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Home My WebLink About2021-08-04 PC PLANNING COMMISSION REGULAR MEETING AGENDA August 4, 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. PUD Concept Plan Review, 2840 Mounds View Blvd, 7861 Groveland Rd 6. Reports A. Upcoming Planning Cases & Activity B. Staff Updates C. Council Updates D. Planning Commissioner Reports 7. Approval of Minutes: July 7, 2021 July 21, 2021 8. Next Planning Commission Meetings: A. Wednesday, August 18, 2021 B. Wednesday, September 1, 2021 9. Meeting Conclusion Item No: 05A Meeting Date: Aug 4, 2021 Type of Business: Planning Case Planning Case: XXXX-XXX City of Mounds View Staff Report To: Planning Commission From: Jon Sevald, Community Development Director Item Title/Subject: PUD Concept Plan Review, 2840 Mounds View Blvd, 7861 Groveland Rd. Introduction: Sabry Sharara (developer) is requesting a concept plan review of a Mixed-Use Planned Unit Development (PUD) to be located at 2840 Mounds View Boulevard (former Simons/ABC Liquor), and 7861 Groveland Road (EDA property)1. The project includes a four-story building, with Mounds View Family Dental (relocated) and retail (speculation) on the first floor, and apartments above (market rate). Discussion: A concept plan 2 does not have the level of detail expected for a Development Review. The intent is for the Planning Commission/City Council members to provide individual opinions of the project. There is no formal Resolution or approval. These opinions will assist the developer in refining plans before submitting a formal application. The project will require approvals for: 1. Ordinance Amendment; §160.317(C)(2) regarding minimum project size. 2. Zoning Map amendment, from B-2 Limited Business to Planned Unit Development (PUD). 3. Subdivision, combining two parcels into one. 4. Conditional Use Permit (CUP) for a Planned Unit Development (PUD). 5. Development Review. Analysis: Project Area One acre. Ordinance Amendment 3 Mounds View Municipal Code; §160.317(C)(2); Minimum project size. The tract of land for which a mixed use PUD is proposed shall not contain less than four acres. Is the Planning Commission/City Council supportive of amending, or eliminating the minimum project size? The intent of a minimum project size is to encourage larger developments (e.g. Gray Stone Flats). This ordinance was amended in 2016, from five-acres to four-acres, because Gray 1 FYI: the EDA purchased 7861 Groveland Road in 2000, for $125,000. At that time, the Comprehensive Plan guided this property, Simons, and the PAK building for a mixed-use project. The City rented the house for some time, evicted the tenant for non-payment, and decided to get out of the landlord business because it was not profitable when considering the cost of maintenance, property taxes, legal fees, and staff time. The home was demolished in 2002. 2 Municipal Code, §160.318(B) (General Concept Plan) 3 Municipal Code, §160.450 (Procedure) Item 05A Page 2 of 5 The Mounds View Vision A Thriving Desirable Community Stone was too small of a project. An alternative is to amend the Municipal Code to allow apartment buildings (any zoning district) to include commercial space as a Conditional Use. Comprehensive Plan The 2030 Comprehensive Plan guides these properties as Mixed Use PUD. The DRAFT 2040 Comprehensive Plan guides these properties for Mixed Use (60% residential, 40% commercial), and a density of 15-30 units per acre (18 units is proposed). The building will be 65% residential, and 35% commercial (Amenities assumed to be for residential. Corridors excluded from calculations). Zoning Map Amendment4 From B-2 Limited Business, to Planned Unit Development (PUD). 2840 Mounds View Blvd is within the County Road 10 Overlay District. After platting, the entire property will be within the Overlay district, subject to higher design standards. Subdivision 5 The two properties will be subdivided into one property. Park Dedication 6 7 As part of the subdivision approval, the City Council may require a Park Dedication of 10% of land, or a fee in lieu. Fee Units EMV (land) 10% of EMV Total Fee Residential $3,500 p/unit 18 - - $63,000 Non-Residential EDA lot 10% of EMV (land) - $64,300 $6,430 $82,200 Simons lot - - $179,000 $17,900 $145,200 The fee structure does not consider Mixed-Use projects, but assumes one use or the other (not both). The Council may want to consider reducing the fee for this project. Conditional Use Permit Planned Unit Developments require a CUP. Development Review8 With exceptions, a Development Review is required for new primary buildings, and expansions exceeding 10% or 10,000 sq ft. Density Proposed: 18 units per acre. If zoned R-4, then the maximum density is 17 units per acre). The City Code includes contradictions regarding maximum 4 Municipal Code, §160.450 (Procedure) 5 Municipal Code, §158.20 ((Preliminary Subdivision Plan Application) 6 Municipal Code, §158.061 (Dedication of Lands) 7 2021 Fee Schedule 8 Municipal Code, §150.054 (Development Controls) Item 05A Page 3 of 5 The Mounds View Vision A Thriving Desirable Community density. Residential PUD’s are allowed a 10% bonus 9, although the exact density shall be determined by the City Council.10 A PUD is necessary in order to achieve the Developer’s desired density. Usable Open Space 11 Required: 625 sq ft per unit (11,250 sq ft, or 0.26 acres). The proposed Useable Open Space is not calculated. Green space is along the front and side yards. The Planning Commission should comment on what their expectations are for green space, and any “signature” amenities on the corner. Exterior Materials 12 TBD. Within the County Road 10 Overlay district, at least 50% of all wall finishes must consist of a combination of two of the following; brick, stone, glass, stucco, or a comparable material. The developer has provided a couple of exterior examples, but the finished are to be determined. The examples are more residential in character, (vs. commercial). The Planning Commission should comment on their expectations for architectural character, for both the primary building, and detached garages. The primary building’s location will provide a lot of exposure to west-bound traffic along the Boulevard. There is no dominate architectural style, when comparing adjacent buildings (Donnelly Stucco, Fast Lube, Steve’s Appliance, apartment building, and single-family homes). Setbacks Proposed Building Parking North (front) 5’ 20’? East (side) ? 5’ South (rear) 20’ - West (front) 20’ - As a PUD, setbacks are flexible. Within the Overlay district, it is intended for a maximum 5’ setback from Mounds View Boulevard. The primary building is set back 30’ from Groveland Road, while the north and south parking garages have a lesser setback (south garage has a 20’ setback). It is the intent of the City Code that detached garages not have a lesser setback than the primary building. 9 Municipal Code, §160.317(5) (Density Bonus) 10 Municipal Code, §160.316(F) (Density) 11 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. 12 Municipal Code §160.284(A) (Construction Materials) Item 05A Page 4 of 5 The Mounds View Vision A Thriving Desirable Community Staff recommends that the detached garages not have a lesser setback than the primary building. Access Access will be from the existing driveway (shared with Donnelly Stucco), and a driveway onto Groveland Road. The Boulevard driveway width will be reduced (32’ maximum width). Parking 13 Required Proposed Difference Res Com Res Com Res Com Covered 18 - 18 - 0 0 Surface 24 30+15 6 21+11 18 9+4 In the table above, commercial parking is shown as Dental + Retail. The project is deficient by 13 commercial surface stalls, and 18 residential surface stalls. For commercial parking, the developer’s proposal is based on known need for the Dental office. Retail use is speculative. For apartment parking, the developer is proposing to base the number of stalls on the number of beds: Qty Per Unit Extra TOTAL Covered Surface Surface Covered Surface 9 Studio 1 0 3 9 0 6 1 Bd Rm 1 0 6 0 3 2 Bd Rm 1 1 3 3 18 6 It is Staff’s opinion that the City’s parking requirements are excessive, but more research is needed. It is likely that shared parking may occur between residential and the dental/retail use. There is on-street parking on the east side of Groveland Road (no over-night parking). Landscaping 14 TBD. Required: Size Qty Req Overstory Deciduous Shade Tree 2.5” cal 3 Coniferous Tree 6’ ht. 5 Shrub 24” pot 30 Ornamental Tree 2” cal 5 Tree Preservation 15 TBD. There are a couple of trees of significant size. Consideration should be given if they can be preserved. 13 Municipal Code §160.342 (Schedule of Off-Street Parking Requirements); Medical, dental or hospital out-patient clinics: One space for each 100 square feet of net floor area (e.g. 3,001 SF ÷ 100 = 30 spaces) or seven and one- half spaces per doctor (e.g. 7.5 spaces), whichever number of parking spaces is greater; Retail store and service establishment: At least one off-street parking space for each 100 square feet of retail floor area (e.g. 1,508 SF ÷ 100 = 15 spaces), plus one per employee (unknown number). 14 Municipal Code §160.419 (Landscaping). Assumes building footprint = 6,300 SF, and site perimeter = 900’ 15 Municipal Code §160.415 (Tree Preservation and Landscaping) Item 05A Page 5 of 5 The Mounds View Vision A Thriving Desirable Community Screening & Buffering TBD. Utility Service Existing Surface Water Drainage TBD Trail The City plans to extend the trail along Mounds View Boulevard in 2022/2023. If development approval occurs prior to trail construction, Staff will recommend that the developer reimburse the City for their portion of the trail. Lighting/Glare TBD Signage TBD Construction Timetable TBD 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. The concept plan exceeds the following minimum requirements: 1. Mixed-Use project. The concept plan is deficient in the following minimum requirements: 1. Project size is one acre, whereas four-acres is required for Mixed-Use PUD’s. 2. Detached garages have a lesser setback (20’) than the primary building (30’), from Groveland Road. 3. Off-street parking is deficient 31 surface parking stalls. Respectfully, Jon Sevald, AICP Community Development Director ATTACHED Site Map Concept Plan 2840 Mounds View Blvd & 7861 Groveland Rd Override 1 Personal Property Tax Parcels Cities County Offices 7/30/2021, 1:19:16 PM 0 150 30075ft 0 40 8020m 1:1,200 Ramsey County Ramsey County MN UP UP 3001 SF DENTAL 100 1508 SF RETAIL 101 01 02 03 04 05 0706 08 09 10 11 21 20 19 18 17 16 15 14 13 12 11 10 09 APARTMENT DENTAL RETAIL SUPPORT 06 07 01 02 03 04 05 06 07 08 24' - 0"REQUIRED | PROVIDED 18 GARAGE STALLS | 18 GARAGE STALLS 27 SURFACE STALLS | 6 SURFACE STALLS (1 GARAGE STALL PER UNIT) +(15 SINGLE BEDROOMS + 3 DOUBLE) (1 SURFACE STALL PER BEDROOM IF >1) 30 SURFACE STALLS | 21 SURFACE STALLS (1 PER 100 USF)(20 REQUIRED FOR OPERATIONS) 11 SURFACE STALLS | 11 SURFACE STALLS (1 PER 100 @ SALES) (1 PER 500 @ STOR) APARTMENT DENTAL RETAIL TWO WAY LANDSCAPED/ USABLE OPEN SPACE +/-9,000 SF 30' - 0" CONIFER SCREENING 154' - 11 27/32"337' - 9 9/32"2 0 0' - 1 2 1/3 2"206' - 0"GROVELAND ROADM O U N D S VIE W B L V D ENTRY 1074 SF AMMENITIES 103 1,000 SF SALES PARKING REQUIREMENTSBUILDING DATA: • 6,300 SQUARE FOOT PAD • PROPOSED 4 STORIES • LEVEL 01 1. DENTAL: 3,000 SF 2. RETAIL: 2,280 SF 3. SUPPORT: +/-600 SF • LEVEL 02, 03 & 04 1. STUDIO: 3 PER LEVEL (9 TOTAL) 2. 1 BEDROOM: 2 PER LEVEL (6 TOTAL) 3. 2 BEDROOM: 1 PER LEVEL (3 TOTAL) 4. TOTAL: 18 UNITS 08 05 04 03 02 09 10 1106 05 04 03 02 0118 17 16 15 14 13 24' - 0"24' - 0" MEANS OF EGRESS ENTRY OUTDOOR PATIO OR MONUMENT SIGN PATIO/ GREENSPACE/ APARTMENT ENTRY EXISTING SHARED ACCESS (REDUCED) 12 20' - 0" 30' - 0"20' - 0"5' - 0"5' - 0"TRASH 01 RAIN GARDENBUILDING SETBACKPROPERTY LINEPARKING SETBACK30' - 0"PROPOSED PARKING SETBACK ENTRY FEATURE/ PATIO/ GREENSPACE/ 24' - 0"608 SF STUDIO 202 826 SF CORRIDOR 201 736 SF 1 BEDROOM 203 83 SF UTILITY 204 114 SF STAIR B 205 115 SF STAIR A 206 66 SF ELEV 207 739 SF 1 BEDROOM 208 1234 SF 2 BEDROOM 209 633 SF STUDIO 210 1 1.4 2 3 4 1.5 2.9 A B B.2 C 633 SF STUDIO 211 5 3001 SF DENTAL 100 1508 SF RETAIL 101 161 SF LOBBY 5 66 SF ELEV 6 117 SF STAIR A 7 116 SF STAIR B 9 1 1.4 2 3 4 1.5 2.9 51' - 7 3/8"67' - 9 1/16"11' - 1 15/32"15' - 3 1/32"A B B.2 C 24' - 7"21' - 10 25/32" 46' - 5 25/32"145' - 8 15/16"1074 SF AMMENITIES 103 5 Scale Date Drawn By Checked By Project Number 2051 RED OAK LANE LINO LAKES, MN 55038 763-553-7927 I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENCED ARCHITECT UNDER THE STATE LAWS OF MINNESOTA REGISTRATION NO: #####DATE: KRIS THIELEN THIELEN & GREEN As indicated 7/22/2021 3:32:03 PMA101 CONCEPTUAL DESIGN SD03 KPG KPG 07/22/2021 013MIXED USEDEVELOPMENT2840 MOUNDS VIEW BLVDMOUNDS VIEW, MN 5511207/22/2021 REVISION SCHEDULE NO. DESCRIPTION DATE N O T F O R C O N S T R U C T IO N 1/16" = 1'-0"1 CONCEPTUAL SITE PLAN 1/8" = 1'-0"2 SCHEMATIC LAYOUT - LEVEL 02 & 03 1/8" = 1'-0"3 SCHEMATIC LAYOUT - LEVEL 01 COVERED PARKINGCOVERED PARKINGDESIGN STYLE EXAMPLE SLOPED ROOFLINES CONSISTENT MATERIALS TO NEIGHBORHOOD LVL 1 COMMERCIAL DESIGN STYLE EXAMPLE DRAFT PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting July 7, 2021 Mounds View City Hall 2401 Mounds View Boulevard, Mounds View, MN 55112 ______________________________________________________________________________ 1. Call to Order The meeting was called to order by Chair Rundle at 7:00 p.m. for July 7 , 2021. ______________________________________________________________________________ 2. Roll Call Members Present: Commissioners Farmer, French, Monn, Munson, Nelson, Rundle, and Stevenson. Absent and Excused: None. Also Present: Community Development Director Jon Sevald and Council Member Gary Meehlhause. ______________________________________________________________________________ Index to Minutes Page Resolution 1135-21, Recommending Approval of a Preliminary Plat of 2 Anthony Properties, Second Addition; Amending the PUD Narrative for the O’Neil Property; and Approving a Development Review for Caribou Cabin; 24XX Mounds View Boulevard Approval of Minutes 5 _____________________________________________________________________________ 3. Special Order of Business None. 4. Citizens Requests and Comments on Items Not on the Agenda None. Mounds View Planning Commission July 7, 2021 Regular Meeting Page 2 ________________________________________________________________________ 5. Planning Cases A. Resolution 1135-21, Recommending Approval of the Preliminary Plat of Anthony Properties, Second Addition; Amending the PUD Narrative for the O’Neil Property; and Approving a Development Review for Caribou Cabin; 24XX Mounds View Boulevard Community Development Director Sevald explained Java Companies (developer) is proposing to construct a Caribou Cabin drive-thru coffee shop in the parking lot of the New Vision Theater. In 2019, Caribou began constructing “Caribou Cabins” a drive-thru only coffee shop. Caribou operates 291 coffee shops in Minnesota, of which, nine are Caribou Cabins, the nearest being in Fridley and Coon Rapids. Anthony Properties was approved as a Planned Unit Development (PUD) in 1998, and subdivided in 1999. As a PUD, lot sizes and setbacks are customized to the project. Most City Code requirements are considered a guideline, unless specified in the PUD Narrative. This project requires approvals of; (1) Subdivision; (2) Amendment to the PUD Narrative; and (3) Development Review of the coffee shop. Community Development Director Sevald explained the proposed Caribou Cabin will reduce the Theater’s parking lot by 34 parking stalls. The theater closed in March 2020 due to the Covid-19 pandemic closure of public venues. New Vision Theaters went into bankruptcy in July, 2020. AMC Theaters has taken over the lease, and intends to re-brand, and re-open in summer 2021, as AMC Classic Mounds View 15. Whereas New Vision had planned on remodeling the theater to include stadium seating, thereby reducing seating and parking by 50%, AMC has not communicated any plans for improvements. It is Staff’s opinion that the parking lot is more than adequate to serve the theater as-is, with the reduction of 34 parking stalls for the Caribou Cabin. Staff recommended the Planning Commission recommend approval of the Preliminary Plat, PUD Amendment and Development Review as requested. Commissioner Monn thanked staff for the detailed presentation. She discussed the proposed lot split and asked if there was a daycare on the property. Community Development Director Sevald explained the Bridge’s School was on a separate lot and had shared parking with the movie theater. He indicated Caribou Coffee and Bridge’s School were not competing uses and reiterated that staff did not see a concern with the parking on this site. Commissioner Stevenson agreed there were plenty of parking stalls for the movie theater on this site. Further discussion ensued regarding the parking stalls that would be given to Moe’s and Caribou Cabin, along with how the parking needs for the movie theater would change if it were to move to stadium seating. Commissioner Farmer commented he lives near the movie theater and he has never seen the parking lot full. He explained if the parking lot requirements were made decades ago, the requirements may be overly restrictive. He was of the opinion the parking lot was too big for the theater, and the Caribou Cabin was a good use for the space. Mounds View Planning Commission July 7, 2021 Regular Meeting Page 3 ________________________________________________________________________ Commissioner Monn indicated she believed this was a good plan for the area but she wanted to make sure the City was getting it right. She questioned where employees would be parking for the Caribou Cabin. Mark Krogh, representative for the applicant, estimated there would be three or four employees working at any given time and noted the coffee shop had 10 shared parking stalls that would be used by employees. He stated 90% of the coffee shop’s business would occur from 6:00 a.m. to 12:00 p.m. He indicated the coffee shop was an offsetting use to Moe’s and the movie theater. Commissioner Nelson stated this would be a great addition to Mounds View Boulevard and he agreed the hours of operation would not interfere with the movie theater. He asked how the Caribou Cabin would receive sewer and water lines. Community Development Director Sevald described the location of the water and sewer lines under the parking lot and noted both would be brought to the new lot. Commissioner Monn inquired how the existing Caribou Coffee in Mounds View would be impacted. Mr. Krogh explained this would be a decision made by Caribou corporate. He reported nothing has been said to him about closing the existing location. He noted each location has different traffic patterns. Commissioner Monn commented on the outdoor seating. Mr. Krogh stated if there appears to be a demand for more outdoor seating it could be added. Community Development Director Sevald indicated this was a great location along the Mounds View Boulevard corridor for outdoor seating noting the applicant would have to take into consideration the stormwater pond. Commissioner Nelson stated he supported the outdoor seating. Commissioner Monn questioned where the signage would be located. Mr. Krogh reviewed the site plan with the Commission noting the location of the sign. Community Development Director Sevald commented further on the uniform sign plan that was in place for the whole site noting the signs were supposed to be similar in nature. He explained Caribou was proposing to install a pylon sign. The Commission supported the proposed sign as is. Commissioner Monn asked how much traffic would increase on this site. Mr. Krogh reported Caribou completed their own internal traffic study and Caribou does not have any worries about how this intersection would manage traffic. He stated he does not have the actual traffic numbers in front of him. Commissioner Monn requested Caribou preserve as many trees as possible on the lot. Mr. Krogh explained he met with both the City and County arborist and the old growth trees will be trimmed and the scrub or overgrowth will be removed. Community Development Director Sevald commented there were a number of ash trees along the corridor that may have to be removed. Mounds View Planning Commission July 7, 2021 Regular Meeting Page 4 ________________________________________________________________________ Commissioner Nelson recommended the native grasses remain in place along the corridor. Commissioner Monn requested the applicant consider planting one more tree on the site, due to the number of trees that would be lost. Mr. Krogh commented he would be willing to work with the City on this. He then discussed how the stormwater pond would be maintained. Commissioner Farmer asked staff for further information regarding the trail easement. Community Development Director Sevald discussed the trail easement in further detail with the Commission noting the stormwater pond would be within the trail easement. Commissioner Nelson questioned how Lot 3 would be used by Moe’s. Cheng Lor, Infinity Properties, explained he was the owner of the Moe’s property. He discussed how Lot 3 would be combined to Moe’s property and would be used to provide additional outdoor/patio seating. Community Development Director Sevald questioned when construction would begin on the Caribou Cabin. Mr. Krogh explained construction was slated to begin in August 2021 and would be open by Thanksgiving. Commissioner Monn inquired how the movie theater would manage its snow storage without these parking spaces. Community Development Director Sevald reported the movie theater would have to find a new place to push its snow. MOTION/SECOND: Commissioner Nelson/Commissioner Stevenson. To approve Resolution 1135-21, a Resolution Recommending Approval of the Preliminary Plat, PUD Amendment and Development Review for the property at 24XX Mounds View Boulevard. Ayes – 7 Nays – 0 Motion carried. 6. Reports A. Upcoming Planning Cases & Activity Community Dev elopment Director Sevald stated he had no upcoming Planning Cases. B. Staff Updates Community Dev elopment Director Sevald provided the Commission with an update from staff. He discussed the progress that was being made on the Skyline Motel property noting an affordable housing project was being considered from MWF Properties. He indicated this project would require public funding from both the City and the State. He stated this project was not funded by the State in 2021, but was a priority for the State in 2022. He explained Fedor’s was sold and the building would be divided into separate spaces for new tenants. He updated the Mounds View Planning Commission July 7, 2021 Regular Meeting Page 5 ________________________________________________________________________ Commission on the updates that have been made to the Donnely Stucco property by the new owner. He explained there was a shortage on fence parts but the fence would be completed. C. Council Updates Council Member Meehlhause provided the Planning Commission with an update from the City Council. He explained AMC was supposed to be taking over the movie theater in Mounds View this summer. He stated the City Council approved the final payments for the HVAC improvements that were completed at City Hall, the Community Center and the Public Works buildings. He reported the Council discussed the maintenance of the City’s stormwater ponds at its recent worksession meeting. D. Planning Commissioner Reports None. 7. Approval of Minutes June 16, 2021. MOTION/SECOND: Commissioner Monn/Commissioner Munson. To approve the Minutes of the June 16, 2021 regular Planning Commission meetings as presented. Ayes – 7 Nays – 0 Motion carried. 8. Next Planning Commission Meeting: A. Wednesday, July 21, 2021 B. Wednesday, August 4, 2021 9. Adjournment There being no further business before the Planning Commission, Chair Rundle adjourned the meeting at 8:18 p.m. Respectfully submitted, Jon Sevald Community Development Director Mounds View Planning Commission July 7, 2021 Regular Meeting Page 6 ________________________________________________________________________ Transcribed by: Heidi Guenther Minute Maker Secretarial DRAFT PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting July 21, 2021 Mounds View City Hall 2401 Mounds View Boulevard, Mounds View, MN 55112 ______________________________________________________________________________ 1. Call to Order The meeting was called to order by Chair Rundle at 7:00 p.m. for July 21, 2021. 2. Roll Call Members Present: Commissioners French, Monn, Munson, Nelson (arrived at 7:03 p.m.), Rundle, and Stevenson. Absent and Excused: Commissioner Farmer. Also Present: Community Development Director Jon Sevald and Council Member Gary Meehlhause. Index to Minutes Page Concept Plan Review: Skyline, 4889 Old Highway 8 2 3. Special Order of Business None. 4. Citizens Requests and Comments on Items Not on the Agenda None. Mounds View Planning Commission July 21, 2021 Regular Meeting Page 2 ________________________________________________________________________ 5. Planning Cases A. Concept Plan Review: Skyline, 4889 Old Highway 8 Community Development Director Sevald stated 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 vary 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. Community Development Director Sevald explained 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. Staff requested comment from the Commission on how to proceed with this project. Peter Worthington, MWF Properties, discussed the senior development in further detail with the Commission. He explained he was proposing a four-story, 120 units of senior housing. He noted this would be a long narrow building along the highway. He indicated there would be a variety of colors and textures on the front of the building. Commissioner Monn thanked the developer for sharing this information. She appreciated the fact the Commission had a chance to review this request in order to provide feedback. She noted she visited several senior housing developments in the area. She suggested this project be mixed use with commercial uses on the ground level with residential on the second, third and fourth floors. She believed this would provide necessary amenities to those living within the development. Commissioner Monn requested further comment regarding the parking situation. Mr. Worthington reported he was providing 1.7 parking stalls per unit. He explained City Code requires 2.5 parking stalls per unit which was too high for a senior housing development. Community Development Director Sevald provided further comment on the City’s parking requirements and noted Metro Transit would be extending a bus line past this property. Commissioner Munson explained she has worked in home health care and reported there were a lot of services available to assist the elderly or aging population. In addition, there were a lot of different senior buildings to meet the needs of the baby boomers. Mounds View Planning Commission July 21, 2021 Regular Meeting Page 3 ________________________________________________________________________ Commissioner Nelson anticipated these senior living units would require closer to two parking spaces given how active seniors were. He recommended more than four handicap parking stalls be considered for this development. Chair Rundle stated this was the perfect place for senior housing and he anticipated the parking concerns could be addressed. Commissioner Stevenson asked if The Legends senior housing project had any parking concerns. Mr. Worthington reported this was a Dominium project and noted he was not aware of any parking concerns. Chair Rundle commented he liked the proposed front of the building. Commissioner Monn questioned if this would be a smoking or non-smoking building. Mr. Worthington reported this would be a non-smoking building. Commissioner Monn inquired if the building would allow pets. Mr. Worthington commented this has not yet been decided. Commissioner Monn asked what amenities would be provided in this building. Mr. Worthington stated this building would have a fitness center and community spaces. He noted this building would have independent living units and no nursing staff would be provided. Commissioner Monn indicated the City only requires three story buildings. She questioned if MWF would consider doing a mixed-use development with commercial uses on the first level. Mr. Worthington reported the economics of this do not work for this type of development. Community Development Director Sevald reported a PUD allows for flexibility on the building height. Commissioner Nelson inquired how tall the building would be. Mr. Worthington estimated the building would be 47 feet tall. Commissioner Nelson indicated there were a lot of TBD’s within this plan. Mr. Worthington stated this was a concept plan. He noted his intent was to proceed this year with the land use approvals, with funding and construction occurring in 2022. Commissioner Nelson asked what the setbacks would be for this building. Community Development Director Sevald reported the building would be close to Old Highway 8. He explained the PUD would allow for reduced setbacks. Commissioner Monn questioned if a fence was being considered along Old Highway 8. Mr. Worthington stated he had not considered this. Mounds View Planning Commission July 21, 2021 Regular Meeting Page 4 ________________________________________________________________________ Commissioner Monn recommended the developer consider how the highway noise would impact the proposed units. Mr. Worthington stated he has built other units that were as close or closer to major freeways and noise has not been a concern. Commissioner Nelson discussed the proposed density for this development. Community Development Director Sevald commented the PUD would allow for increased density beyond City Code requirements. Commissioner Stevenson asked if staff was proposing to amend the Comp Plan to allow for 50 units per acre. Community Development Director Sevald discussed the different levels of density that have been proposed in recent projects and stated this change came about from these projects. Commissioner Nelson questioned how big the senior housing units would be. Mr. Worthington estimated the units would be 550 to 975 square feet in size. Commissioner Monn commented on the high demand for studio apartments in Mounds View. Mr. Worthington stated this was common within market rate apartments but noted the needs for senior housing was different. Commissioner Monn encouraged the developer to consider having meaningful greenspace on the outside of the building for the seniors to enjoy. She asked how much space there would be between the senior living building and BioClean. Community Development Director Sevald estimated there would be 100 feet between the two buildings. Commissioner Monn suggested the developer consider having decks on the senior housing units. Chair Rundle thanked the developer for his time. Community Development Director Sevald summarized the comments received from the Commission and noted this item would go before the City Council on Monday, July 26, 2021. 6. Reports A. Upcoming Planning Cases & Activity Community Development Director Sevald discussed upcoming planning cases with the Commission. He noted he had a variance request that would be coming to the Planning Commission on August 18, 2021. In addition, a concept plan may be coming forward. B. Staff Updates Community Development Director Sevald provided the Commission with an update from staff. He explained the AMC theater was getting close to reopening after being rebranded. He stated the Caribou Cabin would be going to the City Council for consideration on July 26, 2021. Mounds View Planning Commission July 21, 2021 Regular Meeting Page 5 ________________________________________________________________________ C. Council Updates Council Member Meehlhause provided the Planning Commission with an update from the City Council. He noted former City Council Member Sherry Gunn was recognized at the last Council meeting for her 17 years of dedicated service to the City of Mounds View. D. Planning Commissioner Reports None. 7. Approval of Minutes None. 8. Next Planning Commission Meeting: A. Wednesday, August 4, 2021 B. Wednesday, August 18, 2021 ______________________________________________________________________________ 9. Adjournment There being no further business before the Planning Commission, Chair Rundle adjourned the meeting at 7:57 p.m. ______________________________________________________________________________ Respectfully submitted, Jon Sevald Community Development Director Transcribed by: Heidi Guenther Minute Maker Secretarial