-002
Ayes – 7 Nays – 0 Motion carried.
B. CU2010-003 and VR2010-003; Consideration of a Conditional Use Permit
for an Oversized Garage and Variance for Reduced Side Yard Setback
for a Garage. Applicant: Richard Wyatt at 7515 Knollwood Drive
Planning Associate Heller stated the applicant; Richard Wyatt, is requesting a conditional use
permit and variance to construct an oversized garage with a reduced side yard setback on his
property at 7515 Knollwood Drive. The applicant wants to demolish the current attached garage
and construct a larger attached garage. The current garage is a single car size and the applicant
wants to build a double car garage with a workshop. The proposed garage size is in excess of the
city code and therefore he is requesting a conditional use permit. In addition, with the larger
garage he will not meet the 5 foot side yard setback and is requesting a variance to allow a two
foot side yard setback.
Planning Associate Heller indicated with the conditional use permit, the new garage should not
depreciate the neighborhood, and is in the confines of the comprehensive plan. The proposed
garage would not be out of character in this area since the new garage will keep the same front
setback and appear as a typical two-car garage from the street. The garage would be extra deep
so the large size would not be noticeable from the front. The applicant will be removing a shed
from behind the garage with the construction of the new garage.
Mounds View Planning Commission July 7, 2010
Regular Meeting Page 3
____________________________________________________________________________
Planning Associate Heller indicated with the variance there must be a hardship or practical
difficulty associated with the property. She stated that the house was built with only a single car
garage and was placed slightly off-center on the lot, which makes adding a second stall to the
garage while meeting the five-foot side yard set back difficult. By allowing the variance it will
not deprive the applicant of rights commonly enjoyed by others in the district, as most other
property owners are able to have at least a two car garage on their property. The applicant is not
responsible for the conditions that have prompted him to apply for a variance and by granting
this variance it would not confer upon the applicant a special privilege in that other property
owners are able to have a two car garage. A 24-foot wide garage is a standard size, and this
width would allow the pitch of the roof to stay the same, which matches the house.
Commissioner Cramblit asked about the breezeway connecting the garage to the house, and if it
will be staying.
Mr. Wyatt indicated the breezeway will be staying in the same place it is currently.
Chair Stevenson opened the public hearing at 7:18 pm
Chair Stevenson closed the public hearing at 7:20 pm
Chair Stevenson stated with an oversized garage there are a couple of concerns, one being the
height and pitch of the roof, and if the owner is conducting a business out of the garage. He
added the garage is a standard width, but the length is long.
Mr. Wyatt indicated he wants the extra length on the garage for a workshop for working on his
hobby of restoring antique motorcycles. Currently he is unable to park either of his two vehicles
inside, and is renting space off-site to store things which he would like to have all in one spot.
He added he is not running a business out of the garage, nor does he intend to.
MOTION/SECOND: Commissioner Cramblit/Commissioner Meehlhause. Resolution 928-10
Approving of a Conditional Use Permit to Allow for a 1,440 square foot garage at 7515
Knollwood Drive; Planning Case CU2010-003
MOTION/SECOND: Commissioner Meehlhause /Commissioner Schiltgren. Resolution 929-10
Approving a Variance for a two-foot garage setback at 7515 Knollwood Drive; Planning Case
VR2010-003
______________________________________________________________________________
6. Other Planning Activity
None.
______________________________________________________________________________
Mounds View Planning Commission July 7, 2010
Regular Meeting Page 4
____________________________________________________________________________
7. Next Planning Commission Meetings:
A. July 21, 2010
B. August 4, 2010
______________________________________________________________________________
8. Adjournment to Agenda Session
There being no further business before the Planning Commission, Chair Stevenson adjourned the
meeting at 7:32 p.m.
______________________________________________________________________________
(The meeting immediately adjourned to the Agenda Session)
Respectfully submitted,
Ken Roberts
Community Development Director
Transcribed by:
Barbara Suciu
TimeSaver Off Site Secretarial, Inc.
Item No:5A
Meeting Date: July 21, 2010
Type of Business: Action
City of Mounds View Staff Report
To: Mounds View Planning Commission
From: Heidi Heller, Planning Associate
Item Title/Subject: Review and Consideration of a PUD (Rezoning), Development
Review, and Major Subdivision for the proposed “Coventry
Senior Living” Senior Housing Development on County Highway
10; Planning Case MU2010-001
Introduction:
Coventry Senior Living, represented by Greg Johnson, has submitted a planning application for a
95-unit senior housing development on three lots at 2340 County Highway 10 (“The Car Wash”)
and the two adjacent vacant lots to the southwest. The building would have 18 independent living
units, 45 assisted living units, 16 high-acuity units, and 16 memory care units. The
developer/applicant has purchase agreements to buy the properties. This proposal involves three
planning actions:
1. Rezone three properties from B-3, Highway Business and R-1 Single Family to Planned
Unit Development
2. Major Subdivision to combine three lots into one parcel (2-steps - Preliminary Plat and
Final Plat)
3. Development Review of the overall site plan
Background:
As you know, Select Senior Living has been trying to build a senior housing building on County
Highway 10 and Groveland Road for the last couple of years. Due to the collapse of the financial
markets, they have not been successful so far in securing financing for their project. Recently an
opportunity presented itself to a previous member of the Select Senior Living project to build the
senior housing on a different site in Mounds View. Coventry Senior Living LLC was then formed
with an additional developer and the owner of 2340 County Highway 10, who wants to partner with
them on this new site.
The development site includes three parcels with an area totaling approximately 2.18 acres.
County Highway 10 runs along the northeast side and O’Connell Drive runs along the southwest
side of the site. The three parcels involved have mixed zoning designations - 2320 and 2340
County Highway 10 are zoned B-3, Highway Business, and 5260 O’Connell Drive is zoned R-1,
Single-Family Residential. 2340 County Highway 10 currently has a self-serve car wash on the
site, and the other two parcels are vacant. The immediate area consists of single-family homes, an
apartment building, the vacant commercial “Premium Stop” lot, and directly across County Highway
10 is the Saturn/Motor Trend auto dealership.
Coventry Senior Living Staff Report
July 21, 2010
Page 2
REZONING DISCUSSION:
The applicant is requesting to rezone the properties located at 2320 and 2340 County Highway 10
(B-3 Highway Business) and 5260 O’Connell Drive (R-1 Single Family). At over two acres, this
project qualifies to rezone to a Planned Unit Development for senior housing. The Comprehensive
Plan Future Land Use Map indicates that these parcels are within a mixed-use planned unit
development area. Such a designation is intended to allow for flexibility in redevelopment.
The city rezones properties by ordinance. This means that the City Council will hold two readings
of the ordinance in order to approve the zoning change. After Council approval, the ordinance
goes into effect 30 days after the City publishes the ordinance in the newspaper.
Rezoning Criteria:
Chapter 1125 of the Mounds View Zoning Code addresses rezoning requests. The procedure and
conditions of approval are the same as for conditional use permits, which means the Planning
Commission is to consider possible and potential adverse effects of the requested rezoning. The
Planning Commission shall make findings of fact and make a recommendation to the City Council
based upon the review of potential adverse effects and the findings of fact.
Relationship to the Comprehensive Plan
According to the Comprehensive Plan, the City has designated the area as Mixed-Use PUD,
planned unit development. This is defined as land containing a building or buildings with significant
amounts of residential uses in combination with commercial and/or office uses. By using the
Mixed-Use PUD designation in the Comprehensive Plan, the City has more options for the allowed
uses. Sites with this designation could be developed as planned unit developments (PUD) to allow
flexibility if the project meets the PUD criteria. An important component of the Comprehensive
Plan, the Housing Element, has goals and policies toward maintaining and improving the quality
and diversity of the existing housing stock and providing infill-housing opportunities where both
possible and practical. The proposed project would help promote a greater diversity of housing
choices in the City.
Geographical Area
The subject area proposed for redevelopment currently consists of a car wash and two vacant lots.
Adjacent on the northwest end (5284 Greenfield) is a 17-unit apartment building, and the city-
owned vacant “Premium Stop” site. The properties to the southwest of the subject parcels are
zoned R-1, single family residential, and are developed as such. The City expects the owners of
the five single-family homes south of this development site that front County Highway 10 to
redevelop their properties in the future. Directly across County Highway 10 is the Saturn/Motor
Trend auto dealership. County Highway 10 properties tend to be developed with more intense
land uses, whether commercial or residential, than in other parts of the city.
Depreciation
The question of depreciation is a difficult one to answer with any quantifiable certainty. Most
studies that examine property value impacts of development generally find little correlation
between a well designed project and subsequent property values. While property values may not
depreciate as a result of the development, one can argue that quality of life for the existing
residents that would be adjacent to the project could be impacted. From the perspective of tax
base and market values, the rezoning would promote a substantial increase in market value at the
site, increasing from the present approximate valuation of $819,800 to an estimated $12,000,000.
Coventry Senior Living Staff Report
July 21, 2010
Page 3
Demonstrated Need for Such a Use
The applicant wants the City to rezone the property to allow for senior housing. This type of
housing is under-represented in the City’s housing demographic, and is in high demand state-wide.
The primary housing option now in the City is single family detached with higher-density rental
housing and manufactured homes second and third respectively. There are currently three senior
housing buildings in Mounds View, but none offer assisted living or memory care units. The
research done by Select Senior Living has shown there is a need for this type of senior housing in
the city
The requested rezoning to PUD would not be out of character for the County Highway 10 corridor
and would not be inconsistent with the Comprehensive Plan. Most of the commercial property
along County Highway 10 that is south of this site is zoned PUD. The City has anticipated a mix of
housing and commercial / office development in this area. The proposed development that would
be permitted via the requested rezoning would increase the market value of the subject area from
$819,800 to over $12,000,000. While enhanced market value is desirable, the Commission needs
to determine if the potential use allowed by the proposed change would be appropriate for the
subject area. It is the belief of the applicant that this type of housing is in demand and that it would
be a positive addition to the City’s housing stock and to the City as a whole.
DEVELOPMENT REVIEW DISCUSSION:
Chapter 1006 of the Mounds View City Code requires that any new development project larger
than one or two family dwelling units must obtain approval of a development review. The purpose
of a development review is to allow the Planning Commission to evaluate proposed development in
terms of its consistency with City Codes and other requirements and to ascertain and mitigate any
potential impacts to the adjoining properties and the community as a whole. The Planning
Commission makes a recommendation to the City Council, which then acts upon the request.
Building Design and Materials:
The plans indicate that the building will be three-story with an underground garage. The
building elevations show a mix of siding styles with stone and/or brick accents on the exterior of
the buildings. The plan has the driveway access and main front entrance facing County
Highway 10. The building design is a residential style with a peaked roof line, versus a flat-
roofed building that are more of a commercial style.
Parking
This development is proposed to be a senior housing PUD, which has its own set of parking
requirements:
(a) Independent living = 1 space per unit with half of the spaces enclosed
(b) Assisted living = 0.5 spaces per unit
(c) Nursing homes and memory care = 1 space for every 4 beds
(d) Facility staff = 1 space for every employee on the largest shift
The proposed parking shown with the concept plan shows a total of 70 parking spaces – 35 open
spaces and 35 in the underground garage. Per the City Code, they are required to provide a total
of 59 spaces, with 9 of those spaces covered. The preliminary site plan shows 11 more spaces
than the total number required by the City Code.
Coventry Senior Living Staff Report
July 21, 2010
Page 4
Setbacks:
The proposed development meets the required building setbacks of 30 feet for the front and rear
yards and 20 feet for side yards. All parking areas meet the required five-foot setbacks.
Access and fire prevention:
The site plan shows two driveways accessing County Highway 10. City staff has communicated
with Ramsey County regarding there being two driveways, since the county would prefer there only
be one. The county agreed to allow two driveways as long as one is only an entrance and the
other is only an exit. The site needs the two access points for delivery trucks since there is no
room for them to turn around. The developer has accommodated the neighbors’ request of
keeping all traffic from this project out of the adjacent residential area. There are no public or
private roads in this development. The rear of the building is easily accessible from O’Connell
Drive, and there is one existing fire hydrant located across O’Connell Drive. Sprinkler systems are
required for the entire building per state code. The Fire Marshall is reviewing the proposed plans.
Snow Storage:
All snow plowed during the winter must either be removed or stored onsite, and in such a way as
to not effect adjoining property owners. If the plowed snow reduces parking on the site, or detracts
from the general appearance of the site, the property owner would be responsible for off-site snow
removal.
Landscaping Plan:
The entire site will be cleared and all new vegetation will be planted. The proposed plan includes
vegetation around the entire site. The entire site will be sodded and landscaped after construction
is completed. The City will require that an irrigation system be installed for all landscaped areas.
The City’s consultant is reviewing the landscape plan. The Planning Commission should discuss
screening for the adjacent properties. The applicant has indicated that they will install whatever
the adjacent property owners would like for screening, whether it be fencing or additional
vegetation.
Signage:
According to Chapter 1008 of the City Code, high-density residential property is permitted up to 32
square feet of ground monument signage (excluding the sign base) plus an additional 64 square
feet of building mounted signage. Since this project is a PUD, the signage amount could be
negotiable if the developer wants more than what is typically allowed. The developer has indicated
to staff that they are planning to have a monument sign along County Highway 10.
Lighting:
The lighting plan as submitted by the applicant meets the city code requirements regarding glare,
light spillage and foot-candle readings.
Local Water Management Plan:
This planning document guides the City in regards to drainage and storm water management. The
development area is located in the EW-11 watershed. The minimum recommended building
elevation for this sub-watershed is 875.5 feet. The basement/underground garage floor elevation will
be at 900, well above the minimum. The city’s engineering consultant is currently reviewing the
proposed stormwater management and grading plans.
Coventry Senior Living Staff Report
July 21, 2010
Page 5
Stormwater Drainage Plan:
The grading plan illustrates the proposed grading, drainage and erosion control for the
development. The parking areas will have curb and gutter, and the developer is opting to use
underground stormwater storage rather than adding ponds, although there will be three rain
gardens. All of the runoff generated from the development will be contained within the site. The
applicant will be responsible for receiving approval from RCWD for this development before the City
issues a building permit.
Wetlands:
There are no wetlands in this development area. The developer has submitted a permit application to
Rice Creek Watershed District for approval of their proposed onsite stormwater management.
Utilities:
All utilities on the site would need to be installed underground, per Section 1203.10. Water and
sanitary sewer lines are already present in the O’Connell Drive right of way. All utilities would be
installed and paid for by the developer.
Trail Fee:
For all new development along County Highway 10, the City requires the property owner/developer
to contribute funds for the future trail system. This development area has 413 feet of County
Highway 10 frontage. The past contribution amount for the future trail have been $20 per linear
foot. Based on this standard, the suggested Trail Fee for this project is $8,260.
Development Review Summary:
With the zoning change to a PUD, the proposed high density senior housing use on these parcels
would be consistent with the City’s Comprehensive Plan, and would bring new development and tax
base to the site. The traffic impact to the area would only be on County Highway 10, and would not
be overly excessive even with the high number of residential units since most of the residents do
not drive. The city will execute a development agreement with the applicant to ensure all of the
specific requirements and conditions of development are satisfied and adhered to.
MAJOR SUBDIVISON DISCUSSION (Preliminary Plat Review):
Coventry Senior Living has submitted an application for a major subdivision of three parcels at
2320-2340 County Highway 10 and 5260 O’Connell Drive. The proposed 2.18 acre subdivision
would replat the three lots into one parcel. Major subdivisions are a two-step process. First, a
preliminary plat is submitted and reviewed by the Planning Commission and City Council. Then a
final plat is submitted after any recommended changes are done, and the City Council makes a
final decision.
Park Dedication Requirements:
The Subdivision Code indicates that any subdivision of land is subject to a park dedication fee. The
dedication imposed is intended to mitigate public costs to the parks system associated with land
development. The fee shall be reasonable and based on the extent of the development. Due to the
increased intensity of the new development by adding 95 new residential units (although the actual
increase in park usage by these residents would be minimal), the recommended fee amount would
be equal to 10% of the market value of the land. To establish the market value, staff uses Ramsey
County determined land values as the basis for dedication computation.
Coventry Senior Living Staff Report
July 21, 2010
Page 6
The development area comprises 95,084 square feet (2.18 acres) with a 2010 total land value of
$675,000. A 10% dedication amount would then be $67,500. The City Council will make the final
determination on the fee amounts. Section 1204.02, Subd. 6 of the Mounds View City Code allows
the applicant the right to appeal the dedication fee.
Easements:
The standard city required easements along the property lines are included on the site plans and
would be dedicated by plat.
Major Subdivision Summary:
The preliminary plat and title commitments are going through a legal review by the City Attorney.
The park dedication fees and trail contribution amount will be required before the City signs the
final plat for recording with Ramsey County. This major subdivision request meets City Code
requirements.
PLANNING REQUEST SUMMARY
Public Notice:
The Planning Commission meeting is not a published public hearing, but staff did send a letter
about the project and the Planning Commission meeting to all property owners within 350 feet of
the property. The Coventry staff has held two neighborhood meetings about this project – one in
March and the second meeting on Monday, July 19, 2010.
Deadline for Action:
This application was accepted on July 14, 2010 and in accordance with MN Statute 15.99, a
decision shall be made within 60 days of application acceptance. The deadline for action for this
request is September 12, 2010 unless the city exercises its option to extend the timeline for
another 60 days.
Recommendation:
Staff has prepared two resolutions due to the actions requested by the applicant. After taking
testimony from staff and the applicant, and any public comments, the Commission may take the
following actions related to the request:
1. Approve the two resolutions for Rezoning, Development Review and Preliminary Plat, as
requested. Resolutions 930-10 (Rezoning), and 931-10 (Preliminary Plat and Development
Review) are attached for action if the Commission so chooses. The Planning Commission
may amend either of these resolutions
.
2. Deny any of the requested actions for rezoning, preliminary plat, and development review.
The Commission should direct staff to draft a resolution of denial with findings appropriate to
support the denial.
3. Table the request. If the Commission needs additional information before making a decision
or if more discussion is needed, the Commission can move to table the request until such
information has been provided.
Coventry Senior Living Staff Report
July 21, 2010
Page 7
Respectfully submitted,
Heidi Heller
Planning Associate
Attachments:
1. Zoning Map
2. Comprehensive Plan Future Land Use Map
3. Aerial View
4. Narrative from the applicant
5. Site Plans
6. Preliminary Plat
7. Resolutions
a. 930-10 Rezoning
b. 931-10 Preliminary Plat and Development Review
Zoning Map
* Properties not indicated with a designation are zoned R-1, Single Family Residential
Comp Plan Future Land Use Map
Project area is designated as “Mixed Use PUD”
Aerial View
Narrative from Applicant
MOUNDS VIEW PLANNING COMMISSION
RESOLUTION NO. 930-10
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION RECOMMENDING APPROVAL OF A REZONING REQUEST TO
PUD, PLANNED UNIT DEVELOPMENT, FOR 2320 & 2340 COUNTY HIGHWAY 10 AND
5260 O’CONNELL DRIVE; PLANNING CASE MU2010-001-PD-1
WHEREAS, the applicant, Coventry Senior Living, has applied for a rezoning request for
the properties at 2320 & 2340 County Highway 10 from B-3, Highway Business, and 5260
O’Connell Drive from R-1, to PUD, Planned Unit Development Senior Housing to construct a 95
unit senior housing building. The properties are legally described as:
That part of Lot 2, Block 5, EIGENHEER SECOND ADDITION lying
southeasterly of the following described line: Commencing at the northwest
corner of said Lot 2; thence East along the northerly line of said Lot 2 a distance
of 92.00 feet to an iron; thence southeasterly, along the northeasterly line of said
Lot 2, a distance of 140.00 feet to the point of beginning of the line to be herein
described; thence southwesterly at a right angle to said northeasterly line a
distance of 196.52 feet, more or less, to the southwesterly line of said Lot 2 and
there terminating, except that part platted in EIGENHEER THIRD ADDITION,
according to the recorded lat thereof, and situate in Ramsey County, Minnesota
(PIN 08-30-23-31-0070)
And,
That part of Lot 2, Block 5, EIGENHEER SECOND ADDITION lying
northwesterly of the following described line: Commencing at the northwest
corner of said Lot 2; thence East along the northerly line of said Lot 2 a distance
of 92.00 feet to an iron; thence southeasterly, along the northeasterly line of said
Lot 2, a distance of 140.00 feet to the point of beginning of the line to be herein
described; thence southwesterly at a right angle to said northeasterly line a
distance of 196.52 feet, more or less, to the southwesterly line of said Lot 2 and
there terminating according to the recorded plat thereof, and situate in Ramsey
County, Minnesota
(PIN 08-30-23-31-0069)
And,
Lot 1, Block 1, EIGENHEER THIRD ADDITION, according to the recorded plat
thereof, and situate in Ramsey County, Minnesota
(PIN 08-30-23-31-0061)
WHEREAS, 2320 and 2340 County Highway 10 are currently zoned B-3, Highway
Business, and 5260 O’Connell Drive is currently zoned R-1, Single Family Residential; and,
Resolution 930-10
Page 2
WHEREAS, the Planning Commission has reviewed the following documents about
this proposal:
1. Zoning Map
2. Aerial View
3. Narrative from Applicant
4. Proposed Site Plans
5. Staff Report
WHEREAS, the Mounds View Planning Commission has reviewed Chapters 1108 and
1125 of the Mounds View Zoning Code pertaining to the PUD, Planned Unit Development
zoning district and rezoning process, respectively; and,
WHEREAS, the Mounds View Planning Commission has reviewed the future land use
component of the Comprehensive Plan relative to this request; and,
WHEREAS, The Mounds View Planning Commission has reviewed the site plans
associated with this request.
NOW, THEREFORE, BE IT RESOLVED, the Mounds View Planning Commission makes
the following findings about the possible adverse effects of this proposed rezoning request as
required by the Mounds View Zoning Code:
1. The current zoning of the lots is B-3, Highway Business and R-1, Single Family
Residential. The requested zoning of the lots is PUD, Planned Unit Development.
2. According to the Comprehensive Plan, the parcels proposed to be included in the
rezoning are designated Mixed-Use PUD on the Future Land Use map. The proposed
rezoning would be consistent with the anticipated future land use for this area.
3. The rezoning and the proposed development plan for senior housing should not
adversely affect adjacent property owners and would not be out of place on the
County Highway 10 corridor, the City’s most intensely developed thoroughfare.
4. The proposed rezoning to allow for an independent living, assisted living, high-acuity
care and memory care senior housing development would help satisfy an under-
represented housing choice in the City.
NOW, THEREFORE, BE IT FURTHER RESOLVED, based upon the above findings, the
information and documents about the proposed rezoning, the report drafted by staff and the
testimony of the applicant, and in consideration of any public testimony, the Planning
Commission does hereby recommend APPROVAL of the rezoning request made by Coventry
Senior Living.
Resolution 930-10
Page 3
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 21st day of July, 2010.
_________________________________________
Gary Stevenson, Chairperson
Attest:
_________________________________________
Kenneth Roberts, Community Development Director
(Seal)
MOUNDS VIEW PLANNING COMMISSION
RESOLUTION NO. 931-10
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION RECOMMENDING APPROVAL OF
THE “COVENTRY SENIOR LIVING” DEVELOPMENT REVIEW, AND PRELIMINARY
PLAT AT 2320 & 2340 COUNTY HIGHWAY 10 AND 5260 O’CONNELL DRIVE,
MOUNDS VIEW PLANNING CASES MU2010-001-DE-1 AND MU2010-001-MA-1
WHEREAS, Coventry Senior Living has requested approval of a development review,
and preliminary plat for the “Coventry Senior Living” 95 unit senior housing development on the
properties at 2320 & 2340 County Highway 10 from B-3, Highway Business, and 5260
O’Connell Drive legally-described as follows:
That part of Lot 2, Block 5, EIGENHEER SECOND ADDITION lying
southeasterly of the following described line: Commencing at the northwest
corner of said Lot 2; thence East along the northerly line of said Lot 2 a distance
of 92.00 feet to an iron; thence southeasterly, along the northeasterly line of said
Lot 2, a distance of 140.00 feet to the point of beginning of the line to be herein
described; thence southwesterly at a right angle to said northeasterly line a
distance of 196.52 feet, more or less, to the southwesterly line of said Lot 2 and
there terminating, except that part platted in EIGENHEER THIRD ADDITION,
according to the recorded lat thereof, and situate in Ramsey County, Minnesota
(PIN 08-30-23-31-0070)
And,
That part of Lot 2, Block 5, EIGENHEER SECOND ADDITION lying
northwesterly of the following described line: Commencing at the northwest
corner of said Lot 2; thence East along the northerly line of said Lot 2 a distance
of 92.00 feet to an iron; thence southeasterly, along the northeasterly line of said
Lot 2, a distance of 140.00 feet to the point of beginning of the line to be herein
described; thence southwesterly at a right angle to said northeasterly line a
distance of 196.52 feet, more or less, to the southwesterly line of said Lot 2 and
there terminating according to the recorded plat thereof, and situate in Ramsey
County, Minnesota
(PIN 08-30-23-31-0069)
And,
Lot 1, Block 1, EIGENHEER THIRD ADDITION, according to the recorded plat
thereof, and situate in Ramsey County, Minnesota
(PIN 08-30-23-31-0061)
WHEREAS, The applicant has requested to rezone the above described lands to PUD,
Planned Unit Development, and are designated as Mixed-Use on the Comprehensive Plan; and,
Resolution 893-08
Page 2
WHEREAS, Coventry Senior Living has submitted site plans for a development review
for a 95-unit senior housing development that includes independent living, assisted living,
high-acuity care and memory care; and,
WHEREAS, Coventry Senior Living has submitted a preliminary plat for the major
subdivision that would combine the existing three lots into one parcel; and,
WHEREAS, the community development staff have reviewed the preliminary plat and
finds that it satisfies the minimum subdivision requirements as articulated in Titles 1100 and 1200
of the Mounds View Municipal Code and meets the county platting requirements; and,
WHEREAS, in accordance with Section 1204.04, Subd. 4, the subdivision is subject to a
park dedication fee in the amount of $67,500; and,
WHEREAS, in accordance with Section 1204.04, Subd. 4, the subdivision is subject to a
County Highway 10 Trail contribution based on the 413 feet of road frontage in the project area,
in the amount of $8,260; and,
WHEREAS, the proposed subdivision is NOT within a Wetland District; and,
WHEREAS, the development review and preliminary plat is being reviewed by the City,
City Attorney and Engineering consultant, and is subject to the applicant or developer receiving
permits from Rice Creek Watershed District, Metropolitan Council Environmental Services, MN
Department of Health, MN Pollution Control Agency, and Ramsey County; and,
WHEREAS, the Mounds View Planning Commission has reviewed the following
documents about this proposal:
1. Zoning Map
2. Aerial View
3. Site Plans – including grading, landscaping and lighting
4. Preliminary Plat
5. Staff Report
NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning Commission
recommends approval of the Development Review submitted by Coventry Senior Living 95-unit
facility subject to the following conditions:
1. Coventry Senior Living shall enter into various agreements with the City including (but not
limited to) the Developers Agreement.
2. Coventry Senior Living shall obtain permits from Rice Creek Watershed District,
Metropolitan Council Environmental Services, MN Department of Health, MN Pollution
Control Agency, Ramsey County, and the City before starting construction.
Resolution 893-08
Page 3
3. All utilities within the development area shall be located underground.
4. No snow storage shall be allowed on site that would reduce the number of parking stalls or
drive aisle widths, or extend beyond the property lines.
NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning Commission
recommends approval of the Preliminary Plat submitted by Coventry Senior Living subject to the
following conditions:
1. Coventry Senior Living shall pay the City a park dedication fee of $67,500 and a County
Highway 10 Trail contribution in the amount of $8,260.
2. Coventry Senior Living shall submit a Final Plat no later than 6 months after the date of
City Council approval or the Preliminary Plat approval will become null and void.
NOW, THEREFORE, 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 21st day of July, 2010.
_____________________________________
Gary Stevenson, Chairperson
ATTEST:
_____________________________________
Kenneth Roberts
Community Development Director
(SEAL)
Item No:5A
Meeting Date: July 21, 2010
Type of Business: Action
City of Mounds View Staff Report
To: Mounds View Planning Commission
From: Heidi Heller, Planning Associate
Item Title/Subject: Review and Consideration of a PUD (Rezoning), Development
Review, and Major Subdivision for the proposed “Coventry
Senior Living” Senior Housing Development on County Highway
10; Planning Case MU2010-001
Introduction:
Coventry Senior Living, represented by Greg Johnson, has submitted a planning application for a
95-unit senior housing development on three lots at 2340 County Highway 10 (“The Car Wash”)
and the two adjacent vacant lots to the southwest. The building would have 18 independent living
units, 45 assisted living units, 16 high-acuity units, and 16 memory care units. The
developer/applicant has purchase agreements to buy the properties. This proposal involves three
planning actions:
1. Rezone three properties from B-3, Highway Business and R-1 Single Family to Planned
Unit Development
2. Major Subdivision to combine three lots into one parcel (2-steps - Preliminary Plat and
Final Plat)
3. Development Review of the overall site plan
Background:
As you know, Select Senior Living has been trying to build a senior housing building on County
Highway 10 and Groveland Road for the last couple of years. Due to the collapse of the financial
markets, they have not been successful so far in securing financing for their project. Recently an
opportunity presented itself to a previous member of the Select Senior Living project to build the
senior housing on a different site in Mounds View. Coventry Senior Living LLC was then formed
with an additional developer and the owner of 2340 County Highway 10, who wants to partner with
them on this new site.
The development site includes three parcels with an area totaling approximately 2.18 acres.
County Highway 10 runs along the northeast side and O’Connell Drive runs along the southwest
side of the site. The three parcels involved have mixed zoning designations - 2320 and 2340
County Highway 10 are zoned B-3, Highway Business, and 5260 O’Connell Drive is zoned R-1,
Single-Family Residential. 2340 County Highway 10 currently has a self-serve car wash on the
site, and the other two parcels are vacant. The immediate area consists of single-family homes, an
apartment building, the vacant commercial “Premium Stop” lot, and directly across County Highway
10 is the Saturn/Motor Trend auto dealership.
Coventry Senior Living Staff Report
July 21, 2010
Page 2
REZONING DISCUSSION:
The applicant is requesting to rezone the properties located at 2320 and 2340 County Highway 10
(B-3 Highway Business) and 5260 O’Connell Drive (R-1 Single Family). At over two acres, this
project qualifies to rezone to a Planned Unit Development for senior housing. The Comprehensive
Plan Future Land Use Map indicates that these parcels are within a mixed-use planned unit
development area. Such a designation is intended to allow for flexibility in redevelopment.
The city rezones properties by ordinance. This means that the City Council will hold two readings
of the ordinance in order to approve the zoning change. After Council approval, the ordinance
goes into effect 30 days after the City publishes the ordinance in the newspaper.
Rezoning Criteria:
Chapter 1125 of the Mounds View Zoning Code addresses rezoning requests. The procedure and
conditions of approval are the same as for conditional use permits, which means the Planning
Commission is to consider possible and potential adverse effects of the requested rezoning. The
Planning Commission shall make findings of fact and make a recommendation to the City Council
based upon the review of potential adverse effects and the findings of fact.
Relationship to the Comprehensive Plan
According to the Comprehensive Plan, the City has designated the area as Mixed-Use PUD,
planned unit development. This is defined as land containing a building or buildings with significant
amounts of residential uses in combination with commercial and/or office uses. By using the
Mixed-Use PUD designation in the Comprehensive Plan, the City has more options for the allowed
uses. Sites with this designation could be developed as planned unit developments (PUD) to allow
flexibility if the project meets the PUD criteria. An important component of the Comprehensive
Plan, the Housing Element, has goals and policies toward maintaining and improving the quality
and diversity of the existing housing stock and providing infill-housing opportunities where both
possible and practical. The proposed project would help promote a greater diversity of housing
choices in the City.
Geographical Area
The subject area proposed for redevelopment currently consists of a car wash and two vacant lots.
Adjacent on the northwest end (5284 Greenfield) is a 17-unit apartment building, and the city-
owned vacant “Premium Stop” site. The properties to the southwest of the subject parcels are
zoned R-1, single family residential, and are developed as such. The City expects the owners of
the five single-family homes south of this development site that front County Highway 10 to
redevelop their properties in the future. Directly across County Highway 10 is the Saturn/Motor
Trend auto dealership. County Highway 10 properties tend to be developed with more intense
land uses, whether commercial or residential, than in other parts of the city.
Depreciation
The question of depreciation is a difficult one to answer with any quantifiable certainty. Most
studies that examine property value impacts of development generally find little correlation
between a well designed project and subsequent property values. While property values may not
depreciate as a result of the development, one can argue that quality of life for the existing
residents that would be adjacent to the project could be impacted. From the perspective of tax
base and market values, the rezoning would promote a substantial increase in market value at the
site, increasing from the present approximate valuation of $819,800 to an estimated $12,000,000.
Coventry Senior Living Staff Report
July 21, 2010
Page 3
Demonstrated Need for Such a Use
The applicant wants the City to rezone the property to allow for senior housing. This type of
housing is under-represented in the City’s housing demographic, and is in high demand state-wide.
The primary housing option now in the City is single family detached with higher-density rental
housing and manufactured homes second and third respectively. There are currently three senior
housing buildings in Mounds View, but none offer assisted living or memory care units. The
research done by Select Senior Living has shown there is a need for this type of senior housing in
the city
The requested rezoning to PUD would not be out of character for the County Highway 10 corridor
and would not be inconsistent with the Comprehensive Plan. Most of the commercial property
along County Highway 10 that is south of this site is zoned PUD. The City has anticipated a mix of
housing and commercial / office development in this area. The proposed development that would
be permitted via the requested rezoning would increase the market value of the subject area from
$819,800 to over $12,000,000. While enhanced market value is desirable, the Commission needs
to determine if the potential use allowed by the proposed change would be appropriate for the
subject area. It is the belief of the applicant that this type of housing is in demand and that it would
be a positive addition to the City’s housing stock and to the City as a whole.
DEVELOPMENT REVIEW DISCUSSION:
Chapter 1006 of the Mounds View City Code requires that any new development project larger
than one or two family dwelling units must obtain approval of a development review. The purpose
of a development review is to allow the Planning Commission to evaluate proposed development in
terms of its consistency with City Codes and other requirements and to ascertain and mitigate any
potential impacts to the adjoining properties and the community as a whole. The Planning
Commission makes a recommendation to the City Council, which then acts upon the request.
Building Design and Materials:
The plans indicate that the building will be three-story with an underground garage. The
building elevations show a mix of siding styles with stone and/or brick accents on the exterior of
the buildings. The plan has the driveway access and main front entrance facing County
Highway 10. The building design is a residential style with a peaked roof line, versus a flat-
roofed building that are more of a commercial style.
Parking
This development is proposed to be a senior housing PUD, which has its own set of parking
requirements:
(a) Independent living = 1 space per unit with half of the spaces enclosed
(b) Assisted living = 0.5 spaces per unit
(c) Nursing homes and memory care = 1 space for every 4 beds
(d) Facility staff = 1 space for every employee on the largest shift
The proposed parking shown with the concept plan shows a total of 70 parking spaces – 35 open
spaces and 35 in the underground garage. Per the City Code, they are required to provide a total
of 59 spaces, with 9 of those spaces covered. The preliminary site plan shows 11 more spaces
than the total number required by the City Code.
Coventry Senior Living Staff Report
July 21, 2010
Page 4
Setbacks:
The proposed development meets the required building setbacks of 30 feet for the front and rear
yards and 20 feet for side yards. All parking areas meet the required five-foot setbacks.
Access and fire prevention:
The site plan shows two driveways accessing County Highway 10. City staff has communicated
with Ramsey County regarding there being two driveways, since the county would prefer there only
be one. The county agreed to allow two driveways as long as one is only an entrance and the
other is only an exit. The site needs the two access points for delivery trucks since there is no
room for them to turn around. The developer has accommodated the neighbors’ request of
keeping all traffic from this project out of the adjacent residential area. There are no public or
private roads in this development. The rear of the building is easily accessible from O’Connell
Drive, and there is one existing fire hydrant located across O’Connell Drive. Sprinkler systems are
required for the entire building per state code. The Fire Marshall is reviewing the proposed plans.
Snow Storage:
All snow plowed during the winter must either be removed or stored onsite, and in such a way as
to not effect adjoining property owners. If the plowed snow reduces parking on the site, or detracts
from the general appearance of the site, the property owner would be responsible for off-site snow
removal.
Landscaping Plan:
The entire site will be cleared and all new vegetation will be planted. The proposed plan includes
vegetation around the entire site. The entire site will be sodded and landscaped after construction
is completed. The City will require that an irrigation system be installed for all landscaped areas.
The City’s consultant is reviewing the landscape plan. The Planning Commission should discuss
screening for the adjacent properties. The applicant has indicated that they will install whatever
the adjacent property owners would like for screening, whether it be fencing or additional
vegetation.
Signage:
According to Chapter 1008 of the City Code, high-density residential property is permitted up to 32
square feet of ground monument signage (excluding the sign base) plus an additional 64 square
feet of building mounted signage. Since this project is a PUD, the signage amount could be
negotiable if the developer wants more than what is typically allowed. The developer has indicated
to staff that they are planning to have a monument sign along County Highway 10.
Lighting:
The lighting plan as submitted by the applicant meets the city code requirements regarding glare,
light spillage and foot-candle readings.
Local Water Management Plan:
This planning document guides the City in regards to drainage and storm water management. The
development area is located in the EW-11 watershed. The minimum recommended building
elevation for this sub-watershed is 875.5 feet. The basement/underground garage floor elevation will
be at 900, well above the minimum. The city’s engineering consultant is currently reviewing the
proposed stormwater management and grading plans.
Coventry Senior Living Staff Report
July 21, 2010
Page 5
Stormwater Drainage Plan:
The grading plan illustrates the proposed grading, drainage and erosion control for the
development. The parking areas will have curb and gutter, and the developer is opting to use
underground stormwater storage rather than adding ponds, although there will be three rain
gardens. All of the runoff generated from the development will be contained within the site. The
applicant will be responsible for receiving approval from RCWD for this development before the City
issues a building permit.
Wetlands:
There are no wetlands in this development area. The developer has submitted a permit application to
Rice Creek Watershed District for approval of their proposed onsite stormwater management.
Utilities:
All utilities on the site would need to be installed underground, per Section 1203.10. Water and
sanitary sewer lines are already present in the O’Connell Drive right of way. All utilities would be
installed and paid for by the developer.
Trail Fee:
For all new development along County Highway 10, the City requires the property owner/developer
to contribute funds for the future trail system. This development area has 413 feet of County
Highway 10 frontage. The past contribution amount for the future trail have been $20 per linear
foot. Based on this standard, the suggested Trail Fee for this project is $8,260.
Development Review Summary:
With the zoning change to a PUD, the proposed high density senior housing use on these parcels
would be consistent with the City’s Comprehensive Plan, and would bring new development and tax
base to the site. The traffic impact to the area would only be on County Highway 10, and would not
be overly excessive even with the high number of residential units since most of the residents do
not drive. The city will execute a development agreement with the applicant to ensure all of the
specific requirements and conditions of development are satisfied and adhered to.
MAJOR SUBDIVISON DISCUSSION (Preliminary Plat Review):
Coventry Senior Living has submitted an application for a major subdivision of three parcels at
2320-2340 County Highway 10 and 5260 O’Connell Drive. The proposed 2.18 acre subdivision
would replat the three lots into one parcel. Major subdivisions are a two-step process. First, a
preliminary plat is submitted and reviewed by the Planning Commission and City Council. Then a
final plat is submitted after any recommended changes are done, and the City Council makes a
final decision.
Park Dedication Requirements:
The Subdivision Code indicates that any subdivision of land is subject to a park dedication fee. The
dedication imposed is intended to mitigate public costs to the parks system associated with land
development. The fee shall be reasonable and based on the extent of the development. Due to the
increased intensity of the new development by adding 95 new residential units (although the actual
increase in park usage by these residents would be minimal), the recommended fee amount would
be equal to 10% of the market value of the land. To establish the market value, staff uses Ramsey
County determined land values as the basis for dedication computation.
Coventry Senior Living Staff Report
July 21, 2010
Page 6
The development area comprises 95,084 square feet (2.18 acres) with a 2010 total land value of
$675,000. A 10% dedication amount would then be $67,500. The City Council will make the final
determination on the fee amounts. Section 1204.02, Subd. 6 of the Mounds View City Code allows
the applicant the right to appeal the dedication fee.
Easements:
The standard city required easements along the property lines are included on the site plans and
would be dedicated by plat.
Major Subdivision Summary:
The preliminary plat and title commitments are going through a legal review by the City Attorney.
The park dedication fees and trail contribution amount will be required before the City signs the
final plat for recording with Ramsey County. This major subdivision request meets City Code
requirements.
PLANNING REQUEST SUMMARY
Public Notice:
The Planning Commission meeting is not a published public hearing, but staff did send a letter
about the project and the Planning Commission meeting to all property owners within 350 feet of
the property. The Coventry staff has held two neighborhood meetings about this project – one in
March and the second meeting on Monday, July 19, 2010.
Deadline for Action:
This application was accepted on July 14, 2010 and in accordance with MN Statute 15.99, a
decision shall be made within 60 days of application acceptance. The deadline for action for this
request is September 12, 2010 unless the city exercises its option to extend the timeline for
another 60 days.
Recommendation:
Staff has prepared two resolutions due to the actions requested by the applicant. After taking
testimony from staff and the applicant, and any public comments, the Commission may take the
following actions related to the request:
1. Approve the two resolutions for Rezoning, Development Review and Preliminary Plat, as
requested. Resolutions 930-10 (Rezoning), and 931-10 (Preliminary Plat and Development
Review) are attached for action if the Commission so chooses. The Planning Commission
may amend either of these resolutions
.
2. Deny any of the requested actions for rezoning, preliminary plat, and development review.
The Commission should direct staff to draft a resolution of denial with findings appropriate to
support the denial.
3. Table the request. If the Commission needs additional information before making a decision
or if more discussion is needed, the Commission can move to table the request until such
information has been provided.
Coventry Senior Living Staff Report
July 21, 2010
Page 7
Respectfully submitted,
Heidi Heller
Planning Associate
Attachments:
1. Zoning Map
2. Comprehensive Plan Future Land Use Map
3. Aerial View
4. Narrative from the applicant
5. Site Plans
6. Preliminary Plat
7. Resolutions
a. 930-10 Rezoning
b. 931-10 Preliminary Plat and Development Review
Zoning Map
* Properties not indicated with a designation are zoned R-1, Single Family Residential
Comp Plan Future Land Use Map
Project area is designated as “Mixed Use PUD”
Aerial View
Narrative from Applicant
MOUNDS VIEW PLANNING COMMISSION
RESOLUTION NO. 930-10
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION RECOMMENDING APPROVAL OF A REZONING REQUEST TO
PUD, PLANNED UNIT DEVELOPMENT, FOR 2320 & 2340 COUNTY HIGHWAY 10 AND
5260 O’CONNELL DRIVE; PLANNING CASE MU2010-001-PD-1
WHEREAS, the applicant, Coventry Senior Living, has applied for a rezoning request for
the properties at 2320 & 2340 County Highway 10 from B-3, Highway Business, and 5260
O’Connell Drive from R-1, to PUD, Planned Unit Development Senior Housing to construct a 95
unit senior housing building. The properties are legally described as:
That part of Lot 2, Block 5, EIGENHEER SECOND ADDITION lying
southeasterly of the following described line: Commencing at the northwest
corner of said Lot 2; thence East along the northerly line of said Lot 2 a distance
of 92.00 feet to an iron; thence southeasterly, along the northeasterly line of said
Lot 2, a distance of 140.00 feet to the point of beginning of the line to be herein
described; thence southwesterly at a right angle to said northeasterly line a
distance of 196.52 feet, more or less, to the southwesterly line of said Lot 2 and
there terminating, except that part platted in EIGENHEER THIRD ADDITION,
according to the recorded lat thereof, and situate in Ramsey County, Minnesota
(PIN 08-30-23-31-0070)
And,
That part of Lot 2, Block 5, EIGENHEER SECOND ADDITION lying
northwesterly of the following described line: Commencing at the northwest
corner of said Lot 2; thence East along the northerly line of said Lot 2 a distance
of 92.00 feet to an iron; thence southeasterly, along the northeasterly line of said
Lot 2, a distance of 140.00 feet to the point of beginning of the line to be herein
described; thence southwesterly at a right angle to said northeasterly line a
distance of 196.52 feet, more or less, to the southwesterly line of said Lot 2 and
there terminating according to the recorded plat thereof, and situate in Ramsey
County, Minnesota
(PIN 08-30-23-31-0069)
And,
Lot 1, Block 1, EIGENHEER THIRD ADDITION, according to the recorded plat
thereof, and situate in Ramsey County, Minnesota
(PIN 08-30-23-31-0061)
WHEREAS, 2320 and 2340 County Highway 10 are currently zoned B-3, Highway
Business, and 5260 O’Connell Drive is currently zoned R-1, Single Family Residential; and,
Resolution 930-10
Page 2
WHEREAS, the Planning Commission has reviewed the following documents about
this proposal:
1. Zoning Map
2. Aerial View
3. Narrative from Applicant
4. Proposed Site Plans
5. Staff Report
WHEREAS, the Mounds View Planning Commission has reviewed Chapters 1108 and
1125 of the Mounds View Zoning Code pertaining to the PUD, Planned Unit Development
zoning district and rezoning process, respectively; and,
WHEREAS, the Mounds View Planning Commission has reviewed the future land use
component of the Comprehensive Plan relative to this request; and,
WHEREAS, The Mounds View Planning Commission has reviewed the site plans
associated with this request.
NOW, THEREFORE, BE IT RESOLVED, the Mounds View Planning Commission makes
the following findings about the possible adverse effects of this proposed rezoning request as
required by the Mounds View Zoning Code:
1. The current zoning of the lots is B-3, Highway Business and R-1, Single Family
Residential. The requested zoning of the lots is PUD, Planned Unit Development.
2. According to the Comprehensive Plan, the parcels proposed to be included in the
rezoning are designated Mixed-Use PUD on the Future Land Use map. The proposed
rezoning would be consistent with the anticipated future land use for this area.
3. The rezoning and the proposed development plan for senior housing should not
adversely affect adjacent property owners and would not be out of place on the
County Highway 10 corridor, the City’s most intensely developed thoroughfare.
4. The proposed rezoning to allow for an independent living, assisted living, high-acuity
care and memory care senior housing development would help satisfy an under-
represented housing choice in the City.
NOW, THEREFORE, BE IT FURTHER RESOLVED, based upon the above findings, the
information and documents about the proposed rezoning, the report drafted by staff and the
testimony of the applicant, and in consideration of any public testimony, the Planning
Commission does hereby recommend APPROVAL of the rezoning request made by Coventry
Senior Living.
Resolution 930-10
Page 3
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 21st day of July, 2010.
_________________________________________
Gary Stevenson, Chairperson
Attest:
_________________________________________
Kenneth Roberts, Community Development Director
(Seal)
MOUNDS VIEW PLANNING COMMISSION
RESOLUTION NO. 931-10
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION RECOMMENDING APPROVAL OF
THE “COVENTRY SENIOR LIVING” DEVELOPMENT REVIEW, AND PRELIMINARY
PLAT AT 2320 & 2340 COUNTY HIGHWAY 10 AND 5260 O’CONNELL DRIVE,
MOUNDS VIEW PLANNING CASES MU2010-001-DE-1 AND MU2010-001-MA-1
WHEREAS, Coventry Senior Living has requested approval of a development review,
and preliminary plat for the “Coventry Senior Living” 95 unit senior housing development on the
properties at 2320 & 2340 County Highway 10 from B-3, Highway Business, and 5260
O’Connell Drive legally-described as follows:
That part of Lot 2, Block 5, EIGENHEER SECOND ADDITION lying
southeasterly of the following described line: Commencing at the northwest
corner of said Lot 2; thence East along the northerly line of said Lot 2 a distance
of 92.00 feet to an iron; thence southeasterly, along the northeasterly line of said
Lot 2, a distance of 140.00 feet to the point of beginning of the line to be herein
described; thence southwesterly at a right angle to said northeasterly line a
distance of 196.52 feet, more or less, to the southwesterly line of said Lot 2 and
there terminating, except that part platted in EIGENHEER THIRD ADDITION,
according to the recorded lat thereof, and situate in Ramsey County, Minnesota
(PIN 08-30-23-31-0070)
And,
That part of Lot 2, Block 5, EIGENHEER SECOND ADDITION lying
northwesterly of the following described line: Commencing at the northwest
corner of said Lot 2; thence East along the northerly line of said Lot 2 a distance
of 92.00 feet to an iron; thence southeasterly, along the northeasterly line of said
Lot 2, a distance of 140.00 feet to the point of beginning of the line to be herein
described; thence southwesterly at a right angle to said northeasterly line a
distance of 196.52 feet, more or less, to the southwesterly line of said Lot 2 and
there terminating according to the recorded plat thereof, and situate in Ramsey
County, Minnesota
(PIN 08-30-23-31-0069)
And,
Lot 1, Block 1, EIGENHEER THIRD ADDITION, according to the recorded plat
thereof, and situate in Ramsey County, Minnesota
(PIN 08-30-23-31-0061)
WHEREAS, The applicant has requested to rezone the above described lands to PUD,
Planned Unit Development, and are designated as Mixed-Use on the Comprehensive Plan; and,
Resolution 893-08
Page 2
WHEREAS, Coventry Senior Living has submitted site plans for a development review
for a 95-unit senior housing development that includes independent living, assisted living,
high-acuity care and memory care; and,
WHEREAS, Coventry Senior Living has submitted a preliminary plat for the major
subdivision that would combine the existing three lots into one parcel; and,
WHEREAS, the community development staff have reviewed the preliminary plat and
finds that it satisfies the minimum subdivision requirements as articulated in Titles 1100 and 1200
of the Mounds View Municipal Code and meets the county platting requirements; and,
WHEREAS, in accordance with Section 1204.04, Subd. 4, the subdivision is subject to a
park dedication fee in the amount of $67,500; and,
WHEREAS, in accordance with Section 1204.04, Subd. 4, the subdivision is subject to a
County Highway 10 Trail contribution based on the 413 feet of road frontage in the project area,
in the amount of $8,260; and,
WHEREAS, the proposed subdivision is NOT within a Wetland District; and,
WHEREAS, the development review and preliminary plat is being reviewed by the City,
City Attorney and Engineering consultant, and is subject to the applicant or developer receiving
permits from Rice Creek Watershed District, Metropolitan Council Environmental Services, MN
Department of Health, MN Pollution Control Agency, and Ramsey County; and,
WHEREAS, the Mounds View Planning Commission has reviewed the following
documents about this proposal:
1. Zoning Map
2. Aerial View
3. Site Plans – including grading, landscaping and lighting
4. Preliminary Plat
5. Staff Report
NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning Commission
recommends approval of the Development Review submitted by Coventry Senior Living 95-unit
facility subject to the following conditions:
1. Coventry Senior Living shall enter into various agreements with the City including (but not
limited to) the Developers Agreement.
2. Coventry Senior Living shall obtain permits from Rice Creek Watershed District,
Metropolitan Council Environmental Services, MN Department of Health, MN Pollution
Control Agency, Ramsey County, and the City before starting construction.
Resolution 893-08
Page 3
3. All utilities within the development area shall be located underground.
4. No snow storage shall be allowed on site that would reduce the number of parking stalls or
drive aisle widths, or extend beyond the property lines.
NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning Commission
recommends approval of the Preliminary Plat submitted by Coventry Senior Living subject to the
following conditions:
1. Coventry Senior Living shall pay the City a park dedication fee of $67,500 and a County
Highway 10 Trail contribution in the amount of $8,260.
2. Coventry Senior Living shall submit a Final Plat no later than 6 months after the date of
City Council approval or the Preliminary Plat approval will become null and void.
NOW, THEREFORE, 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 21st day of July, 2010.
_____________________________________
Gary Stevenson, Chairperson
ATTEST:
_____________________________________
Kenneth Roberts
Community Development Director
(SEAL)
Item No: 6A
Meeting Date: July 21, 2010
Type of Business: Discussion
City of Mounds View Staff Report
To: Planning Commission
From: Heidi Heller, Planning Associate
Item Title/Subject: Discussion about Metropolitan Livable Communities Act
Introduction:
The City of Mounds View previously elected to be a participant in the Metropolitan Livable
Communities Act Local Housing Incentives Account (LCA LHIA). Participation in the voluntary
LCA LHIA program provides the City with the opportunity to compete for grants and loans to
support activities that help the City meet its affordable and life cycle housing goals, clean up
polluted sites, and support demonstration projects linking jobs, housing and transit.
The City’s previously adopted LCA LHIA affordable and life cycle housing goals were negotiated
with the Metropolitan Council for the period 1996-2010. The City would like to continue to
participate in the LCA, and now must establish new affordable and life-cycle housing goals for
the next decade (2011 through 2020).
Discussion:
As part of the recently submitted 2030 Comprehensive Plan Update, the CIty acknowledged its
fair share of the region’s affordable housing need. For Mounds View, the fair share number is
81 units over the next 10 years.
Although the Metropolitan Council fully supports the need for this total number of new affordable
units over the next decade, they also acknowledge the reality of limited funding and
opportunities available to create new affordable housing. For this reason, the Metropolitan
Council asks the City to establish its LCA affordable housing goal as a range of 53 to 81 units
for the period 2001 to 2020 with the low end of the range representing the number of units that
can be accomplished at currently available funding levels region-wide.
Regarding the City’s life-cycle housing goal to diversify the type and density of housing to meet
residents’ changing housing needs and preferences, the Metropolitan Council asks the City to
establish a goal range of 80 to 200 units over the next decade. The low end of the range
represents the City’s total share of the region’s affordable housing need, and the high end is the
potential number of units permitted by the land use designations in the City’s 2030
Comprehensive Plan Update for medium, high and mixed-use residential development, or the
total forecasted household growth for the Community to 2020, whichever is less. The 2010
estimated number of households in Mounds View is 5,400, and in the year 2020, that number is
estimated to be 5,600 – an increase of 200 households (page 2-5 in the 2008 Comprehensive
Plan Update). The potential number of units permitted by medium, high and mixed-use land
use designations in the Comprehensive Plan Update is a minimum of 132 units (page 3-27 in
the2008 Comprehensive Plan Update).
Metropolitan Livable Communities Act Report
Page 2
Although Mounds View has not received an LCA grant, the City submitted two applications in
2001 for funding - $75,000 for a Laport Meadows Housing Development (undeveloped area
southeast of Ardan Park – this area remains undeveloped) and $50,000 for a Highway 10
Reconstruction/Revitalization Study.
For more information about the Metropolitan Livable Communities Act, please visit the
Metropolitan Council website at http://www.metrocouncil.org/services/livcomm.htm
Recommendation:
The Planning Commission should discuss the new affordable and life-cycle housing goals that
Mounds View must adopt for the next decade, and make a recommendation to the City Council.
Sincerely,
Heidi Heller
Planning Associate
Attachments:
1. Livable Communities Act information
2. Resolution 932-10
Livable Communities Program
Investments in
community vitality
Thriving job centers stand on
once-polluted land. Workers
like teachers, police officers
and health care aides can find
affordable housing in the
communities where they work.
Residents can shop, get on a
bus to go to work, and enjoy a
local park all within walking
distance of their front door.
These opportunities are
supported by the Livable
Communities Act (LCA),
adopted by the Minnesota
Legislature in 1995 and
administered by the
Metropolitan Council.
The LCA provides funding for
communities to invest in local
economic revitalization, afford-
able housing initiatives, and
development or redevelopment
that connects different land
uses and has good access to
transportation.
Voluntary program,
based on incentives
The LCA reflects the Legis-
lature’s preference for a
voluntary, incentive-based
approach to help communities
grow and to address the
region’s affordable and lifecycle
housing needs.
Grants from three
funding accounts
The Council establishes criteria
for evaluating proposals and
makes grant awards from three
separate accounts:
Tax Base Revitalization
(TBRA) - Clean up brown-
fields for redevelopment, job
creation and affordable
housing in areas already
served by transit.
Livable Communities
Demonstration (LCDA) -
Support development and
redevelopment that demon-
strates efficient and cost-
effective use of land and
infrastructure, and achieves
connected development
patterns linking housing,
jobs and services.
Local Housing Incentives
(LHIA) - Produce and
preserve affordable housing
choices for households with
low to moderate incomes.
To compete for LCA funding,
communities must negotiate
long-term affordable and life-
cycle housing goals with the
Council, and develop an action
plan to accomplish these goals.
Participating communities (105
communities in 2009) are then
eligible to compete for funding
from all three LCA accounts.
The LCA’s emphasis is on
cooperation and incentives to
achieve regional and local
goals. Local communities are
well positioned to make deci-
sions about how their cities
and towns will grow and
develop, but the LCA recog-
nizes it will take partnerships
and shared resources to move
from community plans to “on-
the-ground” results.
Investments reap
impressive results
From 1996 through 2008, the
Council awarded 557 grants
totaling more than $189
million in Livable Commu-
nities funds. The grants are
expected to leverage billions of
dollars in private and other
public investments. Following
is a summary of grants made
and expected results:
263 TBRA grants totaling
over $77.5 million were
made to 36 communities.
The projects will produce an
almost $80 million increase
in net tax capacity, and more
than 34,000 new and
retained jobs.
162 LCDA grants totaling
over $87.4 million were
made to development and
redevelopment projects that
link housing, jobs, and
Metropolitan Council • 390 Robert St. N. • Saint Paul MN 55101 • Website: www.metrocouncil.org
Phone: 651-602-1000 • TTY: 651-291-0904 • Data Center: 651-602-1140 • E-mail: data.center@metc.state.mn.us
services, and maximize
efficient infrastructure in 50
older and developing cities.
119 grants to 57 cities were
to provide affordable
housing opportunities,
including more than 2,100
affordable new rental units;
more than 720 rehabilitated
affordable rental units; and
more than 950 affordable
new and rehabilitated
ownership units.
Other benefits are restored
natural resources, improved
transportation options, new
community amenities and
thriving new neighborhoods.
Advisory Committee
helps select projects
The Livable Communities
Advisory Committee reviews
and recommends funding
awards to the Council for the
Livable Communities Demons-
tration Account. The
committee reviews complex
development and redeve-
lopment proposals against the
program's criteria for
connected development
patterns that link housing, jobs
and services.
The committee’s 13 members
represent and have expertise in
development as it relates to
local government planning,
economic or community
development; public and
private finance; new deve-
lopment and redevelopment;
transportation; environment;
and site design.
Cooperative efforts
reduce ‘red tape’
Communities applying for
LHIA funding to produce
affordable multi-family rental
housing, as well as other public
affordable housing funds in the
region, need only fill out one
application through Minnesota
Housing. A group of represent-
tatives from the Council, the
Family Housing Fund and
Minnesota Housing reviews the
applications and make grants
from a variety of public
funding sources.
TBRA funding is coordinated
with complementary programs
at the Minnesota Pollution
Control Agency, the
Minnesota Department of
Employment and Economic
Development, Hennepin
County and Ramsey County.
For more information
Visit the Council’s website
page on the Livable
Communities program.
Frequently asked questions
about LCA.
Related Fact Sheet:
- Affordable Housing
Pub. 14-09-035 March 2009
Metropolitan Council • 390 Robert St. N. • Saint Paul MN 55101 • Website: www.metrocouncil.org
Phone: 651-602-1000 • TTY: 651-291-0904 • Data Center: 651-602-1140 • E-mail: data.center@metc.state.mn.us
MOUNDS VIEW PLANNING COMMISSION
RESOLUTION NO. 932-10
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION RECOMMENDING APPROVAL TO CONTINUE PARTICIPATING IN THE
LOCAL HOUSING INCENTIVES ACCOUNT PROGRAM UNDER THE METROPOLITAN
LIVABLE COMMUNITIES ACT
CALENDAR YEARS 2011 THROUGH 2020
WHEREAS, the Metropolitan Livable Communities Act (Minnesota Statutes sections
473.25 to 473.255) establishes a Metropolitan Livable Communities Fund which is intended to
address housing and other development issues facing the metropolitan area defined by
Minnesota Statutes section 473.121; and,
WHEREAS, the Metropolitan Livable Communities Fund, comprising the Tax Base
Revitalization Account, the Livable Communities Demonstration Account, the Local Housing
Incentive Account and the Inclusionary Housing Account, is intended to provide certain
funding and other assistance to metropolitan-area municipalities; and,
WHEREAS, a metropolitan-area municipality is not eligible to receive grants or loans
under the Metropolitan Livable Communities Fund or eligible to receive certain polluted sites
cleanup funding from the Minnesota Department of Employment and Economic Development
unless the municipality is participating in the Local Housing Incentives Account Program
under Minnesota Statutes section 473.254; and,
WHEREAS, the Metropolitan Livable Communities Act requires the Metropolitan
Council to negotiate with each municipality to establish affordable and life-cycle housing goals
for that municipality that are consistent with and promote the policies of the Metropolitan
Council as provided in the adopted Metropolitan Development Guide; and,
WHEREAS, previously negotiated affordable and life-cycle housing goals for
municipalities participating in the Local Housing Incentives Account Program expire in 2010;
and,
WHEREAS, a metropolitan-area municipality can participate in the Local Housing
Incentives Account Program under Minnesota Statutes section 473.254 if: (a) the municipality
elects to participate in the local Housing Incentives Program; (b) the Metropolitan Council and
the municipality successfully negotiate new affordable and life-cycle housing goals for the
municipality; (c) the Metropolitan Council adopts by resolution the new negotiated affordable
and life-cycle housing goals for the municipality; and (d) the municipality establishes it has
spent or will spend or distribute to the Local Housing Incentives Account the required
Affordable and Life-Cycle Housing Opportunities Amount (ALHOA) for each year the
municipality participates in the Local Housing Incentives Account Program.
Resolution 932-10
Page 2
NOW, THEREFORE, BE IT RESOLVED that the City of Mounds View:
1. Elects to participate in the Local Housing Incentives Program under the
Metropolitan Livable Communities Act for calendar years 2001 through 2020.
2. Agrees to the following affordable and life-cycle housing goals for calendar
years 2011 through 2020:
Affordable Housing Goals
Range Life-Cycle Housing Goals
Range
3. Will prepare and submit to the Metropolitan Council a plan identifying the
actions it plans to take to meet its established housing goals.
NOW THEREFORE, BE IT FINALLY RESOLVED that the Mounds View Planning
Commission directs staff to forward this resolution to the City Council before approval of the
minutes.
Adopted this 21st day of July, 2010.
_____________________________________
Gary Stevenson, Chair
ATTEST:
_____________________________________
Ken Roberts, Community Development Director
(SEAL)