HomeMy WebLinkAbout1A.1, TCAAP Market Analysis and Comprehensive Plan Discussion -- EN HILLS
Request for Council
1AN1
Action
Prepared By: Meagan Beekman, City Planner Work Session Date: January 28, 2013
TCAAP Market Analysis and Comprehensive Plan Discussion
Budgeted Amount: Actual Amount: Funding Source:
n/a n/a n/a
Discussion Topic:
Review the City's existing zoning regulations and the 2030 Comprehensive Plan in regards to the
TCAAP site. Review the executive summary and findings from the draft TCAAP market
analysis.
VIII
Supporting Documents:
1. Memorandum from Meagan Beekman, City Planner.
2. Attachment A: TCAAP Re-Utilization Map.
3. Attachment B: Excerpt of Section 1320 of the Zoning Code.
4. Attachment C: Draft Market Analysis for the TCAAP Site—Executive Summary.
,-AI EN HILLS
MEMORANDUM
DATE: January 28, 2013
TO: Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM: Meagan Beekman, City Planner
SUBJECT: TCAAP Market Analysis and Comprehensive Plan Discussion
Requested Action
Review the City's existing zoning regulations and the 2030 Comprehensive Plan in regards to the
TCAAP site. Review the executive summary and findings from the draft TCAAP market
analysis.
Background
In 2008, the City adopted the 2030 Comprehensive Plan that envisions a mixed use development
concept on the TCAAP site. The Comprehensive Plan identified two future land use designations
on the TCAAP site; Mixed Business and Mixed Residential, and loosely defined these land uses
based on previous planning efforts with Ryan Companies.
In 2009, the City adopted new zoning regulations for the TCAAP property which included a
rezoning of the property to two new zoning districts that correlated with the 2030 future land uses
identified in the Comprehensive Plan. The new regulations further defined the zoning districts,
laid out parameters for the intensity of development, and detailed a planning process through
which a master developer would complete a site-wide development on the TCAAP site.
City of Arden Hills
City Council Meeting for January 28, 2013
P:OanninglCity Council Memos12013W-28-13-TCAAP Market Study Discussion-Memo.docx
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Both the 2030 Comprehensive Plan and the zoning regulations contemplated a 585-acre TCAAP
site that included 460 acres for development, right of way, parks and open space, and stormwater
management; 49 acres for a wildlife corridor; and 76.5 acres for the Primer-Tracer area.
Ramsey County's acquisition of the TCAAP property includes only 427 acres, all of which are
anticipated for development, right of way, parks and open space, and storm water management.
The County will separately acquire 30.5 acres(of the original 460 acres of developable land)to use
as a north-south trail corridor, as well as 49 acres for the wildlife corridor (Attachment A). The
76.5-acre Primer-Tracer area is anticipated to be reabsorbed into AHATS.
Ramsey County has contracted with Maxfield Research to complete a Market Potential Analysis
for the 427-acre TCAAP site. The analysis is not yet complete;however,Maxfield has prepared a
draft with preliminary findings. The market analysis is a snapshot in time that reflects the
possible market potential for development on TCAAP over a 5-year time period. The County
intends to update the study in 2 years, and then update it annually after that. It is likely that the
numbers suggested in the market analysis will change over time.
2030 Comprehensive Plan Review
When the 2030 Comprehensive Plan was adopted in 2008,the City had not yet approved a master
plan for the TCAAP site. In lieu of a detailed master plan,that City adopted a vision for the future
use of the TCAAP site based on previous planning efforts,but with less detail than a typical master
plan. The future land use designations were generally split down the center of the property with
Mixed Business identified for the west side of the site, and Mixed Residential identified for the
east side. It was anticipated that once a TCAAP master plan was adopted by the City that the
2030 Comprehensive Plan would need to be amended. The Comprehensive Plan specifically
states that"Upon selection of a land use plan, this Comprehensive Plan will be amended to reflect
the approved land use designations in TCAAP".
The future land use map includes just two land uses,Mixed Business and Mixed Residential. The
2030 Comprehensive Plan anticipated that there would also be institutional uses, parks, wetlands,
and roads on the property; however, their exact locations and acreage had not been determined.
The most recent unapproved concept plan for TCAAP included the following land uses:
City of Arden Hills
City Council Meeting for January 28, 2013
P:IPlanninglCity Council Memos12013WI-28-13-TCAAP Market Study Discussion-Memo.docx
Page 2 of 8
Land Use Acres
E Residential 168
CL CU
� ¢ Commercial/Industrial 182
vParks and Other Open Space 168
d
of Institutional,Roads,&Other Public Use 65
Total Redevelopment Area 585
Rice Creek Trail Corridor 112
Arden Hills Army Training Site(AHATS)/US Army
Reserve/Parks Preserve 1,562
Other(MnDot,Ramsey County,Arden Hills) 113
Total 2,955
Acerage is approximate.
The Parks and Other Open Space designation included 42 acres of active,on-site community parks
and open space; 49 acres for the wildlife corridor; and 76.5 acres for the Primer-Tracer area, the
use of which had not been determined.
The Comprehensive Plan anticipated 1,750 housing units on the TCAAP site at full build out on
168 acres of land, with an average density of 10.4 units per acre.
The Mixed Residential land use designation includes 220 acres of land. In addition to homes,the
220 acres would also include right of way, storm water management,parks and open space. The
2030 Comprehensive Plan defines Mixed Residential as follows:
Provides for a variety of housing types and densities in close proximity, including
single-family detached homes, single-attached homes,condominiums,townhomes,
apartments, and senior housing options. The anticipated average density is 10.4
units per acre with a minimum average density of six units per acre up to a
maximum density of 46 units per acre. This land use is designated for the
proposed TCAAP redevelopment, and the density is subject to change once a final
land use plan is selected.
The Mixed Business land use designation includes 240 acres of land. In addition to commercial
land uses,the 240 acres includes right of way, storm water management,and parks and open space.
The 2030 Comprehensive Plan defines Mixed Business as follows:
City of Arden Hills
City Council Meeting for January 28, 2013
P:IPlanninglCity Council Memos12013101-28-13-TCAAP Market Study Discussion-Memo.docx
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Areas designated for a variety of businesses, including commercial, certain light
industrial uses,warehousing,office,general business,retail. This designation will
be used for the future business uses on the TCAAP property.
The Mixed Residential and Mixed Business land use categories do not include the wildlife
corridor and Primer-Tracer area.
TCAAP Zoning Review
In June 2009, the City adopted zoning regulations for the TCAAP site (Attachment B). The
zoning regulations laid out a planning process through which a master development could be
approved similar to a planned unit development (PUD). The regulations assumed that the City
would be working with a master developer on the site. The zoning regulations also assumed a 460
acre development; though at the time the regulations were approved progress had been made on
the County's acquisition of 30.5 acres of the 460 acres which would be used as a north-south trail
connection Highway 96 with the Rice Creek trail corridor, and this acreage is included in the
City's calculation of park dedication.
The Mixed Residential District allows for a mix of unit types including market-rate, affordable
housing, and senior housing. The Code states that housing shall be primarily owner-occupied.
The design standards for the Mixed Residential District include;
• A maximum number of 1,500 housing units;
• A minimum of 70% (1,050) of the units shall be single-family, townhomes, or
two-family dwelling units;
• Multi-family dwellings shall not comprise more than 30% (450) dwelling units on the
property;
• A minimum of 50% (225) of the multi-family units shall be owner-occupied;
• There shall be no more than 15 acres of land dedicated to nursing home or assisted living
accommodations for seniors; and
• Multi-family buildings shall not exceed 55 feet in height.
The Mixed Business District allows for a mix of business uses that will diversify the City's tax
base and generate high quality jobs to create an economically sustainable development
community. The Code states that the City is seeking a corporate campus,and a viable grouping of
City of Arden Hills
City Council Meeting for January 28, 2013
P.•IPlanninglCity Council Memos12013W-28-13-TCAAP Market Study Discussion-Memo.docx
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retail uses. The design standards for the Mixed Business District include;
• No more than 2.2 million square feet;
• Office showroom and office warehouse hall not exceed 15% (330,000 s.£) of the total
square footage in the Mixed Business District;
• Individual retail users shall not exceed 50,000 square feet, with the exception of two
retail users may have a building footprint up to 100,000 square feet;
• Individual warehouse building shall have a minimum of 10%retail or office; and
• Buildings shall not exceed 60 feet in height.
The Zoning Code lays out a framework for determining park dedication based on the acreage of
land made available for sale by the GSA. Up to 450 acres of land requires a 10%park dedication
requirement. The Zoning Code also states that at least one central community park of 20 acres
shall be incorporated into the master plan, along with a minimum of four additional parks of at
least 2 acres in size.
Market Potential Analysis for the TCAAP Site Review
Maxfield Research has prepared a draft analysis of the market capacity of the TCAAP site based
on a five-year build out scenario. It is anticipated that the market capacity will change over time
and will be affected by the actual timing of build out, which will likely exceed five years from
today. The Draft executive summary has been attached to this memo (Attachment Q. It is
difficult to have a full discussion regarding the market analysis without having the full document
available. Additional discussion regarding the market analysis findings may be necessary when
the full report is complete.
The Maxield analysis identified a market demand for between 810-1,134 housing units on the
TCAAP site, with an additional 204-272 senior housing units. This equates to a maximum
market potential of 1,406 housing units,which is in line with the City's zoning regulations that cap
the number of housing units to 1,500.
The Maxield analysis indicates that there is a market demand for up to 56% (634 units) of the
housing units to be market rate multi-family rental units and that there is currently a high demand
for market rate rental in this area. This differs from the City's zoning regulations that cap the
number of rental multi-family units at 15% (250 units) of the total units.
City of Arden Hills
City Council Meeting for January 28, 2013
P.•IPlanninglCity Council Memos12013W-28-13-TCAAP Market Study Discussion-Memo.docx
Page 5 of 8
The following table summarizes the comparison between the draft Maxfield analysis and the
City's zoning regulations:
City %of Total Housing Market % of Total
Land Uses Regulations Units Analysis Housing Units
General Occupancy Units
For-Sale Housing 3.275 Min. 85% 500 Up to 44%
Single-Family 1050 Min 70% 350 Up to 31%
Multi-family* 225 150 Up to 13%
Market-rate Rental 225 Max 50%of total 634 Up to 56%
Multi-family Units
Total General Occupancy Units 1500 1134
Senior Units --** 272
Total Residenial Units 1500 1406
Retail/Office/Industrial 2,200,000 sf 911,364 sf
* City regulations include townhomes and duplexes with Single-fmaily definition; Maxfield analysis includes
townhomes and duplexes with multi-family
** Senior units are included as General Occupancy Units in the City's regulations
Of the 500 owner-occupied units that the study identifies a market capacity for, 150 are
owner-occupied multi-family units and 350 are single-family units. 634 rental multi-family units
and 150 owner-occupied multi-family units equate to a total of 784 multi-family units, or 69% of
the total units on site. This conflicts with the City's zoning regulations,which require a minimum
of 70% of the total units on site to be single-family, while no more than 30% can be multi-family
units. It should be noted that Maxfield's study defines townhomes and two-family dwelling units
as multi-family, while the City's Zoning Code (for the purposes of the TCAAP design standards)
includes them with single-family units.
The Maxfield analysis calculated preliminary densities and determined that the housing demand
could utilize up to 270 acres of the total TCAAP site. This equated to an overall average gross
City of Arden Hills
City Council Meeting for January 28, 2013
P:IPlanninglCity Council Memos12013W-28-13-TCAAP Market Study Discussion-Memo.docx
Page 6 of 8
it
density of 5.2 units per acre.
The Maxfield analysis identified a market capacity of between 737,033 and 911,364 square feet of
retail,office,and industrial. This in line with the City's zoning regulations which cap the amount
of commercial property at 2.2 million square feet. The study found the greatest demand for
industrial warehousing and office warehousing, and the lowest demand for office space. Based
on floor area estimates, the study finds that up to 94 acres of the site could be comprised of mixed
business uses, though this number does not include right-of-way or parks and open space. The
study also finds a potential market demand for 120-130 hotel rooms.
Discussion
The purpose of this discussion is to review the City's existing regulations pertaining to TCAAP,
both in the 2030 Comprehensive Plan and the Zoning Code. The draft Maxfield analysis provides
a snapshot in time of development potential over a five-year time period. The market will
undoubtedly change in the next two years when development is ready to move forward on the site,
and will likely continue to change over the course of the build out on this site. The intention of the
market analysis is not to create rigid development parameters, but to understand where the market
is today compared with where it was when the City Comprehensive Plan and zoning regulations
were created in 2008 and 2009.
The most notable difference between the City's zoning regulations and the findings of the
Maxfield analysis is the high demand for market-rate rental units on TCAAP. Related to the
market demand for market-rate rental units is a market demand for more multi-family units
compared with single-family units. Some of the difference between the City's zoning regulations
and the market analysis can be attributed to the fact that Maxfield defines townhomes and
two-family dwelling units as multi-family,while the City includes these with single-family for the
purposes of regulating maximum number of units on TCAAP. The Maxfield analysis does not
include a breakdown of multi-family demand by unit type, so it is not possible to know if
townhomes or duplexes are considered as an option.
The goal of the TCAAP master planning process is to create a master plan that reflects the City and
County's concept of a mixed use development, as articulated in the Comprehensive Plan and
Zoning Code, but that is also flexible enough to withstand inevitable market shifts over time.
City of Arden Hills
City Council Meeting for January 28, 2013
P:IPlanninglCity Council Memos12013101-28-13-TCAAP Market Study Discussion-Memo.docx
Page 7 of 8
�I
Requested Action
Review the City's existing zoning regulations and the 2030 Comprehensive Plan in regards to the
TCAAP site. Review the executive summary and findings from the TCAAP market analysis.
Attachments
A. TCAAP Re-Utilization Map
B. Excerpt of Section 1320 of the Zoning Code
C. Draft Market Analysis for the TCAAP site—Executive Summary
City of Arden Hills
City Council Meeting for January 28, 2013
P:WlanninglCity Council Memos12013W-28-13-TCAAP Market Study Discussion-Memo.docx
Page 8 of 8
Attachment
TCAAP Re-Utilization Map
EN HILLS
January 28, 2013, Regular City Council Meeting
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PROPOSED MIXED USE
DEVELOPMENT AREA
Attachment
Excerpt of Section 1320 of the Zoning
Code
EN HILLS
January 28, 2013, Regular City Council Meeting
City of Arden Hills Chapter 13 Zoning Code
3. Any billboard located in the GB District may be expanded, altered,
relocated or otherwise modified solely upon written approval of the City,
provided the expansion, alteration, relocation or modification is authored
by the City of Arden Hills in connection with a transaction which will
result in a net reduction in the number of billboards or in the aggregate
sign face area of the billboards, located within the GB District.
H. Lighting. Exterior lighting shall be provided for the safety and
convenience of occupants and visitors.
1. The source of illumination shall be hooded, concealed or controlled in
a manner so as not to be visible from adjoining lots, streets or highways or
residential areas east and south of Round Lake.
2. Accent lighting of buildings and sites may be permitted by the City.
3. A lighting plan shall be submitted that shows location, type of
illumination and design.
I. Pedestrian Circulation. All development within the District shall install
pedestrian improvements in accordance with the NE 1-694/1-35W Plan
approved by the City. Other pedestrian sidewalks and trails may be required
by the City.
J. Drainage, Wetlands and Flood Plain. A water management plan must be
submitted for each project in the GB District. The plan must be approved by
the Rice Creek Watershed District, other agencies as required and by the City
Engineer.
1. On-site ponding is encouraged as a visual and functional amenity.
2. Two or more projects may coordinate their water management plans
for their mutual benefit.
K. Utility Lines. Provision for underground utility lines shall be required in
all development within the GB District.
1320.135 Special Requirements of the Mixed Residential and Mixed Business Districts. The
Mixed Residential and Mixed Business Districts encompass 460 acres of the former Twin Cities
Army Ammunition Plant(TCAAP)property, hereinafter the 460 acres is referred to as the TCAAP
property. The TCAAP property represents a significant opportunity to expand the City's mix of
housing types,businesses,parks, and open spaces as well as an opportunity to consider an innovative
development of regional significance such as a major league sports facility. The information and
procedures in this section are intended to be a framework within which a detailed development plan
for these two districts will be created. The development plan must be a cohesive master plan that is
cost-effective, does not burden the existing community, and advances the goals of Arden Hills and
the 2030 Comprehensive Plan. The master plan shall be prepared pursuant to the Planned Unit
Section 1320—District Provisions
Adopted:November 13,2006
Page 37 of 59
City of Arden Hills Chapter 13 Zoning Code
Development procedures outlined in this section. In reviewing and approving a master plan,the City
Council shall make the final determination on the compatibility and consistency with purpose of the
MB and MR Districts and all provisions in this and related sections of the City Ordinances.
Subd. 1. General Procedure. In order to achieve the purpose of the Mixed Residential
and Mixed Business Districts, a reuse plan for the TCAAP property shall be prepared
through the Master Planned Unit Development (PUD) process. This process promotes
the reuse of land in a unified manner by treating the entire development as a single entity
while recognizing the unique nature of the property. The procedure is summarized as
follows:
A. Applicant shall meet with City Staff to clarify and determine PUD
requirements and discuss applicant's development concept.
B. Applicant shall submit PUD Concept Plan to the City.
C. Applicant shall submit a PUD Master Plan to the City.
D. Planning Commission shall conduct public hearing(s) on the PUD Master
Plan and make a recommendation to the City Council.
E. City Council may conduct additional hearings and take action on the PUD
Master Plan.
F. The PUD Master Plan, as approved, including all applicable documents, is
adopted as governing development plan for the MR and MB Districts and may
be incorporated into the City's Zoning Code or into a Development Contract.
G. Applicant submits Final PUD Plan for elements that are to be developed
imminently. A Final PUD Plan shall be submitted for each stage of
development and construction.
H. Planning Commission conducts public hearing(s) for each Final PUD Plan
submission and recommends action to the City Council.
1. City Council may conduct additional hearings and take action on the Final
PUD Plan for each stage.
J. Applicant applies for all necessary permits to begin construction.
Subd. 2. Planned Unit Development (PUD) Concept Plan Review. The PUD Concept
Plan review process is a required step for the MR and MB District planning process. The
Concept Plan is a separate application from the PUD Master Plan application. An
application for a PUD Master Plan shall be considered incomplete until the concept plan
review is completed.
Section 1320—District Provisions
Adopted:November 13,2006
Page 38 of 59
City of Arden Hills Chapter 13 Zoning Code
A. Purpose. A PUD Concept Plan Review is an informal discussion process
that allows the applicant to present preliminary ideas about a contemplated
development project for the MR and MB Districts, and, in turn, the City may
offer suggestions and concerns regarding the concept.
B. Application, Documentation, and Administrative Procedure. The
applicant shall complete and submit to the zoning administrator an application
on forms provided by the administrator, together with the required fee and
escrow.
C. City Procedure. The City will prepare a summary of the proposed
Concept Plan in terms of City plans and regulations and transmit this
information and the information submitted by the applicant to the Planning
Commission and City Council to assist their review of the proposal.
Applicants are encouraged to have informal consultations with City Staff prior
to the filing of an application for Concept Plan Review,provided no statement
or representation made by said staff shall be binding upon the City of Arden
Hills.
D. Procedure for City Review. The Planning Commission will offer
comments and suggestions regarding the Concept Plan to the applicant. These
comments and suggestions will be transmitted to the City Council. The City
Council will offer comments and suggestions regarding the Concept Plan to
the applicant. A public hearing is not required for this stage, and the City will
take no formal action at this stage. No suggestions made by the Planning
Commission or Council on the proposed Concept Plan are binding on the City
for subsequent stages.
Subd. 3. Public Engagement Plan. The former TCAAP property is a significant part of
Arden Hills and its reuse will have an impact on the community and region. Input from
the public is a vital part of the planning process. In conjunction with the City, the
applicant must prepare a public engagement and information plan for the length of the
planning and approval process.
A. Public Meetings. The plan shall include three or more public meetings
where the components in Subdivisions 5 through 15 can be addressed prior to
the submission of a PUD Master Plan. The City may require the developer to
hold one or more community meetings to allow for community input during
the PUD Concept Plan Review.
B. Communications. The plan shall include a communications section that
describes how information will be shared with the public and a schedule.
C. Public Engagement Plan Approval. The public engagement plan shall be
submitted at least 60 days prior to the first community meeting and shall
subject to City Council approval
Section 1320—District Provisions
Adopted:November 13,2006
Page 39 of 59
City of Arden Hills Chapter 13 Zoning Code
D. Implementation and Master Plan Review. The public engagement plan
must be in progress and at least two community meetings completed before
the PUD Master Plan application is considered complete.
Subd. 4. Planned Unit Development(PUD) Master Plan. The PUD Master Plan for the
MR and MB Districts shall conform to the following process.
A. Procedure. The first step in the PUD review process is the submittal and
approval of a PUD Master Plan. Upon approval,the applicant proceeds to the
PUD Final Plan for each stage of development.
B. Application and Documentation. The applicant shall complete and submit
to the City a PUD Master Plan application on forms provided by the zoning
administrator, together with the required fee and escrow. The applicant shall
submit documentation addressing the PUD Master Plan components in
Subdivisions 5 through 15.
C. Land Use Application Complete. The PUD Concept Plan shall be
completed before the PUD Master Plan application is deemed complete. The
PUD Master Plan application shall be considered complete once all required
application and documentation required in Subdivisions 5 through 15 are
submitted and deemed complete by the City.
D. Procedure for Council Action. The procedure for Council action in
Chapter 1355.04 Subd 6 shall apply.
E. Other Requirements Applicable to a PUD Master Plan Approval. In
making its decision as to whether to approve the applicant's PUD Master Plan
the City Council shall also be guided by the provisions of Section 1355.04
Subd 3.B. Council action on the PUD shall follow the provision of Section
1355.05.
F. Annual Report. Since the timeline for development is likely to last several
years, the City shall require an annual report that provides information on the
development timeline, environmental remediation, financial status,
infrastructure improvements,and other related topics.
Subd. 5. Land Use and Design Standards Component. All regulations in Section 1325
shall apply unless otherwise modified in this Section.
A. Permitted and Conditional Uses. The permitted and conditional uses
shall be in conformance with the Land Use Chart, Section 1320.05, for the
MB and MR Districts.
B. Prohibited Uses. The following land uses are not compatible with the
MR and MB Districts and are prohibited:
Section 1320—District Provisions
Adopted:November 13,2006
Page 40 of 59
City of Arden Hills Chapter 13 Zoning Code
(i) Open sales, rental or storage lots, including but not limited to cars,
buses, trucks, motorcycles, bicycles, recreational vehicles, trailers, boats,
mobile homes, machinery, lumber, building materials, and similar items.
Open air garden centers shall be exempt;
(ii) Mini-storage facilities;
(iii) Outdoor bulk storage buildings, including but not limited to, forest,
metal, concrete, agricultural and petroleum products, chemicals and
similar products;
(iv) Manufacturing or processing that generates hazardous waste
without a valid Hazardous Waste Generator's license from the Ramsey
County Public Health Department;
(v) Crematoriums;
i
(vi) Adult Uses;
(vii) Racetrack;
(viii) Pawn Shop; and,
(ix) Consumer Small Loan Establishments.
C. Mixed Residential. The following design standards shall apply in the
Mixed Residential District:
1. The City seeks to provide a variety of housing options and types to
accommodate the current and future needs of Arden Hills. This may
include market rate housing, affordable housing, and senior housing. The
housing shall be primarily owner-occupied housing.
2. The maximum number of dwelling units will be determined based on
the capacity of the adjacent roadways and intersections as determined by
the required traffic study and City review but shall not exceed fifteen
hundred(1,500) dwelling units.
3. Single-family dwellings (attached or detached), two-family
dwellings, or townhouses shall comprise at least 70 percent of the total
number of dwelling units on the TCAAP property. Multi-family
dwellings, including apartments, cooperatives, and condominiums, shall
not contain more than thirty (30%) percent of the dwelling units on the
TCAAP property. At least fifty (50%) percent of the multiple family
dwelling units shall be owner occupied or cooperative units
Section 1320—District Provisions
Adopted:November 13,2006
Page 41 of 59
i
City of Arden Hills Chapter 13 Zoning Code
4. Apartments and condominiums shall not be concentrated near the
entrance to Highway 96 or be entirely concentrated within one area of the
TCAAP property. Apartments and condominiums shall be located so that
the entrance at County Road H is considered the primary entrance and exit
to the property. Connections between commercial uses and apartments
and condominiums shall be required to help create synergy between these
uses and to provide access to employment opportunities for the residents.
5. Nursing home and assisted living uses shall not exceed fifteen acres
of the Mixed Residential zoning district.
6. Single-family dwellings (attached and detached), two-family
dwellings, and townhomes shall be limited to thirty-five (35) feet in
height.
7. Apartments, condominiums, and cooperatives shall be limited to
fifty-five(55) feet in height.
8. Apartments, cooperatives, condominiums, and other multi-family
housing shall be in substantial conformance with the design standards in
Section 1325.05 Subd. 8.
9. Housing design shall utilize a variety of building sizes, designs,
layouts, facades, and lot sizes. While housing design shall be
complementary, detached adjacent housing structures shall not use
substantially similar exterior facades, including paint colors, materials,
layouts,or designs.
D. Mixed Business. The following design standards shall apply in the Mixed
Business District:
1. The City is seeking to diversify its commercial tax base and generate
high quality jobs to create an economically sustainable development and
community. The City is seeking a corporate campus to help diversify the
City's commercial tax base and provide a mix of employment
opportunities. The City is seeking to establish a viable grouping of retail
uses to enhance long-term sustainability and create a destination for
residents and visitors.
2. Structures must be constructed from high quality, long-lasting
materials and be in substantial conformance with the design standards in
Section 1325.05 Subd. 8.
3. The total building square footage in the Mixed Business District will
be determined based on the capacity of the adjacent roadways and
intersections as determined by the required traffic study and City review
but shall not exceed 2.2 million square feet. Office Showroom and Office
Section 1320—District Provisions
Adopted:November 13,2006
Page 42 of 59
City of Arden Hills Chapter 13 Zoning Code
Warehouse shall not exceed fifteen (15%) percent of the total building
square footage in the Mixed Business District.
4. Individual retail users shall be limited to no more than fifty thousand
(50,000) square feet but two individual retail users may have a building
footprint up to one hundred thousand(100,000) square feet.
5. Structures with warehousing shall contain an office or retail
component comprising at least ten percent (10%) of the establishment's
gross floor area.
6. Service stations shall not exceed a maximum lot size of one (1) acre.
If the service station occupies more than one lot, the combined lot size
shall not exceed one(1) acre.
7. Buildings in the MB District shall be limited to sixty (60) feet in
height. Additional building height may be permitted by conditional use
permit if:
a. The additional height provides an economic benefit as determined
by the City Council;
b. The additional height does not cast a shadow on a public park
and/or open space;
c. At least fifty (50%)percent of the parking is provided in structured
parking; and,
d. The building meets a minimum of three of the building design
standards listed in Section 1320.135 Subd. 1 LA
E. Landscaping and Tree Preservation. A comprehensive landscaping and
tree preservation plan shall be completed. The plan shall include planting
designs and schedules for parks, public spaces, residential development,
commercial/industrial development, and rights-of-way.
F. Amenities in the Right-of-way. The City may require such amenities as
street lighting, sidewalks, landscaping, and other features located in the right-
of-way, including medians and boulevards, to be privately managed and
maintained by a homeowner's association, business improvement district, or
other similar entity.
G. TCAAP Property Entrance and Exit Design Enhancements. Each primary
vehicular access point to the TCAAP property shall be designed with a
gateway feature, consisting of a combination of signage, landscaping, lighting
and public art, designed to create an attractive and identifiable entrance and to
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enhance the property's overall image and appearance. Such designs shall
include the following elements:
1. Gateway signage comprised of such materials as brick, stone and
metal with landscaping around the sign. The signs shall include exterior
architectural-style lighting.
2. Enhanced landscaping near the entrance points that include trees,
shrubs and flowering plants. Landscape materials shall be grouped around
gateway signs to create a visual focal point oriented to the main entrance.
3. Pedestrian-scale ornamental street lights.
4. Public art or architectural elements that evoke the natural environment
and history of the TCAAP site. Such elements may be integrated into
gateway signage and lighting.
5. Gateway designs must demonstrate compatibility with any public
improvements, amenities, or design elements established by the City. Such
elements include, but are not limited to, lighting, signage, fencing,
pavement materials, landscape materials and street furniture.
6. Properties adjacent to the access points shall be designed so that
parking lots, trucking bays, and mechanical equipment are properly
screened from the access point.
H. Parking. The amount of parking spaces provided shall not exceed the
spaces as calculated by the requirements in Section 1325.06 Subd U. An
applicant may request a modification of the maximum allowed number of
parking spaces by submitting a study of anticipated parking demand. Parking
studies shall be prepared by a professional engineer with expertise in traffic
and parking analysis. Shared parking shall be required where feasible.
Parking structures are encouraged to reduce surface parking lots, increase
landscaping, and use the land more efficiently.
I. Bridges. Any bridges on the site or reconstructed to accommodate
development on the site shall provide bicycle and pedestrian pathways. The
bridges shall include design elements that are compatible with the
development. The design and construction of any bridge over Rice Creek
shall be coordinated with Ramsey County and respectful to the adjacent open
space.
J. Signs. Chapter 12, Sign Code, shall apply. When a parcel is developed,
the following Sign Districts shall apply:
1. District 1 shall apply to all single-family and two-family dwelling
parcels.
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2. District 2 shall apply to all multiple dwelling parcels.
3. District 4 shall apply to all commercial,retail, and industrial parcels.
Subd. 6. Transportation and Transit Component.
A. Traffic Study.
1. The City shall require a traffic analysis that is prepared by a traffic
engineer. Such analysis shall assess the impact of the development
proposal on adjoining and internal roadways and intersections as well as
on-site circulation.
2. If the traffic study indicates that a proposed project or use will have
significant impact on the existing service levels of roadways and
intersections, the City shall require a traffic management plan to mitigate
traffic impacts. Such plan may include travel demand management
strategies, use of transit facilities, or other appropriate measures to reduce
traffic congestion. Such plan may also necessitate improvements to on-
and off-site road systems and intersections. The applicant shall be
responsible for installation and expense of necessary road system
improvements and pedestrian facilities.
3. The development capacity of the property shall be limited to the
reasonable capacity of the road systems as determined by the City. The
City may limit the amount and type of development so as not to cause
undue burden on the road system.
B. Transit. The applicant shall provide opportunities for transit connections
on the property. The City may waive this component in areas if such
connections are deemed infeasible.
C. Pathways.
1. A comprehensive pathway plan for pedestrian and bicycle circulation
shall be submitted with the proposal. The development proposal shall
seek to create a walkable environment that is pedestrian and bicycle
friendly.
2. This plan shall provide an integrated network of sidewalks and trails
throughout the property that connects the residential and commercial
areas; parks; adjacent developed areas, adjacent regional trails. A trail
and/or sidewalk connection shall be integrated through the development
from the southern to the northern border in addition to the regional trail.
3. Sidewalks and trails shall be at least eight (8) feet in width and
provide adequate snow storage, subject to the approval of the Public
Works Director, in the form of a landscaped boulevard between the
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City of Arden Hills Chapter 13 Zoning Code
sidewalk or trail and the road edge. Pathways intended for both bicyclists
and pedestrians shall be at least ten(10) feet in width.
D. Streets. Streets on the TCAAP property shall be in conformance with
local, county, and State requirements. A comprehensive street plan shall be
submitted with the proposal, including a hierarchy of street types. The plan
shall be integrated with the comprehensive pathway plan and provide for
multimodal access throughout the TCAAP area. Roads designated as primary
streets shall incorporate a "complete streets" approach that provides for the
movement of pedestrians,bicyclists and transit vehicles as well as motorists.
Subd. 7. Park, Recreation, Pathways, and Open Space Component.
i
A. Park, Recreation, Pathway, and Open Space Needs. In order to meet the
needs of the development and population on TCAAP, the applicant shall
dedicate developable land to create an integrated, park, recreation, pathway
and open space system that is open to the general public. Private landscaping;
private pathways; and rights-of-way, including landscaped medians and
boulevards shall not count toward the park, recreation, pathway, and open
space requirement. The park dedication requirement shall be based on the
total acreage of former TCAAP property made available for sale by the
General Service Administration, on behalf of the United States Army. The
area made available for sale may exceed the combined area of the Mixed
Business and Mixed Residential Zoning Districts. The park dedication
requirement shall be as follows based on the total sale area:
Park Dedication Requirement
Total Sale Park Dedication
Acres Requirement
up to 450 10%
450-469 14%
470-489 17%
490-509 21%
510-529 24%
530-549 27%
550-584 30%
585+ 34%
In lieu of the dedication of the land for recreational purposes,the City Council
may require the developer to pay to the City, as an equivalent contribution, an
amount in cash equal to the percentage of the land required to be dedicated,
multiplied by the fair market value of land remediated to MPCA Tier II
Residential SRV. The park dedication may be divided between a land
dedication and cash contribution at the discretion of the City.
B. Park, Recreation, Pathway and Open Space Plan. A park, recreation, and
open space plan shall be prepared to serve the needs of the development,
including a capital improvement plan and maintenance costs. The amenities
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it
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City of Arden Hills Chapter 13 Zoning Code
within the plan shall be incorporated into the MR and MB areas to meet the
needs of the development.
1. The plan shall include at least one central community park of 20 acres
with the following features:
a. A water feature designed to hold standing water, which may also
be used for stormwater management at the discretion of the City.
b. At the ordinary water level of the water feature, it shall occupy at
least twenty-five (25%) percent of the total area of the park but shall
not exceed fifty(50%)percent of the total area of the park.
c. A continuous system of publicly accessible trails shall occupy the
perimeter of the park and water feature.
d. The park shall include a community gathering space such as a
plaza, courtyard,band shell, or other similar amenity.
e. At least twenty-five (25%) percent of the perimeter of the water
feature shall have a maintained shoreline that compliments or is
connected to the community gathering space. A maintained shoreline
may include manicured vegetation and/or an improved surface. The
remaining shoreline may include a natural vegetative buffer and/or
other natural materials.
2. The plan shall include at least four(4) additional parks of at least two
acres in size.
3. The parks shall be integrated into the development and connected
with trails and sidewalks.
4. Stormwater requirements, such as ponding and infiltration areas, shall
not count toward the park, recreation, pathway, and open space needs,
unless, at the sole discretion of the City, the area is incorporated as a
design feature of the park or open space and is available for public use.
The developer shall remain responsible for maintaining stormwater
facilities.
5. The parks shall provide amenities such as, but not limited to, picnic
shelters, play structures, benches, walking/bike paths, ball fields, tennis
courts,and basketball courts as approved by the City.
6. The plan shall dedicate land to complete a one hundred and fifty
(150) foot wide Ramsey County South Regional Trail corridor along the
eastern property line in any location where the trail corridor width is less
than one hundred and fifty(150) feet.
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City of Arden Hills Chapter 13 Zoning Code
C. Dedication to the Public. The City reserves the right to require all or a
portion of the park, recreation, pathway, and open space system to be
dedicated to the public. The City may require all or a portion of the system to
be privately managed and maintained by a business improvement district,
homeowners association, or other similar organization as approved by the
City,provided that the system remains open to the general public.
D. Environmental Remediation. Prior to the City accepting any dedicated
land for park and open space uses, the applicant shall complete the
environmental remediation to levels acceptable for recreational uses as
regulated by the Minnesota Pollution Control Agency(MPCA). The applicant
shall provide the City with a Certificate of Completion, Development
Completion letter, or similar document provided by the MPCA if remediation
is necessary.
Subd. 8. Utilities Component.
A. All utilities, including electric and cable utilities, shall be installed
underground.
B. Electrical substations shall be substantially screened from adjacent
properties.
Subd. 9. Alternative Urban Areawide Review Component. The applicant shall
complete an Alternative Urban Areawide Review (AUAR) prior to approval of the PUD
Master Plan. The AUAR shall be completed in accordance with requirements set by the
Minnesota Environmental Quality Board and other applicable agencies.
Recommendations provided by the final AUAR shall be incorporated into the PUD
Master Plan unless otherwise waived by the City.
Subd. 10. Environmental Review and Remediation Component.
A. A Response Action Plan shall be prepared that can accommodate the
proposed land uses. The plan shall meet all Minnesota Pollution Control
Agency (MPCA), United States Environmental Protection Agency(EPA), and
any other applicable agency's requirements. The plan shall include a financial
surety that is subject to City approval that ensures that the entire property is
remediated to the required standards within a specific timeline as determined
by the MPCA and the City. The PUD Master Plan shall not be approved until
approval of the environmental remediation plan by the applicable regulatory
agencies.
B. Environmental remediation of the TCAAP property in a timely manner is
a top priority to the community to ensure that the health, safety,and welfare of
current and future residents are protected. The PUD Master Plan shall include
a detailed timeline and action steps to complete the Response Action Plan. A
PUD Master Plan that selectively uses uncontaminated areas and ignores
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City of Arden Hills Chapter 13 Zoning Code
contaminated property shall not be approved. Failure to comply with the
Response Action Plan and associated remediation timeline may result in
revocation of the PUD Master Plan and subsequent PUD Final Plans as
determined by the City Council.
C. No activity or operation shall be established or maintained that by reason
of its nature or manner of operation will cause the emission of noise, odor,
toxic or noxious fumes, smoke, dust or particulate matter in such
concentrations as to be detrimental to or endanger the public health, welfare,
comfort or safety, or cause injury to property or business.
D. The PUD Master Plan shall comply with all Rice Creek Watershed
District(RCWD) requirements. Final PUD reviews shall not be exempt from
changes to RCWD regulations.
E. The United States Army operates a network of wells, underground pipes,
and a treatment plant to remediate the groundwater contamination. This
groundwater treatment must be able to continue along side any
redevelopment. Any proposed changes to the monitoring wells and/or
groundwater treatment infrastructure shall be subject to approval by the EPA,
MPCA,and the United States Army.
F. The applicant shall enroll in the MPCA's Voluntary Investigation and
Cleanup (VIC) program and the MPCA's Petroleum Brownfields Program
(PBR). A Response Action Plan (RAP) that is approved by the MPCA shall
be submitted prior to the City issuing any building permits or approving any
subdivisions. The applicant shall provide a Certificate of Completion from
the VIC program and Development Completion letter from the PBR prior to
the issuance of the Certificate of Occupancy by the City for each stage of
development or building as deemed appropriate by the City and MPCA.
G. The developer shall comply with any federal and state land use restriction
for the site.
Subd. 11. Environmental Sustainability Component. The PUD Master Plan shall
incorporate green building and design principles where feasible, and shall meet the
following requirements:
A. Building design. Buildings that are greater than ten thousand (10,000)
square feet in gross floor are and are occupied by any business that is part of a
group of ten or more businesses dong business in Minnesota or nationally
shall incorporate at least two of the features in the following section. All new
buildings over fifteen thousand (15,000) square feet in gross floor area shall
incorporate at least two of the features in the following section. All buildings
with 15,000 or fewer square feet in gross floor area, including residential
units, are recommended to meet these building requirements.
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1. Daylighting of building interiors, using window placement, skylights,
solar tubes, and similar techniques; use of energy efficient, Dark Sky-
compliant outdoor lighting for all outdoor building and site lighting.
2. Meeting a green building performance standard such as LEED, B3,
EnergyStar,passive design,or other standard at the City's discretion.
3. Incorporation of renewable energy features, including solar, wind
energy or geothermal systems, into the building or site. This may include
using the Army's water treatment process to develop geothermal energy
generation capability and/or the use of land and buildings for solar or wind
energy generation.
4. Energy Efficiency: A minimum of a thirty-five(35%)percent increase
in overall building energy efficiency as compared to the Minnesota Energy
Code. Energy efficiency is to be defined by the use of purchased
(generated or refined at a separate site) or on-site-generated fuels
consumed per square foot of occupied space. Calculations can take into
account the use of the following:
a. On-site generated renewable energy, including photovoltaic, wind,
or hydro generation of electricity; passive solar systems using solar heat
or light; geothermal source; or other use of renewable fuels displacing
the use of non-renewable fuels in the building's systems.
b. Efficiency of all building mechanical systems that burn, convert, or
transform the energy in natural gas, electricity, oil, coal, steam, or
purchased heat or cold in any form.
c. Calculations shall not include manufacturing or mechanical
processes for which the State of Minnesota has not set a minimum
standard.
B. Stormwater management. Low-impact development techniques shall be
employed within each phase of the PUD Master Plan, to include, but not
limited to:
1. Use of rain gardens and other methods for bioretention of stormwater
runoff.
2. Use of bioswales and similar features designed to trap pollutants and
silt in runoff.
3. Integration of green roofs and roof gardens on buildings where feasible
to control rainwater and other benefits.
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4. Use of pervious pavement for parking areas, walkways, plazas and
other paved surfaces.
5. Development of internal courtyards with plants and water features.
6. Design of stormwater collection areas as park features and public
amenities.
C. Outdoor lighting. All street lighting and lighting of walkways and public
areas shall be Dark Sky-compliant and energy efficient(LED or equivalent).
Subd. 12. Contractual Component. The City shall prepare the necessary development
agreement or contracts for the PUD Master Plan. The applicant shall submit agreements
or contracts affecting the owner or owners of individual units or of the entire project
proposed under the PUD Master Plan, such as homeowners' agreements, business
improvement areas,and covenants.
Subd. 13. Financial and Resources Component
I
A. The applicant must demonstrate that the tax base of the redevelopment
will support the long-term maintenance of the on-site infrastructure and
support City services including, but not limited to, police, fire, inspections,
and maintenance of roads and parks. The City shall require a detailed pro
forma that shall be updated with each PUD Final Plan to ensure that the
development is supporting the services and infrastructure required for the
development.
B. The applicant shall be responsible for all costs related to studies,
consultants, and City staff time needed to facilitate the review of the
application. The City reserves the right to select or reject any consultant.
C. All development and permitting fees in the City's fee schedule apply,
including the Metropolitan Council's and Arden Hills' sewer access charge
and water access charge.
Subd. 14. Construction Staging Component. A construction staging plan shall include a
map or maps setting forth the proposed chronological order of construction relating each
proposed use and structure to the construction of the various services and facilities
specified in the master plan, including but not limited to transportation improvements and
park and open space improvements. The staging plan shall include estimated completion
dates and shall specify the proposed order of request for utility release or authority to
occupy completed structures so as to provide a basis for determining the adequacy of the
related services and facilities for each separate construction stage. The construction
staging plan shall reference and coordinate with the required Response Action Plan and
timeline in Section 1320.135 Subd. 10A&B. Failure to comply with the construction
staging plan may result in revocation of the PUD Master Plan and subsequent PUD Final
Plans as determined by the City Council.
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Subd. 15. Subdivision Component.
A. Each subdivision shall contain a descriptive statement of the principles
governing the proposed subdivision of land, including lot design for various
proposed land uses. Each subdivision request shall include all of the
documentation necessary for preliminary plat approval as found in the
Subdivision Ordinance of the City of Arden Hills. This component shall be in
sufficient detail so that it can serve as the basis for determining the conformity
of any PUD Final Plan to the PUD Master Plan.
B. No subdivisions shall be approved until the PUD Master Plan is approved.
C. No subdivision that isolates an area due to environmental remediation
needs or requirements shall be approved.
D. Each subdivision shall comply with the Response Action Plan (RAP) and
remediation requirements in Section 1320.135 Subd. 10, Environmental
Review and Remediation Component. Each subdivision shall require a
financial surety to ensure that the environmental remediation is completed in
conformance with the approved (RAP) or other environmental remediation
requirements as determined by the City and the Minnesota Pollution Control
Agency(MPCA).
Subd. 16. Planned Unit Development(PUD)Final Plan.
A. Purpose. The purpose of the PUD Final Plan is to implement and ensure
conformity with the PUD Master Plan. Each stage of the PUD Master Plan
shall require a PUD Final Plan before development.
B. Procedures. The applicant for a PUD Final Plan approval of a specific
stage of the PUD Master Plan shall complete and submit to the zoning
administrator an application on forms provided by the administrator, including
all application fees and escrows. Other applications such as preliminary plat,
final plat, and conditional use permit may also be required. The applicant
shall provide the following:
1. A written statement describing the proposed development in the PUD
Final Plan application.
2. The proposed starting and completion dates for the construction and
any required environmental remediation.
3. The applicant shall submit documentation demonstrating that the PUD
Final Plan is in conformance with the PUD Master Plan and each of the
components in Section 1325.135 Subdivisions 5 through 15.
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C. Land Use Application Complete. The PUD Final Plan application shall be
considered complete once all required application and documentation required
in Subdivisions 5 through 15 are submitted and deemed complete by the City.
D. Development Agreement and Bonding.
1. A development agreement and corporate surety are required at the time
of PUD Final Plan approval by the City Council to assure that all
improvements to be constructed as part of the approved PUD Final Plan
and any required environmental remediation are completed in accordance
with the terms and conditions of such plan, or each stage thereof as
outlined in the construction staging component. The bond shall guarantee
in a penal sum equal to one hundred twenty-five (125) percent of the cost
of such improvements as estimated by the City. The development
agreement and bond shall be filed with the administrator no later than
sixty(60) days after PUD Final Plan approval.
2. The development agreement may provide for several bonds covering
separate aspects of the PUD, the aggregate of which shall total one
hundred twenty-five (125) percent of all the improvements to be
constructed and completed by the applicant pursuant to the approved PUD
Final Plan. In this case, each bond required by the development
agreement shall be filed no later than sixty(60) days after PUD Final Plan
approval. It may also require guarantee bonds in the penal sum of one
hundred (100) percent of the cost of completed improvements, as
estimated by the City Engineer to guarantee such improvements for
whatever lengths of time are specified therein. The release of any bond or
any portion thereof shall either be governed by the terms and provisions of
the development agreement or shall be based upon the recommendation of
the City Engineer or City Planner and approval by the City Council.
3. If the applicant fails to enter into a development agreement and to file
the corporate surety bond with the administrator by the expiration of the
sixty day period, the PUD Permit, Final Plat (if any) and approved PUD
Final Plan shall be deemed void, nullified and revoked unless an extension
is requested in writing by the applicant and for good cause granted by the
City Council.
E. Park and Open Space Dedication and Covenants.
1. To ensure that any park, open space, recreational areas, common areas
and the like that are proposed to be owned and maintained by a
homeowners' association, business improvement district, or other similar
association are properly maintained for their approved uses, the City
Council may require that the applicant execute and grant to the City
easements and covenants over such areas within sixty (60) days after the
City Council has made such requirements.
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City of Arden Hills Chapter 13 Zoning Code
2. If the applicant fails to execute the open space easements and
covenants and to file the same with the administrator by the expiration of
the sixty(60) day period, the PUD Permit, Final Plat, if any and Final Plan
shall be deemed to be void, nullified and revoked unless an extension has
been required in writing by the applicant and for good cause granted by
the City Council.
1320.14 Planned Unit Development(PUD) Overlay District.
Subd. 1 General Purpose. The Planned Unit Development (PUD) District promotes
the development of land in a unified manner by treating the entire development as a
single entity and relaxing the strict application of standard zoning and subdivision
requirements, in exchange for a project that better forwards the goals and purpose of the
City's Comprehensive Plan. The purpose of the PUD process is to achieve a higher
quality, better project than would otherwise be possible if the strict application of the
zoning and subdivision requirements were met. While PUD's may be allowed in any
district,they are required for some types of development in certain districts.
Subd. 2 Applicability. The PUD District is an overlay zoning technique, whereby the
basic underlying zoning district establishes the basic allowable uses and the general
standards for development and the approved PUD plan establishes the specific
regulations for development and shall govern and take precedence over the underlying
Zoning District regulations. If a zoning change is required to accommodate the uses or
general intensity of development in the PUD, an application for a Zoning District change
shall be made concurrently with the PUD application and, if approved, the Zoning Map
shall be changed both as to the underlying zoning district and designation as a PUD
district.
Subd. 3 General Procedure.
A. Applicant shall meet with City Staff to clarify and determine PUD
requirements and discuss applicant's development concept.
B. Applicant shall submit PUD Concept Plan to the City(Optional).
C. Applicant is encouraged to have community meetings where appropriate
(Optional).
D. Applicant shall submit PUD Master Plan to City.
E. Planning Commission conducts public hearing(s) on the PUD Master Plan
and make a recommendation to the City Council.
F. City Council may conduct additional hearings and take action on the PUD
Master Plan.
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City of Arden Hills Chapter 13 Zoning Code
The development agreement and bond shall be filed with the administrator
no later than sixty(60)days after PUD Final Plan approval.
2. The development agreement may provide for several bonds covering
separate aspects of the PUD, the aggregate of which shall total one
hundred twenty-five (125) percent of all the improvements to be
constructed and completed by the applicant pursuant to the approved PUD
Final Plan. In this case, each bond required by the development
agreement shall be filed no later than sixty (60) days after PUD Final Plan
approval. It may also require guarantee bonds in the penal sum of one
hundred (100) percent of the cost of completed improvements, as
estimated by the City Engineer to guarantee such improvements for
whatever lengths of time are specified therein. The release of any bond or
any portion thereof shall either be governed by the terms and provisions of
the development agreement or shall be based upon the recommendation of
the City Engineer or City Planner and approval by the City Council.
3. If the applicant fails to enter into a development agreement and to file
the corporate surety bond with the administrator by the expiration of the
sixty day period, the PUD Permit, Final Plat (if any) and approved PUD
Final Plan shall be deemed void,nullified and revoked unless an extension
is requested in writing by the applicant and for good cause granted by the
City Council.
I
D. Park and Open Space Dedications and Covenants.
1. To ensure that any park, open space, recreational areas, common areas
and the like that are proposed to be owned and maintained by a
homeowners' association, business improvement district, or other similar
association are properly maintained for their approved uses, the City
Council may require that the applicant execute and grant to the City
easements and covenants over such areas within sixty (60) days after the
City Council has made such requirements.
I
2. If the applicant fails to execute the open space easements and
covenants and to file the same with the administrator by the expiration of
the sixty(60) day period,the PUD Permit, Final Plat, if any and Final Plan
shall be deemed to be void, nullified and revoked unless an extension has
been required in writing by the permittee and for good cause granted by
the City Council.
Section 1320—District Provisions
Adopted:November 13,2006
Page 59 of 59
Attachment
Draft Market Analysis for the TCAAP
Site — Executive Summary
EN HILLS
January 28, 2013, Regular City Council Meeting
DRAFT
A Market Potential Analysis for the TCAAP Site
in Arden Hills, Minnesota
Prepared for:
Ramsey County
St. Paul, Minnesota
January 2013
xfield
Research Inc.
1221 Nicollet Mall
Suite 218
Minneapolis, MN 55403
612.338.0012
DRAFT
EXECUTIVE SUMMARY
Purpose and Scope of Study
• Maxfield Research Inc. was engaged by Ramsey County (the "Client") to conduct an analysis
of the market potential to develop various uses on a portion of the property generally re-
ferred to as the Twin Cities Army Ammunition Plant(TCAAP) Site in Arden Hills, Minnesota.
Uses evaluated include housing, commercial, and industrial.
• The scope of this study includes: a site evaluation; an analysis of the demographic and
economic characteristics of the Market Area; a review of rental market conditions in the
area; a review of the for-sale housing market; a senior housing supply and demand analysis;
an analysis of the development potential for commercial uses (retail, office, and hotel); and
an assessment of the demand for industrial space.
Site Analysis
• The Site location within the Metro Area can be reached within a 30 minute drive time from
much of the Metro Area, and both Downtown Minneapolis and Downtown St. Paul can be
reached within a 15-minute drive. The subject property has several other positive attrib-
utes that make it an attractive location for redevelopment. The property is one of the larg-
est tracts of undeveloped land near the Metro core and has convenient access to 1-35W and
interstate highway network. It is situated along a major north-south commuter route with
heavy traffic volumes on 1-35W and the surrounding road network. Solid household growth
is projected in the market area and there are several large employment centers located
nearby. Additionally,the property contains many natural amenities and features.
• Some environmental remediation will be required which could negatively impact the
marketability of the Site as a location for residential development. In addition, some exist-
ing infrastructure (monitoring wells, pump station) will need to remain in place or be relo-
cated on the Site which could hinder the overall design and layout of development on the
property.
Demographic Analysis
• As of 2010, the PMA contained 305,567 people and 120,199 households. Between 2000 and
2010, the population increased +5.8%while the number of households grew by+7.6%, sug-
gesting a trend to shrinking household sizes. Within the PMA,the average household size
has decreased steadily over the years. In 1990, the average household size was 2.71 per-
sons per household. This number declined to 2.59 in 2000 and 2.54 in 2010, representing a
decline of-6.1%from 1990 to 2010. This trend is an indication of an aging household base.
The City of Arden Hills was an exception, as the number of persons per household increased
modestly, from 3.17 in 1990 to 3.23 in 2010.
MAXFIELD RESEARCH INC. 1
DRAFT
EXECUTIVE SUMMARY
• By 2020, the PMA is projected to add another 21,135 people (+6.9%) and 8,515 households
(+7.1%). The majority of the population and household growth is expected to occur in
Blaine and Lino Lakes where there is more land available for development. Redevelopment
of aging areas in established communities like Roseville and New Brighton into higher-
density residential uses will generate some household and population growth in these fully-
developed cities. In addition, the TCAAP Site in Arden Hills will likely capture a substantial
portion of this growth.
• The greatest growth is predicted to occur among the older adults in the Market Area. Aging
of baby boomers will generate growth in all cohorts age 55 or greater over the next five
years, particularly the 65 to 74 age group, suggesting that there will be a growing oppor-
tunity for retail goods and services catering to these age groups.
• In the PMA, 24%of all households rented in 2010, giving it a rental rate that was slightly
lower than the SMA (31%of households rented in 2010) and the Metro Area (30%rented).
The percentage of PMA renter households increased for all age cohorts between 2000 and
2010 as the total number of renter households residing in the PMA grew approximately 13%
during the decade. The number of owner-occupied households grew roughly 6%. In the
PMA, the 45 to 54 and 55 to 64 age cohorts experienced the largest increase in the number
of renters. These increases were due, in large part, to the bursting of the housing bubble
which pushed many occupants out of home ownership and into rental units.
Employment Trends
• In light of the economic recession, between 2000 and 2010, employment declined by-8,182
jobs in the PMA. Arden Hills experienced a slight gain in employment during the decade,
adding 76 jobs. Between 2010 and the second quarter of 2012, the PMA has gained over
5,500 jobs. Much of the job growth occurred in the Professional and Business Services sec-
tor and the Trade,Transportation, and Utilities industry sector.
• Solid job growth is expected in the Market Area between 2010 and 2020. The PMA is
projected to experience a 13.9%gain during the decade while SMA employment is expected
to increase by 10.1%. Employment in the Twin Cities Metro Area is projected to expand by
12.0%. The PMA is expected to outperform the surrounding areas during the decade as
jobs lost during the past decade are replaced and employers become increasingly attracted
to the large existing labor pool and convenient access to the major transportation corridors
located in the area.
• Arden Hills is a strong importer of workers as a significantly higher number of nonresidents
commute into the City for work. Over 14,600 workers come into Arden Hills for employ-
ment while nearly 3,600 leave. Arden Hills experiences Net Job Inflow of 11,069.
MAXFIELD RESEARCH INC. 2
DRAFT
EXECUTIVE SUMMARY
Housing Market Analysis
• The total number of residential units permitted declined steadily from 2005 to 2009 after
reaching a peak of 2,469 units in the PMA in 2004. Detached single-family homes have
been the most common housing type developed in the PMA since 2000, representing 51.4%
of all units permitted. Multifamily units represented 27.7%of all residential construction
activity while townhomes represented 20.9%of all units permitted.
• The equilibrium vacancy rate for rental housing is considered to be 5.0%. This allows for
normal turnover and an adequate supply of alternatives for prospective renters. During the
3rd Quarter 2012, the vacancy rate was 2.7%in the Twin Cities Metro Area. The Arden
Hills/Shoreview submarket had a vacancy rate of 3.2%while the other PMA communities
had a vacancy rate of 2.5%. In effect, the overall supply of rental housing in the Market Ar-
ea is below the adequate level to meet demand.
• We estimate that a general occupancy market rate rental development on the subject
property could capture approximately 10%and 15%of the total demand in the Market Ar-
ea. We anticipate that the subject property could support approximately 423 to 634 units
of new market rate general occupancy rental housing between 2012 and 2017.
• The 2012 median sale price across the PMA was$175,686, higher than Anoka County
($152,000), Ramsey County($141,100), and the Twin Cities ($167,900). Between 2007 and
November 2012, the median price declined -24.5% in the PMA, compared to a -28.3%de-
cline in Anoka County, -32.5%in Ramsey County, and -25.4%in the Twin Cities. It appears
that pricing for single-family detached homes is recovering, as the 2012 median sales price
is higher than the 2011 median in nearly every community comprising the PMA, although
prices are still down significantly from 2007. Multifamily housing has not experienced the
pricing recovery that is occurring in the single-family market as prices in several communi-
ties continued to decline in 2012.
• Due to the Site's desirability as a residential location, we estimate that the subject property
could capture roughly 15%to 20%of the PMA demand and 10%of the demand from the
SMA, equating to a total of 271 to 350 single-family units and 116 to 150 multifamily units
supportable on the Site between 2012 and 2017.
Senior Housin g Y Market Analysis
• A growing older adult and senior population should maintain long-term demand for senior
housing alternatives in the PMA, although pending growth in the supply of senior housing in
the PMA will limit demand growth between 2012 and 2017.
MAXFIELD RESEARCH INC. 3
DRAFT
EXECUTIVE SUMMARY
• There appears to be pent-up demand for 422 active adult rental units in the PMA. Based on
a capture rate of 15%to 20%, we estimate that the subject property could support between
63 and 84 active adult rental units in 2012, increasing to a range of 66 to 88 active adult
rental units in 2017. Due, in large part, to the large supply of active adult ownership units in
the PMA, we found little demand for new active adult ownership housing.
• There is currently demand to support an additional 32 to 42 congregate and 47 to 63
assisted living units on the Site in 2012, with little change in demand expected by 2017. We
also find demand for 47 to 62 memory care units. By 2017, memory care demand is ex-
pected to grow to between 52 and 69 units.
Retail Market Analysis
• Because of the relatively large size of the PMA and the Site's location within the PMA along
1-35W and Highway 10, we estimate that the subject property could capture roughly 15%to
20%of the growth in retail demand, resulting in demand from PMA households for approx-
imately 195,000 to 259,000 square feet of retail space between 2012 and 2020.
• Total leakage of retail expenditures (including food and drink) from the PMA was estimated
to be at 14%, indicating a substantial loss of potential retail sales. The subject property will
likely attract stores in the retail categories where there is existing leakage. By dollar vol-
ume, retail leakage was greatest in Automobile Dealers, Grocery Stores, Food Services and
Drinking Places, and General Merchandise Stores. Retail businesses with the greatest po-
tential are community/neighborhood-oriented retailers serving the local population, such as
grocery,full-service restaurants, and health and personal care stores. Because many big
box retailers are already located in the trade area, the potential to draw a big box store to
the Site unless there is limited competition may be difficult.
• While exhibiting signs of improvement, the local retail market has not yet fully-recovered
from the recession. As such, the demand for retail on the Site will not likely be realized until
the second half of the decade.
II
Office Market Analysis
• We estimate that the subject property could capture roughly 10%to 15%of the growth in
total office demand based on its location in the PMA and the characteristics of the sur-
rounding area, resulting in demand for between 138,000 square feet and 207,000 square
feet of office space between 2012 and 2020.
• Because of the relatively high office vacancy rate in the submarket surrounding the TCAAP
Site,we do not anticipate much demand for new office development in the short-term.
MAXFIELD RESEARCH INC. 4
D Rx A F
EXECUTIVE SUMMARY
Sustained job growth in the Market Area will be needed to generate the demand necessary
to absorb the existing vacancy in the market. We expect that market conditions will sup-
port a new office development on the Site during the second half of the decade.
• The most likely target markets for office space on the Site would be businesses in the
industry sectors that are projected to grow and have an existing presence in the Market Ar-
ea. The PMA has a large employment base in the Professional and Business Services sector
as well as the Education and Health Services industry, both of which are expected to experi-
ence substantial growth by 2020. In addition to traditional multi-tenant office space, the
Site would also likely be an attractive location for a corporate campus as well as less-
traditional office users such as governmental agencies and medical services.
Hotel Market Analysis
• According to published data, the Minneapolis-St. Paul Metro Area has experienced flat
occupancies over the past year (58.2%), but experienced growth in average daily rates
(ADR) and in revenue per available room. Generally, a 65%occupancy rate is considered
the equilibrium for a hotel to be profitable.
• Due to the Site's close proximity to several major employers and employment centers, as
well as the National Sports Center in Blaine, the subject property would likely be a suitable
location for a hotel. The development of additional retail and entertainment uses on the
Site would increase the attractiveness of the Site to a hotel operator. There appears to be a
market from leisure travelers, but the ability to support a hotel on the site is going to be
dependent on the ability to attract weekday business which will come from developing of-
fice and industrial uses that will have business travelers requiring overnight hotel space.
Also, there are several large employers in the surrounding area, such as Medtronic, Land
O'Lakes, and Deluxe,which will likely generate demand for overnight hotel stays from busi-
ness travelers.
Industrial Market Analysis
I
• Due to the Site's access to Highway 10 and 1-35W and the central location of the property
within the Northeast industrial submarket, we project that the TCAAP Site could capture
approximately 400,000 to 445,000 square feet of industrial space on the property.
I
• Bulk Warehouse properties with 32-foot clear height ceilings appear to be in highest de-
mand currently and forecasted job growth in the Transportation and Warehousing subsec-
for will continue to support demand for this product type. Functionally well-designed Office
Warehouse facilities that have 24-foot or higher clear height ceilings, are energy efficient,
have ample parking and good lighting are also in demand.
MAXFIELD RESEARCH INC. 5