08-07-24 PC Minutes - Laserfiche WebLink

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ARDEN HILLS PLANNING COMMISSION – August 7, 2024 4 overburdened. He reminded the Commission that there now exists a right turn lane off Highway 96 into this property and two left turn lanes into this property. He indicated it was his understanding the Rice Creek Commons development would trigger a full signalization of traffic lights at this same intersection, should the development move forward. Commissioner Stromberg asked Staff if this property were rezoned would the City then be committed to a multi-family development on this piece of property. Senior Planner Fransen stated if this property were rezoned to R-4, a multi-family development would still require a conditional use permit and a site plan review by the Planning Commission. She explained if Trident were to not come forward with an application, a future applicant would require a CUP and City consideration of the request. Commissioner Wicklund requested further information regarding the Rice Creek Commons spine road and if this would trigger a signal at this intersection. Community Development Director Jagoe stated it was anticipated a signal would be installed at this intersection as part of the future development of Rice Creek Commons. She did not anticipate this intersection would be signalized in advance of this development, but rather would be triggered by Rice Creek Commons. Commissioner Wicklund questioned when the spine road would be constructed. Community Development Director Jagoe reported the design plans for the spine road were at 60% and after the plans reach 100% it would take 18 months to two years to complete the horizontal construction of the spine road. Commissioner Bjorklund stated he reviewed these plans quite comprehensively. He explained his only concern with this project was he wanted the plat to show a common access agreement between Lot 2 and the church property in order to provide proper access to the landlocked parcel. He commented further on the changes that were made to the Comprehensive Plan that impacted this property. He urged the developer to review this portion of the Comprehensive Plan and encouraged the developer to consider offering affordable housing units. He reported he walked the entire property this morning and he stated he understood the concerns they had with the development. He suggested the developer consider pursuing a PUD in order to increase density in order to be able to offer several affordable housing units within this project. Chair Weber requested clarification on the maximum density allowed if the property were rezoned to the R-4 Multiple Dwelling District. Senior Planner Fransen discussed how in the 2022 amendments to the comprehensive plan, the property was reguided to high density residential, allowing for 9 to 12 units per net acre and there was also an amendment to the geographic area where the property is located, providing for increased density by up to 100% through the PUD process. Based on this amendment, this parcel’s developed density could be higher than the R-4 Zoning District which allows for up to twelve units per net acre. She reiterated that a proposed density for the site was not before the Planning Commission to consider at this meeting. Chair Weber stated this meant the Commission could see a density of 24 units per net acre.