HomeMy WebLinkAbout2021-07-21 PCMOUNDS VIEW
PLANNING COMMISSION
REGULAR MEETING AGENDA
July 21, 2021 - 7:00 P.M.
1. Call to Order
2. Roll Call
3. Special Order of Business
A. (none)
4. Citizens Requests and Comments Relating to Planning and Zoning Issues
Not Already on the Agenda. (Before speaking, please give your full name and
address for the record.)
5. Planning Cases
A. Concept Plan Review: Skyline, 4889 Old Highway 8
6. Reports
A. Upcoming Planning Cases & Activity
B. Staff Updates
C. Council Updates
D. Planning Commissioner Reports
7. Approval of Minutes: July 7, 2021
8. Next Planning Commission Meetings:
A. Wednesday, August 4, 2021
B. Wednesday, August 18, 2021
9. Meeting Conclusion
Item No: 05A
Meeting Date: July 21, 2021
Type of Business: Planning Cases
Planning Case: N/A
City of Mounds View Staff Report
To: Planning Commission
From: Jon Sevald, Community Development Director
Item Title/Subject: Concept Plan Review: Skyline, 4889 Old Highway 8
Introduction:
MWF Properties has submitted a concept plan for a 120-unit senior (55+) apartment building.
The building will be four stories above underground parking, and consist of one, two, and three
bedroom units. The project will be affordable housing, with income limits of 50% of the Average
Median Income (AMI). Maximum rents and income limits varies based on household size, and
the number of bedrooms. For example, in Ramsey County, a three -person household with two -
bedrooms, has an income limit of $47,250, and a maximum gross rent of $1,181 per month.
Discussion:
A Concept Plan Review is intended to solicit comments from the Planning Commission and City
Council, to assist the Developer in site planning. A Concept Plan does not have the detail
expected for a formal Development Review. The expectation is for individual members of the
Commission/Council to provide opinions. There is no formal action or Resolution. All opinions
are non -binding.
After Concept Plan Review, the Developer intends to submit an application for; (1) Rezoning
from Industrial (I-1) and Highway Business (B-3), to Planned Unit Development (PUD); (2)
Subdivision; and (3) Development Review.
Additionally, the City intends to amend the 2020 Comprehensive Plan (after it's adopted) to
increase the maximum density for properties guided as Mixed Use, from 30-units per acre, to
50-units per acre. The proposed project has a density of 34-units per acre. For comparison,
Gray Stone Flats has a density of 31 units per acre, and Bel Rae is at 45 units per acre.
Recent Project History:
The Skyline Motel was built in 1953, and was prominently visible from Interstate 35W, across
from the Twin Cities Army Ammunition Plant (TCAAP). Throughout the years, the Motel
experienced numerous police calls, Fire Code violations, and was a priority redevelopment site
for the City.
In 2018, a developer proposed a 61-unit apartment (affordable housing), with social service
offices. The project was not awarded Housing Tax Credits from the state. Thus, the developer
requested that the City assume the purchase agreement. In December 2018, the Mounds View
Economic Development Authority (EDA) purchased the motel for $1,332,271. The City
removed the motel and marketed the property for redevelopment. In 2019, a developer
proposed a hotel on the Skyline site and an office building on the adjacent vacant Bauer
Welding property (project was not financially feasible). In 2020, the City considered four
proposals; an assisted living facility; affordable apartments; and two separate self -storage
proposals. The EDA directed the first two developers to work together (Augusta Development
and MWF Properties). Augusta backed out of the project in spring 2020, due to lack of market
demand for assisted living.
In April 2021, the EDA and MWF Properties entered into a Preliminary Development
Agreement, including; (1) a 96-unit apartment building and (2) a 120-unit senior (55+) apartment
Item 05A
Page 2 of 5
building (both are affordable housing). One building to be on the motel site, and the other on
the Bauer property. Since April, MWF and Bauer did not agree to a land sale. Thus, MWF is
moving forward with a planned 120-unit senior apartment building at the Skyline site. The
Preliminary Development Agreement includes a purchase price ($1,550,000), recognizes the
need for public subsidies, zoning/land use approvals, and an escrow paid to the City to
reimburse city expenses, and an expiration date of December 31, 2022. This agreement is
necessary in order for the Developer to pursue public subsidies from the state. Separate from
the EDA, the City Council has informally agreed to include adjacent land owned by the City for
this project; 4943 Old Highway 8. The City purchased this property in 1996 to expand Old
Highway 8 into a four -lane road.
Analysis:
Lot Area 3.43 acres (approximately).
Zoning I-1 Industrial (EDA land), B-3 Highway Business (City land)
Comprehensive Plan Light Industrial, Light Industrial PUD (2010 Plan)
Mixed Use (2020 Plan)
Planned Unit Development Residential PUD's have a minimum project size of 3-acres.
Density Proposed: 35 units per acre. If zoned R-4, then 17 units per acre
is permitted (e.g. 58 units total, whereas 120 units are proposed).
Usable Open Space3
Exterior Materials
The City Code includes contradictions regarding maximum
density. Residential PUD's are allowed a 10% bonus', although
the exact density shall be determined by the City Council.2 A PUD
is necessary in order to achieve the Developer's desired density.
The 2020 Comprehensive Plan guides these properties for Mixed
Use (60% residential, 40% commercial), and a density of 15-30
units per acre. The City intends to amend the Comprehensive
Plan, to increase the density to 15-50 units per acre.
FYI: New Brighton is amending their 2020 Comprehensive Plan
for PUD's, from 50-units p/acre density, to 60-units p/acre.
Required: 625 sq ft per unit. Proposed: 470 sq ft (approximately).
Useable open space is not identified on the concept plan, but is
presumed to be the area north of the driveway.
TBD. The Developer has provided an example, which appears to
include a mixture of cultured stone, and siding with three color
tones. Whereas properties within the County Road 10 Corridor
Overlay District have design standards, there are none outside of
this district.
Municipal Code, § 160.317(5) (Density Bonus)
2 Municipal Code, § 160.316(F) (Density)
3 Municipal Code, § 160.012 Usable Open Space; A required ground area or terrace area on a lot which is graded,
developed, landscaped and equipped, intended and maintained for either active or passive recreation or both,
available and accessible to and usable by all persons occupying a dwelling unit or rooming unit on the lot and
their guests. The areas shall be grassed and landscaped or covered only for a recreational purpose. Roofs,
driveways and parking areas shall not constitute USABLE OPEN SPACE.
The Mounds View Visior
A Thriving Desirable Commu tt)
Item 05A
Page 3 of 5
Setbacks
Access
Parking:
TBD. The building will have a minimum setback of 24' from the
right-of-way, whereas 30' would be required if zoned R-4. As a
PUD, reduced setbacks are permitted.
The proposed access point has been reviewed, and informally
approved by Ramsey County. The driveway will access the
vacant part of the Bauer property. There will be a right turn lane
on Old Highway 8.
Metro Transit (MTC) will be extending bus route #4-804 past this
project, connecting downtown Minneapolis and the County Road
H park & ride. Staff has asked MTC to consider this project, when
assigning bus stops.
Required
Proposed
Difference
Covered
120
86
34
Surface
180
114
66
Proof of parking can be provided north of the driveway, but would
subtract from the Usable Open Space.
The developer is requesting a reduction in parking, and provided
the table below, comparing recent senior apartment buildings, per
unit vs. per bedroom.
Surface Covered Total 1BR 2BR 3BR Total Total Parking Parking
Parking Parking Units BR's p/Unit p/BR
Legends of Spring Lake Park 93 144 237 65 82 47 194 370 1.2 0.6
Legends of Columbia Heights 88 136 224 50 94 47 191 379 1.2 0.6
Legends of Silver Lake 59 129 188 139 30 0 169 199 1.1 0.9
Average 80 136 216 85 85 31 185 348 1.2 0.6
Skyline
114 86 200 68 44 8 120 180
In Staff's opinion, parking requirements in the City Code appear
arbitrary, and are difficult to calculate for many non-residential
uses. However, because most development projects have
occurred as a PUD (e.g. flexibility from the code), there has not
been cause to amend the Code. This project may be a cause to
reconsider parking standards.
It has been Staff's observation that many of our apartments with
divided garage stalls (vs. undivided garages) are used for secured
personal storage rather than parking, which increases demand for
surface parking and on -street parking. This should not be an
issue with Skyline (undivided parking garage), however, there is
no on -street parking on Old Highway 8.
Landscaping4 TBD
Tree Preservations TBD.
Municipal Code 1 60.41 9 (Landscaping)
5 Municipal Code § 160.415 (Tree Preservation and Landscaping)
The Mounds View Vision
A Thriving Desirable Community
Item 05A
Page 4 of 5
Screening & Buffering TBD
Utility Service Existing
Surface Water Drainage TBD. Storm water ponding is likely to occur in underground
chambers, or north of the driveway. If north, then this would
detract from potential need for Usable Open Space.
Trail Existing. A right-hand turn lane will require the trail location to be
adjusted.
Lighting/Glare TBD
Signage TBD
Park Dedication Fee $3,500 X 120 units = $420,000.
Construction Timetable TBD. Construction is dependent upon obtaining tax credits
through the Minnesota Housing Finance Agency (Oct 2021), and
bonding through Minnesota Management & Budget (Jan 2022).
Best case scenario is that construction will begin summer 2022.
Affordable Housing6
The Metropolitan Council assigns an "allocation of affordable
housing need" for each community, based on; forecasted growth,
existing affordable housing stock, and ratio of low -wage jobs to
low -wage earning residents.
2021-2030 Need
<30%
AMI
31 % -
50% AMI
51 % -
80% AMI
TOTAL
Mounds View
27
11
21
59
Skyline
0
120
0
120
Total Need (after Skyline)
27
0
21
48
To qualify for subsidies through the Minnesota Housing Finance
Agency, the following rent and income limits apply:
Max Rent per Unit
<30%
AMI
31% -
50% AMI
51% -
80% AMI
MV
Median'
1 Bedroom
$590
$984
$1,575
$928
2 Bedrooms
$708
$1,181
$1,890
3 Bedrooms
$818
$1,363
$2,182
It should be noted that the median rent in Mounds View ($928) is
less than rent limits for Skyline.
Income Limit per
Household Size
1
2
3
4
5
6
7
8
<30%AMI
$22,050
$25,200
$28,350
$31,470
$33,990
$36,510
$39,030
$41,550
31% - 50% AMI
$36,750
$42,000
$47,250
$52,450
$56,650
$60,850
$65,050
$69,250
6 Metropolitan Council, 2021-2030 Allocation of Affordable Housing Need (accessed July 16, 2021)
US Census Bureau, American Community Survey (Median Gross Rent, 2015-2019)
The Mounds View Vision
A Thriving Desirable Community
Item 05A
Page 5 of 5
Mounds View's median household income is $67,402, and median
household size is 2.68 persons.
The project works toward the Comprehensive Plan's goal for
Affordable Housing. In Staff's opinion, the project should include
units for earners less than 30% AMI. This project should provide
an option for existing Mounds View residents to age in place
within the community, and encourage turn -over of single-family
homes.
SUMMARY:
MWF Properties has submitted a Concept Plan for a 120-unit apartment building. A Concept
Plan does not require the level of detail expected for a formal Development Review. Planning
Commissioners are asked to provide individual opinions or suggestions to the Developer,
addressing any of the items above. All comments are non -binding.
The Concept Plan exceeds the following minimal requirements:
1. Exterior Materials.
2. Provides Affordable Housing.
The Concept Plan includes the following deficiencies:
1. Exceeds allowed density; 120-units are proposed, whereas 103-units permitted by the
2020 Comprehensive Plan (30-units p/acre).
2. Reduction in Usable Open Space, from 625 sq ft per unit (1.72 acres), to approximately
470 sq ft per unit (1.29 acres north of the driveway).
3. Reduction in parking.
Strategic Plan Strategy/Goal:
Support Redevelopment & Development Recruitment Efforts
Financial Impact:
TBD
Recommendation:
Staff requests that individual Planning Commissioners provide comments of what their
expectations are for this project. As a Planned Unit Development (PUD), the City may approve
the project with deficiencies from the City Code, but with the expectation that the project
exceeds other standards. In this case, the project is providing much needed affordable housing
Respectfully,
ArNasv
Jon Sevald, AICP
Community Development Director
ATTACHED
General Concept Plan, July 12, 2021
Exterior Example
Income Limits and Maximum Rents; Table N (MN Housing Finance Agency)
The Mounds View Visior
A Thriving Desirable Commwitt)
MWF PROPERTIES
7645 Lyndale Ave. S.
Minneapolis, MN 55423
MILLER HANSON ARCHITECTS
218 Washington Avenue North
Suite 230
Minneapolis, MN 55401
ACCESS DRIVE
IS APPROX. 580'
FROM WINDSOR
WAY, 770' FROM
MUSTANG DR.
SKYLINE
MOUNDS VIEW, MN
0 40' 80'
160'
GENERAL CONCEPT PLAN
ze
120 SENIOR DWELLING UNITS
• 68 1 BR Units
• 44 2BR/1 BA Units
• 8 3BR Units
• 86 Garage Parking Stalls
• 114 Parking Stalls on grade
_ 446-
Minnesota Housing Finance:ency Income Limits And Maximum Rents Da Run: 04/14/2021
Table N: Projects Placed in Service on or after 04/01/2021 I Page 31 of 44
County: Pope
Effective Date: 04/01/2021
Income Limits By Household Size
1 2 3 4 5
6
7 8
20% 10,860 12,400 13,960 15,500 16,740 17,980 19,220 20,460
30% 16,290 18,600 20,940 23,250 25,110 26,970 28,830 30,690
40% 21,720 24,800 27,920 31,000 33,480 35,960 38,440 40,920
50% 27,150 31,000 34,900 38,750 41,850 44,950 48,050 51,150
60% 32,580 37,200 41,880 46,500 50,220 53,940 57,660 61,380
70% 38,010 43,400 48,860 54,250 58,590 62,930 67,270 71,610
80% 43,440 49,600 55,840 62,000 66,960 71,920 76,880 81,840
---- Maximum Gross Rents By Bedroom Size(Post 1989) ----
0 1 2 3 4 5 6
20% 271 290 349 403 449 496 542
30% 407 436 523 604 674 744 813
40% 543 581 698 806 899 992 1,085
50% 678 726 872 1,007 1,123 1,240 1,356
60% 814 872 1,047 1,209 1,348 1,488 1,627
70% 950 1,017 1,221 1,410 1,573 1,736 1,898
• 80% 1,086 1,163 1,396 1,612 1,798 1,984 2,170
County: Ramsey
Effective Date: 04/0I /2021
Income Limits By Household Size
1 2 3 4 5
6
7 8
20% 14,700 16,800 18,900 20,980 22,660 24,340 26,020 27,700
30% 22,050 25,200 28,350 31,470 33,990 36,510 39,030 41,550
40% 29,400 33,600 37,800 41,960 45,320 48,680 52,040 55,400
50% 36,750 42,000 47,250 52,450 56,650 60,850 65,050 69,250
60% 44,100 50,400 56,700 62,940 67,980 73,020 78,060 83,100
70% 51,450 58,800 66,150 73,430 79,310 85,190 91,070 96,950
80% 58,800 67,200 75,600 83,920 90,640 97,360 104,080 110,800
---- Maximum Gross Rents By Bedroom Size(Post 1989) ----
0 1 2 3 4 5 6
20% 367 393 472 545 608 671 734
30% 551 590 708 818 912 1,007 1,10]
40% 735 787 945 1,091 1,217 1,343 1,468
50% 918 984 1,181 1,363 1,521 1,678 1,835
60% 1,102 1,181 1,417 1,636 1,825 2,014 2,202
70% 1,286 1,378 1,653 1,909 2,129 2,350 2,570
80% 1,470 1,575 1,890 2,182 2,434 2,686 2,937
TAX CREDIT INCOME LIMIT .RDF