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HomeMy WebLinkAbout10-06-2010 PLANNING COMMISSION REGULAR MEETING AGENDA October 6, 2010 -- 7:00 P.M. 1. Call to Order 2. Roll Call 3. Approval of Minutes: A. July 21, 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. VR2008-005: Re-Approval of Variances for the Select Senior Living Development Applicant: Joel Larson, Select Senior Living Address: Lake Elmo, MN 6. Other Planning Activity A. Discussion about Variances 7. Next Planning Commission Meetings: A. October 20, 2010 B. November 3, 2010 8. Adjourn to Agenda Session AGENDA SESSION 1. Review Minutes: a. August 18, 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 August 18, 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. August 18, 2010. 2. Roll Call Members Present: Commissioners Cramblit, Rundle, Schiltgen, and Stevenson. Absent and Excused: Commissioners Meehlhause, Miller and Smith. Also Present: Planning Associate Heidi Heller ______________________________________________________________________________ Index to Minutes Page CU2010-004 Consideration of a Conditional Use Permit for an Oversized Garage. Applicants: Robert & Lori Nordby, 8191 Spring Lake Road 2 _____________________________________________________________________________ 3. Approval of Minutes July 7, 2010 MOTION/SECOND: Commissioner Cramblit/Commissioner Schiltgen. To approve the minutes of the July 7, 2010 regular Planning Commission meeting as slightly amended. Ayes – 4 Nays – 0 Motion carried. _____________________________________________________________________________ 4. Citizens Requests and Comments on Items Not on the Agenda None. ______________________________________________________________________________ Mounds View Planning Commission August 18, 2010 Regular Meeting Page 2 ____________________________________________________________________________ 5. Planning Cases A. CU2010-004; Consideration of a Conditional Use Permit for an Oversized Garage. Applicants: Robert & Lori Nordby, 8191 Spring Lake Road Planning Associate Heller stated the applicants, Robert and 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’x 24’ detached garage (528 square feet) with a 20‘x 24’ expansion onto the rear of the existing garage. The City limits the size of accessory buildings to a maximum of 952 square feet without City approval of a conditional use permit. The garage the Nordbys are proposing would be 1,008 square feet. She added that with this project the applicants would be creating more indoor storage since there are no other accessory buildings on the property, and they can store their boat inside. The expansion would be to the rear of the building, so the garage would still appear to be a two-car garage from the street. The addition would increase the value of the property and the expansion would not be out of character for the area. Chair Stevenson questioned if this would be an adequate minimum size. Mr. Robert Nordby stated the addition would be slightly smaller in width and the peak of the roof will be lower. Commissioner Schiltgen asked if there was going to be a garage door on the new addition. Mr. Nordby stated there would be a walk through door and an 8 foot garage door on the backside. MOTION/SECOND: Commissioner Schiltgen /Commissioner Rundle. Resolution 933-10 Recommending Approval of a Conditional Use Permit for a 1,008 square foot Oversized Garage located at 8191 Spring Lake Road. Ayes – 4 Nays – 0 Motion carried. ______________________________________________________________________________ 6. Other Planning Activity None. ______________________________________________________________________________ 7. Next Planning Commission Meeting: A. September 8, 2010 B. September 22, 2010 ______________________________________________________________________________ 8. Adjournment to Agenda Session Mounds View Planning Commission August 18, 2010 Regular Meeting Page 3 ____________________________________________________________________________ There being no further business before the Planning Commission, Chair Stevenson adjourned the meeting at 7:13 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: October 6, 2010 Type of Business: Action City of Mounds View Staff Report To: Planning Commission From: Heidi Heller, Planning Associate Item Title/Subject: Resolution 934-10, Reapprove Variances for the Select Senior Living Development at Highway 10 & Groveland Road Introduction: On August 20, 2008, the Planning Commission passed Resolution 892-08, which approved variances for the Select Senior Living development. The four variances were necessary due to the size of the project and that it was senior housing, which the code did not address well. After this project, the City Council amended the City Code to make it easier for the City to approve senior housing projects, including not needing variances. Discussion: As you know, the Select Senior Living project has not yet moved forward due to problems with securing financing. The applicant has been continuously working to complete the project, but for reasons beyond his control, the project has not yet began. Per the City Code, an applicant has one year to complete the work permitted by the variance or the approval is void. The code also states that the Planning Commission can grant an extension of time up to another year. Due to the shakeup within the banking industry, Select Senior Living was not able to start the project within the allowed year and their variance approval became void. To keep the project moving forward and if the Planning Commission is agreeable, they can reapprove the variances even though they have expired. Select Senior Living, represented by Joel Larson, has submitted a letter asking that all of the planning requests be re-approved. The financing is now moving forward, and on September 13, 2010, the City Council approved issuing private activity bonds that Select will use for construction of the project. Select should have their financing complete within the next month, and construction beginning shortly thereafter. Recommendations: Staff requests that the Planning Commission pass Resolution 934-10, reapproving the Select Senior Living variance requests. Respectfully submitted, Heidi Heller Planning Associate Attachments: 1. Letter from Applicant requesting extension 2. Resolution 934-10 Select Senior Living of Mounds View, LLC. 12415 – 55TH Street N.  Lake Elmo MN 55042  Ph: (651) 439‐2414           Fax: (651) 439‐3254      September 28th, 2010 Ms. Heidi Heller, Planning Associate CITY OF MOUNDS VIEW 2401 Highway 10 Mounds View MN 55112 Re: Assisted living project Highway 10 & Groveland Dear Ms. Heller: Select Senior Living of Mounds View LLC finds it necessary to once again request a re-approval of the final plat, conditional use permit, and variances for our senior care facility to be constructed at Highway 10 and Groveland Avenue. We are in the process of financing the project using housing revenue bond financing with the city’s assistance, (We will be closing on the bonds in late October) so we need to ask the Planning Commission and City Council to extend the current project. We are intending to start the project in November of 2010. Based on these changed circumstances, we respectfully request that re-approval of the final plat and all variances that have been approved in the past for this project be added to the Planning Commission and City Council agendas for their next meetings. We have made no changes to the project as originally conceived and as approved in October 2008, and the demand for assisted living facilities within the City has not changed. We are hopeful of a quick re-approval so construction of this project can commence. If you have any questions, please contact me at (651) 439-2414 (office), (651) 248-6785 (cell) or by email at jlarson@goldengate.net. We look forward to finally bringing this project to fruition. Sincerely, Joel Larson, Chief Manager  MOUNDS VIEW PLANNING COMMISSION RESOLUTION NO. 934-10 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RE-APPROVING VARIANCES TO ALLOW FOR INCREASED SITE DENSITY, REDUCED UNIT SIZES, REDUCED NUMBER OF PARKING SPACES AND TO ALLOW ROOF OVERHANG AND BUILDING SETBACK ENCROACHMENTS AT THE SELECT SENIOR LIVING DEVELOPMENT TO BE LOCATED AT 2865 COUNTY HIGHWAY 10 AND 7980 & 8020 GROVELAND ROAD; MOUNDS VIEW PLANNING CASE VR2008-005 WHEREAS, the applicant, Select Senior Living, has applied for the following variances for a new 96-unit senior housing development to be located at 2865 County Highway 10 and 7980 & 8020 Groveland Road: 1. Increased Site Density, 2. Reduced minimum unit sizes, 3. Reduced number of parking spaces, 4. To allow a two foot roof overhang encroachment and a 4-6 foot structure encroachment into the building setback, WHEREAS, the properties at 2865 County Highway 10 and 7980 & 8020 Groveland Road are zoned R-4, High Density Residential, and are legally described as: Lot 49, Auditor’s Subdivision Number 89, Subject to a 5 foot strip easement along the rear line for public utility use, Ramsey County , Minnesota (PIN 06-30-23-31-0030) And, That part of Lot 48, Auditors Subdivision Number 89 lying South of the North 300 feet front and rear thereof, except that portion taken for the highway right of way purposes. Subject to restrictions contained in Document Number 238161, Ramsey County, Minnesota (PIN 06-30-23-31-0029) And, The South 150 feet of the North 300 feet, front and rear of Lot 48, Auditors Subdivision Number 89, including any portion of any street or alley adjacent thereto, vacated or to be vacated, together with all road privileges, easements and appurtenances thereto attached, Ramsey County, Minnesota (PIN 06-30-23-31-0028) WHEREAS, Section 1104.02 of the Mounds View Zoning Code requires multiple family developments to have a minimum lot area per dwelling unit of 2,500 square feet; and, WHEREAS, the applicant has submitted a senior housing development proposal with a lot area per dwelling unit of 1,148 square feet, due to the smaller unit sizes; and, Resolution 934-10 Page 2 WHEREAS, Section 1104.02 of the Mounds View Zoning Code requires one bedroom multiple family units have a minimum floor area of 630 square feet and two bedroom units to have a minimum of 750 square feet; and, WHEREAS, the applicant is requesting approval for studio and one bedroom units that have floor areas of 432 to 716 square feet; and, WHEREAS, Section 1121.13 of the Mounds View Zoning Code requires multiple family properties (independent living units) to provide 2 ½ parking spaces per unit and the assisted living and memory care provide 1 space for every 3 beds plus 1 space for every staff member on the largest shift; and, WHEREAS, the Mounds View Zoning Code would require this development to provide 112 total parking stalls and the applicant is requesting a variance to provide 27 fewer stalls than required by the zoning code - 76 constructed parking stalls and 9 proof of parking stalls, which the City of Mounds View may require the applicant to construct at any time the City determines they are necessary; and, WHEREAS, Section 1104.01 of the Mounds View Zoning Code allows for up to a two foot encroachment for roof overhangs, and Section 1109.04 states that the side yard building setback for R-4 zoned senior congregate living is 40 feet, which is double the normal R-4 minimum side setback requirement; and, WHEREAS, the applicant has designed a three story residential style senior housing building with hipped roofs that have a four foot overhang that would encroach two feet into the building setback on the west and east sides of the north wing, and a small section of the building footprint that would extend four and six feet into the large building setback; and, WHEREAS, the Mounds View Planning Commission has reviewed the following documents about this proposal: 1. Zoning Map 2. Proposed Site Plans 3. Staff Report WHEREAS, the purpose of the variance provision in the Zoning Code is to give relief to property owners when the strict enforcement of the zoning code requirements imposes a hardship thereby restricting the improvement of property due to practical difficulties brought about by unique or extraordinary features of the physical property that are beyond the property owner’s control; and, WHEREAS, a public hearing was held Wednesday, August 20, 2008, about this variance request; and, WHEREAS, on August 20, 2008, the Mounds View City Council approved Resolution 892-08 which approved the variances for the “Select Senior Living” development; and, Resolution 934-10 Page 3 WHEREAS, the applicant was not able to complete the work permitted by variances within the required one year due to issues beyond their control, which caused the variance approval to become null and void; and, WHEREAS, according to Section 1125.02, Subdivision 2 of the Mounds View Municipal Code, the Planning Commission is to review a standard set of criteria, all of which must be satisfied, in order for the city to grant a variance to the Zoning Code. NOW, THEREFORE, BE IT RESOLVED, the Mounds View Planning Commission hereby makes the following findings of fact related to this request: 1. The property is now zoned R-4, High Density Residential. 2. The extraordinary circumstances surrounding this property are the unique lot size and shape and the type of housing. At the time of the planning application submittal, the city code did not clearly accommodate the proposed housing. The side-yard building setback for senior housing is double what is required of any other multiple family housing developments. 3. Granting the variances would not confer upon the applicant a special privilege in that all property owners are able to apply for a variance to improve the function or appearance of their property. Denying the requests would limit the applicant’s ability to redevelop the property. 4. The special conditions or circumstances necessitating the variance request do not result from the actions of the applicant. At the time of the planning application submittal, the city had not yet addressed in the city code some of the unique characteristics of assisted living and memory care housing that made it difficult for the applicant to avoid needing variances. 5. The applicant believes that permitting the property to have the requested increased density, reduced unit sizes, reduced parking and encroach into the building setbacks is the minimum variance, as it allows for a well designed project with new housing options for Mounds View residents and fits the architectural characteristics of a residential neighborhood. 6. Granting these variances would not be materially detrimental to the purpose of the Code since the city is in the process of amending the code to address most of these issues. 7. The proposed variance would not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets or increase the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. Resolution 934-10 Page 4 NOW, THEREFORE, BE IT FINALLY RESOLVED that the Mounds View Planning Commission, based upon the above identified finding of facts, does hereby re-approve the variances originally approved on August 20, 2008 by Resolution 892-08 to increase the site density, reduce the minimum unit sizes, reduce the total number of parking spaces to 76 constructed and 9 proof of parking stalls from the required 112 spaces, and allow a two foot roof overhang to encroach and a four to six foot structure encroachment into the building setbacks for the proposed 96-unit Select Senior Living development located at 2865 County Highway 10 and 7980 & 8020 Groveland Road. Adopted this 6th day of October, 2010. _____________________________________ Gary Stevenson, Chairperson ATTEST: _____________________________________ Kenneth Roberts Community Development Director (SEAL)