04-26-10-TCAAP WS - Laserfiche WebLink

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ARDEN HILLS CITY COUNCIL TCAAP.WORK SESSION--APRIL 26, 2010 2 2. AGENDA ITEMS A. TCAAP Zoning Project Community Development Director Lehnhoff presented the City Council with the most recent information on the TCAAP zoning regulations. He explained that Susan Reece was present from The Cunningham Group to review the land use chart. Ms. Reece would be attending a Planning Commission meeting next week for the City. Mayor Pro-Tem Holmes explained Councilmember Holden had presented staff with her comments prior to the meeting. Susan Reece, The Cunningham Group introduced herself to the Council explaining her group submitted a proposal to the City to assist with the refinement of the TCAAP zoning. The Cunningham Group is an architectural, interior design and urban planning firm based in Minneapolis. Ms. Reece explained she was in the urban design area of the company. Community Development Director Lehnhoff noted staff is aware Council would like to use 1,500 housing units on TCAAP with 70% being non-multifamily (1,050 single family units), with 450 condominiums/apartments and cooperative units. Community Development Director Lehnhoff then reviewed the land use chart with the Council. He explained where the tax-exempt properties would be located and how the financial structure would operate. Staff was asked if the City could limit or not allow TIF on the site. Ms. Reece responded to this question by explaining zoning was not the appropriate tool to regulate ownership. Zoning laws and statutes allow governments to regulate land use and development, but does not regulate for-profit versus non-profit. State Statute defines which organizations or properties are non-profit and relief has to be given by the City for these organizations, such as schools, hospitals, churches, etc. Ms. Reece indicated the City could regulate the type of uses that would most likely be non-profits and those would be institutional uses. The land use chart tentatively shows a house of worship, school, or nursing home all as conditional uses. Community Development Director Lehnhoff explained there was federal legislation related to religious land uses. The property has to be treated as other institutional uses would be treated. Councilmember McClung asked how the City could keep these types of institutions from becoming a large draw on public services. Ms. Reece stated these could become conditional uses, so long as they were not required to be for-profit uses. She indicated the City could limit institutional uses from the zoning code and not allow boarding houses, houses of worship, nursing homes/assisted living, schools, general education, higher education, special education, and theaters.