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HomeMy WebLinkAbout4-7-10 PC Minutes Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WORKSESSION WEDNESDAY, APRIL 7, 2010 7:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Clayton Larson called to order the Planning Commission Worksession meeting at 7:40 p.m. ROLL CALL Present were: Chair Clayton Larson, Commissioners Roberta Thompson, Elizabeth Modesette, Daniel Reiff, Angela Hayne, Clayton Zimmerman and Andrew Holewa Absent: None. Also present was: Community Development Director, James Lehnhoff and City Planner I, Meagan Beekman APPROVAL OF AGENDA – APRIL 7, 2010 The Agenda was approved as presented. PLANNING TOPICS A. TCAAP Zoning Project Community Development Director Lehnhoff reviewed that staff was seeking additional input on the draft TCAAP zoning regulations. Council authorized staff to contract with the Cuningham Group for planning and legal services to assist in the preparation of the TCAAP zoning regulations. The draft regulations are intended to generate discussion and lead to the adoption of a zoning code for the TCAAP site prior to the public auction. He th explained the Council would be meeting to discuss the zoning regulations on April 12 thth and April 26. The PTRC would discuss this information on April 27. Zimmerman questioned if the regulations should speak specifically to the demolition of property on the TCAAP site. Community Development Director Lehnhoff stated demolition will occur as part of the MPCA remediation and will be required. ARDEN HILLS PLANNING COMMISSION WORKSESSION – APRIL 7, 2010 2 B. TCAAP Zoning Project (continued) Zimmerman encouraged the City incorporate a community magnet into the TCAAP development whether this be through a theater, nature center, museum, or community center. Community Development Director Lehnhoff reviewed that through the negotiations with Ryan Companies this could have been possible, but with the public auction, the City would have to establish a TIF district. Zimmerman indicated he would like to see the City pursue a wind farm on the TCAAP site. Community Development Director Lehnhoff explained the consultant would be addressing several green options on the site and this issue would need to be addressed further. Chair Larson questioned if the TCAAP site was platted in any way. Community Development Director Lehnhoff stated the TCAAP site has no property lines at this time. The Army can subdivide the property, but will have 585 acres sold as one parcel at public auction this June. Chair Larson asked if the railroad easement would be sold along with the other TCAAP property. Community Development Director Lehnhoff indicated the Ramsey County Railroad Authority was not interested in the easement at this time. The access would remain as is. Chair Larson felt the number of potential purchasers for the TCAAP site was very limited given the need for remediation. Community Development Director Lehnhoff stated Ryan Companies completed a great deal of testing on the TCAAP site. This information was available on the GSA website along with all of the Army’s data. This provided a guide to potential buyers. Holewa indicated there was some concern for the placement of affordable housing on the TCAAP site. Community Development Director Lehnhoff stated the City could consider placing affordable housing on the site and offer TIF, but no decisions have been made at this time. Holewa stated the walkability of the development was stressed in the zoning regulations. He stated if the development was arranged as such, it could limit the use and flow of traffic through the area. Modesette suggested the low income housing and townhome style housing percentages or allowed density be clarified within TCAAP so as not to be construed city-wide. Reiff questioned if the TCAAP site would be developed through a master plan with one developer, or develop the site over time with phases. Community Development Director Lehnhoff stated the City anticipates that the developer would come to the City and work through a master plan for the property. He indicated this could take 15-20 years with stages of development. The property could be subdivided by the purchaser for development by other companies. ARDEN HILLS PLANNING COMMISSION WORKSESSION – APRIL 7, 2010 3 B. TCAAP Zoning Project (continued) Chair Larson questioned why the big box retail was being considered at this time. Community Development Director Lehnhoff stated the EDC did discuss this issue and explained that a single big box would assist the City in anchoring retail development and would then assist smaller retail stores. Reiff asked if the site would allow for a corporate campus. Community Development Director Lehnhoff indicated the site did have a corporate campus within the plans with Ryan Company and explained the market would drive the need for this use. Modesette questioned how many new homes were being proposed for the TCAAP site. Community Development Director Lehnhoff stated this would not exceed 1,500 homes. He indicated the Council continues to discuss density issues for the site. At this time, the City had approximately 2.2 units per acre which was low for a second ring suburb. Chair Larson requested further clarification on the language discussing “same exterior design” as they were not in favor of having neighboring properties with the same design and foot plan. City Planner Beekman stated the City would like to create cohesiveness within the development without having it being tacky. She stated the City would have to work to create a variety of finishes, exterior facades, porches, etc. to create a variety of home styles. Scott asked for clarification on the TCAAP entrances and exits. Community Development Director Lehnhoff indicated the discussion came out of the Ryan plan from the Council. He explained the City wants to see a landscaped entrance. The Commission discussed trail connections throughout the TCAAP site. Community Development Director Lehnhoff stated he anticipates a trail connection at County Road H to Mounds View. In addition, there could be a trail over Rice Creek towards a corporate campus. City Planner Beekman explained the City would like to have trail plans written into the TCAAP site for future bridges in order to avoid costly bridge expansions in the future. Community Development Director Lehnhoff stated a traffic study would have to be completed before development could occur on the site. He reviewed that Ramsey County was seeking a 30 acre trail corridor to connect Highway 96 to the Rice Creek North Regional Trail. Zimmerman noted the language addressing pathways, trails and sidewalks did not make sense at this time. Community Development Director Lehnhoff explained trails and sidewalks within City right-of-way would not count towards park dedication requirements. City Planner Beekman suggested this language read, “landscaping, medians, boulevards, trails, sidewalks and other similar facilities on private property or within the right-of-way shall not count towards the park dedication requirement”. The Commission was in favor of this correction. ARDEN HILLS PLANNING COMMISSION WORKSESSION – APRIL 7, 2010 4 B. TCAAP Zoning Project (continued) Thompson questioned if the utilities for the TCAAP site would be above or below ground. City Planner Beekman most new developments are below ground, it was standard to bury the utilities. Community Development Director Lehnhoff stated the environmental review and remediation portion of the zoning code has been commented on by the MPCA. He welcomed any further ideas but stated it was largely a legal issue. Scott asked if the remediation would be required to be done up front or could it be completed in stages. Community Development Director Lehnhoff commented he wasn’t sure how this would be completed and that it could vary greatly depending on who purchases the site. City Planner Beekman indicated the purchaser would not receive the title on the property until the site was cleaned to industrial standards. In areas of residential construction, the site would have to be cleaned to those standards, prior to receiving any building permits. Chair Larson questioned if the wells would remain on the site. Community Development Director Lehnhoff indicated the pumping wells and water treatment plant would remain for testing. The Army would retain responsibility for the ground water remediation. He explained the developer would have to build around the pumping wells as the Army would need continued access. Modesette asked if the City knew when the water remediation would be completed. Community Development Director Lehnhoff projected the wells to run another 30 to 40 years. Holewa asked if the City could use the existing water system for the TCAAP development. Community Development Director Lehnhoff indicated this has been discussed, along with water features and geothermal heating and cooling. Chair Larson questioned how the County trail easements, City trails and a potential water feature would affect the development economically. Community Development Director Lehnhoff stated the County land would be transferred prior to the auction and bids would be changed accordingly. Park dedication would be set at a percentage, around 10%, which was common with all developments. This information would be available prior to the public auction as there would be an economic impact to meet the City’s park dedication. Scott requested staff review the timeline for the zoning code regulations for the Planning Commission. Community Development Director Lehnhoff reviewed the timeline in detail stating staff would like to have the documentation approved prior to the public auction at the end of June. The Planning Commission would hold a public hearing and adopt the regulations in early June. ARDEN HILLS PLANNING COMMISSION WORKSESSION – APRIL 7, 2010 5 B. TCAAP Zoning Project (continued) Community Development Director Lehnhoff noted there would be a Community-Wide TCAAP Meeting on April 20, 2010, from 6:30-8:00 p.m. at the Ramsey County Public Works Facility. ADJOURN Chair Larson moved to adjourn the April 7, 2010, Planning Commission Meeting at 9:03 p.m. The motion carried unanimously (7-0).