HomeMy WebLinkAbout03-07-12-PC Chair
Clayton Larsonit 1245 W. Highway 96
Commissioners EN HILLS Arden Hills, MN 55112
Angela Harries � 651.792.7800
Andrew Holewa 1� www.ci.arden-hills.mmus
Samuel Scott Arden Hills
Roberta Thompson
Clayton Zimmerman Planning Commission
Janet Stodola (Alternate) Work Session
March 7, 2012
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. February 8, 2012
3. PLANNING CASES
A. Planning Case 12-002—Zoning Code Amendment, Preliminary and Final Plat, and Master and Final PUD;
TAT Properties; 1201 County Road E—Public Hearing
B. Planning Case 12-005— Home Occupation Conditional Use Permit; Christine Osgood; 1268 Amble Road—
Public Hearing
4. UNFINISHED AND NEW BUSINESS
A. 2012 Work Plan Discussion
5. COMMENTS AND REPORTS
A. Report from the City Council
B. Planning Commission Comments
C. Staff Comments
6. ADJOURNMENT
A quorum of the City Council may be present at this meeting.
Planning Cases are available online at:
http://www.ci.arden-hills.mn.us/planningcases
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MEMORANDUM
DATE: March 7, 2012 PC Agenda Item 3.A
TO: Planning Commission
FROM: Meagan Beekman, City Planner
SUBJECT: Planning Case#12-002 -This application requires a PUBLIC HEARING
Applicant: 1201 County Road E LLC (TAT Properties LLC)
Property Location: 1201 West County Road E
Request: Zoning Code Amendment, Preliminary and Final Plat, Master and Final
Planned Unit Development
Requested Action
The applicant has requested a Zoning Code Amendment, Preliminary and Final Plat, and Master
and Final Planned Unit Development (PUD) to subdivide the property at 1201 County Road E
into two parcels and reuse the existing building as a 153-unit single room occupancy (SRO)
building.
Background
The property at 1201 County Road E is owned by TAT Properties, represented by Rob
Davidson. In March 2008, the City approved a request from TAT Properties and Northwestern
College granting an Interim Use Permit (IUP) at the former Holiday Inn property that would
allow the College to operate a student housing facility in the B-2 District. TAT Properties had
purchased the building and intended to lease it, in its entirety, to Northwestern College. The IUP
expired on May 30, 2011. Prior to the expiration of the IUP, the City approved a request by TAT
Properties to allow the student housing on a permanent basis provided that Northwestern College
remained the sole tenant of the building. Citing a drop in expected attendance and financing,
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Northwestern College withdrew their interest in the property shortly after that approval.
Northwestern College has since vacated the building.
At the time of the IUP approval, the City was just beginning the process of developing the
Guiding Plan for the B-2 District, which was ultimately adopted in October 2008. The City's
zoning regulations were consequently amended to incorporate the goals of the Guiding Plan for
the B-2 District shortly after it was adopted, including design standards for new construction.
The City reviewed and approved a subsequent proposal from Select Senior Living to convert the
building into assisted senior housing. Select Senior Living has since ended their negotiations
with the property owner to purchase the property for this use.
1. Overview of Request
TAT Properties is now requesting a Zoning Code Amendment and Master and Final PUD to
allow the reuse of the existing building at 1201 County Road E as 153 single room
occupancy (SRO) rental units. The applicant would install a counter top, under cabinet
drawers, and under counter refrigerator, and necessary electrical for a microwave, to be
supplied by the tenant. The units would have no kitchen facilities. A communal kitchen
exists on each floor, which could be shared by the tenants. The applicant would bring the
property up to building code requirements, and is proposing improvements to the main floor
in terms of tenant amenities (Attachment A). The applicant is requesting a phasing plan for
the building that would allow them to complete improvements on only 70 units. The
remainder of the units, located on the third and fourth floors, would be converted over.time,
as the market dictates. The third and fourth floors would remain vacant in the interim.
In addition to the request for the Zoning Code Amendment and the Master and Final PUD,
TAT Properties is proposing to subdivide the property into two parcels, reserving the eastern
two acres of the site for a future development option that has yet to be determined. The
submitted plans include a conceptual drawing of two buildings that might be possible on Lot
2, but the applicants are not seeking approval for development on Lot 2 at this time. In order
to accommodate the request for the subdivision, and bring the property into compliance with
the City's zoning regulations, the storm water ponding and landscaped area would be shared
by the two parcels.
Presently, the Zoning Code does not identify SRO's as a permitted or conditional use within
the B-2 District. Land uses that are not specifically identified in a city's zoning code as
permitted or conditional uses are considered prohibited. SRO's are distinct from more
common types of multi-family dwelling units. The Building Code defines a dwelling unit as
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having, among other things, a functional kitchen. SRO's, on the other hand, are single rooms
which do not necessarily have a kitchen as it is defined by the Building Code. The City's
Zoning Code allows multi-family dwelling units within the B-2 District, but not SRO's.
This proposed use is also distinct from the previous use of the building as student housing.
As a net lessee of the building, Northwestern College was able to exercise a great deal of
control over the students that lived in the building, and could guarantee that only students
would be allowed to live in it. This would not be the case with a privately owned
landlord/tenant situation, as is proposed here.
In order to accommodate the applicant's request to allow an SRO building at the proposed
site, the request includes a proposal to amend the definition of Boarding House in the City's
Zoning Code, to allow up to 153 persons, and add boarding houses as a permitted use
through a PUD process in the B-2 District. This means that the use would be considered
permitted, but would be required to get an approved Master and Final PUD in order to
operate in the B-2 District.
The applicant is not proposing any alterations or use of the former restaurant facility. The
applicant has submitted a letter outlining the reasons for the request (Attachment A); a traffic
analysis (Attachment B); and a Preliminary Plat plan set(Attachment D).
3. Surrounding Area:
AN
u►g xistia d
North Industrial B-3 Service Business Industrial and
Community Commercial
Community Commercial,
South Commercial B-2 General Business Neighborhood Commercial,
and Office
East Commercial C-1 Retail Service Neighborhood Commercial
(City of Shoreview)
West Commercial B-2 General Business Regional Commercial
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4. Site Data:
Ian Commercial
rind, y - Regional Commercial
ZonS , B-2 General Business District
8.21 Acres(357,694 s fl
o The parcel is generally flat
Plan Evaluation
1. Proposed Zoning Code Amendment
The applicant is requesting that boarding houses be added as a permitted use, if approved
through the PUD process, in the B-2: General Business District Zone, and that the definition
of Boarding House be amended to allow up to 153 persons to occupy the boarding house. If
approved, Section 1320.85 Subd. 5 could be amended to specify additional PUD criteria for
the allowance of boarding house uses in the B-2 District, while existing language pertaining
to nursing home and assisted living could be removed. The amendments could limit
boarding house uses to existing hotels in the district and set up additional review criteria.
The B-2 District generally encompasses those properties along County Road E between
Lexington Avenue and Highway 51/Snelling Avenue.
Boarding House is defined in Section 1305.04 Subd. 19 of the Zoning Code as:
Boarding house. A structure where sleeping rooms are provided, with a
common entrance, internal access to all rooms, one (1) or more bathrooms, and
one (1) or more kitchens to provide lodging for at least three (3) but not
exceeding five (S) persons. A boarding house is distinct from a transient
accommodation such as a hotel or motel as defined in this chapter.
The City does not have a specific set of review criteria for evaluating a Zoning Code
amendment; however, the primary issues to consider include (but are not limited to):
1. Is the proposed use compatible with the other uses in the B-2 Zone?
2. How will the proposed use affect the B-2 Zone?
3. Will the proposed use provide a benefit to the community?
When reviewing a Zoning Code amendment or addition, cities have a great deal of discretion,
because adopting and amending ordinances is a legislative action on the part of the City. It is
City of Arden Hills
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important to consider how the change would affect the entire zone instead of one specific
property. If approved as proposed, boarding houses could, in theory, be a permitted use
through a PUD process on any property in the B-2 Zone. However, the ordinance
amendment could require that in order for a boarding house use to be approved, it would
have to be located in an existing hotel/motel use within the district. This regulation could
effectively limit this type of use to the proposed property.
2. Zoning Regulations
This application is unique because the request is regarding the use of a building and site that
are already developed. The typical evaluation as to whether or not the proposed plan meets
the minimum requirements of the Zoning Code is more difficult given that there are certain
aspects of the site that cannot reasonably be altered, such as the setbacks of the building.
That being said there are certain reasonable improvements that can be required for the
property given the nature of the PUD process and the City's broad discretion when reviewing
requests for amendments to the Zoning Code.
Lot 2 has been presented as a conceptual site plan. The conceptual site plan shown does not
meet the minimum requirements of the B-2 District in terms of site design; however, at the
time Lot 2 is actually developed, an approved Master and Final PUD will be necessary to
evaluate the details of the development plan.
Section 1320.06—District Requirements Chart
A. Lot Size, Building Coverage, and Landscaping -Exceeds requirements:
Building o Building Landscaping o
Lot Size Coverage(st Coverage Coverage(sfl Landscaping
Lot 1 -Holiday Inn Site 260,716 56,369 21.62% 78,596 30.15%
Lot 2-Conceptual 82,827 9,500 11.47% 24,955 30.13%
Total 343,543 65,869 19.17% 112,558 32.76%
B. Setbacks -Meets requirements:
The minimum setbacks in the B2 District are 20 feet in the front and rear and 10 feet in
the side yards. The existing building exceeds the minimum setbacks for this District.
The conceptual building shown on Lot 2 meets the minimum setbacks. This indicates
that it is possible for the property to comply with setbacks when it is ultimately
developed; however,the exact placement of the building on Lot 2 will be determined by a
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future Master PUD review.
C. Density -Flexibility requested:
The maximum density for housing in the B-2 District is 20 units per acre. With the
proposed subdivision, Lot 1 would be 5.985 acres in size. 153 units on that parcel would
create a density of 25.6 units per acre. If a portion of units in the building were converted
to one or two bedroom units this would reduce the project density.
Section 1325— General Regulations
A. Landscaping and Tree Preservation Section 1325.05 Subd. 1 and 1325.055
Caliper Inches Required-Exceeds requirements
A Landscaping Plan submitted by the applicant is included in Attachment C. Based on
the square footage of the proposed buildings the City Code requires 325 caliper inches of
trees to be located on site;however, existing and preserved trees on the site are permitted
to count towards this requirement. There are currently 490 caliper inches of trees on site.
In addition,the applicants are proposing to plant an additional 47 caliper inches of trees
on site. No trees are proposed to be removed at this time; however, it is likely that trees
will need to be removed with the development of Lot 2. The specific tree replacement
requirements will be calculated with the application for the development of Lot 2.
Trees along Street Frontage—Exceeds requirements
City Code requires that a minimum of one tree be planted along the right of way for
every 40 feet of street frontage. Lot 1 has 580 feet of frontage, which would require 14
trees to be planted. Their plan proposes 14 street trees with an additional 13 to be planted
elsewhere on site. Additional street trees will be required with the development of Lot 2.
Perennials and Shrubberies—Exceeds requirements
City Code requires that at least ten percent of the total landscaped area shall be covered
with perennials and/or shrubbery. Code requires 7,860 square feet of perennials and
shrubbery. The applicant is proposing 8,571 square feet.
Planting Islands—Exceeds requirements
City Code requires that at least ten percent of the parking area be occupied by planting
islands that are at least 150 square feet in size, edged in concrete curb, and have at least
one tree. Based on the proposed parking lot size, City Code would require 5,357 square
feet of parking lot islands. The applicant is proposing 5,905 square feet. All of the
City of Arden Hills
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proposed islands would meet the size and tree specifications of the Code.
Tree Selection—Meets requirements
The selection and size of trees that will be provided on site meet the requirements of the
Code.
B. Design Standards— Section 1325.05 Subd. 8
Because Lot 1 has already been developed,the majority of the design standards that
pertain to the B-2 District are not applicable to this proposal. That being said,there are
certain aspects of the design standards that do apply to this particular application in
regards to Lot 1. Lot 2 will be evaluated at the time that a proposal for development is
submitted.
Site Furnishings and Seating Areas—Flexibility requested
It does not appear from the plans that site furnishings or an outdoor gathering space of
any kind is being provided.
Parking—Meets requirements
Parking is currently located to the rear of the building, which complies with the design
standards for the B-2 District. The Code also requires concrete curb and gutter around
the periphery of all parking lots, access roads, and parking lot islands. This requirement
is met by the proposed plans.
Lighting—Cannot be determined by submitted plans
No lighting plan was submitted with the proposed plans. The Ramsey County Sheriff has
recommended that three foot candles of illumination be provided across the entire
: parking lot surface.
Pedestrian and Bicycle Circulation—Meets requirements
The applicant is proposing six-foot concrete sidewalks with a six-foot boulevard adjacent
to County Road E and Lexington Avenue the length of both Lots 1 and 2, as is required
by Code.
Bike racks would be located on the interior of the building.
C. Parking— Section 1325.06—Exceeds requirements
The applicant is proposing 262 parking stalls on Lot 1. The Zoning Code requires two
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stalls for every dwelling unit on site; however, since the rooms are not dwelling units,but
rather, single occupancy units, it is realistic to assume that parking demand would be less.
At this time the restaurant facility is not contemplated; however, when it is redeveloped
the existing parking will need to accommodate that use as well. Without a proposal for
the development of the restaurant facility, it is very difficult to determine what the total
parking demand for Lot 1 will be. Parking will need to be evaluated at the time the
restaurant facility is developed, and the entire site will need to offer adequate parking.
Lot 2 will be evaluated at the time of the development proposal based on that specific
use.
3. Signage
The applicant has not submitted a signage plan for the property.
4. Park Dedication
Park use dedications for recreation or conservation purposes would be required as part of an
approval of this application, and would be determined by the City Council. According to the
City's subdivision ordinance the property is subject to a park dedication requirement because
of the platting of the parcel. Based on the Code, park dedication can be in the form of a
percentage of land dedicated to the City, or as cash in lieu of a dedication. In the event of a
cash dedication, the amount could be up to ten percent of the fair market value of the
property. According to the Ramsey County Assessor, the property has an assessed value of
$2.67 million. Based on the current assessed value of the property the park dedication could
be up to $267,000. The final park dedication requirements will be determined by the City
Council.
According to State Statute, cash payments made to cities in lieu of park dedication can only
be used towards the construction of new recreation facilities and cannot be used to maintain
existing facilities.
4. Guiding Plan for the B-2 District
The existing building on Lot 1 is presently situated in a way that conforms to many of the
principles in the Guiding Plan for the B-2 District. The building is situated close to the street
with nearly all of the parking located to the back of the building. The subdivision of the lot
into two offers an opportunity to increase the intensity and mixture of uses on the site, which
is a stated goal of the Guiding Plan, and decrease excess parking. The future development of
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Lot 2 maintains the opportunity for a gateway entry feature, additional outdoor seating, or
gathering space, and an overall site plan that meets the requirements of the Zoning Code and
forwards the vision of the Guiding Plan for the B-2 District.
Because the site is not being fully redeveloped, but rather re-used, other principles of the
Guiding Plan that relate to this site are not as clearly addressed. For example, it is not
possible to realign the access drives towards a new intersection to accommodate a traffic
light, because of the placement of the existing building.
While multiple-family housing has been identified as an appropriate use in the B-2 District,
boarding houses have not been contemplated. Physically the two uses have much in
common, and both offer specific impacts on traffic patterns and parking. The impacts are
magnified when compared with the previous student housing use. When Arden Hall was
operational, Northwestern College provided shuttle trips several times a day to and from
campus reducing trip generation, parking permits limiting parking demand, on-campus meal
plans were provided, as was on-site food service, none of which is the case with the current
proposal. Traffic generated from this site will certainly be greater as a 153-unit single room
occupancy building than that of assisted senior housing or as student housing.
5. Traffic
According to the traffic report submitted by the applicant, the proposed use would generate
approximately 75 percent of the trip generation as the former Holiday Inn when it was fully
functional. While not contemplated by the traffic report, it is anticipated that the trip
generation would be greater than when the site operated as student housing, because NWC
limited trips to the site by provided a shuttle service several times a day and limited the
number of parking permits that were given out to students who lived at the facility.
Furthermore, the traffic report does not contemplate the reuse of the existing restaurant
facility, which could have a major impact on traffic to and from the site.
The impact of Lot 1 alone is not the only variable to be considered. With the potential
development of Lot 2, the City must consider the overall traffic impacts of the site as a
whole. The report indicates that the Holiday Inn generated approximately 1,338 trips per day
when it was fully operational. The traffic report contemplates five different possible land
uses for Lot 2. The total trip generation on both parcels ranges widely from 1,360 trips per
day with Lot 2 being utilized as a bank, up to 2,486 trips per day with Lot 2 being used as a
fast food restaurant with drive-thru. This range is worrisome in that the City does not
currently have a mechanism in place to control the number of trips once Lot 1 is developed.
City of Arden Hills
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The applicant has indicated that they will be marketing these units to college students who
attend Bethel and Northwestern College, Staff would recommend that agreements be made
with both institutions to provide transportation to and from the campuses from this site to
reduce vehicle trips. Staff is also working on an analysis to determine the maximum number
of trips that the ingress and egress from the whole site can accommodate. This will help with
the review of future uses for Lot 2.
6. Additional Review
The Ramsey County Sheriff reviewed this application and has submitted a letter addressing
their strongest concerns (Attachment Q. The Sheriff indicated that the phasing plan is very
troublesome, as is it nearly impossible to effectively close off the third and fourth floor of the
building, which then can become areas for criminal activity. The Sheriff also indicated
concerns over the lack of a lighting plan, and the fact that the building would not have a
secured entrance on the north side. In general, the Ramsey County Sheriff did not speak in
favor of this application; however, asked that if the City chooses to approve it, that the
applicant be required to participate in the Crime free Multi-family Housing Program. The
applicant has indicated that he is willing to do this.
The Building Official and Fire Marshall reviewed the plan and have submitted their
comments (Attachment Q. Both share the Sheriff's concerns regarding the phasing of the
building.
Discussion
Staff has spent a considerable amount of time evaluating this proposal, and continues to have
concerns regarding the proposed use of the site. The distinction between dwelling units and
SRO's, or even this proposed use and the previously approved student housing use, may appear
slight; however, below the surface significant differences become clear. While the applicant
intends to market this building to students of Bethel University and Northwestern College, the
applicant cannot limit residents to only this demographic, as was possible with the student
housing facility.
The lack of kitchen facilities, which distinguishes this use from multiple dwelling units, is
significant when taking into account the rents these units will generate, and the limited food
service available on site. Staff was not able to identify any other cities in Minnesota that allow
SRO's, boarding houses of this size, or rooming houses. Minneapolis once allowed rooming
houses, but has disallowed them due to persistent issues. Even near the University of Minnesota,
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privately owned apartments that are predominantly used by students must provide individual
kitchens to their tenants.
In addition to concerns related to the Zoning Code Amendment to allow SRO's, Staff has
concerns over the phasing plan which would keep two floors vacant for a period of time and the
traffic generation and parking availability associated with this application, since the restaurant
facility is not part of the redevelopment proposal, but would occur at a later date.
Staff continues to believe that this property is an appropriate location for high density housing;
however, Staff feels strongly that multi-family dwelling units would be a more appropriate use
here, and that a diversity of studio, one, two, and three-bedroom units would function the best,
both in terms of satisfying market demands, but offering a variety of options for potential
tenants. An ideal scenario would be to plan for the redevelop the site as a whole, rather than the
City reviewing it in segments over time.
Findings of Fact
The Planning Commission must make a finding as to whether or not the proposed application
meets the requirements of the Zoning Code, advances the goals, and principles within the
Guiding Plan for the B-2 District, and would adversely affect the surrounding neighborhood or
the community as a whole. Staff offers the following findings for consideration:
General Findings:
1. The applicant is proposing to amend the Zoning Code to increase the number of allowed
persons in a boarding house, and make boarding houses a permitted use in the B-2
District.
2. Boarding houses are not currently a permitted use in the B-2 District
3. The City's definition for boarding houses allows lodging for no more than five persons.
The proposed use would have 153 persons.
4. The proposal would increase vehicle trips on the site compared to existing and past
conditions. The amount of increase cannot be quantified based on the plans submitted.
5. Required parking demand cannot be determined based on the plans submitted.
6. The proposal is in compliance with the City's setback, lot size, and lot coverage
requirements.
7. The proposal exceeds the City's maximum density requirements in the B-2 District.
8. The proposal meets or exceeds the City's general regulation requirements, with the
exception of outdoor seating or amenities, which are not provided for, but are required by
the design standards for the B-2 District.
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9. The proposal, if approved, would generate up to $267,000 in park dedication.
Staff Recommendation
Based on the findings of fact and a review of the application materials, Staff recommends denial
of Planning Case 12-002, as presented in the March 7, 2012, report to the Planning Commission.
While Staff is recommending denial of this application, Staff also acknowledges that this site is
an important gateway to the B-2 District, and yet remains vacant. Two other development
applications have been reviewed by the City and approved in the past two years on this property,
both of which did not come to fruition. Staff understands the frustration of both the City and
developer to find a mutually beneficial and productive reuse of this property. In that vein, if the
Planning Commission chooses to approve this application, Staff recommends that the item be
tabled until such time that conditions of approval can be drafted that would mitigate as much risk
to the City as possible regarding this specific application.
Notice
Notice was published in the Arden Hills/Shoreview Bulletin and notice was prepared by the City
and mailed to residents within 1,000 feet of the subject property.
Options & Proposed Motion Language
1. Recommend Denial: Motion to recommend denial of Planning Case 12-002 for a
Preliminary and Final Plat, Zoning Code Amendment, and Master and Final PUD at 1201
County Road E based on the findings of fact and submitted plans, as presented in the March
7, 2012,report to the Planning Commission.
2. Table: Motion to table Planning Case 12-002 for a Preliminary and Final Plat, Zoning Code
Amendment, and Master and Final PUD at 1201 County Road E in order to provide Staff
time to draft conditions of approval.
3. Recommend Approval: Motion to recommend approval of Planning Case 12-002 for a
Preliminary and Final Plat, Zoning Code Amendment, and Master and Final PUD at 1201
County Road E...If the Planning Commission chooses to recommend approval of this
planning case, specific findings of fact to support such a recommendation must be stated.
City of Arden Hills
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Deadline for Agency Actions
The City of Arden Hills received the completed application for this request on February 8, 2012.
Pursuant to Minnesota State Statute, the City must act on this request by April 8, 2012 (60 days),
unless the city provides the petitioner with written reasons for an additional 60 day review
period. The City may, with the consent of the applicant, extend the review period beyond the
initial 120 days.
Attachments
A. Application and Supporting Materials
B. May 24, 2011, Traffic Analysis
C. Staff Comments
D. Plan Set
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Attachment
Application and Supporting Materials
,AVEN HILLS
March 7, 2012, Planning Commission Meeting
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common area surface finishes will be upgraded as necessary. it is our understanding that the
zoning code category to accommodate the foregoing is Single Room Occupancy units.
It is our intention to market these apartments to students attending the local colleges and
universities along with young professionals looking for a place to call their own while still having
the social contact the common area amenities will provide. All residents will be thoroughly
screened including back ground check process. The facility will be equipped with state of the
art camera systems and 24 hour security staffing.
The site worklexterior improvements incorporated in this application are consistent with the site
and exterior work approved on November 22, 2010— planning case#10-009 including the
construction of a concrete sidewalk; street tree requirements; parking lot lighting; fire sprinkler
system; etc. It should be noted the aforementioned case provided for bicycle racks along the
exterior of the building while this new development provides for a bike storage area inside the
building. Planning case#10-009 required parking lot lighting additions subject to approval of the
city planner and county sheriff which continue to be acceptable.
RLK has provided an updated traffic study dated 1/30/12 (see attached) and has concluded that
a market-rate apartment building will generate fewer trips than the previous hotel use. The
apartment use combined with other potential uses on Lot 2 generate approximately the same
trip generation as did the previous hotel use.
We believe this development lends itself well with the city's B2 District Plan by providing for
updated interior building and site improvements. Additionally the apartments will provide
additional residential density (consistent with the B2 goals and objectives) and provide
residents/customers eager to utilize the local businesses around them via the sidewalks and
roadways planned for the B2 District.
Sustainability-Arden Halt Apartments as an occupied and vibrant multi-purpose building fully
utilizes a property in which our natural resources have already been invested. As one of your
staff shared with me... "the'greenest' building is one that doesn't have to be built".
We are requesting a lot split into two separate parcels: Lot 1 and Lot 2 (Lot 2 is proposed in
concept form). We have secured a permit from Ramsey County to access Lot 2 from Lexington
Avenue.
Respectfully,
Robin C. Davidson
The Davidson Companies, Inc.
cc: Stuart Nolan
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Attachment
February 7, 2012, Traffic Analysis
--A�EN H.Ls
March 7, 2012, Planning Commission Meeting
Engineering , Landscape Architecture . Planning , Surveying . Traffic
INCORPORATED
Creating extraordinary
Communities
MEMORANDUM
TO: Rob Davidson rob@davidsoncos.com
COPY: Vernon Swing,P.E. vswing@rlkinc.com
FROM: Steve Manhart,P.E.,PTOE,PTP smanhart@rlkine.com
DATE: February 7, 2012
RE: Traffic Study—Market-Rate Apartment Development& Conceptual Parcel
1201 W. County Road E,Arden Hills,MN
RLK Project No.2011-052-M
RLK Incorporated has been retained to review the trip generation and traffic impacts associated with the
development of the properties in the northwest quadrant of Lexington Avenue and County Road E in
Arden Hills, MN. The existing land use consists of a former 150-room Holiday Inn hotel with
restaurant/bar and conference facilities. The hotel has closed, and the hotel site had been used until
recently as a temporary apartmenVdormitory for a nearby college. The site is now vacant.
The hotel site and a vacant parcel at the east end of the site are being considered for reuse. Under
consideration for the hotel site is an apartment building to replace the former hotel use. There remain
numerous land use options being considered for the vacant parcel to the east. The purpose of this memo
is to analyze the traffic impacts associated with the trip generation potential of each land use option and
the access considerations to and from the site onto County Road E.
Trip Generation
For this assessment, RLK used rates and equations found in Trip Generation, Eighth Edition, published
by the Institute of Traffic Engineers'. This report lists the numbers of trips that one might expect to be
generated by particular land uses based on a variety of variables (numbers of units, numbers of
employees,per thousand square feet of floor area,etc.).
The trip generation for the site while it was a 150-room hotel was 1,338 trips per day. That included 101
trips to and from the site in the A.M.Peak Hour(7-8 A.M.),and 105 trips to and from the site in the P.M.
Peak Hour. The proposed reuse of the former hotel site is to convert the building into a 150-unit market-
Trip Generation,Eighth Edition,Institute of Transportation Engineers,Washington,DC,2008
Offices: Duluth • Ham Lake - Hibbing • Minnetonka • Oakdale
(952) 933-0972 - 6110 Blue Circle Drive - Suite 100 • Minnetonka, MN 55343 - FAX(952) 933-1153
Equal Opportunity Employer
rate apartment building. The building would comprise 150 efficiency apartment units Table 1 shows a
comparison of the trip generation potential of the 150-unit apartment building with the 150-room hotel
use.
Table 1.
Trip Generation Comparison—Hotel vs.Mid-Rise Apartment
Land Trips Generated:
Land Use Type Use Size AM peak PM Peak Weekday
Code Enter Exit Enter Exit ADT
Mid-Rise 14 31 34 25 998
Apartment Residential 223 150 units
45 total 59 total
Hotel Lodging 310 150 rooms 59 1 42 51 1 54 1,338
101 total 106 total
This comparison shows that the apartment building will generate approximately 75% of the traffic that
was evidenced by the previous hotel use,or nearly 340 fewer trips per day. (This equates to 56 fewer AM
peak hour trips and 46 fewer PM peak hour trips.)
In regard to the adjacent parcel to the east, several land use types are being considered and the
information contained in Table 2 illustrates the trip generation comparison of these uses. These uses vary
in size based on the typical building size and parking required for each type.
RLK Incorporated Page 2 of 6 February 7,2012
Co.Rd.E&Lexington Traffic Study 2011-052-M
Table 2. Trip Generation Comparison—Various Land Use Types
Land Trips Generated:
Land Use Type Use Size
Code AM peak PM Peak Weekday
Enter Exit Enter Exit ADT
Specialty _ - 24 30 886
Retail Retail 1 814 1 20,000 S .ft.
0 total 54 total
Fast-Food
Restaurant 76 73 52 49 1,488
w/drive-thru Services 934 3,000 S . ft.
149 total 101 total
Community
Bank w/drive 21 10 32 33 371
thru Services 911 2,500 S .ft.
31 total 65 total
Medical 36 10 19 50 720
Office Medical 720 20,000 S .ft.
46 total 69 total
Pharmacy 24 18 83 83 1411
w/drive thru Retail 881 10,000 S .ft. '
43 total 166 total
As shown previously a market-rate apartment building will generate fewer trips than the previous hotel
use. Overlaying these trips with those projected for the Lot 2 land uses listed above gives a property-
wide view of anticipated traffic demand. Table 3 summarizes the combined totals.
RLK Incorporated Page 3 of 6 February 7,2012
Co.Rd.E&Lexington Traffic Study 2011-052-M
Table 3. Trip Generation Comparison—
Market-Rate Apartments Combined with Various Land Use Types
Land Use Land Trips Generated:
Combined Type Use Size
with Assisted Code AM peak PM Peak Weekday
Living
Enter Exit Enter Exit ADT
Specialty 14 31 58 55 1,884
Retail Retail 1 814 1 20,000 S .ft.
45 total 113 total
Fast-Food
Restaurant 90 104 86 74 2,486
w/drive-thru Services 934 3,000 S . ft.
194 total 160 total
Community
Bank w/drive 36 41 66 58 1,369
thru Services 911 2,500 S .ft.
77 total 124 total
Medical 50 41 53 75 1,718
Office Medical 720 20,000 S .ft.
91 total 128 total
Pharmacy 38 49 117 108 2,409
w/drive thru Retail 881 16,000 S .ft.
87 total 225 total
In conclusion, market-rate apartment building will generate fewer trips than the previous hotel use. The
apartment use can be combined with other uses on the vacant parcel and still be in approximately the
same range of trip generation than the previous hotel use.
Traffic Analysis
Additional analysis has been conducted to determine the effect trips from these land uses may have on the
traffic conditions along County Road E, Lexington and any other adjacent street intersections. Traffic
operations for peak hour conditions within the study area were analyzed using the industry-standard
SYNCHRO/SimTraffic software package, which uses the data and methodology contained in the 2000
Highway Capacity Manual, published by the Transportation Research Board. The software model was
calibrated using existing conditions before being used to assess future conditions.
The operating conditions of transportation facilities, such as traffic signals and stop-controlled
intersections, are evaluated based on the relationship of the theoretical capacity of a facility to the actual
traffic volumes on that facility. Various factors affect capacity, including travel speed, roadway
geometry, grade, number and width of travel lanes, and intersection control. The current standards for
evaluating capacity and operating conditions are contained in the 2000 Highway Capacity Manual
(HCM). The procedures describe operating conditions in terms of a Level of Service (LOS). Facilities
are given letter designations from"A,"representing the best operating conditions,to"F,"representing the
RLK Incorporated Page 4 of 6 February 7,2012
Co.Rd.E&Lexington Traffic Study 2011-052-M
worst. Generally, Level of Service "D" represents the threshold for acceptable overall intersection
operating conditions during a peak hour.
The acceptable threshold for a particular movement at an intersection depends on both the priority
assigned to that movement and its traffic volume. In general,the higher the priority and the higher the
traffic volume,the more stringent the acceptable threshold will be. For example,the acceptable threshold
for a high-priority/high-volume suburban movement might be"C,"while LOS"F"on a low-priority/low-
volume urban movement might be appropriate.
For side-street stop-controlled intersections, a key measure of operational effectiveness is the side-street
LOS. Long delays and poor LOS can sometimes result on the side street, even if the overall intersection
is functioning well, making it a valuable design criterion. Again, depending on priority and traffic
volume,acceptable side-street LOS can range from"D"to"F."
A final fundamental component of operational analyses is a study of vehicular queuing, or the lineup of
vehicles waiting to pass through an intersection. An intersection can operate with an acceptable level of
service, but if queues from the intersection extend back to block entrances to turn lanes or accesses to
adjacent land uses, unsafe operating conditions could result. The 95ffi percentile queue, or the length of
queue with a 5% chance of occurring during the peak hour, is considered the standard for design
purposes.
To assess the background traffic conditions,RLK used the Existing PM Peak Hour Traffic Volumes that
were recorded in the Traffic Impact Study developed as part of the Guiding Plan for the B2 District.2
Access Considerations
Along County Road E, access to the development parcels has been limited to two driveways. The
westerly site driveway is approximately 975 feet west of Lexington Avenue. The proposed driveway
accessing the east side of the apartment building and the conceptual parcel is approximately 425 feet west
of Lexington. A central driveway approximately 775 feet west of Lexington previously used for pick-
up/drop-off access to the front of the building will be closed.
Internal Circulation
The internal roadways will allow two-way traffic flow. The westerly drive extends to a parking area at
the rear of the proposed apartment building, and then turns easterly to access the parking area for the
conceptual parcel. The parking area for the conceptual parcel also can be accessed via the easterly
driveway onto County Road E. It is assumed that the cross-access drive in front of the building will
operate in a two-way flow,much as it did while a hotel use.
To model the distribution of the traffic generated by the market-rate apartments and various uses
considered for the conceptual parcel, RLK looked at the trip distribution of the highest generating use
being considered. Also, RLK had to determine the directional split of the traffic. For the apartment
building, it was assumed that 50% would use the easterly driveway, 50% would use the westerly
driveway. For the conceptual parcel,RLK assumed 80%would use the easterly driveway and 20%of the
traffic would use the westerly driveway.
2 Traffic Impact Study, Guiding Plan for the B2 District, Arden Hills, NM prepared by Spack Consulting,
December 5,2008.
RLK Incorporated Page 5 of 6 February 7,2012
Co.Rd.E&Lexington Traffic Study 2011-052-M
Based on the trip generation calculations found in Table 2,RLK determined the heaviest trip generator for
each time frame as the worst case scenario to be tested. The A.M. Peak Hour trip generation is heaviest
with a fast-food restaurant with drive-thru on the conceptual parcel. The P.M. Peak Hour trip generation
would be heaviest with a pharmacy with a drive-thru on the concept parcel. In this case, the trip
generation for the P.M. Peak Hour exceeds that for the A.M. Peak Hour, thus the P.M. Peak Hour was
considered the critical Build Condition for analysis.
By applying the site trip distribution to the Existing P.M.Peak Hour traffic, as found in the Spack report,
RLK was able to model the Build condition in the P.M. Peak Hour scenario. Levels of service were no
worse than LOS-C for any of the study intersections.
Delay and stacking distance did not appear to be significant at any of the driveways during the PM Peak
Hour. SimTraffic analyses showed a 95 h Percentile Queue length of 51 feet(approx. 2 car lengths)at the
easterly driveway,and the model showed the queue cleared rapidly as traffic entered County Road E.
Conclusion
RLK has tested several scenarios of trip generation and traffic operation for the market-rate apartment site
and the conceptual parcel to the east. It is our conclusion that the trip generation and traffic operation
associated with these potential uses will operate the same, if not better than the previous use on the site
(Holiday Inn hotel). The access locations do not negatively impact the flow of traffic along County Road
E,nor do the various proposed trip generators cause increased impacts to the overall street network.
GADavidson Companies12011-052-M1_Cocrespondenee\Teaffic Impact Study 02072012.doc
RLK Incorporated Page 6 of 6 February 7,2012
Co.Rd.E&Lexington Traffic Study 2011-052-M
Attachment
Staff Comments
,ARZEN HILLS
March 7, 2012, Planning Commission Meeting
,-AVEN HILLS
CITY OF ARDEN HILLS
MEMORANDUM
DATE: February 16,2012
TO: Rob Davidson, TAT Properties
FROM: Meagan Beekman, City Planner
SUBJECT: Planning Case#12-002
1201 County Road E—Zoning Code Amendment, Preliminary and
Final Plat, Master and Final PUD
Enclosed are Staff comments based on a February 21, 2012, Development Review Committee
meeting. In attendance were Terry Maurer, Public Works Director and City Engineer; Meagan
Beekman, City Planner; Dave Scherbel, Building Official; and Sgt. John Eastham, Ramsey
County Sheriff.
General Comments
1. What will be the process for visitors to enter and leave the building?
2. What rents do you anticipate the project generating?
3. Park dedication fees will apply. The City is continuing to work with the City Attorney
and review neighboring communities' codes to determine a reasonable amount. The park
dedication amount recommended will be greater than what was approved for Select
Senior Housing.
4. Will the property accept Section 8 vouchers?
5. What is the maximum capacity for people living in the building? Would you anticipate
rooms where more than 1 lodger lived?
6. How will the phasing work for increasing the number of units from 70? Will a portion of
units be converted with demand? Or all at once?
7. If SRO's is where the market is heading in terms of private student housing, please
provide examples of other communities that have successfully allowed these types of
units.
8. Dave Bethel University and NWC been made aware of your plans? Are they willing to
support the concept?
Safety and Security
1. Vacant Space—The current plan would leave large areas of the building unoccupied.
Experience shows us that these areas, even when secured, wind up being a magnet for
criminal activity.
2. Exterior Lighting—The current blueprint does not include a lighting plan. Since proper
lighting plays such an important role in crime prevention this is a major concern. Sheriff
recommends a minimum of three foot candles on ground level across entire surface of
parking lot.
3. Building Access—The current plan does not include any"controlled visitor access"
mechanisms. Buildings without these mechanisms have increased calls for service due to
the volume of transient traffic.
Traffic
1. Traffic study does not recognize right in/right out on Lot 2.
2. Traffic study does not contemplate redevelopment of restaurant facility, which could be
significant given the size of the existing facility.
3. The drive aisle from the east parking lot to the Lot 2 property line should be widened to
30 feet.
4. It is unclear that parking demand will be met by the proposed parking spaces given the
future reuse of the restaurant facility.
5. If Bethel and NWC students are the target market, agreements between Bethel and NWC
to provide transit service would help lower trip generation and parking demand.
Lot 2
1. Plans should show a conceptual development on Lot 2 which meets the requirements of
the B-2 District, similar to what was shown in the Arden Hall development application.
Purpose of conceptual drawing is to show it would be possible to develop Lot 2 in
compliance with the Guiding Plan for the B2 District and the Design Standards for the B-
2 District in the Zoning Code.
2. Remove and seed any portion of the existing bituminous parking lot that is not needed by
the fire department.
Matt Bostrom
RAMSEY COUNTY SHERIFF
425 Grove St.
a
St. Paul, MN 55101-2418
Telephone: (651) 266-9300
Telefacsimile: (651) 266-9301
February 21, 2012
Meagan Beekman, City Planner
City of Arden Hills
1245 West Highway 96
Arden Hills, MN 55112
Meagan,
Today, at the development review committee meeting, we discussed several safety concerns that
surround the proposed development of 1201 County Road E West. As requested, I am sending you a
summary of the concerns:
• VACANT SPACE—The current plan would leave large areas of the building unoccupied.
Experience shows us that these areas,even when secured, wind up being a magnet for criminal
activity.
• EXTERIOR LIGHTING—The current blueprint does not include a lighting plan. Since proper
lighting plays such an important role in crime prevention this is a major concern.
• BUILDING ACCESS—The current plan does not include any"controlled visitor access"
mechanisms. Buildings without these mechanisms have increased calls for service due to the
volume of transient traffic.
Please feel free to contact me with any questions regarding this matter.
Sincerely,
John
John Eastham, Deputy Sheriff
Crime Prevention/CFMH/CPTED
Ramsey County Sheriff's Department
1411 Paul Kirkwold Dr. Arden Hills, MN 55112
651-266-7339
651-266-7337 fax
iohn.eastham@co.ramsey.mn.us
ADULT DETENTION DIVISION(651)266-9350 CIVIL PROCESS(651)266-9330 PATROL DIVISION(651)266-7300 WARRANTS(651)266-9320
-,-A EN HILLS
Re: 1201 County Rd. E
This letter is a review of a request for a change of use at the currently vacant Holiday Inn located
at 1201 County Road E. This review is done in conjunction with both the City Building
department and the Lake Johanna Fire department.
The previous use of the building was classified as a hotel with an R-1 occupancy classification.
The proposed new use is for apartments. This will result in a new occupancy classification to an
R-2.
Since the City has adopted chapter 1306 (Special Fire protection Systems) of the State Building
Code, any changes in occupancy requires a Fire Suppression system to be installed per NFPA.
City staff, along with the Lake Johanna Fire Department, have reviewed this project and have the
following items to be completed for this project to move forward.
1. All current life safety measures, both active and passive to be fully operational as
originally installed. This includes but not limited to, all penetrations and or
alterations to existing fire ratings of walls, corridors, and floor systems. They are
to be inspected and repaired to the buildings original condition.
2. All corridor doors to have a minimum of a 20 minute fire rating, and are self
closing as originally installed. All doors to be inspected and repaired as needed.
(submit letter certifying testing and compliance)
3. Installation of a fully compliant Fire Suppression system according to NFPA 13
throughout the entire building.
4. All fire dampers to be inspected and tested to assure they are in good working
condition. (submit letter certifying testing and compliance)
5. All mechanical equipment to be inspected and tested by a licensed qualified
company (approved by City prior to inspection and testing)to assure the
equipment is in a good, safe operating condition. (submit letter certifying testing
and compliance)
6. Any laundry facilities that are to remain or implemented in the building are to be
inspected and approved by the City prior to their use.
7. Any kitchen equipment to remain is to be inspected and approved by the
appropriate government agency prior to its use. (City, Fire , or Ramsey County
Health Department)
8. The installation of a fully addressable fire detection and alarm system according
to NFPA 72 throughout the building. (Fire Dept. to approved plans prior to
installation.)
City of Arden Hills•1245 West Highway 96 •Arden Hills Minnesota 55112
Phone 651.792.7800•Fax 651.634.5137•www.ci.arden-hills.ran.us
,,-ARVEN HILLS
9. All sleeping units are to be equipped with a smoke detection device. Individual
unit smoke detectors, upon alarm,to send an addressable notification to a
constantly monitored, (24-7) in house location, such as the current front desk.
10. Security to immediately inspect/respond and alert fire/police as necessary.
11. Building security to have emergency procedures reviewed by Lake Johanna Fire
department.
12. All existing shafts (laundry, plumbing,rubbish chutes) are to either be sealed with
a two hour rated system or a listed and tested opening device.
13. Pull stations are to be installed at all main exit doors and the doors entering stair
enclosures at each floor.
(remain or change according to NFPA 72)
14. Elevator to be inspected and tested per current state regulations. (submit letter
certifying testing and compliance)
15. Installation of a card-controlled building access system.
16. 24 hour security personnel
17. All mechanical equipment and life safety devices/equipment,to be inspected at a
minimum, annually. (submit letter certifying testing and compliance)
18. The building shall comply with the state code for accessibility, in particular
Section 1113 for Alterations and Section 1114 regarding Change in use. Section
1113.9 requires that at least 20% of the entire project cost goes to accessibility
upgrades.
19. All sump pumps in building need to be brought into compliance with City Code.
20. All overflow roof drains that were removed need to be reinstalled per code.
21. A fire department lock box will be installed near main entrance. Lock box on end
of building will remain installed. Both lock boxes will be provided with keys
determined by the Lake Johanna Fire Department.
22. The building will need to comply with the Minnesota Statute 299F.50 - Carbon
Monoxide Alarms for multi-family dwellings.
23. Currently there is no way to evacuate smoke from the second or fourth floor of
structure, provide a means to evacuate smoke from these two floors. Means will
be approved by fire department.
(To remain in the end units)
24. Both the City and Fire Department to inspect and approve the above items before
issuance of any certificate of occupancy.
Sincerely,
Dave Scherbel, Building Official
Tim Boehlke, Lake Johanna Fire Chief
Rick Current, Lake Johanna Fire Marshal
City of Arden Hills•1245 West Highway 96 •Arden Hills Minnesota 55112
Phone 651.792.7800•Fax 651.634.5137•www.cLarden-hills.ran.us
Attachment
Plan Set
EN HILLS
March 7, 2012, Planning Commission Meeting
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,-ARZEN HILLS
MEMORANDUM
DATE: March 7, 2012 PC Agenda Item 3.B
TO: Planning Commission
FROM: Meagan Beekman, City Planner
SUBJECT: Planning Case#12-005 -This application requires a PUBLIC HEARING
Applicant: Christine Osgood
Property Location: 1268 Amble Road
Request: Home Occupation Conditional Use Permit
Requested Action
The applicant has requested a Conditional Use Permit for a home-based marriage and family
therapy establishment,which is a Class lI Conditional Accessory Home Occupation in the R-1
Zone.
Background
1. Overview of Request:
The property is located at 1268 Amble Road and is zoned R-1. The applicant is a licensed
therapist and is seeking to convert one of the rooms in her home into a home office where she
will see a limited number of clients for the purpose of marriage and family counseling.
According to the applicant,the business would be by appointment only and would not
involve any signage or changes to the exterior of the structure.
Plan Evaluation
1. Home Occupations
City of Arden Hills
Planning Commission Meeting for March 7, 2012
P:\Planning\Planning Cases\2012\12-005-1268 Amble Road-Home Occupation CUP(Pending)\03-07-12-PC report-1268 Amble Road
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Section 1325.02 Subd. 3.A of the Zoning Code regulates all home occupations in the City.
The Code states that all home occupations shall comply with the following:
1. It shall not result in traffic, parking, noise, light, fumes and odors to such an
extent that it is noticeable that the property is being used for non-residential
purposes.
2. It shall be conducted entirely within the dwelling.
3. There is no exterior evidence of the home occupation.
4. It does not require any special entrances to the dwelling.
2. Class II Conditional Accessory Home Occupations.
Section 1325.02 Subd 3.0 of the Zoning Code goes on to specify the regulations for Class II
home occupations, which describes the activity being requested by the applicant. The Code
states that home occupations may be allowed by conditional use permit if they meet the
following conditions:
1. The primary business activity shall be conducted by an occupant of the residence;
2. One person not residing in the residence may be employed to assist in the
business activity;
3. It does not occupy more than thirty-three (33) percent of the floor area of the
dwelling;
4. It has a limited number of patrons visiting the premises;
5. Off-street parking for no more than two (2) additional vehicles other than those
required by the occupants shall be permitted. On-street parking shall not be used
to satisfy required parking; and,
6. It requires delivery of products to the premises no more than once per day.
Discussion
According the applicant, all requirements, as listed above would be met with the exception of the
off-street parking requirement. The applicant is proposing to host a once-monthly seminar,
which would require parking for up to five vehicles. According to the regulation, no more than
two additional vehicles may be permitted for a home occupation, and no more than four vehicles
are permitted to be parked in any driveway in a residential district.
City of Arden Hills
Planning Commission Meeting for March 7, 2012
P:\Planning\Planning Cases\2012\12-005-1268 Amble Road-Home Occupation CUP(Pending)\03-07-12-PC report-1268 Amble Road
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The Code does not dictate parking allowances for on-street parking, other than regulating the
parking of vehicles over night, nor does the Code regulate the number of vehicles a home can
have for non home occupation purposes. Staff s opinion is that a once-monthly seminar would
have little if any impact on parking, and would blend in with the parking trends of a single-
family residential neighborhood.
Findings of Fact
Staff offers the following findings of fact regarding this planning case:
General Findings
1. The property is zoned R-1
2. Class II Accessory Home Occupations are allowed in the R-1 District with an approved
Conditional Use Permit
3. The applicant proposes to convert a room in her home into an office to see a limited
number of clients
4. The proposed home occupation is classified as a Class I1 Accessory Home Occupation
Home Occupation Findings
5. The proposal will not result in increased traffic, parking, noise, light, fumes and odors to
such an extent that it is noticeable that the property is being used for non-residential
purposes.
6. The proposed use will be conducted entirely within the dwelling.
7. There will be no exterior evidence of the home occupation.
8. The proposal does not include any special entrances to the dwelling.
9. The business will be owned and operated by the applicant, Christine Osgood. The
applicant is a resident of the dwelling.
10. The applicant has indicated that the home occupation will not need any additional
employees.
11. The proposed use would less than the 33 percent of the total floor area of the home.
12. The proposed use would have a limited number of patrons visiting the home, as the
applicant would only be seeing one client at a time, by appointment.
13. Due to the limited number of clients, the existing driveway offers sufficient off-street
parking; however, once-monthly meetings may require additional on street-parking,
during the day.
14, The proposed use is unlikely to require product deliveries at any frequency greater than
once per day.
City of Arden Hills
Planning Commission Meeting for March 7, 2012
P:\Planning\Planning Cases\2012\12-005-1268 Amble Road-Home Occupation CUP(Pend ing)\03-07-12-PC report-1268 Amble Road
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Staff Recommendation
Staff recommends approval of Planning Case 12-005, based on the findings of fact and the
submitted plans, as presented in the March 7, 2012, report to the Planning Commission. Subject
to the following conditions:
1. The conditional use permit shall not be transferable to other individuals.
2. The applicant shall comply with all sections of the City Code, including no more than
four vehicles parked in a driveway at any one time.
3. Any changes to the structure shall require review and approval from the Building
Official.
Notice
Notice was published in the Arden Hills/Shoreview Bulletin and notice was prepared by the City
and mailed to residents within 350 feet of the subject property. Staff has not received any
comments regarding this application.
Options
1. Recommend approval as submitted.
2. Recommend approval with conditions.
3. Recommend denial with reasons for denial. If the City denies the petitioners request,
"...it must state in writing the reasons for the denial at the time it denies the request."
4. Table for additional information.
Deadline for Agency Actions
The City of Arden Hills received the completed application for this request on February 6, 2012.
Pursuant to Minnesota State Statue,the City must act on this request by April 5, 2012 (60 days),
unless the city provides the petitioner with written reasons for and additional 60 day review
period. The City may, with the consent of the applicant, extend the review period beyond the
initial 120 days.
Attachments
A. Application and statement from the applicant
B. Site Plan and Air Photo
City of Arden Hills
Planning Commission Meeting for March 7, 2012
P:\Planning\Planning Cases\2012\12-005-1268 Amble Road-Home Occupation CUP(Pending)\03-07-12-PC report-1268 Amble Road
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Page 4 of 4
For Office Use Only
E� HILLS Planning Case No, 12- �ll�
� Submittal Date
1245 West Highway 96 Application Completed Date
Arden Hills, Minnesota 55112 Accepted by
Telephone (651) 792-7800 Receipt Number
Fax 651 634-5137 Council Decision
1www.ci.arden-hills.mn.us1 Council Decision Date
2012 LAND USE APPLICATION
Applicant Information
Applicant: t;HK16T1 (J lc 066000
Address: 1110 S 1Dt1M(3 L E; RD1k.D A V .O M Ft I L 4 ; MN 155111
Telephone No.: 105( . 24'1. 0545 Other: b'25 1. 3 6 7, (*311
Fax No.: NIA
Email Address: oS9 ck r @ WA-t 1G1•eAu
Property Information
Property Owner: G"D 3 a4i"c'riNt o5cioop
Owner Address: 12-69 Am a t r:% "AD A •P . K&M sSi IZ
OwnerTelephone No. 641 . 2-41. OS4S Other: (Al. 3S'l. (i 311
Address of Property Involved: I1615 AM 9 UE� "Af) A"eN 11 l t.LS PAN 5-012
Legal Description: 15 c K 151b 1--+ of W 9S V+ TIC W Z l0 F+ of LOT- q
Property ID No.: '72.30. 23. 13. 00710
Type of Use: StN&IL6 FAMtV4 NyNLE
Zone: 1�5IpCw-rI AL Property Acreage: ,e13 AcR-4S
Type of Request ❑ Planned Unit Development Amendment($600; $300 if
❑ Comprehensive Plan Amendment ($850+$1,000 no Site Plan Review is required + $2,000 escrow)
escrow) ❑ Site Plan Review ($300 + $600 escrow)
Conditional/Interim Use Permit or Amendment ❑ Rezoning ($600 + $1,000 escrow)
($600; $300 if no Site Plan Review is required ❑ Zoning or City Code Amendment($600 +$1,000
+ $600 escrow) escrow)
❑ Preliminary Plat($600 +$25 per lot+ $1,500 ❑ Minor Subdivision (lot split/consolidation) ($450 +
escrow) $1,000 escrow)
❑ Final Plat($500 + $25 per lot) ❑ Variance (Zoning Code) ($300 +$600 escrow)
❑ Concept Planned Unit Development($300) ❑ Vacation of Easement or Right-of-Way($400 + $600
❑ Master Planned Unit Development($600 + $2,000 escrow)
escrow) ❑ Appeal of Administrative Decision ($100)
❑ Final Planned Unit Development ($300.00+ $600 ❑ Land Use Requests—Not Already Specified ($200)
escrow)
Revised: 12-08-11
Page 1 of 3
Brief Description of Request''_ ;ase also include a typed, detailed letter ealaining the roject :
I Wduc,O LAY-e pf-NtlsSloN To vsE A SMA-UL, N "
k+Mf, -CO SEE ('LAWJ ,5 Q-A I Am A lkAA9_?-IPC.S OOJ.D FA►ti1 t 1
T�fy ACPI ST•
*IMPORTANT*
Certain applications are subject to review and approval by the Rice Creek Watershed District.
Contact RCWD directly at 763-398-3070 for additional information.
The land use application fees do not cover building, sign, or other permit fees that may be
required upon approval of a land use application.
All applications will be subject to additional fees for reimbursement of consultant costs
associated with filing, reviewing, and processing of application in the form of an escrow to the
City.
IS
MOVIE
Filing & Information Requirements
The City requests that you make a pre-application meeting with the City Planner to discuss the application
process, requirements, and deadlines. Unless waived by the City Planner or Planning Commission, a certified
survey of the property is required for all applications. The Planning Commission and/or City Council may still
require a certified survey. A checklist for other required information is also available.
CompleteAncomplete Applications
An incomplete application will delay the processing of land use requests. The application approval time
commences and an application is considered officially filed when the City Planner has received and examined
the application and determined that the application is complete. A decision on whether the application is
complete or incomplete shall be made within fifteen (15) working days following the submittal of the application.
When the application is deemed to be "complete" it shall be placed on the agenda of the first possible Planning
Commission meeting provided that all required public notices have been sent and published.
Payment of Fees
The undersigned acknowledges that she/he understands that before a land use application can be deemed
complete, all required information and fees (including all deposits) must be paid to the City. If additional fees
are required to cover costs incurred by the City,the City Planner has the right to require additional payment from
one or more of the undersigned, who shall be jointly liable for such fees. Such expenses may include (but are
not limited to) direct city payroll and overhead costs, fees paid to consultants and other professionals, and the
cost of printing, mailing, and supplies. The City may withhold final action on a land use application, withhold
building permits, and/or rescind prior action until all miscellaneous fees have been paid. Applicants are advised
that an escrow deposit is required at the time of the submittal of the land use application to offset costs
associated with the proposed project. Unused portions of an escrow are returned to the applicant upon
successful implementation of an approved plan.
Notice of Meeting Attendance
In order for the Planning Commission and the City Council to consider any application, the applicant or a
designated representative must be present at the scheduled meeting. If not, the matter may be tabled until the
next available agenda.
Revised: 12-08-11
Page 2 of 3
Agenda Deadline and Meeting Schedule
The deadline for submittal of land use applications is required according to the schedule outlined below. There
are no exceptions. Planning Commission meetings are typically held on the first Wednesday after the first
Monday of each month at 6:30 PM, though please contact City Hall to verify the meeting date and time. City
Council meetings are held typically the last Monday of the same month at 7:00 PM. Meetings are held in the
Council Chambers at the City of Arden Hills, 1245 West Highway 96, Arden Hills, Minnesota 55112, unless
otherwise stated. Applicants are advised that additional meetings and/or workshops are scheduled when
necessary upon approval of the Planning Commission.
2012 SCHEDULE (subject to change)
TENTATIVE TENTATIVE
PLANNING CITY COUNCIL
APPLICATION COMMISSION MEETING
DEADLINE MEETING DATE* DATE*
DATE* (Generally held on the
first Wednesday after the first (Generally held the
Monday at 6:30 .m. last Monday at 7:00 p.m.)
Janua 9 Februa 8 Februm 27
March 5 Aril 4 Aril 30
May,7 June 6 June 25
July 2 Au ust 8 y August 27
4
September 10 October 3 October 29
November 5 December 5 December 26
Acknowledgement and Signature
I acknowledge that I have read all of the information listed in the City of Arden Hills Land Use Application and
fully understand that I am responsible for all costs incurred by the City related to the processing of this
application.
Prop yrte Owner Signatu (Required)z;k224 ZA • G - /a-
Applicant Signature (If di Went than the property owner) Date
Please contact the City Planner at (651) 792-7800
if you have any questions regarding this application.
Additional copies of this application form are available on the Citys website htt .Ilwww.ci.arden-hills.mn.us
Revised: 12-08-11
Page 3 of 3
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-ARZEN HILLS
MEMORANDUM
DATE: March 7, 2012 PC Agenda Item 4.A
TO: Planning Commission
FROM: Meagan Beekman, City Planner
SUBJECT: 2012 Work Plan and Project Priorities Discussion
Requested Action
Discuss possible goals and project priorities for 2012, and produce a list of items to discuss with
the City Council at the March 19, 2012, work session.
Background
The City Council has asked that the Planning Commission join them for a work session discussion
on March 19, 2012 to discuss goals and priorities for 2012. This discussion will include projects,
zoning code amendments, and things to focus on in the coming year. To assist in that discussion,
Staff would like the Planning Commission to provide input to Staff on topics that might be
addressed at the March 19 meeting. While the Council will make the final determination as to
what the goals and priorities are for the upcoming year, it will be useful for them to have a
discussion with the Commissioners about these items.
City of Arden Hills
Planning Commission Meeting for March 7, 2012
P:Wlanningl City Council Memos12012W-22-11-PC and CC Joint Work Session-2011 Goals and Project Priorities-Memo.docx
Page 1 of 3
Discussion
The Planning Commission differs from the City's other committees and commissions in that the
purpose and scope of the Commission's work is largely determined by State Statute. The review
and evaluation of the City's various Land Use Applications,Zoning Code Amendments,and other
planning related projects takes up the vast amount of the Commission's focus and time. For the
most part, Planning Commission agendas are filled with these items, and Planning Staff spends
most of their time preparing and evaluating these projects to be brought before the Planning
Commission. The Bethel University Wellness Center is an example of a planning case which is
anticipated in the upcoming year, and will likely take a considerable amount of Staff and Planning
Commission time.
That being said,there are occasions when it is appropriate for the Planning Commission and Staff
to step back and evaluate the efficacy of our processes and ordinances. A number of suggestions
for improvements to the Zoning Code have come up over the last year,both from Commissioners,
Councilmembers, and Staff. If planned out appropriately, it may be possible to prioritize these
items and time them throughout the year to assure that the Planning Commission and Staff can
give them proper review and evaluation.
A number of these items are listed below. Please feel free to add your own suggestions and ideas.
A discussion of these items is necessary to prioritize and identify a list of three or four projects.
The scale and amount of work that could potentially go into each of these items differs,and should
be part of the discussion.
1. Adoption of wetland setbacks within the Zoning Code
2. Develop a Parks and Open Space Zoning District and rezone the City's park areas and the
balance of the TCAAP and AHATS property
3. Major revision of the City's Subdivision Ordinance
4. Revise the City's bike parking requirements
5.
City of Arden Hills
Planning Commission Meeting for March 7, 2012
P:W lanninglCity Council MemosUOM02-22-11-PC and CC Joint Work Session-2011 Goals and Project Priorities-Memo.docx
Page 2 of 3
6.
7.
Staff will take notes and produce a list that will guide the March work session discussion. Based
on the outcome of the Council's meeting with the Planning Commission, Staff will finalize the
priority projects and report to the Planning Commission.
Planning Commission and City Council Training Opportunities
As part of the 2011 goals, there was discussion about training opportunities for Councilmembers
and Planning Commissioners regarding land use planning and the law.
The League of MN Cities offers an e-learning land use series as part of their loss control program.
All of the Planning Commissioners and Councilmembers were signed up to participate. To date
there are still some that have not completed the course. The League, which provides liability
insurance to Arden Hills,has found that cities that have Commissioners and Councilmembers who
are educated about land use law and make sound rulings are less likely to be sued, or to lose
lawsuits when they are filed. The website-based training is designed to make land use decisions
less confusing, and will help cities avoid expensive land use claims and lawsuits.
Government Training Services (GTS) also offers land use planning courses. Additional
information will be provided when dates and locations are set for that series. These courses are
designed for Councilmembers and Planning Commissioners, and are typically offered in full and
half day sessions throughout the Twin Cities. The courses are very well done and provide a
wealth of information regarding land use fundamentals.
The Council has decided that participating in at least one of the GTS courses, as well as
participation in the League's e-learning courses, at least once during your term be mandatory in
order to serve on the Planning Commission and be able to be considered for a subsequent term.
City of Arden Hills
Planning Commission Meeting for March 7, 2012
P:WlanninglCity Council Memos12012W2-22-11-PC and CC Joint Work Session-2011 Goals and Project Priorities-Memo.doex
Page 3 of 3
i
,- 1ZEN HILLS
MEMORANDUM
DATE: February 8, 2012 PC Agenda Item 5.A
TO: Planning Commission
FROM: Meagan Beekman, City Planner
SUBJECT: Report from the City Council
February 13,2012, City Council Meeting
The City Council approved (4-1; Holmes dissenting) Planning Case 12-001 to allow the
expansion of nonconforming single and two-family structures under certain circumstances. The
ordinance went into effect on February 23, 2012. The Planning Commission unanimously
recommended approval of this item at the February 8, 2012, meeting.
The City Council unanimously approved Planning Case 12-003, revising the City's parking
regulations. The amendment consolidated all parking regulations into one section, and clarified
the regulations to make them more enforceable. The ordinance did not have a hearing before the
Planning Commission because it did not affect any portion of Chapter 13,the Zoning Code.
The City unanimously approved the hiring of a new full time Assistant City Engineer. John
Anderson will start later in March. The City is restructuring its joint powers agreement with
Roseville to bring engineering services in house. The agreement continues to allow both cities to
share engineering resources including GIS mapping services,but does not require Arden Hills to
pay for a set number of hours per year.
At a work session on February 13, 2012, the Council heard a concept proposal from the
Salvation Army to redevelop the vacant 1300 Grey Fox Road, formerly Eastside Beverage, into a
warehouse, processing and distribution center, with associated residential facilities for up to 130
men participating in their Adult Rehabilitation program. Salvation Army currently operated their
facility in downtown Minneapolis, but is looking for a new home. The Council did not provide
clear direction at the work session,but has asked the Salvation Army to come back to a future
work session to discuss in depth specific questions raised by the Council. More information will
follow.
City of Arden Hills
Planning Commission Meeting for March 7, 2012
PAPlanning0anning Commission\CC Reports\03-07-12-PC report-CC report.doc
Page 1 of 2
March 19, 2012, Joint City Council and Planning Commission Work Session
Staff has scheduled a joint work session with the Planning Commission and City Council for
6:30 pm on March 19, 2012. The purpose of the work session is to discuss goals and a work plan
for the Planning Commission for the coming year. Staff would ask the Planning Commissioners
to begin thinking about possible projects and Zoning Code updates that might be proposed to the
City Council for this year. This will be further discussed at the March 7, 2012, Planning
Commission meeting.
City of Arden Hills
Planning Commission Meeting-for March 7, 2012
PAPlanning0anning Commission\CC Reports\03-07-12-PC report-CC report.doc
Page 2 of 2