HomeMy WebLinkAbout7B, Planning Case 11-016 - Arden Plaza Final PUD Amendment and�
EN HILLS
Request for Council Action
Prepared By: Meagan Beekman, City Planner Council Meeting Date: August 29, 2011
Planning Case 11-016: PUD Amendment and Preliminary and Final Pla�
for the Arden Plaza Redevelopment PropasaI
Budgeted Amount: Actual Aznount: Funding Source:
NA NA NA
Recommendation:
Motion to approve Planning Case 1 i-416 for an amendrnent to tk�e Final PUD for Phase 1 and a
Preliminary and Final Plat for the Arden Plaza redeve�flpment proposal ai 3585 Lexington
Avenue, based an the findings of fact and the submittec� plans, as amended by the co�ditions in
the August 29, 2011, report to the Ciry Council.
SnAportin� Documents:
1. Mernorandum from Meagan Beekman, City Plann.er.
2. Letter from Denny Trooien, dated July 25, 2011.
3. Draft Planning Cammission Minutes from Augusi 3, 2011.
4. August 3, 2011, Report to the Planning Commission.
�
EN HILL5
MEMORANDUM
DATE:
TO:
I�;�!]�
August 29, 2011
Honorable Mayor and City Councilmembers
Patrick Klaers, City Administratar
Meagan Beekman, City Planner ��
SUBJECT: Planning Case #I1-Ol6
Applicant: Arden Plaza, LLC and CVS Pk�armacy
Property Location: 35$5 Lexington Avenue North
Subject: Final PUD Amendment and Prelim'rnary and Final Plat
Requested Action
Motion to approve Planning Case 11-016 for an amendment ta the Final PUD for Phase 1 and a
Preliminary and Final Plat for the Arden Plaza redevelopnnent proposal at 3585 Lexington
Avenue, based an the f ndings af fact and tl�e submitted plans, as amended by the conditions in
the A�gust 29, 2011, report ta the City Council.
Back r� ouud
In June 20a9, the City Couzicil approved a redevelopment application for the Arden Plaza retail
center. The approved Master PUD included the demolition of th� existing flffzce pod buildings,
subdivision of ihe parcel inio four lots, and the construction of four new buildings. The entire
project would have been completed in three phases.
Lof Size
Requiremenf
City of�4rden Hills
Czty Counci! Meeting for �tugust 29, 20II
481,517
13,040 or more
Size (sf� j % Landscaping
97,
20% or m
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As part o� the original applicaiion, the developer also received approval for a Fina1 PUD for
Phase I of the development. The frsi phase was for Buildings 1 and 3, but would have also
included a mill and overlay of tbe existing parking lot, construction oimain street style entrances
at County Road E and Lexington, irnplementation of the landscape plan throughoui the
development, and site grading an.d grass pads for fi�ture buildings 2 and 4. No improveznents to
Bui�ding #5, the existing retail center, were aniicipated as part of that appror�al.
Since the approval o� tlie Master and Final PUD for Phase I, the developer's negotiations with
Walgreens have stalled. The developer has since negotiated with CVS Pharmacy, and is
pro�osing amendments to the Final PUD for Phase I in terms of layout and timeline. The
changes to the proj ect axe summarized in detail in Attachment A.
At the May 16, 20I1, City Council work session, Arden Plaza and CVS Phaxmacy presented
their concept plan to ihe Council. At the ti�ne of the wor� session, the Council expressed general
support for the project and directed the developers to mave forward wiih their applicatian.
The Master PUD, along with the original plan set and the conditions oi approval associated with
it, remain� valid. The originally approved Development Agreement has been included as part of
Attachment C, along witY� a copy of the Master Plan. At this time, the applicants are requesting
amendinents to the Final PUD for Phase I pertaining on�y to the site layout for Lo# 1, as well as
the timing of some of the overall site improvezxients associated with Phase I. Furtherinore, the
configuraiion of the oxiginally approved Plat is to be adjusted. slightly becaus� Bui�ding 3 has
been removed from the deveiopment plan.
New to the proposal since the Augusi 3, 201 T, Planning Commission meeting, Arden i'laza is
proposing a nurnber of interim improvements to the existing parking lot and retail building while
they work on a long term plan far that area. A long term plan will be required as part of Phase II
of the Arden Plaza redevelopment. As part of Phase I, and in con�unction with the construction
of ihe CVS Pharmacy, Arden Plaza is proposing the fflllowing improvements:
1. Repair the wood paneling behind the business sigris, then paintlstain wood
paneling;
2. Spruce up the existing plan.ters in ihe front of the cenfer;
3. Replace "Cleaners" and "Crreat China" signs;
4. Replace ali four "Arden Plaza" signs;
5. Remove the five white pedestrian lights to the west of �ainage pond when ��e
same Iights along the entrances are repiaced;
6. Landscape the parking lot island where the fire hydrant is located.;
7. Add landscaping to the tiexed rock area along the retainin.g wail;
8. Check, and replace as needed, light fixiures under the arcade/awning;
9. Paint the e�isting stucco on ihe two towers;
10. Patch and sealcoat parking loi.
City ofArden Hills
Cdty Council Meeting for August 29, 2011
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Plannin Commission Review and Public Hearin
The Plaru�ing Commission reviewed the proposed xedevelapment at their August 3, 2011,
meeting. The meeting also included a public he�ing. The Augusi 3, 2011, Planning
Co�runission packet for this planning case that includes Staff's full anaiysis and the presented
plan set is included as Attachment C.
The P�aru�ing Com�nission offers the following findings of fact:
1. The applicant is requesting approval of an amendrz�ent to the Final PUD for 1'hase T and a
Prel'ux�inary and Final Plat for the Arden Plaza property.
2. The PUD process allows for flexibi�ity within the City's regulatians through a negotiated
process with a developer.
3. The Axden Plaza property is located in the B2 General Business D'zstrict.
4. The proposed redeveloprnent is a permitted use in the B2 District.
5. The City has adopted the Guiding Plan for the B2 District that outlines future
development principals for the area.
6. The City has adopted design siandards for the B2 disi7'ict within the Zoning Code.
7. The Master PUD and Final PUD far Phase � axe in substantial conformance witn the
requirements of the City's Zoning Code and design standards.
S. The Master PUD and Final PUD �or Phase I are in substantial conformance wi�h tl�e
Guiding Plan �or the B2 District.
9. The Master PUD and Final PUD for Phase I are in substantial conforrnance with the
City's Comprehensive Plan.
10. Where the plan is not in conformance w'rth the City's Zaning Code, flexibility has been
requested by the applicant and/or conditians have been placed on an approval that would
rr�itigate ihe nonconformit�.
11. The application is not anticipated to create a negative impact on the immediate area or the
cornmux�ity as a whole.
Recommendation
The Planning Cornrnission �eviewed Planning Case 11-01b and unanimously recom.mends
approval of an a.mendme�t to the Final PUD for Phase 1 and a Preliminary and �'inal Plat for the
Arden Plaza redeveIopm�nt proposal at 3585 Le�ington Avenue, based on the fndings of fact
and the submitted plans as presente�. in the August 29, 2011, report to the City Council, as
arnended b� the �ollawing eight conditions:
�. The applicant shall continue to abide by the cpnc�itions of all previous Master PUD
and Final PUD for Phase I, permits, and reviews, except as hereinafter amended.
2. The project shall be complete�. in accordance with the submitted plans as amended by
the conditions of approval. Any significant changes io these plans, as deterxnined by
the City Planner, sha11 require review and appraval hy the Planning Commission and
City Council.
City of,4rden Hilds
City Council Meeting for �2ugust 29, 2011
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3. The applicant sha.il file the �inal Plat with Ramsey County within 180 days of �the
approval from the City.
4. Development A�eement between CVS Pharmacy and the City, and Arden Plaza ar�d
the City shall be prepared by the City Attorne� and subject to City Counci� approval.
The agreement shall be executed pz�or io �e issuance of any permits or site
preparation.
S. The applicants hereby agree to waive their rights to appeal any special assessments
levied against Lot 1, Lot 2, or Lot 3 far streetscape improvements, associated with tbe
implementation of the Guiding Plan for the B-2 District, provided that, the special
assessments do nat exceec� an aanount equal to $350 per lineal foot of frontage on
County Raad E and further provided that the properties are specially assessed in the
same maru�er as other similarly situated parcels.
6. The applicants shall construct interim parking lot irnprovements, as described in this
report vvithin one year of the City's approval.
7. The applicants sha11 provide a long-term plan for the existing retail cenier and parking
loi as part of approval for Phase II.
8. CVS Pharmacy shall obtain ap�roval from the City Council for all window graphics
prior to the issuance of a certif cate of occupancy.
Based an recommendations rr�ade by the Planning Cornmission, and additaonal discussion with
Arden Plaza and CVS Pharmacy, conditions 6, 7, arid S have been added as recammendations for
approvai.
Based an the action of the City Cau�cil, development agreements betvcreen CVS Fhar�nacy and
the City, and Arden Plaza and the City, will be drafted and braught back to the City Council for
approval at a later mee#ing.
Reques�ed Action
Mation to approve Planning Case 11-016 for an amencl�nent to the Final PUD for Phase 1 and a
Preliminary and Final Plat for the Arden Plaza redevelopment proposal at 3585 Lexington
Avenue, based on ihe f ndings of fact and the submitted plans, as amended by the conditions in
the August 29, 2011, report to tk�e City Council.
Deadline for Agencv Actions
The City of Arden Hills received the completed application for this req�est on July 5, 2011.
Pursuant to Minnesota. Sta.te Stat�te, ti�e City must act on this request by September 3, 2011 (60
days}, unless the city provides the petitioner with written reasans for aza additiona160 day review
periad. The City may, wiih the consent of the applicanti, extend the review period beyand the
initial 120 days.
City of flyden HiIIs
Ciry Council Meetzngfor,4ugust 29, 2011
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Attachments
A. Letter from Denny Trooien, dated July 25, 201 J.
B. Draft Planning Cornmission Minutes from August 3, 2011
C. August 3, 2011, Report to the Plam�ilig Commission
City of.4rden Hills
City Council Meeting for �4 ugust 29, 2011
P.• 1PlanninglPlerrning Cases42011111-016 -,4rden Plaza - PUD Amendment {PC,4pprovedJ 108-29-11- CC Report - Arden 1'laza. doc
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Attachment
Letter from Denny Trooien, dated July
2�, 2011
The Plann�ng Commission voted unanimously �o approve the
application
City of �rden Hills
City Council Meeting for August 29, 2011
����i ■
�� f • � - -
752 Still�water Road
Mahtomedi, MN 55ll5
Fax b51 631 150a
Voice 651 247 7007
dennis@dennispro�erties. com
www. dennisproperties. co�n
Jul� 25, 2011
Meagan Beekman, AICP
City Planner, Recycling Coordinatar
City o� Arden Hills
1245 West Highway 96
Arden Hills, MN 55112
Re: Arden Plaza Land Use Application/Phase 1
Dear Ms. Beekman:
You have requested a narrative on the differences between the Phase 1 improvements
approved by the City in 2009 (ihe "Previous Plan") ar�d the Phase 1 impr�vements that
are proposeci wi�th the current land use application (the "Current Plan"). The primary
differences are noted below:
1. Construction of Pharmacy
The Previous Plan was for a Walgreens and the Cu�rent Plan is for a CVS. The square
footage of the CVS is approxirnately 1�00 squaxe feet smailer.
2. Consiruction of Additianal Commercial Space
The Previous Plan contemplated a"Building #3" as part of Phase 1, which was 4,537
sq�are feet attached to ihe south end of the pharmacy. Building #3 was anticipated to be
for restaurant ar other retail uses. The Current Plan eliminates Building #3 and is not a
part of any phase.
3. Canstruction of "Main S�reet" off of County Road E and Drive Aisies off of
Lexington.
Both the Previous Plan and Current P1an include the same reconstruction of the access
dri�es off of County Road E and Lexington Avenue. As it relaies to the "Main Street"
effect off of County Road E, both p�ans include the circular special paving, sidewaiks,
lighting, and landscaping.
4. Sidewalks
Both the Previaus Plat� and Current Plan cont�mplate some new si�ewalks. The Current
Plaxa �as a different pedest�ian access point ta the phar�nac� site than �Iie Previous Plan.
5. Building #2
Both the Previous Plan and the C�rrent Plan contemplate Building #2, located on the
Main Street, as part of Phase 2. The C�rrent Plan indicates a size of approximately 6000
square feet rather �ian the 5582 square feet in the Previous Plan.
Both the Previous Plan and the Current Plan contemplate an interim grass pad site for
Building #2.
6. Existing Retail Parking Areas
The Previous Plan contemplated work in the exisiing parking Iot ta the east of the
existing retail cenier. The Current Plan does not include that work, except to the extent
required by the watershed district storm water permit.
7. Building #4 Interirri Pad
The Previous Plan coniemplated the removal of the existing retaining wali near the
Lexington drive aisles along with a grass interim pad for Building ##4. The Current P1an
does not contemplate the removal of parking in that area or the �emoval of the retaining
wall.
Let me know if you need additional information at this time.
��
Denny Trooien
cc: Steve Wellington
Jon Lennander
2
Attachment
August 3, 2011 Draft Planning
Commission Minutes
City of.4rden Hills
City Cauncil Meeting for August 29, 2011
August 3, 2411, Draft Planning Commission Minutes
Planning Case 1�-016; Preliminary and Final Plat, and Final PUD Amendmen�; Arden
Plaza, LLC; 3585 Lezington Avenue — Pub�ic He�ring
City Planner Meagan Beekman stated ihe applicant has requested approval of an
arnendment to the Final PUD for Phase I of the Arden Plaza Master PUD, and a
Preliminary and Final Flat ta subdivide the p�operty into three parcels. City Planner
Meagan Beekman noted the Master PUD Concept Pla� was approved in June 2p09. Sk�e
reviewed the three phases of the project. A final PUD for Phase I was also approved in
June 2009. Since the approval, Walgreen's has removed itself from the pxoject and it has
been replaced by a CVS pharmacy. City Planner Meagan Beekman reviewed the Phase I
Site Plan with the modifications since approval. City Planner Meagan Beekman provided
drawings of �he �uildi�g elevations ancl. reviewed ihe landscaping plan. The driveway
details were reviewed. Of the 46 design stand.ards for the B-2 District, 44 are �net or
exceeded by Phase I of the proposal. Phases TI and III will be reviewed as the
applications are received.
Staff offers the followi�g eleven findings of fact for this proposal:
1. The applicant is requesting approval of an amendment to the Fina.i PUD for Phase I
and a Preliminary and Fina1 Plat for the Arden Plaza property.
2. The PUD process allows far flexibility wiihin th� Cit�'s regulations �rough a
negotiat�d process with a developer.
3. The Arder� Plaza property is located in the B2 General Business District.
4. The proposed redevelopment is a permitted use in the B2 District.
S. The City has adopted the Guiding Plan for the B2 District that o�tlines future
development principals for the area.
6. The City has adopted design standards for the B2 district within the Zoning Code.
7. The Master PUD and Fina1 PUD for Phase I are in substantial conformance wi�th the
req�irements of the City's Zoning Code and design standards.
8. The Master PUD and Final PUD for Phase I are in substantial conforrnance with the
Guiding Plan for the B2 District.
9. The Master PUD and �'inal PUD for Phase I are in substantial conformance with the
City's Comprehensive Plan.
10. Where ihe plan is not in confoz�aance with the City's Zoning Code, flexibility has
been requesied by the applicant and/or conditions have been placed on an appro�al
that would mitigate the nonconformity.
11. The application is not ax�ticipated to create a negative impact on the immediate area or
the cammunity as a whole.
Because this application would be amending the already approved Developrnent
Agreemen#, only those conditions that relate to the amended items are addressed in the
conditions of approval. Staff is recorz��nended approval based on the findings of fact
subject to the following six conditions:
1. The applicant shall continue to abide by tlie conditions of a11 previous Master PUD
and Final PUD for Phase �, permiis, and reviews, except as hereinaiter azxaended.
2. The project shall be completed in accordance witl� the submitted plans as amended hy
the conditions a� approval. Ar�y significani changes to these plans, as determined by
the City Planner, shaIl require review and approvai hy tTze Planning Commission and
City Council.
3. The applicant shall file the Final Plat with Ramsey County witlun 180 days af ihe
approval from the City.
4. A development agreement amendment shall be prepared by ihe City Attorney and
subject to City Council approval. The agreement shall be executed prior to ihe
issuance of any permits or site preparation.
5. The applicant hereby agrees to waive their right to appeal any special assessments
levied against Lot 1, Lot 2, or Lot 3�or streetscape improvements, associated with the
unplez�n.entation af the Guiding Plan for the B-2 District, provided that, the special
assessments do not exceed an arnount equal to $35Q per lineal foat of frantage on
County Road E and further provided that the properties are specially assessed in the
same rr�anner as other similarly situated parcels.
6. The applicant sha11 construct parking lot and landscaping i�npxovements pre�iously
plar�ned for Phase I, as well as pravide a plan far updating the rest of the existing
retail center, as part o�Ph.ase II.
Chair Larson opened the floor to Commissianer comments.
Cor�issioner Zimmerman questioned a gaihering area that was part of the Building 1
and Building 3 pian. Ciiy Planner Meagan Beekman stated Building 2 would ha�e a
gathering area as part of the standards. With the exclusion of Building 3 there is no need
for outdaor seating or outdoor gathering a�ea. Bike racks wi�l be part of Phase � a1o�g
with a park bench. The pedestrian connection is part o� Phase i.
Chair Larson questioned the d'afference between the CVS plan and Phase I plan. City
Planner Meagan Beekman explained that with the elimination of Building 3, the
pedestrian connection could be re-oriented and ihe stairs could be eliminated. An ADA
ramp will be constructed in place of the stairs.
Commissioner Holewa asked if a restaurant or coffee shop was included in Phase I. Ciry
Planner Meagan Beekman staied ii is not part of phase Y.
Chair Larson noted ihe drawings appear sparse on t�ie interiar and asked if all three rain
gardens would be constructed with this phase. City Planner Meagan Be�kman stated the
t�iree rain gardens were part of Rice Creek Watershed District's requirements.
Mx. Steve Wellington, President Wellington Management stated alI three rain gardens
will be part of Phase I. Chair Larson asked if some planiers could be added that could be
moved as necessa�y. Chaar Larson asked if the retaining wall would be �art of the new
pedestrian ramp. Mr. Wellington stated the retaining wall will be xeconfigured off
Lexington.
Mr. Jon Lennander, Velmeir Companies showed brick samples and indicated he is
familiar with the CVS building plan.
Chair Larson asked what would be included in tiie graphics on the windows. Mr.
Lennander stated they are related to ihe CVS brand, graphic representation of what CVS
sells. The graphics have not yet been designed for this site. Chair Larson asked when the
graphics wauld be reviewed. Mr. Lennander stated he wiil fo�vard to Ms. Beekman the
standard graphic package.
Commissioner Hames asked if there could be Arden Hills' specific type of graphics.
Chair Larson asked what �arm %�ie graphic talces. Mr. Lezanander stated either an adhesive
film that attaches to the window or a%am core.
Commissioner Zimmerman stated he would also like to see so�ne City specific type
graphics.
Chair Larson asked how commercial advertising signs are handled in the sig� code. City
Planner Meagan Beekman stated the graphics they are referring to would not qualify as
advertising signs. The City would have total control over what graphics are being used
on ihe Arden Hills CV�.
Commissioner Zimmerrnan asked if the graphics a�re season specific. Mr. Lennander
stated he believes the graphics are changed but he is not as close to the building after it is
constructed.
Co�.znissioner Hames asked which windows would be the non-transparent. Mr.
Leru�ander stated ihey are the darker windor�vs in the drawings.
Mr. Lennander reviewed the modifications that have been made since the lasi time ihey
appeared before the Commission. Cor�unissioner Holewa asked why there wauld be
windows if you could noi see through them.
Cl�air Larson stated it would be better than a brick wall, noting the windaws are more to
break up the brick wall rather than illuminate the inside of the siore.
Commissioner Hames stated she appreciates the faci they have increased the amount of
glass fram the last plan. �he is no� bothered by the nan-transparent glass.
Chair Larson opened the publzc hearing at 7:07 p.m.
Chair Larson invited anyone for or against ihe application to come forwa�rd and make
comment.
Mr. Joe Commers stated he is the owner of the TCF and American Red Cross building
just to the West. He stated they were very impressed when they heard the plan for CVS
to build. Mr. Commerce indicat�d they are in fizll support of the plan and invited the
Commissioners to call him if they have any quesiions. Mr. Co�nmers stated the entrance
also very acceptable.
There being no other camments, Chair Larson closed the pu�lic hearing at 7:12 p.m.
Chair Larson suggested adding a condition for review of the graphics ta the approval.
Camrnissioner Zimmerman suggested ii be left up to Staff and Council to approve.
Cha.ir Larson questioned Condiiion 6, and asked if the �Commission is willing to wait for
updating the Iandscaping improvernents and parking lot u�til Phase II.
Mr. Wellington stated there are plans foz� the existi�g retail center which he would be
very willing to share with the Commission. He would like to delay that; however, until
after the CVS is completed. Construction is �lanned far 4-6 months.
Cornrnissioner Thom�son stated the plans for the e�isiing retail center need not be xrzade
public but ii should be known ihere are some plans far the center. City Planner Meagan.
Beekman suggested thai be looked at after the CVS building is completed.
Chair Larson asked the Commission if they were corr�fortable vvith the wording of
Condition 6. City Planner Meagan Beekman stated it would depend on what the pafli
would be to determine the timeline. There may be some interim irnprovements �liai could
be made.
Commissioner Holewa stated he feels the parking lat update vvould be mare neaar term
than the updating of fhe exisiing retail center. Mr. Wellingto� stated th.e more realistic
plan would be refacing the existing retail center. Mr. Wellington would not hesitate to
engage in conversatians with Sta.fi and the Coznmission about the future of the existing
retail center.
Comrnissioner Hames suggested Condition 6 b� divided into two separate conditions as
follows:
6. The appiicani shall construct parking lot and landscaping improvements previously
planned for Phase I.
7. Provide a plan far updating �he rest of the existiz�g retail center as part of the Phase II
plan.
City Planner Meagan Beekman explained the Cflndition az�.d suggested the wording
remain as proposed.
Commissioner Holewa asked if the condition wording needs ta be changed. Chair La�rsan
stated it is understandable as written.
Commissioner Zi�mezxnan stated his position that the CiYy is fortunate ta ha�e CVS
coming in on ihat corner ancl. w�en the time is righ# and the econamy has turned around
ilae retail center will be modified.
Coanmissianer Holewa moved and Commissioner Zimmerman seconded a mation to
recommend _approval of Plannin� Case 11-016; _Preliminary and Final, PIat1 and
Final PUD Amendm_e_nt; Arden Plaza LLC; 35$5 Lezin�ton, Aven�e based on the
� , ....._
findings_of �act, submitted pI�ns, and the six conditions in the Au�ust 3, 20ll
� , •, „ he,,,.,, otio,,,,, .. ,rried unanitnously 5-0'�.��.���_
planning case report T,, m n ca ( ).
August 3, 201
Attachment
1, Report to the Planning
Commiss�on
City afArden Hills
City Council Meeting for August 29, zor r