HomeMy WebLinkAbout2021-09-15 PC
PLANNING COMMISSION
REGULAR MEETING AGENDA
September 15, 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. Resolution 1138-21, Recommending an Amendment to the 2040
Comprehensive Plan
B. Discussion: Residential Fence Height
6. Reports
A. Upcoming Planning Cases & Activity
B. Staff Updates
C. Council Updates
D. Planning Commissioner Reports
7. Approval of Minutes: August 18, 2021
8. Next Planning Commission Meetings:
A. Wednesday, October 6, 2021
B. Wednesday, October 20, 2021
9. Meeting Conclusion
Item No: 05A
Meeting Date: Sep 15, 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: Resolution 1138-21, Recommending an Amendment to the 2040
Comprehensive Plan
Introduction:
Staff is requesting an amendment to the 2040 Comprehensive Plan, increasing allowable
residential density within Mixed Use areas, from 15-30 units per acre, to 15-50 units per acre.
Discussion:
In the near future, MWF Properties will submit applications for the Skyline redevelopment
project, 4889 Old Highway 8. The project will include a 120-unit apartment building on land
designated in the DRAFT 2040 Comprehensive Plan for “Mixed-Use”, with a density of 15-30
dwelling units per acre. Skyline will be proposed at 35 units per acre. Mixed Use is intended
(not required) to include a 60/40% mix of residential/commercial uses.
To continue, the DRAFT 2040 Comprehensive Plan needs to be adopted by the City Council
(September 13, 2021), and amended to allow a higher density (October 11, 2021). Staff is
proposing to change the Mixed Use density range from 15-30 units per acre, to 15-50 units per
acre. The City Council discussed this change at its August 2nd Work Session and directed Staff
to move forward.
For comparison;
Project Year # units # acres Density 2040 Comprehensive Plan Designation
Simons (planned) 2022 18 1.00 18 Mixed Use
Skyline (planned) 2022 120 3.42 35 Mixed Use
Gray Stone Flats 2020 126 4.07 31 Mixed Use
Boulevard 2019 60 3.26 18 Mixed Use
Bel Rae 2015 95 2.21 43 Mixed Use
Silver Lake Pointe 1995 83 2.78 30 Multi-Family Residential
Landmark Estates 1984 132 9.40 14 Multi-Family Residential
Scotland Green 1972 385 20.14 19 Multi-Family Residential
The City has not always followed the Comprehensive Plan regarding density. Gray Stone Flats
was likely an oversight based on unknown acreage size at the time the PUD was approved
(acreage fluctuated based on the vacation of Greenfield Avenue, and design of the cul-de-sac).
Skyline will have a similar experience related to land to be dedicated for Old Highway 8 right-of-
way, and right-of-way to be vacated by Ramsey County after the plat is approved. Bel Rae
Senior Living, when approved, was designated Mixed Use in the 2010-2030 Comprehensive
Plan, at a density of 6-17.4 units per acre. Compliance with the Comprehensive Plan is
interpreted by the City Council.
In any case, the Comprehensive Plan establishes a vision. Developers propose projects that fit
market demand. What gets built is often a compromise.
Item 05A
Page 2 of 2
The Mounds View Vision
A Thriving Desirable Community
Although the proposed density change is being triggered by the Skyline project, the change
affects every property designated for Mixed Use (84 acres). But, how, is a guess. For example,
the planned Simons project (18 unit density) is nowhere close to the 50 unit density proposed by
the amendment. Every project will be unique to its site characteristics.
Staff is proposing a maximum density of 50 units per acre (similar to Bel Rae), in order to avoid
having to amend the Comprehensive Plan for any foreseeable project. The amendment
process takes several months, and must be reviewed and approved by the Metropolitan
Council.
Amending the Comprehensive Plan will require an amendment to the Municipal Code regarding
allowable density. Staff is considering an overhaul of the PUD section of the Code.
Strategic Plan Strategy/Goal:
Continue BR&E program, maximize utilization of development space and current list of available
sites, encourage land owners to maintain their properties, & consider residential redevelopment
Financial Impact:
None
Recommendation:
Staff recommends approval. The City Council will hold a Public Hearing on October 11, 2021.
Respectfully,
Jon Sevald, AICP
Community Development Director
ATTACHED
Resolution 1138-21
2040 Comprehensive Plan; Chapter 2 (Land Use)
Density of Development (examples)
MOUNDS VIEW PLANNING COMMISSION
RESOLUTION 1138-21
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION RECOMMENDING AN AMENDMENT TO THE
2040 COMPREHENSIVE PLAN
WHEREAS, the 2040 Comprehensive Plan (the Plan) was adopted on September 13,
2021. Figure 2-2 (Future Land Use) and Table 2-3 (Density within Redevelopment areas)
identifies 84 acres guided for “Mixed Use”, intended (not required) to include a 60%/40%
residential/commercial component. The residential component of Mixed Use is intended to
include a density of 15 to 30 units per acre; and,
WHEREAS, the planned Skyline Redevelopment project, 4889 Old Highway 8, is within
an area designated Mixed Use, and planned to include 120-units of affordable housing. Its
residential component includes a density of 35 units per acre; and,
WHEREAS, the City Council discussed Mixed Use density at its August 2, 2021 Work
Session, providing a consensus to allow 15 – 50 dwelling units per acre. The higher density is
intended to allow flexibility for future mixed use projects, beyond the planned Skyline
redevelopment project; and,
WHEREAS, in consideration of the Staff Report, the Planning Commission recommends
amending the 2040 Comprehensive Plan; Table 2-3 (Density within Redevelopment areas), and
any applicable section of the Plan, to change Mixed Use density from 15-30 units per acre, to 15-
50 units per acre; and,
NOW, THEREFORE, BE IT FINALLY RESOLVED, that the Mounds View
Planning Commission directs Staff to forward this resolution to the City Council prior to
approval of the minutes.
Adopted this 15th Day of September, 2021
Gary Rundle, Chair
ATTEST:
(SEAL) Jon Sevald, Community Development Director
City of Mounds View | 2040 Comprehensive Plan
DRAFT September 21, 2020
Chapter 2: Land Use | 2-1
Neighborhood Meeting held for
proposed Crossroad Pointe apartments,
and Heartland Gun Club & Range (Sept
21, 2017). The project evolved into the
128-unit Gray Stone Flats, at Mounds
View Boulevard and County Road H2,
opening fall, 2021.
Chapter 2: Land Use
INTRODUCTION
This element of the Comprehensive Plan steers future development and
redevelopment of land across Mounds View. The city continues to face land
use challenges of a developed suburban community. This section responds to
those challenges in a manner that encourages growth and supports a high
quality of life.
The intent of the Mounds View Land Use element is to describe the overall
land use patterns throughout the city and how it relates to the city’s future
needs. State statutes and Metropolitan Council guidelines require specific
elements be addressed in the plan.
Thrive MSP 2040, adopted by the Metropolitan Council, has designated
Mounds View as a “Suburban” community – one that was primarily developed
in the 1980’s and into the 1990’s as Baby Boomers established homes. In May
2014, the Metropolitan Council estimated that Suburban communities will grow
by 159,000 residents, 76,000 households, and 161,000 jobs between 2010
and 2040. This represents growth of 22% in population, 27% in households,
and 43% in jobs, regionally.
The City of Mounds View intends for this plan to guide development and
redevelopment within the city to achieve the stated goals and policies for
balanced and efficient land use. Most of the development activity will occur
through redevelopment. The City anticipates that most opportunities for
redevelopment will occur along the Mounds View Boulevard corridor. As such,
much of the corridor is guided for Mixed-Use, with the intent of allowing
flexibility of residential and/or commercial redevelopment, at varying densities.
The Metropolitan Council encourages growth to occur around new and existing
activity centers. This type of land use can create places for people to gather
with a mix of retail, higher density residential, parks, and institutional spaces.
If properly integrated with the community, these places also help people move
around by foot, bicycle, transit, and other modes while diminishing the
dependence on the automobile. The City’s land use policies and strategies
reflect this regional strategy.
City of Mounds View | 2040 Comprehensive Plan
DRAFT September 21, 2020
Chapter 2: Land Use | 2-2
LAND USE PLAN PURPOSE
The land use plan is interrelated with all other elements, goals, and objectives
of the Comprehensive Plan. The purpose of the land use element is to
designate the type, location, and density of land uses in Mounds View. In doing
so, the City will consider the following:
• City goals and policies
•Natural resources
• Supportive elements, such as transportation, utilities, and drainage
• Existing and future problems
• Coordination with surrounding cities and metropolitan systems and
facilities
LAND USE GOALS AND POLICIES
The City has developed land use goals and policies which function as the
foundation of the plan as they define what the city should look like in the future.
Mounds View has based the future land use plan on these goals and policies.
The following are the land use goals and policies for Mounds View:
Goal 1: Stabilize and strengthen neighborhoods
• Establish and preserve neighborhood character through public
investments identified in the Capital Improvement Program (CIP).
• Stabilize neighborhoods through citizen-initiated and proactive
zoning code enforcement.
• Require impact studies to be completed when considering
developments which may significantly affect a surrounding
neighborhood.
• Ensure redevelopment complements adjacent land uses and
character. When considering development, preserve vegetative
buffers between different land uses when possible and establish
vegetative buffers when none exist.
Goal 2: Enhance the appearance of properties along Mounds View Boulevard
and establish a physical focal center for the city.
• Conduct proactive code enforcement of properties along the Mounds
View Blvd corridor.
• Complete pedestrian trails with connections to trail systems in
adjacent communities.
• Create a place that represents a unique and attractive destination.
• Ensure redevelopment and landscaping along the Mounds View
Boulevard Corridor enhances the corridor’s urbanizing character
while maintaining physical buffers from the motoring public.
• Develop a model for mixed-use districts along Mounds View
Boulevard.
Opinion Survey
The top three factors residents
like most about Mounds View are
(1) access to highways; (2, tied)
schools; and neighborhood or my
neighbors; and (3) my house.
Survey respondents commented
about the city’s large wooded lots,
quiet neighborhoods, and
proximity to services and
amenities.
General comments about what
respondents liked most about
Mounds View:
“Proximity to needed services &
businesses”.
“Proximity to Unity Hospital and
Cub”.
“Old trees, large lots. I like the
variety of dwellings. This is not
cookie-cutter suburbia.”
“Compost and organics recycling”.
“Large lots for a close suburb”.
“New roads”.
“Location close to town but yet not
too far north”.
“People need to be able to get
around when they have no car;
the walking and bike paths are
great to have. Thank you”.
City of Mounds View | 2040 Comprehensive Plan
DRAFT September 21, 2020
Chapter 2: Land Use | 2-3
Goal 3: Strategically invest in redevelopment opportunities.
• Continue Business Retention & Expansion (BR&E) efforts through
conducting BR&E visits, and promotion of Mounds View businesses.
• Identify sites deemed blighted or detracting from the city’s character
for potential façade improvements.
• When reviewing proposals to redevelop historically or culturally
significant buildings or sites, consider how these icons can be
repurposed or preserved as an alternative to their removal.
Examples include homes or businesses built before 1940 (consider
remodel & expansion before removal & replacing), and the Mermaid
statue (consider public subsidies for restoration).
• Include large parking lots in discussions related to potential
redevelopment of underutilized lands.
• Map opportunities to assemble properties.
• Encourage affordable housing in redevelopment.
• Meet the City’s goals of creating livable wage jobs on redeveloped
sites.
• Support new industrial businesses.
Goal 4: Encourage resident participation and active citizenship within the
community.
• Provide accurate, complete, and timely communications with the
public through official notices and social media.
Goal 5: Amend the Future Land Use Map and/or Zoning Map to support
changes when found that the proposed designation will not significantly create
adverse impacts to the surrounding neighborhood or community.
• Require supporting documentation for land use and zoning changes.
• Update the zoning code to conform to the Future Land Use plan.
EXISTING LAND USE
There is a variety of land use throughout Mounds View from parks and single-
family residential neighborhoods to commercial and industrial nodes. The city
consists mostly of single-family residential neighborhoods with most other
uses (e.g. multi-family, commercial, and industrial uses) clustered along and
around Mounds View Boulevard. Small parks and churches are scattered
throughout the quiet residential neighborhoods. The largest parks are
generally closer to multi-family residential, manufactured housing parks, and
commercial areas. The industrial areas are clustered around freeway access-
points.
Opinion Survey
General comments about what
respondents liked the least about
Mounds View:
“Nothing to draw outsiders, lack of
restaurants or central shopping.”
“Could be more walkable
destinations for families.”
“Mounds View is not a destination
city. It is a city that commuters
want to travel through, as quickly
as possible, to get to their jobs in
other cities. Mounds View does
not do a good job of managing
this traffic.”
“Lack of community
center/”downtown” area for
shopping. No stores and lots of
vacant old buildings, dining,
gathering.”
“Mounds View is thoroughly
bland, uninteresting, poorly
landscaped, uninspired, and the
government seems uninterested
in making it a “home town”. It has
zero character – it’s just another
place.”…
“Mounds View Boulevard appears
quite unkempt both the land and
businesses. Next, landlords
should be made more responsible
for upkeep of their properties.
Finally, if we’re building more
apartments, gear them toward a
more upscale population.
Mounds View has enough low
income housing.”
“Lack of grocery and retail. Lack
of quality shopping choices.
Overabundance of affordable
housing.”
City of Mounds View | 2040 Comprehensive Plan
DRAFT September 21, 2020
Chapter 2: Land Use | 2-4
RESIDENTIAL
Most of the land in Mounds View is used for single-family homes. The vast
majority of homes were built in the latter half of the twentieth century. Scattered
throughout these tree-lined neighborhoods are small neighborhood parks,
churches, and a few schools.
COMMERCIAL
At the center of the city and along Mounds View Boulevard are lands with a
wider variety of uses – from multi-family housing to commercial strip malls and
City Hall. Mounds View Boulevard is generally lined by commercial and office
uses, with multi-family, institutional, and industrial uses just off the Boulevard
and indirectly connected. Certain uses function as effective buffers between
the busy corridor and the quiet residential streets – including Silver View Park
and various multi-family housing developments.
INDUSTRIAL
The area around the interchange of Mounds View Boulevard and Interstate-
35W is the primary industrial area of the city. Retail and other commercial uses
work to provide an entrance to the city from the southeast at Mounds View
Boulevard and Old Hwy 8, but surrounding that area are a large number of
parcels used primarily for industrial purposes.
A second industrial area is on the far north edge of Mound View, bisected by
US Highway 10 from the rest of the city. This area is unique from the larger
industrial area previously mentioned because it hosts one large distribution
center. It is also accessed directly from County Road J on the edge of Mounds
View. Little traffic that is related to this use is expected through Mounds View.
MANUFACTURED HOUSING PARKS
The manufactured housing parks in Mounds View are also situated near I-35W
– though freeways may not function as an amenity for this use. One
manufactured housing park is situated between a freeway, an industrial area,
and a large park. The two others are lined by freeways on at least one side
and multi-family housing or duplexes on the others.
Manufactured Homes
Mounds View is home to three
manufactured housing parks, with a
combined 561 homes (11% of
households). The parks were established
during the 1960’s and are privately
owned. They are licensed and inspected
annually by Ramsey County Public
Health.
Towns Edge Terrace
City of Mounds View | 2040 Comprehensive Plan
DRAFT September 21, 2020
Chapter 2: Land Use | 2-5
EXISTING LAND USE MAP
Existing land use in Mounds View is shown by net acreage and percentage
of the whole in Table 2-1. On the following page, Figure 2-1: Existing Land Use
shows the distribution of those categories throughout the city.
Table 2-1: Existing Land Use Net Acres Percent Acres
Single Family, Detached 1,109.88 42%
Single Family, Attached 58.47 2%
Multi‐Family 86.10 3%
Manufactured Housing Park 80.03 3%
Retail and Other Commercial 74.56 3%
Office 40.35 2%
Mixed‐Use Residential 0.40 0%
Mixed‐Use Industrial 21.33 1%
Industrial and Utility 148.82 6%
Institutional 87.77 3%
Park, Recreation, or Preserve 128.58 5%
Undeveloped/Vacant 52.63 2%
Right‐of‐Way 538.21 20%
Open Water 61.90 2%
NWI Wetland 144.75 5%
Total City 2,633.79 100%
Mounds View Square
City of Mounds View | 2040 Comprehensive Plan
DRAFT September 21, 2020
Chapter 2: Land Use | 2-6 Figure 2-1: Existing Land Use
City of Mounds View | 2040 Comprehensive Plan
DRAFT September 21, 2020
Chapter 2: Land Use | 2-7
FUTURE LAND USE
Mounds View is a developed suburb. Updates to the land use map are more
detailed and less radical in nature. Updates to the future land use plan include:
• Consolidation of land use guide categories
• Development of the definition, and expansion of Mixed-Use districts
Because Mounds View is developed from edge-to-edge, new land uses will
occur through redevelopment. No significant impacts to infrastructure or a
need for additional services provided by the City – including sewage flow – are
expected as a result of population growth.
RESIDENTIAL
This comprehensive plan update comes with a simplified list of residential land
use categories compared to the previous update. The purpose of this
simplification is for easier compatibility of the zoning code and realization of
the City’s vision.
The 2030 Update had four residential categories: single-family, detached;
single family, attached; Multi-family; and Manufactured Housing Park. Each of
those categories was compatible with numerous zoning categories which
stifled the ability of the Comprehensive Plan to guide toward a defined vision.
The 2040 Update simplifies the guide categories and establishes a clearer
path for the application of the zoning code. The new designations are as
follows:
Single-Family Attached (SFA) includes single family residential units which
are attached to each other. Examples include two-family dwellings, three-
family dwellings or townhomes. The density limits within this category are
between 1 to 5 units per acre.1
Single-Family Detached (SFD) includes standalone single family residential
buildings with only one unit. Examples include single0family dwellings and
platted lots. The density limits within this category are between 1 to 5 units
per acre.
Multi-Family Residential (MF) includes land with one or more buildings and
three or more dwelling units which are attached to each other. Examples
1 In R-1 zoning district (2018), the minimum lot size is 11,000 sf (12,500 sf if corner lot).
Subtracting ROW, the density = 2.83 units per acre. In R-2 district (e.g. two-family
townhomes), the density = 5 units per acre.
New Neighbors
Mounds View Township was settled in the
early 1940’s with small homes built on
large wooded lots along dirt roads. When
regional sewer was extended into town in
the 1960’s, many of these large lots were
re-platted.
As time passed, many of the original
1940’s homes have aged poorly. For
those still on larger lots, if the property
value was less than the retail value of two
lots minus home demolition costs (e.g.
less than $180,000), the large lot becomes
a target for developers as a tear-down and
re-plat.
In Mounds View, there are about two or
three teardowns per year, often including
subdividing the large lot into two. There
are only a handful of these large lots left,
which can be subdivided, and still meet
the minimum lot dimensions required in
the Zoning Code.
Red Oak Drive
Chapter 2: Land Use | 2-8
City of Mounds View | 2040 Comprehensive Plan
DRAFT September 21, 2020
include fourplexes, apartments, cooperatives and condominiums. Density
expectations for this category are from 5 to 15 units per acre.2
Manufactured Housing Park includes land under single ownership that has
been planned and improved for the placement of mobile/manufactured
housing for dwelling purposes. Also includes land that has been planned,
improved and subdivided for the placement of mobile/manufactured housing
for dwelling purposes. The density expectation for this category is from 1 to 8
units per acre.3
COMMERCIAL
The commercial guide designations have been streamlined. The previous
2030 Update included four commercial designations and one commercial
planned unit development (PUD) designation. This 2040 Update includes two
commercial designations and one office designation.
Neighborhood Commercial is intended for those commercial uses which are
compatible within a residential neighborhood. Historically, retail businesses in
these locations have struggled, and many of them sit vacant or have uses such
as offices, which are not location dependent.
General Commercial is intended for retail and service businesses, often which
are auto dependent. Examples may include retail, restaurants, entertainment,
and gas stations. This category is a consolidation of the 2030 Plan’s
Community Commercial, Regional Commercial PUD, and Highway
Commercial.
Office is intended for offices and ancillary uses. An example is the Medtronic
complex, consisting of offices, laboratories, daycares, and other services
intended for those office employees.
2 In R-3 zoning district (e.g. 4+ unit townhomes) (2018), the density = 10.6 units per acre (e.g.
Pleasant View Townhomes, SW corner of Mounds View Blvd & Groveland Rd).
3 There are three manufactured housing parks. Colonel Village is 7.66 units per acre; Mounds
View Manufactured Home Park is 7.78 units per acre, and Townsedge Terrace Manufactured
Home Park is 6.92 units per acre.
The Corner Store
As neighborhoods grew, retail grocery
and convenience stores have come and
gone:
Simon’s Market (1946 – mid 1980 )
B & R Groceries (1958 – 1972)
Fedor’s (1961 – 2016)
Unknown name (? – 1965)
Tom Thumb / Sam’s Food Market /
Snap Market (1973 – 2016)
Penny’s Market / Country Club (1974
–1992)
7 Eleven / Super America (1973 ~
1992)
Walgreens (2001 – present)
Snyder’s (2005 – 2010)
CVS (2004 – present)
Aldi (2007 – present)
Competition with gas station
convenience stores and supermarkets in
neighboring cities have contributed to
local store closures. Today, many of
these former stores have been
repurposed for meat processing, liquor
sales, offices, and warehouses. Property
owners and city staff have struggled to
identify compatible reuses. The map
below shows former convenience and
grocery stores in red and current stores
in green.
City of Mounds View | 2040 Comprehensive Plan
DRAFT September 21, 2020
Chapter 2: Land Use | 2-9
INDUSTRIAL
Three Industrial designations have been combined into a single category.
The previous 2030 update included a Light Industrial, Heavy Industrial, and
Light Industrial PUD designation.
The 2040 Update streamlines the guide to a single Industrial designation.
Industrial guided areas are located around the interchange of Mounds View
Boulevard and Interstate-35W and north of State Highway 10 at Xylite Street,
as were the cases in the previous Update. Some small changes have been
made to guide certain parcels from Regional Commercial to Industrial, and
from Industrial to Office or General Commercial.
Industrial is intended for light manufacturing, warehousing, office-showroom,
and similar uses, in addition to a need for outside storage. Non-traditional uses
may be in Industrial areas which have similar needs (e.g. high ceilings and
open floor plans). Examples of these alternative uses include indoor sports
facilities and trampoline parks.
MIXED USE
Compared to previous updates, the Mixed-Use designation becomes a more
substantial category for guiding land use. The purpose of a Mixed-Use
category is to remove barriers for developments that have complementary
uses from two or more use categories – for instance a combination of multi-
family residential and office/retail uses together on one parcel, or one
neighborhood. The Future Land Use map includes two neighborhoods of
Mixed Use; (1) Mounds View Blvd & Groveland Rd; and (2) Mounds View Blvd
& Co Rd H2.
It is the intent – not requirement – that development within the Mixed-Use
designation be developed as a Planned Unit Development (PUD). The City
anticipates that Mixed Use districts will be redeveloped at 60% residential and
40% commercial. The density minimums and maximums for the residential
portion will be as follows:
• Mixed Use (MU) residential component: 15 to 30 units per acre4
The City of Mounds View seeks to achieve Mixed Use Districts by:
• Allowing development of multiple, complementary uses that support
one another.
• Promoting a walkable, sustainable development pattern that
supports alternative forms of transportation (walking, biking, and
transit) while still accommodating the automobile.
4 In the R-4 zoning district (2018), the density = 17 units per acre. The Gray Stone Flats PUD
(2020) will = about 30 units per acre.
Business, Retention & Expansion
Mounds View is home to about 140
businesses of various industries and
sizes. City Staff maintain an active
Business, Retention & Expansion
(BR&E) program, visiting each business
on a 3-year cycle. The intent is for City
Staff to be aware of the businesses’
activities and needs, and to provide
assistance when appropriate, from
providing information on sign regulations,
to connecting business owners wishing
to expand with representatives from MN
DEED and Greater MSP.
The greatest challenges that local
businesses have expressed include; lack
of employees; tax & utility rates; and lack
of space to expand.
By staying knowledgeable of available
properties and business needs, the City
can connect buyers and sellers. Since
the City is built-out, many businesses
can only expand by relocating outside of
Mounds View. This is a short-term loss
for the City but presents opportunities for
redevelopment of vacant and
underutilized properties.
City of Mounds View | 2040 Comprehensive Plan
DRAFT September 21, 2020
Chapter 2: Land Use | 2-10
• Demanding high quality design to ensure compatibility between
residential and commercial uses.
• Creating attractive, community-oriented development that positively
reflects on the identity and quality of life of Mounds View.
The City has conducted various studies5 and plans6 of the Boulevard corridor.
Such plans have presented an ideal vision, but challenges to redevelopment
remain. The Mixed-Use designation provides the flexibility to consider
opportunities, without needing to amend the Comprehensive Plan.
PARKS/OPEN SPACE
Park, open space and recreational facilities owned and operated by local,
regional, state and federal governments.
PUBLIC/SEMI-PUBLIC
Land use primarily for governmental, educational, religious, social or health
care facilities excluding clinics. Examples include nursing homes, private
hospitals, tax-exempt properties owned by federal, state, county, city or school
districts, private schools, fire stations, libraries, and tax-exempt properties
owned by churches and cemeteries.
UTILITY
An area or strip of land, either public or private, occupied by a power plant or
substation, electric transmission line, oil or gas pipeline, water tower, municipal
well, reservoir, pumping station, water treatment facility, communications
tower, or similar use.
5 Redevelopment Roundtable, April 7, 2018. Navigating the New Normal Workshop, ULI
Minnesota, June 14, 2012.
6 County Road 10 Redevelopment and Revitalization Plan, URS (2002). Premium Stop
Redevelopment Area Study, DSU/Bonestroo (2006)
Premium Stop Redevelopment Study, 2006
(DSU/Bonestroo/Stantec).
Concept plans included a mix of (west to
east): townhomes, senior condominiums,
office/retail, more townhomes, an apartment
building.
As of 2019, this area consists of (west to
east): apartments, senior/assisted living,
vacant land, single-family homes.
City of Mounds View | 2040 Comprehensive Plan
DRAFT September 21, 2020
Chapter 2: Land Use | 2-11
FUTURE LAND USE MAP
The 2040 future land use plan for Mounds View is shown by net acreage and
percentage of the whole in Table 2-2. On the following page, Figure 2-2 shows
the distribution of those categories across the city.
Over the decades, the land use category definitions have evolved. Note: no
changes to the future land use plan were made between 2030 and 2040.
Table 2-2: Future Land Use
2020 2030 2040
Acres / Percent Acres / Percent Acres / Percent
Single‐family
Detached
1,111 42% 1,115.3 42% 1,120 43%
Single‐family
Attached
58.5 2% 57.05 2% 55.6 2%
Multi‐family
Residential
86.1 3% 85.9 3% 85.6 3%
Manufactured
Housing Park
80.0 3% 80.0 3% 80.0 3%
Neighborhood
Commercial
‐ 0% 1.9 0% 3.7 0%
General Commercial 74.6 3% 71.7 3% 68.8 3%
Office 40.4 2% 46.4 2% 52.4 2%
Mixed Use 21.7 1% 30.4 1% 39.0 1%
Industrial 148.8 6% 159.1 7% 171.6 7%
Utility ‐ 0% 2.3 0% 2.3 0%
Public/Semi‐public 87.8 3% 82.3 3% 76.7 3%
Parks/Open Space 128.6 5% 131.5 5% 134.4 5%
Undeveloped 52.6 2% 26.3 1% ‐ 0
Right of way 538.2 20% 538.2 20% 538.2 20%
Open Water 61.9 2% 61.9 2% 61.9 2%
Wetland 144.8 6% 144.8 6% 144.8 6%
Total 2,635.0 2,635.0 2,635.0
City of Mounds View | 2040 Comprehensive Plan
DRAFT September 21, 2020
Chapter 2: Land Use | 2-12
Figure 2-2: Future Land Use
City of Mounds View | 2040 Comprehensive Plan
DRAFT September 21, 2020
Chapter 2: Land Use | 2-13
ANOKA COUNTY – BLAINE AIRPORT
The Anoka County-Blaine Airport is north and in proximity to Mounds View,
effecting certain land use regulations. Federal and state agencies have
established safety zones to ensure safety of aircraft operations. Land uses in
these zones must be consistent with FAA and MnDOT Aeronautics rules. For
more information regarding the Anoka County – Blaine Airport see Chapter 5:
Transportation.
POTENTIAL REDEVELOPMENT AREAS
Various underutilized sites have been identified in Mounds View that are prime
for redevelopment. Most of these sites are located along Mounds View
Boulevard, and in year 2019 take the form of vacant lots, vacant or
underutilized buildings, or oversized surface parking lots. Potential
redevelopment sites are listed in Table 2-3 and mapped in Figure 2-3. Such
sites may or may not be actively marketed for sale or lease by their owners. In
either case, the City markets such sites to inquiring developers and investors.
The City’s Economic Development efforts are restricted by the following:
• Land that is prime for redevelopment, but whose owners are not
interested in selling, or have priced the property above market.
• Land in which the highest & best use would require demolition of its
building. The cost of the property (land + building) is too expensive
when considering the building has no reusable value.
• Lack of available properties, five or more acres in size.
• Lack of access onto Mounds View Boulevard.
Since the 2030 Comprehensive Plan update, the City has assisted private
redevelopment efforts through acquiring small adjacent properties and
assembling into a larger project area. The EDA’s acquisition of property is
dependent upon adequate funding. Funding sources have varied, project by
project.
The EDA has and will consider Tax Increment Financing (TIF) and Tax
Abatement, as appropriate.
Table 2-3: Density within Redevelopment areas (Net Developable Acres)
Applicable
Districts
Density
p/acre
Current-2020 2021-2030 2031-2040
Net
Acre
Min.
Units
Net
Acre
Min.
Units
Net
Acre
Min.
Units
SFD 1-5 10 19 21 25 8 14
SFA 1-5 11 66 0 1 - -
MU 15-30 5* 160 66 366 13 60
*Mixed use acres represent the 60% expected residential development
The Mermaid Event Center
The Mermaid Lounge opened in 1966 on
the corner of Mounds View Boulevard
and County Road H, featuring a 25 foot
tall mermaid statue. The lounge has
expanded to include a bowling center,
three event halls, and a hotel. The
property includes 9.3 acres, and over
800 parking stalls. The expansive
parking lot allows the facility to hold
simultaneous events which maximizes its
capacity. The property changed owners
in 2018 and looks forward to a new
chapter at this key intersection. This may
include redevelopment of portions of its
parking lot for a use complementary to its
hotel and event center, in addition to the
restoration of its iconic statue.
City of Mounds View | 2040 Comprehensive Plan
DRAFT September 21, 2020
Chapter 2: Land Use | 2-14
Figure 2-3: Potential Redevelopment Sites
City of Mounds View | 2040 Comprehensive Plan
DRAFT September 21, 2020
Chapter 2: Land Use | 2-15
DOWNTOWN STUDY
The City Council and Planning Commission have expressed interest in
redevelopment along Mounds View Boulevard and public input has suggested
increased demand for a local downtown center. The Metropolitan Council has
emphasized the importance of developing dense activity centers where people
can live, work, and play. A center that is accessible by Mounds View residents
by foot could provide a place to gather and inspire unified identity for the
community. The most likely locations for a downtown center are around the
New Vision Cinema, The Mermaid, or Mounds View Square.
The Mixed-Use land use guide category may be used as a tool to encourage
this type of growth.
In the coming years, staff will study feasibility and alternatives for redeveloping
land to function as a town center for Mounds View. Land use studies will be
done in tandem with transportation studies, as each is largely dependent on
the other. For transportation related topics, see Chapter 5.
Opinion Survey
“Character. We are bland with
one stupid wide treeless
canal-like highway of cement
cutting down the middle with
some of the worst-timed stop
lights in the Twin Cities.
Nowhere to go, nothing to do,
no place to meet. We live
here, but go elsewhere for any
kind of social life.”
- Mounds View Resident
City of Mounds View | 2040 Comprehensive Plan
DRAFT September 21, 2020
Chapter 2: Land Use | 2-16
HOUSING
Many of the sites identified in Figure 2-3 are along Mounds View Boulevard,
prime for Mixed-use development including medium- to high-density housing
as an integral component. Projects in these locations are well situated to host
both affordable- and market-rate units as they often have greatest access to
services and amenities. For more information, see Chapter 3: Housing.
New housing units along Mounds View Boulevard may help increase the
number of available units in the city while maintaining the existing character of
adjacent residential neighborhoods by directing growth toward the corridor.
Support for – and improvement of – existing transit along the Boulevard will
help improve mobility, reduce congestion, and in turn help reduce the
likelihood of motorists driving-through residential neighborhoods, helping
maintain their quiet character. See Chapter 5: Transportation for more.
KEY EMPLOYMENT AREAS
Most employment areas within the city are located along Mounds View
Boulevard. The exceptions include schools and churches. The heaviest
concentration of jobs are in the industrial areas around the interchange of
Mounds View Boulevard and Interstate-35W. A secondary employment area
straddles the border of Mounds View and Blaine north of US Highway 10.
The Twin Cities Army Ammunition Plant (TCAAP) and Arden Hills Army
Training Site (AHATS) together comprise over two-thousand acres of land just
east across interstate-35W from Mounds View. Plans for redevelopment of the
massive site have spanned decades. In 2016, the City of Arden Hills and
Ramsey County, as a Joint Development Authority, selected a master
developer for the site. As development continues, the TCAAP and AHATS site
are expected to become key employment areas for Mounds View and
surrounding municipalities.
The Mounds View School district is consistently ranked among the Top 10
metro school districts. School district facilities within Mounds View include
Pinewood Elementary school (553 students), Edgewood Middle school (659
students), Bridges transitional school and the Area Learning Center.
Combined, these schools account for about 200 staff.
It is critical for Mounds View to maintain and attract employment opportunities
as a matter of quality of life for its residents. A self-sustaining community is
one that has a variety of uses, from residential to commercial and industrial.
Keeping jobs nearby means that residents of Mounds View have greater
opportunities to live near work, reduce their commute times, and be able to
spend more time doing other things.
Measures of employment intensity in key areas is shown in Table 2-4: 2040
Employment Intensity.
Medtronic
In 1970, the Mounds View City Council
denied a proposed 900-unit
manufactured housing park near the
North Starr Speedway (1950-1979), and
appointed a golf course study committee,
which recommended an 18-hole public
course and swimming pool. In 1995,
“The Bridges” 9-hole public course
opened. After consistently operating at a
deficit, the City closed the course in
2005, and sold the land to Medtronic.
Proceeds from the sale have been used
to supplement the City’s General Fund
by about $250,000 per year, between
2007 and 2033. Park Dedication Fees
were used to move the clubhouse to
Random Park, and construct park
shelters at Hillview and Lambert parks.
Medtronic’s Mounds View campus
opened in 2007 and focuses on research
& development of cardiac rhythm medical
devices. The campus includes three
office towers, a parking ramp, and land
for expansion. Employment fluctuates
between 3,000 and 3,300 employees and
is Medtronic’s largest campus. The
campus includes an employee walking
path, which according to Strava Labs
Global Heat Map, is the most used
walking path in Mounds View.
West of the campus are 43-acres of
wetland, flood plain and woods. This
land was donated to the City by Sysco
Foods for parks and open space.
Pending funding, there is an opportunity
to develop a loop trail system. It is likely
that such a trail would primarily benefit
Sysco and Medtronic employees with
limited use by residents because of
separation by US Highway 10.
Development of a trail would be
dependent upon donations from the two
businesses.
City of Mounds View | 2040 Comprehensive Plan
DRAFT September 21, 2020
Chapter 2: Land Use | 2-17
Table 2-4: 2040 Employment Intensity
APPLICABLE
DISTRICTS
Acres Mean
FAR
Working
acres
Working sqft Sqft/worker Workers
Neighborhood
Commercial
3.7 0.28 1.036 45128.16 1200 37
General
Commercial
68.8 0.28 19.264 839139.84 920 912
Office 52.4 0.64 33.536 1460828.16 600 2434
Mixed Use
(40% Com.)
15.6 0.28 4.368 190270.08 1200 158
Industrial/Utility 174 0.32 55.68 2425420.8 1500 1616
PROTECTING SPECIAL RESOURCES
As required by state statute, a municipality’s comprehensive plan must include
strategies for protection of special resources including solar access, historic
preservation, aggregate resources, and natural resources.
SOLAR ACCESS
Minnesota Statutes require an element for the protection and development
of access to direct sunlight for solar energy systems. The purpose of this
legislation is to prevent solar collectors from being shaded by adjacent
structures or vegetation and to ensure the availability of solar access. The City
of Mounds View will whenever possible protect access to direct sunlight for
solar energy systems on principal structures. The City will consider solar
access in the review of site plans and planning decisions.
The Metropolitan Council has calculated the gross and rooftop solar potential
for the City to identify how much electricity could be generated using existing
technology. The gross solar potential and gross solar rooftop potential are
expressed in megawatt hours per year (Mwh/yr) and these estimates are
based on the solar map for each community. Developed areas with low
building heights and open space areas have the highest potential for solar
development within the City. Many of the developed neighborhoods and some
natural areas in Mounds View have low gross solar potential due to existing
tree cover. Solar suitability is mapped in Figure 2-4 and calculated in Table 2-
5: Solar Suitability.
Table 2-5: Solar Suitability in Mounds View
Gross Gross Generation Rooftop Rooftop Generation
Megawatt hours per year
(Mwh/yr)
3,970,368 397,036 543,963 54,396
Mounds View Community Center
City of Mounds View | 2040 Comprehensive Plan
DRAFT September 21, 2020
Chapter 2: Land Use | 2-18
Figure 2-4: Gross Solar Potential
City of Mounds View | 2040 Comprehensive Plan
DRAFT September 21, 2020
Chapter 2: Land Use | 2-19
NATURAL RESOURCES
Vibrant natural amenities help make Mounds View thrive. Preserving and
retaining natural resources for the future is an important value in Mounds View
and across the region. The City is home to numerous parks, lakes, and
wetlands, which provide ecological and recreational benefits to residents.
These natural resources are shown in Figure 2-5. No new parks are planned
but the City will work to protect existing natural areas for future generations.
Mounds View will collaborate with adjacent communities, the Minnesota
Department of Natural Resources, the Rice Creek Watershed District, Ramsey
County, Anoka County, and the Metropolitan Council to protect and enhance
natural resources in the area.
Mounds View is a Minnesota Green Step City, Level 2 (2020) and considering
appointing a Green Step Advisory Committee to pursue additional endeavors.
HISTORIC PRESERVATION
Figure 3-1 illustrates the age of housing. There are no known historically
significant or potential historically significant sites in Mounds View. The
Mermaid statute (The Mermaid Event Center (1966) is culturally significant
The statute was removed in 2018 due to roof damage. Nearly historic
buildings include Moe’s (formerly, Pinewood Club (1940), Church Upon the
Rock (formerly, Red Oak School, 1940), Columbia Transit (1940), Simons
Sporting Goods and Simons Liquor (1946), and Fedor’s Pinewood Market
(1948). These buildings served as cornerstones of the Village after the War
years. Structurally and by appearances, these buildings have not fared well
over time. Within this Plan, a policy is established to consider adapted re-
use, prior to any demolition and redevelopment.
AGGREGATE RESOURCES
There are no aggregate sites in Mounds View. Therefore, there is no need
for the City to adopt any special measures to ensure the protection of these
resources. According to historic accounts, much of the “mounds” of Mounds
View Township were mined long ago. Remnants remain within the Arden Hills
Army Training Site (AHATS).
SilverView Park
City of Mounds View | 2040 Comprehensive Plan
DRAFT September 21, 2020
Chapter 2: Land Use | 2-20
Figure 2-5: Natural Resources
Density of
Development
Twin Cities Metropolitan Area Examples
Introduction
•Visualizing Housing Density
This presentation is designed to help visualize housing unit density in a variety of urban and suburban settings. Density is an important characteristic in relationship between land use and transportation, particularly in supporting successful transit service. However, density has many forms and applications and developments of the same density can have a very different look and feel. Density also has numerous definitions and methods of measurement. This presentation defines density by how many housing units are in a development designated for housing, dwelling units per acre (du/acre). In some cases, it is the parcels that comprise the subdivision. In others, it is area included in the development project or neighborhood block.
Key Points
•Density is a number of units in a given land area (project area, subdivision, parcel). In the residential developments used the land area includes all the area of the legal parcel or parcels.The maps show the land area definition for each project highlighted.
•In mixed use projects, density is the number of housing units divided by the land area of the mixed-use development (that includes area used for non-residential uses such as office or retail space).
•For questions about this presentation, contact John Kari at john.kari@metc.state.mn.us
Density of
Development
Suburban 3.3 units per acre Density of
Development
Suburban 5 units per acreDensity of
Development
Urban 7 units per acreDensity of
Development
Suburban 7 units per acreDensity of
Development
Urban 10 units per acre Density of
Development
Suburban 10 units per acreDensity of
Development
Suburban 15 units per acreDensity of
Development
Urban 16 units per acreDensity of
Development
Suburban 18 units per acreDensity of
Development
Urban 24 units per acre
mixed use
Density of
Development
Suburban 25 units per acreDensity of
Development
Suburban 28 units per acre
mixed use
Density of
Development
Suburban 28 units per acre
mixed use
Density of
Development
Suburban 32 units per acre (1)
mixed use
Density of
Development
Suburban 32 units per acre (2)
mixed use
2010 Land Use
Density of
Development
Urban 40 units per acre
mixed use
Density of
Development
Urban 45 units per acreDensity of
Development
Urban 46 units per acre
Mixed Use
Density of
Development
Suburban 46 units per acre
Mixed Use
Density of
Development
Urban 59 units per acre (1)Density of
Development
2010 Land Use
Urban 59 units per acre (2)Density of
Development
Suburban 64 units per acreDensity of
Development
Urban 74 units per acre (1)Density of
Development
2010 Land Use
Urban 74 units per acre (2)Density of
Development
Urban 74 units per acreDensity of
Development
Urban 79 units per acreDensity of
Development
Urban 80 units per acreDensity of
Development
Suburban 90 units per acreDensity of
Development
Urban 97 units per acreDensity of
Development
Urban 108 units per acreDensity of
Development
Urban 119 units per acreDensity of
Development
Urban 135 units per acreDensity of
Development
Urban 140 units per acreDensity of
Development
Urban 196 units per acre
Mixed use
Density of
Development
The Mounds View Vision
A Thriving Desirable Community
Item No: 05B
Meeting Date: Sep 15, 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: Discussion: Residential Fence Height
Discussion:
At the August 18, 2021 Planning Commission meeting, the Commission denied a Variance
request to allow a 6’ fence within a front yard. After the action, the Commission requested Staff
to research fence heights, if 4’ was too limited.
Attached, please find a comparison of residential fence heights. Four-feet is the standard height
in a front yard, although allowable heights vary for corner lot side (front) yards.
Strategic Plan Strategy/Goal:
N/A
Financial Impact:
None
Recommendation:
Staff does not recommend any changes.
Respectfully,
Jon Sevald, AICP
Community Development Director
ATTACHED
Fence Height Comparison
Comparison of Fence Height regulations for single-family residential zoning (Sep 2021).
Front Side
(street-side)
Rear Front Side Rear
Arden Hills 3'6'6'3'6'6'Within 10' Clear Vision Area (triangle), no fencing is
permitted.
§§1325.05(D)
Side/Rear yard adjacent to ROW: max 4' height at
property line. Max 6' height if setback min 1' from
property line.
Side/Rear yard adjacent to county/state/federal
roadway; max height of 10' ("Special Purpose Fence"
via CUP).
Within 40' Safety Vision Zone, max 2.5' height.
Within 10' triangle of driveway-to-street intersection,
max height 2.5'.
Mounds View 4'6'8'4'8'8'Within 30' sight corner (triangle), max height of 48"
chainlink (no solid fence).
§160.030
Within 30' sight corner (triangle), max height of 2.5'.
Front Yard: Req 75% of vertical surface plane be open
(e.g. chain-link, route-iron type, etc. is ok. No solid
fence.)
Roseville 4'4'6.5'4'6.5'6.5'Within 30' sight triangle, no traffic impedements §1012.02(C)
Side Yard adjacent to arterial roadway may be 6' if min
10' setback.
Rear yard adjacent to roadway may be 6'.
Berm height + fence height = max fence height + 1' (e.g.
1' berm + 6' fence in rear yard).
Spring Lake Park 4'6'6'4'6'6'Within 20' sight triangle, max height of 3'.§16.030(F)
7'4'Fridley
6'4'4'Shoreview
4'
New Brighton 3.5'6'6'
4'
6'§33.08(f)
Code RefNOTES
3.5'6'6'§4-450(4)
§205.080(D)(7)6'6'
§213.037'7'4'
Corner Lots Non-Corner Lots
Blaine 4'6 6'4'6'
DRAFT
PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION
CITY OF MOUNDS VIEW
RAMSEY COUNTY, MINNESOTA
Regular Meeting
August 18, 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 August 18, 2021.
______________________________________________________________________________
2. Roll Call
Members Present: Commissioners Farmer, French, Munson, Nelson, Rundle, and Stevenson.
Absent and Excused: Commissioner Monn.
Also Present: Community Development Director Jon Sevald and Council Member Gary
Meehlhause.
Index to Minutes Page
Resolution 1136-21, Variance to exceed permitted fence height in a 2
Front Yard at 5045 Rainbow Lane
Resolution 1137-21, Amending the Crossroad Pointe PUD Narrative 4
at 2390 Mounds View Boulevard
Approval of Minutes 6
_____________________________________________________________________________
3. Special Order of Business
None.
4. Citizens Requests and Comments on Items Not on the Agenda
None.
Mounds View Planning Commission August 18, 2021
Regular Meeting Page 2
________________________________________________________________________
5. Planning Cases
A. PUBLIC HEARING, Resolution 1136-21, Variance to exceed permitted fence
height in a front yard; 5045 Rainbow Lane
Community Development Director Sevald stated the applicant received a Zoning Permit in
November 2020 to construct a fence. The permit application was for a 4’ fence in the front yard,
with a portion tapering to 6’ in height near the house. The approved permit was for 4’ (not 6’).
Four-feet is the maximum fence height within a front yard. The house is on a corner lot, across
from Sunnyside Elementary School. The applicant has dogs which bark at the crossing guards
and other’s walking past. The intent of the taller fence is to block’s the dog’s view of
pedestrians, whereas a 4’ fence would not. The fence constructed is in violation of City Code
§160.030 (Fencing, Screening and Landscaping). The applicant was instructed to remove that
portion of the fence exceeding 4’ in height, or apply for a Variance. Staff recommended the
Planning Commission hold a public hearing and deny the Variance due to the fact there were no
unique circumstances on the property.
Commissioner Munson asked if fence heights were difference for corner lots. Community
Development Director Sevald reported a six foot fence was allowed on the side yard but the front
yard had a four foot fence height requirement.
Commissioner Nelson questioned how far the fence was setback from the street. Community
Development Director Sevald stated without the benefit of a survey he could not be certain but
he estimated the fence was setback 30 feet from the street.
Aaron Strand, 5045 Rainbow Lane, provided the Commission with background information on
himself. He discussed the improvements and repairs he has made to his property in Mounds
View. He noted the fence and landscaping was far from done at this point. He explained the
fence was installed to keep his dogs safe and to keep them from barking. He reviewed photos of
several corner lots that had tall landscaping instead of fences and requested that his variance be
approved.
Commissioner Munson inquired why the fence was built up towards the house. Mr. Strand
explained this was due to the steps that approach the house and noted the higher fence keeps his
dogs from seeing passing pedestrians on the steps.
Commissioner Munson questioned if the fence would be made all one color. Mr. Strand reported
he would be painting the fence all the same color.
Commissioner Nelson commented he was concerned with the fact Mr. Strand was aware of the
City’s requirements with respect to the fence and failed to follow them. Mr. Strand explained
the fence was somewhat of an experiment and he was hoping to keep the peace.
Commissioner Nelson asked what type of trees were planted on the property. Mr. Strand stated
he had planted several evergreens.
Mounds View Planning Commission August 18, 2021
Regular Meeting Page 3
________________________________________________________________________
Commissioner Farmer inquired what portion of the fence had to be four feet. Community
Development Director Sevald stated the portion of the fence along Rainbow Lane had to be four
feet in height. He indicated the portion of the fence along County Road H could be six feet in
height.
Commissioner Munson commented there were no unique circumstances on this lot that would
allow for a six foot fence along the front property line. Community Development Director
Sevald reported this was the case. Mr. Strand discussed the secondary fence he would be
installing to assist with further screening his property from the school.
Commissioner French explained he did not want to hear about a Pitbull jumping a four foot fence
and biting a school aged child. He stated from a safety perspective, he was supportive of the
proposed fence.
Commissioner Nelson indicated he did not see any unique circumstances for this variance
request, except for the fact that the applicant has barking dogs. He anticipated that if a Pitbull
wants to get over a fence, it would get over a fence. Mr. Strand commented he believed his lot
was unique because it was a corner lot that was adjacent to a school. He noted he had school
patrols in his yard every morning.
Commissioner Stevenson questioned if this variance were denied would the fence have to be
removed. Community Development Director Sevald explained the portion of the fence that was
higher than four feet would have to be reduced to four feet.
Commissioner Stevenson commented he had a safety concern with this fence. He stated the
entire portion of the fence along Rainbow Lane was four feet except for the portion next to the
home that had steps. Mr. Strand stated it was only a few feet of fence that was out of compliance
at this time. He indicated his neighbors did not object to the portion of fence that was six feet in
height.
Commissioner French asked what qualified as a unique circumstance. Community Development
Director Sevald stated this would be something on the property that was not created by the
property owner. He noted this property does have a small back yard. Mr. Strand noted his corner
lot was different because his dogs had to be in the front/side yard versus the back yard due to its
size. He commented it was not feasible to fence off the back yard due to the location of his
driveway.
Chair Rundle opened the public hearing at 7:45 p.m.
Chair Rundle closed the public hearing at 7:46 p.m.
MOTION/SECOND: Commissioner Stevenson/Commissioner Nelson. To approve Resolution
1136-21, a Resolution Denying a Variance to Exceed Permitted Fence Height in a Front Yard at
5045 Rainbow Lane.
Mounds View Planning Commission August 18, 2021
Regular Meeting Page 4
________________________________________________________________________
Ayes – 4 Nays – 2 (French and Munson opposed) Motion carried.
_____________________________________________________________________________
B. Resolution 1137-21, Amending the Crossroad Pointe PUD Narrative at 2390
Mounds View Boulevard
Community Development Director Sevald stated Gray Stone Flats was approved as a Planned
Unit Development (PUD). At the time (2019), the project was known as Crossroad Pointe. A
PUD may be approved with deviations from the minimum standards in the Municipal Code.
Those deviations are detailed in a PUD Narrative. It is the intent for projects to be constructed
“consistent” with plans approved by the City Council, but does allow some wiggle-room to occur
during construction, at Staff’s discretion. Staff was aware of the slight setback deviations at the
time the building permit was approved, and opined that the setbacks are consistent with the intent
of the PUD Narrative. After discussing with the developer, it was agreed to apply to amend the
PUD Narrative after a more recent survey was completed, and in the event the developer wished
to change the Landscaping Plan, and prior to the City issuing a Certificate of Occupancy. The
building received a Temporary Certificate of Occupancy in March, 2021. Landscaping was
installed in the spring. Proposed deviations from the Landscape Plan, include:
1. 5’ tall fence (existing) around the pet exercise area, and around the tot lot (not installed),
whereas, the PUD Narrative did not address the fence height. The maximum fence height
permitted in a front yard, is 4’. The purpose of the taller fence is to prevent pets from
getting loose.
2. Segmented wall panel fence (12’ wide, 8’ high) along a portion of County Road H2,
whereas, the maximum fence height permitted in a front yard, is 4’. The purpose of the
segmented fence is for aesthetics, not privacy. There will be gaps between the panels.
Community Development Director Sevald commented further on the request and recommended
denial of the five foot fence height request within the PUD Amendment.
Commissioner Nelson asked how long the segmented wall panel fence would be. Stevie
Johnson, Gray Stone Flats representative, reported the fence would be three separate sections.
Two of the sections would be 25’ long and the third section would be 6’ feet long. He clarified
for the record that the segmented fence would be 6’6” in height.
Commissioner Nelson questioned when the tot lot would be installed. Mr. Johnson stated the tot
lot would be installed next week. He requested the Commission allow the pet area to have a 5’
foot fence for safety purposes.
Commissioner Stevenson stated he could support the five foot chain link pet fence.
Mounds View Planning Commission August 18, 2021
Regular Meeting Page 5
________________________________________________________________________
Commissioner Farmer commented he could support this as well. He stated the Commission may
want to revisit City Code given the fact there have been a number of fence height variance
requests.
Commissioner Munson stated she supported the five foot pet area fence as well.
Further discussion ensued regarding pet ownership requirements for the apartment complex.
MOTION/SECOND: Commissioner Munson/Commissioner Nelson. To approve Resolution
1137-21, a Resolution Recommending Approval of an Amendment to the Crossroad Pointe PUD
Narrative for the property at 2390 Mounds View Boulevard approving a five foot chain link
fence around the pet area and up to 8’ for the segmented fence.
Ayes – 6 Nays – 0 Motion carried.
6. Reports
A. Upcoming Planning Cases & Activity
Community Dev elopment Director Sevald stated staff had no upcoming Planning Cases.
B. Staff Updates
Community Dev elopment Director Sevald provided the Commission with an update from staff.
He reported staff would be bringing the Comprehensive Plan to the Council for approval at an
upcoming meeting.
C. Council Updates
Council Member Meehlhause provided the Planning Commission with an update from the City
Council. He reported the Council discussed the potential plans for the Simon’s property and
noted the Council supported the developer paying park dedication fees.
D. Planning Commissioner Reports
Chair Rundle encouraged all residents to attend Festival in the Park activities on Friday, August
20 and Saturday, August 21.
Commissioner Farmer requested staff further investigate fence height requirements for other
cities and report back to the Commission at a future meeting.
Mounds View Planning Commission August 18, 2021
Regular Meeting Page 6
________________________________________________________________________
7. Approval of Minutes
August 4, 2021.
MOTION/SECOND: Commissioner Stevenson/Commissioner Munson. To approve the
Minutes of the August 4, 2021 regular Planning Commission meetings as presented.
Ayes – 6 Nays – 0 Motion carried.
8. Next Planning Commission Meeting:
A. Wednesday, September 1, 2021
B. Wednesday, September 15, 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
Transcribed by:
Heidi Guenther
Minute Maker Secretarial