HomeMy WebLinkAbout06-06-12-Special Chair
Clayton Larson 1245 W. Highway 96
Commissioners Arden Hills, MN 55112
Angela Harries EN HILLS 651.792.7800
Andrew Holewa www.ci.arden-hills.mn.us
Samuel Scott Arden Hills
Roberta Thompson
Clayton Zimmerman Planning Commission
Janet Stodola (Alternate) Special Meeting
June 6, 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. April 18, 2012, Special Meeting Minutes
B. May 9, 2012, Regular Meeting Minutes
3. PLANNING CASES
A. Planning Case 12-010—Site Plan Review; CSM Corporation; 4393 Lexington Avenue—Not a Public
Hearing
B. Planning Case 12-011 —Zoning Code Amendment; City of Arden Hills; B-2 District—Public Hearing
4. UNFINISHED AND NEW BUSINESS
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/pIanningcases
,- 1ZENHILLS
MEMORANDUM
DATE: June 6, 2012 PC Agenda Item 3.A
TO: Planning Commission
FROM: Meagan Beekman, City Planner
SUBJECT: Planning Case#: 12-010—NO PUBLIC HEARING required
Applicant: CSM Corporation
Property Address: 4293 Lexington Avenue S
Request: Site Plan Review
Requested Action
The applicant has requested approval of a Site Plan Review to allow the construction of a 1,807
square foot detached garage at 4293 Lexington Avenue S.
Background
1. Overview of Request:
CSM Corporation owns the property located at 4293 Lexington Avenue S. The property is
zoned 1-1. The property owner has submitted an application for a site plan review to allow
the construction of a 1,807 square foot detached garage adjacent to the existing parking area
on the site. A lease deal for the building is contingent on approval of the garage, which
would be used to park the tenant's service vans.
The property does not currently operate under any special agreements with the City, and was
originally approved through a site plan review in 1998. The Zoning Code requires a site plan
review for all accessory structures on non-residentially zoned parcels.
The applicant has submitted an application, project description, narrative, a site plan, and
elevations (Attached).
City of Arden Hills
Planning Commission Meeting for June 6, 2012
P:IPlanninglPlanning Cases12012112-010-4293 Lexington-Site Plan Review106-06-12-PC Report-CSMSite Plan Review.doc
Page 1 of 5
2. Surrounding Area:
%NME"
North Park and Open Space 1-1 —Limited Industrial District Park and Open Space
South Light Industrial and Office 1-1 —Limited Industrial District Mixed use Industrial
East Light Industrial and Office 1-1 —Limited Industrial District Mixed use Industrial
West Low Density Residential and Park and R-1:Single Family Residential and I- Single Family Residential and Park and
Open Space 1—Limited Industrial District Open Space
3. Site Data:
Wit' 'Pi Light Industrial and Office
f' Mixed use Industrial
I-1 —Limited Industrial District
,. 3.42 Acres
v The elevation generally is flat
Plan Evaluation
1. Zoning Regulations
Section 1320.06—District Requirements Chart
A. Lot Coverage—Meets Requirements
The proposed garage would be 1,807 square feet in size, and would convert 1,115 square
feet of landscaped area to impervious area. A portion of the garage would be located
over existing parking lot area.
Currently 17.12% of the lot is covered by structures. The proposed garage would
increase this amount to 18.33%. The Code requires no more than 30% structure coverage
on parcels zoned I-1.
Currently 43.83%of the lot is covered by landscaped area. The proposed garage would
lower this amount to 43.09%. The Code requires a minimum of 35% landscaped lot
coverage on parcels zoned 1-1.
B. Setbacks—Meets requirements
The Code requires a minimum ten foot setback for accessory structures. The garage
would exceed these minimum requirements.
City of Arden Hills
Planning Commission Meeting for June 6, 2012
P:0anninglPlanning Cases12012112-010-4293 Lexington-Site Plan Review106-06-12-PC Report-CSM Site Plan Review.doc
Page 2 of 5
Section 1325— General Regulations
A. Height—Meets Requirements
In all zoning districts which are not residential,the Code requires that accessory
structures not exceed the height of the principal structure to which they are accessory.
The proposed garage would not exceed 15 feet in height, which is far lower than the
principal structure on the lot.
B. Size—Meets Requirements
The Zoning Code requires that accessory structures in zoning district other than
residential be limited in size by the lot coverage standards for the parcel. This
requirement is met by the proposed plans.
C. Exterior Finish—Meets Requirements
The Code requires the exterior finish of accessory structures to be compatible in
appearance and materials used with the principal structure served by the accessory
structure. The proposed garage would be constructed of brick and EIFS in a color and,
texture that match the building materials of the existing principal structure.
D. Landscaping and Tree Preservation—Meets Requirements
Five significant trees would be removed as a result of this application. The Code allows
up to ten percent of the existing significant caliper inches on site to be removed without
mitigation. The proposed amount to be removed is far below this threshold. Based on
the size of the addition, additional landscaping is not required.
E. Lighting—Meets Requirements
No additional lighting is proposed as part of this project.
F. Parking,Loading, and Circulation-Meets Requirements
No parking stalls would be lost as a result of this application.
2. Additional Review
The City Public Works Director and Building Inspector have reviewed the project and have
not expressed any objections to the proposal. Building permits will be required and all
building and fire code requirements will be met.
City of Arden Hills
Planning Commission Meeting for June 6, 2012
P:IPlanningWlanning Cases12012U2-010-4293 Lexington-Site Plan Review106-06-12-PC Report-CSMSite Plan Review.doc
Page 3 of 5
Findings of Fact
The Planning Commission must make a finding as to whether or not the proposed all meets the
requirements of the Zoning Code and if they would adversely affect the surrounding
neighborhood or the community as a whole. Staff offers the following findings for
consideration:
1. The subject property is located in the I-1 Zoning District
2. The proposed accessory structure is a permitted use in the I-1 District
3. Accessory structures in the I-1 District require a site plan review.
4. The proposed accessory structure would be 1,807 square feet, and 14 feet in height.
5. The proposed accessory structure meets all lot coverage requirements.
6. The proposed accessory structure meets all setback requirements.
7. The proposed accessory structure matches the color,texture, and building materials of the
principal structure to which it is accessory.
8. No parking would be lost as a result of this application.
9. The proposed tree loss due to the project would not trigger the City's tree preservation
ordinance requirements.
Notice
Notice was mailed to property owners within three-hundred fifty (500) feet of the subject
property.
Public Comments
The City has not received any comment regarding this application.
Staff Recommendation
Based on the findings, Staff recommends approval of Planning Case#12-010 for a site plan
review at 4293 Lexington Avenue subject to the following conditions:
1. The project shall be completed in accordance with the plans submitted as amended by
the conditions of approval. Any significant changes to these plans, as determined by
the City Planner, shall require review and approval by the Planning Commission and
City Council.
2. The applicant shall continue to abide by all previous agreements as amended by the
conditions of approval of this application.
3. A building permit shall be obtained for all proposed structures.
City of Arden Hills
Planning Commission Meeting for June 6, 2012
P:IPlanningWlanning Cases12012112-010-4293 Lexington-Site Plan Review106-06-12-PC Report-CSMSite Plan Review.doc
Page 4 of 5
Options & Proposed Motion Language
1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case
12-010 for a Site Plan Review at 4293 Lexington Avenue based on the findings of fact and
the submitted plans as amended by the conditions in the June 6, 2012,planning case report.
2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 12-
010 for a Site Plan Review at 4293 Lexington Avenue based on the findings of fact and the
submitted plans as presented in the June 6, 2012,planning case report.
3. Recommend Denial: Motion to recommend denial of Planning Case 12-010 for a Site Plan
Review at 4293 Lexington Avenue based on the following findings: findings to deny should
specifically reference the reasons for denial and why those reasons cannot be mitigated.
4. Table: Motion to table Planning Case 12-010 for a Site Plan Review at 4293 Lexington
Avenue: a specific reason and information request should be included with a motion to table.
Deadline for Agency Actions
The City of Arden Hills received the completed application for this request on May 7, 2012.
Pursuant to Minnesota State Statue, the City must act on this request by July 6, 2012 (60 days),
unless the City extends its review period an additional 60 days.
Attachments
A—Application and Supporting Materials
City of Arden Hills
Planning Commission Meeting for June 6, 2012
P:IPlanning0anning Cases12012112-010-4293 Lexington-Site Plan Review106-06-12-PC Report-CSMSite Plan Review.doc
Page 5 of 5
500 Washington Avenue South,Suite 3000
CSM Minneapolis,MN 55415
DEVELOPING REAL ESTATE FOR PEOPLE,
BUSINESS & COMMUNITIES
May 7,2012
Meagan Beekman,AICP
City of Arden Hills
1245 West Highway 96
Arden Hills,MN 55112
Re: PUD Amendment for Arden Hills IV Corporate Center
Dear Ms. Beekman:
CSM requests approval of a PUD Amendment at our Arden Hills IV Corporate Center. The
subject property is located at 4285 Lexington Ave. The PUD Amendment is required to build a
small garage on the property. A lease deal for the building is contingent on approval of the
garage. The garage will be used to park the tenant's service vans.
Architectural Finishes
The structure is proposed to be wood frame construction. The 3'-4"high base will be masonry
to match the brick on the existing building. The remainder of the exterior walls will be finished
with EIFS (Exterior Insulation Finishing System)that will match the buff-colored rock face
block on the existing building. Colored elevations have been included as part of the submittal.
Pervious vs.Impervious
The garage is being constructed adjacent to the existing parking area for the building. There will
be no loss of parking stalls. The amount of pervious being converted to impervious is 1,115 sf.
Existing Tree Impact
The construction of the garage is affecting(5) significant trees on site. Per Section 1325.055 of
the Arden Hills Zoning Code, up to 10%of the caliper inches of significant trees may be cut on
site. We are well below that threshold.
Reason for Request
The Arden Hills Corporate Center complex consists of(4)buildings. Recently,a significant
tenant has vacated the campus. A new lease deal has been struck with a tenant that will occupy
all of building#4. This lease is contingent on approval of a PUD Amendment to allow the
construction of a small garage. We believe this request should be approved because the garage
has little impact on the existing site,meets all of Arden Hills zoning requirements, and allows a
vacant building to be filled with a long term tenant.
Thank you for your consideration of our request. Please call me if you have any additional
questions or comments.
Sincerely,
JOHN FERRIER,AIA,NCARB,LEED AP,CID
Director of Architecture
CSM Corporation 1 500 Washington Ave.S.,Ste.3000 1 Minneapolis,MN 55415
Main: 612.395.7000 1 Direct:612.395.70371 Mobile: 612.816.1121 1 Fax:612.395.2731
Email:iferrier@csmcorp.net I www.csmcoro.net
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EN HILLS
MEMORANDUM
DATE: June 6, 2012 PC Agenda Item 3.B
TO: Planning Commission
FROM: Meagan Beekman, City Planner
SUBJECT: Planning Case 12-011 —Zoning Code Amendment—B-2 District Multi-
Family Dwellings
Request
Consider approval of Planning Case 12-011 to Amend Section 1325.05 and 1320.06 of the
Zoning Code to remove Multi-family Dwellings as a permitted use in the B-2 District, as
presented in the June 6, 2012,report to the Planning Commission.
Background
At the March 19, 2012, joint work session the City Council and the Planning Commission
discussed several possible zoning code amendments as part of the Planning Commission's 2012
work plan. At that meeting, Staff was directed to proceed with a review of the B-2 District
design standards and possible revisions that would ensure that the Zoning Code was adequately
regulating development in line with the Guiding Plan for the B-2 District. It was discussed at the
meeting that several developments have occurred, or been proposed, since October of 2008,
when the Guiding Plan, and subsequent Zoning Code Amendments for the B-2 District, were put
into place. The direction given to Staff was to review land use applications since 2008, and the
Zoning Code, to ensure that the design standards reflect the City's vision for the B-2 District.
Staff has begun this work and anticipates proposed Zoning Code amendments in the coming
months.
City of Arden Hills
Planning Commission Work Session for June 6, 2012
P:0anning0anning Cases12012112-011-Zoning Code Amendment-Multi family housing106-06-12- PC Memo-B-2 Ordinance
Amendment.doc
Page 1 of 3
Simultaneous to the review of design standards in the B-2 District, the City Council has also
moved forward with Phase I of developing an implementation plan for the public improvements
proposed in the Guiding Plan for the B-2 District. These improvements will include
streetscaping to create a more pedestrian and bicycle friendly environment, as well as traffic
management solutions that will improve the traffic flow and function of County Road E. The
City has contracted with engineering firm Bolten & Menk to assist with this process, and the
Council has appointed a Corridor Advisory Committee, consisting of area business and property
owners to provide recommendations to the Council. Bolten& Menk is scheduled to submit their
final implementation plan this fall.
Discussion
The Guiding Plan for the B-2 District envisions a walkable downtown area in Arden Hills that is
distinct, with a sense of arrival and destination that is unique in the community. The Guiding
Plan identifies principals for the B-2 District that include allowing greater intensity of land uses
in order to create a sense of place.
As part of the process of developing the Guiding Plan the City had a traffic study done to
identify how much development was possible along County Road E, and what traffic
management improvements would be necessary to accommodate additional intensity of use. The
traffic study found that current left turns on to County Road E could function, though with
extended wait times, in the short-term, but that as traffic increased in the area the left turn waits
could become an impediment to development and negatively impact property values. The traffic
study indicated that some traffic management improvements would be necessary in order to
accommodate additional intensity of land uses, and recommended the addition of a traffic signal
halfway between Lexington Avenue and Pine Tree Drive on County Road E. The traffic signal
would allow multiple accesses to be consolidated at one controlled intersection, which would
greatly improve the left turn movements onto County Road E.
The Guiding Plan identified land uses, including multi-family dwellings, as well as densities that
were predicated on the assumption that a traffic light, or other traffic management solution that
improves left turns onto County Road E, would be implemented in order to accommodate the
additional traffic in this area. Since the 2008, adoption of Zoning Code amendments which
pertain to this plan, concern has been raised by the Council that a traffic light can be installed. If
the assumptions regarding traffic management, upon which the Guiding Plan and subsequent
Zoning Code amendments were created, are not valid, then alternative solutions need to be
identified or the outcomes of those assumptions revisited.
City of Arden Hills
Planning Commission Work Session for June 6, 2012
P:Wlanning0anning Cases12012U2-011-Zoning Code Amendment-Multi family housingW6-06-12- PC Memo-B-2 Ordinance
Amendment.doc
Page 2 of 3
Recommendation
At this time Staff is recommending removing multi-family dwellings as a permitted use in the B-
2 District while Bolten & Menk complete their work on Phase I of the B-2 District
Implementation Plan. The expected outcome of Bolten & Menk's work is a final report and
recommendation for traffic management solutions that can be acted upon by the City. The hope
is that removing multi-family dwellings is a temporary action; however, the City must first
identify how to adequately address traffic congestion along County Road E. One of the goals of
the current Phase I Implementation Plan process is to identify a traffic management solution that
can be agreed upon by the Council that will accommodate additional land uses and densities.
Notice
Notice was published in the Shoreview-Arden Hills Bulletin, and mailed to all property owners
within the B-2 District.
Review Deadline
There is no review deadline for this item.
Attachments
• Section 1320.05 and 1320.06 of the Zoning Code—Black-lined Version
City of Arden Hills
Planning Commission Work Session for June 6, 2012
P:1PlanninglPlanning Cases12012112-011-Zoning Code Amendment-Multi family housing106-06-12- PC Memo-B-2 Ordinance
Amendment.doc
Page 3 of 3
City of Arden Hills Chapter 13 Zoning Code
1320.05 Land Use Chart. (Revised 7/7/11)
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City of Arden Hills Chapter 13 Zoning Code
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EN HILLS
MEMORANDUM
DATE: June 6, 2012 PC Agenda Item 5.A
TO: Planning Commission
FROM: Meagan Beekman, City Planner
SUBJECT: Report from the City Council
May 14,2012,Regular Meeting
The City Council voted 4-1 (Tamble dissenting)to deny Planning Case 12-009 for a Master and
Final PUD, and Preliminary and Final Plat at 1201 County Road E,which would have allowed
the redevelopment of the former Holiday Inn into a 120-unit apartment building. The Planning
Commission voted 5-2 (Hames, Zimmerman dissenting)to recommend denial of this planning
case at their April 18, 2012, special meeting.
May 21,2012,Work Session
The Council looked at designs for City gateway signs and directed Staff to work with Fourth
Dimension Signs, located in Arden Hills, on design and installation of the City's first Gateway
sign at the southwest corner of County Road E and Lexington Avenue. Final design will go to
the Council at a future meeting, and the sign is anticipated to be installed prior to the opening of
the Walgreen's store on that corner.
May 29,2012,Regular Meeting
The City Council voted unanimously to approve Planning Case 12-006 to allow Bethel
University to construct a wellness center and extend the use of their temporary classrooms. The
Planning Commission voted unanimously to recommend approval of this planning case at their
May 9, 2012, meeting.
The City Council voted unanimously to approve Planning Case 12-008 to allow SuperValu to
construct a drive-thru window at the Cub Foods at 3717 Lexington Avenue. As part of the
approval, the Council allowed additional wall signage on the building, up to a total of 800 square
feet. The Planning Commission voted unanimously to recommend approval of this planning
case at their May 9, 2012, meeting.
City of Arden Hills
Planning Commission Meeting for June 6, 2012
PAPlanning0anning Commission\CC Reports\06-06-12-PC report-CC report.doc
Page 1 of 2