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HomeMy WebLinkAbout1A, 1201 County Road E Concept PUD Discussion ,—ARZEN,HILLS Request for Council Action 1A Prepared By: Meagan Beekman, City Planner Work Session Date: October 29, 2012 1201 County Road E Concept PUD Discussion Budgeted Amount: Actual Amount: Funding Source: Discussion Topic: TAT Properties is requesting a concept review of a possible Planned Unit Development (PUD) at 1201 County Road E. The applicant is proposing to repurpose the former Holiday Inn property into a mixed use complex with 75-units of multi-family housing and approximately 25,000 square feet of retail. The applicant is requesting feedback from the Council on the concept. Supporting Documents: 1. Memorandum from Meagan Beekman, dated October 29, 2012 2. Concept Plan 'It ,-A EN HILLS MEMORANDUM DATE: October 29, 2012 TO: Mayor and City Council Patrick Klaers, City Administrator FROM: Meagan Beekman, City Planner SUBJECT: Planning Case#12-018 Applicant: 1201 County Road E LLC (TAT Properties LLC) Property Location: 1201 West County Road E Request: Concept PUD Review Requested Action TAT Properties is requesting a concept review of a possible Planned Unit Development (PUD) at 1201 County Road E. The applicant is proposing to repurpose the former Holiday Inn property into a mixed use complex with 75-units of multi-family housing and approximately 25,000 square feet of retail. The applicant is requesting feedback from the Council on the concept. Concept PUD Review Process The concept review process is an opportunity for the City Council to provide comments, questions, concerns, and suggestions regarding the proposed development options. A concept review is considered advisory and is nonbinding to the City and applicant (Section 1320.14 Subd 4 of the Zoning Code). No formal action can be taken at a work session. A formal application will be subject to the full review process, including a public hearing with Planning Commission and City Council review. Project 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 City of Arden Hills City Council Meeting for October 29, 2012 P:IPlanningWlanning Cases12012U2-018-1201 County Road E-Concept PUD Review110-29-12-1201 County Road E Concept-Memo.doc Page 1 of 5 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, 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 accepted by the Council in October 2008. The City's zoning regulations were consequently amended to incorporate the goals of the Guiding Plan for the B-2 District, including design standards for new construction. After Northwestern College withdrew, 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. Over the past year Staff has been working with the applicant on a residential reuse of the property. The City completed new multi-family zoning regulations, which were approved on September 24, 2012. Proiect Proposal The applicants have submitted a letter describing their proposed use, as well as sketches illustrating possible site alterations and exterior building modifications (Attachment A). In sum, the applicants are proposing to convert the existing building into 75 apartment units, ranging in size from efficiency units up to 3-4 bedroom units. Included in the apartment complex would be main floor common areas including a fitness area, lounge, theater room, gaming room, and indoor bicycle storage. The former McGuire's restaurant space and banquet facilities would be converted to retail bays fronting on County Road E. The applicant is not seeking a subdivision of the property at this time. As part of the conversion, the applicant is proposing to reconstruct the parking lot, add stormwater ponding and green space, reconstruct the front driveway to add additional parking near the new retail, and construct sidewalks along the property frontage on County Road E. The middle access drive would be removed as part of this work. The front fagade of the building would also be redone to accommodate the new retail bays. The applicant has submitted a site plan and fagade elevations depicting the proposed changes (Attachment A). City of Arden Hills City Council Meeting for October 29, 2012 P:WlanningWlanning CasesU012V2-018-1201 County Road E-Concept PUD Review110-29-12-1201 County Road E Concept-Memo.doc Page 2 of 5 Discussion At this time, the City Council is being asked to review and provide feedback on the proposed use and site plan. If the applicants decide to move forward with a formal application for approval, plans that are more detailed would be necessary. A formal application for this project would include a public hearing, Planning Commission review, and City Council approval. Because there would be aspects of this project that are not in compliance with the City's zoning regulations, and Master and Final PUD process would be necessary. As part of a PUD process, a city and applicant negotiate on any aspects of the zoning code that are not being met, in order to achieve an overall project that is better than would otherwise have been achieved if the underlying zoning regulations were followed to the letter. The applicant is proposing reuse of an existing building, which makes strict adherence to the standards of the Zoning Code difficult. It is reasonable to assume that certain aspects of the City's Zoning Code cannot be met as part of this redevelopment; however, as part of the overall project, the City can ask for other aspects of the project to exceed the underlying zoning requirements in order to mitigate any negative impacts to the City that the project may create. Based on preliminary discussions with the applicant, and a review of the submitted documents, the project will likely not meet the following aspects of the City's Zoning Regulations: • Minimum unit size — While the average unit size is proposed to be 767 square feet, there would be 21 efficiency units that would be 350 square feet instead of the required 600 square feet in size. Further, 2-bedroom units would be required to be 800 square feet under the City's Code. The applicant is proposing 23 1-2 bedroom units, which would be 700 square feet in size. • Enclosed Parking—Because the building is preexisting, there is not an opportunity to construct underground parking, or a parking structure that is financially feasible. The applicant is proposing to reconstruct the existing surface parking lot to make it safer and more attractive. • Efficiency Apartments — The Zoning Code requires that no more than 15% of the total number of units in the building can be efficiency units. The proposed plans indicate that 28% of the units would be efficiencies. • Parking setback— The Zoning Code requires parking stalls to be setback a minimum of 20 feet from the front property line. The applicant is proposing perpendicular parking stalls in front of the retail bays that would encroach into this 20 foot setback. Staff has had discussions with the applicant regarding their proposed project and the likely zoning flexibility that would be requested. Based on Staff s preliminary review, there are certain aspects of the project that could be included or improved upon that would help mitigate any City of Arden Hills City Council Meeting for October 29, 2012 P:WlanningWlanning Cases12012112-018-1201 County Road E-Concept PUD Review110-29-12-1201 County Road E Concept-Memo.doc Page 3 of 5 negative impacts that the project might create. Staff recommends that the following items be included with an application if the developer chooses to move forward with the project: • Removal of the front portico and awning — The applicant proposes to move the primary entrance to the rear of the building, making the front drop-off area obsolete. Removing the portico would update the look of the front of the building, and make and retail uses more visible from County Road E. • An easement in favor of the City at the corner of County Road E and Lexington for the placement of a gateway sign and landscaping. • Construction of complete six-foot sidewalks along County Road E and Lexington. • Additional roadway easement along County Road E, subject to the approval of Ramsey County, to accommodate a dual left-turn from eastbound County Road E to northbound Lexington Avenue. • Complete reconstruction of the entire parking lot with inclusion of curb and gutter, parking lot islands, landscaping, lighting, and stormwater ponding. • Removal of excess bituminous that is not part of the parking lot reconstruction • An easement in favor of the City to realign access points between Carroll's Furniture and the former Holiday Inn into a single access lane that runs between the two property lines. The construction of the new access would be the responsibility of the City, and the easement would be subject to cross access agreements being negotiated between the various property owners. The new drive isle would likely reduce parking on the north side of the site; however, the applicant is requesting additional parking nearer to the retail entrances that encroaches in the front setbacks. • Relocation of the eastern most driveway access further to the east in order to align with the drive lane that runs along the east side of the existing building. • A single construction phasing schedule for the entire building at site. Application Process The applicant has requested an abbreviated review timetable if possible. Staff believes that the applicant can be accommodated given that this project has already gone through substantial review and discussion, provided that negotiations regarding the above items go well. If the applicant provides a complete application to the City by November 5, 2012, the Planning Commission can review the project and hold a public hearing at a special meeting on November 28, 2012. This would allow the Council to review the project, and possibly make a final decision before the end of the year. The following items would be required in order for the City to find the application complete: • A site plan indicating existing and proposed conditions • A project narrative describing the project, and what aspects of the proposal are not in conformance with the City's zoning standards. City of Arden Hills City Council Meeting for October 29, 2012 P:IPlanninglPlanning Cases12012V2-018-1201 County Road E-Concept PUD Review 1 10-29-12-1201 County Road E Concept-Memo.doc Page 4 of 5 • A phasing plan • A letter withdrawing all previous requests related to 1201 County Road E that have been received by the City, whether they were formally reviewed or not • A site-wide landscaping plan that includes new landscaping and an explanation of what is being done with existing landscaping • A security plan, reviewed and approved by the Ramsey County Sheriff's Department • A photometric plan • A grading and erosion control plan • Floor plan layouts • Elevations of any aspects of the exterior of the building being changed • Legal descriptions of any easements be granted to the City or County The City will contract with SRF Consulting to complete a traffic analysis for the proposal. Requested Action The City Council is being asked to review the proposed concept plan and provide comments and feedback in order to guide the developer on a possible formal application. The City, nor the developer, is bound by a concept review discussion; however, it is important for the City to provide comments that reflect the opinions of the Councilmembers as accurately as possible, with the understanding that a full application would offer much greater detail about the project. The applicants are specifically looking for feedback about the proposed use of the site for senior housing, the site layout and building improvements, and the possible subdivision of the property into two parcels. Deadline for Agency Actions No review deadlines are associated with concept review applications. Attachments A. Concept Plan City of Arden Hills City Council Meeting for October 29, 2012 P:lPlanninglPlanning Cases12012U2-018-1201 County Road E-Concept PUD Reviewll0-29-12-1201 County Road E Concept-Memo.doc Page 5 of 5 SHE AVIDSON OMPANIES, INC. MEMO Date: October 25, 2012 To: Ms. Meagan Beekman City of Arden Hills From: Robin C. Davidson The Davidson Companies, Inc. Subject: Concept Plan Review Dear Ms. Beekman: The concept provides for the former Holiday Inn building to be converted into a 75 apartment unit complex and specialty retail in the former banquet/restaurant space. Under this conversion the existing 155 hotel rooms will be renovated to create a mix of approximately 31 3-4 bedroom units, 23 1-2 bedroom units, and 21 efficiency units. Included in the apartment complex development would be the creation of a multi-purpose state of the art work-out/fitness center in the area which formerly housed the hotel pool. Also included in the apartment complex development is the creation of a Wi-Fi lounge; theatre room; gaming room; and indoor bicycle storage. Necessary management offices and front desk/security check point will be incorporated into the property near the complex's main entrance. The former McGuire's Restaurant and banquet space will be converted into specialty retail space consisting of approximately 20,000 square feet. During the redevelopment of the site each apartment unit will be renovated to include full kitchens (counter top, sink, refrigerator, under cabinet drawers, range/oven). Additionally, each unit will be fitted with a closet. Other room and common area surface finishes will be upgraded and freshened as necessary. All 75 units shall be remodeled, there will be no phasing of the apartment units. It is our intention to market these apartments to students attending the local colleges and universities, young professionals and others 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, credit report, employment or other income verification and prior landlord check. The facility will be equipped with state of the art camera/controlled access security system. The developer will participate in and maintain the Crime Free Multi Housing Program certification. 3900 Northwoods Drive, Suite 125,Arden Hills, MN 55112 Phone: 651-481-6290 Fax: (651) 481-6289 Email. rob @davidsoncos.com The former restaurant/banquet space will be converted into specialty retail. A retailer will occupy the entire banquet/kitchen area and it is anticipated that another 1-3 tenants will occupy the former McGuire's space. The common hall between the two areas will be maintained to create an entrance facing County Road E along with an entrance to the majority of the parking area on the North side of the building. It is our intention to commence the redevelopment of this area immediately. The exterior of the building and associated site work will be redone consistent with the attached drawing. We believe this development lends itself well with the city's B-2 District Plan by providing for updated interior building and site improvements. Additionally the apartments will provide residential density (consistent with the B-2 goals and objectives) and provide residents/customers eager to utilize the local businesses around them via the sidewalks and roadways planned for the B-2 District. Respectfully, Robin C. Davidson The Davidson Companies, Inc. cc: Stuart Nolan October 2012 Unit Type Number of Units Approx SF Total SF 3-4 Bdrm 31 1,100 sf 34,100 sf 41% 1-2 Bd rm 23 700 sf 16,100 sf 31 Efficiency 21 350 sf 7,350 sf 28% Total Units 75 57,550s 75 = 767 avg sf