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Home My WebLink About1068-17 MOUNDS VIEW PLANNING COMMISSION RESOLUTION 1068-17 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA A RESOLUTION RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR A MULTIPLE-FAMILY DWELLING GENERALLY LOCATED AT THE NORTHWEST CORNER OF MOUNDS VIEW BOULVEARD AND GROVELAND ROAD WHEREAS, the City of Mounds View Municipal Code, Section 1109.04, Subd 4 requires a Conditional Use Permit for Multiple-Family Dwellings within the R-4 High Density Residential zoning district; and, WHEREAS, the applicant, MWF Properties, LLC, representing Cynthia Johnson, owner of PID: 06-30-23-31-0029 and PID: 06-30-23-31-0030; and representing the State of Minnesota, owner of PID: 06-30-23-31-0031 and PID: 06-30-23-31-0241, has requested a Conditional Use Permit for a Multiple-Family Residential Dwelling within an R-4 zoning district These properties are legally described as: PID: 06-30-23-31-029 That part of Lot 48, Auditor's Subdivision No. 89 lying South of the North 300 feet front and rear thereof, except that portion taken for the Highway right of way purposes and, PID: 06-30-23-31-0030 Lot 49, Auditor's Subdivision No. 89, Ramsey County, Minnesota and, Resolution 1068-17 April 5, 2017 Page 2 PID: 06-30-23-31-0031 Parcel 1. Lot 50, except that part which lies Southwesterly of a line run parallel with and distant 100 feet Northeasterly of the Southwesterly boundary of said Lot 50, also except that part described as follows: Commencing at the Northwest corner of said Lot 50; thence East 7 feet along the North line of said Lot 50; thence Southerly 100 feet to a point of intersection on the West line of said Lot 50; thence North along said West line of said Lot 50 to the point of commencement; Auditor's Subdivision No. 89, Ramsey Co., Minn. The said excepted part of the above described property, the Southwesterly 100 feet has been taken by the State of Minnesota for public Highway purposes. Parcel 2. All that part of Lot 32, Auditor's Subdivision No. 89, Ramsey Co., Minn., described as follows, to-wit: Commencing at a point on the West line of Lot 50, Auditor's Subdivision No. 89, which point is 100 feet South of the Northwest corner of said Lot 50; thence South to a line 100 feet Northeasterly from and parallel with the Southerly line of Lot 32; thence Northwesterly on said parallel line 32 feet; thence Northeasterly to the point of beginning. and, PID: 06-30-23-31-0241 The South 135.00 feet, front and rear, of Lot 47, Auditor's Subdivision No. 89, lying westerly of the East 187.00 feet. WHEREAS, the City of Mounds View Municipal Code, Section 1125.01, Subd 1(e), states that the Planning and Zoning Commission shall consider possible adverse effects of the proposed conditional use. Its judgement shall be based upon (but not limited to) the following factors (Findings in italics): 1. Relationship to Municipal Comprehensive Plan. Findings: The Mounds View Comprehensive Plan, Figure 6 (Future Land Use Map) guides these properties for Mixed Use (MU-PUD). MU- PUD is defined as “Land containing a building or buildings with significant amounts of residential uses in combination with commercial and/or office uses. Sites with this designation should be developed as planned unit developments to provide flexibility to ensure that integrated efficient and well-planned development occurs. Examples include projects that could provide for a mix of Resolution 1068-17 April 5, 2017 Page 3 residential and commercial uses within single or multiple structures.” The Planning Commission finds that the proposed Conditional Use Permit is consistent with the residential component of the Mixed Use designation. 2. The geographical area involved. Findings: The proposed Conditional Use Permit for a Multiple-Family Dwelling is in harmony with uses permitted in the R-4 High Density Residential zoning district. 3. Whether such use will tend to or actually depreciate the area in which it is proposed. Findings: Any depreciation or increase in area property values is speculative. It is expected that approval of this Conditional Use Permit will be followed by a development of a multiple-family dwelling, which will improve the properties from its current vacant status, thereby improving the vibrancy of the neighborhood. 4. The character of the surrounding area. Findings: The character of the surrounding area along Mounds View Blvd (County Road 10) includes a mixture of commercial, single-family detached homes, and single-family attached townhomes. The character of the surrounding area along Groveland Road includes single-family detached homes. 5. The demonstrated need for such use. Findings: The need is demonstrated by the market demand for multiple family housing. WHEREAS, the City of Mounds View Municipal Code, Section 1125.01, Subd 3(b) states that in granting a conditional use permit, the City Council shall consider the advice and recommendation of the Planning and Zoning Commission and the effect of the proposed use on the Comprehensive Plan and upon the health, safety and general welfare of occupants of surrounding lands. Among other things, the City Council shall make the following findings where applicable (Findings in italics): Resolution 1068-17 April 5, 2017 Page 4 1. The use will not create an excessive burden on existing parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the area. Findings: The proposed 60-unit apartment will be adequately served by city parks (Groveland Park is one block north); public schools (Pinewood Elementary, Edgewood Middle School, Irondale High School); and water/sewer utilities are available from Groveland Rd or Mounds View Blvd. 2. The use will be sufficiently compatible or separated by distance or screening from adjacent residentially zoned or used land so that existing homes will not be depreciated in value and there will be no deterrence to development of vacant land. Findings: Sufficient screening and landscaping will be determined through the Development Review process. 3. The structure and site shall have an appearance that will not have an adverse effect upon adjacent residential properties. Findings: Appearance of the structure will be determined through the Development Review process. 4. The use, in the opinion of the City Council, is reasonably related to the overall needs of the City and to the existing land use. Findings: It is the City Council’s opinion that the redevelopment of these properties for an apartment building will increase the vibrancy of the Mounds View Blvd. corridor, and support local businesses along the corridor. 5. The use is consistent with the purposes of the Zoning Code and the purposes of the zoning district in which the applicant intends to locate the proposed use. Findings: The properties are zoned R-4 High Density Residential. The purpose of this district is to “provide for high density residential uses and directly related complementary uses.” 6. The use is not in conflict with the Comprehensive Plan of the City. Findings: The Comprehensive Plan guides these properties for Mixed Use (MU-PUD), intended for a “building or buildings with significant Resolution 1068-17 April 5, 2017 Page 4 amounts of residential uses in combination with commercial and/or office uses.” 7. The use will not cause traffic hazards or congestion Findings: Access is proposed on Groveland Rd, a four-way intersection with Mounds View Blvd. An approved access point will be considered at the time of subdivision approval, and Development Review approval. 8. Adequate utilities, access roads, drainage and necessary facilities have been or will be provided. Findings: Adequate public utilities are available from Groveland Rd or Mounds View Blvd. The 2015 Annual Average Daily Traffic (AADT) for this section of Groveland Rd is 1,250. The 2015 AADT for this section of Mounds View Blvd (CSAH 10) is 21,400. Mounds View Blvd. is classified by Ramsey County as a Minor Reliever with a projected 2030 AADT of 35,500. Access from this property is proposed on Groveland Rd, and will be approved through the subdivision and Development Review process. Drainage facilities will be addressed through the subdivision and Development Review process. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission recommends approval of this Resolution subject to the following conditions: 1. No development or construction on these properties associated with this Conditional Use Permit shall occur unless a Subdivision and a Development Review have been approved by the City Council, in accordance with the City of Mounds View Municipal Code. 2. Approval of this Conditional Use Permit shall expire after one-year unless a Subdivision and/or Development Review have been applied for, or unless the applicant has applied for and received an extension by the City Council, prior to this permit’s expiration. NOW, THEREFORE, BE IT FINALLY RESOLVED, that the Planning Commission directs staff to forward this resolution to the City Council prior to approval of the minutes. Resolution 1068-17 April 5, 2017 Page 5 Adopted this 5th day of April, 2017 Gary Stevenson, Chair ATTEST: James Ericson, City Administrator (SEAL)