HomeMy WebLinkAbout1154-22 Woodale Apartments, Zoning, Preliminary Plat, PUD, Dev RevMOUNDS VIEW PLANNING COMMISSION
RESOLUTION 1154-22
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION RECOMMENDING APPROVAL OF AMENDING THE ZONING MAP FOR 2310
MOUNDS VIEW BOULEVARD; PRELIMINARY PLAT APPROVAL OF WOODALE APARTMENTS;
CONTITIONAL USE PERMIT FOR A PLANNED UNIT DEVELOPMENT; AND DEVELOPMENT
REVIEW (PLANNING CASE MU2022-0030)
WHEREAS, Reuter Walton (applicant), representing property owner; Christen
Properties, LLC, is requesting approval of; (1) Zoning Map Amendment, from R-1 Single Family
Residential, to PUD Planned Unit Development; (2) Preliminary Plat approval of "Woodale
Apartments", (3) Planned Unit Development; and (4) Development Review. The project is
located at 2310 Mounds View Boulevard, legally described as:
PID: 083023310075
That part of the East 223 feet of the Northeast Quarter of the Southwest Quarter
of Section 8, Township 30, Range 23, lying Southerly of the center line of State
Trunk Highway #10-62. Ramsey County, Minnesota.
WHERAS, application materials were submitted on October 10, 2022, and distributed to
applicable agencies and Staff for review. Comments were received from:
Scott Mareck, Senior Transportation Planner, Ramsey County October 12, 2022
Nick Henly, Building Official October 12, 2022
Dan Edgerton, City Engineer, Stantec October 20, 2022
Isaiah Schoeman, Firefighter/Housing/Code Inspector October 24, 2022
Tyler McLetee, City Engineer, Stantec October 25, 2022
- Zoning Map Amendment -
WHEREAS, the property is zoned R-1 Single Family Residential, and is proposed to be
rezoned to PUD Planned Unit Development; and,
WHEREAS, Mounds View City Code §160.450(E) requires the Planning and Zoning
Commission to consider possible adverse effects of the proposed amendment based upon the
following factors (Findings in italics):
Resolution 1154-22
Page 2 of 9
1. Relationship to Municipal Comprehensive Plan;
FINDING: The Comprehensive Plan guides the property for Mixed Use (Figure 2-2: Future
Land Use), intending (not required) for a 60140% mix of residential/commercial.
Mixed Use residential density is 15-50 units per acre (project is 49 units per acre).
The requested rezoning to PUD is consistent with Mixed -Use, although the
planned project is 100% residential.
2. The geographical area involved;
FINDING: The project location, 2310 Mounds View Boulevard, is vacant. A house was
constructed in or prior to 1955, and demolished in 2010. Two wells were sealed
in 2010 (Minnesota Well and Boring Sealing No. H 289728, and H 289737).
3. Whether the use will tend to or actually depreciate the area in which it is proposed;
FINDING: There is no known depreciation impact to surrounding single-family properties.
4. The character of the surrounding area; and
FINDING: The character of the surrounding area includes single family, multi family
(assisted living), industrial, and Edgewood Middle School. During the
1980's11990's, the property was proposed to be included in "Mounds View
Business Park'; but was removed from the project. Mounds View Business Park
(zoned PUD) was developed on land north and south of the property. In 2012,
the adjacent properties to the northwest were rezoned from R-1 and B-3 to PUD,
and developed as Bel Rae Senior Living (Ordinance 848). The requested rezoning
from R-1 to PUD on the subject property is consistent with redevelopment
expectations of the area since the 1980's. Once zoned PUD, the subject property
may be developed as a PUD, with requirements by the City Council to mitigate
potential impacts to adjacent single-family uses. The Zoning Map amendment
itself, should not impact adjacent uses.
5. The demonstrated need for the use.
FINDING: The property is proposed to be developed for multi family residential such that a
Residential PUD is necessary, and must first be zoned PUD to allow this land use.
- Preliminary Plat -
WHEREAS, Mounds View City Code §158.020 includes requirements for Preliminary
Plats; and,
Resolution 1154-22
Page 3 of 9
WHEREAS, consistent with Mounds View City Code §158.020(D) (Review and comment
submittals), the Preliminary Plat, Grading and Erosion Control, Stormwater, Utility, and similar
plans, all dated October 10, 2022 were distributed to applicable agencies and staff for review
for comparison to requirements of the City Code, and Local Water Management Plan. Such
plans were found to be consistent, conditioned upon corrections stipulated in review letters
from Dan Edgerton (October 20, 2022), Jon Sevald (October 25, 2022), and Tyler McLeete
(October 25, 2022). A report was prepared and submitted to the Planning Commission on
November 2, 2022.
- Conditional Use Permit for a Planned Unit Development; and, Development Review -
WHEREAS, Mounds View City Code §160.318(C)(6) establishes PUD Review and
evaluation criteria (Findings in italics):
6. Adequate property control is provided to protect the individual owner's rights and property
values and the public responsibility for own maintenance and upkeep;
FINDING: The developer has a purchase agreement for Phase 1; a 140-unit apartment, and
will own the building. Phase/ will cost $28.7 million to construct. For
comparison, the 2022 Estimated Market Value (EMV) for Bel Rae Senior Living;
$11.4 million; and Gray Stone Flats: $19.8 million.
7. The interior circulation plan, plus access from and onto public rights of way does not create
congestion or dangers and is adequate for the safety of the project residents and the general
public,
FINDING: Phase/ has a capacity of 196 vehicles. Phase/1 has a capacity of 210 vehicles
(est.). All traffic will exit onto Woodale Drive. Woodale Drive & Mounds View
Boulevard is a signalized intersection.
8. A sufficient amount of usable open space is provided;
FINDING: sq ft of Usable Open Space may be determined to be sufficient by the City
Council. The project is adjacent to Edgewood Middle School, which includes 14-
acres of wooded open space on public land, and is % mile from Rice Creek North
Regional Park.
9. The arrangement of buildings, structures and accessory uses does not unreasonably disturb
the privacy or property values of the surrounding residential uses;
Resolution 1154-22
Page 4 of 9
FINDING: Phase 1 will include one 140-unit apartment building. Phase 1 & 11 will be situated
such that surface parking will be mostly screened from street view by the
building(s). Western (adjacent to R-1) screening will include 8' tall coniferous
trees, which will grow to 40' — 60' in height at maturity. These trees grow about
1' per year. Homes to the east will be screened by a combination of a retaining
walls and fence, with a total height_'-_-. (adjacent to R-1 district).
10. The architectural design of the project is compatible with the surrounding area;
FINDING: Architectural design will have similar characteristics to Gray Stone Flats, but
without balconies or hip roof.
11. The drainage and utility system plans are submitted to and subject to the approval of the
Director of Public Works/Parks and Recreation;
FINDING: The Grading & Drainage plan has been reviewed by Public Works, and Stan tec
(City Engineer). Stormwater management will be in underground chambers
(under parking lot). Approval of the drainage & utility system will coincide with
approval of the Preliminary Plat, Final Plat, and issuance of applicable building
and land disturbance permits.
12. The development schedule insures a logical development of the site which will protect the
public interest and conserve land;
FINDING: Phase 1 construction is dependent upon receiving financial assistance from the
City ($1.8 million TIF), Ramsey County ($2.5 million ARPA Housing Development
Readiness Solicitation), and Minnesota Management & Budget/Minnesota
Housing ($ million). If funded (2023), construction must begin June 2023, and
completed October 2024. The project cost is $28.7 million. There is no timetable
for Phase 11.
13. The development is in compliance with the requirements of Ch. 154 [Floodplain
Management], 155 [Surface Water Drainage Management and Development Controls], 156
[Construction Site and Land Disturbance Runoff Control], 158 [Subdivision] and 159
[Wetland Zoning] of this code of ordinances, and,
FINDING: Compliance is conditioned upon approval of the Preliminary Plat, Final Plat,
Building permits, and applicable land disturbance permits.
14. Dwelling unit and accessory use requirements are in compliance with the district provisions
in which the development is planned.
FINDING: Dwelling unit requirements is sufficient, as determined by this Resolution (PUD
and Development Review). There are no accessory uses proposed.
Resolution 1154-22
Page 5 of 9
WHEREAS, Mounds View City Code §160.452(B) establishes the criteria for granting a
Conditional Use Permit (Findings in italics):
15. 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: Based on Staffs analysis of population per household data analysis provided by
the Metropolitan Council, Staff estimates the 140-unit apartment building will be
home to 343 residents, including 72 residents that are school -age.
_ # of units
Age 0-4
Age 5-17
Age I8+
Total
1-bedroom
35
1.19
1.54
43.51
2-bedroom
70
16.31
25.62
120.05
3-bedroom
35
15.23
44.38
74.73
TOTAL
140
33
72
238
1 343
Source: Metropolitan Council summarization of American Community Survey (ACS) Public Use Microdota
Sample (PUMS), 2015-2019
The use will not create an excessive burden to public services.
16. 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 project is adjacent to (east & west) single-family homes. Homes to the west
will be screened by coniferous trees, 8' in height, growing about 1' per year to a
mature height of 40' — 60'. The building height is 42' — 54'. Screening along the
west property line is sufficient. Homes to the east will be screened by a
combination of a retaining walls and fence, with a total height_' -_'
Screening along the east property line is insufficient, but acceptable considering
the eastern properties are guided for redevelopment. Development of the
apartment building will not deter development of vacant or underutilized land
(e.g. eastern properties).
17. The structure and site shall have an appearance that will not have an adverse effect upon
adjacent residential properties;
FINDING: The project will be constructed consistent with plans submitted by Kaas Wilson
Architects, dated October 7, 2022, as reviewed by the Planning Commission
(November 2, 2022) and City Council (November 28, 2022).
18. 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;
Resolution 1154-22
Page 6 of 9
FINDING: The use (140-unit apartment building) is needed, in the implementation of the
Comprehensive Plan, specific to providing affordable housing (will reduce the
City's 2021-2030 Allocation of Need by 25 units). Further, development of this
vacant land as an apartment building is consistent with redevelopment of this
block along Mounds View Boulevard, since 2014.
19. 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 (140-unit apartment building) is consistent with Mounds View City Code
Chapter 160 (Zoning), will approval of a Zoning Map Amendment, Final Plat,
CUP/PUD, and Development Review. The use is consistent with the proposed
zoning (PUD).
20. The use is not in conflict with the Comprehensive Plan of the city;
FINDING: The use (140-unit apartment building) is not in conflict with the Comprehensive
Plan. The Plan intends this property to be redeveloped as Mixed -Use, with a
60140% residential/commercial mix, although commercial uses are not required.
The project relates to the following sections of the Comprehensive Plan:
Chapter 3 Housing
Goal 1 Support development and redevelopment which accomplishes
2040 forecasted population growth and the supportive land use
designations identified in this plan.
Goal 2 Maintain the residential character of Mounds View
- Preserve single-family neighborhoods.
- Reinvest in multi family properties.
- Redevelop the Mounds View Boulevard corridor
Goal 3 Support a mix of housing types reflective of the needs and desires
of the community.
The project is within Traffic Analysis Zone (TAZ) 1707, as indicated in p, 5-14, and
5-15 (Table 5-2) in the Comprehensive Plan. The TAZ forecasts a 2020-2040
population increase of 10 persons, no increase in households, and 320 increase
in jobs. At the time (2018), it was presumptive that jobs would be located within
the project's 5-acre area, although the current market is for housing.
21. The use will not cause traffic hazards or congestion; and
Resolution 1154-22
Page 7 of 9
FINDING: The use (140-unit apartment building) is estimated to house 343 residents, and
accommodate 196 vehicles. Residents will access onto Woodale Drive, about
1/10 of a mile from Mounds View Boulevard. The site plan is designed such that
a Phase 11 development would share access with Phase l (current project).
22. Adequate utilities, access roads, drainage and necessary facilities have been or will be
provided.
FINDING: Adequate utilities, roads, drainage, and facilities have been addressed.
WHEREAS, a Public Hearing notice was published in the Shoreview Press on October 25,
2022, and mailed to property owners within 350' of the subject property. A Public Hearing is
scheduled for Monday, November 24, 2022.
- RECOMMENDATION OF APPROVAL -
NOW, THEREFORE, the Mounds View Planning and Zoning Commission recommends
amending the Official Zoning Map for 2310 Mounds View Boulevard, from R-1 Single -Family
Residential, to PUD Planned Unit Development, with the following conditions:
Approval of the Zoning Map Amendment is conditioned upon City Council Approval of the
Final Plat of Woodale Apartments, and its recording by Ramsey County; City Council
Approval of the PUD, and Development Review of Woodale Apartments.
NOW, THEREFORE, BE IT FURTHER, the Mounds View Planning and Zoning Commission
recommends Approval of the Preliminary Plat of Woodale Apartments, with the following
conditions:
The Preliminary Plat, and related plans dated October 10, 2022 shall be revised to comply
with review letters by Dan Edgerton (October 20, 2022), Jon Sevald (October 25, 2022), and
Tyler McLetee, (October 25, 2022), consistent with Mounds View City Code §158.023(B)
(Tentative Approval), and §158.023(C) (Subsequent Approval). Such revisions shall be
completed and reviewed administratively, prior to Approval of the Final Plat.
3. The Developer shall dedicate a private ingress/egress easement to allow shared access to
properties to the east (PID: 08-30-23-42-0003, 08-30-23-42-0004, 08-30-23-42-0005, 08-30-
23-42-0013), should these properties be redeveloped for a compatible use (e.g. use with
passenger and light -duty vehicles).
4. Approval of the Preliminary Plat is conditioned upon acceptance by the City Attorney of the
Title Commitment, and compliance with the City Attorney's Plat Opinion.
Resolution 1154-22
Page 8 of 9
5. Conditioned upon Final Plat Approval, the Developer shall enter into a Development
Agreement, to include applicable conditions, including Park Dedication Fees for 140
residential units ($490,000) to be paid prior to the City signing the Final Plat mylars.
6. Prior to the City signing the Final Plat mylars, the Developer shall submit an escrow equal to
150% of the cost of landscape materials and labor, consistent with Mounds View City Code
§160.316(N) (Site Improvement Agreement).
NOW, THEREFORE, BE IT FURTHER, the Mounds View Planning and Zoning Commission
recommends Approval of the Conditional Use Permit for a Residential Planned Unit
Development; and, the Development Review of Woodale Apartments, with the following
conditions:
7. Approval of the CUP for a Residential PUD, and Development Review, is conditioned upon
Approval of the Zoning Map Amendment from R-1 Single Family Residential, to PUD
Planned Unit Development; and Approval of the Final Plat of Woodale Apartments; and,
8. This Residential PUD is specific to Phase I; Woodale Apartments, consisting of 140+/- units.
Phase II will require an amendment to this PUD, or a separate PUD.
9. City Staff will prepare a PUD Narrative, intending to document permitted Deviations from
City Code. The PUD Narrative will be recorded. Permitted Deviations include:
A. Density is increased, from a maximum of 50 units, to 140 units (e.g. increased from 1
unit per 2,500 sq ft lot area, to 1 unit per 890 sq ft lot area). The Comprehensive Plan
guides PUD's within a Mixed Use area for a density of 15-50 units per acre. This PUD
will be 49 units per acre (not to exceed 50 units per acre). Mixed Use PUD's are
intended (not required) to consist of a 60/40% residential/commercial mix. This PUD
shall be 100% residential.
B. Usable Open Space is reduced, from 625 sq ft per unit, to per unit.
C. Overstory Trees are reduced, from 31 trees to 19 trees. Revisions to the Landscape
Plan, dated October 10, 2022, may be reviewed and approved administratively by City
Staff.
D. Building Setback along Woodale Drive is reduced from 30' to 21'. Along Mounds View
Boulevard, the maximum setback is increased from 5' to 21'.
E. Building Height is increased, from 3-stories, to 4-stories (above partially underground
parking).
F. Parking is decreased from 350 stalls, to 196 (garage & surface parking). Parking may
be further impacted during building permit review, for compliance with Building, and Fire
codes.
Resolution 1154-22
Page 9 of 9
G. Excessive exterior light glare from parking lot lighting spills over onto the eastern
properties by a distance between 0' — 25'. The Developer shall make every attempt to
reduce exterior light glare spillage. Revisions may be reviewed and approved by Staff
as part of the building permit review process.
10. The Building's exterior, including massing, materials, and colors, shall be consistent with
plans submitted by Kaas Wilson Architects, dated October 7, 2022. In the event such plans
exclude details, such details shall comply with City Code requirements for the R-4, and
County Road 10 Corridor Overlay districts.
11. The Developer shall extend the sidewalk, connecting the Mounds View Boulevard trail to
Woodale Drive, including a school bus stop area of sufficient size.
NOW, THEREFORE, BE IT FURTHER RESULVED, that prior to the City Council's
consideration, the Developer shall provide additional information regarding; landscaping, proof
of parking, snow removal, traffic and exterior lighting; 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 2nd day of November, 2022
0
r 1 !t r
Attest:
Ga undle, Chair
Jon Sevald, Community Development Director