Loading...
HomeMy WebLinkAbout07-23-2008 MOUNDS VIEW PLANNING COMMISSION REGULAR MEETING AGENDA July 23, 2008 -- 7:00 P.M. 1. Call to Order 2. Roll Call 3. Approval of Minutes: A. June 18, 2008 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 minutes.) 5. Planning Cases A. MI2008-001 Consideration of a Minor Subdivision at 5056 Greenwood & the two adjoining lots to the south Applicant: Steve Ordahl – Ordahl Family Trust Address: 14638 102nd Street No., Stillwater, MN 6. Other Planning Activity A. Review proposed code amendments pertaining to senior housing 7. Next Planning Commission Meetings: A. August 6, 2008 B. August 20, 2008 8. Adjourn to Agenda Session Agenda Session 1. Review Minutes: a. July 09, 2008 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 9, 2008 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 7:02 p.m. July 9, 2008. ______________________________________________________________________________ 2. Roll Call Members Present: Chair Stevenson; Commissioners, Cramblit, Gunn, Lang, Meehlhause, Miller, and Walsh-Kaczmarek Absent and Excused: None. Also Present: Community Development Director Roberts and Planning Associate Heller ______________________________________________________________________________ Index to Minutes Page Discussion about Potential Code Amendments for Senior Housing Developments 2 _____________________________________________________________________________ 3. Approval of Minutes A. May 21, 2008. MOTION/SECOND: Commissioner Gunn/Commissioner Miller. To approve the Minutes of the May 21, 2008 regular Planning Commission meeting as slightly amended. Ayes – 7 Nays – 0 Motion carried. ______________________________________________________________________________ Mounds View Planning Commission July 9, 2008 Regular Meeting Page 2 ________________________________________________________________________ 4. Citizens Requests and Comments on Items Not on the Agenda None ______________________________________________________________________________ 5. Planning Cases None _____________________________________________________________________________ 6. Other Planning Activity A. Discussion about Potential Code Amendments for Senior Housing Developments Planning Associate Heller reported that staff has been meeting with a developer about a new senior housing development which includes assisted living and memory care units for three parcels on the northwest corner of Groveland Road and County Highway 10. Currently, the city code doesn’t address this type of housing development. She stated the current PUD zoning requires a minimum of a three acre parcel, and this particular project is not large enough to use a PUD zoning which would be the preference for this type of development. Planning Associate Heller stated on July 7, 2008 city staff presented options to the City Council and they were supportive of amending the city code. She indicated she would like feed back from the Planning Commission regarding the amendments. Chair Stevenson stated staff did a great job with the staff report and the outlining all of the options. He stated with each floor of the building being a different use, it would require different parking requirements. He stated he felt the best option was using a PUD zoning for this particular type of development. Commissioner Walsh-Kaczmarek asked about creating a separate zoning code. Chair Stevenson stated PUD is used for a mixed use development with separate requirements for parking. He stated the developer would come in with a plan that involves all the different units. He stated the issue is the current code doesn’t address higher density due to smaller square footages per unit such as proposed with the new development. He agreed possibly creating a subsection of the PUD code chapter for senior housing. Planning Associate Heller indicated there were two options: 1) change the PUD requirements to allow this type of development with the different parking requirements, higher density and smaller acreage or 2) change several sections of the city code to address all the different areas of a project. Mounds View Planning Commission July 9, 2008 Regular Meeting Page 3 ________________________________________________________________________ Planning Associates Heller stated there are guidelines within the PUD zoning that the developer needs to abide by. These guidelines allow the city some give and take when negotiating a new development. She suggested creating new PUD guidelines for senior housing. Commissioner Walsh-Kaczmarek stated she would like guidance from staff regarding what would be the best solution and also what makes the best use for the property. Planning Associate Heller confirmed that within the PUD zoning there should be some guidance. Commissioner Meehlhause suggested changing the PUD to two acre minimum instead of the current three acres. Planning Associate Heller stated she noted the acreage modification. Commissioner Walsh-Kaczmarek asked if this new PUD zoning would apply to group homes. Planning Associate Heller stated group homes are typically single family residences and there are very few regulations for these types of homes. Chair Stevenson stated the main issue with the proposed development is it is currently zoned RO and R-1. This makes the area very unique. He suggested redefining the acreage requirement from the current PUD code. Commissioner Lang asked why the three acre limit exists and if staff foresees any drawbacks of using the PUD zoning for the proposed development. Planning Associate Heller stated the PUD zoning is typically used for large development projects. She stated that the uniqueness of the proposed project is the high density, small units and the reduced need for parking making it difficult to fit into the current city code. Commissioner Cramblit asked if the developer sells the building and its no longer senior housing. Planning Associate Heller stated the new owner would need to apply for a conditional use permit to allow for multi-family housing. Chair Stevenson stated because it is zoned a PUD doesn’t imply it would always be a PUD. Planning Commissioner Heller stated that with a PUD, what is on the property is very site specific and if the use would change, the property owner would need to apply for a PUD amendment to allow for a different use. She asked if the commission wanted to specify the new PUD section to allow just senior housing. Chair Stevenson suggested the PUD to be specific to senior housing with less than three acres. Mounds View Planning Commission July 9, 2008 Regular Meeting Page 4 ________________________________________________________________________ Commissioner Gunn stated the parking requirements that were defined in the packet from the City of Fridley are good because assisted living and memory care residents are less likely to own cars. Chair Stevenson stated the parking requirements don’t necessarily need to be in the PUD subsection. He stated to allow a 2-3 acre parcel for senior housing should be limited to senior housing only with assisted living. Community Development Director Roberts recommended including parking guidelines as benchmarks for staff and potential developers. Chair Stevenson stated the subsection could be Senior Housing PUD with Assisted Living. Community Development Director Roberts suggested adding the requirement of at least 60% of the units must be some type of assisted living to qualify for the smaller acreage site size PUD. Chair Stevenson recommended a subsection PUD with a minimum of two acres with 60% assisted living and memory care units. Commissioner Gunn questioned if nursing homes would fit into the new zoning. Planning Associate Heller stated that nursing homes are addressed in R-4 the zoning district and it’s doubtful that a new nursing home would be built as there is currently a moratorium from the State on new nursing homes construction. Commissioner Gunn stated the community needs this development to keep current residents in the city. Community Development Director Roberts reminded the commission with city code amendments it best to think long term. Commissioner Walsh-Kaczmarek stated she would like to see more pervious than impervious surfaces with this development and to make sure it’s suitable within the neighborhood. Planning Associate Heller stated by reducing the required parking surface we will be able to see more green space. She stated the developer is very cognoscente of the neighborhood and wants the building to be suitable for the neighborhood. She also suggested possibly limiting the number of stories within the new zoning district. Commissioner Miller suggested limiting the height to three stories. Planning Associate Heller confirmed that the PUD would be limited to three stories and include the parking requirements from Fridley. Mounds View Planning Commission July 9, 2008 Regular Meeting Page 5 ________________________________________________________________________ Planning Associate Heller asked about setbacks for the new PUD zoning. She stated current setbacks are 30, 30 and 20. Chair Stevenson stated current setbacks should be fine and not include the double side yard setback as required in the R-4 zoning district requirements for senior housing. Chair Stevenson summarized the new senior housing PUD subsection with a two acre minimum, must include 60% assisted living and/or memory care units with a three story maximum, follow current setbacks and implementing the parking limitations as presented in the Fridley city code. He suggested to staff to get started with the anticipation of the first reading at the July 23, 2008 meeting. ______________________________________________________________________________ 7. Next Planning Commission Meeting: A. July 23, 2008 B. August 6, 2008 ______________________________________________________________________________ 8. Adjournment to Agenda Session There being no further business before the Planning Commission, Chair Stevenson adjourned the meeting at 8:17 p.m. ______________________________________________________________________________ (The meeting immediately adjourned to the Agenda Session) Respectfully submitted, Kenneth Roberts Community Development Director Transcribed by: Barbara Suciu TimeSaver Off Site Secretarial, Inc. Item No: 5A Meeting Date: July 23, 2008 Type of Business: Commission Business City of Mounds View Staff Report To: Mounds View Planning Commission From: Heidi Heller, Planning Associate Item Title/Subject: Consideration of a Minor Subdivision of 5056 Greenwood and two adjoining vacant lots; Planning Case MI2008-001 Introduction: The Ordahl Family Trust, represented by Steve Ordahl, is the property owner of two vacant adjacent lots located at the northeast corner of Greenwood Drive and County Road H. For many years, the Ordahl’s also owned and lived at 5056 Greenwood Drive. The Ordahls sold 5056 Greenwood to Ruth Hoch in February 2008 with the promise of adding 20 feet to the south side of the property in order to have enough room to add a second garage stall. They are now requesting city approval of a minor subdivision to reconfigure the existing lots into two lots. The proposed subdivision is essentially lot line adjustments—no new lots will be created, and there will only be two lots instead of three after completed. The requested adjustment would shift the south lot line of 5056 Greenwood Drive 20 feet south onto the two vacant lots, and then combine the remaining two parcels into one lot. The applicant has submitted a certificate of survey which shows the original lot lines and proposed lot lines. The reason for the request is because the Ordahls have now sold their family home and want to sell the remaining vacant lot. Discussion: A minor subdivision is ordinarily a division of land less than two acres in area in which no more than one additional lot is created. Lot line adjustments such as this request, are also considered a minor subdivision if the area involves less than two acres. The lots are zoned R-1, Single Family Residential and the Comprehensive Plan designates this area for low density residential. The minimum lot width for interior residential parcels is 75 feet and the minimum lot area is 11,000 square feet, and corner lots must be a minimum of 100 feet wide and 12,500 square feet. Below is a table which shows the dimensions for the parcels before and as a result of the proposed adjustment: Before Area Sq. Feet / Lot Dimension After Area Sq. feet / Lot Dimension 5056 Greenwood 9,897 square feet 75’ x 132’ 12,980 square feet 95’ x 132’+ extra at south corner West Vacant lot 5,592 square feet 132’ x 42.3’ Combined with east lot East Vacant lot 14,751 square feet 132’ x 111.75 17,260 square feet 132’ x 154’ As this table shows, the proposed lots will meet or exceed all city standards. The existing shed on Parcel D will be demolished as a condition of approval. Ordahl Subdivision Report July 23, 2008 Page 2 Park Dedication Requirements. Subdivisions of land are subject to park dedication requirements consistent with Chapter 1204 of the City Code. Staff suggests the park dedication fee be based only on the land value of the two vacant lots since there has been a house at 5056 Greenwood since 1959. For minor subdivisions the park dedication fee is typically 5% of the current year market value as determined by Ramsey County. In this case for 2008, the lots are valued at $3,200 and $81,800 = $85,000 x 5% = $4,250 park dedication fee. This fee must be paid prior to the City giving the applicant the approved documentation for recording with Ramsey County. Easements. With every subdivision of land, the City requires the owner to dedicate drainage and utility easements around the perimeter of the lot. The city standard easements are ten foot wide along the front of the two new lots and five-foot wide on each side of the new lots. As shown on the submitted survey, the easement on the north side of 5056 Greenwood is only four feet rather than five feet due to the 4.10 foot setback of the chimney. These easements will be dedicated as shown on the certificate of survey. Public Notice. No public notice is required for a minor subdivision, however staff typically alerts residents in the area when a new lot is to be created. In this case, staff did send notices to nearby property owners as a courtesy even though there should be little change or impact to any neighboring properties. Summary. The proposed lot line adjustments repositions a lot line for 5056 Greenwood to add more yard area to the south side of the property, and combines the remaining land into one parcel. No new buildable lots will be created as a result of this subdivision and all minimum city requirements are met with this request. Recommendation: Because the proposed lot line adjustment satisfies all city code requirements, Staff is recommending approval of Resolution 889-08, a resolution approving a minor subdivision between 5056 Greenwood Drive and the two vacant lots to the south, with stipulations. Heidi Heller Planning Associate Attachments: 1. Zoning Map 2. Aerial Map 3. Certificate of Survey 4. Resolution 889-08 Zoning Map N County Road H Aerial Map 5056 Greenwood Vacant Lots MOUNDS VIEW PLANNING COMMISSION RESOLUTION NO. 889-08 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING APPROVAL OF A MINOR SUBDIVISION (LOT LINE ADJUSTMENTS) BETWEEN 5056 GREENWOOD DRIVE AND THE TWO ADJOINING LOTS TO THE SOUTH, REQUESTED BY THE ORDAHL FAMILY TRUST; PLANNING CASE NO. MI2008-001 WHEREAS, property owners Ordahl Family Trust, represented by Steve Ordahl, has requested approval of a minor subdivision of contiguous lots located at 5056 Greenwood Drive and the two adjoining lots to the south, properties zoned R-1, Single Family Residential, legally-described as follows: That part of the South ½ of the South ½ of the Southeast ¼ of Section 7, Township 30 North, Range 23 West, described as follows: Beginning at the Southeast corner of said Section 7; thence North 10 rods; thence West 16 rods; thence South 10 rods; thence East 16 rods to point of beginning, except the East 152.24 feet thereof, according to the United States Government Survey thereof and situate in Ramsey County, Minnesota And That part lying South of the North 75 feet of Lot 7, Block 1, Twelve Oaks. Subject to a reservation by State of Minnesota of all minerals and mineral rights over all but the North 75 feet of above Lot 7. And The North 75 feet of Lot 7, Block 1, Twelve Oaks. Subject to a reservation by State of Minnesota of all minerals and mineral rights over all but the North 75 feet of above Lot 7. WHEREAS, the Applicant proposes to add an additional 20 feet to 5056 Greenwood Drive from two vacant adjoining lots and then combine the remaining property to create a 132 foot wide buildable lot (Parcels B and D) fronting Greenwood Drive; and, WHEREAS, the Planning Commission has reviewed the Applicant’s request for a minor subdivision and has determined that it is in conformance with Chapters 1104, 1201, and 1202 of the Municipal Code; and WHEREAS, the Planning Commission finds that the Applicant’s request for a minor subdivision is in conformance with the Comprehensive Plan; and, Resolution 889-08 Page 2 WHEREAS, in accordance with Section 1204.04, Subd. 4 of the Municipal Code, a park dedication fee of $4,250 would be required, based on the 2008 market value of the two vacant lots as determined by Ramsey County. NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning Commission recommends approval of the minor subdivision (lot line adjustments) of 5056 Greenwood Drive and the two adjoining lots to the south Road subject to the following stipulations: 1. The Applicant shall arrange to have the Certificate of Survey revised as follows: a. Add the following notation to the shed structure on Parcel D: “To be demolished.” b. Make the corrections as indicated by the Ramsey County Surveyors Office. 2. The Applicants shall arrange to have current Title Commitments prepared and submitted for all three parcels prior to the approval of the subdivision by the City Council. 3. The Applicants shall remove the existing shed from the east vacant lot (PIN 07-30- 23-44-0116) within 60 days from the date of Council approval. 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 23rd day of July 23, 2008. __________________________________________ Gary Stevenson, Chairperson ATTEST: ______________________________________ Kenneth Roberts Community Development Director (SEAL)