CCP 04-26-1999 - Laserfiche WebLink

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e e . ~OO~~y 17 ARDEN HILLS PLANNING COMMISSION - APRIL 7,1999 Mr. Ringwald noted that many interesting proposals have been brought to Staff, which have not moved forward. One proposal for the intersection of County Road E2 and I35W had been for a small video-mixing studio. This business could have been built to look exactly like a residential home and would have been very appropriate for the location. Commissioner Rye noted that the smaller lots and parking areas would dictate how large a building can be. Mr. Ringwald concurred and suggested that as part of the discussion the Planning Commission may wish to look at on-street parking. Additionally, he pointed out that some larger cities have Neighborhood Business sites as large as five acres, whereas the areas within the City of Arden Hills are much smaller. He stated that the City must consider not only what is and is not allowed, it must also consider the individual sites, their constraints, who may be interested in them, and access and neighborhood issues related to each site. Chair Erickson stated that some smaller sites lend themselves to more of an urban, walk-up type business. However, walk-up businesses tend to not survive without drive-up service. He indicated that the coffee shop site is a good example where the site is built to its maximum according to the setback requirements. Commissioner Rye suggested that, since Staff has received a number of proposals for the various sites, a list should be made of potential uses within the areas. Mr. Ringwald pointed out that there was a request for a gas station on the comer of County Road D and Cleveland Avenue, which is not a desirable use. Commissioner Rye suggested that all potential uses could be added to the list and the Planning Conunission could determine which uses they would or would not approve of. Commissioner Sand stated that without a definition of Neighborhood Business, there would be nothing to prevent a developer from building a three story building which meets the 35 foot height requirement on the two vacant comers. Mr. Ringwald stated that there would be many other hurdles to overcome. Ifeither comer were to develop now, it would have to become a planned unit development. Conunissioner Sand noted that a planned unit development would allow more flexibility for both the City and the developer. Mr. Ringwald concurred. Chair Erickson stated that there must be a combination of setting some minimum standards and guidelines while allowing some flexibility. He indicated that not all specifications can be mandated. The intent is to develop an overall business district without concentrating on one specific site. Commissioner Sand stated that, when comparing Chanhassen's and Maple Grove's Ordinances, the City of Chanhassen is very specific in its requirements for conditional uses, such as only allowing one-story buildings. The City of Maple Grove's conditional use states, "buildings in excess of three story, provided that the site is capable of accommodating the increased intensity of use." He stated that this is so vague that, under certain circumstances, it could allow a five- story building. It also makes it unclear for anyone who wants to build whether they will have a chance to build on the site or not. Mr. Ringwald pointed out that not all the other city Ordinances will work for the City of Arden Hills. The intent is to consider the best of what they all have to offer and create an Ordinance for Arden Hills.