HomeMy WebLinkAbout7B, McDonald's Master and Final Planned Unit Development�
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�i EN H�LLS �
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Request for Council Action i
Prepared By: Meagan Beekman, City Planner Gouncil Meeting Date: February 28, 2011
McDonald's Master and Final Planned Unit Development
Budgeted Amount: Actual Amount: Funding Source:
N/A N/A N/A
Recommendation:
1. Motion to approve Planiaing Case 1 i-001 allowing the redevelopmant of the existing McDonaid's
restaurant Iocated at 1313 County Road E, based on the findings of faci, and submitted plans as
amended by the terms and conditions in the PUD Develapment Agreement dated February 28,
2011.
2. Mation to approve the Development Agreemant between the City oi Arden HilIs asid McDonaIds
USA, LLC dated February 28, 2011, for Planning Case I1-001.
Su ortin Doeuments:
1. Memorandum dafed February 28, 2011, from Meagan Beekman.
2. 7anuary 5, 20I 1, Draft Planning Commission Minutes.
3. Development Agreement.
4. November 3, 2010, Report ta the Planning Cot�nzxiission.
5. Revised Site Plan and Architectural Drawings.
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EN HYLL5
MEMORANDUM
DATE: February 2$, 2011
TO: Honorable Mayor and City Cauncil
Pa�rick Klaers, City Administrator
FRQM: Meagan Beekrnan, City Planner �
SUBJECT: Planning Case #11-001
Applicant: McDonalds USA, LLC
Properfy Location: 1313 County Road E
Reque�t: Master and Final Planned Unit Development
Back�round
The exisiing McDonald's restaurant at 1313 County Road E was originally constructed in 1974
through a site plan review process. A drive-thru window addiiion was completed in I983, and a
second addition was completed in 1989 that included office space and a second drive-thru
window. At this time, the applicants are proposing to dernolish the existing building and
reconstruct a new McDonald's restaurant in its place. The parking and drive-ihru configuration
would also be modified under the proposed plan.
The property is located within the B2 General Busin�ss Districi. In October 200$, the City
adopted the Guiding Plan for the B2 District along with deszgn standards within �lie Zoning
Code. The Guiding �lan outlines the vision for the B2 District and details guidelines for new
developrnenf in this area. AlI new construction within the B2 Di�trict is now �equired to go
through the PUD pracess and to conform to the City's design standards far nevsr develapment.
Project Proposal and Process
1. Project Descri�tion
The proj ect wo�ld be completed in a single phase. The existing building would be razed.
The proposed site plar� wou�d reorient the front entrance oi the building, along with an
outdoor seating area, to face Co�nty Road E. The driveway entrances would remain in their
existing locations; however, the parking area would be located between the building and
City offlyden Hills
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Conneliy Avenue. The drive-thru capacity wauid be expazaded with a dou�ie c�rive-thru that
would wrap around ihe north and west sides of the building. Additional Iandscaping vvould
be installed as part of the redevelop:nnent. A detached garbage enclosure would be located in
the far north�vest corner o� the property. Loading doors would be located on the east side of
th� building facing Connelly Avenue.
The applicants have submitt�d a project narz�ative describing their request, and a plan set
detailing the proposed site pian (Attachment D).
2. Planned Unit Development (PUD} Process:
The PUD process is a tool that provides additional flexibility for derrelopments that an
underlying zoning district �vould not otherwise allow. For example, a PUD naay al�er the
setbacks, lot coverage, density, parking requirements, building height, Iara.dscaping
requirements, etc. The flexibility from the minimum requirements in the underlying district
may reduce a specific requirement, or it may increase it. The int�nt is to provide flexibility
to a project in exchange far impxovements or amenities that a City could not otherwise
require. With any developrrzent, the conditions imposed an the project must hav� a rational
basis related to the impacts of the development.
The PUD process is an alternative to the variance process and requires distinct findings
separate from ihe undue hardship criteria in. State Statutes. The process is rneant to create a
better developmeni than th� strict adherence to ihe standard regulations might otherwise
allow. While each PUD process is unique, it is a common pracess nsed by many cities. The
PUD process cannot be used to permit uses that r�vouid not otherwise be permitted in the
underlying zone.
3. PUD FlexibiIity
McDonald's is seeking flexibiliry on a number of itez�s within the Zoning Code. The
flexibility requests are outlined in detail in the January 5, 201 l, repart to the Planning
Commission (Attachmeni C). A summary of t17e flexibility requested is as �ollows:
• Planting Islands — Deficit of 167 square feet. Additional perennial and shrubbery
plantings are provided eisewhere an the site, in excess of 2,175 square feet from
minirn.um Code requirernents.
• Building Design — Code requires at Ieast 50 percent of the building be constructed to
the front setback line of 20 feet. The building would be setback 48 feet from the front
property line.
• Comrnercial Fa�ade Transparency — At Ieast 50 perceni of the sides of the building
facing sireet are required to be tratlsparent glass. The sauth fa�ade would have 48
percent transparent glass, while the east fa�ade would have 18 percent.
City of�4rden Hilds
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+ Parking - No more than SO percent of parking can be located in side yards. The
proposed site plan shows nearly all of the pa�rking located betwe�n the buiIding and
Connelly Avenue. Additional landscaping has been provided in an att�mpt ta screen
the visibility o�Fthe parking lot frorn the street.
4. Design Standards
Building MateYials
McDonald's has revised their plans from the initial subrriiital to reduce �ie a�maunt of EFIS
on the building to less than 25 percent of the buiiding fa�ade. The buildin.g itself is now 100
percent brick and glass, while the arcade features around the front door and windows consist
of an EFIS material. While EFIS makes up 41 percent of the front of the building, it
comprises 18 percent of the total building fa�ade.
Sidewalk
The Code requires a six-foo� cancrete sidewalk to be built along both the County Road E and
Connelly Avenue rights of way. The Code also allows the Ciiy to require cash in lieu of
constructing the sidewalks to satisfy ihis obligation. The City is currently working on a plan
to reconstruct the County Road E Bridge to include a pedestrian connection over Highway
51. In addition, the grade challenges in the County Road E righi of r�vay adjaceni to the
McDonald's property creafe a financial hardship for the property owner if a sidewalk was to
be required by the City, due to tlze need far significant grading and retaining walls.
Due to the impending bridge reconstruction and the significant grade challenges that exist
along County Road E in �his area, the Develop�nent Agreem�nt allows the City to assess at a
future date the cost of constructing a six-foot concrete sidewalk along Connelly Avenue and
County Raad E. The Development Agreernent siates that the City can assess up to the cost of
constructing a six-faot concrete sidewaik on flat grade for the length of the County Road E
and ConnelIy Avenue sidewalk segments adjacent to the McDonald's property. That dollar
amount can then be used tawards ihe constructian of these sidewalks at the time they are
consfructed.
Findin s of Fact:
The Planning Comrnissian offers th� following eleven findings of fact for this proposal:
1. The applicant is requesiing approval of a Master and Final PUD for the redevelopment of
the McDanald's restaurant at 1313 County Road E.
2. The PUD process allows for flexibility within the City's regulatians through a negotiated
process with a developer.
3. The subject property is located in tl�e B2 General Business District.
4. The propased redevelopment is a pe�nitted use in the B2 District.
Czly of�4rden Hills
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5. The City has adopted the Guiding Plan for the B2 District that autlines future
development principals for the area.
6. The Cit� has adopted design standards for the B2 district within the Zoning Code.
7. The Master PUD and Final PUD are in substantial conformance with the requirements of
the Ciiy's Zoning Code and design s�andards.
8. The Master PUD and Final PUD are in substantial confannance with the Guiding Plan
for ihe B2 District.
9. The Master PUD and Final PUD are in substantial conforman.ce with the City's
Connprehensive Plan.
10. Where the plan is not in conformance with the City's Zoning Code, flexibility has been
requested by the applicant and/or conc�itions have been placed o� an approval that would
mitigate the nonconformity.
11. The applicatian is not anticipaied to create a negative impact on the immediate area ox the
cammuniry as a whole.
Recommendation
The Planning Caminission reviewed Planxiing Case 11-001 and unanimously recammends
approval of the Master and Final Planned Unit Development Proposal based on the f ndings of
fact and the submitted plans as amended by Section 3.0, Terms and Conditions, as listed in the
PUD Development Agreement (Attachment B}.
Requ�sted Action
1. Motion to approve Planning Case 1 I-001 allowing the redevelopment of the existing
McDonald's resiaurant locate� at i313 County Road E, based on the findings of fact, and
submitted plans as amended by ti�e terms and canditions in the PUD Developmeni
Agreement dated February 28, 2011.
2. Motion to approve the Developrr�ent Agreement between the City of Arden Hills and
McDonalds USA, LLC dafied February 28, 2011, far Planning Case 11-001.
A�lanned Unit Development approval requires a 41S majorzty voie, approval of a development
agreemenfi requires a 3/5 majority vote.
Deadline for A�encv Actions
The City of Arden Hi�ls received the cozz�pleted app�ication for this request on Decembez 3,
2010. Pursuant io Minnesota State Statute, the City has extended its review period to 120 days
frozn the day the submittal was made. The City musi act on this request by April 1, 2011, {120
City offlyden Hills
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days). With the consent of the ap�licant, the City may extend the re�vie�r perio� beyond the
initial 120 days.
Attachr�ents
A. January 5, 2011, Draft Planning Cornmission Min�tes
B. Development Agreement
C. November 3, 2010, Report ta the Planning Commission
D. Revised �ite Plan and Architectural Drawings
City oftlyden Hills
City Council Meeting for Novemher 29, 2010
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Attachment
January 5, 2011 Draft Planning
Comm�ssion Minutes
The Planning Commission vo�ted unanimously to approve the
application.
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EN HILLS
February 28, 2011, City Council Meeting
January 5, 2411, Draft Planning Commission Minutes
Pianning Case �1-001; Master and Final Planned Unit Developme�t; 1313 County Road E;
McDonald's, USA LLC — Public Hearing
City Planner Meagan Beekman stated the applicant is requesting approval of a Mast�r
anc� Final 1'lanned Unit Developrnent (PUD) to demolish the existing McDonald's
r�staurant at 1313 Caunty Road E and reconstruct a new one in its place.
City Planner Beekman provided additional background information. Staff offers the
following eleven findings of fact far this proposal:
1. The applicant is requesting approval of a Master and Final PUD for the
redevelopment af the McDonald's restaurant at 1313 Caunty Raad E.
2. Tha PUD process allows for flexibility within the Ciry's regulaiions through a
negotiated process with a developer.
3. The subject property is located in tlie B2 General Business District.
4. The proposed redevelo�ment is a permztted use in ihe B2 Distr'rct.
5. The City has adopted the Guidiz�g Plan far the B2 Distric� that autlines future
development principals for the area.
6. The City has adopted design standards for the B2 District within the Zoning Code.
7. The Master and Fina1 PUD are in substantial conformance witk� the requirements of
ihe City's Zoning Code and design standards.
S. Th� Master PUD anc� Fina1 PUD are in substantial conformance with the Guiding
Plan for tl�e B2 Districi.
9. The Master �UD and Final PUD are in substantial conformance with the City's
Comprehenszve Plan.
10. Where the plan is not in conforrnance with the City's Zoning Code, flexibility has
been requested by the applicant andlor conditions have been piaced on an appro�al
that would mrtigate the nonconfarmity.
11. The application is not anticipated to create a negative impact on the irnmediate area or
�Iie co�nmunity as a whol�.
City PIanner Beekman stated Staff recommends approval of Planning Case #11-001 for a
Master and Final Planned Unit Development; 1313 County Road E; McDonald's, USA
LLC subject to ti�e following twelve conditions:
1. The project shall be complet�d in accordance with the plans s�bmitted as amend�d by
the conditions of approval. Any sigr�ficant changes to these plazas, as c�eterrriined by
the City Planner, shall require review and approval b� the Pla�uling Commission and
City Council.
Z. Final pians sha11 be subject ta approval by the Fire Marshall prior to the issuance of
any building perrr�its.
3. Finai grading, drainage, and utz�zty plans shall be subject to approval by the Public
Works Directar priar to the issuance of any building permits.
4. The proposed praject may require permiis, including, but not iianited to, MPCA-
NPDES, Rice Creek Watershed Districi, Minnesota Department of Hea�th, Ramsey
Caunty and City Right of Way, and City E:rosion and Sediment Cantrol permits.
Copies of all issued permits shall be provided to the City prior to the issuance of any
building permits.
5. A development agreement s�all be prepared by the City Attorney and subject to City
Council approval. The agreement sha11 be executed prior to the issuance of any
permits or site preparation.
6. The applicant shall submit a financial surety for 125 percent of the cast of the
Iandscaping irriprovements prior to the issuance of any building perrnits.
7. The applicant shall obtain a building perrnit within ane year of the PUD appxoval of
ihe approval shall e�pire unless exiended by the City Council prior to the approval's
expiration date. Exte�sion requests rnust be submitted in wrzting to t�ie City at least
45 days priar to the expiration date.
$. The applicant shall provide for an additional �ten caliper inches of trees on site.
9. Parlcing, loading, gaxbage coniainers, and mechanical operating equipme�t shall be
screened in accordance with the Ciiy Code, additional screen�ng materials may be
required in the event that t�iere requzrement is not met by th� proposed plans.
].0. The property owner sha11 be responsible for 100 percent af the cost of constructing
six-foot cancrete sidewalks, ass�ming a flat grade, for fihe lengih of the praperty
along County Road E and Connelly Avenue. The property owner shall waive any
fizture right to appeal any such assessments for tlus purpose.
11. AlI sidewalks constructed in City right of way shall be a mini�num of six-feet in
width.
12. The project shall conform to all ather City regulations.
Vice-Chair Thoxnpson opened the floor to Camxn.ission questions.
Commissioner Zimmermari asked what the expected cost for the szdewaik recanstructian
would b�.
City Planner Beekman explained at this time there is not a cost estimate. The County
Road E Bridge design has not been determin�d so the design and constructio�. of the
sidewalk cannot be �gured at this tfine. The City will be asking McDonald's to commit
to am assessment arnount equal to 100% of tne cost of the sidewalk with a flat grade and a
m�iznum amount vvould be esiablished. The exact detai ls and amounts will be worked
out as part of the development agreement. She clarified tilat the coznmi�nent to build the
sidewalk was not being waived but rather the payment for �he consiruction of this
sidewalk is being deferred to a mare appropriate time when construction cat� occux. The
development agreement wall be specific to the purpase of the assessment and a maximum
amouni far the sidewalk will be established. She stated that the applicant has indicated a
preference to having an assessment done at the time the sidewalk is construcied versus
paying the amount at this time.
Commissioner Holewa asked for c�arificaiion regarding the enirance and exit points and
if the new configuration would elixninate the bottleneck effect of cars exiting the facility
onta County Road E.
City Planner Beekman explained trafFc would be able to enter on the north side of the
facility and then exit on either the north or south side. This is a change from the current
configuratian, which allows traffic to exit from the south side of the �'acility anly.
Commissioner Holewa asked if aIl the trees on the south were �eing rema�ed as part of
the reconstruction.
City Planner Beekrnan explained the tree on the corner of the property would remain and
tY�e others vvould be removed.
Commissioner Reiff aslced the applicant if the reques�ed �ree replacement of 10 ca�iper
inches �vould be feasible on the property. He also asked to clarify if the applicant was
agreeable to waiving their right to appeal for a future assessmen�.
N1rs. Vicky Stadther, Area Construction Manager for McDonald's, stated the applicant
did not faresee any problems with replacing the requested 10 caliper inches of �rees on
the property and the trees that will be used will be viable in the future. She also stated as
long as the language in the development agreement will be specific to the sidewalk this
will be accepiable to the applicant and the applicant prefers to have the amount assessed
when the sidewalk is built versus having this money sit in an escrow account for am
undetermined amount oi time.
Commissioner Zimmerman stated the maxi�num requirerz�eni of EFTS for �he ��terior is
significan�Iy deviated from. He stafed tl�e City should s�ick ta the Guiding Plan �or the
B2 District and not allow a deviation to this exteni.
Ms. Stadther clarified the areas of the buildi�g that would be constr�cted o� EFIS. She
stated the applicant could increase the a�.ount of brick on the building but this would
increase the costs of construction by a rr�inimum of $50,000. The proposal has EF�S on
the terra cotta upper portion of the building and the offset cream color portion of the
building.
Commissioner Zi�nmerman asked what the time frame for canstruction wouid be for this
praject and if additional brick wauld increase this consiruction time.
Ms. Stadther stated the expected construction time is approxi�nately 13 weeks and adding
brick would not extend this tirrie frame.
Vice-Chair Thompson apened the p�blic hearing at b:53 p.m.
Vice-Cha�ir Thompson invited anyone for or against the application to come forward and
make cozn�nent.
Vice-Chair Thompson closed the public hearing at 6:54 p.m,
Coxzamissioner Zirnrnerman stated he would like to add Condition #13 requiring the
applicant to reduce the amount of EFTS and bring it into compliance with the City's
regulatians.
Commissioner Reiff stated he would oppose this recomrr�endation because this will add
significant cost to the construction and if the City wants to ha�e business redevelop their
properties ihey vvill need ta be flexible with the standards.
Commissioner Modesette —stated there was additional cost invalved but the City has
established design standards and guideli�es for this district and they should follow them.
Cornmissioner Scott stated he would support Commissianer Zimmern�an as weli,
Commissioner Hames stated she would not support the 25% requirezxient but would
support changing the terra cotta EFIS to brick even thaugh this change may result in
mare tl�an ihe maxirnum of 25% EFIS.
Ms. Stadther stated if the design were changed where all of the terra cotta EFYS were
b�ck this would result in less than 25% EFI� and i�' this is the change that the City will
require ihe applicant will wark with ii.
Commissioner Modesette stated the change would improve the aesthetics oi the building.
Cairamissioner Scott staied ihe look of the building and how it fits the guiding plan is
whai the Planning Commission should be looking at and ii McDonald's is willing to
make the change then the Planning Commission should accept this.
Commissioner Reiff stated the Ciry should not put so many restrictions on business
owners because this will gesuIt in less development within Arden Hills. Having the back
of tlia building brick would not be cost effective. The view frorrx Caunty Road E is what
the City is concerned with.
Vice-Chair Thornpson agreed that the Planning Commission shauld enforce fhe City's
codes. The Planning Commi�sion did approve the Guiding Plan for the B2 District and
should enforce these standards.
Car�missioner Zi�merman maved and Commissioner Modesette �econded a�otian
to adc� condition #13 restric�in the amount of EFIS on the exterior of tihe buildin
to �o more than 25%. Tne rnotion carried 5-2 .
Ayes: Vice-Chair Thompson, Commissioners Scott, Modesette, Zimmerman, and
Halewa.
Nays: Commissioners Reiif and Hames.
Cominissioner Holewa moved and Com�nissioner Zim�merman a motion to
Recommend A roval of Plannin Case 11-001 for a Master and Final PUD at 1313
Coun Road E based on the findin s of fact submitted Ians and the thirteen
canditians in the January 5, 2011, Planning,, Case Reuort. The mot�on carried
unanimouslv f7-0).
Attachment
Deve�opment Agreement
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EN HILLS
February 28, 2011, City Council Meeting
CITY OF ARDEN HILLS
MCDONALD'S USA, LLC
PUD DEVELOPMENT AGREEMENT
PLANNTNG CASE 11-001
1.0 Parties. This PUD Developmeni Agreement ("Agreement") is dated the 2$�` day o�
February, 2011, and is en.tered into by the Ciiy of Arden Hills, a Minnesota statu�ory city
("City") and McDonald's USA, LLC, a limited liability company ("Developer").
2.0 R�citals. The f�llowing recitals are intended to express the intention of the parties and to
d�scribe the review process #'oliowed by ihe City. These recitals shall be a part of the
Agreement:
A. PropertX. Developer is the fee owner of f11e following described real property
("Property") situated in the City of Arden Hills, Ramsey County, MN:
That part of the South�vest quarter of the Southeast quarter
of Section 27, Township 30 North, Range 23 West, Ramsey
County, Mi�esota described as follows:
Commencing at the Soutl�east corner oi said Southwest
quarter of the Southeast quarter; thence West (assumed
bearing) along the south line of said Soutl�west quarter of
the Southeast quarter 843.88 feet, said Iine being the center
line of County Road "E"; tbence North 0 degrees, 17
minutes, 30 seconds West, 43.00 feet io the point of
beginning, said paint being the intersection of ihe North
right-of way line of County Road "E" and ihe West right-
of way line af Connelly Avenue; thence North DO degrees,
17 minutes, 30 seconds West, 235.24 feet; thence West,
231.45 feet to the Easi right-of-way line of State Trunk
Highway No. 51; thence South 0 degrees, 15 minutes, 0
seconds East 170.24 feet along said East right-of-way line;
thence South 45 degrees, 07 minutes, 30 seconds East
along the Northeasterly right-of-way of State Trunk
Highway No. 51 a distance of 52.12 �eet; thence South 81
degrees, 45 minutes, $3 seconds East along the Northerly
right-of-way iine af State Trunlc Highway No. 51 a distance
of 197.01 feet to the point ai beginning.
B. Current Use. The Property is currently developed for a McDonald's Restaurant.
C. Pro�osed Use. The Developer intends to demolish the existing McDonald's
Restaurant and construct a new McDonald's Restaurant on the Property.
D. Completed Application. On the 3rd day of Dece�ber, 2010, the Develo�er
submitted a completed application requesting thai the City approve a Master and
Final Plan-Planned Unit Development far the Property {"Completed
Application").
E. Plannin� Cor��nission Review. On the 5�' day o� January, 201I, at a public
hearing preceded by the required notices, the City's Planning Commission
reviewed the Completed Applicatian; the reparts and camments af the City's staff
and consultants; the reports and comments of the Developer and rts consul�a�ts;
and cornrnents andlor written materials submitted by members of the public. At
the conclusian of the public hearing, the City's Planz�.ing Co�xunission
recommended approval of the Master and Final Plan-Planz�ed Unit Development,
subject to certain terms and conditions.
F. City_ Council Revievv. _ On the 2$�' day of Febriiary, 2411, the Arden Hilis City
Council reviewed the Completed Application, the cornments and reports of the
City's staff and cansultants, the comments and reports of the Developer and its
consultants, ihe public's comments, and approved the Master and Fina1 Plan-
Planned Unit Development for the Property subject to the terms and conditions
contained herein.
3.0 Terms and Conditions. In consideration of the above referenced City Council approvals,
in compliance with the provisions of the City's Development Regulations, and in
consideration of the und�rtakings herein expressed, the parties agree:
A. Develo ment Plans. Develaper shall construci the project in compliance with the
following plans, requirements and specif cations ("Project Plans") signed and
dated by the City Pianner {Exhibits E-1 tl�rough E-J 2) and contained in the City's
file �or Planni�g Case No. 1 I-001. Any significant change to the Project Plans, as
d��erinined by the City Planner, sha11 require review by the �lanning Commissian
and review and approval by Ciry Council.
1. Title Sheet-CO.1, dated the 18th day of February, 2011
2. Existing Canditions-C 1.1, dated the 1$th day af February, 201 I
3. Demolition-C1.2, dated th.e 18th day of February, 20ll
4. Site Plan-C2.1, dated the 18th day of February, 24I 1
S. Grading, Drainage, Paving and Erosion Control-C3.1, dated th� 1 Sth day
oi �ebruary, 2011
6. Utilities-C4.1, dated the 18th day of February, 2011
7. Civil Construction Details-C7.1, C7.2, C7.3 and C7.4, dat�d tihe 1 Sth day
of Februax�, 2011
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8. Site Fhatametrix-E2.1, dated the 18th day of February, 2011
9. Landscape-L2.1, dated the 18th day of February, 2011
10. Propased Flaar Plan-A1.0, dated the 18th day of February, 2011
11. Praposed E�terior Elevations-A2.0 and A2.1, dated the lSth day af
February, 24I 1
12. Proposed Trash Corral-00.0, dated ihe 18th day of February, 2011
B. Conditions Precedent to �ssuance of Development„Permits. Prior to the City's
issuance o� any develapment permits far the proj ect, the Developer shall:
1. Obtain demolition permits and demolish th.e existing McDonald's
Restaurant.
2. 4btain Fire Marshall's approval of the final plans.
3. Obtain Public Work Director's approval of final grading, drainage and
utility plans.
4. Obtain, as required, permits from MPCA-NPDES, Rice Creek Water Shed
Districi, Minnesota Department of Health, and Ramsey County; and
provide copies of a11 such pexznits to the Ciiy.
5. Subzxiit a financial surety in the amount of 125% of the estimated cost of
Iandscaping irnprovements.
C. Develapment Permits. The Developer shall apply for and obtain i�s first
development permit within one year of the Czty Council's approval of the Master
and Fina1 Plan-Planned Unit Develapment or such approvals sha.11 expixe uniess
extended by the City Council prior to the �'inal P�an-Planned Uni� Developmeni
expiration date. The extension request must be in writing to the City Planner at
least forty-five (45} days prior to the expiration date. As used herein the ierm
"Development Permit" includes, but is not limited to building perzxzits, grading
permits and erosion control permits.
D. As-Built Landscapin� Plan. Upon campletion of ihe project, Developer shall
submit an as-built landscaping plan to the City. Developer shall provide for an
additional 10 caliper inches of trees on the Praperty, in compliance with the City's
Tree Preservation Ordinance.
E. Screenin�. Parking, loading, garbage containers and mechanical operating
equipment sha�l be screened in accordance with the City's regulations.
3
F. Compliance with City Re ul� ations. During the redevelopment of the �roperty,
DeveIoper shall comply with all applicable City Regulations, inc�uding but not
Iimited to, the Building Code, Fire Code, and the Zor�ing Code. If th�re is a
conflict between the City's Zoning Regulations and the pravisions of this
Agreement, the provisions of this Agreerneni shall control.
G. Sidewalk Improve�nents. As part of the redeve�opment of the Property, the
Developer is obligated to construct a sidewalk within the public right-of-way.
The sidewalk co�struciion would normally be comp�eted concurrently with the
rede�elopment of ihe Property. Hovvever, the City intends to make sidewalk and
road improvements adjacent ta the Property at a future date.
In orcler to avoid unnecessary duplication o� construction costs, Dev�loper and
City agree that the side�valk improvements will �e included in a future City
project. Developer agrees the sidewalk improvements, if constructed in 2011,
would confer a special benefit on the Property in the amount of $16,050 ("2011
Base Amaunt"}. When the City project is constructed, Developer agrees that the
City �nay specially assess the Property in an amount equal to the 2011 Base
Amount multiplied by a fraction, the numerator of which is the �ngineer news
record index for construction materials for the month in which the City awa�rds the
construction contraci; and t�ie denominator of which is the engineer news record
inciex £or construction materials �or May, 2011. The Developer, her�by for itsel�,
its successors and assigns, waives all hearing notices and rights of appeal, whic�
wouid normally apply to a City improvement project constructed and specially
assessed, pursuant to the provisions of Minnesota Statutes §429.
H. Tem orar Canstruction Access. Deve�oper shall, without cost ta City, provide
the City, its contrac�ors and agents, access to ihe portion of the Property adjacent
to ihe proposed sidewalk. The City shall, ai its cost, restore amy af ihe Property
which is disturbed as a result of the sidewalk canstruction.
4.0 Indemnifcation of Cit . DeveIoper shall and does hereby indemnify, defend and hold
ihe City, its council, agents, ezx�ployees, attarneys and representatives harrr�less againsi
and in respect to any and all claims, demands, actions, suits, proceedings, las�es, costs,
expenses, ob�igations, liabilities, damages, recaveries and deficiencies, including interest,
penalties and attorneys fees, including withaut limitation, any litigation which may be
cozx�menced by Developer, that the Ci�y incurs or suffers, which arise out of and resuli
fr4m or relate to any ai the following:
A. Failure of the Developer to observe or perform any covenant, condition,
obligation or agreement on its part, either j ointly or severally, �o be observed and
performed under the terms of this Agreeme�t;
B. Failure of Developer to pay contractors, subcontractors, laborers, or material men;
C. �ailure of ihe Developer to pay for materials;
4
D. Approval hy the City of PUD Plans, ihe Final Plans and oiher PUD controls;
E. Approval by the City of any final Plats; and
F. Faiiure ta obtain tk�e z�ecessary perrnits and authorizations to redevelop the
Property.
5.0 Notice.
A. Where written notice is required o�the City, it shail be sent to:
Meagan Beekman
Arden Hills City Planner
City of Arden Hi11s
1245 West Highway 96
Arden Hilis, MN 55112
B. Wher� written notice is required o�the Developer it sha11 be sent to:
McDonalds USA, LLC
I650 West 82"a Street, #900
Bloomington, MN 55431-988$
6.0 Defense of Claim. With respect to any claims or demands asserted against ihe City by a
third party of the nature covered by Section 4.0, and provided thai the City gives timely
formal written notice thereof to the Develaper. The Developer will, at its sole expense,
provide far the defense thereof with counsel oi its own selection, but approved by the
City, whick� approval shall not be unnecessarily vvitl�ield or delayed; the Developer will
pay out costs and expenses, including attorney's �ees incurred and so defend against such
claims, provided that the City shall, at alI times, also have the right to fully participat� in
the defense at the City's expense. If the Developer fails to de�end, the City shall have the
right, but not the obligatior�, io undertake the defense of, to compromise or settle the
claim ar other matter, for the account of and at the risk oi the Deveioper. All attorneys
fees incurred by the Ciry re�ated to such defense shall be paid by the Developer. This
Section 6.0 shall not apply to costs incurred or suffered by the City which relate to, result
from, ar are caused by the City's willful violation of applicable law.
7.0 Citv Remedies. If a default occurs, that is not caused by �orce maje�re, the City shall
give the Developer fortnal written notice af default and the Developer shall have thirty
{30) working days to appear before the City Council to discuss the default. If the
Developer, after farmal written notice by the City, does not cure the default within thirty
(30} working days following tl�e Council appearance, the City may avail itself o� any
remedy afforded by law and an.y of the following cumulatave, not e�clusive re�xaedies:
A, City anay specifically en�orce the Agreemeni.
5
B. The City may suspend any work, i�nprovernent, ar obligation to be performed by
the City.
C. The City nnay collect on the appropriate security bond, irrevocable Ietter o� credit,
cash deposit or other security applicable to the redevelopmeni of the Property.
D. The City may deny building and occupancy permits �or buildings within the
redevelopment project.
E. The City may, at its optian, in regard to landscaping improvements and in regard
to damages caused to public or private property as a resuli of the construction of
the redevelopment projec� on tl�e Property, subject to the determination af the
Ciry, perforrn the work to be performed by ihe Developer, in which case the
Developer sha11, within thirty (30) days after written biiling by the City, reixn.burse
the City for any commercially reasonable costs and expenses incurred by the City.
Tn ihe alternative, the City rn.ay, in whole or in part, specially assess az�y of the
costs and expenses incurred by the City; and the Developer hereby waives any
and all procedural and substantive objections to the isolation o� the landscaping
improvements and the special assessments resuIting there from, inclucling but not
limited to, the hearing requirements and a�y claim that the special assessments
exceed benefit. With r�spect to such special assessments incurred in cases of
default under this provision, tlae Developer herehy waives any appeal rights
otherwise available pursuant to Minn. Siat. §429.081.
S.0 Validitv. Tf any portion, section, subsection, sentence, clause or paragraph af ihis
Agreement is for any reason held to be invalid, such d�cision shall not affect the validity
o� the r�maining partions of this Agreement.
9.0 Recordin�. This Agreement or a Memarandum Sum.inary thereof shall be recorded with
the county recorder and the Developer shall provide and execute any and ail documents
necessary to impler�aent the recording.
10.0 Bindin�greement. The parties muivally recognize and agree that al� terrns and
conditions of this recordable Agreement shall run with the subject Froperty, and shall be
binding upon the heirs, successors, administrators and assigns of ihe Developer.
11.0 Contract Assi nrnent. The Developer may nat assign this Agreemeni, except to an entity
controlled by �he Developer without ihe written permissioz� of ihe City Council. The
Developer's obIigations hereunder shall coniinue in full force in effect, until compl�tion
of the ter�ns of �his Agreement.
12.0 Governing Law. This Agreemeni shall be governed by and construed in accordance with
th� State o� Minnesota.
�
13.0 Cou�ter�. This Agreement may be executed in any number of counterparts, eac�. of
which shall be deemed an original, but all of vvhich shall constitute one in the same
instrument.
14.0 Headin�s. The subjeci headings of the paragraphs az�d subparagraphs of this Agreement
are included for purposes of convenience only, and s�all not affect the construction or
interpretation oi aziy of its provisions.
15.0 Access. The Developer hereby grants to the City, its agents, eanployees, officers and
contractors, a license to enter upon the subject Property to perfor�xa. alI work and
inspections deemed apprapriate by ihe City during the redevelopment of the Proper�y.
7
IN WITNESS WHEREOF, the above-nazned parties have hereunto set their hands.
CITY OF ARDEN HILLS,
a Minnesota statutory city
ATTEST:
David Grant, Mayor
Patrick Klaers, City Administrator
STATE OF MINNESOTA )
) ss.
COUNTY OF �.__.�
On this day of , 2011, before me, a notary public wiihin and for said
county, personally appeared David Grant and Patrick Klaers, to rne known to be respective�y the
Mayor ar�d City Administratar of the City of Arden Hills, and tlxey executed the Develop�nent
Agreernent and acknowledged �Iie sa�xae by authority of and on behali of City of Arden Hills.
Noiary Public
:
MCDONALD'S USA, LLC
STATE OF MINNESOTA }
} ss.
COUNTY OF }
�
Its:
On this day of , 2011, before me, a notary public within and
for said county, personally appeared , the of
McDonald's USA, LLC and has executed tlie Development Agreement and acknowledged the
same by autk�arity of and on behalf of McDon.ald's USA, LLC.
No�ary Public
Arden Hi11s1AgreementslDevelopement Agreement-McDonald's.v8.doc
�
January 5, 201
Attachment
1, Report to the Planning
Commission
�
EN HII,I S
February 28, 201 l, City Counci� Meeting
Attachment
Revised Site Plan and Architectural
Drawings
�
EN HILLS
February 28, 20I �, City Council Meeting
. , . ... ... . ... ,. i ., _.� .
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