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HomeMy WebLinkAbout05-04-11-PCChair Clayton Larson Commissioners Andrew Holewa Samuel Scott Roberta Thompson p Clayton Zimmerman Angela Hames (Alternate) �R�J HILLS -� Arden Hills Planning Commission May 4, 2011 1245 W. Highway 96 Arden Hills, MN 55112 651.792.7800 �Wci.arden- hills.mn.us City Vision A strong community that values our unique environment, our fiscal soundness, and our tradition as a desirable city in which to live, work, and play. Agenda Regular Planning Commission Convenes 6:30 PM Call to Order — Role Call 1. APPROVAL OF THE AGENDA 2. MINUTES A. April 6, 2011, regular meeting 3. PLANNING CASES A. Planning Case 11 -010; Final Plat; PulteGroup; 4500 Snelling Avenue North — Not a Public Hearing 4. UNFINISHED AND NEW BUSINESS A. Planning Case 11 -007; PUD Concept Review Discussion; Select Senior Living; 1201 County Road E — Not a Public Hearing B. Planning Case 11 -009; Zoning Code Amendment Discussion; City of Arden Hills — Not a Public Hearing 5. REPORTS A. Report from the City Council B. Planning Commission Comments 6. ADJOURNMENT A quorum of the City Council may be present at this meeting. Planning Cases are available online at: http://wvvw.ci.arden-hills.mn.us/planningcases May 4, 2011 Planning Case Map PC# Pulte Group Final Plat and Easement Vacation 4500 Snelling Avenue N mum merj Esliftli:1111 rj moffil 400/ Lamm figkitt, 00.1010111111110111in is We" ENIMMEM • 1".-411.4" faskittainii w4 Iiii trirenifingi SAWS filaVilanriarinni IMO ION ran Eng% aill ES Et.% cum ........ .r, irs .... gg gr am,,,,,,.. slissEms 4t, mol 10iTi EENIMENE. 551".4 Br Inimitigrpni 111,10 MONEMIN. cr pc# 11-00 Select Ser syssomm eptReview 0,31, To. Ems MMI 411331 MEIER 1VE 411, tionn annum #24.„„„ws wAtikolitien MINIM Till= iiiiuimiii 1111111111/111. "1."' 11111111111110 11111111111IMIL �-AIVEN�HILLS Approved: CITY OF ARDEN HILLS,MINNESOTA PLANNING COMMISSION WEDNESDAY,APRIL 6,2011 6:30 P.M. -ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Clayton Larson called to order the regular Planning Commission meeting at 6:34 p.m. ROLL CALL Present were: Chair Clayton Larson, Commissioners Roberta Thompson, Andy Holewa, Clayton Zimmerman, Daniel Reiff, Samuel Scott and Angela Hames (alternate). • Absent: Commissioner Elizabeth Modesette(excused). Also present were: City Planner Meagan Beekman; Councilmember Nick Tamble; Councilmember Brenda Holden; Councilmember Ed Werner; Public Works Director Terry Maurer, Community Development Director Jill Hutmacher; and Recording Secretary Tina Borg. APPROVAL OF AGENDA—March 9,2011 Chair Larson stated Commissioner Samuel Scott and Commissioner Roberta Thompson took the Oath of Office prior to the start of the meeting. The Agenda was approved as presented. APPROVAL OF MINUTES A. March 9, 2011 —Planning Commission Regular Meeting Commissioner Zimmerman stated on page 6, the fourth paragraph,the word"in"should be added after the phrase"than there were"and in the last paragraph,the third sentence, the word"Councilmember" should be changed to "Councilmembers." 40 Commissioner Holewa moved, seconded by Commissioner Zimmerman, to approve the March 9,2011, Planning Commission Regular Meeting as amended. The motion carried unanimously (7-0). ARDEN HILLS PLANNING COMMISSION—April 6, 2011 2 PLANNING CASES A. Planning Case 11-005; Preliminary and Final Plat, and Master and final PUD; Trinity Lutheran Church and the City of Arden Hills; 3245 New Brighton Road — Public Hearing City Planner Meagan Beekman stated the applicant, together with the City of Arden Hills, has requested a Preliminary and Final Plat and Master and Final Planned Unit Development (PUD) to allow for the subdivision of the property located at 3245 New Brighton Road. The City is currently negotiating with the applicant to purchase the subdivided parcel and permanently consolidate it with Hazelnut Park. She provided additional background information. City Planner Beekman stated the Planning Commission must make a finding as to whether or not the proposed application meets the requirements of the Zoning Code, and advances the surrounding neighborhood or the community as a whole. Staff offers the following ten Findings for consideration: General Findings: 1. Parks are a permitted use in the R-2 District. 2. The proposal is not anticipated to adversely impact nearby properties through nuisance, noise, dust, glare, or unsightliness, and will not otherwise adversely impact the health, safety, and welfare of the community. No construction activity is anticipated as a result of this application, and the sale of the property to the City will • increase the City's parkland and open space area. 3. The proposal would not increase parking and traffic on the site compared to existing conditions. In addition, the City will continue to provide maintenance and snow removal for the parking area subject to a successful signing of a purchase agreement and closing. 4. The proposal is in keeping with many of the principles listed in the 2030 Comprehensive Plan to develop and encourage use of park space. 5. There are no delinquent property taxes, special assessments, interest, or City utility fees due upon the subject parcel. 6. The utility, sewage, and pedestrian easement requirements are met y the proposed plan. Planned Unity Development Review Findings: 7. The Master and Final PUD process allows flexibility with the implementation of the City's subdivision and zoning regulations. 8. All Zoning requirements are met by the proposed plans with the exception of landscaped lot coverage for Lot 1. 9. The land to be transferred to the City will remain as parkland and open space in perpetuity. 10.No additional impervious surface will be constructed as a result of this application. City Planner Beekman stated Staff recommends approval of Planning Case#11-005 for a Preliminary and Final Plat, and Master and Final PUD at 3245 New Brighton Road subject to the following four conditions: �I ARDEN HILLS PLANNING COMMISSION—April 6, 2011 3 3.A. Planning Case 11-005; Preliminary and Final Plat, and Master and final PUD; Trinity Lutheran Church and the City of Arden Hills; 3245 New Brighton Road—Public Hearing (continued) 1. The approval of the purchase agreement by the City Council. 2. The applicant shall file for the Final Plat with Ramsey County within 180 days of City approval, or the approval for the Final Plat shall expire, unless extended by the City Council prior to the approval's expiration. Extension requests must be submitted in writing to the City at least 45 days prior to the expiration date. 3. A shared parking lot agreement shall be signed by the property owners and the City granting the City perpetual use of the Church's parking lot for Hazelnut Park users, and recorded with the County. 4. A parking lot maintenance agreement shall be signed by the property owners and the City, and filed at the City. Chair Larson opened the floor to Commissioner comments. Chair Larson asked if the parking lot would be upgraded or the amount of impervious surface reduced. City Planner Beekman stated the size of the parking Iot would not be reduced and the City would maintain the current agreement regarding the parking lot which is $1000 per year • for snow removal and the City will occasionally fill pot holes in the parking lot and stripe the lot as needed. Chair Larson opened the public hearing at 6:38 p.m. Chair Larson invited anyone for or against the application to come forward and make comment. The being no comment Chair Larson closed the public hearing at 6:39 Commissioner Holewa moved and Commissioner Thompson seconded a motion to approve Planning Case 11-005 for a Preliminary and Final Plat, Master and Final PUD at 3245 New Brighton Road based on the findings of fact and the submitted plans as amended by the conditions in the April 6, 2011, planning case report. The motion carried unanimously (7-0). B. Planning Case 11-006; Preliminary Plat and Comprehensive Plan Amendment; PulteGroup and Alliant Engineering; 4500 Snelling Avenue North —Public Hearing Chair Larson stated Commissioner Reiff recused himself from this discussion and vote. Commissioner Reiff left the meeting at 6:40 p.m. • City Planner Beekman stated the applicant is requesting approval of a Preliminary Plat and Comprehensive Plan Amendment for the property located at 4500 Snelling Avenue ARDEN HILLS PLANNING COMMISSION—April 6, 2011 4 3.B. Planning Case 11-006; Preliminary Plat and Comprehensive Plan Amendment, PulteGroup and Alliant Engineering; 4500 Snelling Avenue North — Public Hearing (continued) North to subdivide the parcel into 39 conforming single-family lots. She provided additional background information. City Planner Beekman stated Staff offers the following sixteen findings of fact for this proposal. General Findings: I. The Fox Ridge subdivision is comprised of 20.07 net acres. 2. The Fox Ridge subdivision property is zoned R-1, Single-family Residential. 3. The Fox Ridge subdivision property has a land use designation of Low Density Residential in the City's 2030 Comprehensive Plan. 4. The applicant is proposing to re-plat the property into 39 conforming single-family lots. 5. The applicant is proposing to construct 39 conforming single-family homes. 6. The subdivision will connect to the City's existing street system at three points: Snelling Avenue N., Keithson Drive, and Royal Hills Drive. 7. The proposed development requires park dedication. 8. Ramsey County has an assessed market value for 2010 of$2,220,880. 9. The park dedication requirement for this application is six percent (6%) of the land in dedication or a fee of six percent (6%) of the market value, or some combination • thereof. 10. The proposed plan meets all of the requirements of the City's Zoning and Subdivision Codes. 11. The proposed plan is not in conformance with the City's 2030 Comprehensive Plan in regards to density; 1.94 units per net acre are proposed where the Comprehensive Plan requires a minimum of three units per net acre. Comprehensive Plan Amendment Findings: 12. The application is proposing to amend the City's Comprehensive Plan to add a land use designation of Very Low Density Residential, which would be defined as 1.5 to three units per net acre, and to re-designate the subject property to Very Low Density Residential. 13. The proposed land use designation of Very Low Density Residential would be compatible with the adjacent land uses. 14. The proposed redevelopment is a permitted use in the R-1 District. 15. The proposed CPA would advance the City's goal to promote the development properties that are in keeping with the character of existing and established neighborhoods within the City. 16. The Metropolitan Council staff indicated their support for the proposed CPA. City Planner Beekman stated upon review of the proposal, Staff is recommending approval of the Preliminary Plat and Comprehensive Plan Amendment based on the findings of fact subject to the following seventeen conditions: 1. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by ! ARDEN HILLS PLANNING COMMISSION—April 6, 2011 5 3.B. Planning Case 11-006; Preliminary Plat and Comprehensive Plan Amendment; PulteGroup and Alliant Engineering; 4500 Snelling Avenue North — Public Hearing (continued) the City Planner, shall require review and approval by the Planning Commission and City Council. 2. The applicant shall submit an application for Final Plat approval to the City within 180 days of the approval of the Preliminary Plat. 3. The Final Plat shall be amended as follows: a. The lot frontage of Block 1, Lot 3 and Block 4, Lots 9 and 10 shall be widened to a minimum of 105 feet. b. The right of way adjacent to Block 1, Lots 10 and 11, shall be squared off to bring the lot frontage on both lots to a minimum of 95 feet. c. Access restrictions to Highway 96 shall be provided to the County. 4. Execution of the Final Plat shall be contingent upon the Metropolitan Council's approval of the Comprehensive Plan Amendment. 5. A development agreement shall be prepared by the City Attorney and subject to City Council approval. The development agreement shall be executed prior to execution of the Final Plat. 6. The applicant shall submit a park dedication, subject to the approval of the City Council, equal to six percent of the total land area, which is currently appraised at $2,220,880, cash payment in lieu, or some combination thereof. The City shall use • the park dedication to expand the City's Parks,trails, and recreation system. 7. The applicant shall submit a financial surety, subject to the approval of the City Attorney, for 125 percent of the cost of the landscaping improvements prior to the issuance of any development permits. 8. The applicant shall submit a financial surety, subject to the approval of the City Attorney, for 100 percent of the cost of site grading, retaining walls, utilities, and street improvements prior to the issuance of development permits. 9. The proposed project may require permits, including but not limited to, MPCA- NPDES, Rice Creek Watershed, Minnesota Department of Health, MPCA-Sanitary Sewer Extension, Ramsey County and City Right of Way, and City Erosion and Sediment Control permits. Copies of all issued permits shall be provided to the City prior to the issuance of any development permits. 10. Final grading, drainage, and utility plans shall be subject to approval by the Public Works Director and City Engineer prior to the issuance of any development permits. 11. The plans shall be subject to Fire Marshal approval before development permits are issued. 12. The applicant shall complete grading activity and install the first lift of bituminous surfacing prior to the issuance of any building permits. 13. Sanitary sewer and water are to be accepted by the City and ready for hookup prior to the issuance of any building permits. 14. The applicant shall submit a Development Plan, subject to the approval of City Staff, prior to the issuance of any building permits. The Development Plan shall provide as- built grading information together with the style and minimum elevations for the house on each lot. ARDEN HILLS PLANNING COMMISSION—April 6, 2011 6 i 3.B. Planning Case 11-006; Preliminary Plat and Comprehensive Plan Amendment; . PulteGroup and Alliant Engineering; 4500 Snelling Avenue North — Public Hearing (continued) 15. There shall be no construction traffic out of the sire at Royal Hills Dr/Arden View Dr or Keithson Dr. All construction traffic shall enter and exit the site from Snelling Avenue N,with the exception of the homes to be constructed along Arden View Dr. 16. A copy of the home owners' association (HOA) documents shall be kept on file with the City, and shall clearly stat that the HOA shall be responsible for maintenance of all retaining walls associated with the approved grading plan, as well as any outlets located with the subdivision. 17. The applicant shall be responsible for implementing the landscaping plan. All landscaping materials shall be put in place as the approved grading plan is completed with the exception of required front yard trees, which shall be the responsibility of the applicant to install at the time each house is constructed. Chair Larson opened the floor to Commissioner comments Chair Larson asked if it would be likely, the Met Council would approve a request to add the Very Low Density Residential category and land use change proposed by this application. City Planner Beekman stated Staff has been in contact with the Met Council and they • defer these types of requests to the judgment of the City but they have indicated they would be comfortable with approving this request. Met Council is concerned with waste water systems and this is why they would like to see a higher density but they felt that the development of TCAAP and the overall density of Arden Hills made this request acceptable. She also stated other cities have requested to have similar categories added to their comprehensive plans. The request to amend the Comprehensive Plan cannot be made until after City Council approval. Once this is approved by the City then the request will either be reviewed administratively, which will take approximately 14 days, or it could be forwarded to their Council, and this process could take up to 60 days. Chair Larson asked when the 331 caliper inches of trees would be planted. He also clarified the five trees that are proposed for each lot will be planted at the time those lots are developed. Commissioner Holewa noted his objection to pushing the density lower based on development on the TCAAP property that may or may not happen. Mr. Matt Pacyna, Senior Traffic Engineer with SRF Consulting Group, Inc. reviewed the existing traffic conditions in the neighborhoods surrounding the Pulte Homes proposed development site and the developed trip generation estimates based on a complete build out of the proposed site. He outlined the two alternatives for roads, and how they would affect traffic. All intersections will continue to operate at acceptable levels with both alternatives. ARDEN HILLS PLANNING COMMISSION—April 6, 2011 7 3.B. Planning Case 11-006; Preliminary Plat and Comprehensive Plan Amendment; PulteGroup and Alliant Engineering; 4500 Snelling Avenue North — Public Hearing (continued) Commissioner Holewa asked if the traffic study took into account the proposed fly over at Highway 10 and County Road 96. Mr. Pacyna stated the traffic analysis was analyzed with the proposed fly over and the estimates provided are a worst-case scenario. Mr. Ian Peterson, VP Pulte Homes, provided an overview of the housing industry, as it is today and the development that Pulte Homes has done over the last two years. He outlined three amendments he would like to make to the conditions being proposed by the City. He clarified there are currently five lots in the development area that already meet the City's requirements for having a building permit issued and he asked that these be clarified in Condition 12. He also stated with Condition 16 the outlot on parcel 8 in the subdivison will not be part of the Home Owners Association (HOA) but will transfer to the neighboring property and they will maintain this area. He also requested Condition 17 should include the two trees in the back of each property to be installed at the time each home is constructed. The other landscaping within the landscaping plan would be completed by the fall of 2011. Mr. Jeremy Deer, Senior Scientist with Malcolm Pirme, stated they have been in communication with Rice Creek Water Shed and they are recommending approval of the proposed plan. Any wetland that may be impacted during the construction will be restored to the condition it was prior to the development. City Staff has requested retaining walls be set back a minimum of five feet from the wetlands. At this time Pulte is proposing a minimum of five feet where there is a roadway and retaining walls and an average of a thirty-foot set back in other areas. He also stated Pulte is requesting additional guidance regarding how the City would like to have the wetland buffer area protected since the City did not have a requirement. Chair Larson stated signs had been mentioned and proposed but this was something that could be talked about. Commissioner Holewa asked how far the structure would be from the wetlands on Block 4,Lot 18 if the home were constructed in the corner closest to the wetlands. Mr. Clark Wicklund, Vice President for Alliant Engineering, Inc., stated the retaining wall is set 5-feet from the wetland edge and the proposed structure is 5-feet to 12.5 feet from the edge of the retaining wall. Commissioner Holewa asked when construction would be expected to start and when the proposed development would be fully occupied. Mr. Peterson stated construction is expected to start June 1, 2011 with a goal to have a home in the fall Parade of Homes. Pulte's goal would be to sell 20 homes per year, ARDEN HILLS PLANNING COMMISSION—April 6, 2011 8 3.8. Planning Case 11-006; Preliminary Plat and Comprehensive Plan Amendment; PulteGroup and Alliant Engineering; 4500 Snelling Avenue North — Public Hearing (continued) which would have a full development within two years. He clarified all the roads, water, sewer, landscaping,and utilities. Commissioner Zimmerman asked what the best method would be for protecting the wetlands and the buffer area since the City did not have regulations in place. Mr. Deer stated the wetland buffer area is an area that is hard to enforce. One method would be to have the area outlined on the plans. Other methods include having a monument along the property line; have restrictive covenants on the lots; or establish a conservation easement. Conservation easements would be recorded with the County and Pulte would include this in the information that homeowners receive and sign for. Pulte would like to have guidance on what the City would like to do before anyone moves into the development. This will ensure the necessary restrictions are provided to all the homeowners. Commissioner Hames asked how many feet from the property line the curb is for the house located at the corner of the proposed curve on Keithson Drive. City Planner Beekman stated the City right-of-way will abut the property line. The house • is located 10 feet from the property line and the edge of the road is an additional 25 feet from the property line. The City has asked that this road be moved as far to the south as possible. Chair Larson clarified the Planning Commission is advisory to the City Council and does not take into consideration the financial merits or the competency of the builder or developer and these things will not be considered when approving or disapproving the proposed development. The proposal is evaluated based on the City's Zoning Code, ordinances, statutes, and regulations. Chair Larson opened the public hearing at 7:38 p.m. Chair Larson invited anyone for or against the application to come forward and make comment. Mr. Ron Nelson, 4504 Keithson Drive, Arden Hills, stated the residents on Keithson Drive have retained a lawyer and he provided a letter to the Planning Commission to have entered into the record. He requested the Planning Commission table this item and continue the public haring until the residents have had a chance to review all the reports that have been released over the last two to three days in regards to the drainage, wetland delineation, and traffic. He asked if the proposal is approved if there would be a condition added that provided for additional comments from the residents. This public M hearing may be the last chance residents have to voice their concerns over the proposed development. He provided the Planning Commission with a history and background of Keithson Drive. ARDEN HILLS PLANNING COMMISSION—April 6, 2011 9 3.B. Planning Case 11-006; Preliminary Plat and Comprehensive Plan Amendment, PulteGroup and Alliant Engineering, 4500 Snelling Avenue North — Public Hearing (continued) Chair Larson accepted the letter from the attorney and clarified the Planning Commission will not comment on it at this time. Ms. Toni Tredal, 4521 Keithson Drive, Arden Hills, reviewed the Arden Hills Comprehensive Plan and what is important to the City and how this is different from what Pulte is proposing in this development. She expressed concerns about the economy and Pulte as a builder in general. She does not believe the character of the Pulte homes is complimentary and the set backs are too dissimilar from one side of the street to the other and this will devalue the homes that are currently located in this area. Mr. Mark Majors, 4521 Keithson Drive, Arden Hills, expressed concerns about the Fox Ridge development because it is proposing a non-conforming side yard setback and the roads are being built too close to existing homes. He stated the proposed building pad for Lot 18,Block 4 is too close to the wetlands and this lot should not be built on. Mr. David Bartlett, 4503 Keithson Drive, Arden Hills, reviewed alternative suggestions including a reduction of entrances because Keithson residents want to preserve their dead end street. Pulte could provide a cul-de-sac on the east end of the proposed plan. Residents want to maintain the character of their residential neighborhood and the dissimilar properties, lot sizes, different set backs, and the styles of the homes in the proposed development do not maintain this character. He also requested that Lot 18 of Block 4 be removed from the plan. This home would be too close to the wetlands and if Keithson is left as a dead end there will be no access to this home. He encouraged the Planning Commission to consider the property values of those homes already existing in this area. Ms. Gail Vanbuskirk, 1390 Arden View Drive, Arden Hills stated her two concerns with this development were the drainage of the water and how this will affect the roads and driveways and the Condition 15 regarding the construction traffic using Arden View Drive while building the homes along Arden View Drive. This road is being repaved this year and residents are being assessed for this. She asked how this type of traffic would affect the road condition. She stated this proposal is being rushed through the process and she would like to see the City look further into the environmental impacts from this proposed development. Chair Larson stated it had been determined that the channel in this area was man made and a pipe will be used under the road. There will also be retaining walls in this area to maintain the integrity of the road and separate the wetlands. City Planner Beekman stated the intention of Condition 15 is to restrict all construction traffic to the Snelling Avenue access point only. The use of Arden View Drive is for the construction of just the five homes along Arden View Drive. Staff can make this condition more specific. ARDEN HILLS PLANNING COMMISSION—April 6, 2011 10 3.B. Planning Case 11-006; Preliminary Plat and Comprehensive Plan Amendment; PulteGroup and Alliant Engineering; 4500 Snelling Avenue North — Public Hearing (continued) Mr. Mike Giel, 4534 Keithson Drive, Arden Hills, expressed concerns about the traffic. He asked if the traffic study took into account events at North Heights because this does have an impact on traffic in this neighborhood currently. The proposed Pulte development will compound the traffic problems that are currently experienced by residents. Mr. Lassina stated the traffic study did not take into consideration any traffic movement from North Heights due to events that are held there. Mr. Kurt Lawrence, 4516 Keithson Drive, Arden Hills, sated residents have not heard any comments from the Planning Commission regarding a possible cul-de-sac on Keithson Drive. He stated he would like to hear comments from the Planning Commission and have this item voted on. Ms. Jeanine Yates, 1394 Arden View Drive, Arden Hills, expressed concerns about the traffic from North Heights Church and the overall increase in traffic through the neighborhood. This increase is significant and could be dangerous. Mr. Ron Reimann, 1518 Arden View Drive, Arden Hills, stated there is a fair amount of elevation in this area and he would like to recommend more trees be planted along the south side of the development. He asked if there would still be a pond located along the south side. He also asked what the set backs were for the homes that are closest to Arden View Drive. Mr. Peterson stated the pond has been moved north of its current location. Chair Larson clarified that all the proposed homes will meet the City's standards for setbacks. Mr. Lawrence pointed out there had been some talk about developing the old Arden Hills City Hall property but there had been traffic concerns about this location. He asked what the Planning Commission was planning to do about the traffic from this proposed development. Chair Larson stated the County Traffic Engineer had stated the traffic with the development of this property would be bad due to the construction of I694. Mr. Dave Young, 4444 Snelling Avenue North, Arden Hills, expressed concerns about the drainage. He stated if Pulte builds to the contour and plans submitted there should not be any drainage problems. Chair Larson closed the public hearing at 8:30 p.m. ARDEN HILLS PLANNING COMMISSION—April 6, 2011 11 3.B. Planning Case 11-006; Preliminary Plat and Comprehensive Plan Amendment; . PulteGroup and Alliant Engineering; 4500 Snelling Avenue North — Public Hearing (continued) Chair Larson clarified the continuation of Keithson Drive would be 30-35 feet from the corner of the house located at 4503 Keithson Drive. Mr. Wicklund stated this is correct. Currently the north curb edge is 20 feet from the right-of-way and this will be adjusted to 25 feet. From the north edge of right-of-way to the house is an additional 10 feet. Chair Larson asked if the roads close proximity to Mr. Bartlett's property would cause any problems. Mr. Wicklund stated there are no anticipated problems with this section of road. He stated the GeoTech Report for the soils on this site show suitable material to work with and they will be able to get this material to a tolerance that can support a road. He clarified that soil borings have been taken throughout the site and they have not found any problems with peat that were reported by residents. Ron Intertech did six geotechnical borings and a contracting did twelve test kits and all the material appears to be suitable for construction. Commissioner Hames stated the residents had stated their homes had been built on wetlands and she asked to clarify that the proposed development would not be building on the wetlands and the wetlands are delineated separate from the home sites. Mr. Wicklund stated this was correct. No portion of this project would be built in wetlands. Commissioner Thompson asked about the wetlands on Lot 18, Block 4 and the concerns expressed by the residents. Mr. Wicklund stated the rear yard would be kept for the area behind it to drain through this lot. He clarified that both Rice Creek Watershed District and the City have requirements in their subdivision ordinances and design standards for poor elevations related to drainage ways and minimal slopes in rear yards. Pulte also has established criteria for these areas. The front portion of the lot will be built up and the slope to the rear of the property will be more gradual. The City could set up a drainage easement for this area so that in future years the landscaping is not changed to affect the drainage. He also stated there would be a retaining wall built on the east side of this lot, outside of the wetlands,to address the erosion problems that have occurred on this property. Public Works Director Terry Maurer stated the City would be requesting a drainage easement be put in the proper location to accommodate the grading and allow for the correct drainage in this area. He stated he would recommend the City request a letter of credit to ensure all the improvements are done, reviewed and accepted by the City. The City will have an inspector on the site to ensure the project is being completed according the plans and specifications submitted to the City. ARDEN HILLS PLANNING COMMISSION —April 6, 2011 12 3.B. Planning Case 11-006; Preliminary Plat and Comprehensive Plan Amendment; PulteGroup and Alliant Engineering; 4500 Snelling Avenue North — Public Hearing (continued) Commissioner Scott stated he agreed with the development having three entrance points and will make the traffic flow easier in this area. Commissioner Zimmerman stated he supports the lower density because this helps to preserve open space in the City. Commissioner Holewa moved and Commissioner Zimmerman seconded a motion to approve Planning Case 11-006 for a Preliminary Plat and Comprehensive Plan Amendment at 4500 Snelling Avenue North, based on the findings of fact, submitted plans, and the seventeen conditions in the April 6, 2011, planning case report with the following amendments: Condition 12 clarify the construction traffic that can be on Arden View Drive, Condition 16 there will not be any outlots within this development so this can be removed from the condition, and Condition 17 add the two rear trees to be installed at the time the home is built and an additional condition to add monument signs to designate the wetland areas. Chair Larson stated the existing pond and the corner of the Mr. Bartlett's property could use additional trees for screening. City Planner Beekman stated the City Attorney would incorporate these recommendations into the development agreement. The motion was called to a vote. The motion carried unanimously (6-0). UNFINISHED AND NEW BUSINESS None. REPORTS A. Report from the City Council The Planning Commission was provided a memo, which outlined the City Council activities. B. Planning Commission Comments and Requests Commissioner Holewa stated the Friends of the Park tree sale was still going on and residents could still purchase and donate trees to the City's parks. Councilmember Holden stated the Northwest Youth and Family Services luncheon will be held on the first Wednesday in May. ARDEN HILLS PLANNING COMMISSION—April 6,2011 13 ADJOURN Commissioner Holewa moved, seconded by Commissioner Thompson, to adjourn the April 6, 2011, Planning Commission Meeting at 8:59 p.m. The motion carried unanimously (6-0). �R�N HILLS MEMORANDUM DATE: May 4, 2011 TO: Planning Commission FROM: Meagan Beekman, City Planner SUBJECT: Planning Case #11 -009 Applicant: Pulte Group and Alliant Engineering Property Location: 4500 Snelling Avenue North Request: Final Plat PC Agenda Item 3.A Requested Action The applicant is requesting approval of a Final Plat for the property located at 4500 Snelling Avenue North to subdivide the parcel into 39 conforming single- family lots. Background The applicant received approval from the City for Planning Case 11 -006 for a Preliminary Plat and Comprehensive Plan Amendment on April 25, 2011. The Planning Commission held the public hearing and review on April 6, 2011, and unanimously recommended approval for Planning Case 11 -006. The applicant has since revised their preliminary plat subject to the conditions of approval from Planning Case 11 -006 and has submitted for Final Plat approval. The purpose of a Final Plat application is to review the proposed development for conformance with the approved preliminary plat, and to finalize the conditions of approval for inclusion in a development agreement. For details on the Preliminary Plat and Comprehensive Plan Amendment application, see the April 6, 2011, Planning Case Report. The applicants have submitted a final plat and site plan that include revisions required as part of the conditions of approval of the preliminary plat (Attachment A). The City Council will review the easement vacation request at the time of the Final Plat review. City of Arden Hills Planning Commission Meeting for May 4, 2011 IlMetro- inet. uslardenhills\PlanninglPlanning CasesI2011111 -010 - Pulte Final Plat and Vacation (Pending)I04 -06 -11 - PC Report - Fox Ridge.doc Page 1 of 4 Plan Evaluation The Final Plat (Attachment A) has been revised from the Preliminary Plat as follows: 1. A trail easement has been extended through Block 4, Lot 18 to accommodate an east - west trail connection from Keithson Drive to the north -south trail to the east. 2. Block 1, Lot 10 has been further subdivided to create two outlots. The 50 -foot wide "stovepipe" portion will no longer be included as part of Block 1, Lot 10. 3. The lot frontages of Block 1, Lot 3, and Block 4, Lots 9 and 10 have been widened to a minimum of 105 feet. 4. The right of way adjacent to Block 1, Lots 10 and 11, has been squared off to bring the lot frontage on both lots to a minimum of 95 feet. The Final Plat does not show an extended drainage and utility easement in the rear yard of Block 4, Lot 18; however, this is a condition of approval, and shall be corrected on the Final Plat prior to the City executing the document. The Final Plat appears to meet all other requirements of the City's Subdivision Code, Zoning Code, and conditions of approval of the Preliminary Plat. Findings of Fact: Staff offers the following eight findings of fact for this proposal: General Findings: 1. The Fox Ridge subdivision is comprised of 20.07 net acres. 2. The Fox Ridge subdivision property is zoned R -1, Single- family Residential. 3. The City approved a Comprehensive Plan Amendment (CPA) on April 25, 2011, re- designating the property as Very Low Density Residential on the 2030 Future Land Use Map, subject to the approval of the Metropolitan Council. 4. The applicant is proposing to re -plat the property into 39 conforming single- family lots. 5. The subdivision will connect to the City's existing street system at three point: Snelling Avenue N, Keithson Drive, and Royal Hills Drive 6. The proposed plan meets all of the requirements of the City's Zoning and Subdivision Codes. 7. The proposed plan is in conformance with the City's Comprehensive Plan, contingent on approval of the CPA by the Metropolitan Council. 8. The Final Plat application conforms to the approved Preliminary Plat as amended by the conditions of approval of the Preliminary Plat. Recommendation Upon review of the proposal, staff is recommending approval of the Final Plat based on the findings of fact subject to the following nineteen conditions: City of Arden Hills Planning Commission Meeting for May 4, 2011 IlMetro- inet. uslardenhills\PlanninglPlanning Cases12011111 -010 - Pulte Final Plat and Vacation (Pending)I04-06-11 - PC Report - Fox Ridge.doc Page 2 of 4 1. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. A drainage and utility easement shall be extended along the rear of Block 4, Lot 18, subject to the approval of the Public Works Director. 3. Execution of the Final Plat shall be contingent upon the Metropolitan Council's approval of the Comprehensive Plan Amendment. 4. A development agreement shall be prepared by the City Attorney and subject to City Council approval. The development agreement shall be executed prior to execution of the Final Plat. 5. The applicant shall construct an east -west boardwalk connection from Keithson Drive to the north -south trail east of the development, subject to the approval of the Public Works Director. The cost of the construction of the trail shall be deducted from a cash payment requirement of $133,248. The City shall use the park dedication to expand the City's parks, trails, and recreation system. 6. The applicant shall submit a financial surety, subject to the approval of the City Attorney, for 125 percent of the cost of the landscaping improvements prior to the issuance of any development permits. 7. The applicant shall submit a financial surety, subject to the approval of the City Attorney, for 100 percent of the cost of site grading, retaining walls, utilities, and street improvements prior to the issuance of development permits. 8. The proposed project may require permits, including, but not limited to, MPCA- NPDES, Rice Creek Watershed District, Minnesota Department of Health, MPCA- Sanitary Sewer Extension, Ramsey County and City Right of Way, and City Erosion and Sediment Control permits. Copies of all issued permits shall be provided to the City prior to the issuance of any development permits. 9. Final grading, drainage, and utility plans shall be subject to approval by the Public Works Director and City Engineer prior to the issuance of any development permits. 10. The plans shall be subject to Fire Marshal approval before development permits are issued. 11. The applicant shall complete grading activity and install the first lift of bituminous surfacing prior to the issuance of any building permits, with the exception of those homes along Arden View Drive. 12. Sanitary sewer and water shall be accepted by the City and ready for hookup prior to the issuance of any building permits. 13. The applicant shall submit a Development Plan, subject to the approval of City Staff, prior to the issuance of any building permits. The Development Plan shall provide as -built grading information together with the style and minimum elevations for the house on each lot. 14. There shall be no construction traffic out of the site at Royal Hills Dr /Arden View Dr or Keithson Dr. All construction traffic shall enter and exit the site from Snelling Ave N, with the exception of the homes to be constructed along Arden View Dr. City of Arden Hills Planning Commission Meeting for May 4, 2011 II Metro- inet. uslardenhills\PlanninglPlanning CasesI2011I11 -010 - Pulte Final Plat and Vacation (Pending) I04 -06 -11 - PC Report - Fox Ridge.doc Page 3 of 4 15. A copy of the home owners' association (HOA) documents shall be kept on file with the City, and shall clearly state that the HOA shall be responsible for maintenance of all retaining walls associated with the approved grading plan. The HOA documents shall also define the wetland buffer areas and prohibit any land alteration activity within them. 16. The City shall not be responsible for the maintenance of any outlots associated with the development. 17. The applicant shall be responsible for implementing the landscaping plan. All landscaping materials shall be put in place as the approved grading plan is completed with the exception of the required two front yard trees and three rear yard trees, which shall be the responsibility of the applicant to install at the time each house is constructed. 18. The applicant shall install wetland monument signs, subject to the approval of the Public Works Director, to adequately define the wetland buffer areas. 19. The applicant shall construct a minimum of five home designs within the development. Proposed Motion Language 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 11 -009 for a Final Plat at 4500 Snelling Avenue North, based on the findings of fact, submitted plans, and the conditions in the May 4, 2011, planning case report. 2. Recommend Denial: Motion to recommend denial of Planning Case 11 -009 for a Final Plat at 4500 Snelling Avenue North based on the following findings of fact... 3. Table: Motion to table Planning Case 11 -009 for a Final Plat at 4500 Snelling Avenue North: a specific reason and /or information request should be included with a motion to table. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on April 28, 2011. The City must act on this request by June 27, 2011 (60 days). The City may extend the review period an additional 60 days if it informs the applicant in writing prior to the June 27, 2011 deadline. Attachments A. Final Plat City of Arden Hills Planning Commission Meeting for May 4, 2011 IlMetro- inet. uslardenhills1PlanninglPlanning CasesI2011111 -010 - Pulte Final Plat and Vacation (Pending)I04 -06 -11 - PC Report - Fox Ridge.doc Page 4 of 4 FOX RIDGE KNOW ALL MEN BY THESE PRESENTS: That Pulte Homes of Minnesota, LLC, a Minnesota limited liability company, owner of the following described property situated in the City of Arden Hills, County of Ramsey, State of Minnesota: The Northwest Quarter of the Northwest Quarter (NWI /4 of NWI /4) of Section 22, Township 30, Range 23, except the following parcels:. Parcel I: The South 100 feet of the West 435.06 feet thereof; Parcel 2: The East 450 feet of the West 715 feet of the North 342 feet thereof; Parcel 3: The North 150 feet of the South 550 feet of the West 290 feet thereof; Parcel 4: The East 130 feet of the West 895 feet of the North 342 feet thereof; Parcel 5: That port thereof platted as KEITHSON ADDITION, Ramsey County, Minnesota. (Abstract. Property) Has caused the same to be surveyed and platted as FOX RIDGE and do hereby dedicate to the public for public use forever the public ways and the drainage and utility easements as shown on this plat. In witness whereof said Pulte Homes of Minnesota, LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officer this day of 201__. Signed: Pulte Homes of Minnesota, LLC Mary McDoris, Chief Manager STATE OF MINNESOTA COUNTY OF CITY OF ARDEN HILLS We do hereby certify that on the day of , 201___, the City Council of the City of Arden Hills, Minnesota, approved this plat. Also the conditions of Minnesota Statutes, Section 505.03, Subd. 2, have been fulfilled. David Grant, Mayor Patrick Klaers, City Administrator DEPARTMENT OF PROPERTY RECORDS AND REVENUE Pursuant to Minnesota Statutes, Section 505.021, Subd. 9, taxes payable in the year 201__ on the land hereinbefore described have been paid. Also pursuant to. Minnesota Statutes, Section 272.12, there are no delinquent .taxes and transfer entered this day of , 201__: , Director Department of Property Taxation The foregoing instrument was acknowledged before me on this day of , 201__ by Mary McDaris, Chief Manager of Pulte Homes of Minnesota, LLC, a Minnesota limited liability company, on behalf of the company. Printed Name Notary Public, County, My commission expires I Dennis B. Olmstead, Professional Land Surveyor, do hereby certify that I have surveyed or directly supervised the survey of the property described on this plat; prepared this plat or directly supervised the preparation of this plat; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of the surveyor's certification are shown and labeled on this plat; and all public ways are shown and labeled on this plat. Dated this day of , 201___. Dennis B. Olmstead, Professional Land Surveyor Minnesota License No. 18425 STATE OF MINNESOTA COUNTY OF The foregoing Surveyor's certificate was acknowledged before me this day of , 201__ by Dennis B. Olmstead, a Licensed Land Surveyor. Notary Public, County, Minnesota My commission expires By Deputy COUNTY SURVEYOR I hereby certify that this plat complies with the requirements of Minnesota Statutes, Section 505.021, and is approved pursuant to Minnesota Statutes, Section 383A.42, this day of , 201__ . , Ramsey County Surveyor COUNTY RECORDER, COUNTY OF RAMSEY, STATE OF MINNESOTA I hereby certify that this plat of FOX RIDGE was filed in the office of the County Recorder for public record on this day of 201__, at o'clock M and was duly filed in Book of Plats, Page , as Document Number Deputy County Recorder ALLIANT . -,,.... ENGINEERING, INC. SHEET 1 OF 3 SHEETS RAMSEY COUNTY CAST IRON MONUMENT NW CORNER SECTION -, 22, T.30N, R23W ,! z z 0 N89 °48'49 "E 265.01 33 22.22 57.00 N89 °48149 "E 30 C.S.A.H. 96 r -- 30 L N89 °48'49 "E 232.01 FOX RIDGE COUNTY STATE AID HIGHWAY 96 (PUBLIC NORTH LINE QF THE NW 1/4 OF SEC. 22 - -\ 0- O N89 °48'49 "E 75.01 - 60.29 N2 °02156 "W - N88° 46' S5 "E -J,' 21.14 60.80 f N89 °48149 "E 105.91 7 R =15.00 33 , - -L =23.43 _ 6=89 °30'33" 33 • 89.79 J 0 8. L_ 1 0 CV N00 °40137 "W S89 °48'49 "W 31.02 63.89 7 r 96.56 B L 95.00 °o 8 Sri W O N L_ .I 95.00 96.56 353.05 KEITHSON DRIVE 124.87 R =15.00 - -L= 23.69 A=90 °29'27" O 18.26 . 74,, \ , ��• O 17 i I -- EDGE OF e 0"" a S• WET LAND R SO °36120 "E -- -- i� 12.02 ,'`\� SI5 °47'57 "E --c �/ \ `` 34.16 �,�\ \ 110 1 30.22 .. / 8I oil QWZ �NI ZW ;),.4\ o AO 4,b, S6� Q02 BLO 7.01 140.00 S, \062 N89 °48149 "E 677.74 134.79 R =15.00 L= 23.56- 6=90 °0A'00" 2 SI °20153 "E 1' 22.76 r / \ S50 °14'14 "W 4,-- - 42.52 N89 °46'23 "E 290.01 C EXCEPTION PARCEL 3 N89°48' 49°E 148.74 117.01 • S89 °46123 "W'� 33.15 0 R= 300.00 L= 153.26 - -- 6=29 °16' 15" SS)a 30 64 ,e O 0 EXCEPTION PARCEL 2 N89°48149 °E 459,02 C K u•i L ▪ 96.56 J • 96.56 96.56 KEITHSON DRIVE 324.70 90.00 R =15.00 \ - -L =23.56 A =90 °00`00" 0-- MI �• 1 BL °o 9 g N89 °48149 "E 105.00 ■ J 95.00 f=--- . -7--1 0 C K 10 NO °11'11 "W 138.02 r N89 °48'49 "E 50.00 cO Cr 50000 25.00 25.00 N00 °40'37 "W ° 3 N ,% M CO U O 0 N00 °40137 "W • 25.00 0 25.00 • EXCEPTION PARCEL 4 N89°48149 °E 130.00 96.45 1 1`x89 °48149 "E' - tI 50.00 g e I S89 °45'05 "W 10.79 9 AJ,, SI7 °43159 "W - < '' / w °lon 27.68 -Ni/r21,;), ' NO S0 °11111 "E 32.15 \ \I \. 89.68 3...-. -., 95.31 ° � 4./ ../ -. \ 1 1, 28.58 Q4,- 4. 2 ,.g0 SO °29118 "W 11 12.27 . // ' 7 / -'5`17 °13145 "W ' .hb/ ..., 20.92 \022 4 44.83_: 34.691 -- a, <; SRO �8\g62A0 ° r 94.70 R==10.00 L =15.61 - -' 1 6=89 °27'23" ( Io 11 31241 L 1487°37'12"E 106.04 .'_ „w 05 0\ 20 V 1 20 12 \ � ... 006 1 I�/ Gq CVI o� / / 0` /I °o ( 2�, / S50 °24129 "E -.. 26.72 ��\ SI6 °37121 "E 29.40 11 ss�� 18.854\ ,74. ,1 L .tp LO S89 °19'23 "W 147.63 12 01 0 ,ci 1 F20 I L J 201 0 N 1 S89 °19'23 "W 147.54 "_ I 30 13 30 MATCHLINE - - SEE SHEET. 3 OF. 3 20 0 Cn 1 � EXCEPTION PARCEL 5 20 , - -- QIETAL B SEE S9'EET 9 OF --- -SOUTH LINE OF NORTH 821 FEET OF NW I/4 OF NW I/4 OF SEC. 22 N89 °48'49 "E 430.34 ----- MATCHLINE -,- SEE SHEET 3 OF 3 w VICINITY MAP SECTION 22, T29N, R23W CSAH 96 NE 1/4 SW 1/4. SE 1/4 NOT TO SCALE DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: Being 6 feet in width and adjoining lot lines and 12 feet in width and adjoining street lines as shown on this plat, unless otherwise shown. THE NORTH LINE OF THE NW QUARTER OF SECTION 22, TOWNSHIP 30 NORTH, RANGE 23 IS ASSUMED TO HAVE A BEARING OF 89 °48'49 "E • Denotes found monument as noted O Denotes 1/2 inch x 18 inch iron pipe set marked by license no. 18425 O Denotes PK nail w/ brass marker inscribed with license no. 18425 0 25 50 100 SCALE IN FEET SCALE: ONE INCH EQUALS FIFTY FEET ALLIANT ENGINEERING, INC. SHEET 2 OF 3 SHEETS - - - - -- MATCHLINE -,,S89° 123 "W R 300.00 SEE SHEET 2 OF 3 i 33.15 L 153.26 A29 °16'15 N89 °46123 "E 290.01 PA. r L r L .. N89 °46123 "E 290.01 O O O N00 °40'37 "W 16.12- O - O - 0 O �.1 O L1J z 33.00 257.01 o k-, a I 1 .....\nom' L4. - 32.19 -j 2 1 01 22 0 M 3 8 M O'nf Z 122 I 33.00 0 O OUTL_ OT A N899:6- 3E 256.93 67..14 N89 °46123 °E 241.97 31 .\ h I \�\ N60 °04'18 "W 28.43 50°13137"E- 20.00 _J 29.26 104.93 BLOCK Io N g 89.45 o-L I ER 8 S89 °46123 "W 227.01 227.01 88.90 ° I 1 30 . F o1 Q\N b':\ o 1 0 \ 366/ - ($$P $S DOTAL A - - 30 s /1c N► `\`- 1, EASEMENT \ DRAINAGE & °-' EDGE. OF WET LAND \\ 05.0 FOX RIDGE \50.16 8. • 13 DOTAL B - - -� \. -SOUTH LINE OF NORTH 821 , FEET OF NW 1/4 OF NW 1/4 // OF SEC. 22 N89 °48'49' 430.34 O DISTAL C \ o' 1, M .. :.8 _ 1 • /0 r. ` _ 73 4.- 21 °41`12r, \ ► S89 °22104 "E 86.07 ( \ • \ \,\ \ h9* 9 c, \ / 92Ogj/ \ � 6 \ /r/ \ -- 2 rn o LN S89 °19'23" W 111.80 S.S. • Icv F In z I• : L 175.07 -- 33 ----4 \� \1 \Q� �o ,y0 • 11 v e /. '76:3,, \ ' S6$° N89 °46'23 "E 435.07 SOUTH LINE OF THE NW 1/4 OF NW I/4 OF SEC. 22, T.30, R.23 \ teso.:\\% •C0 OUTLOT A �y'11 x`911 �6� ' 13 BLOCK 1 R =148.00 L= 237.07 6=89 °27'23" 2 BLOCK - - _ - ___------------ DETAIL A NOT TO SCALE KEITHSON O O • o o 0 O - Z. L - 73.95 __J N N89 °48149 "E 430.341 \ \I \�S 89 A ):8, ¢9q DRIVE / A r / I / 1 L _. / 14 :2::\\N9 S8334"E I _ 10.67 EDGE OF WET LAND M armor ' \ N45 °24'02 'E 1 11 rn , 23.19 ► 0 /,,7\ O M l Q 1► 101` _ /"1 60B9E�� ^' �� °23 I 23" 4 S86 °54'161rE '‘..11 649.2 '37.25 i ( .= -- DRAINAGE & UTILITY-- - >' EASEMENT - -- EDGE OF WET LAND 30 lot S0 °33'34 "E o 30.00 M 43.86 355.98 NF I Z O Thi � 1 C)._ N` ,,/r-1 - -1 /17,-, M8 °SSS 336 E sc 33 9 314t pNLh\ 164.30 NI2 °24137 °E 38.60 90.49 280.00 1 1 L -' L1J 60 KEITHSON DRIVE N89 °48149 "E 220.78 16 _ 97.97 816.02 - ---0- CD rn . J L r>o 130.29 R=30.00 o L= 47.12 A=90 °00'00".: 3D _ r 150.34 1 / : 18s65.18,10,,E 426 / ��3.77 _ - .... ° ' i5 _ /10 / „ _NH S. X 42 N$7 20 15".E- I( _ \ F .. -,,, 45.31 <,, I 1 7,,f, '-,4r : 4-4S£MF R4 A. , , -, i . `\ -`. \`1C'' Ijw... I d% • c0 I ` 1r . co \I °N. N //3 / /_NN //' 4.)?;i4C) 45'4/6s '98s 17 �ti � � . -/z N ° 5// o 1/ \\ N ° v•,(1)// 58�9� BLOCK J 1'r ,,62 r - -N89 °46'23 "E 642.21-- 144.15 ,\ 58.05 E 241E :_-.•.. ° -- EDGE OF WET LAND DRAINAGE & UTILITY - EASEMENT N tf c110 100.00 100.00 N89 46123°E 755.98 ARDEN VIEW DRIVE W M ih 1/3 J J 100.00 100.00 � "--24.53 / \ \1 +D- N64 °22'50 "E / 28.72 \ \1. 44.76 1 �o O2)i N N M M M 4 , 198.54 10.00 -= JIL • ll 100.00 :j. L1_ t2 r N89 °46123 "E 889.97 1SOUTH LINE OF THE NW I/4 kOF NW .1/4 OF SEC. 22, T.30, 23 1 / l' ,- I n 1 / r �I I -r I I l I \" / I / F. r / / L _ L _ . / I / V L ' / I I 0 0 co KEITHSON R =208.00 =32_ 4_75x_•89_27'23" DETAIL B NOT TO SCALE 15 N0 °51'27 "E 201.98 DRIVE. -/ - / / /- -/ Fr- /•1 Fr 1 t 1•- 1 \I 11.1 11•- 1/1r 1 Ihr 1 1/ - VICINITY MAP CSAH 96 SECTION 22, T29N, R23W N N89 °48_49"E 200.78 fes BLOCK/ ON • 3 .141 DETAIL C NOT TO SCALE 16 NE 1/4 SW 1/4 SE 1/4 NOT TO SCALE THE NORTH LINE OF THE N.W. QUARTER OF SECTION 22, TOWNSHIP 30 NORTH, RANGE 23 IS ASSUMED TO HAVE A BEARING OF 89 °48149HE • Denotes found monument as noted O Denotes 1/2 inch x 18 inch iron pipe set marked by license no. 18425 Denotes PK nail w/ brass marker inscribed with license no. 18425 DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: �- 6 Being 6 feet in width and adjoining lot lines and 12 feet in width and adjoining street lines as shown on this plat, unless otherwise shown. IA /11 II V Y 1 \'V ,--1 1 1 / I.1 y.. i. L_ L__ • • 25 50 100 SCALE IN FEET SCALE: ONE INCH EQUALS FIFTY FEET ALLIANT ENGINEERING, INC. SHEET 3 OF 3 SHEETS Plat \100055site— plat.dwg X: \2010 \100055 \plan sheets\Fina Drawing name: V :L. 'J:.V ::i :?tit k 1. . :: •ti' : :: �. ��:: • .... .: :....11• .... ...... d ..... ... }• ..... .1.1...1 .:. ....:. 0 ...: ........... ...... .... .......: 2 }:_: : {: ::ki.: ..........a .......... ......... :....: .......... :....... ..:....:.. .......... ...,.... ........:.........: .. {:ti• ..: ......... • . :,.1�.. • ..q 11111 ..... ;.... Yli: {•i ?: is COUNTY STATE AID HIGHWAY 96 1 BIT • • ti .v: • I. ...... • / C BkbCK 2s r : �•• 11111IIIII>� sigc.......... :3x11: ,•::•.:•:::.. W 'N - r a crj -I-3-EiTHSON DRIVE- DO -L--- -2- - - • i lam: 1....n •: 7^ ~ I i I I �' , \ I ✓i i' WETLAND B 38,177 s.f. or 0.88 acres BLOCK 4 WETLAND AI 62,552 s.f. or . 1.43;gcres • TOWNHOUS VILLAGES NORTH 3RD :: ADD, TC�WNJ�� HOUSE VILLAGES 12 FENCE 0.6 SOUTN�' I 1 - NORTH 4TH ADD. FESPLIT E B" NC Z CO NEST , ARDEN VIEW DRIVE : ti1�ti• 4 ':• }i }iii ........ :11x:�;l :ti: ...... :... ALLIANT ENGINEERING, INC. 233 PARK AVE. SOUTH, SUITE 300 MINNEAPOLIS, MN 55415 PHONE (612) 758-3080 FAX (612) 758-3099 1 1 (n • ,�RD )//4 o ° I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA CLARK WICKLUND, PE DATE LICENSE NO. H ILLS 6 5 NOTH 3 PROJECT TEAM DESIGNED: MPR DRAWN: ELL PROJECT NO: 100055 QA/QC REVIEW BY DATE DATE ISSUE 3 -2 -11 3 -7 -11 3 -18 -11 4 -8 -11 DATE ISSUE • 77r 77 WORKSHOP PRELIMINARY PLAT PRELIMINARY STAFF REVIEW RCWD COMMENTS (3- 28 -11) 2 :!: :.1 :• : : : :. LEGEND: EASEMENT LINE - - - - BUILDING SETBACK PROPERTY LINE LOT LINE - - R.O.W. c? NOTES: PRESERVED TREES . ALL PROPOSED HOUSE PADS ARE 50 FT IN WIDTH. ALL PROPOSED HOUSE PADS ARE 60 FT IN DEPTH EXCEPT LOT 11, BLOCK 1, LOT 2, BLOCK 2 AND LOTS 6, 17, 18, BLOCK 4 WHICH ARE 50 FT IN DEPTH. SC LOT ■ L O SCHEDULE: SITE DATA: GROSS LOT AREA: EXISTING ZONING: PROPOSED ZONING: MIN. LOT WIDTH: MIN. LOT DEPTH: MIN. FRONT BLDG SETBACK: MIN. SIDE BLDG SETBACK: MIN. REAR BLDG SETBACK: 1,104,157 SF ' (25.35 AC) R -1 SINGLE FAMILY R -1 SINGLE FAMILY 95 FT 130 FT 40 FT 10 FT 30 FT TYPICAL BLDG PAD WIDTH: 50' TYPICAL BLDG PAD DEPTH: 60'* * ALL EXCEPT LOT 11, BLOCK 1, LOT 2, BLOCK 2, LOTS 6, 17 AND 18 OF BLOCK 4 WHICH ARE 50' EASEMENT 6 40' FRONT SETBACK LINE (MIN.) W0.. THERE AREA FEW INSTANCES WHERE PROPOSED FRONT SETBACK ARE GREATER THAN THE MIN. - LOT 1, BL 2, LOTS 3 -5, BL 3 AND LOTS 1 -4, 18, BL 4. F - FULL BASEMENT WO - WALKOUT z LO - LOOKOUT JI DENOTES PAD AND FOOTPRINT AREA L____ 30 • REAR SETBACK LINE. REAR SETBACK DENOTES TYPICAL 6- DRAINAGE AND UTIUTY. EASEMENTS UNLESS OTHERWISE SHOWN ON THE PLAN. TYPICAL LOT DETAIL NOT TO SCALE B1,L1 Area: 34,541 sq.ft. 0.79 acres B1,L2 Area: 21,491 sq. ft. 0.49 acres B1,L3 Area: 15,324 s q . ft. 0.35 acres B1,L4 Area: 14,203 sq.ft. 0.33 acres B1,L5 Area: 14,024 sq.ft. 0.32 acres B1,L6 Area: 14,001 sq. ft. 0.32 acres B1,L7 Area: 14,001 sq. ft. 0.32 acres B1,L8 Area: 14,001 sq. ft. 0.32 acres B1,L9 Area: 14,010 sq.ft. 0.32 acres B1,L10 Area: 19,119 sq.ft. 0.44 acres B1,L11 Area: 17,216 sq.ft. 0.40 acres B1,L12 Area: 14,020 sq.ft. 0.32 acres B1,L13 Area: 20,492 sq.ft. 0.47 acres B2,L1 Ar ea: 30 , 533 sq.ft. 0.70 acres B2,L2 Area: 18,162 sq. ft. 0.42 acres B2,L3 Area: 14,319 sq.ft. 0.33 acres B3,L1 Area: 29,361 sq.ft. 0.67 acres B3,L2 Area: 34,201 sq.ft. 0.79 acres B3,L3 Area: 23,698 sq.ft. 0.54 acres B3,L4 Area: 22,276. sq.ft. 0.51 acres 33,L5 Area: 22,701 sq.ft. 0.52 acres B4,L1 Area: 20,051 sq.ft. 0.46 acres FOX RIDGE B4,L2 Area: 20,198 sq. ft. 0.46 acres B4,L3 Area: 20,198 sq.ft. 0.46 acres B4,L13 Area: 17,354 sq.ft. 0.40 acres B4,L14 Area: 25,970 sq.ft. 0.60 acres B4,L4 B4,L15 Area: 20,198 sq.ft. Area: 25,487 s sq.ft. q 0.46 acres 0.59 acres 84,L5 Area: 69,904. sq.ft. 1.60 acres B4,L6 Area: 35,370 sq. ft. 0.85 acres B4,L7 Area: 14,266 sq.ft. 0.33 acres B4,L8 Area: 15,056 sq.ft. 0.35 acres B4,L9 Area: 14,862 sq.ft. 0.34 acres B4,L10 Area: 14,016 sq.ft. 0.32 acres B4,L11 Area: 14,292 sq.ft.. 0.33 acres B4,L12 Area: 16,036 sq.ft. 0.37. acres B4,L16 Area: 19,406 sq.ft. 0.45 acres B4,L17 Area: 27,690 sq.ft. 0.64 acres B4,L18 Area: 51,085 sq.ft. 1.17 acres OUTLOT A Area: 9,871 sq.ft. 0.23 acres OUTLOT B Area: 7,273 sq. ft. 0.17 acres OUTLOT C Area: 7,278 sq. ft. 0.17 acres ROW Area: 215,107 sq.ft. 4.94 acres TOTAL BOUNDARY Area: 1,104,157. sq.ft. 25.347 acres 40 80 160 SCALE FINAL PLAT SUBMITTAL IN FEET SHEET 1 of 3 COUNTY ST A TE AID HIGHWAY 96 LEGEND: BIT. SIDEWALK SIDEWALK NOTES: EASEMENT LINE BUILDING SETBACK PROPERTY LINE LOT LINE R.O.W. PRESERVED TREES ALL PROPOSED HOUSE PADS ARE 50 FT IN WIDTH. 2. ALL PROPOSED HOUSE PADS ARE 60 FT IN DEPTH EXCEPT LOT 11, BLOCK 1, LOT 2, BLOCK 2 AND LOTS 6, 17, 18, BLOCK 4 WHICH ARE 50 FT IN DEPTH. 40' FRONT SETBACK LINE (MIN.) w DRIVEWAY — APRON 6 EASEMENT —THERE ARE A FEW INSTANCES WHERE PROPOSED FRONT SETBACK ARE GREATER THAN THE MIN. — LOTS 9,10, BL 1, LOT 1, BL 2, LOTS 3 -5, BL 3 AND LOTS 1 -4, 18, 8L 4. 1 ( F FULL BASEMENT WO - WALKOUT z LO - .LOOKOUT JI DENES PAD AND FOOTPOTRINT AREA rn� 8 tn� 30' REAR. SETBACK LINE so REAR SETBACK J ' DENOTES TYPICAL 16' DRAINAGE AND UTILITY EASEMENTS UNLESS OTHERWISE SHOWN ON THE PLAN. 95.00' DRIVEWAY APRON 0 0 0 0 B618 CURB AND GUTTE TYPICAL LOT DETAIL NOT TO SCALE X: \2010 \100055 \plan sheets \Final Plat \100055site— plat.dwg Drawing name: KEITHSON DRIVE 6 +00 KEITHSON DRIVE ROW ROW 50.00' 50.00' 3" (PLUS) CUSHION UNDER CURB (TYP.) 4" OR 6" PERFORATED DRAINTILE (WHEN NEEDED) 15.0' 16.46' WEAR COURSE TO BE PLACED r TO " ABOVE FRONT EDGE OF CURB. �--- 2.5% 2. Irihilliiiii2I/ ,iiiivAV KiIiI iir,i.►i I i .i.02 • SURMOUNTABLE CURB AND GUTTER. TYPICAL ROAD SECTION NOT TO SCALE ''KEITHSON DRIVE FROM STA: 9+58.55 TO END OF NEW CONSTRUCTION HAS A VARIABLE DIMENSION FROM C/L TO RIGHT OF WAY. THE DIMENSION VARIES FROM THE 30 FT STANDARD TO 26.46 FT. BIT. DRIVE R= L =15 0 =29'1 6' '15" S RMOUNTABLE 1 C RB AND GUTTER 1 I'� \12 +00l 13 +KEITH " e o DRIVE.00 SCALE IN FEET ALLIANT ENGINEERING, INC. 233 PARK AVE. SOUTH, SUITE 300 MINNEAPOLIS, MN 55415 PHONE (612) 758-3080 FAX (612) 758-3099 I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA CLARK WICKLUND, PE DATE LICENSE NO. PROJECT TEAM DESIGNED: DRAWN: PROJECT NO: MPR ELL 100055 QA/QC REVIEW BY DATE DATE ISSUE 3 -2 -11 3 -7 -11 3 -18 -11 48 -11 WORKSHOP DATE ISSUE PRELIMINARY PLAT PRELIMINARY STAFF REVIEW RCWD COMMENTS (3- 28 -11) FOX RIDGE FINAL PLAT SUBMITTAL E 0 0 0 N N 0 sheets \Final Plat \100055site— plat.dwg X: \2010 \100055 \plan Drawing name: I PT: BLLC 2 6+ EP: 15 +62 71 tS RMOUNTABLE C RB AND GUTTER PT: 12.'2 ,. tmseamior BIT. DRIVE R= 'o C L =15''. \29'1 0 ° 18 0 0 1 50.00' ' -METAL POST R= 300.00' L= 153.05' x= 2913'49" TOWNHOUSE V/LLACES NORTH 3RD ADD. TWNHOE V/LLACES 12 ---■ J NORTH 4TH ADD._ LEGEND: EASEMENT LINE - — BUILDING SETBACK PROPERTY LINE LOT LINE R.O.W. PRESERVED TREES ROY/41 (T) 6 5 /////s NO19)11 0 25 50 100 SCALE IN FEET ALLIANT ENGINEERING, INC. 233 PARK AVE. SOUTH, SUITE 300 MINNEAPOLIS, MN 55415 PHONE (612) 758-3080 FAX (612) 758-3099 I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA CLARK WICKLUND, PE DATE LICENSE NO. PROJECT TEAM DESIGNED: MPR DRAWN: ELL PROJECT NO: 100055 QA/QC REVIEW DATE DATE ISSUE 3 -2 -11 3 -7 -11 3 -18 -11 4 -8 -11 DATE ISSUE WORKSHOP PRELIMINARY PLAT PRELIMINARY STAFF REVIEW RCWD COMMENTS (3- 28 -11) FINAL PLAT SUBMITTAL FOX RIDGE SHEET 3 Of 3 AIWEIHILLS MEMORANDUM DATE: May 4, 2011 TO: Planning Commission FROM: Meagan Beekman, City Planner SUBJECT: Planning Case #11 -007 Select Senior Living 1201 County Road E Planned Unit Development Concept Review PC Agenda Item 4.A Requested Action Select Senior Living is requesting a concept review of a possible Planned Unit Development (PUD) and Zoning Code Amendment at 1201 County Road E. The applicants are proposing to re- purpose the former Holiday Inn property into a mixed senior living use. They are requesting feedback from the Planning Commission on their concept in order to determine their interest in moving forward with a formal application. Concept PUD Review Process The concept review process is an opportunity for the City to provide comments, questions, concerns, and suggestions regarding the proposed development options. A concept review is considered advisory and is nonbinding to the City and applicant (Section 1320.14 Subd 4 of the Zoning Code). No formal action can be taken on this item. A formal application will be subject to the full review process, including a public hearing with Planning Commission and City Council review. Project Background In November 2010, the City approved a Master PUD and Zoning Code Amendment to allow the student housing use at the former Holiday Inn property to remain in perpetuity. Presently City of Arden Hills City Council Meeting for May 4, 2011 11Metro- inet. uslardenhills1PlanninglPlanning CasesI2011111 -007 - Select Living Concept Review105 -04 -11 - PC - Select Senior Living Concept Review - Memo.doc Page 1 of 4 Northwestern College leases the building from TAT Properties under an interim use agreement that the City granted, and which expires at the end of May 2011. Since the City's approval to allow the use to remain permanently, the College has decided not to renew the lease on the building. The College will vacate the building at the end of this year's school year, and the building will once again be vacant. The City adopted the Guiding Plan for the B2 District in October of 2008. The Guiding Plan identifies the former Holiday Inn parcel as a redevelopment opportunity and envisions a greater intensity of use on the site, including high density residential and retail. While not specifically stated in the Guiding Plan, it has been envisioned that the existing building on the site would be demolished at some point in order to make way for new development that aligned with the goals and principles for the B2 District. Current market conditions, as well as the solid construction of the existing building on the site, have not made demolition of the building economically feasible from the standpoint of the private sector. There are many aspects of the current site layout of the parcel that conflict with the goals and principles of the Guiding Plan. For instance, the alignment of driveways and the location of the building make a future stop light location on County Road E challenging. In addition, the Guiding Plan calls for a greater intensity of use on the parcel, this is difficult to accomplish if the building remains in its current location and configuration. On the other hand, there are components of the current site layout, and opportunities for site improvements that are very much in line with the vision in the Guiding Plan. The building is located close to the street, with the vast majority of parking in the rear. Opportunities exist to improve the exterior of the building and modernize the look of it, as well as significantly improve the landscaping and green space on the site. As the City reviews redevelopment proposals for this property, it will be important to balance the vision laid out in the Guiding Plan with the realities of market conditions, and to take opportunities where they can be found to forward the goals and principles in the Guiding Plan. Project Proposal The applicants have submitted a letter describing their proposed use, as well as sketches illustrating possible site alterations and exterior building modifications (Attachment A). In sum, the applicants are proposing to convert the existing building into a 150 -unit mixed senior housing development. The building would accommodate 14 independent- living units, 30 memory -care units, and 106 assisted - living units. The interior of the building would include a main street, which would have shops and amenities for residents. A shuttle service would bring residents to and from area shops and activities. The site would employ 40 to 50 people over three shifts. City of Arden Hills City Council Meeting for May 4, 2011 IlMetro- inet. uslardenhills\Planning1Planning Cases12011111 -007 - Select Living Concept Review105 -04 -11 - PC - Select Senior Living Concept Review - Memo.doc Page 2 of 4 The attached site plan depicts significant exterior site and landscaping improvements, including storm water ponding, walking trails, plantings, and additional green space. Because the use requires very little on -site parking, the applicants are proposing to remove much of the impervious surface in the rear of the building. The building exterior would also receive a face- lift with architectural treatments, additional windows, and paint. The owner of the property, TAT Properties, and Select Senior Living are proposing to subdivide the property into two parcels. Select Senior Living would purchase 5.38 acres that includes the existing building, and TAT Properties would retain approximately two acres on the corner of County Road E and Lexington for future development. The smaller subdivided parcel would share access to County Road E with the senior housing use via a recorded easement. Mr. Davidson, TAT Properties, will present a concept plan for the proposed corner parcel at the April 18, 2011, meeting. Discussion The City Council reviewed this concept proposal at their April 18, work session, and provided feedback to the applicants. The Council was generally supportive of the proposal but expressed concerns regarding the access to the future Lot 2. In addition, the Council expressed an interest in adding a use within the building that complimented the senior housing component while increasing the relationship of the use to the public. At this time, the Planning Commission is being asked to review and provide feedback on the proposed use and site plan. If the applicants decide to move forward with a formal application for approval, plans that are more detailed would be necessary. A formal application for this project would include a public hearing, Planning Commission review, and City Council approval. Because assisted - living /nursing home uses are not currently permitted in the B2 District, an application for this use would include a Zoning Code Amendment. Based on preliminary discussions with the developer and property owner, as well as review of the submitted documents, Staff has the following observations related to the proposed use of the site as a senior housing facility: • High density residential has been identified as an appropriate use in the B2 District, and this project would qualify as such; however, the activity generated on this site would certainly be less as an assisted - living facility versus other types of residential. • While reuse of the existing building may not be considered ideal in terms of carrying out the goals of the Guiding Plan, based on the two proposals the City has had to -date it seems that the private market is not finding it feasible to demolish and rebuild at this time. City of Arden Hills City Council Meeting for May 4, 2011 IlMetro- inet. uslardenhills\Planning\Planning Cases12011111 -007 - Select Living Concept Review105 -04 -11 - PC - Select Senior Living Concept Review - Memo.doc Page 3 of 4 • The removal of much of the impervious surface and the "greening up" of the parcel could have a significant impact on the aesthetics of the property • This proposal offers an opportunity to implement the streetscape improvements along this portion of County Road E that are called for in the Guiding Plan. • The subdivision of the parcel into two lots allows for a greater intensity of use, and an opportunity to implement many of the goals of the Guiding Plan, on what has been identified as one of the most important corners in the City. However, the vehicles access into and out of the corner parcel would need to be looked at closely to ensure that it would work. The number of vehicle trips that would be generated on the corner remains unknown until a future use is identified; however, conditions of approval could include a stipulation that a future use not exceed the capacity of the driveway. • The exterior building improvements would need to meet the design standards for the B2 District. The City should ensure that the improvements were significant enough to make a strong visual impact on the building. The Planning Commission is being asked to review the proposed concept plan and provide comments and feedback in order to guide the developer on a possible formal application. The City, nor the developer, is bound by a concept review discussion; however, it is important for the City to provide candid comments that reflect the position of the Commission as accurately as possible, with the understanding that a full application would offer much greater detail about the project. The applicants are specifically looking for feedback about the proposed use of the site for senior housing, the site layout and building improvements, and the possible subdivision of the ro ert p p Y into two parcels. Deadline for Agency Actions No review deadlines are associated with concept review applications. Attachments A. Application and Conceptual Plan Set City of Arden Hills City Council Meeting for May 4, 2011 Il Metro- inet. uslardenhillslPlanning\Planning CasesI2011111 -007 - Select Living Concept Review105 -04 -11 - PC - Select Senior Living Concept Review - Memo.doc Page 4 of 4 AO* 0$�3`�C�ssi�,��x� t mnb� fC .,axe „>mxr�x � 'r. *b' *u An. 4 .. ;tea :i�. i:; �.ag3;�:;� "k:;:.•'.:� r Lk 7300 HUDSON BLVD. SUITE 230 OAKDALE, MN 55128 ...•�xz xs Otis= PH. (651) 714 -8115 1sT, archi tects x FAX. (651) 735 -1228 SELECT SENIOR LIVING INDEPENDENT LIVING, ASSISTED LIVING, AND MEMORY CARE ARDEN HILLS, MN zza':ccact -: 7300 HUDSON BLVD. 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(651) 735 -1228 INDEPENDENT LIVING, ASSISTED LIVING, AND MEMORY CARE �1�EN HILLS MEMORANDUM DATE: May 4, 2011 TO: Planning Commission FROM: Meagan Beekman, City Planner SUBJECT: Planning Case #11 -009 Zoning Code Amendment Detached Garages City of Arden Hills PC Agenda Item 4.B Background At the February 22, 2011, Joint Planning Commission and City Council work session, a number of possible zoning code amendments were discussed. One of the possible amendments listed was a change to the Zoning Code to allow detached garages in the front yards of riparian lots. At the time of the work session, the City Council and the Planning Commission gave Staff direction to move forward with drafting possible language that would allow lakeshore lot owners to construct detached garages in their front yards under certain circumstances. The allowance of detached garages in front yards of lakeshore lots has come up several times recently, as lakeshore lot values continue to increase and demand grows to continue improving these properties. Lakeshore lots tend to be narrower and deeper than non - riparian lots, and it is often not practical to add garage and storage space in the side yard of these properties. Furthermore, the definition of "front yard" often differs between the homeowners, who see the lakeside as their front yards; and the City, which views the street side of the home as the front yard. A solution to this problem would be to provide a mechanism within the Zoning Code to allow lakeshore lot owners to have detached garages under certain circumstances between their home and the street. Staff conducted research on other communities' regulations pertaining to front yard accessory structures and found that most communities provide some provision to allow lakeshore lot owners to construct detached structures on the street side of their properties. Staff looked at the City of Arden Hills Planning Commission Meeting for May 4, 2011 I \Metro -inet. uslardenhills\PlanninglPlanning CasesI2011111 -009 - Garages - Zoning Code Amendment105 -04 -11 - PC WS Report - Garage Amendment. doc Page 1 of 2 Codes of adjacent communities, Minnetonka, Brooklyn Park, White Bear Lake, and Burnsville. Based on a review of these Codes, Staff drafted regulations that address front yard accessory structures (Attachment A). Discussion Staff drafted the following language that would allow detached garages in the front yard of lakeshore lots: A. Detached accessory garages may be located in the front yard (between dwelling and street) of a lakeshore property provided all of the following are met: 1. Detached garages shall not be located within the minimum front yard setback. 2. Color and roof material of detached garages shall match or complement the existing primary residential structure, and shall conform to all other requirements for the zoning district. The above language would only allow detached garages at least 40 feet from the front property line. They would not be permitted nearer the front property line than a principal structure. The language also provides for design standards that would require the new structure to match the existing home on the lot. Any detached garage constructed under this regulations would be required to meet all of the other height, size, and setback requirements of the City's Zoning Code. Staff is requesting feedback from the Planning Commission on this language, and whether any revisions or additional design standards are necessary. Depending on the Planning Commission's feedback, Staff may include this item on the City Council's May 16 work session. A public hearing and formal Planning Commission review may be possible as soon as June 8. Requested Action Discuss proposed Zoning Code Amendment and provide feedback to staff on how to proceed. Attachments A. 1325.01— Black -lined Version City of Arden Hills Planning Commission Meeting for May 4, 2011 IlMetro- inet. uslardenhills\PlanninglPlanning CasesI2011I11 -009 - Garages - Zoning Code Amendment105 -04 -11 - PC WS Report - Garage Amendment.doc Page 2 of 2 City of Arden Hills Chapter 13 Zoning Code Section 1325 - General Regulations 1325.01 Accessory Structures. (Revised 01/31/11) Subd. 1 Time of Construction. No accessory structure shall be constructed on any lot prior to the time of construction of the principal structure to which it is accessory. Subd. 2 Height. A. R -1, R -2, and R -3 Districts. Accessory structures in the R -1, R -2, and R -3 Districts shall not exceed fifteen feet in height or the height of the principal structure to which it is accessory, whichever is lower. B. All Other Districts. Accessory structures in all other Zoning Districts shall not exceed the height of the principal structure to which it is accessory. Subd. 3 Location. A. Accessory structures in the R -1, R -2, or R -3 Districts shall not be located nearer the front lot line than the front yard setback line for the principal structure to which it is accessory. Accessory structures as permitted and regulated in this Code may be located within the rear yard of the principal structure in the R -1 and R -2 Districts. B. Detached accessory garages may be located in the front yard (between dwelling and street) of a lakeshore property provided all of the following are met: 1. Detached garages shall not be located within the minimum front yard setback. 2. Color and roof material of detached garages shall match or complement the existing primary residential structure, and shall conform to all other requirements for the zoning district. Subd. 4 Size. A. R -1, R -2, and R -3 Districts. 1. Accessory structures associated with residential uses shall not exceed seven hundred and twenty -eight (728) square feet in floor area. Accessory structures associated with non - residential uses shall not Section 1325 — General Regulations Adopted: November 13, 2006 Page 1 of 2 City of Arden Hills Chapter 13 Zoning Code exceed two thousand one hundred eighty -four (2,184) square feet in floor area; and, 2. The total floor area of accessory structures located in the rear of a principal structure, the total floor area of all such accessory structures shall not exceed twenty -five (25) percent of the minimum required rear yard area for the principal structure; and, 3. No more than two (2) accessory structures shall be permitted on a lot primarily used for residential uses. B. All Districts. Accessory structures in all zoning districts shall not cause the property to exceed any of the regulations of the underlying Zoning District in Section 1320. Section 1325 — General Regulations Adopted: November 13, 2006 Page 2 of 2 -�R�N HILLS MEMORANDUM DATE: May 4, 2011 TO: Planning Commission FROM: Meagan Beekman, City Planner SUBJECT: Report from the City Council PC Agenda Item 5.A April 18, 2011, City Council Work Session The City Council reviewed a PUD concept plan review from Select Senior Living to convert the former Holiday Inn property into an assisted- living senior facility. The proposal would include a subdivision of the parcel into two. The Council indicated general support for the concept, though expressed concerns regarding access to the new lot and the lack of activity that would be generated from the proposed use. April 25, 2011, City Council Work Session The Council voted unanimously to approve the purchase agreement to purchase 71,000 square feet of the Trinity Lutheran Church property to incorporate into Hazelnut Park. The Council also unanimously voted to approve Planning Case 11 -005 for a preliminary and final plat and master and final PUD to allow the subdivision of the Church property. The Planning Commission voted unanimously to recommend approval of this item at the April 6, 2011, meeting. The anticipated closing date for the purchase of the property is set for June 29, 2011. The Council voted (3 -2; Werner and Tamble dissenting) to approve Planning Case 11 -006 for a preliminary plat and comprehensive plan amendment at 4500 Snelling Avenue North to allow the Fox Ridge Subdivision. The Planning Commission unanimously recommended approval of this item at the April 6, 2011, meeting. City of Arden Hills Planning Commission Meeting for May 4, 2011 \\ Metro- inet .us \ardenhills\Planning\Planning Commission \CC Reports \05 -04 -11 - PC report - CC report.doc Page 1 of 1