HomeMy WebLinkAbout1150-22 H2 Flats2MOUNDS VIEW PLANNING COMMISSION
RESOLUTION 1150-22
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESTOA
RESOLUCTION RECOMMENDING APPROVING OF A CONDITIONAL USE PERMIT, AND
DEVELOPMENT REIVEW, FOR A CLUB HOUSE AT H2 FLATS, 2662 SCOTLAND COURT
(PLANNING CASE MU2022-001)
WHEREAS, Paul Humiston (Paul Meyer Architects, Inc), representing the property
owner; H2 Flats LLC (Jason Quilling), is requesting approval of a Conditional Use Permit (CUP),
and a Development Review, to construct a Club House with administrative offices and amenities
at H2 Flats (formerly Scotland Green), located nearest to 2662 Scotland Court, legally described
as:
P I D: 07-30-23-14-0589
The East 1,495.00 feet of the South 633.00 feet of the Northeast Quarter of
Section 7, Township 30, Range 23, Ramsey County, Minnesota
WHEREAS, application materials were distributed to applicable agencies and Staff for
review. Comments were received from:
Scott Mareck, Senior Transportation Planner, Ramsey County March 24, 2022
Dan Edgerton, City Engineer, Stantec March 30, 2022
Isaiah Schoeman, Firefighter/Housing/Code Inspector, April 6, 2022
Patrick Hughes, Permit Coordinator, Wetland Specialist, RCWD April 13, 2022
Dan Wattenhofer, City Arborist April 14, 2022
WHEREAS, the property is zoned R-4 High Density Residential. The purpose of the R-4
district is to provide for high density residential uses and directly related complementary uses.
"Multiple -family dwelling" is a Conditional Use (Mounds View City Code §160.133(D), subject to
a CUP for its expansion; and,
WHEREAS, Mounds View City Code §160.450(E) states; "The Planning and Zoning
Commission shall consider possible adverse effects of the proposed amendment or conditional
use. Its judgment shall be based upon (but not limited to) the following factors":
1. Relationship to Municipal Comprehensive Plan;
2. The geographical area involved;
3. Whether the use will tend to or actually depreciate the area in which it is proposed;
4. The character of the surrounding area; and
5. The demonstrated need for the use.
WHEREAS, Mounds View City Code §160.425(B) establishes the criteria for granting
conditional use permits. The City Council shall consider the advice and recommendations of
Res 1150-22
Page 2 of 4
the Planning and Zoning Commission and the effect of the proposed use on the Comprehensive
Plan and upon the health, safety and general welfare of occupants of surrounding lands. Among
other things, the City Council shall make the following findings, where applicable (Findings in
italics):
1. The use will not create an excessive burden on existing parks, schools, streets and other
public facilities and utilities which serve or are proposed to serve the area;
FINDING: The use (Club House) will cause no additional impacts to public facilities.
Although the owner will be removing the outdoor sport courts, comparable
facilities are available at the adjacent Silver View Park.
2. The use will be sufficiently compatible or separated by distance or screening from adjacent
residentially zoned or used land so that existing homes will not be depreciated in value and
there will be no deterrence to development of vacant land;
FINDING: The use (Club House) should have no effect on adjacent residential properties.
The building will exceed minimum building setbacks.
3. The structure and site shall have an appearance that will not have an adverse effect upon
adjacent residential properties;
FINDING: The Club House will feature similar materials (brick, EIFS/stucco),
complementing the existing apartment buildings (1972).
4. The use, in the opinion of the City Council, is reasonably related to the overall needs of the
city and to the existing land use;
FINDING: The use (Club House) is reasonably needed for the existing land use (multi-
family), benefiting its residents, and provides amenities expected, if this were a
newer apartment complex.
5. The use is consistent with the purposes of this chapter and the purposes of the zoning
district in which the applicant intends to locate the proposed use;
FINDING: The use (Club House) is consistent with the City Code.
6. The use is not in conflict with the Comprehensive Plan of the city;
FINDING: The use (Club House) is not in conflict with the Comprehensive Plan, and relates
to the following:
Land Use Goals and Policies
Goal 1: Stabilize and strengthen neighborhoods
• Ensure redevelopment complements adjacent land uses and buffers
between different land uses when possible and establish vegetative
buffers when none exist.
Housing Goals and Policies
Goal 2: Maintain the residential character of Mounds View.
Res 1150-22
Page 3 of 4
• Preserve single-family neighborhoods.
■ Reinvest in multi -family properties.
• Redevelop the Mounds View Boulevard corridor.
7. The use will not cause traffic hazards or congestion; and
FINDING: The use (Club House) will have no additional impact to traffic or congestion.
8. Adequate utilities, access roads, drainage and necessary facilities have been or will be
provided.
FINDING: The project is required to obtain a Stormwater Permit from the City, under Rule
C. Requirements will be specific to the project site (Club House and adjacent
parking lot).
WHEREAS, Mounds View City Code §150.054 requires a Development Review of plans
for compliance and consistency with the City Code. Such review is duplicative of the CUP
review; and,
WHEREAS, a Public Hearing notice was published by the Shoreview Press on April 12,
2022, and mailed to property owners within 350' of the subject property. The Public Hearing will
be held by the City Council on April 25, 2022; and,
NOW, THEREFORE, BE IT RESOLVED, the Mounds View Planning and Zoning
Commission, based upon the above Findings, the Staff Report, and in consideration of public
testimony, hereby recommends Approval of a Conditional Use Permit, and Development
Review, with the following conditions:
The applicant/owner shall construct the project consistent with plans reviewed by the
Planning Commission (April 20, 2022), and City Council (April 25, 2022).
2. The Site Plan/Landscape Plan dated March 10, 2022, shall be revised to include 6
ornamental trees (instead of five). Plant species shall be consistent with the City
Arborists' recommendations (April 13, 2022 review). The existing four High Value
Specimen trees in front of the 2662 building shall be preserved, and the proposed
sidewalk shall go around them.
3. Prior to the Building Permit being issued, the applicant/owner will apply for, and obtain a
Stormwater Permit (Rule C) from the City. Control rates to 80% for the affected area
(i.e., the removed building and the new parking lot, not the entire site). Provide water
quality BMP(s) for the parking lot. If there was a BMP previously created for the
building, this could be used to meet the requirement.
4. Prior to the Building Permit being issued, the applicant/owner shall submit a Landscape
Escrow to the City equal to 150% of the cost of landscape plant materials and labor.
The City shall inspect landscaping on or about one year after installed, for survivability.
If 100% of survivability, then 100% of the escrow shall be returned. If landscaping is in
need of replacement, the applicant/owner shall replace, and a proportionate percentage
of the escrow shall be kept, and returned on or about one year after re -inspection, and
acceptance by the City.
Res 1150-22
Page 4 of 4
5. Prior to the Building Permit being issued, the applicant/owner shall reimburse the City
for any consulting costs (e.g. City Engineer, City Attorney).
6. The applicant/owner shall apply for all applicable permits within one year of approval of
the Conditional Use Permit, consistent with City Code §160.452(F) ) (Lapse of
conditional use permit by non-use).
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 201h day of April, 2021
Attest:
d, Comy Development Director