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HomeMy WebLinkAbout08-18-2010 PLANNING COMMISSION REGULAR MEETING AGENDA August 18, 2010 -- 7:00 P.M. 1. Call to Order 2. Roll Call 3. Approval of Minutes: A. July 7, 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. CU2010-004: Consideration of a Conditional Use Permit for an oversize garage Applicant: Robert & Lori Nordby Address: 8191 Spring Lake Road 6. Other Planning Activity A. None 7. Next Planning Commission Meetings: A. September 8, 2010 B. September 22, 2010 8. Adjourn to Agenda Session AGENDA SESSION 1. Review Minutes: a. July 21, 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 21, 2010 Mounds View City Hall 2401 Highway 10, Mounds View, MN 55112 ______________________________________________________________________________ 1. Call to Order The meeting was called to order by Vice Chair Miller at 7:00 p.m. July 21, 2010. 2. Roll Call Members Present: Commissioners Cramblit, Meehlhause, Miller, Rundle, Schiltgen, and Smith. Absent and Excused: Chair Stevenson. Also Present: Planning Associate Heidi Heller and Community Development Director Ken Roberts ______________________________________________________________________________ Index to Minutes Page 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 2 Review Metropolitan Livable Communities Act Participation for 2011-2020 4 _____________________________________________________________________________ 3. Approval of Minutes June 16, 2010 MOTION/SECOND: Commissioner Cramblit/Commissioner Smith. To approve the minutes of the June 16, 2010 regular Planning Commission meeting as slightly amended. Ayes – 6 Nays – 0 Motion carried. Mounds View Planning Commission July 21, 2010 Regular Meeting Page 2 ____________________________________________________________________________ 4. Citizens Requests and Comments on Items Not on the Agenda None. ______________________________________________________________________________ 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 Planning Associate Heller stated 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 and the two adjacent vacant lots to the southwest. The developer/applicant has purchase agreements to buy the properties. This proposal involves three planning actions: rezone three properties from B-3, Highway Business and R-1 Single Family to Planned Unit Development (PUD); a major subdivision to combine three lots into one parcel (2-steps; preliminary plat and final plat), and a development review of the overall site plan. Vice Chair Miller asked if the development review could happen before the rezoning has been completed. Planning Associate Heller stated it could happen before the rezoning is completed since rezoning is a 2-step process. Typically, the second reading and adoption of the rezoning ordinance for a development would not happen until the final plat also is ready to be approved. By doing that, the properties are not actually rezoned until the applicant has completed all the steps in the development process, and the City is fairly certain that the project will occur. Planning Associate Heller stated the first issue to consider is the rezoning. The entire block that includes the three lots proposed for redevelopment are designated in the future land use plan in the 2008 Comprehensive Plan as Mixed-Use PUD. The City anticipates that this redevelopment area could include higher density housing and commercial land uses. The proposed senior housing project would be consistent with the Comprehensive Plan. She added there are a variety of land uses already in this area – commercial, multi-family and single-family. The Planning Commission also must consider possible depreciation to neighboring properties because of the rezoning. Determining possible depreciation is difficult but the quality of life for the neighborhood should also be taken into consideration. The property tax value of this site would increase from $819,000 to over $12 million if the project were built. The applicant has indicated that market studies have shown a need for this type of senior housing in Mounds View. Currently, the only type of senior housing in the City is independent living. Planning Associate Heller stated for the development review discussion it is a 95-unit, three- story building with an underground garage on 2.18 acres. The developer held a neighborhood meeting in March and after hearing traffic concerns from the neighbors, turned the building Mounds View Planning Commission July 21, 2010 Regular Meeting Page 3 ____________________________________________________________________________ around to have the only access on County Highway 10. Ramsey County has approved allowing two driveways onto County Highway 10 as long as one is only right-in and the other is only right-out. Parking requirements for the development is 59 spaces with nine of the spaces being covered. The applicant has proposed 70 spots, 35 underground and 35 above ground, so there are 11 more parking spaces than required. As for the landscaping, the city consultants have reviewed the submitted plan and have determined that it exceeds the amount of required landscaping. City Staff and the developer have talked to the single-family property owner directly adjacent to the development site, and discussed the type of screening they would like installed. The developer has agreed to add 2 staggered rows of pine trees to the south end of the property for screening. Staff recommends that some or all of the parking spaces on the south end of the parking lot be removed and shown as “proof of parking” to allow additional green space for the pine trees. The Fire Marshal is currently reviewing the plans for fire access and may require the developer add a fire hydrant and an emergency access road. The developer is proposing a monument sign on County Highway 10. The plan is well above the minimum building elevation as indicated in the Local Water Management Plan, and the developer has applied to Rice Creek Watershed for the necessary permit. She added the site is not on a wetland and all utilities will be underground. There also will be a trail fee associated with the new development along County Highway 10. Planning Associate Heller stated that with a major subdivision there is a required drainage and utility easement around the perimeter of the property. With all major subdivisions, there is a Park Dedication fee based on 10% of the current year property value determined by Ramsey County. She added the City Attorney is reviewing the plat and title work, and staff does not anticipate any problems. She stated this meeting is not a published public hearing, but staff sent notifications to the properties and owners within 500 feet, and has not received any comments. The developer held another neighborhood meeting on July 19, 2010 and one resident attended. Commissioner Schiltgen questioned with the parking spaces on the south end eliminated would the project still meet the required amount parking on the site. Planning Associate Heller stated that they would still meet the required amount of parking even if several of the spaces were not constructed. The proof of parking would be shown on the approved site plans and would be required to be constructed if the City determines there is a need for them at a later time. Commissioner Meehlhause suggested adding some language into the proposed resolution reflecting the proof of parking issue. Commissioner Schiltgen questioned the sidewalk on the backside of the building and what it would be constructed with. Planning Associate Heller stated it would probably be more of a gravel trail that would have the capability of being driven on by emergency vehicles. Mounds View Planning Commission July 21, 2010 Regular Meeting Page 4 ____________________________________________________________________________ Greg Johnson, Coventry Senior Living, indicated this development concept had been before the Planning Commission in March 2010. After a meeting with the neighbors in March, the layout of the building has been modified due to their concerns about traffic. Community Development Director Roberts stated even though there is another identical development that is still working on finding financing, the Planning Commission needs to address only the issues in front of them this evening. The City is required by law to act on all submitted planning requests. City staff has been told that if two buildings were built now, neither would survive. Commissioner Schiltgen questioned who indicated the need for only one complex. Director Roberts stated both developers have indicated this to staff. Director Roberts stated the Commission could list proof of parking as a possible condition on Resolution 931-10. Commissioner Meehlhause stated the Commission should put it in the resolution even though the applicant maybe changing the parking plan. Director Roberts encourage the Planning Commission to add this language about parking into the resolution. Commissioner Smith stated she understood meeting the neighbors and understanding their traffic concerns, but wondered about the traffic safety of the residents of the facility. Greg Johnson stated there is a very small amount of drivers living at the facility. He also indicated there have been discussions with Ramsey County about having acceleration and deceleration lanes. He also stated that they could add more parking spaces to the underground garage. Commissioner Smith asked about the outdoor common area, and if the area in red was the only common space. Planning Associate Heller stated the area shown on the site plan is specifically for the memory care patients. She added these patients have their own secured wing and outdoor space. MOTION/SECOND: Commissioner Schiltgen/Commissioner Rundle. Resolution 930-10 Recommending Approval of a Rezoning Request to PUD, Planned Unit Development for 2320 & 2340 County Highway 10 and 5260 O’Connell Drive, Mounds View Planning Case MU2010- 001 – PD-1 Ayes – 6 Nays – 0 Motion carried. Mounds View Planning Commission July 21, 2010 Regular Meeting Page 5 ____________________________________________________________________________ Planning Associate Heller stated she would like to add one other condition stating the applicant must meet any recommended changes from the City Attorney. MOTION/SECOND: Commissioner Meehlhause/Commissioner Cramblit. Resolution 931-10 Recommending Approval of The “Coventry Senior Living” Development Review, and Preliminary Plat with the Additions at 2320 & 2340 County Highway 10 and 5260 O’Connell Drive, Mounds View Planning Cases MU2010-001 – DE1 and MU2010-001-MA-1 Ayes – 6 Nays – 0 Motion carried. ______________________________________________________________________________ 6. Other Planning Activity A. Review Metropolitan Livable Communities Act Participation for 2011-2020. Planning Associate Heller stated the City of Mounds View has previously elected to participate in the Metropolitan Livable Communities Act Local Housing Incentives Account (LCA LHIA). Participation in the program is voluntary and 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. If the City wants to continue to participate in the LCA, then the City now must establish new affordable and life-cycle housing goals for the next decade (2011-2020). She added the affordable housing goal for Mounds View is 81 additional units. Metropolitan Council has taken into consideration the limitations on Mounds View and has lowered the requirement to a range of 53 to 81 units. The Planning Commission chose 60 units as the goal. Life cycle housing is described as having housing available for all stages of life - starter homes to senior housing. With the new proposed new senior housing development, the City would be adding 95 housing units from that project alone. Our goal range is 80 to 200 units over the next decade. The potential number of units permitted by medium, high and mixed-use land use designations in the Comprehensive Plan Update is at least 132 units. Community Development Director Roberts stated that if we went over any of these goals and applied for any grants we might have a better chance of receiving the money. He added this is an incentive for cities to say yes to development proposals. He also added that the Planning Commission should include goal numbers in the resolution. Staff is recommending 60 Affordable Housing and 132 Life-Cycle Housing Goals. Mounds View Planning Commission July 21, 2010 Regular Meeting Page 6 ____________________________________________________________________________ MOTION/SECOND: Commissioner Cramblit/Commissioner Meehlhause. Resolution 932-10 Recommending Approval to Continue Participation in the Local Housing Incentives Account Program Under the Metropolitan Livable Communities Act with Staff Recommended Numbers. Calendar Years 2011 through 2020. Ayes – 6 Nays – 0 Motion carried. ______________________________________________________________________________ 7. Next Planning Commission Meeting: A. August 4, 2010 B. August 18, 2010 ______________________________________________________________________________ 8. Adjournment to Agenda Session There being no further business before the Planning Commission, Vice Chair Miller adjourned the meeting at 8:10 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: August 18, 2010 Type of Business: Business City of Mounds View Staff Report To: Mounds View Planning Commission From: Heidi Heller, Planning Associate Item Title/Subject: Consideration of a Conditional Use Permit for an Oversized Garage at 8191 Spring Lake Road; Planning Case No. CU2010-004 Introduction: The applicants, Robert & Lori Nordby, are requesting approval of a conditional use permit to construct an oversized garage on their property at 8191 Spring Lake Road. The applicants want to expand their current 22’x24’ detached garage (528 square feet) with a 20’x24’ expansion onto the rear of the existing garage. The applicants have submitted plans for a garage expansion that would create a garage larger than what the City Code allows. The City limits the size of accessory buildings, whether attached or detached from the house, to a maximum of 952 square feet. Any building larger than 952 square feet must get City approval of a conditional use permit. The garage the Nordbys are proposing would be 1,008 square feet. The applicants indicate that they want the extra space to store their boat indoors. Requirements: Section 1106.03, Subd. 1: This part of the Code limits the height of an accessory building, the number of accessory buildings and the backyard coverage ratio of accessory buildings. A Conditional Use Permit (CUP) is required for garages exceeding 952 square feet. Section 1106.04, Subd. 6: This part of the Code enumerates the conditions for garages exceeding 952 square feet. The garage must be permanent, be uniform in appearance with the home, not exceed 35 feet in width, and not exceed 1,800 square feet of total accessory building area on the lot. Section 1125.01, Subd. 1: The Planning Commission is required to review the possible adverse effects of the requested conditional use. Discussion: The request for a Conditional Use Permit to construct the 1,008 square foot garage satisfies the requirements as stated in Section 1106.03 and 1106.04, Subdivision 6 of the Mounds View Zoning Code. The proposed garage would meet all City setback requirements. Nordby CUP Request August 18, 2010 Page 2 The Comprehensive Plan encourages the development and maintenance of residential areas to improve the quality, appearance and attractiveness of housing units and residential property in general. The Comprehensive Plan designates this property, 8191 Spring Lake Road, as low-density residential. CUP Considerations: Chapter 1125 of the Zoning Code requires that the Planning Commission review and address any potential adverse effects of a conditional use that include, but are not limited to, the relationship with the Comprehensive Plan, geographical area involved, potential depreciation, the character of the surrounding area and the demonstrated need for such a use. Staff has addressed each of these potential adverse effects below. Relationship with the Comprehensive Plan. As previously stated, the Comprehensive Plan encourages the development and maintenance of residential areas to improve the quality, appearance and attractiveness of housing units and residential property in general. With this project, the applicants would be creating more garage space to have more indoor storage. Such additional storage would be a benefit to the property and to the neighborhood. The Geographical Area Involved. The Nordby’s home is located on Spring Lake Road, just north of County Highway 10. Since the garage expansion would be to the rear of the building, the garage would still appear to be a 2-car garage as the expansion would not be obvious from the street. In this case, the proposed oversized garage would not be noticeable or out of place in the neighborhood. This expanded garage should not affect any neighboring properties. Depreciation. The proposed garage would benefit the subject property both in a practical sense by providing additional on site, indoor parking and storage, as well as in an economic sense, as the addition would increase the “value” of the property. Increased property values are a benefit to everyone. The Character of the Surrounding Area. This portion of Spring Lake Road is entirely residential with the exception of the Thrifty Car Rental business on the corner of Spring Lake Road and County Highway 10. The homes in this area are a variety of styles and ages and many have large lots. This property is 115 feet by 187 feet deep (0.49 acres), so the oversize garage should not affect any neighbors. The proposed garage would not be out of character in this area particularly since the garage will only become deeper so the extra square footage of the garage would not be visible from the street. The Demonstrated Need for Such a Use. The applicant is proposing a 1,008 square foot garage that would allow for parking their vehicles and boat inside plus additional storage space since there are no other accessory buildings on the property. Nordby CUP Request August 18, 2010 Page 3 Possible Actions: The Planning Commission may: 1. Recommend approval of the CUP as requested. Staff has prepared Resolution 933-10 that approves the conditional use permit if the Commission chooses this action. 2. Choose to deny the conditional use permit. If the Commission chooses this option, Staff would need direction from the Planning Commission to prepare a resolution of denial with findings of fact to support the denial. 3. Table the request. If the Planning Commission needs more information before making a decision or if they decide that there is need for more discussion, the Commission can simply move to table the request until such information has been provided. Because of 60-day requirements, the Commission would need to act upon the request as soon as reasonably possible to avoid an inadvertent approval. Recommendation: City staff is recommending approval of the conditional use permit as requested. As such, staff has prepared Resolution 933-10, approving the conditional use permit as requested. Respectfully submitted, Heidi Heller Planning Associate Attachments: 1. Zoning Map 2. Aerial View 3. Site Plan 4. Photos 5. Resolution 933-10 Zoning Map County Road H2 * Properties not indicated with a designation are zoned R-1, Single Family Residential Aerial View Approximate garage with addition 8191 Site Plan Existing garage has a 9 foot setback from the side property line. Rear of expanded garage will have a 6 foot setback from the rear property line. Both setbacks meet the 5 foot City Code setback requirement. Photos View of front of house from street View of existing garage and expansion area View of existing garage and backyard MOUNDS VIEW PLANNING COMMISSION RESOLUTION NO. 933-10 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT TO ALLOW FOR A 1,008 SQUARE-FOOT GARAGE AT 8191 SPRING LAKE ROAD; PLANNING CASE CU2010-004 WHEREAS, property owners Robert and Lori Nordby have applied for a conditional use permit to construct a 1,008 square foot garage; and, WHEREAS, the subject property, located at 8191 Spring Lake Road, is zoned R-1, Single Family Residential, and is legally described as follows: Auditor’s Subdivision No. 89, the West 187.02 feet of the North 115 feet of Lot 33, Ramsey County, Minnesota PIN: 06-30-23-24-0070 WHEREAS, the Mounds View Zoning Code conditionally allows garages in excess of 952 square feet in area with a maximum accessory building area not to exceed 1,800 square feet; and, WHEREAS, the proposed garage would be 1,008 square feet, thus requiring City approval of a conditional use permit; and, WHEREAS, the Planning Commission has reviewed the following documents regarding this proposal: a. Zoning Map b. Aerial View c. Site plan d. Photographic documentation e. Staff Report NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning Commission makes the following findings of fact related to the conditional use permit request: 1. The proposed oversized 1,008 square foot garage satisfies the zoning requirements as outlined in Chapters 1104 and 1106 the Zoning Code. 2. The request is consistent with the Mounds View Comprehensive Plan in that the Comprehensive Plan encourages the development and maintenance of residential areas to improve the quality, appearance and attractiveness of housing units and residential property in general. Resolution 933-10 Page 2 3. The proposed garage would not be out of place given the design of the garage and the character and geography of the surrounding area involved. 4. The proposed garage would not depreciate the neighborhood. 5. The applicant has sufficiently demonstrated that a need exists for the proposed oversized garage. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Mounds View Planning Commission recommends approval of the conditional use permit for the 1,008 square foot garage, with conditions as follows: 1. The garage shall not be used for commercial purposes, living space or other uses not allowed within the R-1 Single-Family Residential district or by the Zoning Code. Should the use change for which the permit was granted; the conditional use permit shall be considered null and void. 2. The new garage shall be designed and maintained to provide a uniform appearance with the existing house. 3. The Conditional Use Permit (CUP) shall become null and void if the work for which the CUP was granted is not completed within one year from the date of approval unless a petition for extension of time in which to complete the work has been granted by the City Council. 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 18th day of August, 2010. _____________________________________ Gary Stevenson, Chair ATTEST: _____________________________________ Kenneth Roberts, Community Development Director (SEAL)