HomeMy WebLinkAbout09-03-2008
MOUNDS VIEW PLANNING COMMISSION
REGULAR MEETING AGENDA
September 3, 2008 -- 7:00 P.M.
1. Call to Order
2. Roll Call
3. Approval of Minutes:
A. August 6, 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. VR2008-005 Consider Major Subdivision and PUD Amendment to allow Retail Uses
Applicant: Charlie & Dan Hall, The Mermaid
Address: 2200 County Highway 10
6. Other Planning Activity
A. 2008 Comprehensive Plan Update
1) Introduction
2) Community Background
3) Land Use
4) Intergovernmental Coordination
5) Housing
6) Implementation
7. Next Planning Commission Meetings:
A. September 17, 2008
B. October 1, 2008
8. Adjourn to Agenda Session
Agenda Session
1. Review Minutes:
a. August 20, 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
August 20, 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 7:00 p.m. August 20, 2008.
______________________________________________________________________________
2. Roll Call
Members Present: Chair Stevenson; Commissioners, Cramblit, Gunn, Lang, Miller, and
Walsh-Kaczmarek
Absent and Excused: Commissioner Meehlhause.
Also Present: Community Development Director Roberts and Planning Associate Heller
______________________________________________________________________________
Index to Minutes Page
VR2008-008 Consideration Variances for a Senior Housing Development 2
2008 Comprehensive Plan Update 3
_____________________________________________________________________________
3. Approval of Minutes
July 23, 2008.
MOTION/SECOND: Commissioner Walsh-Kaczmarek/Commissioner Miller. To approve the
Minutes of the July 23, 2008 regular Planning Commission meetings as slightly amended.
Ayes – 6 Nays – 0 Motion carried.
_____________________________________________________________________________
Mounds View Planning Commission August 20, 2008
Regular Meeting Page 2
________________________________________________________________________
4. Citizens Requests and Comments on Items Not on the Agenda
None.
______________________________________________________________________________
5. Planning Cases
A. V2008-005 Consider Variances for a Senior Housing Development
Planning Associate Heller reported the applicant is requesting variances for the development of a
new Senior Housing building. The variance requests are for increased site density, reduced
minimum unit size, reduced parking and to allow an additional 2 foot encroachment of the roof
overhang and a 4-6 foot structure encroachment into the building setback.
The increased site density variance is because the size of proposed units would be smaller than
code usually allows and it would increase the number of units on the site. The reduced minimum
unit size is because the residents will not need as much living space in their unit. The reduced
parking is because the most of the residents do not drive therefore the need for parking is less.
At the last meeting, the commission suggested using proof of parking which would further
reduce the number of proposed parking spaces. The third is a design element would include a 2-
foot encroachment of the roof overhang into the setback because the building would have a
residential look it has an increased overhang by 2 feet. The other piece is on the northwest
section of the building that extends into the building setback.
Chair Stevenson opened the public hearing at 7:09 p.m. He stated that the commission is only
dealing with the variance issues this evening.
Planning Associate Heller stated that the items that the commission requested the applicant to
amend at the August 6 meeting have been done.
Resident Terry Bankston, 8025 Groveland Road, asked what type of delivery trucks will be in
the back of the building.
Joel Larson, Select Senior Living, stated the deliveries to the rear of the building are for the
kitchen and would be made with smaller trucks. He stated the garbage also is located back there
so there would be weekly garbage pick up.
Mr. Bankston questioned with the removal of the parking stalls in the rear of the building would
the delivery trucks be parking on grass.
Planning Associate Heller stated there is a driveway in which the delivery trucks would be
parking on.
Mr. Bankston asked about moving the kitchen deliveries to the front of the building.
Mounds View Planning Commission August 20, 2008
Regular Meeting Page 3
________________________________________________________________________
Mr. Larson stated the logistics of the having the deliveries in the rear of the building for the
kitchen would make it easier for staff of the facility.
Chair Stevenson suggested limiting the weight of the delivery trucks.
Planning Associate Heller stated that the commission could make a recommendation to limit the
weight but it would be difficult to monitor.
Commissioner Cramblit suggested having a timeframe for deliveries such as from 9 a.m. to 3
p.m.
Commissioner Gunn stating limiting the time is okay but what if there is an issue with the truck
or a previous delivery.
Mr. Bankston indicated that delivers to a business are typically they are on a schedule and if
there is an issue with the delivery truck it is up to the delivery company to amend the situation.
Mr. Larson stated he had no problem with a timeframe as long as it is a reasonable window.
Chair Stevenson closed the public hearing at 7:20 p.m.
MOTION/SECOND: Commissioner Gunn/Commissioner Cramblit. To approve Resolution
892-08, a Resolution 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 and 8020 Groveland Road as amended by the commission.
Ayes –6 Nays – 0 Motion carried.
Planning Associate Heller stated that this matter would be heard at the August 25 City Council
meeting.
______________________________________________________________________________
6. Other Planning Activity
A. 2008 Comprehensive Plan Update
Community Development Director Roberts stated staff has been working on the 2008
Comprehensive Plan Update. He noted that the City is to file the plan update with Metropolitan
Council by the end of 2008. He stated that last Comprehensive Plan update was started in 1998
and was completed in 2001 with the adoption by the City Council. Mr. Roberts said the updates
for four chapters that are ready for review are Introduction, Community Background, Land Use
and Intergovernmental Coordination. Roberts stated that he is looking for comments and
suggestions from the commission for the four chapters.
Mounds View Planning Commission August 20, 2008
Regular Meeting Page 4
________________________________________________________________________
Chair Stevenson stated in reading the document it flows very well. He wishes he would have
had the old plan to compare the new one to.
Commissioner Walsh-Kaczmarek asked if we were going to get a copy of the old plan to
compare it to the new plan
Planning Associate Heller stated that the commission members should have a copy of the current
Comp Plan.
Commissioner Walsh-Kaczmarek asked about the time frame for neighboring cities to review the
Comp Plan.
Roberts stated that the neighboring cities have up to six months to review the draft plan.
Commissioner Gunn asked if the 2000 census is the most current.
Community Development Director Roberts stated that it is unless they went to the population
projection.
Planning Associate Heller stated it would be better if the Metropolitan Council updates were
more inline with the census.
Chair Stevenson stated he would like additional time to review the new version to the old
version.
Commissioner Gunn asked if the tables and figure numbers are subject to change
Community Development Director Roberts stated those would be the last updates.
Commissioner Walsh-Kaczmarek asked for copies of the color drainage districts map for the
commission and if the Wetland Map is available in color.
Planning Associate Heller stated she would get the commission color copies of the maps. She
stated the new proposed version has added more information from the task force version. She
stated it would be best if the commission went from the current Comp Plan to the new version.
She indicated all the information in the tables is correct.
Chair Stevenson stated the commission should review the original Comprehensive Plan to the
new proposed version and it would be best to bring this back to the commission for the
September 3rd meeting. He directed the commission to be prepared with any comments for that
meeting.
Community Development Director Roberts reiterated that his goal in making the proposed
changes was to strengthen and improve the document.
___________________________________________________________________________
Mounds View Planning Commission August 20, 2008
Regular Meeting Page 5
________________________________________________________________________
7. Next Planning Commission Meeting:
A. September 3, 2008
B. September 17, 2008
______________________________________________________________________________
8. Adjournment to Agenda Session
There being no further business before the Planning Commission, Chair Stevenson adjourned the
meeting at 8:42 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: 6A
Meeting Date: September 3, 2008
Type of Business: Commission Business
City of Mounds View Staff Report
To: Mounds View Planning Commission
From: Ken Roberts, Community Development Director
Item Title/Subject: 2008 Comprehensive Plan Update
Introduction:
City staff has been working on the 2008 Comprehensive Plan update. The Metropolitan Council is
requiring the City to update its plan by the end of 2008.
Background:
The City started the last Comprehensive Plan update in 1998 and finished it in 2001 with adoption by
the City Council. The update due by the end of 2008 should be a relatively straightforward process
given that the City is for the most part fully developed and because the City adopted the last update
just six and a half years ago.
Having broad public participation is a key to the success and acceptance of the document. To this
end, the City formed a steering committee (task force) in 2007 to help with the plan update. They met
several times in 2007 and 2008 to review and comment on the current Comprehensive Plan and to
offer suggestions for changes to the Plan. When finished, the Comprehensive Plan should represent
the culmination of the community’s vision for the city.
On August 20, 2008, the planning commission received four updated elements or chapters of the
Comprehensive Plan. They included the Introduction, Community Background, Land Use and
Intergovernmental Coordination elements. At this meeting, the Commission members decided to
review each of these updated elements on their own and bring comments back to the group at the
next commission meeting.
Discussion:
The draft 2008 plan has nine chapters or elements. Since I joined the City in June, I, along with other
City staff, have been reviewing and editing the elements. City staff now has the Housing and
Implementation elements ready for the Planning Commission to review. I have attached the latest
versions of each of these elements to this report for review and comment by the commission.
It was the intent of City staff to have the entire draft plan ready for city review and action by the end of
the year. We are waiting for information from the watershed district and from the City’s consulting
engineer to complete the updates of other elements of the Plan. Once we have the updates of the
other elements ready, City staff will submit them to the Planning Commission for review and comment.
Recommendation:
Approve as submitted or approve with changes the Housing and Implementation elements of the
2008 Comprehensive Plan update.
_____________________________________
Ken Roberts - Community Development Director
Attachments: Two Elements of 2008 Draft Plan
Item No: 5A
Meeting Date: September 3, 2008
Type of Business: Action
City of Mounds View Staff Report
To: Mounds View Planning Commission
From: Heidi Heller, Planning Associate
Item Title/Subject: Consideration of a Major Subdivision and Amendment to
the “Mermaid” Planned Unit Development (PUD) to Allow
for Retail Uses
Planning Cases MA2008-001 and PA2008-001
Introduction:
Charlie and Dan Hall, owners and representatives of The Mermaid, have applied for a major
subdivision to create a new 1.4 acre parcel from their existing 9.36 acre site. They also have
requested an amendment to the Mermaid property Planned Unit Development (PUD). This
PUD is bounded by County Highway 10 and County Road H and currently only allows for
bowling lanes, hotel, banquet center, night club and lounge, and restaurant uses. The Halls
are requesting an amendment to their PUD to add retail as an allowed use. Their intention is
to sell the proposed 1.4 acre lot to a developer who plans to build a small retail center.
Major Subdivision Discussion:
Comprehensive Plan: The 1998 Comprehensive Plan Existing Land Use Map shows the
County Highway 10 and County Road H corner as four parcels, thus was the case until 2000
when the Mermaid purchased the Rent-All building and the four existing parcels were replatted
for the hotel addition and rezoned to a PUD. The 1998 Future Land Use map designates the
entire Mermaid corner as Regional Commercial PUD, and this has not been changed in the
2008 Comprehensive Plan update. The proposed subdivision would be consistent with that
designation and consistent with the goals and policies as articulated in the Land Use section of
the Comprehensive Plan.
Drainage Plan: In 2002, a new regional stormwater pond was constructed along County
Road H, at the southeast corner of the Edgewood Middle School property that would treat the
stormwater runoff for the Mermaid, along with several other nearby properties and the
completed County Road H reconstruction. It can be assumed that little additional stormwater
treatment would be required by Rice Creek Watershed District for this subdivision or when a
new building is constructed since no additional impervious surface would be added.
Although when a development review for the new retail center is applied for, the applicant will
be required to contact Rice Creek Watershed District.
Easements: The City’s Subdivision Code requires that plats dedicate perimeter drainage and
utility easements for each lot in the subdivision. This plat already has the required perimeter
easements around the current Mermaid property, and staff does not believe that adding
additional easements along the two new property lines running through the parking lot are
necessary.
Streets: No new or altered streets or access drives into the Mermaid site are being proposed.
Mermaid Staff Report
September 3, 2008
Page 2
Park Dedication Requirements: The Subdivision Code indicates that any subdivision of land is
subject to a park dedication fee. In this case, the City typically sets the fee as equal to 10% of
the market value of the land. Staff uses Ramsey County assessed values as the basis for
dedication computation. This fee amount should be determined by the City Council.
Utilities: When a new building is constructed, all utilities on the site would need to be installed
underground, per Section 1203.10.
Traffic: The traffic from the new retail center would either exit by a right turn only onto County
Highway 10 or onto County Road H, which is designated as a collector street. Both of these
roads are more than adequate to handle the additional traffic that a new five store retail center
would generate.
Vegetation: Most of the new lot area is currently an asphalt parking lot with a few landscaped
medians that will be removed or moved with the new development. When a new building is
proposed, the City Forester will review the new landscaping plan at that time.
Wetlands: There are no wetlands on this site.
Major Subdivision Summary: The Mermaid is currently zoned PUD, Planned Unit
Development, and the proposed subdivision would be consistent with the existing zoning of
the property. The submitted plat appears to meet city code requirements and is currently
undergoing a review by the city attorney.
PUD Amendment Discussion:
The City originally approved the Mermaid PUD in 2000 when the hotel addition was
proposed, and specified that bowling lanes, a hotel, banquet center, night club and lounge,
and restaurant were the only allowed uses on the site. The Halls are now proposing to
subdivide and sell a piece of their property to a developer who plans to build a 14,000 square
foot, five store retail mall. This proposed addition of retail to the site requires the City to
amend the Mermaid’s PUD Agreement be amended to allow this new use.
The addition of a retail center to one of the most prominent corners in the city would initially
seem to be a good fit. The primary issue with this proposal is parking – both for the existing
Mermaid uses and the new building. By adding a new building to the site, many of the
existing parking spaces will be lost and the new stores will generate additional parking needs.
Staff required that a parking study be included with the application for this PUD Amendment.
The Mermaid has made some interior changes since the PUD and parking requirements
were originally approved in 2000. In the last few years, the downstairs night club has been
removed with additional banquet space put in its place, and the size of the restaurant was
reduced and an arcade area added. The city code does not address complementary uses
when determining parking requirements. The code only states “this specific use requires this
number of parking spaces,” whereas staff realizes that in this situation for example, people
staying at the hotel also may be using the banquet room and the arcade. The parking study
is included in this staff report.
Mermaid Staff Report
September 3, 2008
Page 3
There also are other issues to keep in mind when determining whether the parking would be
adequate for the new retail use. The Mermaid sets up a 4,200 square foot temporary tent for
180 days each spring through fall as additional banquet space. When the City approved the
Interim Use Permit for the tent in March 2005, it was determined that the existing parking
available on the site was adequate. This IUP was only approved for five years, which means
that they will need to reapply for another IUP in March 2010. The consultant who did the
parking study included the temporary tent (called the “courtyard”) into the parking
requirements, whereas the City approved the IUP without requiring any additional parking.
Another issue is that the Mermaid is currently leasing a number of their parking spaces near
County Highway 10 to Metro Transit for a Park & Ride. The parking study does not address
this as an existing use, so one could assume that the Mermaid will be discontinuing the
leasing agreement if the city approves the subdivision and PUD Amendment.
In 2000, when the PUD was approved for the hotel addition, the PUD Agreement stated that
808 parking stalls were required for the site. There are currently 760 stalls existing on the
Mermaid site. The proposed 1.4 acre lot would remove 193 stalls from the Mermaid’s
property, but the new retail construction would add 87 stalls back. This would equal a total of
654 parking stalls on both the Mermaid and new retail center property. The developer is
proposing to share parking with the Mermaid, and is using 87 of the Mermaid’s remaining 567
stalls as shared parking in order to meet the retail center’s 174 parking stall requirement.
The parking demands for this entire site, including the new development, will vary throughout
each day. All of the uses on the site will not have their peak parking demands at the same
time or even on the same day of the week. The Mermaid is currently 48 parking stalls short
of what was required in 2000, and also has been able to lease unused daytime spaces for
Park & Ride parking, and yet the owners state that the parking lot has still never been filled to
anywhere near capacity.
Amendment Process:
An amendment to a Planned Unit Development is processed as an amendment to an
approved Conditional Use Permit. That means that the City follows the procedural
requirements of Section 1125 of the Zoning Code. Section 1125 requires that the Planning
Commission and City Council review the request, taking into consideration any and all
potential adverse effects of the proposed amendment.
Relationship to Comprehensive Plan. Mounds View’s adopted Comprehensive Plan identifies
the Mermaid property PUD site as a Regional Commercial PUD. The proposed accessory
building as an addition to the existing office building would be consistent with the Comp Plan.
The geographical area involved. The new parcel would be right at the corner of County Highway
10 and County Road H, with the Mermaid adjacent to the north and west.
Neighborhood Impact. The neighborhood should not be impacted by adding a new retail
building. This area of the city is not near any residential and there is a traffic signal at this
intersection.
Mermaid Staff Report
September 3, 2008
Page 4
The character of the surrounding area. The proposed retail center would not be out of place for
this area as County Highway 10 is the main commercial corridor in the city, and there is another
retail center to the north, along with a gas station and four restaurants directly across County
Highway 10.
The demonstrated need for such use. The Hall’s have a purchase agreement with a developer
to purchase the proposed 1.4 acre parcel to redevelop into a retail mall. The developer has
indicated to staff that there are already tenants interested in leasing this space.
PUD Amendment Summary: A PUD offers the flexibility necessary to make a good project
feasible when it would otherwise be difficult to meet city code requirements. Staff agrees that
the parking requirements as indicated in the city code are excessive for this site, especially
with the amount of complementary uses, and the relatively small amounts of individual retail
space. It appears that amending the PUD to allow retail uses should have no adverse
impacts and would be consistent with the Comprehensive Plan. Staff supports the
amendment to add retail as an allowed use in the Mermaid PUD.
Deadline for Action:
This application was accepted on August 25, 2008 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 October 24, 2008 unless the City exercises its option to extend the timeline
for another 60 days.
Recommendation:
Review the plans and discuss the proposed preliminary plat and PUD Amendment. The Planning
Commission may take one of the following actions related to the Preliminary Plat and PUD
Amendment requests:
1. Approve the Preliminary Plat and PUD Amendment as requested. Resolution 894-08 is
attached for your consideration if you should choose this option.
2. Deny the request. To consider this option, the Commission will need to direct staff to
prepare a resolution with findings of fact to support the denial recommendation.
3. Table action on the request. This option would be appropriate if the Planning
Commission should need additional information or more input before a decision can be
made.
Respectfully submitted, Attachments:
1. Zoning Map
2. Aerial View
3. Resolution 894-08
4. Parking Study
Heidi Heller
Planning Associate
Zoning Map
Mermaid
*Properties not indicated with a designation are zoned
R-1, Single Family Residential
Aerial View
N
Highway 10
County
Road H
Mermaid Hotel
MOUNDS VIEW PLANNING COMMISSION
RESOLUTION 894-08
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION RECOMMENDING APPROVAL OF A PRELIMINARY PLAT AND AN
AMENDMENT TO THE MERMAID PUD AGREEMENT TO ALLOW “RETAIL” AT
2200 COUNTY HIGHWAY 10;
MOUNDS VIEW PLANNING CASES MA2008-001 AND PA2006-001
WHEREAS, Charlie and Dan Hall, representing the Mermaid, have requested
approval of a preliminary plat for a major subdivision, and an Amendment to the Mermaid
PUD Agreement to allow “Retail” at 2200 County Highway 10, legally-described as
follows:
Lot 1, Block 1, Mermaid Addition
And
Outlot A, Mermaid Addition
WHEREAS, The above-described land is zoned PUD, Planned Unit Development
and is designated as Regional Commercial on the Comprehensive Plan; and,
WHEREAS, Charlie and Dan Hall have submitted a Preliminary Plat for a major
subdivision which combines the 2 existing lots and creates a new 1.4 acre lot; 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 complies with county platting
requirements; and,
WHEREAS, in accordance with Section 1204.04, Subd. 4, the subdivision is subject
to a park dedication fee which the amount will be determined by the City Council; and,
WHEREAS, the proposed subdivision is not within a designated wetland area; and,
WHEREAS, the Mounds View City Council approved the Mermaid Planned Unit
Development (PUD) Agreement on October 10, 2000; and,
WHEREAS, the Mermaid PUD currently does not allow retail uses; and,
WHEREAS, the property located at 2200 County Highway 10, legally described as
Lot 1, Block 1, Mermaid Addition and Outlot A, Mermaid Addition; was approved by the City
Council for bowling lanes, hotel, banquet center, night club and lounge and restaurant uses;
and,
Resolution 894-08
Page 2
WHEREAS, the property owners wish to amend the PUD Agreement by adding
“retail” as an allowed use for the site in order to redevelop the proposed 1.4 acre lot into a
retail center; and,
WHEREAS, the Planning Commission has reviewed this request and has examined
the potential adverse effects that could result from such an amendment.
WHEREAS, the Mounds View Planning Commission has reviewed the following
documents regarding these requests
1. Staff Report
2. Preliminary Plat
3. Zoning Map
4. Aerial View
5. Site Plan
NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning
Commission recommends approval of the Preliminary Plat submitted by Charlie and Dan
Hall subject to the following conditions:
1. The applicant shall arrange to have an acceptable Title Commitment provided to the
City Attorney for review prior to the final approval of the subdivision by the City
Council.
2. The applicant shall satisfy any additional requirements made by the City Attorney in
a plat opinion.
3. The applicant shall pay a park dedication fee in an amount to be determined by the
City Council.
4. The applicant shall apply for Final Plat approval no later than 6 months after the date
of approval of the preliminary plat, or the Preliminary Plat approval will become null
and void.
NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning
Commission makes the following finding of fact related to this PUD Amendment request:
1. The property in question, 2200 County Highway 10, described by the PUD
Agreement as the “Mermaid” is zoned Planned Unit Development (PUD).
2. The Mermaid appears to have excess parking, and as such the owners have
requested an amendment to the PUD to allow for retail to be allowed on the site in
order to redevelop 1.4 acres of the property into a retail center.
3. The Mounds View Comprehensive Plan Future Land Use Map designates this area
as a Regional Commercial Planned Unit Development.
Resolution 894-08
Page 3
4. The property at 2200 County Highway 10 is within the City’s primary commercial
corridor and as such, redevelopment and new businesses are desirable.
5. The property is at the corner of County Highway 10 and County Road H, one of the
main commercial corners in the city. The construction of a new retail center would
have no depreciatory affects upon the surrounding area.
6. Any new development must apply for a development review.
7. There do not appear to be any adverse effects associated with this proposed
amendment.
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 3rd day of September, 2008.
_____________________________________
Gary Stevenson, Chairperson
ATTEST:
_____________________________________
Kenneth Roberts
Community Development Director
(SEAL)
RHO Development Consulting, Inc.
PO Box 357, Long Lake, MN 553546-357 p/ (612) 382-4804 f/ (952) 476-0876 www.RHOdevelopment.com
August 6, 2008
Paul Abdo
Anxon, Inc.
601 Marquette Ave
Suite 100
Minneapolis, MN 55402
Re: Mermaid Parking Study, Mounds View, MN
Mr. Abdo,
Attached is our report regarding the parking needs at the Mermaid Event Center in Mounds View,
MN. We found that the site appears to have adequate parking available to support additional retail
development. To reach this conclusion it is necessary to consider what is the realistic peak parking
need for the center, rather than blindly adding the peak use of each facility individually.
This peak would occur when all of the event rooms are booked to advertised capacity and other
facilities are utilized to a reasonable level. As discussed in the report in a unique situation where
even more required parking need was anticipated it would be possible to utilize a shuttle to the
nearby park and ride.
If you have any questions feel free to contact me.
Best regards,
Steve Johnston, PE
Minnesota License 18914
cc:
enc: report and exhibits
Paul Abdo Re: Mermaid Parking Study
Anxon, Inc. 2 August 6, 2008
RHO Development Consulting, Inc.
PO Box 357, Long Lake, MN 553546-357 p/ (612) 382-4804 f/ (952) 476-0876 www.RHOdevelopment.com
Purpose
The purpose of this report is to determine if there is sufficient parking available on the Mermaid
Event Center and AmericInn Hotel and Suites site to develop additional retail uses in the eastern
corner of the existing parking lot. This development will eliminate parking stalls while at the same
time create additional parking demand.
The site is located in the northwest quadrant of County Road 10 and County Road H in the City
of Mounds View, Minnesota.
Resources used to prepare this report include the City of Mounds View’s off-street parking
ordinance as obtained from the City’s website, an aerial photo from Google Maps, CIC 598
provided by City staff, advertising literature from the Mermaid and interviews with Mermaid
Event Center staff.
Existing Building Uses
The Mermaid Event Center and AmericInn Hotel and Suites provide a number of opportunities
for its guests. There are three large and three small spaces available for seminars, wedding
receptions, conventions and meetings. There is a 32 lane bowling alley, with a pro-shop and snack
bar. There is a full service cocktail lounge and restaurant, with an adjacent game room. The Hotel
has 70 rooms and an indoor pool.
According to the Mermaid’s event staff there are occasions when all three event rooms are booked
at the same time especially during the wedding season of May thru January. Maximum occupancy
during this time is around 800 to 850 people, although advertising literature states the capacity at
990. It is reasonable to assume that wedding attendees average 2-3 people per vehicle. While
events are held throughout the week, these peak occupancy wedding receptions start at 5-6:00 pm
on Saturdays.
Another use for the event rooms is for meetings where they are set up theater style. In this case
the total advertised capacity is 1560 people. While unlikely this is an event possibility that should
be considered.
Bowling leagues provide the peak use of the bowling center. League bowling happens weekday
evenings and Saturday afternoons. Specials are offered on Saturday night to promote business on
this otherwise typically slow evening.
The Mermaid has a dedicated group of restaurant, game room and bar patrons. These uses peak
on the weekend nights during the winter months.
The motel has 70 rooms available for rent. When there are events held on site these rooms are
frequently rented by attendees. Weddings parties take on average 10 to 12 motel rooms the night
of the event. Likewise out of town seminar attendees would book rooms.
During the busiest times there are 30 to 35 employees on duty.
Paul Abdo Re: Mermaid Parking Study
Anxon, Inc. 3 August 6, 2008
RHO Development Consulting, Inc.
PO Box 357, Long Lake, MN 553546-357 p/ (612) 382-4804 f/ (952) 476-0876 www.RHOdevelopment.com
Code Requirements
Section 1121.13 of Mounds View’s Zoning Code requires that parking spaces be provided at the
following rates.
Bowling Alley - At least five (5) parking spaces for each alley, plus additional spaces as
may be required herein for related uses contained within the principal structure.
Motel - One (1) space per each rental unit plus one (1) space for each ten (10) units and one
(1) space for each employee on any shift.
Restaurant, Bar, Game Room - At least one (1) space for each forty (40) square feet
of gross floor area of dining and bar area or one (1) parking space per three (3) seating
spaces, whichever is greater, and one (1) space for each eighty (80) square feet of kitchen
area or one (1) space per employee, whichever is greater.
*Meeting Room (Auditorium) - At least one (1) parking space for each four (4) seats, based
on the design capacity of the main assembly hall. Facilities, as may be provided in
conjunction with such buildings or uses, shall be subject to additional requirements which
are imposed by this Title.
*Meeting Room (Private Club serving food and/or drinks) - At l east one (1) space for
each forty (40) square feet of gross floor area of dining and bar area or one (1) parking
space per three (3) seating spaces, whichever is greater, and one (1) space for each eighty
(80) square feet of kitchen area or one (1) space per employee, whichever is greater.
*The Mermaid Event Center serves a variety of purposes from weddings to seminars. The
parking requirements for each use is examined on the next page.
Paul Abdo Re: Mermaid Parking Study
Anxon, Inc. 4 August 6, 2008
RHO Development Consulting, Inc.
PO Box 357, Long Lake, MN 553546-357 p/ (612) 382-4804 f/ (952) 476-0876 www.RHOdevelopment.com
Use Quantity Rate Required
Number of
Stalls
Bowling Alley 32 Lanes 5 Stalls per Lane 160
Hotel 70 Rooms 1.1 Stalls per room 77
Employee – all uses 35
employees
1 Stall per Employee 35
Restaurant/Bar 5100 Sq. Ft 1 Stall per 40 Feet 128
Kitchen 2300 Sq. Ft. 1 Stall per 80 Feet 29
Game Room 4500 Sq. Ft. 1 Stall per 40 Feet 112
Meeting Rooms – Based
on Square Footage
Coral Bay 4617 S. F. 1 Stall per 40 Feet 115
Atlantis 8000 S. F. 1 Stall per 40 Feet 200
Courtyard 4400 S. F. 1 Stall per 40 Feet 110
Bowling 968 S. F. 1 Stall per 40 Feet 24
Meeting Rooms – Based as
Auditorium
Coral Bay 560 Seats 1 Stall per 4 Seats 140
Atlantis 500 Seats 1 Stall per 4 Seats 125
Courtyard 500 Seats 1 Stall per 4 Seats 125
Bowling 120 Seats 1 Stall per 4 Seats 30
Meeting Rooms – Based as
Private Club
Coral Bay 400 Seats 1 Stall per 3 Seats 134
Atlantis 340 Seats 1 Stall per 3 Seats 113
Courtyard 250 Seats 1 Stall per 3 Seats 83
Bowling 90 Seats 1 Stall per 3 Seats 30
Total Required by Code(Maximum as highlighted above) 961
Total Parking Stalls Currently Available 763
Shared Uses
As can be seen above by strict interpretation of the code there is no extra parking on the Mermaid
site. However as discussed earlier, the peak parking uses do not coincide. League bowling is held
at different times than the receptions. The peak season for the bar/restaurant is winter where as
reception season is in the summer and fall. Reception users frequently occupy the hotel rooms,
bar and game room. Using numbers provided by the event staff one could assume that a realistic
peak parking demand would be on a Saturday night with 340 stalls for the event rooms (850 guests
/ 2.5 guests per car), 80 for the bowling alley (half capacity), 150 for the bar/restaurant/game
room (2/3rds capacity), 40 for the hotel (balance are event goers) and 35 for staff, for a total of
645 stalls.
Paul Abdo Re: Mermaid Parking Study
Anxon, Inc. 5 August 6, 2008
RHO Development Consulting, Inc.
PO Box 357, Long Lake, MN 553546-357 p/ (612) 382-4804 f/ (952) 476-0876 www.RHOdevelopment.com
Joint facilities
The City’s code allows “a conditional use permit for one (1) or more businesses to provide the
required off-street parking facilities by joint use of one or more sites where the total number of
spaces provided are less than the sum of the total required for each business should they provide
them separately… when the following conditions are found to exist.”
“Up to fifty percent (50%) of the parking facilities required for a …bowling alley, …bars or
restaurant may be supplied by the off-street parkin g facilities provided by types of uses
specified as primarily daytime uses...”
“Up to fifty percent (50%) of the off-street parking facilities required for any …primary
daytime uses may be supplied by the parking facilit ies provided by the following:
nighttime … uses, … bowling alley, …bar or restaurant.
“…The following uses are considered as primarily daytime uses: banks, business offices,
retail stores, personal service shops, household equipment or furniture shops, clothing
or shoe repair or service shops, manufacturing, wholesale and similar uses.”
“Other joint use of parking facilities that may be found to be in keeping with the intent of this
Chapter; provided, that the conditions … below and any other imposed by the City Council are
met.”
“The building or use for which application is being made to utilize the off-street parking
facilities provided by another building or use shall be located within three hundred feet
(300') of such parking facilities and not separated by a public way.”
“The applicant shall show that there is not substantial conflict in the principal operating
hours of the two (2) buildings or uses for which joint use of off-street parking facilities
is proposed.”
Paul Abdo Re: Mermaid Parking Study
Anxon, Inc. 6 August 6, 2008
RHO Development Consulting, Inc.
PO Box 357, Long Lake, MN 553546-357 p/ (612) 382-4804 f/ (952) 476-0876 www.RHOdevelopment.com
Proposed Land Use
It is proposed to convert a portion of the existing parking lot to retail uses meeting the “primarily
daytime uses” listed above. This would result in the loss of approximately 108 parking stalls. The
additional 14,000 square feet of mixed retail and food uses would require approximately 174 stalls.
A conceptual site plan is attached which indicates the location of the proposed retail buildings.
The retail site would meet the joint use requirement with 87 onsite on-site parking stalls and more
than 87 shared.
The Mermaid would retain 570 on-site and 87 shared stalls for a total of 657 parking stalls; twelve
more than the assumed realistic peak parking required as described above.
It should be noted that 650 feet to the east of the Mermaid site is a public 210 car park and ride
lot. See Exhibit. During the times of peak use at the Mermaid this lot will likely be empty. This
lot does not meet the code requirement for joint facilities because is over 300 feet away and is
separated by a public way. However, in the case of an extraordinary event it would be possible to
establish a shuttle service from the event center.
Summary
Based on the assumptions made herein regarding a realistic parking requirement for the shared
uses at the Mermaid Event Center and AmericInn Hotel and Suites it appears that the site has
adequate parking to develop additional “daytime” uses within its parking lot.
P.O. BOX 357 LONG LAKE, MN 55356 P 612 .382-4804 F 952 .476-0876CONCEPT PLANRETAIL DEVELOPMENT - MERMAID ENTERTAINMENT CENTERMOUNDS VIEW, MNJULY 23, 2008080160SCALE IN FEETRDevelopment ConsultingHORETAIL (12,000 SF.)REQUIRED PARKING 129 STALLS(1 /100 SF. FLOOR AREA + 1/ EMPLOYEE)CONVENIENCE FOOD (2,000 SF.) REQUIRED PARKING 45 STALLS(1/40 SF. DINING AREA + 1 /80 SF. KITCHEN AREA)TOTAL REQUIRED STALLS 174 STALLSPROPOSED ON-SITE STALLS 87 STALLS (50%)STALLS ON MERMAID SITE 87 STALLS (50%)MERMAID PARKINGREQUIRED (SEE REPORT) 645 STALLSON-SITE STANDARD 555 STALLSHC 15 STALLSTOTAL 570 STALLSSHARED 87 STALLSTOTAL 657 STALLSPLAN SUMMARY
COUNTY ROAD HHIGHWAY NO. 10PROPOSED SITEMERMAID ENTERTAINMENT CENTERPARK & RIDE650'1000'P.O. BOX 357 LONG LAKE, MN 55356 P 612 .382-4804 F 952.476-0876PARKING EXHIBITRETAIL DEVELOPMENT - MERMAID ENTERTAINMENT CENTERMOUNDS VIEW, MNJULY 23, 20080150300SCALE IN FEETRDevelopment ConsultingHO
Item No: 5A
Meeting Date: September 3, 2008
Type of Business: Action
City of Mounds View Staff Report
To: Mounds View Planning Commission
From: Heidi Heller, Planning Associate
Item Title/Subject: Consideration of a Major Subdivision and Amendment to
the “Mermaid” Planned Unit Development (PUD) to Allow
for Retail Uses
Planning Cases MA2008-001 and PA2008-001
Introduction:
Charlie and Dan Hall, owners and representatives of The Mermaid, have applied for a major
subdivision to create a new 1.4 acre parcel from their existing 9.36 acre site. They also have
requested an amendment to the Mermaid property Planned Unit Development (PUD). This
PUD is bounded by County Highway 10 and County Road H and currently only allows for
bowling lanes, hotel, banquet center, night club and lounge, and restaurant uses. The Halls
are requesting an amendment to their PUD to add retail as an allowed use. Their intention is
to sell the proposed 1.4 acre lot to a developer who plans to build a small retail center.
Major Subdivision Discussion:
Comprehensive Plan: The 1998 Comprehensive Plan Existing Land Use Map shows the
County Highway 10 and County Road H corner as four parcels, thus was the case until 2000
when the Mermaid purchased the Rent-All building and the four existing parcels were replatted
for the hotel addition and rezoned to a PUD. The 1998 Future Land Use map designates the
entire Mermaid corner as Regional Commercial PUD, and this has not been changed in the
2008 Comprehensive Plan update. The proposed subdivision would be consistent with that
designation and consistent with the goals and policies as articulated in the Land Use section of
the Comprehensive Plan.
Drainage Plan: In 2002, a new regional stormwater pond was constructed along County
Road H, at the southeast corner of the Edgewood Middle School property that would treat the
stormwater runoff for the Mermaid, along with several other nearby properties and the
completed County Road H reconstruction. It can be assumed that little additional stormwater
treatment would be required by Rice Creek Watershed District for this subdivision or when a
new building is constructed since no additional impervious surface would be added.
Although when a development review for the new retail center is applied for, the applicant will
be required to contact Rice Creek Watershed District.
Easements: The City’s Subdivision Code requires that plats dedicate perimeter drainage and
utility easements for each lot in the subdivision. This plat already has the required perimeter
easements around the current Mermaid property, and staff does not believe that adding
additional easements along the two new property lines running through the parking lot are
necessary.
Streets: No new or altered streets or access drives into the Mermaid site are being proposed.
Mermaid Staff Report
September 3, 2008
Page 2
Park Dedication Requirements: The Subdivision Code indicates that any subdivision of land is
subject to a park dedication fee. In this case, the City typically sets the fee as equal to 10% of
the market value of the land. Staff uses Ramsey County assessed values as the basis for
dedication computation. This fee amount should be determined by the City Council.
Utilities: When a new building is constructed, all utilities on the site would need to be installed
underground, per Section 1203.10.
Traffic: The traffic from the new retail center would either exit by a right turn only onto County
Highway 10 or onto County Road H, which is designated as a collector street. Both of these
roads are more than adequate to handle the additional traffic that a new five store retail center
would generate.
Vegetation: Most of the new lot area is currently an asphalt parking lot with a few landscaped
medians that will be removed or moved with the new development. When a new building is
proposed, the City Forester will review the new landscaping plan at that time.
Wetlands: There are no wetlands on this site.
Major Subdivision Summary: The Mermaid is currently zoned PUD, Planned Unit
Development, and the proposed subdivision would be consistent with the existing zoning of
the property. The submitted plat appears to meet city code requirements and is currently
undergoing a review by the city attorney.
PUD Amendment Discussion:
The City originally approved the Mermaid PUD in 2000 when the hotel addition was
proposed, and specified that bowling lanes, a hotel, banquet center, night club and lounge,
and restaurant were the only allowed uses on the site. The Halls are now proposing to
subdivide and sell a piece of their property to a developer who plans to build a 14,000 square
foot, five store retail mall. This proposed addition of retail to the site requires the City to
amend the Mermaid’s PUD Agreement be amended to allow this new use.
The addition of a retail center to one of the most prominent corners in the city would initially
seem to be a good fit. The primary issue with this proposal is parking – both for the existing
Mermaid uses and the new building. By adding a new building to the site, many of the
existing parking spaces will be lost and the new stores will generate additional parking needs.
Staff required that a parking study be included with the application for this PUD Amendment.
The Mermaid has made some interior changes since the PUD and parking requirements
were originally approved in 2000. In the last few years, the downstairs night club has been
removed with additional banquet space put in its place, and the size of the restaurant was
reduced and an arcade area added. The city code does not address complementary uses
when determining parking requirements. The code only states “this specific use requires this
number of parking spaces,” whereas staff realizes that in this situation for example, people
staying at the hotel also may be using the banquet room and the arcade. The parking study
is included in this staff report.
Mermaid Staff Report
September 3, 2008
Page 3
There also are other issues to keep in mind when determining whether the parking would be
adequate for the new retail use. The Mermaid sets up a 4,200 square foot temporary tent for
180 days each spring through fall as additional banquet space. When the City approved the
Interim Use Permit for the tent in March 2005, it was determined that the existing parking
available on the site was adequate. This IUP was only approved for five years, which means
that they will need to reapply for another IUP in March 2010. The consultant who did the
parking study included the temporary tent (called the “courtyard”) into the parking
requirements, whereas the City approved the IUP without requiring any additional parking.
Another issue is that the Mermaid is currently leasing a number of their parking spaces near
County Highway 10 to Metro Transit for a Park & Ride. The parking study does not address
this as an existing use, so one could assume that the Mermaid will be discontinuing the
leasing agreement if the city approves the subdivision and PUD Amendment.
In 2000, when the PUD was approved for the hotel addition, the PUD Agreement stated that
808 parking stalls were required for the site. There are currently 760 stalls existing on the
Mermaid site. The proposed 1.4 acre lot would remove 193 stalls from the Mermaid’s
property, but the new retail construction would add 87 stalls back. This would equal a total of
654 parking stalls on both the Mermaid and new retail center property. The developer is
proposing to share parking with the Mermaid, and is using 87 of the Mermaid’s remaining 567
stalls as shared parking in order to meet the retail center’s 174 parking stall requirement.
The parking demands for this entire site, including the new development, will vary throughout
each day. All of the uses on the site will not have their peak parking demands at the same
time or even on the same day of the week. The Mermaid is currently 48 parking stalls short
of what was required in 2000, and also has been able to lease unused daytime spaces for
Park & Ride parking, and yet the owners state that the parking lot has still never been filled to
anywhere near capacity.
Amendment Process:
An amendment to a Planned Unit Development is processed as an amendment to an
approved Conditional Use Permit. That means that the City follows the procedural
requirements of Section 1125 of the Zoning Code. Section 1125 requires that the Planning
Commission and City Council review the request, taking into consideration any and all
potential adverse effects of the proposed amendment.
Relationship to Comprehensive Plan. Mounds View’s adopted Comprehensive Plan identifies
the Mermaid property PUD site as a Regional Commercial PUD. The proposed accessory
building as an addition to the existing office building would be consistent with the Comp Plan.
The geographical area involved. The new parcel would be right at the corner of County Highway
10 and County Road H, with the Mermaid adjacent to the north and west.
Neighborhood Impact. The neighborhood should not be impacted by adding a new retail
building. This area of the city is not near any residential and there is a traffic signal at this
intersection.
Mermaid Staff Report
September 3, 2008
Page 4
The character of the surrounding area. The proposed retail center would not be out of place for
this area as County Highway 10 is the main commercial corridor in the city, and there is another
retail center to the north, along with a gas station and four restaurants directly across County
Highway 10.
The demonstrated need for such use. The Hall’s have a purchase agreement with a developer
to purchase the proposed 1.4 acre parcel to redevelop into a retail mall. The developer has
indicated to staff that there are already tenants interested in leasing this space.
PUD Amendment Summary: A PUD offers the flexibility necessary to make a good project
feasible when it would otherwise be difficult to meet city code requirements. Staff agrees that
the parking requirements as indicated in the city code are excessive for this site, especially
with the amount of complementary uses, and the relatively small amounts of individual retail
space. It appears that amending the PUD to allow retail uses should have no adverse
impacts and would be consistent with the Comprehensive Plan. Staff supports the
amendment to add retail as an allowed use in the Mermaid PUD.
Deadline for Action:
This application was accepted on August 25, 2008 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 October 24, 2008 unless the City exercises its option to extend the timeline
for another 60 days.
Recommendation:
Review the plans and discuss the proposed preliminary plat and PUD Amendment. The Planning
Commission may take one of the following actions related to the Preliminary Plat and PUD
Amendment requests:
1. Approve the Preliminary Plat and PUD Amendment as requested. Resolution 894-08 is
attached for your consideration if you should choose this option.
2. Deny the request. To consider this option, the Commission will need to direct staff to
prepare a resolution with findings of fact to support the denial recommendation.
3. Table action on the request. This option would be appropriate if the Planning
Commission should need additional information or more input before a decision can be
made.
Respectfully submitted, Attachments:
1. Zoning Map
2. Aerial View
3. Resolution 894-08
4. Parking Study
Heidi Heller
Planning Associate
Zoning Map
Mermaid
*Properties not indicated with a designation are zoned
R-1, Single Family Residential
Aerial View
N
Highway 10
County
Road H
Mermaid Hotel
MOUNDS VIEW PLANNING COMMISSION
RESOLUTION 894-08
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION RECOMMENDING APPROVAL OF A PRELIMINARY PLAT AND AN
AMENDMENT TO THE MERMAID PUD AGREEMENT TO ALLOW “RETAIL” AT
2200 COUNTY HIGHWAY 10;
MOUNDS VIEW PLANNING CASES MA2008-001 AND PA2006-001
WHEREAS, Charlie and Dan Hall, representing the Mermaid, have requested
approval of a preliminary plat for a major subdivision, and an Amendment to the Mermaid
PUD Agreement to allow “Retail” at 2200 County Highway 10, legally-described as
follows:
Lot 1, Block 1, Mermaid Addition
And
Outlot A, Mermaid Addition
WHEREAS, The above-described land is zoned PUD, Planned Unit Development
and is designated as Regional Commercial on the Comprehensive Plan; and,
WHEREAS, Charlie and Dan Hall have submitted a Preliminary Plat for a major
subdivision which combines the 2 existing lots and creates a new 1.4 acre lot; 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 complies with county platting
requirements; and,
WHEREAS, in accordance with Section 1204.04, Subd. 4, the subdivision is subject
to a park dedication fee which the amount will be determined by the City Council; and,
WHEREAS, the proposed subdivision is not within a designated wetland area; and,
WHEREAS, the Mounds View City Council approved the Mermaid Planned Unit
Development (PUD) Agreement on October 10, 2000; and,
WHEREAS, the Mermaid PUD currently does not allow retail uses; and,
WHEREAS, the property located at 2200 County Highway 10, legally described as
Lot 1, Block 1, Mermaid Addition and Outlot A, Mermaid Addition; was approved by the City
Council for bowling lanes, hotel, banquet center, night club and lounge and restaurant uses;
and,
Resolution 894-08
Page 2
WHEREAS, the property owners wish to amend the PUD Agreement by adding
“retail” as an allowed use for the site in order to redevelop the proposed 1.4 acre lot into a
retail center; and,
WHEREAS, the Planning Commission has reviewed this request and has examined
the potential adverse effects that could result from such an amendment.
WHEREAS, the Mounds View Planning Commission has reviewed the following
documents regarding these requests
1. Staff Report
2. Preliminary Plat
3. Zoning Map
4. Aerial View
5. Site Plan
NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning
Commission recommends approval of the Preliminary Plat submitted by Charlie and Dan
Hall subject to the following conditions:
1. The applicant shall arrange to have an acceptable Title Commitment provided to the
City Attorney for review prior to the final approval of the subdivision by the City
Council.
2. The applicant shall satisfy any additional requirements made by the City Attorney in
a plat opinion.
3. The applicant shall pay a park dedication fee in an amount to be determined by the
City Council.
4. The applicant shall apply for Final Plat approval no later than 6 months after the date
of approval of the preliminary plat, or the Preliminary Plat approval will become null
and void.
NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning
Commission makes the following finding of fact related to this PUD Amendment request:
1. The property in question, 2200 County Highway 10, described by the PUD
Agreement as the “Mermaid” is zoned Planned Unit Development (PUD).
2. The Mermaid appears to have excess parking, and as such the owners have
requested an amendment to the PUD to allow for retail to be allowed on the site in
order to redevelop 1.4 acres of the property into a retail center.
3. The Mounds View Comprehensive Plan Future Land Use Map designates this area
as a Regional Commercial Planned Unit Development.
Resolution 894-08
Page 3
4. The property at 2200 County Highway 10 is within the City’s primary commercial
corridor and as such, redevelopment and new businesses are desirable.
5. The property is at the corner of County Highway 10 and County Road H, one of the
main commercial corners in the city. The construction of a new retail center would
have no depreciatory affects upon the surrounding area.
6. Any new development must apply for a development review.
7. There do not appear to be any adverse effects associated with this proposed
amendment.
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 3rd day of September, 2008.
_____________________________________
Gary Stevenson, Chairperson
ATTEST:
_____________________________________
Kenneth Roberts
Community Development Director
(SEAL)
RHO Development Consulting, Inc.
PO Box 357, Long Lake, MN 553546-357 p/ (612) 382-4804 f/ (952) 476-0876 www.RHOdevelopment.com
August 6, 2008
Paul Abdo
Anxon, Inc.
601 Marquette Ave
Suite 100
Minneapolis, MN 55402
Re: Mermaid Parking Study, Mounds View, MN
Mr. Abdo,
Attached is our report regarding the parking needs at the Mermaid Event Center in Mounds View,
MN. We found that the site appears to have adequate parking available to support additional retail
development. To reach this conclusion it is necessary to consider what is the realistic peak parking
need for the center, rather than blindly adding the peak use of each facility individually.
This peak would occur when all of the event rooms are booked to advertised capacity and other
facilities are utilized to a reasonable level. As discussed in the report in a unique situation where
even more required parking need was anticipated it would be possible to utilize a shuttle to the
nearby park and ride.
If you have any questions feel free to contact me.
Best regards,
Steve Johnston, PE
Minnesota License 18914
cc:
enc: report and exhibits
Paul Abdo Re: Mermaid Parking Study
Anxon, Inc. 2 August 6, 2008
RHO Development Consulting, Inc.
PO Box 357, Long Lake, MN 553546-357 p/ (612) 382-4804 f/ (952) 476-0876 www.RHOdevelopment.com
Purpose
The purpose of this report is to determine if there is sufficient parking available on the Mermaid
Event Center and AmericInn Hotel and Suites site to develop additional retail uses in the eastern
corner of the existing parking lot. This development will eliminate parking stalls while at the same
time create additional parking demand.
The site is located in the northwest quadrant of County Road 10 and County Road H in the City
of Mounds View, Minnesota.
Resources used to prepare this report include the City of Mounds View’s off-street parking
ordinance as obtained from the City’s website, an aerial photo from Google Maps, CIC 598
provided by City staff, advertising literature from the Mermaid and interviews with Mermaid
Event Center staff.
Existing Building Uses
The Mermaid Event Center and AmericInn Hotel and Suites provide a number of opportunities
for its guests. There are three large and three small spaces available for seminars, wedding
receptions, conventions and meetings. There is a 32 lane bowling alley, with a pro-shop and snack
bar. There is a full service cocktail lounge and restaurant, with an adjacent game room. The Hotel
has 70 rooms and an indoor pool.
According to the Mermaid’s event staff there are occasions when all three event rooms are booked
at the same time especially during the wedding season of May thru January. Maximum occupancy
during this time is around 800 to 850 people, although advertising literature states the capacity at
990. It is reasonable to assume that wedding attendees average 2-3 people per vehicle. While
events are held throughout the week, these peak occupancy wedding receptions start at 5-6:00 pm
on Saturdays.
Another use for the event rooms is for meetings where they are set up theater style. In this case
the total advertised capacity is 1560 people. While unlikely this is an event possibility that should
be considered.
Bowling leagues provide the peak use of the bowling center. League bowling happens weekday
evenings and Saturday afternoons. Specials are offered on Saturday night to promote business on
this otherwise typically slow evening.
The Mermaid has a dedicated group of restaurant, game room and bar patrons. These uses peak
on the weekend nights during the winter months.
The motel has 70 rooms available for rent. When there are events held on site these rooms are
frequently rented by attendees. Weddings parties take on average 10 to 12 motel rooms the night
of the event. Likewise out of town seminar attendees would book rooms.
During the busiest times there are 30 to 35 employees on duty.
Paul Abdo Re: Mermaid Parking Study
Anxon, Inc. 3 August 6, 2008
RHO Development Consulting, Inc.
PO Box 357, Long Lake, MN 553546-357 p/ (612) 382-4804 f/ (952) 476-0876 www.RHOdevelopment.com
Code Requirements
Section 1121.13 of Mounds View’s Zoning Code requires that parking spaces be provided at the
following rates.
Bowling Alley - At least five (5) parking spaces for each alley, plus additional spaces as
may be required herein for related uses contained within the principal structure.
Motel - One (1) space per each rental unit plus one (1) space for each ten (10) units and one
(1) space for each employee on any shift.
Restaurant, Bar, Game Room - At least one (1) space for each forty (40) square feet
of gross floor area of dining and bar area or one (1) parking space per three (3) seating
spaces, whichever is greater, and one (1) space for each eighty (80) square feet of kitchen
area or one (1) space per employee, whichever is greater.
*Meeting Room (Auditorium) - At least one (1) parking space for each four (4) seats, based
on the design capacity of the main assembly hall. Facilities, as may be provided in
conjunction with such buildings or uses, shall be subject to additional requirements which
are imposed by this Title.
*Meeting Room (Private Club serving food and/or drinks) - At l east one (1) space for
each forty (40) square feet of gross floor area of dining and bar area or one (1) parking
space per three (3) seating spaces, whichever is greater, and one (1) space for each eighty
(80) square feet of kitchen area or one (1) space per employee, whichever is greater.
*The Mermaid Event Center serves a variety of purposes from weddings to seminars. The
parking requirements for each use is examined on the next page.
Paul Abdo Re: Mermaid Parking Study
Anxon, Inc. 4 August 6, 2008
RHO Development Consulting, Inc.
PO Box 357, Long Lake, MN 553546-357 p/ (612) 382-4804 f/ (952) 476-0876 www.RHOdevelopment.com
Use Quantity Rate Required
Number of
Stalls
Bowling Alley 32 Lanes 5 Stalls per Lane 160
Hotel 70 Rooms 1.1 Stalls per room 77
Employee – all uses 35
employees
1 Stall per Employee 35
Restaurant/Bar 5100 Sq. Ft 1 Stall per 40 Feet 128
Kitchen 2300 Sq. Ft. 1 Stall per 80 Feet 29
Game Room 4500 Sq. Ft. 1 Stall per 40 Feet 112
Meeting Rooms – Based
on Square Footage
Coral Bay 4617 S. F. 1 Stall per 40 Feet 115
Atlantis 8000 S. F. 1 Stall per 40 Feet 200
Courtyard 4400 S. F. 1 Stall per 40 Feet 110
Bowling 968 S. F. 1 Stall per 40 Feet 24
Meeting Rooms – Based as
Auditorium
Coral Bay 560 Seats 1 Stall per 4 Seats 140
Atlantis 500 Seats 1 Stall per 4 Seats 125
Courtyard 500 Seats 1 Stall per 4 Seats 125
Bowling 120 Seats 1 Stall per 4 Seats 30
Meeting Rooms – Based as
Private Club
Coral Bay 400 Seats 1 Stall per 3 Seats 134
Atlantis 340 Seats 1 Stall per 3 Seats 113
Courtyard 250 Seats 1 Stall per 3 Seats 83
Bowling 90 Seats 1 Stall per 3 Seats 30
Total Required by Code(Maximum as highlighted above) 961
Total Parking Stalls Currently Available 763
Shared Uses
As can be seen above by strict interpretation of the code there is no extra parking on the Mermaid
site. However as discussed earlier, the peak parking uses do not coincide. League bowling is held
at different times than the receptions. The peak season for the bar/restaurant is winter where as
reception season is in the summer and fall. Reception users frequently occupy the hotel rooms,
bar and game room. Using numbers provided by the event staff one could assume that a realistic
peak parking demand would be on a Saturday night with 340 stalls for the event rooms (850 guests
/ 2.5 guests per car), 80 for the bowling alley (half capacity), 150 for the bar/restaurant/game
room (2/3rds capacity), 40 for the hotel (balance are event goers) and 35 for staff, for a total of
645 stalls.
Paul Abdo Re: Mermaid Parking Study
Anxon, Inc. 5 August 6, 2008
RHO Development Consulting, Inc.
PO Box 357, Long Lake, MN 553546-357 p/ (612) 382-4804 f/ (952) 476-0876 www.RHOdevelopment.com
Joint facilities
The City’s code allows “a conditional use permit for one (1) or more businesses to provide the
required off-street parking facilities by joint use of one or more sites where the total number of
spaces provided are less than the sum of the total required for each business should they provide
them separately… when the following conditions are found to exist.”
“Up to fifty percent (50%) of the parking facilities required for a …bowling alley, …bars or
restaurant may be supplied by the off-street parkin g facilities provided by types of uses
specified as primarily daytime uses...”
“Up to fifty percent (50%) of the off-street parking facilities required for any …primary
daytime uses may be supplied by the parking facilit ies provided by the following:
nighttime … uses, … bowling alley, …bar or restaurant.
“…The following uses are considered as primarily daytime uses: banks, business offices,
retail stores, personal service shops, household equipment or furniture shops, clothing
or shoe repair or service shops, manufacturing, wholesale and similar uses.”
“Other joint use of parking facilities that may be found to be in keeping with the intent of this
Chapter; provided, that the conditions … below and any other imposed by the City Council are
met.”
“The building or use for which application is being made to utilize the off-street parking
facilities provided by another building or use shall be located within three hundred feet
(300') of such parking facilities and not separated by a public way.”
“The applicant shall show that there is not substantial conflict in the principal operating
hours of the two (2) buildings or uses for which joint use of off-street parking facilities
is proposed.”
Paul Abdo Re: Mermaid Parking Study
Anxon, Inc. 6 August 6, 2008
RHO Development Consulting, Inc.
PO Box 357, Long Lake, MN 553546-357 p/ (612) 382-4804 f/ (952) 476-0876 www.RHOdevelopment.com
Proposed Land Use
It is proposed to convert a portion of the existing parking lot to retail uses meeting the “primarily
daytime uses” listed above. This would result in the loss of approximately 108 parking stalls. The
additional 14,000 square feet of mixed retail and food uses would require approximately 174 stalls.
A conceptual site plan is attached which indicates the location of the proposed retail buildings.
The retail site would meet the joint use requirement with 87 onsite on-site parking stalls and more
than 87 shared.
The Mermaid would retain 570 on-site and 87 shared stalls for a total of 657 parking stalls; twelve
more than the assumed realistic peak parking required as described above.
It should be noted that 650 feet to the east of the Mermaid site is a public 210 car park and ride
lot. See Exhibit. During the times of peak use at the Mermaid this lot will likely be empty. This
lot does not meet the code requirement for joint facilities because is over 300 feet away and is
separated by a public way. However, in the case of an extraordinary event it would be possible to
establish a shuttle service from the event center.
Summary
Based on the assumptions made herein regarding a realistic parking requirement for the shared
uses at the Mermaid Event Center and AmericInn Hotel and Suites it appears that the site has
adequate parking to develop additional “daytime” uses within its parking lot.
Item No: 6A
Meeting Date: September 3, 2008
Type of Business: Commission Business
City of Mounds View Staff Report
To: Mounds View Planning Commission
From: Ken Roberts, Community Development Director
Item Title/Subject: 2008 Comprehensive Plan Update
Introduction:
City staff has been working on the 2008 Comprehensive Plan update. The Metropolitan Council is
requiring the City to update its plan by the end of 2008.
Background:
The City started the last Comprehensive Plan update in 1998 and finished it in 2001 with adoption by
the City Council. The update due by the end of 2008 should be a relatively straightforward process
given that the City is for the most part fully developed and because the City adopted the last update
just six and a half years ago.
Having broad public participation is a key to the success and acceptance of the document. To this
end, the City formed a steering committee (task force) in 2007 to help with the plan update. They met
several times in 2007 and 2008 to review and comment on the current Comprehensive Plan and to
offer suggestions for changes to the Plan. When finished, the Comprehensive Plan should represent
the culmination of the community’s vision for the city.
On August 20, 2008, the planning commission received four updated elements or chapters of the
Comprehensive Plan. They included the Introduction, Community Background, Land Use and
Intergovernmental Coordination elements. At this meeting, the Commission members decided to
review each of these updated elements on their own and bring comments back to the group at the
next commission meeting.
Discussion:
The draft 2008 plan has nine chapters or elements. Since I joined the City in June, I, along with other
City staff, have been reviewing and editing the elements. City staff now has the Housing and
Implementation elements ready for the Planning Commission to review. I have attached the latest
versions of each of these elements to this report for review and comment by the commission.
It was the intent of City staff to have the entire draft plan ready for city review and action by the end of
the year. We are waiting for information from the watershed district and from the City’s consulting
engineer to complete the updates of other elements of the Plan. Once we have the updates of the
other elements ready, City staff will submit them to the Planning Commission for review and
comment.
Recommendation:
Approve as submitted or approve with changes the Housing and Implementation elements of the
2008 Comprehensive Plan update.
_____________________________________
Ken Roberts - Community Development Director
Attachments: Two Elements of 2008 Draft Plan