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HomeMy WebLinkAbout2023-02-15 PC PacketMOUNDS VIEW PLANNING COMMISSION REGULAR MEETING AGENDA February 15, 2023 — 6:30 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. (none) 6. Other Planning Activity A. Planned Unit Development discussion 7. Approval of Minutes: A. January 18, 2023 8. Reports A. Upcoming Planning Cases & Activity B. Staff Updates C. Council Updates D. Planning Commissioner Reports 9. Next Planning Commission Meetings: A. Wednesday, March 1, 2023 B. Wednesday, nnarnh 15, 223 10. Adjournment Item No: Meeting Date: Type of Business Planning Case City of Mounds 111ew Staff R, To: Honorable Mayor, and City Council Planning Commission From: Jon Sevald, Community Development Director Item Title/Subject: Planned Unit Developments 06A Feb 15, 2023 Other N/A Introduction: Planned Unit Developments (PUD) are intended to provide flexibility from City Code requirements, in exchange for creating a more desirable project than what would be built otherwise. The PUD ordinance includes many requirements, but ultimately allows the City Council discretion of what deviations from the City Code to allow. In Staff's opinion, PUD's are being overused when it would be more appropriate to amend the City Code to allow every development to benefit from higher density, smaller lots, and higher architectural and landscape standards than is currently required (without a PUD). If the Council's intent' is to promote affordable housing (e.g. less than the median $302,000 house, $275,000 townhouse) 2, then there is a fine -line, "give & take" between taking higher standards (architecture & open space), and giving deviations from the City Code (higher density and lesser setbacks). The goal of this discussion between the City Council and Planning Commission, is to have a high-level discussion of what the Council & Commission values, and how development can contribute toward those values (and vision). Discussion: Mounds View is divided into zoning districts based on allowable land uses, e.g. Residential, Business, Industrial, and others. When a proposed development is too intensive to fit within a zoning district's parameters, options are: 1. PUD 2. Variance 3. Amend the City Code to fit the project 4. Amend the project to fit the City Code The more common option has been to go with a PUD (easiest option, by far). PUD's have been in existence in Mounds View since 19883, and have included the majority of multi -family and commercial developments ever since. In Staff's discussions with developers, the conversation typically starts with the developer describing what type of project they are wanting to do. Then Staff tries to match the project with what sites might be available. It is rare that there is a match. Without a match, this leads into 2023-2025 Strategic Plan 2022 Ramsey County Assessor's Report. Ordinance 437 rezoned what became Mounds View Business Park, from 1-1 and B-3, to PUD (March 14, 1988). i ne rviuunus view vu iun A Thriving Desirable Community Item 06A Page 2 of 4 options 1, 2, 3, and 4 discussed above. The developer then presents a concept plan to the Planning Commission and City Council. Typically, the developer will ask for everything they want (maximum density, minimal setbacks and parking reductions). Commissioners and Councilmembers will provide feedback, and the developer revises their plans accordingly. During the concept plan stage, there has not been a lot of feedback provided to developers, which is a signal to the Developer to submit a formal application for everything they want (e.g lots of deviations from City Code requirements). It is Staff's opinion that the Commission/Council is over -relying on PUD's and the flexibility it provides, when the problem is the City Code itself. For example, when there are frequent Variances approved to deviate from a specific code requirement (e.g. driveway setback), it's a sign that the code may be the problem. If PUD's are frequently being approved with higher densities, lesser setbacks, and lesser parking, then should the City Code be amended to allow these by -right? Within the foreseeable future (1-5 years), it is likely that PUD applications will be submitted for several townhome and apartment projects. Analysis: PUD's are divided into; Residential (3+ acres), Commercial/Industrial (5+ acres), and Mixed -Use (4+ acres). Each PUD type has specific requirements such as density bonuses and setbacks, which contradicts the "flexibility" intended by PUD's. Thus, it is the Council's interpretation of the Code that matters (is it a good project?), but still needs to be justified (it is a good project because the reduction in setbacks "here" allows for preservation natural features "there"). The purpose and intent of PUD's are (paraphrased):4 1. Coordination of development as opposed to parcel by parcel development; Note: The City has verbally agreed to reduce the minimum Residential PUD project size, from 3 acres to 1 acre.5 6 2. Flexibility of site design and architecture, to conserve land and open space; Note: A number of projects have been approved with reduced landscaping, and building materials.' Within the Boulevard corridor, a minimum of 50% of every wall must be stone, masonry, glass, or comparable/superior material. This can be subjective.8 "Usable Open Space" is intended for active or passive recreation. In practice, everywhere grass and trees can grow is open space (reduced at Gray Stone Flats9). Should there be a minimum sized "active" recreation area? n City Code §160.315 (Purpose and Intent) 5 Long Lake Cove concept plan, Planning Commission, Aug 3, 2022. e Simons concept plan, City Council, Aug 9, 2021. The Villas of Mounds View (landscaping), Gray Stone Flats (landscaping) $ Caribou Cabin PUD Amendment; cement board siding (superior material) in place of masonry. 9 Gray Stone Flats was reduced from 625sf open space p/unit to 461 sf p/unit. i nu rviuunus view visiun A Thriving Desirable Community Item 06A Page 3 of 4 PUD's have not resulted in the conservation of land other than wetlands, which are unbuildable (ReaLife Co -Op). Boulevard Apartments (R4 zoning) preserved 0.7 acres of woods and field, thereby buffering neighboring homes, more than any PUD ever did. 3. Common management of space, uses, and amenities; 4. Higher standards of site and building design; Note: This is subjective, and may contradict #2 (flexibility of architecture). 5. Preservation and enhancement of site characteristics; Note: Commission/Council need to define what is worth preserving? Trees? View? 6. Efficient use of land, reducing infrastructure, making housing more affordable; Note: The intent here is to build up, not out, thereby more greenspace and less parking. Additionally, building smaller units with fewer amenities (e.g. more density = more likely to be affordable). 7. Obtaining objectives of the Comprehensive Plan; 8. Creating a more desirable project than would otherwise be built without a PUD; Note: A good comparable is, what makes Villas of Mounds View (PUD) a more desirable project than Boulevard (non-PUD)? 9. Allowance for variation from setbacks, height, lot dimensions, and other requirements. Note: This is a catch-all that is all encompassing. If variations are undefined, then variations may be approved for anything in a PUD (up to the Council's discretion). How do these deviations create a better project and benefit the City (vs. making the project more profitable to the developer, without public benefit). Strategic Plan Strategy/Goal: • Continue BR&E program. Maximize utilization of development space and current list of available sites. Consider residential redevelopment and thriving small businesses with neighborhood appeal. • Support development of a variety of housing stock that includes affordable and market rate and the maintenance of properties. • Consider more townhomes and affordable apartments and other housing options. Financial Impact: N/A The Mounds View Vision A Thriving Desirable Community Item 06A Page 4 of 4 Recommendation: This is a "big picture" conversation of what is the City Council/Commission's "vision" for Mounds View, and how any one redevelopment project can contribute toward achieving that vision. Example Vision; "A Thriving Desirable Community" 1. The Villas of Mounds View (2021), 120 units, satisfying 23 of the 59 units Allocation of Affordable Housing Need, assigned by the Metropolitan Council. If not for a PUD, it could have been a 66-unit apartment building (45% smaller), with more yard, preserved trees along Townsedge manufactured home park, and greater setbacks. 2. Gray Stone Flats (2019), 126 units, with its outdoor courtyard and decks, will pump pedestrian life into a corridor dominated by 50 MPH automobile traffic, and provide a walkable customer base to restaurants and retail businesses. If not for a PUD, it could have been a 71-unit apartment building (46% smaller), with more yard and greater setbacks, or a convenience store, grocery store, etc. 3. Bel Rae Senior Living (2010/2014), 96 units of varying levels of care, will provide an alternative to aging -in -place, thereby relieving loved ones of care -duty, and turning over neighborhoods to younger families. If not for a PUD, it could have been a 38-unit apartment or assisted living facility (60% smaller), preserving mature trees adjacent to homes on the east side. 4. Medtronic (2005) includes a 72-acre campus, generating 2,200 jobs, and serving as a visual anchor to Mounds View's Highway 10 corridor. If not for a PUD, it could have remained a golf -course, or redeveloped for an industrial campus. Example; Blaine 35, and Blane 35 Second Addition (NW corner of Co Rd J & 35W) has a 2022 EMV of $9.4 million (w/o two buildings, now constructed), compared to Medtronic's $145.2 million. When at the PUD concept plan stage, this is the time for the Council/Commission to consider how the project relates to the City's Vision: "A Thriving Desirable Community', and if or how the project can be changed to better "fit" that vision, with an understanding of the disruptions the project will cause to the immediate neighborhood (e.g. balancing neighborhood disruptions with the greater good). Respectfully, A0, 4QX Jon Sevald, AICP Community Development Director ATTACHED Zoning Map StarTribune; Is it time for Minnesota to give up on PUD's? City Code §§160.315 — 160.319 (Planned Unit Developments) i ne iwounus view visiun A Thriving Desirable Community B L A I N E N Spr;ng N E W B R I G H T 0 N M F 1000 0 1000 500 t------ „E ---- -------I— B L A I NI E •R-I SINGLE-FAMILY RESIDENTIAL B-2 LIMITED BUSINESS R-2 SINGLE & TWO FAMILY RESIDENTIAL B-3 "WWAT IWSI11,E55 R-3 MEDIUM DENSITY RESIDENTIAL B- R[Ii11 m tivSWt'S5 R-a HIGH DENSITY RESIDENTIAL 1-1 INDUSTRIAL R-5 MOBILE HOME pr PUIN 4 R.CTL11 $ R-0 RESIDENTIAL/OFFICE � B-1 NEIGHBORHOOD BUSINESS CRP CONSERVANCY, RECREATION & PRESERVATION AREAS NOT LABELED ARE R-I DISTRICTS romswa l�I,Ds / WETLANDS 4 MaiJNDtSvFEW_ Q LAKES/OPEN WATER UNIMPROVED ROAD y~ y I W — ? I t L V .rs. I �� • I Mtiw �N ;lit I Z 0 r"11 N c; 11F,11i A p Updated: July 2017 12/27/22, 10:55 AM Is it time for Minnesota to give up on PUDs? Some developers and city officials think so BUSINESS Is it time for Minnesota to give up on PUDs? Some developers and city officials think so It was supposed to be a special blurring of commercial and residential lines. Today, it's common - and some developers say it is all too common. By Don Jacobson Special to the Star Tribune JULY 7. 2017 — 9:38AM ► Listen In the often contentious give-and-take between developers and cities, the specialized zoning designation known as a planned unit development, or PUD, is a kind of safe zone that allows for unusual or envelope -pushing projects while providing tangible benefits to both sides. For instance, without the flexibility provided by the PUD option, it's doubtful that visionary mixed -use efforts such as the upcoming Market Street redevelopment near 50th & France in Edina could get off the ground. With the PUD designation — which has been on the Minnesota law books since the early 1970s — cities are able to carve out small areas in which traditional zoning codes separating commercial and residential uses can be laid aside to accomplish a unique project. The PUD has proved to be such a useful tool that some now say it is being overused. Instead of continually forcing builders to obtain the "special" zoning designation, they say cities should instead update their zoning codes to reflect market realities. PUDs began being employed with regularity in the 1980s when metro cities began encouraging developers to mix land uses such as residential, retail and office to create signature projects. After only spotty successes in those early days, the popularity of PUDs picked up again in the early 2000s with the "new urbanism" wave that emphasized walkable, transit -oriented development in suburban settings. Following the lull of the 2008-2009 recession, those types of mixed -use projects have exploded in popularity as homeowners and renters have continued to demonstrate they want to live near, or even right on top of, commercial uses. MOHAGEN HANSEN ARCHITECTURE Edina's Market Street redevelopment project near 50th & France is one of 13 planned unit development zonings granted by the city since https://www.startribune.com/is-it-time-for-minnesota-to-give-up-on-puds-some-developers-and-city-officials-think-so/432980353/ 1/3 12/27/22, 10:55 AM Is it time for Minnesota to give up on PUDs? Some developers and city officials think so ADVERTISEMENT Such market dynamics led Edina officials to create 13 PUDs since 2010. Cary Teague, the city's community development director, told a meeting of the Sensible Land Use Coalition last week that PUDs remain an essential tool for projects such as Market Street. In that effort, developers Saturday Properties and Buhl Investors are redeveloping an underused area of city -owned parking ramps into a mixed -use project with 110 new residential units and 35,000 square feet of new retail. "The PUD process allowed both sides to negotiate benefits and trade-offs," Teague said. "For instance, in exchange for allowing them to have increased density and building heights, the city is gaining nearly an acre of public space with a new plaza, new indoor parking, as well as some affordable housing units." While still operating as intended for big mixed -use projects, the PUD option is being relied on too heavily by suburban cities when it comes to changing tastes in the single- family residential market, said Ben Schmidt, a vice president with the Excelsior Group, one of the Twin Cities' most active homebuilders. The problem, he told the land -use group, is the burgeoning popularity of the new "detached townhome" or "villa -style" housing product. These are single-family homes built on their own lots, but are different from traditional suburban homes in that they are smaller and have just one level, thus appealing to retiring baby boomers who don't want to climb stairs. Their lots are small, sometimes only 40 feet in width, which is far narrower than allowed in most city zoning codes. This is requiring nearly every new residential development, such as Excelsior Group's 319-lot Adelaide Landing in Hugo, to go through the sometimes -lengthy process of obtaining a PUD zoning designation. "In Hugo, for example, we're including a variety of housing types, which would be very difficult to accomplish with `straight' zoning," Schmidt said. "But the PUD requirements raise costs to the homebuilder, who is already operating at very thin margins and is seeing the cost benefits of building on smaller lots being offset." Instead, he urged city officials in the group to consider updating their underlying zoning codes to allow for the now -in -demand narrower lots, rather than having to continually resort to the PUD process. Don Jacobson is a freelance writer based in St. Paul. He is the former editor of the Minneapolis -St. Paul Real Estate Journal. EXCELSIOR GROUP Excelsior Group's Adelaide Landing single-family residential neighborhood in Hugo is typical of many new subdivisions because it needed a https://www.startribune.com/is-it-time-for-minnesota-to-give-up-on-puds-some-developers-and-city-officials-think-so/432980353/ 2/3 2/10/23, 10:59AM https:Hexport.amlegal.com/api/export-requests/a11e8e88-feec-47c4-abd6-7a303d89ce33/download/ PUD, PLANNED UNIT DEVELOPMENT DISTRICT § 160.300 PURPOSE. The purpose of the PUD, Planned Unit Development District is to provide for the integration and coordination of land parcels as well as the combination of varying types of residential, commercial and industrial uses. (Prior Code, § 1119.01) § 160.301 PERMITTED USES. All permitted accessory or conditional uses contained in §§ 160.085 through 160.088 and 160.265 through 160.268 of this chapter shall be treated as permitted uses to eliminate the overlapping procedural requirements of individual conditional use provisions. (Prior Code, § 1119.02) § 160.302 SPECIAL PROCEDURES. The establishment of a PUD, Planned Unit Development District shall be subject to the amendment requirements as outlined in §§ 160.450 through 160.452 of this chapter plus the procedures and conditions imposed by §§ 160.315 through 160.319 of this chapter. (Prior Code, § 1119.03) PLANNED UNIT DEVELOPMENTS § 160.315 PURPOSE AND INTENT. (A) The purpose of this subchapter is to provide for the grouping of land parcels for development as an integrated, coordinated unit as opposed to traditional parcel by parcel, piecemeal, sporadic and unplanned approach to development. This subchapter is intended to introduce flexibility of site design and architecture for the conservation of land and open space through clustering of buildings and activities through conditional use provisions. It is further intended that planned unit developments are to be characterized by central management, integrated planning and architecture, joint or common use of parking, maintenance of open space and other similar facilities and a harmonious selection and efficient distribution of uses. (B) Specifically, it is intended to encourage: (1) Innovations in residential development to the end that the growing demands for housing of all economic levels may be met by greater variety in tenure, type, design and siting of dwellings and by the conservation and more efficient use of land in the developments; (2) Higher standards of site and building design through the use of trained and experienced land planners, architects and landscape architects; (3) More convenience in location of accessory commercial and service area; (4) The preservation and enhancement of desirable site characteristics, such as natural topography and geologic features and the prevention of soil erosion; (5) A creative use of land and related physical development which allows a phased and orderly transition of land from rural to urban uses; https://export.amlegal.com/api/export-requests/a 11 e8e88-feec-47c4-abd6-7a303d89ce33/down load/ 1 /13 2/10/23, 10:59AM https://export. am legal.com/api/export-requests/a11e8e88-feec-47c4-abd6-7a303d89ce33/download/ (6) An efficient use of land resulting in smaller networks of utilities and streets, thereby lowering housing costs and public investments; (7) A development pattern in harmony with the objectives of the city's Comprehensive Plan; (8) A more desirable environment than would be possible through the strict application of zoning and subdivision regulations of the city; (9) To give the landowner and developer reasonable assurance of ultimate approval before expending complete design monies while providing city officials with assurances that the project will retain the character envisioned at the time of concurrence; and (10) To allow variation from the provisions of this chapter, including setbacks, height, lot area, width and depth, yards and the like. (Prior Code, § 1120.01) § 160.316 GENERAL REQUIREMENTS AND STANDARDS. (A) Ownership. An application for PUD approval must be filed by the landowner or jointly by all landowners of the property included in a project. The application and all submissions must be directed to the development of the property as a unified whole. In the case of multiple ownership, the approval of the final plat shall be binding on all owners. (B) Comprehensive plan consistency. The proposed PUD shall be consistent with the adopted City Comprehensive Plan. (C) Common open space. Common open space at least sufficient to meet the minimum requirements established in this chapter and such complementary structures and improvements as are necessary and appropriate for the benefit and enjoyment of the residents of the PUD shall be provided within the area of the PUD. (D) Operating and maintenance requirements for PUD common open space/facilities. Whenever common open space or service facilities are provided within the PUD, the PUD plan shall contain provisions to assure the continued operation and maintenance of such open space and service facilities to a predetermined reasonable standard. Common open space and service facilities within a PUD may be placed under the ownership of one or more of the following as approved by the Council: (1) Landlord control, where only use by tenants is anticipated; (2) Property owners' association; provided, all of the following conditions are met. (a) Prior to the use, occupancy, sale or the execution of contracts for sale of an individual building unit, parcel, tract, townhouse, apartment or common area, a declaration of covenants, conditions and restrictions or an equivalent document and a set of floor plans, such as specified by M.S. Ch. 515 and 515A, as they may be amended from time to time, shall be filed with the City Administrator, the filing to be made prior to the filings of the declaration of documents or floor plans with the recording officers of the county. (b) The declaration of covenants, conditions and restrictions or equivalent document shall specify that deeds, leases or documents of conveyance affecting buildings, units, parcels, tracts, townhouses or apartments shall subject the properties to the terms of the declaration. (c) The declaration of covenants, conditions and restrictions shall provide that an owners' association or corporation shall be formed and that all owners shall be members of the association or corporation which shall maintain all properties and common areas in good repair and which shall assess individual property owners proportionate shares of joint or common costs. This declaration shall be subject to the review and approval of the City Attorney. The intent of this requirement is to protect the property values of the individual owner through establishing effective private control. https://export.amIegal.com/api/export-requests/a11 e8e88-feec-47c4-abd6-7a3O3d89ce33/download/ 2/13 2/10/23, 10:59AM https://export. am legal.com/api/export-requests/a11e8e88-feec-47c4-abd6-7a303d89ce33/download/ (d) The declaration shall, additionally, amongst other things, provide that in the event the association or corporation fails to maintain properties in accordance with the applicable rules and regulations of the city or fails to pay taxes or assessments on properties as they become due and in the event the city incurs any expenses not immediately reimbursed by the association or corporation, then the city shall have the right to assess each property its pro rata share of the expenses. The assessments, together with interest thereon and costs of collection, shall be a lien on each property against which the assessment is made. (e) Membership must be mandatory for each owner and any successive buyer. (f) The open space restrictions must be permanent and not for a given period of years. (g) The association must be responsible for liability insurance, local taxes and the maintenance of the open space facilities to be deeded to it. (h) Property owners must pay their pro rata share of the cost of the association by means of an assessment to be levied by the association which meets the requirements for becoming a lien on the property in accordance with state statutes. (i) The association must be able to adjust the assessment to meet changed needs. 0) The bylaws and rules of the association and all covenants and restrictions to be recorded must be approved by the Council prior to the approval of the final PUD plan. (E) Staging of common open space. When a PUD provides for common open space, the total area of common open space or land escrow security in any stage of development shall, at a minimum, bear the same relationship to the total open space to be provided in the entire PUD as the stages or units completed or under development bear to the entire PUD. (F) Density. The exact density allowable shall be determined by standards agreed upon between the applicant and the city. (G) Utilities. In any PUD, all utilities, including telephone, electricity, gas and telecable, shall be installed underground. (H) Utility connections. (1) Water connections. Where more than one property is served from the same service line, a shut-off valve must be located in such a way that each unit's service may be shut off by the city, in addition to the normally supplied shut off at the street. (2) Sewer connections. Where more than one unit is served by a sanitary sewer lateral, the requirements of the Building Code shall apply for lengths between 90 feet and 300 feet. If the length exceeds 300 feet, provision must be made for a manhole to allow adequate cleaning and maintenance of the lateral. All maintenance and cleaning shall be the responsibility of the property owners' association or owner. (1) Roadways. (1) Private roadways within the project shall have an improved surface of 25 feet or more in width and shall be so designed as to permit fire trucks to provide protection to each building. Parking shall be prohibited within this 25-foot roadway. (2) No portion of the required private road system may be used in calculating required off-street parking space. (J) Landscaping. In any PUD, landscaping shall be provided according to a plan approved by the City Council, which shall include a detailed planting list with sizes and species indicated as part of the final plat. In assessing the landscaping plan, the City Council shall consider the natural features of the https://export.amlegal.com/api/export-requests/al1 e8e88-feec-47c4-abd6-7a303d89ce33/down load/ 3/13 2/10/23, 10:59AM https:Hexport.amlegal.com/api/export-requests/a11e8e88-feec-47c4-abd6-7a303d89ce33/download/ particular site, the architectural characteristics of the proposed structures and the overall scheme of the PUD plan. (K) Public services. The proposed project shall be served by the city water and sewer system, and fire hydrants shall be installed at such locations as required by the Fire Chief to provide fire protection. (L) Building height. Height limitations shall be the same as imposed in the respective districts, unless the City Council determines additional height or stories would serve a better purpose consistent with the stated intent of this chapter. (M) Refuse. Provision for trash pick-up shall be made according to a plan approved by the Planning Commission and City Council. (N) Site improvement agreement. Prior to the issuance of a building permit as part of the planned unit development, the permit applicant, builder or developer shall execute and deliver to the City Council a site improvement agreement providing for the installation within one year of all of the off -site and on -site improvements as approved by the City Council, secured by a cash escrow or surety bond in an amount and with surety and conditions satisfactory to the city, to insure the city that the improvements will be actually constructed and installed according to specifications and plans approved by the city as expressed in such agreement. The amount of the bond shall be one and one- half times the estimated cost of the improvements as determined by the Director of Public Works/Parks and Recreation. (Prior Code, § 1120.02) (Ord. 755, passed 02-14-2005; Ord. 844, passed 05-20-2010) § 160.317 SPECIAL REQUIREMENTS AND STANDARDS. (A) Residential planned unit development. (1) Purpose. It is the intent of this division (A) to establish special requirements for the granting of a conditional use permit for residential PUD projects which are in compliance with the permitted and conditional uses allowed in a specific district, including dwellings, offices and institutional uses of one or more buildings in relation to an overall design and integrated physical plan and in accordance with the provisions and procedures as prescribed in this chapter. (2) Minimum project size. The tract of land for which a planned unit development, general residential project is proposed and permit requested shall contain not less than three acres of land. (3) Required frontage. The tract of land for which a project is proposed and permit requested shall have a width of not less than 200 feet perpendicular to the side lot line or have 200 feet of frontage on the public right-of-way, whichever is most restrictive. (4) Yards. (a) The front, side and rear yard restrictions at the periphery of the planned unit development site, at a minimum, shall be the same as imposed in the respective districts. (b) No building shall be nearer than its building height to the rear or side property line when such line abuts an R-1 or R-2 Use District. (c) No building shall be located less than 20 feet from the back of the curb line along those roadways which are part of the internal street pattern. (d) No building within the project shall be nearer to another building than one-half the sum of the building heights of the two buildings. (5) Density bonus. As a consequence of a planned unit development's planned and integrated character, the number of dwelling units allowed within the respective zoning district may be increased https://export.amlegal.com/api/export-requests/a 11 e8e88-feec-47c4-abd6-7a303d89ce33/down load/ 4/13 2/10/23, 10:59AM https:Hexport.amlegal.com/api/export-requests/a11e8e88-feec-47c4-abd6-7a303d89ce33/download/ by 10%. The building, parking and similar requirements for these extra units shall be observed in compliance with this chapter. (6) Townhouses and condominiums. (a) Minimum unit lot frontage for townhouses shall be not less than 20 feet. (b) Dwelling unit and accessory use requirements are in compliance with the district provisions in which the development is planned. (c) A townhouse shall have not more than two stories. (d) No single townhouse shall contain more than eight dwelling units. (e) No townhouse shall have a single exterior wall longer than 80 feet, nor an offset between walls of more than ten feet. (f) Townhouse projects shall have a usable open space area equal to 400 square feet per dwelling. (g) Condominium buildings containing eight units or less and not more than two stories may entail zero lot line construction; provided that, the association covenant provides for it accordingly. (7) Senior housing. (a) The building must have at least 60% of its units designated for assisted living or memory or Alzheimer's care for the city to consider the project or building as a planned unit development. (b) The tract of land for which a planned unit development, senior housing project is proposed and permit requested shall contain not less than two acres of land. (c) The front, side and rear yard building setbacks of the planned unit development site, at a minimum, shall be: 1. Front: 30 feet; 2. Side: 20 feet; and 3. Rear: 30 feet, or 50 feet if abutting residential. (d) The parking recommendations are as follows, unless the City Council determines more or less parking stalls would serve a better purpose: Parking spaces recommended are: 1. Independent living: one space per unit with half of the spaces enclosed; 2. Assisted living: one-half spaces per unit; 3. Nursing homes and memory care: one space for every four beds; and 4. Facility staff: one space for every employee on the largest shift. (e) The permanent residents residing in independent living units shall be limited to persons who are 55 years of age or over except that one other family member or designated caregiver may reside with the permanent senior resident in accordance with any pertinent lease provision. (f) The city may require the developer or builder of senior housing to install screening and buffering, such as landscaping, berming or fencing (or a combination of these methods), to help protect neighboring properties. (B) Commercial or industrial planned unit development. https://export.amlegal.com/api/export-requests/a 11 e8e88-feec-47c4-abd6-7a303d89ce33/down load/ 5/13 2/10/23, 10:59AM https://export. am legal.com/api/export-requests/a11e8e88-feec-47c4-abd6-7a303d89ce33/download/ (1) Purpose. The intent of this division (B) is to establish special requirements for the granting of a conditional use permit to allow commercial or industrial PUD projects which are in compliance with the permitted and conditional uses allowed in a specific district in one or more buildings in relation to an overall design and an integrated physical plan. (2) Minimum project size. The tract of land for which a planned unit development, commercial or industrial project is proposed and permit is requested shall contain not less than five acres for commercial and industrial projects. (3) Frontage. The tract of land for which a project is proposed and a permit requested shall have a width of not less than 200 feet perpendicular to the side lot line or have 200 feet of frontage on the public right-of-way, whichever is most restrictive. (4) Yard. No building shall be nearer than 50 feet to the side or rear property line when such line abuts an R-1, R-2 or R-3 Use District. (5) Landscaping, screening and surfacing. (a) The entire site, other than that taken up by structures or landscaping, shall be surfaced with a material to control dust, drainage and erosion. (b) A drainage system conforming to the Comprehensive Storm Drainage Plan and subject to approval of the Director of Public Works/Parks and Recreation shall be installed. (c) Development abutting an R-1, R-2 or R-3 District shall be screened and landscaped in compliance with § 160.030(A) through (E) of this chapter. (6) Wind energy conversion systems. Wind energy conversion systems are allowed as regulated by §§ 160.435 through 160.438 of this chapter. (C) Mixed use planned unit development. (1) Purpose. The intent of this division (C) is to establish special requirements for the granting of a zoning district amendment to allow mixed use PUD projects which are in compliance with the permitted and conditional uses allowed within the PUD District and in accordance with the provisions and procedures as prescribed in this division (C). (2) Minimum project size. The tract of land for which a mixed use PUD is proposed shall not contain less than four acres. (3) Frontage. The tract of land for which the project is proposed shall have a width of not less than 200 feet perpendicular to the side lot line or have 200 feet of frontage on the public right-of-way, whichever is most restrictive. (4) Yards. Minimum setbacks shall be the same as imposed in the respective PUD use districts. (5) Landscaping, screening and surfacing. All site treatment shall be consistent with the requirements of § 160.030(A) through (E) of this chapter. (6) Staging of residential development. Whenever any mixed PUD is to be developed in stages, the proportion of residential development completed at any stage, when averaged with all previously completed stages, shall not exceed the proportion of residential development planned for the entire mixed PUD. (Prior Code, § 1120.03) (Ord. 814, passed 10-01-2008; Ord. 883, passed 09-09-2013; Ord. 913, passed 03-28-2016) § 160.318 PROCEDURE. https://export.amlegal.com/api/export-requests/al1 e8e88-feec-47c4-abd6-7a303d89ce33/down load/ 6/13 2/10/23, 10:59AM https:Hexport.amlegal.com/api/export-requests/a11e8e88-feec-47c4-abd6-7a303d89ce33/download/ (A) Application conference. Upon filing of an application for PUD, the applicant of the proposed PUD shall arrange for and attend a conference with the city staff. At such conference, the applicant shall be prepared to generally describe applicant's proposal for a PUD. The primary purpose of the conference shall be to provide the applicant with an opportunity to gather information and obtain guidance as to the general suitability of and conformity to the provisions of this chapter before incurring substantial expense in the preparation of plans, surveys and other data. (B) General concept plan. (1) Purpose. The general concept plan provides an opportunity for the applicant to submit a plan to the city showing applicant's basic intent and the general nature of the entire development without incurring substantial cost. This concept plan serves as the basis for the public hearing so that the proposal may be publicly considered at an early stage. The following elements of the proposed general concept plan represent the immediately significant elements which the city shall review and for which a decision shall be rendered: (a) Overall maximum PUD density range; (b) General location of major streets and pedestrianways; (c) General location and extent of public and common open space; (d) General location of residential and non-residential land uses with approximate type and intensities of development; (e) Staging and time schedule of development; and (f) Other special criteria for development. (2) Process. (a) Developer attends application conference; (b) File application for a conditional use permit or rezoning concurrently with the submission of the general concept plan (at least 21 days prior to Planning Commission meeting) consisting of the information and submissions required under § 160.319(A) of this chapter, general concept stage; plan; (c) City staff reviews application, prepares report and recommendations; (d) Planning Commission receives application and report of city staff; (e) Planning Commission makes a recommendation to the City Council on the general concept (f) City Council holds a public hearing; and (g) City Council reviews all recommendations and approves/denies application(s). (3) Optional submission of development stage plan. In cases of single stage PUDs or where the applicant wishes to begin the first stage of a multiple stage PUD immediately, applicant may, at applicant's option, submit development stage plans for the proposed PUD simultaneously with the submission of the general concept plan. In such case, the applicant shall comply with all the provisions of this chapter applicable to submission of the development stage plan. (4) Limitation of general concept plan approval. Unless a development stage plan has been filed within nine months from the date City Council grants general concept plan approval, or in any case where applicant fails to file development stage and final plans and to proceed with development in accordance with the provisions of this chapter and of an approved general concept plan, the approval may be revoked by City Council action. The City Council, at its discretion, may extend the filing deadline for a development stage plan when, for good cause shown, the extension is necessary. https://export.amlegal.com/api/export-requests/a 11 e8e88-feec-47c4-abd6-7a303d89ce33/down load/ 7/13 2/10/23, 10:59AM https:Hexport.amlegal.com/api/export-requests/a11e8e88-feec-47c4-abd6-7a303d89ce33/download/ (C) Development stage. (1) Purpose. The purpose of the development stage plan is to provide a specific and particular plan upon which the Planning Commission will base its recommendation to the City Council and with which substantial compliance is necessary for the preparation of the final plan. (2) Submission of development stage. Upon approval of the general concept plan, the applicant shall file with the City Administrator a development stage plan consisting of the information and submissions required under § 160.319(B) of this chapter for the entire PUD or for one or more stages thereof in accordance with a staging plan approved as part of the general concept plan. The development stage plan shall refine, implement and be in substantial conformity with the approved general concept plan. (3) Review and action by city staff and Planning Commission. Upon a receipt of a completed development stage plan, the City Administrator shall refer the plan to the appropriate city staff, Planning Commission and other review agencies. (4) Process. (a) Developer makes application for subdivision (first phase of PUD) at least 21 days prior to Planning Commission meeting. (b) Within 60 days of the submission, or such further time as may be agreed to by the applicant, the Planning Commission shall review the development stage and submit a written report and recommendations to the City Council. The report shall contain the findings and recommendations of the Planning Commission with respect to the conformity of the development stage plan to the approved general concept plan, with respect to the merit or lack of merit of any departure of the development stage plan from substantial conformity with the concept plan, and with respect to the compliance of the development stage plan with the provisions of this chapter and all other applicable federal, state and local codes and ordinances. (c) Within 30 days of receipt of the report and recommendations of the Planning Commission, the City Council shall conduct a public hearing on the plans. Thereafter, the City Council may grant approval, resubmit the plan to the Planning Commission for further consideration or deny approval of the plan. (d) Upon City Council approval, the City Attorney shall draw up a PUD agreement which stipulates the specific terms and conditions established and approved by the City Council and accepted by the applicant. This agreement shall be signed by the Mayor, the City Administrator and the applicant. (e) Where the development stage plan is denied approval, City Council action shall be by resolution setting forth the reasons for its action. A certified copy of the document evidencing City Council action shall be delivered to the applicant. (5) Limitation on detailed plan approval. Unless a final plan covering the area designated in the first stage of the development stage plan has been filed within six months from the date City Council grants development stage plan approval or in any case where the applicant fails to file final plans and to proceed with development in accordance with the provisions of this chapter and/or an approved development stage plan, the approval shall expire. The City Council may, at its discretion, extend for not more than one additional period of six months the filing deadline for any final plan when, for good cause shown, the extension is necessary. In any case, where development plan approval expires, the City Council shall forthwith adopt a resolution repealing the general concept plan approval and the development stage plan approval for that portion of the PUD that has not received final plan approval and re-establishing the zoning and other ordinance provisions that would otherwise be applicable. (6) Review and evaluation criteria. The evaluation of the proposed development stage plan shall include, but not be limited to, the following criteria. https://export.amlegal.com/api/export-requests/a 11 e8e88-feec-47c4-abd6-7a303d89ce33/down load/ 8/13 2/10/23, 10:59AM https:Hexport.amlegal.com/api/export-requests/a11e8e88-feec-47c4-abd6-7a303d89ce33/download/ (a) Adequate property control is provided to protect the individual owner's rights and property values and the public responsibility for own maintenance and upkeep; (b) 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; (c) A sufficient amount of usable open space is provided; (d) The arrangement of buildings, structures and accessory uses does not unreasonably disturb the privacy or property values of the surrounding residential uses; (e) The architectural design of the project is compatible with the surrounding area; (f) The drainage and utility system plans are submitted to and subject to the approval of the Director of Public Works/Parks and Recreation; (g) The development schedule insures a logical development of the site which will protect the public interest and conserve land; (h) The development is in compliance with the requirements of Ch. 154, 155, 156, 158 and 159 of this code of ordinances; and (i) Dwelling unit and accessory use requirements are in compliance with the district provisions in which the development is planned. (D) Final plan. (1) Purpose. The final plan is to serve as a complete, thorough and permanent public record of the PUD and the manner in which it is to be developed. It shall incorporate all prior approved plans and all approved modifications thereof resulting from the PUD process. It shall serve in conjunction with other city ordinances as the land use regulation applicable to the PUD. (2) Submission of the final plan. Upon approval of the development stage plan, the applicant shall file with the City Administrator a final plan consisting of the information and submissions required by § 160.319(C) of this chapter, final plan stage, for the entire PUD or for one or more stages. The final plan is intended only to add detail to and to put in final form the information contained in the general concept plan and the development stage plan and shall conform to the development stage plan in all respects. (3) Review of final plan. The Director of Public Works/Parks and Recreation shall review the final plans to assure their compliance with the general concept and development stage plans and shall require appropriate revisions by the applicant wherever they do not so comply. The Director of Public Works/Parks and Recreation shall report the findings to the City Administrator who shall notify the applicant, in writing, of approval of the final plan. (4) Recording of final plan. Within ten days of the City Administrator's notice of approval, the applicant shall cause the final plan, or such portions thereof as are appropriate, to be recorded with the county's Register of Deeds or Register of Titles. (5) Building and other permits. Upon receiving notice from the City Administrator that the approved final plan has been recorded and upon appropriate application of the applicant, building and other permits may be issued to the applicant for development, construction and other work in the area encompassed by the approved final plan; provided, however, that, no such permit shall be issued unless the requirements of all applicable codes and ordinances have been satisfied. (6) Limitation of final plan approval. Within one year after the approval of a final plan for PUD, or such shorter time as may be established by the approved development schedule, construction shall commence in accordance with the approved plan. Failure to commence construction within such period shall, unless an extension shall have been granted as hereinafter provided, automatically https://export.amlegal.com/api/export-requests/a 11 e8e88-feec-47c4-abd6-7a303d89ce33/down load/ 9/13 2/10/23, 10:59AM https://export. am legal.com/api/export-requests/a11e8e88-feec-47c4-abd6-7a303d89ce33/download/ render void the PUD permit and all approvals of the PUD plan. The area encompassed within the PUD shall thereafter be subject to those provisions of the zoning ordinances and other ordinances applicable in the district in which it is located. In such case, the City Council shall forthwith adopt a resolution repealing the PUD permit and PUD approvals and re-establishing the zoning and other ordinance provisions that would otherwise be applicable. (7) Annual review. The Zoning Administrator shall review each planned unit development at least once each year and shall make a report through the Commission to the City Council on the status of the development in each PUD district. If development is not progressing reasonably well, according to schedule, the owner shall be required to submit a statement to the Zoning Administrator setting forth the reasons for the lack of progress. If the City Council finds that the development has not occurred according to the established development schedule or is not otherwise reasonable in the view of the City Council, the City Council may initiate rezoning(s) to remove the planned unit development district. In any event, it shall not be necessary for the City Council to find the rezoning to a PUD district was in error. (Prior Code, § 1120.04) (Ord. 844, passed 05-20-2010) § 160.319 SUBMITTALS. The applicant shall submit a sufficient number of copies, as required by the City Administrator, of the following exhibits, analyses and plans during the PUD review process. (A) General concept stage. (1) General information. (a) The landowner's name and address and landowner's interest in the subject property; (b) The applicant's name and address if different from the landowner; (c) The names and addresses of all professional consultants who have contributed to the development of the PUD plan being submitted, including attorney, land planner, engineer and surveyor; and (d) Evidence that the applicant has sufficient control over the subject property to effectuate the proposed PUD, including a statement of all legal, beneficial, tenancy and contractual interest held in or affecting the subject property and including an up-to-date certified abstract of title or registered property report and such other evidence as the City Attorney may require to show the status of title or control of the subject property. (2) Present status. (a) The address and legal description of the subject property; (b) The existing zoning classification and present use of the subject property and all lands within 500 feet of the subject property; and (c) A map depicting the existing development of the subject property and all lands within 500 feet thereof and showing the precise location of existing streets, property lines, easements, water mains and storm and sanitary sewers, with invert elevations on and within 100 feet of the subject property. (3) Statement. A written statement generally describing the proposed PUD and the market which it is intended to serve, showing its relationship to the city's Comprehensive Plan and how the proposed PUD is to be designed, arranged and operated in order to permit the development and use of neighboring property in accordance with the applicable regulations of the city. (4) Site conditions. https://export.amlegal.com/api/export-requests/al1 e8e88-feec-47c4-abd6-7a303d89ce33/down load/ 10/13 2/10/23, 10:59AM https:Hexport.amlegal.com/api/export-requests/a11e8e88-feec-47c4-abd6-7a303d89ce33/download/ (a) Where deemed necessary by the city, graphic reproductions of the existing site conditions at a scale of 100 feet shall be submitted and shall contain the following: 1. Contours, minimum two -foot intervals; 2. Location, type and extent of tree cover; 3. Slope analysis; 4. Location and extent of water bodies, wetlands and streams and floodplains within 300 feet of the subject property; 5. Significant rock outcropping; 6. Existing drainage patterns; 7. Vistas and significant views; and 8. Soil conditions as they affect development. (b) All of the graphics should be the same scale as the final plan to allow easy cross-reference. The use of overlays is recommended for clear reference. (5) Schematic drawing. Schematic drawing of the proposed development concept, including, but not limited to, the general location of major circulation elements, public and common open space, residential and other land uses. (6) Estimated number of dwelling units. A statement of the estimated total number of dwelling units proposed for the PUD and a tabulation of the proposed approximate allocations of land use expressed in acres and as a percent of the total project area which shall include at least the following: (a) Area devoted to residential uses; (b) Area devoted to residential use by building type; (c) Area devoted to common open space; (d) Area devoted to public open space; (e) Approximate area devoted to streets; (f) Approximate area, and potential floor area, devoted to commercial uses; and (g) Approximate area, and potential floor area, devoted to industrial or office uses. (7) Stages. When the PUD is to be constructed in stages during a period of time extending beyond a single construction season, a schedule for the development of such stages or units shall be submitted stating the approximate beginning and completion date for each such stage or unit and the proportion of the total PUD public or common open space and dwelling units to be provided or constructed during each such stage and the overall chronology of development to be followed from stage to stage. (8) Open space. When the proposed PUD includes provisions for public or common open space or service facilities, a statement describing the provision that is to be made for the care and maintenance of the open space or service facilities shall be submitted. If it is proposed that the open space be owned and/or maintained by any entity other than a governmental authority, copies of the proposed articles of incorporation and bylaws of the entity shall be submitted during the development stage. (9) Restrictive covenants. General intents of any restrictive covenants that are to be recorded with respect to property included in the proposed PUD. https://export.amlegal.com/api/export-requests/a 11 e8e88-feec-47c4-abd6-7a303d89ce33/down load/ 11 /13 2/10/23, 10:59AM https:Hexport.amlegal.com/api/export-requests/a11e8e88-feec-47c4-abd6-7a303d89ce33/download/ (10) Feasibility study. Where deemed necessary, a market feasibility study, including an analysis of the proposal's economic impact on the city shall be submitted. (B) Development stage. Development stage submissions should depict and outline the proposed implementation of the general concept stage for the PUD. Information from the general concept stage may be included for background and to provide a basis for the submitted plan. The development stage submissions shall include, but not be limited to: (1) Zoning classification required for development stage submission and any other public decision necessary for implementation of the proposed plan; (2) Preliminary plans, drawn to a scale of not less than one inch equals 100 feet (or scale requested by the Director of Public Works/Parks and Recreation) containing at least the following information: (a) Proposed name of the development (which shall not duplicate, nor be similar in pronunciation to the name of any plat theretofore recorded in the county wherein the subject property is situated); (b) Property boundary lines and dimensions of the property and any significant topographical or physical features of the property; (c) The location, size, use and arrangement including height in stones and feet and total square feet of ground area coverage and floor area, or proposed building, and existing buildings which will remain, if any; (d) The location, dimensions and number of all driveways, entrances, curb cuts, parking stalls, loading spaces and access aisles and all other circulation elements, including bike and pedestrian and the total site coverage of all circulation elements; (e) Location, designation and total area of all common open space; (f) Proposed lots and blocks, if any, and numbering system; (g) The location, use and size of structures and other land uses on adjacent properties; (h) Preliminary sketches of proposed landscaping; (i) General grading and drainage plans for the developed PUD; and Q) Any other information that may have been required by the Planning Commission or City Council in conjunction with the approval of the general concept plan. (3) An accurate legal description of the entire area within the PUD for which final development plan approval is sought; (4) A tabulation indicating the approximate gross square footage, if any, of commercial and industrial floor space by type of activity (such as, drugstore, dry cleaning, supermarket); (5) Preliminary architectural plans indicating use, floor plan, elevations and exterior wall finishes of proposed buildings, including mobile homes; (6) A detailed site plan, suitable for recording, showing the physical layout, design and purpose of all streets, easements, rights -of -way, utility lines and facilities, lots, block, public and common open space, general landscaping plan, structures, including mobile homes, and uses; (7) Preliminary grading and site alteration plan illustrating changes to existing topography and natural site vegetation. The plan should clearly reflect the site treatment and its conformance with the approved concept plan; https://export.amlegal.com/api/export-requests/a 11 e8e88-feec-47c4-abd6-7a303d89ce33/down load/ 12/13 2/10/23, 10:59AM https:Hexport.amlegal.com/api/export-requests/a11e8e88-feec-47c4-abd6-7a303d89ce33/download/ (8) A preliminary and final plat prepared by a land surveyor, duly registered in the state in accordance with M.S. Ch. 505, as it may be amended from time to time, which shall contain a notarized certification by the surveyor that the plat represents a survey made by the surveyor and that the monuments shown herein exist as located and that all dimensions are correct, as required by M.S. § 505.03, as it may be amended from time to time, and a notarized certification by owner or owners of the adoption of the plat and the dedication of streets and other public areas as required by M.S. § 505.03, subd. 1, as it may be amended from time to time; (9) A soil erosion control plan approved by the appropriate watershed districts, Department of Natural Resources or any other agency with review authority clearly illustrating erosion measures to be used during construction and as permanent measures; (10) A statement summarizing all changes which have been made in any document, plan data or information previously submitted, together with revised copies of any such document, plan or data; (11) Such other and further information as the Planning Commission, Director of Public Works/Parks and Recreation or City Council shall find necessary to a full consideration of the entire proposed PUD or any stage thereof; and (12) The Planning Commission may, by a written order, excuse any applicant from submitting any specific item of information or document required herein which it finds to be unnecessary to the consideration of the specific proposal for PUD approval. (C) Final plat stage. After approval of a general concept plan for the PUD and approval of a development stage plan for a section of the proposed PUD, the applicant will submit the following material for review by city staff prior to issuance of a building or other permits: (1) A detailed landscaping plan; (2) Proof of recording any easements and restrictive covenants prior to the sale of any land or dwelling unit within the PUD and of the establishment and activation of any entity that is to be responsible for the management and maintenance of any public or common open space or service facility; (3) All certificates, seals and signatures required for the dedication of land and recordation of documents; (4) Final architectural working drawings of all structures; (5) Final engineering plans and specifications for streets, utilities and other public improvements, together with a community/developer agreement for the installation of improvements and financial guarantees for the completion of the improvements; and (6) Any other plan, agreements or specifications necessary for the city staff to review the proposed construction. (Prior Code, § 1120.05) (Ord. 844, passed 05-20-2010) https://export.amlegal.com/api/export-requests/a 11 e8e88-feec-47c4-abd6-7a303d89ce33/down load/ 13/13 DRAFT PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting January 18, 2023 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 6:30 p.m. for January 18, 2023. 2. Roll Call Members Present: Commissioners Farmer, Nelson, Rundle, and Stevenson. Absent and Excused: Commissioner Curtis, French and Munson. Also Present: Community Development Director Jon Sevald and Council Member Gary Meehlhause. Index to Minutes Page Long Lake Cove Concept Plan 2 Review Bylaws 4 Approval of Minutes 4 3. Special Order of Business A. Oath of Office Community Development Director Sevald administered the Oath of Office to Planning Commissioner Gary Rundle. 4. Citizens Requests and Comments on Items Not on the Agenda None. Mounds View Planning Commission Regular Meeting 5. Planning Cases None. 6. Other Planning Activity A. Long Lake Cove Concept Plan January 18, 2023 Page 2 Community Development Director Sevald stated Schifsky Companies (Developer) is proposing to redevelop 7700 Long Lake Road into eight townhome units (three buildings). The project can be a Planned Unit Development (PUD), which allows for deviations from the City Code; OR it can be done without a PUD if Variances are approved. It had been Staff s opinion that this needed to be rezoned PUD due to the number of units, and deviations from Code requirements the Developer is requesting. But, after further review, it could be rezoned R-4, and apply for Variances. It was noted which route to go (PUD vs. R-4), is up to the Developer, but it would be tremendously helpful to receive direction from the Planning Commission. Carson Schifsky, Schifsky Companies, thanked the Commission for their consideration of this development. He explained the engineering for this project was done. He reported he would like to remove the curb and gutter on the private roadway in order to allow for a center drain on the roadway. In addition, he asked that the hammerhead be removed and that an emergency exit utilize the curb cut along County Road I. He discussed how the removal of the hammerhead would provide more space on the site. He commented further on how he would like to break the fourplex unit into twinhomes and noted he believed this would fit better into the surrounding neighborhood. He indicated the Red Oak Estates development in Mounds View was similar to the style of development he was proposing and noted this roadway had no curb and gutter. Chair Rundle asked why the developer was asking to have the curb and gutter removed. Mr. Schifsky stated he was making this request for cost purposes. Commissioner Nelson reported Mounds View has been improving its streets over the past 10 years to ensure all roadways have curb and gutter. He expressed concern with the fact the proposed twinhome units would have no back yard. He inquired if there was another way to configure the buildings. Mr. Schifsky explained the entrance has to be 200 feet from the adjacent intersection and commented on how this impacted the development layout. Commissioner Stevenson questioned if the Fire Marshal has reviewed this project to see if they approve of the emergency access off of County Road I. Mr. Schifsky commented on a development he had completed in another community that had a cul-de-sac and a 10 foot wide bituminous trail that could be used for emergency access purposes. He noted the trail would be cleared of snow during the winter months to ensure it could be accessed year round. Mounds View Planning Commission Regular Meeting January 18, 2023 Page 3 Commissioner Nelson stated he was very conflicted with the development layout. He thanked the developer for all of their efforts, but encouraged the developer to consider a different layout for this site. Chair Rundle asked if the watershed district had reviewed the proposed project. Community Development Director Sevald reported the City acts as the LGU. Mr. Schifsky explained the ponds would serve to infiltrate water runoff and would not serve as holding ponds. Chair Rundle stated one of his main concerns with this development was that the water runoff would be managed properly because the lot was quite flat. He discussed how curb and gutter assisted with guiding water runoff to the stormwater system. Commissioner Nelson discussed how traffic traveling down Long Lake Road would see the back sides of these units versus the front side of the units. He asked if there were any other alternatives that would free up more greenspace. Mr. Schifsky commented on how removing the hammerhead would free up greenspace while also eliminating hard space. Commissioner Farmer stated he would like to see what the Fire Marshal thinks about having the emergency access point from County Road I. Community Development Director Sevald reported he would have the Fire Department review these plans. Commissioner Farmer questioned how delivery trucks would maneuver through the development. Mr. Schifsky reported if the hammerhead was removed, delivery trucks would have to use a driveway to turnaround. Commissioner Stevenson stated this was a concern to him. He indicated he would like to see the development having a turnaround area for delivery trucks. Commissioner Nelson encouraged the developer to consider how to add some yard space or patios to the units. He suggested the units along Long Lake Road face the roadway instead of having the rear elevation facing Long Lake Road. He indicated he supported the development having curb and gutter. Community Development Director Sevald reported City Code requires developments with seven or more units to have curb and gutter. Councilmember Nelson stated he supported this development moving forward as an R-4 request versus a PUD. He recommended the development have curb and gutter at the entrance to the development. He noted this was an iconic corner in Mounds View and he would like the landscaping to be further considered. Community Development Director Sevald encouraged the developer to consider the comments that have been made by the Commission when revising or finalizing their plans. Mr. Schifsky thanked the Commission for their feedback. Mounds View Planning Commission Regular Meeting B. Review Bylaws January 18, 2023 Page 4 Community Development Director Sevald stated the Commission was to review the bylaws each year in February. He reported the bylaws were last amended on February 5, 2020. He explained staff was proposing to amend the Bylaws with updated reference numbers to the City Code. MOTION/SECOND: Commissioner Stevenson/Commissioner Nelson. To adopt Resolution 1157-23, Amending the Planning and Zoning Commission Bylaws. Ayes — 4 7. Approval of Minutes November 2, 2022. Nays — 0 Motion carried. MOTION/SECOND: Commissioner Nelson/Commissioner Farmer. To approve the Minutes of the November 2, 2022 regular Planning Commission meetings as presented. Ayes — 4 Nays — 0 Motion carried. December 7, 2022. MOTION/SECOND: Commissioner Nelson/Commissioner Farmer. To approve the Minutes of the December 7, 2022 regular Planning Commission meetings as presented. Ayes — 4 Nays — 0 Motion carried. 8. Reports A. Upcoming Planning Cases & Activity Community Development Director Sevald stated he had no upcoming planning cases at this time. B. Staff Updates Community Development Director Sevald provided the Commission with an update from staff. He explained the Commission would not be meeting on February 1, but would be holding a joint meeting with the City Council on February 15. He commented further on the Woodale Apartments, noting the Council denied the project. He reported staff was working with developers on several other landlocked parcels. He anticipated these projects would be townhomes. Mounds View Planning Commission Regular Meeting C. Council Updates January 18, 2023 Page 5 Council Member Meehlhause provided the Planning Commission with an update from the City Council. He commented the Council was working on plans to expand the Community Center and estimated the improvements would cost $30 million. He reported the City had approved the hiring of several consultants and lobbyists to assist with moving this project forward. He noted the City Council was considering the formation of a Human Rights Task Force. He provided the Commission with an update from the EDA, noting the City had four developers interested in developing the area south of the compost site with townhomes and tiny homes. He explained the Council approved the renaming of Random Park to Hodges Park in honor of Don and Amy Hodges. He noted the Council approved the 2023 budget and tax levy in December. He commented further on the 2023 Street Improvement Project. D. Planning Commissioner Reports Commissioner Nelson thanked the Public Works Department for all of their efforts to keep the City free and clear of snow after the numerous snow events. 9. Next Planning Commission Meeting: Wednesday, February 1, 2023 B. Wednesday, February 15, 2023 10. Adjournment There being no further business before the Planning Commission, Chair Rundle adjourned the meeting at 7:42 p.m. Respectfully submitted, Jon Sevald Community Development Director Transcribed by: Heidi Guenther Minute Maker Secretarial