HomeMy WebLinkAbout1C, Planning Case 09-021 - Arden Village ,-SRZEN HILLS
Request for Council Action
Prepared By: Meagan Beekman, City Planner Work Session Date: December 17, 2012
Planning Case 09-021 —Arden Village Development Agreement Amendment
Budgeted Amount: Actual Amount: Funding Source:
N/A N/A N/A
Discussion Topic:
Review proposed changes to the Arden Village Master and Final PUD.
Supporting Documents:
1. Memorandum from Meagan Beekman, dated December 17,2012.
2. December 10, 2012,Letter from SCI Regarding Arden Village Revisions.
3. Original Site Plan with Exterior Modifications Highlighted.
4. Revised Plans, dated December 10,2012.
,-A1ZEN HILLS,
MEMORANDUM
DATE: December 17, 2012
TO: Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM: Meagan Beekman, City Planner
SUBJECT: Planning Case#09-021
Applicant: Sand Companies, Inc—Arden Village
Property Location: 1296 County Road F
Subject: Arden Village Development Agreement
Requested Action
Review proposed changes to the Arden Village Master and Final PUD.
Background
On March 8, 2010, the City Council gave land use approvals for the Arden Village project
including Conditional Use Permit Amendment, Rezoning, Comprehensive Plan Amendment,
Preliminary and Final Plat, and Master and Final Planned Unit Development. The Council also
approved a development agreement. The approval was for an affordable rental housing
development at 1296 County Road F. The approved 4-story building consisted of 55 housing
units with one to three bedrooms, a 55-stall underground parking garage, and a 55-stall surface
lot. The development also included a tot lot playground and picnic area for residents.
The approval required the property to be rezoned from 1-1, Limited Industrial District to R-4,
Multiple Dwelling District. In order to rezone the property, a Comprehensive Plan Amendment
was also required. Prior to City land use approvals, the 2.76-acre property operated under a
Conditional Use Permit (CUP) that was approved in 1972 for a 240-foot communications tower.
SCI requested a Preliminary and Final Plat to subdivide the property into two parcels, and a
Master and Final PUD for the development itself. Because the CUP encompassed the entire
property, a CUP Amendment was needed to reflect the proposed legal description for the newly
subdivided lot.
City of Arden Hills
City Council Work Session for December 17, 2012
Page 1 of 4
SCI went through several funding cycles with Minnesota Housing Finance Agency in their
attempt to get tax credits to assist in financing the affordable housing project. They have not
been successful in their attempts to secure funding. As a result SCI has decided to move forward
with the construction of the apartment building, but as a market rate project, rather than an
affordable housing development.
SCI received funding from the Ramsey County HRA in the form of a loan from the HOME
Investment Partnership Program for the Arden Village development. In exchange for the
assistance, Arden Village must have four units set aside for households whose incomes are less
than 80% of the area median.
At the November 13, 2012, work session, the City Council reviewed proposed revisions to the
Arden Village development regarding the conversion from affordable to market rate. The
change also necessitates minor modifications to the site, parking, and interior accommodations
related to the project. The Council determined that the modifications to the plan were minor in
nature and directed Staff to move forward with a Development Agreement Amendment. The
Council also directed Staff to work with SCI to get more detailed plans showing the proposed
changes and to address any potential issues related to parking and landscaping created by the
modifications to the plan.
Modifications to Plan
In light of the project changing from affordable to market rate, SCI contracted with Maxfield
Research to conduct a market study related to apartment demand. The study found a greater
demand for single and double units, versus family sized 3-bedroom units. As a result of the
market study, SCI is proposing to convert many of the 3-bedroom units in the building to 1 and
2-bedroom units. No efficiency units are proposed.
Originally Approved Unit Mix Proposed Revised Unit Mix
1 BR—9 units 1 BR—27 units
2 BR—23 units 2 BR—27 units
3 BR—23 units 3 BR—6 units
Total= 55 units Total= 60 units
The revised unit mix would create five additional units, which increases the density of the project
from 20 units per acre to 21.7 units per acre. The total number of bedrooms in the building
would decrease from 124 to 99. While the unit sizes vary slightly, the smallest 1-bedroom unit is
750 square feet, 2-bedroom is 1,080 square feet, and 3-bedroom is 1,350 square feet. The unit
sizes meet the minimum size requirements in the City's Zoning Code.
Exterior Modifications
The change in unit mix would impact the footprint of the building slightly (Attachment B). The
building would remain in the same location and approximately the same square footage, but
City of Arden Hills
City Council Work Session for December 17, 2012
Page 2 of 4
would by modified slightly. The number of parking stalls would be increased from 55
underground and 55 surface stalls, to 60 underground and 60 surface stalls. City Code requires a
minimum of 96 stalls based on the configuration of the building, with a minimum of 60 being
enclosed. The project is providing 120 stalls, 60 of which will be enclosed.
The exterior finishes of the building would be upgraded to increase the amount of stone on the
building. The stone material used will be the same as the stone material used on the Maple
Village development in Maple Grove that the City Council toured in 2009. The amount of stone
has been increased to match the amount on the Maple Village project, as was required in the
original 2009 development agreement.
Because the apartment building will have fewer children than previously anticipated, SCI is
proposing to modify the recreation area to be more suitable for adults. The recreation area will
include a picnic shelter, picnic tables, grills, benches, and a smaller children's play area.
SCI has modified the original landscaping plan to include 6 additional trees and to upsize the
trees being planted to provide for 41 additional caliper inches of trees.
Interior Modifications
In addition to the increase from 55 to 60 units, SCI is proposing the following interior
modifications to the building:
• Added granite countertops in all units
• Added 9 foot ceilings throughout
• Added a fitness center
• Added storage space for residents
• Added a 2nd floor sun deck
• Increased size of community room
• Added media/game/library room
• Added additional on-site manager office space
Landscaping and Trees
Based on the proposed tree removal on the site the Zoning Code requires 557 caliper inches of
replaced trees. The original proposal provided for 210 caliper inches of trees and the remaining
required caliper inches were waived due to the affordable nature of the development proposal
and other site improvements that were provided by SCI.
The modified plan shows 251 caliper inches of trees proposed to be planted, an increase of 41
caliper inches, which leaves a deficit of 306 inches of required tree planting. There is no
additional room on site for tree planting. The City's regulations do allow the City Council to
require a fee in lieu of tree planting in an amount not to exceed the cost of materials and
installation plus 10 percent. The fee amount is established by the City Council and may reflect
the value of other proposed site improvements.
City of Arden Hills
City Council Work Session for December 17, 2012
Page 3 of 4
SCI is providing several improvements both on and off their property that exceed the City's
minimum requirements. For example, because of the anticipation that families with children
would population the building, approximately $75,000 in additional fencing was required by the
City Council to fence in the property on all three sides, and provide additional fencing around
Land o'Lakes cooling tower on the Land o'Lakes property. The fencing requirement exceeded
any requirements within the City's regulations.
Approval Process
One of the conditions added to every land use approval is that the project must be constructed in
accordance with the approved plans, and that any significant changes to these plans, as
determined by the City Planner, shall require review and approval by the Planning Commission
and City Council. This condition allows staff to approve minor modifications to plans, which
are common during the construction process.
Given the visible nature of this project and the change from affordable to market rate units, Staff
brought the modifications to Council at the November 13, 2012, work session. The City Council
determined that the modifications were minor in nature; however, wanted to see more details in
terms of the specific changes that were proposed.
Provided the Council is comfortable with the proposed modifications, a development agreement
amendment has been prepared and can be voted on at the December 17, 2012, Special Meeting
following this work session discussion.
Requested Action
Review proposed changes to the Arden Village Master and Final PUD.
Attachments
A. December 10, 2012, Letter from SCI Regarding Arden Village Revisions
B. Original Site Plan with Exterior Modifications Highlighted
C. Revised Plans, dated December 10, 2012
City of Arden Hills
City Council Work Session for December 17, 2012
Page 4 of 4
Attachment
December 1o, 2012, Letter from SCI
Regarding Arden Village
Revisions
December 17, 2012, Special City Council Meeting
****SCI
Sand Companies, Inc.
December 10, 2012 Planning&D'SIA,*C..s_ll..Pmperty A(ana—eft
MS. Meagan Beekman 366 South Tenth Avenue
g Post Office Box 727
City of Arden Hills Waite Park,Minnesota 56387-0727
1245 West Highway 96 Telephone: (320)202-3100
Arden Hills, Minnesota 55112 Facsimile: (320)202-3139
46 East Fourth Street,Suite 200
RE: Arden Village Update. Saint Paul,Minnesota 55101
3831Tyrone Boulevard,Suite303
Dear Meagan, Saint Petersburg,Florida 33709
Per the City Council Workshop of November 13, 2012,we have updated and are enclosing revised
elevations,site plan and landscape plan for review and consideration by the City Council.
Here is a summary that outlines some the changes:
• Increase number of apartment units from 55 to 60
• Increased parking to meet ordinance: 2 spaces per unit(1 covered/1 surface)
• Modified elevations (color/stone layout/front entry)
• Modified recreation area to be more suitable for younger professionals versus families
• Added granite countertops in all units
• Added 9 foot ceilings throughout
• Added a fitness center
• Added storage space for residents
• Added a 2"d floor sun deck
• Increased size of community room
• Added media/game/library room
• Added additional on-site manager office space
• Modified unit mix(preliminary,subject to change >1 BR—27 units; 2 BR—27 units; 3 BR—6
units)
• Added five trees to landscape plan per the prior approvals subject to the easement mentioned
in the paragraph below
There was also some discussion at the Workshop about adding additional trees to the north end of the
building.As was mentioned,that area is subject to an easement for transmission line purposes in favor
of North States Power Company(April 29, 1964)that restricts plantings in this area.We can provide this
document and the easement location upon request.
We are requesting a minor amendment to the development agreement reflecting this change to the
development plans. With this,we can immediately move forward with the finalizing our construction
plans so we can begin construction in early 2013. Thank you for your consideration.
Sincerely,
Sand Company S,
J.Thelen
Chief Executive Officer
Attachment
Original Site Plan with Exterior
Modifications Highlighted
December 17, 2012, Special City Council Meeting
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Attachment
Revised Plans, dated December 10, 2012
December 17, 2012, Special City Council Meeting
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