HomeMy WebLinkAbout12-20-2006
MOUNDS VIEW PLANNING COMMISSION
REGULAR MEETING AGENDA
December 20, 2006 -- 7:00 P.M.
1. Call to Order
2. Roll Call
3. Approval of Minutes:
A. November 15, 2006
4. Citizens Requests and Comments Relating to Planning and Zoning Issues Not Already
Present on the Agenda. (Before speaking, please give your full name and address for the
minutes.)
5. Planning Cases
A. None
6. Other Planning Activity
A. Presentation: Premium Stop Redevelopment Area Study
B. Review Planning Commission applications
7. Next Planning Commission Meetings:
A. January 10, 2007
B. January 24, 2007
8. Adjourn to Agenda Session
Agenda Session
1. Review Minutes:
a. December 6, 2006
2. Staff Reports
a. Upcoming Planning Cases
3. Chairperson and Planning Commissioners’ Reports
4. Meeting Conclusion
Item No: 6A
Meeting Date: Dec 20, 2006
Type of Business: Commission Business
City of Mounds View Staff Report
To: Mounds View Economic Development Authority
From: James Ericson, Community Development Director
Item Title/Subject: Presentation of the Premium Stop Redevelopment Area
Planning Study and Market Analysis Prepared by DSU /
Bonestroo
Introduction:
The Mounds View Economic Development Authority (EDA) acquired the Premium Stop
parcel in June of this year in an effort to eliminate blight and encourage a desirable
redevelopment on the subject site and surrounding area.
Background:
On September 11, 2006, the EDA authorized DSU / Bonestroo to provide planning services
associated with the recently acquired property at 2390 County Road 10. The proposal would
involve conducting a market analysis and redevelopment feasibility study to gain a better
understanding of the development potential of the subject property as well as adjoining
underutilized parcels within this block on County Road 10. Conducting such a proactive
study, the EDA reasoned, would help clarify the City’s vision and redevelopment goals for
this area, factoring in the site constraints and market conditions. The study was intended to
provide the City with the requisite information to seek out certain types of development and
developers rather than simply reacting to development proposals as they are submitted.
Discussion:
DSU has completed the market analysis and planning study and presented it to the EDA on
December 11, 2006. The redevelopment concepts presented can be implemented in
phases, either in the steps presented by DSU or out of the presented order. Parcel
assemblage by the City is not required to implement this plan as a developer or developers
can work with the multiple property owners concerning the redevelopment of the area. On a
stand-alone basis, the Premium Stop parcel could support up to 15,000 square feet of office
and retail uses without impacting the existing restaurant, or, if the restaurant parcel is part of
the redevelopment, up to 18,000 square feet of building space could be constructed, with the
existing Sushi restaurant a potential tenant in one of the buildings.
A mid-range redevelopment scenario would include the Robert’s Sports Bar and Restaurant
site at 2400 County Road H2. DSU proposes a mix of residential on the Robert’s site, acting
as a transition between the commercial uses on the corridor and the single-family residential
neighborhoods beyond the corridor. Thirteen two-story townhomes are proposed with a 40-
unit senior coop building at the corner of Greenfield and County H2. The mid-term
redevelopment can be extended to the south east of the Premium Stop to include the self-
serve car wash building, which is shown redeveloped as 5,000 square foot office / retail
building to match the two buildings on the Premium Stop parcel.
Premium Stop Redevelopment Report
December 20, 2006
Page 2
The long term redevelopment proposed by DSU has two alternate scenarios—one of which is
residentially based (80 new dwelling units) or office based (60,000 square feet of corporate
office space.) Given the proximity of the business parks to the north and south of this
development area, staff feels the corporate office scenario is likely more appropriate from a
land-use perspective and potentially more palatable to the adjacent single-family residential
neighborhood.
The final concept reviewed and presented by DSU involves and impacts development
beyond the scope of the original study area. In this final scenario (Concept E) Greenfield
Avenue is closed off at O’Connell Drive which would then be extended westward to
Edgewood. Four existing single-family homes would be incorporated into the development to
achieve thru status for O’Connell Drive. The one intriguing aspect of this final alternative
concept is the closing of Greenfield which would improve the function and safety of the
County H2 / County Road 10 intersection. Access to County Road 10 for the immediate
neighborhood could be achieved with Jeffery Drive being pushed through to County 10 as a
right in right out point of access or without the Jeffery Drive extension, access could be
conveniently achieved from the existing O’Connell and Woodale intersection or the proposed
O’Connell and Edgewood intersection.
Market Analysis:
The market analysis component prepared by DSU provides a wealth of demographic
information and assessment of current conditions along the corridor and anticipated growth in
the community and surrounding area to arrive at highest and best uses for the premium stop
property and adjoining parcels. The information contained within the market analysis will
prove useful to prospective developers and business owners looking to establish new
business locations. The market analysis concludes that the demand for the Premium Stop
parcel will increase as growth and development occur beyond County Road 10, namely,
Medtronic and the TCAAP site. Short term development may be limited to highway oriented
business such as restaurants, retail, banking and financial institutions and the like. Corridor
improvements such as those being considered on County Road 10 will enhance and increase
the desirability of the site.
Recommendations:
Review and discuss the various aspects of the proposed redevelopment plans for the
Premium Stop property and adjoining properties from County Road southeast to Woodale
Drive and provide feedback to staff concerning the redevelopment goals as identified on
Page 8 of the planning document. Keep in mind that the redevelopment plans are
conceptual and specific points such as building orientation, the number of parking stalls or
the internal street connectivity are less important at this point. Because the City would non
likely participate in any parcel assemblage, the plans (if approved) would serve as a
framework and vision for developers interested in the redevelopment opportunities present
within this site. Rezoning and development requests would potentially only be approved if
the developer submits a plan consistent with the council-adopted and community-supported
redevelopment vision.
Premium Stop Redevelopment Report
December 20, 2006
Page 3
The redevelopment scenarios proposed in the attached planning study will be presented to
affected and potentially affected neighbors and residents for comment and feedback at an
open house or neighborhood meeting. This meeting would be facilitated by a representative
from DSU with support from staff and scheduled for late January or early February of 2007.
Respectfully submitted,
________________________
James Ericson
Community Development Director
Attachments:
1. Planning Study
2. Market Analysis
Premium
Stop Parcel
Potential
Redevelopment
Area
Vacant
Multi-Tech
Land
Roberts Saturn
Zoning Map
1
Premium Stop Redevelopment Area Study
City of Mounds View
City of Mounds View
December 2006
Prepared for: City of Mounds View
Community Development Authority
Prepared by: DSU/ Bonestroo
Premium Stop
Redevelopment Area Study
with Market Research Attachment
Premium Stop Redevelopment Area Study
2 City of Mounds View
INTRODUCTION
This technical memorandum signals the
completion of the research and analysis and
redevelopment concept development stages
of the Premium Stop Redevelopment Area
project. The purpose of this memorandum is
to summarize and document the process that
has been completed to date.
The document begins with a
Background section that provides basic
information about the project site. This section
includes information about both the physical
characteristics of the site and its
surroundings, and information
regarding its comprehensive plan and zoning
designation. Also included in the report are:
• Description of the physical
redevelopment of the Premium Stop
Area.
• Summary of goals and objectives.
3
Premium Stop Redevelopment Area Study
City of Mounds View
BACKGROUND
Study Area
The Premium Stop Redevelopment
Area is a series of parcels combined
to create a 12.3 acre project area
located along County Road 10 in the
City of Mounds View.
This project area is generally
bordered on the northeast by County
Road 10, the south west by a
combination by O’Connell Drive, the
west by Edgewood Drive, and the
south by Woodale Drive. The site is
surrounded by single family
residential neighborhoods on the
southwest and by commercial
development along County Road 10.
The site currently contains a variety
of commercial and residential uses
including the two restaurants, a car
wash and single family homes.
Along County Road 10, the City is
currently engaged in a trail
improvement project which will have
some impact on the proposed
Premium Stop Redevelopment Area.
Some of the improvements
proposed along County Road 10
include; a new 10’ multi-use trail,
seating areas, bicycle racks,
wayfinding signs and markers,
landscaping, stormwater
management areas and City
monumentation.
Existing Site
Premium Stop Redevelopment Area Study
4 City of Mounds View
SUMMARY OF SITE ANALYSIS
Site Zoning and Data
The current 12.3 acre Premium
Stop Redevelopment Area is guided
as business and zoned as B-3
– Highway Business according to
the City of Mounds View’s Zoning
ordinance.
The site is divided into four
distinct areas:
a) The upper portion of the site
at the intersection of County
Road H2 and County Road 10
with existing commercial uses,
including the City owned and
recently removed Premium
Stop Gas Station;
b) The middle portion located
along County Road 10 with the
Car wash and vacent parcel;
c) And the lower portion of the
site along County Road 10 with
existing single family homes
and numerous existing trees.
d) The City currently owns the
former Premium Stop Gas
station site which is 1.159
acres and has approximately
518 lin. feet of frontage along
County Road 10.
Enlargement of EDA owned parcel
Existing Site Zoning
5
Premium Stop Redevelopment Area Study
City of Mounds View
Development Pattern
Conventional Suburban
Development Pattern
Very much like residential areas
within close proximity to this site,
the development pattern of the
Premium Stop Redevelopment
Area is consistent with suburban
trends. As with most suburban
commercial areas, the existing site
is characterized by widely spaced
buildings set back and isolated from
the street in order to accommodate
highly visible parking lots. Since
land uses are compartmentalized,
residents are forced to make most
trips by car. As a result, streets
and signs have been designed
to accommodate the automobile,
creating a cluttered environment
lacking a distinct sense of place that
is not very pedestrian friendly.
The ultimate challenge for a
suburban environment is to balance
the functional needs of vehicles with
those of pedestrians, to create a
sense of personal safety and comfort
while also nurturing a memorable
image. The challenge for this
particular site also involves defining
a focus to the area, reducing clutter,
and fostering a sense of community
pride.
Traditional Community
Development Pattern
Older, more traditional development patterns include more closely
spaced buildings that collectively shape the street corridors and
create a more compact, pedestrian-friendly environment. This is the
basic development pattern that the City of Mounds View desires for
this project which has been articulated as a redevelopment goal.
Existing Site Development Pattern
Premium Stop Redevelopment Area Study
6 City of Mounds View
Site Ownership
The 12.3 acre Premium Stop
Redevelopment Area currently has
twelve different property owners,
including the City of Mounds View
Economic Development Authority
which owns approximately 1.16
acres of land within the site at the
intersection of County Road 10 and
County Road H2. The significant
number of different property owners
has created a non-unified site
and has directly resulted in the
existing uncoordinated conventional
development pattern. In addition,
the ownership patterns contribute
to the challenge of redeveloping the
site. A more unified ownership of the
site would contribute to improving
site access and circulation as well
as creating a more compatible and
cohesive development pattern for
the redevelopment of the site.
Existing Site Uses
Existing Site Ownership
7
Premium Stop Redevelopment Area Study
City of Mounds View
Site Access and Circulation
The Premium Stop Redevelopment
Area is located along County Road
10, which is the main northwest to
southeast vehicular corridor in the
City of Mounds View. Each of the
individual properties along County
Road 10 has a private driveway
creating potential pedestrian/
vehicular conflicts. Current access
into the project area is limited to
right-in and right-out only. Full
access to the redevelopment
site occurs at the intersection of
Edgewood Drive and County Road
H2.
Future access to the redevelopment
project site will be as limited as
currently exists with the opportunity
to consolidate driveways and
remove some altogether.
The internal circulation on the redevelopment project site is defined by a series of residential streets with
limited pedestrain sidewalks. The existing bicycle and pedestrian network adjacent to the redevelopment site
will be enhanced with the creation of a multi-use trails along the entire lenght of County Road 10 within the City
limits.
The City has expressed a desire to enhance the pedestrian connection between the redevelopment project site
and the adjacent single family residential neighborhoods to County Road 10.
Existing Site Access and Circulation
Premium Stop Redevelopment Area Study
8 City of Mounds View
Goal #4
Use the urban design elements to create a streetscape system that emphasizes a sense of human scale
and balance between pedestrian and automobile space along County Road 10 and within the development.
Enhance pedestrian connections from the redevelopment site to the County Road 10 corridor and to
adjacent residential neighborhoods.
Goal #5
Require new development to provide adequate and appropriately screened off-street parking.
Redevelopment Master Plan
The Premium Stop Redevelopment Area plan envisions the creation of a compact, walkable commercial node
with a mix of retail, office and housing. The development will connect to community amenities along County
Road 10 as well as existing adjacent neighborhoods, local parks and new multi-use trail, neighborhood schools
in the City, all while providing a pedestrian friendly environment.
The master plan proposes a development that will be tied together by a new multi-use trail along County Road
10 as well as a series of new pedestrian connections providing access to the redevelopment site and creating
a backbone for internal circulation. The proposed commercial properties that front County Road 10 will define
the edge of the corridor and provide necessary services to the neighborhood and community as a whole. The
commercial uses will be backed by a series of shared surface parking lots that will serve as parking for the
commercial and office uses, as well as provide overflow public parking during events and weekends. The
proposed housing within the redevelopment project site will include housing that blends with the traditional
surrounding neighborhoods providing affordable options for current residents and free up housing for new
residents.
As a direct result of conversations with City staff, a set of draft goals was created for the Premium Stop Gas
Station Area Redevelopment Plana and are listed below:
Goal #1
Achieve an appropriate development project that includes business, residential and mixed uses along
County Road 10. The business/ commercial uses should frame the intersections and buffer the residential
uses from the impacts of County Road 10. The development should also be based on real market
conditions and achievable market strategies.
Goal #2
Require the development to reflect and reinforce the positive and strong architectural elements that
represent the desired character and image of the community. The development should also be designed in
a manner to be compatible with adjacent developments.
Goal #3
Extend the urban design elements and amenities found along the proposed County Road 10 multi-use trail,
demonstrating consistency and compatibility with the existing improvements found along the County Road
10 corridor and visually connecting the site to its surroundings.
9
Premium Stop Redevelopment Area Study
City of Mounds View
Premium Stop Redevelopment Area
Concept A
Short Term
Short-Term:
• Commercial infill
– 1 commercial space with a total of 5,000sf located on the old Premium Stop Gas Station site
– Building one story in height
– Potential drive-thru opportunity
– Front yard outdoor dining spaces
– Potential users - Office for local services with good visibility to County Road 10
• New shared parking lot
– 26 shared parking stalls located behind the buildings that front County Road 10
– Landscaped islands and parking lot edges to screen the parking
• Existing Japanese restaurant to remain (however, facade improvements are recommended)
– Parking to be reconfigured to create shared parking opportunities
– Access maintained from Greenfield Avenue
• Streetscape improvements
• Maintain single access drive located along County Road 10 (right-in and right-out only)
• Shared parking lot located on site
• Pedestrian connection from single family neighborhood to County Road 10
Premium Stop Redevelopment Area Study
10 City of Mounds View
Premium Stop Redevelopment Area
Concept B
Short Term
Short-Term:
• New Mixed-Use infill - Commercial and Office
– Add 1 commercial space with a total of 10,000sf at the corner of County Road 10 and County Road H2
– Building two story in height
– Front yard outdoor dining spaces
– Requires the cooperation and easements with adjacent Japanese restaurant
• New shared parking lot
– 86 shared parking stalls located behind the buildings that front County Road 10
– Reconfigured parking lot with two driveway access to Greenfield Ave
– Landscaped islands and parking lot edges to screen the parking
• Existing Japanese restaurant to remain (however, facade improvements are recommended)
– Parking to be reconfigured to create shared parking opportunities
– Access maintained from Greenfield Avenue through shared parking
• Streetscape improvements
• New access drive located along County Road 10 (right-in and right-out only)
• Shared parking lot located on site
• Pedestrian connection from single family neighborhood to County Road 10
11
Premium Stop Redevelopment Area Study
City of Mounds View
Premium Stop Redevelopment Area
Concept C - 1
Mid Term
Mid -Term:
• Expand Commercial infill
– Expand current commercial infill along County Road 10 to 8,000sf
– Building remains 1 story in height
– Relocate Japanese Restaurant into this expanded building space
– 84 shared parking stalls located behind the buildings that front County Road 10
– Reconfigured parking lot with two driveway access to Greenfield Ave
– Landscaped islands and parking lot edges to screen the parking
– Requires redevelopment of the Sports Bar site
• New Senior Condo infill
– 40 total units
– Building three stories in height
– Underground parking
– Parking to be reconfigured to create shared parking opportunities
– Access maintained from Greenfield Avenue
• New Townhome infill
– 13 total units
– Building two stories in height, with rear garage entries
• Streetscape improvements
• Public park with connections to residential neighborhoods and County Road 10
Premium Stop Redevelopment Area Study
12 City of Mounds View
Premium Stop Redevelopment Area
Concept C - 2
Mid Term
Mid -Term:
• New Commercial infill
– 5,000 total sf
– Building one story in height
– Parking to be reconfigured to create shared parking opportunities
– Access maintained to County Road 10
– Requires the redevelopment of the Sports Bar, Japanese Restaurant and Car Wash sites.
• New shared parking lot
– 40 shared parking stalls located behind the building that front County Road 10
– Landscaped islands and parking lot edges to screen the parking
• Streetscape improvements
• Pedestrian connection from single family neighborhood to County Road 10
13
Premium Stop Redevelopment Area Study
City of Mounds View
Long -Term:
• New Mixed-Use infill - Commercial and Office
– Add 1 commercial space with a total of 10,000sf
– Building two story in height
– Reconfigured parking lot with 93 shared parking stalls
– Staged redevelopment of remaining parcels along County Road 10
• New Condo/ Apartment infill
– 60 total units
– Building three stories in height
– Underground parking with 41 surface parking stalls
– Access to Woodale Drive
• New Townhome infill
– 20 total units
– Building two stories in height, with rear garage entries
• Streetscape improvements
Premium Stop
Redevelopment Area
Concept D - 1
Long Term
Premium Stop Redevelopment Area Study
14 City of Mounds View
Premium Stop
Redevelopment Area
Concept D - 2
Long Term
Long -Term:
• New Corporate Office infill
– 60,000 sf in two buildings
– Buildings each 2 stories in height
– 190 parking stalls located behind the buildings that front County Road 10
– Driveway access to Woodale Drive
– Landscaped islands and parking lot edges to screen the parking
• Streetscape improvements
• Pedestrian connections through campus from single family neighborhood to County Road 10
• On-site stormwater management
• Maintain existing trees
15
Premium Stop Redevelopment Area Study
City of Mounds View
Premium Stop
Redevelopment Area
Concept E
Long Term Alternative
Long -Term:
• New Mixed Use infill
– 5 New buildings (Both Mixed-Use and Residential)
– Buildings each 2 stories in height
– All buildings would require underground parking
– 200 total parking stalls located behind the buildings that front County Road 10
– Requires closure of Greenfield Ave at County Road H2
– Requires extension of O’ Connell Drive to Edgewood Drive
– Greenfield Ave would terminate at O’ Connell Drive and pedestrian promenade would connect out to
intersection of County Roads 10 and H2.
– New road connection Jeffery Drive to County Road 10
– 24 total infill Townhomes shown
– Landscaped islands and parking lot edges to screen the parking
• Streetscape improvements
• Pedestrian connections through project site from single family neighborhood to County Road 10
• On-site stormwater management
• Maintain existing trees
Premium Stop Redevelopment Area Study
16 City of Mounds View
Commercial Development
The desired outcome for the commercial development on the Premium Stop Redevelopment Area is to
maintain and improve the commercial area as a vital retail and service location along County Road 10. The
main objectives for the commercial development are as follows:
1. Identify and recruit business types that will be successful in this location and support land use densities
and values that make redevelopment financially feasible. This may require authorization of some
Redevelopment Project Staging
The redevelopment master plan for the Premium Stop Redevelopment Area has been designed in a way to
be phased in over time as parcels located in the redevelopment site become available. The master plan has
been defined as short-, mid- and long-term redevelopment potential, which will allow the plan to be flexible
and redevelopment to occur regardless of which parcels become available for development. In addition, the
master plan will allow for existing buildings to remain as part of the overall redevelopment of the Premium Stop
Redevelopment site as long as these buildings were altered in their location and their exterior appearance to
be in keeping with the site plan and design guidelines articulated in the master plan.
Implementation Strategy: Planned Unit Development Overlay District
To accomplish the goals of the Premium Stop Redevelopment Study, the city will consider an overlay zoning
district that would provide standards and procedures beyond what is contained in the zoning ordinance for
the underlying districts along the Highway 10 corridor. This Planned Unit Development Overlay District, to be
developed in detail by city staff and consultants in conjunction with the Planning Commission and City Council,
could include the following:
1) All projects on property within a certain defined area along the corridor - perhaps 300 feet from the right-
of-way, or another distance to be determined - would be approved only upon application for a planned
unit development (PUD) in accordance with the standards for PUDs in the Mounds View zoning code, the
additional standards of the overlay district, and the goals of the corridor study.
2) The uses allowed within the overlay will include all permitted, conditional, and accessory uses in the
underlying district, plus other uses integrated into the project, upon a finding by the City Council that such uses
within the overall project further the goals of the corridor study. Specifically, mixed use projects, integrating
retail, office, and residential uses both horizontally and vertically will be encouraged.
3) Site planning standards within the overlay district will include requirements for building placement close to
the street, parking to the side and rear, maintenance of a street edge by means of a fence, railing, or hedge,
and screening of loading areas and trash receptacles from view of public streets, the front yard of neighboring
properties, and adjacent residential areas. Setbacks within the overlay district will be modified from the
standards in the underlying district to encourage this building placement through the use of build-to lines,
reduced or zero side setbacks where appropriate, and other considerations to implement the overall intent of
the corridor study.
4) Architectural standards within the overlay district will be more rigorous than in the underlying district,
including increased use of durable building materials such as brick, stone, and glass, and reduced use or
prohibition of wood, sheet metal, and plain concrete block
17
Premium Stop Redevelopment Area Study
City of Mounds View
Architectural and Site Design Guidelines
Site architecture has the most significant impact on site character. Buildings define edges and spaces,
establish a level of quality, and serve as inherent destinations for pedestrians moving adjacent to and through
the site. They must therefore be well designed, relate to surrounding uses and utilize high quality materials.
The Premium Stop Redevelopment Area will benefit from architecture that is consistent in quality and relates to
adjacent buildings throughout the County Road 10 corridor. The proposed new buildings will be located along
County Road 10 and should employ high quality materials such as stone, brick, and masonry with metal, can-
vas and stone accents.
Basic Architectural Principles and Overall Site Character:
• Define spaces with buildings, not with parking lots.
• Create a “Downtown” character on the site that will reinforce a pedestrian friendly environment through
the site location of buildings close to the property lines, use of high quality building materials and building
façade articulation.
• Create building facades and entrances that are interesting and inviting.
• Accomplish a level of consistency between commercial, office and residential buildings through similar
detailing, materials, other building materials and context.
flexibility from the current zoning standards related to setbacks, density, parking, open space and building
height.
2. Strive to retain existing local businesses when possible, or to relocate them into places that will allow
them to continue to contribute to the prosperity of the community. Identify and support the location of
businesses that will contribute to the drawing power of the redevelopment site.
3. Implement strategies to reduce parking requirements, including reduced parking ratios, creation of private/
public shared parking, and trails/sidewalks.
Residential Development
The desired outcome for the residential development within the Premium Stop Redevelopment Area is
to provide the City of Mounds View a series of new housing options that currently do not exist within the
community that relate in character and scale to the adjacent neighborhoods.
The main objectives for the residential development are as follows:
1. Provide additional housing alternatives in close proximity to the County Road 10 that will fill a need in the
current housing market.
2. Successfully integrate the new housing into the surrounding older established neighborhoods.
3. Require high quality community design and construction standards.
Premium Stop Redevelopment Area Study
18 City of Mounds View
Commercial Buildings
The new commercial buildings proposed on the Premium Stop
Redevelopment Area site should be designed to be consistent in
character with adjacent uses. Design elements of the buildings
should include:
• Create dual (front and rear) building facades and well defined
entrances that are interesting and inviting, allowing people to
access the businesses from the street or parking lot. Utilize
covered entrances and window canopies to reinforce a
pedestrian scale.
• Columnar forms at key building corners.
• Variety in building planes both vertically and horizontally.
• Utilize high quality materials, including stone, brick,
decorative masonry units, prudent use of EIFS (Exterior
Insulation and Finish Systems), and a variety of ornamental
metals.
• Commercial buildings should maximize frontage along
County Road 10 and should be 1 to 2 stories tall to create
a desired character along County Road 10 and to frame the
site.
• Setbacks for the commercial buildings should be 5’ to 10’
max. for buildings without outdoor dining components and 15’
to 20’ max. for buildings with a outdoor dining component.
Existing commercial buildings that may remain within the
redevelopment project area must be compatible with the master
plan for the overall site. This will require existing buildings to
undergo exterior architectural renovations that would result in
an exterior image consistent with newly constructed commercial
buildings in the area. The architectural elements described for
new commercial buildings should be used as a guide to retrofitting
existing buildings.
19
Premium Stop Redevelopment Area Study
City of Mounds View
Residential Buildings
The new residential buildings on the Premium Stop
Redevelopment Area site should be designed to
communicate a high quality living experience for all
income levels and be consistent in character with
single family uses. The design should include visual
interest throughout, with special attention paid to
street and sidewalk frontages. Design elements of
the buildings should include:
• Well defined entrances with creative use of
colorful materials and texture.
• Unique detailing that reinforces the character
and image of adjacent neighborhoods.
• Buildings should utilize compatible high
quality materials and design that relates to
and reinforces the character of adjacent
neighborhoods. These materials should include
stone, brick, decorative masonry units, and a
variety of ornamental metals.
• Setbacks for the residential buildings should
be 15’ to 20’ minimum from public sidewalk.
Building heights should be no more than two
stories.
Premium Stop Redevelopment Area Study
20 City of Mounds View
Pedestrian and Bicycle
Network
Integral to the function of the Premium Stop
Redevelopment Area is the creation of an integrated
system of pedestrian linkages. All streets in the site
will accommodate pedestrian movement either with
sidewalks or trails. In addition, pedestrian connections
to adjacent neighborhoods and commercial areas will
be enhanced with decorative crosswalk treatments,
signs, and landscape improvements. In addition to the
improved pedestrian connections, a new multi-use trail
adjacent to the Premium Stop Redevelopment Area has
been proposed within the public R.O.W. (right of way) of
County Road 10.
TECHNICAL MEMO – MARKET OVERVIEW
DATE: October 24, 2006
TO: City of Mounds View, Minnesota
Jim Ericson, Director of Community Development
FROM: Jay Demma, DSU/Bonestroo
RE: Market Overview
INTRODUCTION
This memorandum focuses on the market conditions for residential and commercial development in
the City of Mounds View along a stretch of County Road 10 from Edgewood Drive and County
Road H2 to Woodale Drive. The analysis explores existing demographic conditions and trends and
the potential derived from the expansion of nearby Medtronic and the redevelopment of TCAAP in
adjacent Arden Hills.
STRUCTURE OF THIS MEMO
This memo contains the following sections:
• Community Assets Related to Development/Redevelopment;
• Critical Growth Issues;
• Impact of Community Assets and Growth Trends on Redevelopment Potential for County
Road 10.
COMMUNITY ASSETS RELATED TO DEVELOPMENT/REDEVELOPMENT
The City of Mounds View holds many highly-marketable qualities. Its central location, stable
neighborhoods, and an increasing concentration of highly-skilled employment pique the interest of
prospective residents, businesses and developers. Due to limited reserves of developable land,
however, new construction of residential or commercial properties has been extremely limited over
the past decade. Through the targeting of strategic undeveloped or under developed sites, the City
has a unique opportunity to expand its residential and commercial base in order to capture some of
the ongoing and renewed energy being created along the Interstate 35W corridor.
This section of the report explains the City’s strategic community assets and describes how these
assets strategically enhance County Road 10’s redevelopment potential while underscoring the
market challenges for some types of development. Specifically, we discuss the City’s location, the
location of the subject site, the residential base, and institutional/commercial strengths.
Market Overview Page 2
County Road 10 Redevelopment Study
October 24, 2006
Location
Mounds View is located
approximately nine miles
northeast of Downtown
Minneapolis and 11 miles
northwest of Downtown St.
Paul. Mounds View enjoys
numerous locational
advantages. The City is
situated in close proximity to
transportation networks,
major employment centers,
colleges and universities,
regional shopping centers and
numerous recreation spots.
Under consideration for
redevelopment is a site that,
until recently, contained a gas
station. The subject site is
located on the south side of County Road 10 just east of Edgewood Drive. Because of the limited
potential of redeveloping such a small parcel, consideration for redevelopment is also being given to
the prospect of assembling adjacent parcels that stretch between Edgewood Drive and Woodale
Drive. In addition to the favorable locational advantages noted in the paragraph above, the subject
site is also strategically positioned between two very large redevelopment efforts that will profoundly
affect the character of the region for many years to come; the Medtronic expansion and the TCAAP
site in Arden Hills. The map above displays the City of Mounds View (highlighted in orange), the
subject site (outlined in blue), and several important development projects located nearby.
Existing Land Use and Urban Environment
County Road 10 is a four-lane divided highway that bisects the City of Mounds View. Until the US
Highway 10 bypass was completed several years ago, just north of Mounds View, County Road 10
was designated as US Highway 10 as it was the main thoroughfare linking St. Paul and Ramsey
County to Anoka County and St. Cloud. Although no longer a US Highway, County Road 10 has an
average annual daily traffic volume of almost 22,000 vehicles and is a wide thoroughfare with an
approximately 250-foot right-of-way. Therefore, very little development along the highway is
conducive to non-automobile access.
Most businesses dependent on traffic along the corridor are food establishments, retail stores, or
service-retail, such as banks and weight loss centers. Immediately after the US Highway 10 bypass
was completed, there was a drop in traffic volumes along County Road 10, which led to sporadic
store closings and relocations and conspicuous gaps in an already spread out urban fabric. However,
traffic levels have steadily increased, which has led to new investment along the corridor, such as
high density senior housing and new neighborhood-oriented retail, especially to the north and west
Map of subject site and important surrounding developments
Market Overview Page 3
County Road 10 Redevelopment Study
October 24, 2006
of the subject site. The area closest to Interstate 35W, which is southeast of the subject site, tends
to be characterized by more commercial/industrial development rather than traditional
neighborhood-oriented retail.
The recent change in the business composition along County Road 10 is a reflection of changing
demographics and size of achievable trade areas. At one time, businesses along County Road 10
were able to capture the needs of customers from a wide region in search of motels, entertainment,
and specialty goods shopping. Now businesses must adapt to smaller trade areas that are
increasingly populated by older households with few or no children.
The small table to the right emphasizes that the existing
development pattern within walking distance of the
subject site supports only a modest sized population and
household base. Therefore, the success of more intense
commercial development along County Road 10 will be
contingent on adding numerous new households while at
the same time enhancing the environment to attract
households outside the immediate vicinity.
Nearby Development
Medtronic is building a new corporate campus located one mile north of County Road 10 at the
intersection of Interstate 35W and US Highway 10. The first phase of the campus will
accommodate over 3,000 employees, while a second phase is planned that will increase the total
number of employees to over 6,000 when complete. The new campus will consist of cardiac and
disease management units supporting research and development, accounting, sales and marketing,
and legal activities. Therefore, most jobs at the campus will be highly-skilled professional positions.
Typical wages at the campus will be about $70,000 per year. The first phase of the campus is
currently under construction.
Although the Medtronic campus is only one mile from County Road 10, the linkages between the
two thoroughfares via local streets are poor. Thus, the most direct connection between the
Medtronic Campus and County Road 10 is via Interstate 35W. As a result, daytime employees of
Medtronic who may consider traveling outside the campus for goods and services will be accessible
to a number of equally convenient business districts in addition to County Road 10. This lessens the
likelihood that businesses located along County Road 10 can depend on Medtronic employees as a
captive market.
The dormant TCAAP site located just east County Road 10 in Arden Hills is the largest
undeveloped contiguous area in the built-up portion of the Twin Cities Metropolitan Area. Initial
planning for the TCAAP site indicates that as much as 3.5 million square feet commercial space and
2,400 units of housing could be built on the site over the coming decades. One of the key access
points to TCAAP would be via County Road H, which also provides excellent access to County
Road 10 in Mounds View.
~ 1/4-mile ~ 1/2-mile
Radius Radius
from Site from Site
Total Population 500 4,212
Population age 65+ 46 213
Households 182 1,639
Source: 2000 U.S. Census
Market Overview Page 4
County Road 10 Redevelopment Study
October 24, 2006
Transportation
Interstate freeways, US highways, state highways and county highways all intersect the City of
Mounds View in one way or another, offering immediate access to the remainder of the Metro Area
and beyond. The graphic below highlights these major thoroughfares in red. Less than a quarter-
mile to the east, County Road 10 intersects Interstate 35W, the primary artery feeding traffic from
the Northern Metro into Downtown Minneapolis. Mounds View is bisected by County Road 10
and US Highway 10, two primary carriers of east-west traffic in the Northern Metro.
In addition to immediate
highway access, the site is
located very near the Blaine-
Anoka County Airport (Janes
Field), the largest reliever airport
in the Twin Cities metro area. It
supports over 130,000 takeoffs
and landings per year. A recent
expansion increased the length
of the east-west runway to 5,000
feet, making it usable by more
planes in more weather
conditions, and a 600,000 square
foot hangar is planned for the
near future. Also, the planned
Northstar Commuter Rail may
have a station stop located near
University Avenue and 61st
Avenue in Fridley. Though
proposed the station would be
about four miles southwest of Mounds View, when completed, it would provide Mounds View
residents an alternative route to access Downtown Minneapolis other than highway travel or by bus.
The existing and planned access to transportation enhances the desirability of sites along County
Road 10 to both residents and businesses.
Major Employment
The maps below show the concentration of jobs in TAZs (Traffic Analysis Zones) surrounding
Mounds View and along a portion of the Interstate 35W corridor. The darker tones highlight job
clusters, with brown indicating the highest level of employment (more than 4,000 jobs).
For the 2000 map, the dense job clusters are identifiable both in Arden Hills and Roseville, to the
south and east of Mounds View. The cluster in Arden Hills represents higher-earning jobs at office
and research complexes at Guidant Corporation, Land O’Lakes, Syntegra and MSI Insurance.
Map of Transportation Routes Linking Subject Site to Metro Area
Market Overview Page 5
County Road 10 Redevelopment Study
October 24, 2006
The 2030 map, however, shows a different landscape in which significant job clusters emerge close
to County Road 10. The Medtronic complex, one mile to the north of County Road 10, and the
TCAAP site, ½ mile to the east, will introduce between 15,000 and 20,000 new jobs in or adjacent to
Mounds View. Not only will the job growth be significant, but it will occur in locations where few if
any jobs currently exist. Therefore, new retail/service centers and housing will be desired within
close proximity to these areas as well as demand from other businesses that want to locate near this
emerging concentration of employment.
Regional Shopping
Mounds View lies in close proximity to six
major regional commercial centers. The
closest is Northtown Mall, located
immediately to the northwest. In addition,
three other regional shopping centers
(Rosedale, Brookdale Center and
Maplewood Mall) and the Minneapolis and
St. Paul downtown business districts are all
within a 10 to 20 minute drive from
anywhere in the City. Each of these centers
is located along a major freeway directly
accessible from Mounds View.
2000 2030
Map of Regional Shopping Areas Near the Subject Site
Market Overview Page 6
County Road 10 Redevelopment Study
October 24, 2006
Tenure (own vs. rent)
Mounds View, Study Area, Metro Area
2000
70%
77%
71%
30%
23%
29%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
Mounds View Study Area Metro AreaPct. of HouseholdsOwn Rent
Household Type (family vs. non-family)
Mounds View, Study Area, Metro Area
2000
66% 66%64%
51%55%51%
34% 34%
36%
0%
10%
20%
30%
40%
50%
60%
70%
80%
Mounds View Study Area Metro AreaPct. of HouseholdsFamily Married Non-Family
Residential Base
In addition to the physical attributes of the
community and region, Mounds View is at
the heart of a rapidly evolving corridor in
the north metro, which enjoys a strong
residential base. The charts below provide
a 2000 Census comparison of resident
characteristics between Mounds View, a
ten-community study area (including Arden
Hills, New Brighton, Shoreview, Circle
Pines, Lexington, and portions of Blaine,
Fridley, Spring Lake Park, and Roseville)
and the Twin Cities Metropolitan Area.
Owner-Renter Occupancy (Tenure)
Seventy percent of all households in Mounds
View are homeowners. This proportion is below
the study area but similar to the metro area, which
suggests that Mounds View has an adequate mix
of renter-occupied and owner-occupied
properties, but that communities surrounding
Mounds View tend to skew toward more
ownership housing, particularly to the east of
Mounds View in Arden Hills and Shoreview.
Household Type
In 2000, two-thirds of all households in Mounds
View were families (related individuals in the same
household). Just over one-half of all households
consisted of married couples and only one-third
were individuals living alone or with other
unrelated individuals. Mounds had a similar
proportion of families when compared to other
neighboring communities or in the Twin Cities as
a whole.
Map of Study Area
Market Overview Page 7
County Road 10 Redevelopment Study
October 24, 2006
Household Income
Mounds View, Study Area, Metro Area
2000
$49,000
$50,000
$51,000
$52,000
$53,000
$54,000
$55,000
$56,000
$57,000
$58,000
Mounds View Study Area Metro AreaMedian Income0.0%
1.0%
2.0%
3.0%
4.0%
5.0%
6.0%
7.0%Pct. of HouseholdsMed. HH Income HHs Below Poverty
Household Income
Mounds View consists primarily of modest-
income households with a median household
income below the study area and metro area
medians, as reported in the 2000 Census. The
median income in Mounds View was just under
$52,000. Despite the prevalence of modest
incomes in Mounds View, neighboring
communities are more affluent. The study area
had a reported median income of $57,500, which
was well above the metro area median of $54,300.
Although incomes in Mounds View may be
modest, the proportion of households with
incomes below poverty is below the metro-wide proportion. This suggests that Mounds View does
not have a wide disparity of household incomes like one may find in other communities.
Home Value
A lower median income relative to the Metro
Area is also reflected in lower home values.
The chart to the right displays the distribution
of estimated home values for owner-occupied
households in Mounds View, the study area,
and the metro area from the 2000 Census. In
2000, over 80% of Mounds View
homeowners valued their home at under
$150,000, and only 3% valued their homes at
over $200,000. This is in stark contrast to the
study area and the metro area, both of which
include a significantly lower proportion of
home values under $150,000 and a much
higher proportion over $200,000. Despite the preponderance of older, modest homes, recent
development indicates that when desirable sites are available achievable home prices can exceed
$650,000 as evidenced by the Hidden Hollow and Hidden Hollow South subdivisions on the
western border of Mounds View.
Rapid appreciation in home prices since 2000 has clearly increased dollar amounts in recent years.
Although Mounds View may have a preponderance of older, modest homes, these same homes have
been appreciating at rates similar to the metro area. The chart on the following page shows the
increase in the median price of homes sold in Mounds View/New Brighton, Arden
Hills/Shoreview, and the 13-County Metro Area from 2000 to 2005.
Estimated Home Values in 2000
Owner-Occupied Households
Mounds View, Study Area, Metro Area
0%
10%
20%
30%
40%
50%
60%
Under $100,000 $100,000-
$149,999
$150,000-
$199,999
$200,000-
$249,999
$250,000+
Estimated Home ValuesPct. of Owner HHsMounds View
Study Area
Metro Area
Market Overview Page 8
County Road 10 Redevelopment Study
October 24, 2006
Distribution of Households by Age
US, Metro Area, Mounds View
1990
0%
5%
10%
15%
20%
25%
30%
LT 25 Yrs 25-34 Yrs 35-44 Yrs 45-54 Yrs 55-64 Yrs 65-74 Yrs 75+ Yrs
Household Age RangePct. of HouseholdsMounds View
Metro Area
US
Home Sale Prices 2000-2005
Mounds View/New Brighton, Arden Hills/Shoreview,
Metro Area
$125,000
$150,000
$175,000
$200,000
$225,000
$250,000
2000 2001 2002 2003 2004 2005Median PriceMounds View/
New Brighton
Arden Hills/
Shoreview
13-County
Metro Area
Source: St. Paul Area Association of Realtors
CRITICAL GROWTH ISSUES
Despite its strong demographic profile, Mounds View faces significant growth issues. With little
developable land, Mounds View lacks the kind of housing choices that would normally keep a
community’s housing stock turning over and would permit the community’s resident base to be
continually regenerated and demographically balanced. This section looks at trends in local
demographics and explores the relationship between housing, demographic balance, and sustainable
economic health.
Shifts From Younger To Older Households
The following series of three
charts show changes in the
composition of households in
Mounds View compared to the
Twin Cities Metropolitan Area
and the US total. The lines and
bars on the charts show the
share of all households in each
of seven household age ranges,
first in 1990 and then in 2000.
Mounds View’s household base
has aged significantly since 1990
and is outpacing the aging trend
in both the US and Twin Cities.
The City in 1990 was
characterized by young family
households ages 25 to 34 years
(28 percent).
Market Overview Page 9
County Road 10 Redevelopment Study
October 24, 2006
Age of Housing Stock
Mounds, Study Area, Metro Area
2000
0%
5%
10%
15%
20%
25%
30%
35%
40%
19 3 9 o r
earlier
1940 to
1949
1950 to
1959
19 6 0 t o
1969
19 7 0 t o
1979
1980 to
19 8 9
1990 to
1999
2000 to
2005
Year BuiltPct. of HousingMounds View
Study Area
Metro Area
Distribution of Households by Age
US, Metro Area, Mounds View
2000
0%
5%
10%
15%
20%
25%
30%
LT 25 Yrs 25-34 Yrs 35-44 Yrs 45-54 Yrs 55-64 Yrs 65-74 Yrs 75+ Yrs
Household Age RangePct. of HouseholdsMounds View
Metro Area
US
Change in Age Distribution of Households
Mounds View
2000-2020
0%
5%
10%
15%
20%
25%
30%
LT 25 Yrs 25-34 Yrs 35-44 Yrs 45-54 Yrs 55-64 Yrs 65-74 Yrs 75+ Yrs
Household Age RangePct. of Households2000 2005 2010 2015 2020
Senior households (age 65 or
older) accounted for 10 percent of
all households in the community at
that time. By 2000, as residents
aged in place, the number of
younger households had dropped
off sharply. The number of senior
households grew significantly and
the dominant age group (ages 35
to 44) was aging into its later child-
rearing years.
The third chart in this group
shows how the City can expect to
change over the next 20 years if
current turnover patterns were to
continue. This chart indicates that the
age distribution will flatten out
considerably as younger households
rebound somewhat from current
declines and older households
continue to increase as a proportion of
the household base. While the share
of young households (under age 35)
will rebound as they move into homes
vacated by older adults, the most
significant decline is expected in the
established family households between
the ages of 35 and 54. By 2020, senior
households are projected to account
for up to 24 percent of all households.
Community Settlement Patterns
Over eighty percent of all housing in Mounds
View was constructed during a forty year
period from 1950 to 1990, with the 1970s
alone accounting for over one-third of all
homes. Less than 10 percent of the City’s
housing was built after 1990. Much of the
growth in the 70’s and 80’s was driven by
Baby Boomers seeking starter housing. With
little new construction and limited land
development options in Mounds View, many
of these original homeowners are choosing to
Market Overview Page 10
County Road 10 Redevelopment Study
October 24, 2006
remain in their homes. According to the 2000 Census, nearly forty percent of all current residents of
Mounds View have lived in their homes for at least 10 years.
IMPACT OF COMMUNITY ASSETS AND GROWTH TRENDS ON THE REDEVELOPMENT
POTENTIAL FOR COUNTY ROAD 10
The redevelopment potential for sites situated along County Road 10 is promising. The expansion
of Medtronic and the build out of the TCAAP site will add roughly 15,000 and 20,000 jobs within
one mile of County Road 10 and Edgewood Drive over the next 25 years. The magnitude of this
growth will likely cement the Interstate 35W corridor between Highway 36 in Roseville and Highway
10 in Blaine as the major employment center for the north and northeast metro of the Twin Cities.
At the heart of this corridor are sites situated along County Road 10.
As workers fill-up the Medtronic campus and the first phases of the TCAAP site are developed, any
site along County Road 10 will become inherently more valuable because of its proximity to these
new developments and markets. Therefore, once a critical mass of new jobs are in place nearby,
demand will substantially increase for housing, retail, and additional office space, especially if the
new development is connected to and incorporates a variety of amenities.
It is important to note as well that although County Road 10 is very accessible to Medtronic and
TCAAP, the non-vehicular connections are poor. Interest in redeveloping sites along County Road
10 will be influenced by the Medtronic campus and TCAAP, but not dependent on them. Office
workers will find County Road 10 convenient for a variety of goods and services, but they will not
constitute the critical mass needed to support significant development along County Road 10.
Significant development, the type that begins to create appeal because of its critical mass, will only
be achieved through tapping into the market generated by households that live conveniently near
County Road 10 as well as nearby workers.
This includes existing as well as future
households that relocate to new, higher-
density housing along or proximate to County
Road 10. In essence, the development
potential of sites along County Road 10 are
limited in the near future (1 to 5 years), but
greatly increase as new infrastructure and
development occurs within the Interstate 35W
corridor. The following schematic illustrates
how the potential for development along
County Road 10 will increase exponentially in
the coming years.
Development Potential Along CR 10
in Mounds View
2006 2010 2015 2020 2025
TimelineMarket Demand
Market Overview Page 11
County Road 10 Redevelopment Study
October 24, 2006
Conclusions
The type of new development that can occur on the gas station site and/or adjacent parcels is
dependent on timing, surrounding land uses, scale of the development, and design of the project.
As noted previously timing is important because key drivers of demand won’t begin to significantly
affect the site for a number of years. Therefore, given the existing household base and traffic
patterns around the site, any new development expected to occur in the short-term (one to five
years) on the subject site will likely be limited to highway-oriented businesses with small trade areas
of one to three miles in radius. Examples of likely businesses include small- to medium-sized
restaurants, hair salons, coffee shops, and bank branches, to name a few.
With that being said, some infrastructure changes to CR 10 can subtly influence the nature of
development in the short-term while at the same time position the site for more substantive changes
in the long-term when demand for higher-density land uses increases. For example, if significant
highway and streetscape improvements were made in the short-term, this may influence the nature
of new short-term development by attracting
developers who believe higher standards for
aesthetics and design may capture a greater
proportion of Medtronic employees and others. Such
new development will still need to be accessible to
automobiles, but it may also feature pedestrian-
oriented elements that could be easily incorporated
into long-term development done at higher densities.
Examples of short-term streetscape improvements
include highway monuments that alert travelers that
they are entering a commercial district. At right is the
Arbor Lakes monument situated along I-94 in Maple
Grove.
The matrix on the following page details the type of developments we believe are achievable given
the timing of market forces affecting the subject site.
Arbor Lakes Highway Monument in Maple Grove
Market Overview Page 12
County Road 10 Redevelopment Study
October 24, 2006
Timeframe Land Use Accessibility Trade Area Example Uses Site Size
1-5 Years Commercial
(retail or
service-retail)
Highway-oriented Neighborhood-
oriented (1 to 3
miles)
Small- to medium-sized
restaurant, dry cleaner, hair
salon, video rental
1-3 Acres
5-9 Years Commercial
or Mixed-Use
Highway-oriented
unless significant
change in
surrounding land
uses substantially
increases household
and/or worker
population within
walking distance
Community-
oriented (4 to 8
miles)
Multi-tenant office; if
mixed-use, neighborhood
retail with high-density
housing oriented toward
the rear of the site away
from roadway along with
connectivity to trails and
other nearby commercial
uses
3-5 Acres
10+ Years Commercial
or mixed-use
Highway-oriented
unless significant
change in
surrounding land
uses substantially
increases household
and/or worker
population within
walking distance
Regional Multi-tenant office; if
numerous amenities are
connected to or included in
the site, mixed-use could
include a variety of higher-
density housing types as
well as specialty or
shopping retail stores
5+ Acres
Recommendations
In order to maximize the potential of the site once employment begins to substantially increase in
the study area, we recommend the following course of action:
• Hold site for three to five years for future potential;
• Assemble adjacent parcels or partner with property owners of adjacent parcels in order to
create a sizable site that can incorporate amenities (e.g., public gathering spaces, sidewalks,
etc.) and have a mix of complementary uses (e.g., housing or office space with retail);
• If assembling adjacent parcels or partnering with adjacent property owners, be mindful that
it would be advantageous to have as much depth as possible to the site in the interest of
being able to situate any housing as far from CR 10 as possible;
• Introduce signage or monuments that indicate to CR 10 motorists that they are passing
through a defined district (e.g., gateway monument at I-35W);
• Promote redevelopment of nearby sites into higher-density land uses, as these new
developments will enhance the potential of the subject site to be developed at higher
densities;
• Where feasible, enhance connections to nearby neighborhoods, commercial developments,
and parks through the use of trails and sidewalks; or
• If it is necessary to develop the gas station site within one to five years, anticipate a small-
scale, highway-oriented development, but consider design guidelines that could make it
Market Overview Page 13
County Road 10 Redevelopment Study
October 24, 2006
easier for the development to be incorporated into a larger, mixed-use development at a
future date.
Given the projected growth of the study area, pressure to redevelop sites along CR 10 will increase
regardless of the recommended course of action above. In the absence of the above
recommendations, development potential will be limited to highway-commercial in the short term
and then shift to multi-tenant office over the long-term.
Item No: 6B
Meeting Date: Dec 20, 2006
Type of Business: Commission Business
City of Mounds View Staff Report
To: Mounds View Planning Commission
From: James Ericson, Community Development Director
Item Title/Subject: Review Applications for the Open Planning
Commission Seats
Introduction:
The City Council adopted Ordinance 741 in 2004 which clarified the process by which
applications for boards and commissions are reviewed and appointments made. The Council
recognized the value of having the respective board or commission review the applications
and forward its recommendation on to the Council for their action as a whole. In previous
years, the Mayor has made the appointments with the approval of the Council.
Discussion:
The terms of three commission members--Herb Zwirn, Michael Hegland and Mari Scotch--
expire at the end of the year. Of these three members, only Mari Scotch has indicated a
desire to continue serving on the commission. In addition, with Al Hull’s election to the City
Council, a fourth seat will need to be filled. The City has advertised in the Bulletin, Focus and
on the City’s website regarding the vacancies, and announcements have been made at City
Council meetings. Five applications have been received thus far for the four positions.
(Application deadline was December 15, 2006 at 4:30 pm.)
The following individuals have submitted applications to serve on the Planning Commission:
Keith Cramblit 5753 Bunker Hill Drive
Sherry Gunn 8120 Red Oak Court
Mari Scotch 7806 Gloria Circle
Laurie Shoop 2186 Lambert Avenue
Todd Langdon 2558 Ridge Lane
All of the above candidates have been invited to attend the Planning Commission meeting.
It has been pointed out to them that the Commission may ask questions of the candidates.
As has been done in the past, the candidates may be provided an opportunity to address the
Commission and provide additional information as to their background and desire to serve.
Recommendation:
After reviewing the applications and considering any statements made by the candidates,
each Commissioner will be asked to choose four candidates to forward on to the City Council
for appointment. A paper ballot will be passed out during the meeting and the recording
secretary will collect the ballots, tabulate the results and announce the four candidates
chosen. In the unlikely event of a tie, all candidates will be forwarded on to the City Council
for consideration.
Review PC Applications
Dec 20, 2006
Page 2
_____________________________________
James Ericson
Community Development Director
Attachments:
1. PC Applications
PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION
CITY OF MOUNDS VIEW
RAMSEY COUNTY, MINNESOTA
Regular Meeting
December 6, 2006
Mounds View City Hall
2401 Highway 10, Mounds View, MN 55112
______________________________________________________________________________
1. Call to Order
Chair Stevenson called the meeting to order at 7:00 p.m. December 6, 2006.
______________________________________________________________________________
2. Roll Call
Members Present: Chair Stevenson, Commissioners Hegland, Hull, Meehlhause (arrived at
7:15 p.m.), Miller, and Zwirn
Absent and Excused: Commissioner Scotch
Also Present: Community Development Director Ericson, Planning Associate Heller
______________________________________________________________________________
Index to Minutes Page
A. Continuation: DE2006-005 and MA2006-003: Consideration of a 2
Preliminary Plat for the Knollwood Place Townhouse Development, Applicant:
Integra Homes, Address: 12721 Overlook Drive, Dayton, MN
B. VR2006-010: Consideration of a Variance to Allow Additional Wall 3
Signage. Applicant: C.G.Hill, Address: 5150 Quincy Street.
C. CU2006-010 and VR2006-009: Consideration of a Conditional Use 4
Permit for an Oversize Garage and a Variance for a Two Foot Garage
Setback. Applicant: Gregory Busch, Address: 8410 Knollwood Drive.
D. Consideration of Resolution 853-06, a Resolution Establishing the 9
Planning Commission’s 2007 Meeting Schedule.
______________________________________________________________________________
3. Approve Minutes
A. October 18, 2006.
DRAFT
Mounds View Planning Commission December 6, 2006
Regular Meeting Page 2
________________________________________________________________________
MOTION/SECOND: Zwirn/Miller, to approve the minutes of the October 18, 2006 regular
Planning Commission meetings as slightly amended.
Ayes – 5 Nays – 0 Motion carried
______________________________________________________________________________
4. Citizens Requests and Comments on Items Not on the Agenda
None.
______________________________________________________________________________
5. Planning Cases
A. Continuation: DE2006-005 and MA2006-003: Consideration of a Preliminary Plat
for the Knollwood Place Townhouse Development, Applicant: Integra Homes,
Address: 12721 Overlook Drive, Dayton, MN
Planning Associate Heller reported on the continuation of a preliminary plat for the Knollwood
Place Townhome development. She informed Commissioners that Integra homes agreed to
install two additional yard lights at the street bend between buildings two and three, and four and
five. She indicated these smaller streetlights would offer additional lighting throughout the site
while not extending light into the neighboring properties.
Planning Associate Heller reported on the concern with having only one entrance/exit point for
the development. She stated she spoke to a Ramsey County traffic engineer about the concern
and was told the County had no rules or regulations determining the number of access points a
development needs. She stated the County leaves the decision up to the Fire Department and
would rather see access consolidation than additional driveways on County Road 10. Planning
Associate Heller mentioned the engineer looked at the site plan and determined the driveway was
exactly where the County would like it located. She also pointed out a stop sign is required at
the driveway for traffic exiting the development onto County Road 10.
Planning Associate Heller indicated the City’s consulting engineer, Bonestroo, did a great job
reviewing the plans and addressing items for inclusion to the site plan. She reported the parking
plan exceeds City Code requirements, therefore, additional parking would not be added, but all
other recommendations by Bonestroo would be addressed.
Commissioner Miller asked for the individual townhome driveway length.
Planning Associate Heller replied each townhome would have four parking spaces with two in
the garage and two on the driveway pad.
Planning Associate Heller reported receiving a call from a neighbor on Sherwood Place
requesting the privacy fence on the west side of the site be extended along the entire north end of
the development. She indicated the neighbors would at least like the chain-link fence currently
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on the 2925 County Road 10 lot to remain in place. Planning Associate Heller reported the cost
for a privacy fence along this area would be expensive. She stated Integra Homes agreed to
extend the privacy fence to the northwest corner of the site, and may extend the existing chain-
link fence and would leave the landscaping buffer around the site. She mentioned the neighbor
also had concerns with the infiltration pond and the safety of his small children. She reported the
infiltration pond should help another neighbor by having water drain from his property into the
pond.
Planning Associate Heller stated Staff would review and compare the homeowners’ association
bylaws to the bylaws of other townhomes across County Highway 10.
Planning Associate Heller mentioned Staff is working with Integra Homes and the Fire
Department to add sprinklers to most or all of the buildings.
Planning Associate Heller reported thePlanning Commission instructed Staff at the last meeting
to draft a resolution recommending approval of the request.
Commissioner Miller asked if enough lighting for safety and security would be provided around
the units.
Planning Associate Heller replied lighting would be located at the front door and on either side
of each garage door.
Commissioner Miller referred to page seven, paragraph two of the engineers report that states a
large number of issues need to be addressed and resolved; recommending approval of the
resolution should be contingent upon approval of the final construction plans.
Planning Associate Heller replied the recommendations would be added to the resolution.
Commissioner Miller asked why the Department of Health was involved with this project.
Planning Associate Heller replied for the water main extension.
Chair Stevenson stated the additions to the resolution address most of the Planning
Commission’s issues. He mentioned he liked that the park dedication fee is not yet determined
as it is still an issue. He remarked he is fine with passing this on in the current format and
allowing the City Council to handle the park dedication fee issue. Chair Stevenson entertained a
motion at this time.
MOTION/SECOND: Zwirn/Miller, to Approve Resolution No. 857-06, a Resolution
Recommending Approval of the Knollwood Place Preliminary Plat, Mounds View Planning
Case Numbers DE2006-005 and MA2006-003.
Ayes – 5 Nays – 0 Motion carried.
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Commissioner Miller asked where the request goes next.
Planning Associate Heller explained the request would go before the City Council on Monday
December 11, 2006. She explained any changes recommended by Council would go back to
Integra to address before submitting the final plat. She indicated Integra has six months to come
back with changes.
Chair Stevenson asked to have the address added to the resolution rather than just the legal
description.
Commissioner Meehlhause arrived at 7:15 p.m.
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B. VR2006-010: Consideration of a Variance to Allow Additional Wall Signage,
Applicant C.G.Hill, Address: 5150 Quincy Street.
Planning Associate Heller stated this is a public hearing to consider a request for a variance to
allow for increased sign area on a newly constructed addition to the building at 5150 Quincy
Street. She indicated Mr. Tim Hill, C.G. Hill & Sons, constructed an addition onto the east side
of their building, which gives the building good visibility from Interstate 35W.
Planning Associate Heller explained the Sign Code for building mounted signage allows for 100
square feet in an industrial area. She stated the C. G. Hill building has good visibility on the
front side of the building, the south wall facing County Road 10 and Program Avenue, and now
on the east side facing I-35W. Planning Associate Heller indicated C. G. Hill currently has two
approximately 50 square foot signs on the front and south walls of the building. She reported
Mr. Hill would like to install a 91.5 square foot sign on the east side of the building.
Planning Associate Heller stated the signage would be placed on the window panels located at
the top of the building. She explained the signage would be illuminated when the building is lit
from the inside.
Commissioner Miller asked how tall the letters would be.
Planning Associate Heller replied the letters would be three feet tall and 30.5 feet wide. She
explained the building is large and therefore the sign would not overpower the building.
Commissioner Miller asked if the signs on the other sides were the same size.
Planning Associate Heller replied the current signs are somewhat smaller.
Chair Stevenson asked if the intention was for the sign to be visible from I-35W.
Planning Associate Heller replied that was correct.
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Planning Associate Heller stated there are considerations to be taken into account. She
mentioned other similar variances have been approved in the past. She explained the Sign Code
is a flat 100 square feet no mater what size the building is.
Commissioner Miller asked what type of business this is.
Planning Associate Heller replied it is a manufacturing business.
Planning Associate Heller reported the seven criteria to be met for the variance are listed in the
staff report.
Chair Stevenson stated before the meeting he had a problem with the minimum size necessary
for visibility. He indicated that for the sign to be visible from the interstate, 91.5 square feet
probably is the minimum.
Planning Associate Heller stated she received a letter and a phone call from Bethlehem Baptist
Church supporting the request from C.G. Hill. She mentioned the east side of the building
directly faces the church on Program Avenue.
Commissioner Mehlhause mentioned he does not see a problem with the request since the sign
would face I-35W and the general public would not see it.
Chair Stevenson stated he did not want to change the Sign Code, rather each situation should be
considered on an individual bases.
Commissioner Miller pointed out and recommended corrections and additions to the resolution.
MOTION/SECOND: Hull/Meehlhause, to approve Resolution No. 856-06, a Resolution
Recommending Approval of a Variance for 91.5 Square Feet of Additional Exterior Building
Signage at 5159 Quincy Street; Planning Case No.VR2006-010.
Ayes – 6 Nays – 0 Motion carried.
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C. CU2006-010 and VR2006-009: Consideration of a Conditional Use Permit for an
Oversize Garage and a Variance for a Two-Foot Garage Setback. Applicant: Gregory
Busch, Address: 8410 Knollwood.
Planning Associate Heller reported on the consideration of a variance to allow a reduced setback
for a garage and a conditional use permit (CUP) for an oversize garage. She stated Mr. Gregory
Busch would like to expand his 576 square foot garage to approximately 1,124 square feet. She
explained Mr. Busch proposes expanding the garage with an eight-foot addition to the side of the
garage and extending back with a 16 X 22 addition.
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Planning Associate Heller reported the Zoning Code requires a five-foot setback from the side
property line for accessory buildings. She stated Mr. Busch is requesting a two-foot setback to
allow him to save the large red oak tree located behind the garage. She reported that the location
of the tree prohibits the garage from being able to expand the entire width towards the rear. She
stated the garage roofline would blend in with the existing lines that slope to the front and back
yards allowing water runoff to not run towards a neighboring house. She reported the closest
neighboring house is 22 feet from the property line.
Planning Associate Heller explained for a variance to be approved the applicant must meet the
seven criteria. She explained the applicant is applying for a variance because he wants to save
the oak tree that has been there for many years.
Planning Associate Heller stated the literal interpretation of the provisions in the Zoning Code
would not deprive the applicant of rights enjoyed by other properties. She explained the
placement of the tree in the back yard makes it impossible to expand the garage towards the rear
of the property.
Planning Associate Heller reported the tree is over 30 years old and was there before the home
was built. She stated granting the variance would not give the applicant any special privileges
denied to owners of other lands, structures, or buildings in the same district. She stated it would
not confer upon the applicant a special privilege in that every property owner has the right to
apply for a variance to improve the function and livability of their property. Planning Associate
Heller stated setback issues are the most common variance requests.
Planning Associate Heller stated the variance requested is the minimum variance that would
alleviate the hardship. She indicated the applicant is requesting a three-foot variance, which is
the minimum amount Mr. Busch feels is necessary for the proposed garage expansion.
Chair Stevenson asked why the applicant needs a 1,124 square-foot garage.
Mr. Gregory Busch, 8410 Knollwood, replied he has a large boat to store in the garage.
Commissioner Miller pointed out the structural drawing indicates doors to the rear of the garage.
Mr. Busch replied the doors would be used to drive the lawnmower out to the backyard.
Commissioner Miller asked if the appearance would conform to the house.
Chair Stevenson replied this was addressed and it would conform.
Planning Associate Heller replied it would look like a typical garage. She reported granting the
variance to allow the garage to encroach three feet into the side setback would not be materially
detrimental to the purpose and intent of the Zoning Code given that the applicant would like to
save a large healthy tree. Planning Associate Heller mentioned the City is currently working on
a tree ordinance to prevent trees from being cut down.
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Planning Associate Heller stated the proposed addition should not affect the supply of light or air
to adjacent properties, nor would it affect street congestion. She indicated the garage would not
increase the danger of fire, endanger the public safety, or decrease property values in the
neighborhood.
Planning Associate Heller addressed the Conditional Use Permit (CUP) next. She stated the
request for the CUP to construct the larger garage satisfies the requirements of the Mounds View
Zoning Code. She stated regarding the relationship to the Comprehensive Plan, the garage
would add value to the home and allow the applicant to store his boat. She mentioned the
applicant is currently making additional home improvements to his home. She stated Knollwood
Drive is entirely a single-family neighborhood with all the homes built in the mid-1970’s.
Planning Associate Heller stated the proposed garage would not be out of character in this area
since the addition would not be easily visible from the street and other homes on this street have
expanded their garages. She explained the front appearance of the garage would not look like
any oversized garage from the front as most of the addition is in the back. She mentioned that as
with other CUPs, it could somewhat block the view from some neighbors, however, this isn’t
typically an issue. She stated the garage would not be out of place in this neighborhood with
large lots.
Planning Associate Heller reported all zoning and code issues are satisfied with this request if the
variance is approved. She explained if the variance is not approved, the applicant would remove
the large tree and expand the garage only towards the rear of the property.
Planning Associate Heller stated she separated the variance and conditional use permit into two
separate resolutions. She mentioned a public hearing notice was published and mailed to all
property owners within 350 feet of the property. She stated Staff received no comments from the
neighbors regarding this request. Planning Associate Heller stated Mr. Busch talked to his
neighbor who indicated he has no problem with the request.
Chair Stevenson asked if the public hearing is for both the variance and the conditional use
permit.
Planning Associate Heller replied it was.
Commissioner Miller asked if there are other buildings located on the site.
Mr. Busch replied there is a shed located in the rear corner of the yard.
Chair Stevenson stated he wanted to discuss the shed issue further. He asked for the size of the
additional shed and stated it should be added to the third whereas on the conditional use permit
resolution.
Mr. Busch replied the shed is about 10 x 12 feet.
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Chair Stevenson stated he would like the resolution to state the total square footage does not
exceed 1800 square footage even with the 10 x 12 foot shed. He stated because it is a public
document and if it were questioned, it explains why the shed is allowed to remain.
Commissioner Miller asked where the shed should be addressed on the resolution.
Chair Stevenson replied at the third whereas.
Commissioner Meehlhause stated he is pleased the shed issue was addressed.
Chair Stevenson opened the public hearing opened on the variance at 7:37 p.m.
There were no comments voiced from the audience.
Chair Stevenson closed the public hearing on the variance at 7:38 p.m.
Chair Stevenson opened the public hearing on the conditional use permit at 7:39 p.m.
There were no comments voiced from the audience.
Chair Stevenson closed the public hearing on the conditional use permit at 7:40 p.m.
MOTION/SECOND: Meehlhause/Hull, to Approve Resolution 854-06, a Resolution
Recommending Approval of a Variance to Allow for a Two-Foot Side-Yard Setback for a
Garage at 8410 Knollwood Drive; Planning Case No. VR2006-009
Ayes – 6 Nays – 0 Motion carried.
Commissioner Zwirn asked Mr. Busch if he had thought about other options to deal with the tree.
He explained that over time the tree roots could cause major problems with the concrete in the
garage.
Mr. Busch replied he believes the garage is far enough away from the tree so that it would not be
an issue. He stated the garage would be eight to twelve feet from the root system of a tree that is
30 years old and well established.
Commissioner Zwirn asked Mr. Busch how the rooflines match up because it appears in the
photos that they do not.
Mr. Busch explained how the rooflines would match up to the house and garage.
Planning Associate Heller provided a photo of the existing home to the Commissioners and
pointed out how the rooflines would match up.
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MOTION/SECOND: Miller/Meehlhause, to Approve Resolution No. 855-06, a Resolution
Recommending Approval of a Conditional Use Permit to Allow for a 1,124 Square-Foot Garage
at 8410 Knollwood Drive; Planning Case No. CU2006-010, Subject to Recommendations for
the Shed.
Ayes – 6 Nays – 0 Motion carried.
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6. Other Planning Activity
A. Consideration of Resolution 853-06, a Resolution Establishing the Planning
Commission’s 2007 Meeting Schedule.
Community Development Director Ericson summarized the 2007 meeting schedule resolution.
He stated the schedule represents the usual first and third Wednesdays of every month except in
January to account for New Years Day and July to adjust for July 4, 2007.
Community Development Director Ericson explained the options for July 4, 2007, which is the
first Wednesday in July. He stated the options are to only hold one meeting in July or shift the
meetings to the second and fourth Wednesdays in July. He stated the summer months tend to be
busier, therefore, Staff recommends shifting the meetings to the second and fourth Wednesdays.
Community Development Director Ericson explained holding a meeting on the fourth
Wednesday would mean the Commission would meet again the following week which is the first
Wednesday in August. He stated Staff does not have a problem with this; however, August does
have five Wednesdays so the August meetings could continue the second and fourth Wednesday
schedule and putting the schedule back on track for September.
Community Development Director Ericson stated there do not seem to be other conflicts with
holidays that would fall midweek with the exception of November 21, 2007, the day before
Thanksgiving. He mentioned that if there are no planning cases for consideration, the meeting
could be cancelled.
Community Development Director Ericson stated the recommendation is to discuss options for
the Fourth of July and approve Resolution 853-06. He indicated the schedule has been drafted
with the August meetings falling on the second and fourth Wednesdays. He explained the
schedule could be amended based on Commission direction.
Chair Stevenson pointed out the third Wednesday is next to the fourth Thursday, which is
Thanksgiving so November 21, 2007 does not work.
Community Development Director Ericson replied this one could be left as a candidate for
cancellation. He stated that perhaps a three-week separation is an option.
Chair Stevenson stated they would only meet on November 7, 2006.
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Community Development Director Ericson replied should anything pressing arise, a special
meeting could be called. He stated he would make the changes to the resolution reflecting the
second meeting in November.
MOTION/SECOND: Stevenson/Miller, to Approve Resolution 853-06, a Resolution
Establishing the 2007 Meeting Schedule of the Mounds View Planning and Zoning Commission.
Ayes – 6 Nays – 0 Motion carried.
Community Development Director Ericson remarked Staff would amend Exhibit 1 of the 2007
Meeting Schedule on the back of the resolution.
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7. Next Planning Commission Meetings:
A. December 20, 2006
B. January 10, 2007 (Note Date Change)
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8. Adjournment to Agenda Session
There being no further business before the Planning Commission, Chair Stevenson adjourned the
meeting at 7:50 p.m.
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(The meeting immediately adjourned to the Agenda Session)
Respectfully submitted,
Jim Ericson
Community Development Director
Transcribed by:
Dianna Wise
TimeSaver Off Site Secretarial, Inc.