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07-10-13-PC
1245 W Highway 96 Clayton Larson -- Andy Holewa Sam Scott Roberta Thompson www.cityofardenhills.org Vacant Janet Stodola (Alternate) Dave McClung Arden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well-maintained infrastructure, fiscal soundness, and our long-standing tradition as a desirable City in which to live, work, and play. CALL TO ORDER APPROVAL OF THE AGENDA APPROVAL OF MINUTES 2.A.June 19, 2013, Draft Planning Commission Minutes Documents:JUNE 19, 2013, PLANNING COMMISSION DRAFT MINUTES.PDF PLANNING CASES 3.A.Planning Case 13 PUD Amendment; Walgreens; 3585 Lexington Avenue North Public Hearing Matthew Bachler, Community Development Intern Documents:MEMO.PDF,ATTACHMENT A.PDF, ATTACHMENT B.PDF COMMENTS AND REPORTS 4.A.TCAAP Update Jill Hutmacher, Community Development Director Documents:JULY 10, 2013 TCAAP UPDATE.PDF 4.B.Report From The City Council Documents:JULY 10, 2013 REPORT FROM THE CITY COUNCIL.PDF Planning Commission Comments And Requests A quorum of the City Council may be present at this meeting. Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, JUNE 19, 2013 6:30 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 regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Clayton Larson, Commissioners Angela Hames, Andrew Holewa, Samuel Scott, Janet Stodola (Alternate), and Roberta Thompson. Absent: Commissioner Clayton Zimmerman. Also present were: Community Development Intern Matthew Bachler; Community Development Director Jill Hutmacher; Councilmember Dave McClung; and City Attorney Joel Jamnik. APPROVAL OF AGENDA JUNE 19, 2013 Chair Larson stated the agenda will stand as published. APPROVAL OF MINUTES June 5, 2013 Planning Commission Regular Meeting Commissioner Holewa moved, seconded by Commissioner Thompson, to approve the June 5, 2013, Planning Commission Regular Meeting as presented. The motion carried unanimously (6-0). PLANNING CASES A.Planning Case 13-003; Lexington Station Master PUD, Final PUD and Preliminary Plat; Roberts Management Company Public Hearing Community Development Intern Bachler stated the applicant has requested approval of the Master Planned Unit Development, Final Planned Unit Development of Phase I, and Preliminary Plat of the Lexington Station redevelopment proposal. Community Development Intern Bachler explained Roberts Development Company owns the industrial warehouse building at 3771 Lexington Avenue that has been converted to retail use, as ARDEN HILLS PLANNING COMMISSION JUNE 19, 2013 2 well as the property at 1120 Red Fox Road. They recently closed on the former Blue Fox property at 3833 Lexington Avenue, which consists of two parcels. The company is in the process of platting the property to merge the two parcels together. The applicant is proposing a multi-phased redevelopment at the southwest corner of Red Fox Road and Lexington Avenue that would include all four parcels. In total, 7.57 acres would be included in the redevelopment project. Project Description Community Development Intern Bachler indicated Phase I would include the demolition of the Blue Fox Restaurant and the construction of an approximately 15,000 square foot retail building for up to nine tenants. Two of the larger retail bays have been designed to accommodate restaurant users. The site plan includes a drive-up window located on the northern side of the building and outdoor seating areas in front of the two restaurant bays. The primary building façade would be oriented to the west towards what will become a larger retail center in Phase II and Phase III. As part of Phase I, the applicant is proposing to remove the three access driveways on the Blue Fox property. The Phase I building would share the driveways currently providing access to 3771 Lexington Avenue and 1120 Red Fox Road. Community Development Intern Bachler stated Phase II of the Master PUD development would include a remodeling of the existing building at 1120 Red Fox Road. The building would be reoriented to face east towards the Phase I building. Additional parking would be constructed for this phase as well. The building is currently used as office and light manufacturing space and the applicant intends to repurpose the building for retail uses. For Phase III, the existing building at 3771 Lexington Avenue would be demolished and three new buildings would be constructed on the lot. Two of these buildings would be two-stories with retail uses on the main floor and office uses above. The third building would be single-story with all retail tenants. During Phase III, the applicant has proposed removing the existing driveway access at 3771 Lexington Avenue and adding a new curb cut entrance at the southern end of this property directly across from the Target southern drive access. Ramsey County would condition this new access on the installation of necessary traffic control at the intersection. Community Development Intern Bachler explained the applicant is also requesting Preliminary Plat approval for the site. Currently, the area that would comprise Phase I of the development is divided between two separate parcels: 3833 and 3831 Lexington Avenue. The site is being replatted in order to combine these two parcels. No subdivisions are taking place. Planned Unit Development (PUD) Process Community DevelopmentIntern Bachler commented the Planned Unit Development process is a tool that provides additional flexibility for development that an underlying zoning district would not otherwise allow. For example, a PUD may make exceptions to setbacks, lot coverage, parking requirements, signage, building materials, or landscaping requirements. It is intended to overcome the limitations of zoning regulations and improve the overall design of a project. While the PUD process allows the City to negotiate certain aspects of the development, any conditions imposed on the PUD must have a rational basis related to the impacts of the development. A PUD cannot be used to permit uses that would not otherwise be permitted in the underlying zoning district. In cases where a PUD covers multiple properties, the project is still often treated as one comprehensive development; the development as a whole is expected to meet landscaping, stormwater management, and other similar requirements, while individual properties are given greater flexibility in achieving these standards. For example, one property within a PUD may have ARDEN HILLS PLANNING COMMISSION JUNE 19, 2013 3 50 percent building coverage, but the overall development does not exceed 40 percent building coverage to maintain conformance with the underlying zoning district. To maintain shared amenities such as landscaping and stormwater retention ponds, the development is required to create a legal entity to manage these amenities. Community Development Intern Bachler stated the PUD development process is comprised of multiple steps. The first step is the Master PUD, which is a detailed concept plan for the entire development proposal outlining the individual phases for the development over a specified period of time. The City also works with the developer during this stage to set a design framework for the development. These standards are written into a development agreement, which generally includes the design standards, a list of conditions, the size of the development, and what deviations from the underlying zoning district will be permitted. A Final PUD proposal is then submitted prior to the development of each successive phase of the project. This plan provides a greater level of detail than the Master PUD and must conform to the approved development agreement. Site Data Future Land Use Plan: Commercial Existing Land Use: Retail strip mall and office building Zoning: B-3; Service Business District Current Lot Sizes: 7.57 Acres Topography: Level Community Development Intern Bachler reviewed the surrounding area and the Plan Evaluation. Zoning Regulations Section 1320 District Provisions A. Lot Size, Building Coverage, and Landscaping Flexibility Requested The minimum lot size in the B3 District is 13,000 square feet. No more than 40 percent of the total lot area may be covered by a building. In this case, all three lots included in the PUD request meet these minimum standards. The Zoning Code requires that every lot include 25 percent or more landscape coverage. Landscaping is defined as all plantings, including trees, grass, and shrubs. The Master Plan for the site proposes 22.9 percent landscape coverage, slightly less than the code requirement. The landscaping for Lot One is significantly deficient, however, with only 7.1 percent coverage proposed. Staff would like to credit the applicant for approximately 1,500 square feet of proposed perennial plantings in the Lexington Avenue right of way adjacent to the Lot One eastern property line. This landscaping is not required by City Code. Factoring in the additional coverage, the total landscape coverage would be 9.4 percent for Lot 1. While PUD projects should be evaluated based more on whether the Master Plan meets the standards and less on whether individual lots are deficient, Staff is concerned about the lack of landscaping being proposed for Lot One. The Planning Commission should determine if the landscape coverage for Lot One is sufficient given the landscaping plan for the site as a whole. ARDEN HILLS PLANNING COMMISSION JUNE 19, 2013 4 Lot Size Building % Building Landscape % Landscape Coverage Coverage Coverage Coverage (SF) (SF) Lot 1 58,276 15,634 26.8% 4,124 7.1% Building 1 Lot 2 87,330 17,000 19.6% 19,637 22.6% Building 2 Lot 3 184,738 35,928 19.4% 51,969 28.0% Buildings 3, 4,and 5 Total 330,510 68,562 20.7% 75,730 22.9% Requirement 13,000 or 40% or less 25% or more more B. Height Meets Requirements The maximum height for buildings in the B3 District is 35 feet. None of the proposed buildings would exceed this height. C. Setbacks Flexibility Requested The minimum setback for principal buildings in the B3 District is 50 feet in the front yard, and 20 feet in the rear and side yards. For accessory structures, the minimum setback is 10 feet in the rear and side yards. In planned unit developments, the building setbacks from the internal lot lines are less of a concern. The primary concern is the setback measurement from Red Fox Road and Lexington Avenue, and the adjacent properties to the west and the south of the development. The following table lists the setbacks for each building. Red Fox Road Lexington Western Southern Avenue Boundary Boundary Phase I - Building #1 52' 20' - - Phase I - Accessory 2' - 9" 2' - 9" - - Structure Phase II - Building #2 122' - 45' - Phase III - Building #3 - 20' - 105' Phase III - Building #4 - - 20' 20' Phase III - Building #5 - - 20' 165' Requirement 20 Feet (Principal); 10 50 Feet 20 Feet 20 Feet Feet (Accessory) The applicant has requested a 20 foot front property line setback for the Phase I building and for one of the buildings proposed for Phase III of the development. Staff is favorable to this request given the unusually large County right of way on Lexington Avenue, which measures approximately 55 feet in width from the Lexington Avenue curb to the property line. The accessory structure proposed in Phase I would be situated approximately 3 feet from the front and side property line. This structure will extend out from a proposed retaining wall that will run along eastern and northern sides of the northeast corner of the property. Staff is favorable to this proposal because the structure will be entirely screened from view behind the retaining wall. The other four proposed buildings all meet the minimum setback requirements. ARDEN HILLS PLANNING COMMISSION JUNE 19, 2013 5 D. Special Regulations for Drive-up Windows in the B3 District Meets Requirements Section 1320.09 Subd. 3 states that the proximity requirements of 1,320 feet between drive-in businesses may be waived if the following provisions are met as determined by the City Council. The proposed drive-in business in Phase I of the development is located approximately 880 feet from an existing drive-up window on Lexington Avenue. 1.The operation consists of one or more drive-up windows and is an integral part of a building containing one or more other allowed uses, or the operation is part of an architecturally unified complex containing two or more businesses using drive-up windows. 2.Shared access drives and shared parking are utilized by all such businesses using drive-up windows in said building or complex. 3.Only one building or architecturally unified complex containing two or more businesses using drive-up windows will be allowed in addition to one freestanding business using a drive-up window. 4.The architecture and the site, grading, circulation, landscaping, screening and signage plans shall unify the appearance and function of the complex or building. 5.An architecturally unified complex may consist of one or more buildings on one or more parcels if the intent of providing a unified appearance and function is not compromised. 6.The applicant shall submit a circulation plan that demonstrates that the use will not interfere or reduce the safety of non-motorized movements, specifically pedestrian and bicyclists. Section 1325 General Regulations A. Accessory Structures Section 1325.01 Meets Requirements In all zoning districts, an accessory structure cannot exceed the height of the principal structure on the property. The proposed accessory structure in the first phase of the development is below the height of the Phase I building. Additionally, the Zoning Code requires accessory structures to have an exterior finish that is compatible in appearance and material used with the principal structure. In this case, the applicant has proposed using brick and rough faced cast stone for the accessory structure. These materials are also the two primary materials proposed for the principal building façade. B. Additional Requirements for Drive-up Windows Section 1325.04 Flexibility Requested Section 1325.04 of the Zoning Code regulates the location and site development standards of drive- in businesses in addition to the special regulations outlined for the B3 District. All of the requirements of this section are met by the proposed development with the exception of the proximity to other drive-in establishments, which cannot be closer than 1,320 feet. The closest drive- in business is located approximately 880 feet from the proposed drive-up window. This requirement, along with a waiver permitted in section 1320.09 of the City Code, is discussed previously in this report. C. Landscaping and Tree Preservation Section 1325.05 Subd. 1 and 1325.055 ARDEN HILLS PLANNING COMMISSION JUNE 19, 2013 6 A Landscaping Plan was submitted by the applicant for Phase I and is included in Attachment C. Based on the square footage of the proposed building, the City Code requires 48 caliper inches of trees be planted. Currently, 22.5 calipers inches of trees are proposed. Staff has included as condition of approval that an additional 25.5 caliper inches of trees be included in the Phase I development. Landscaping Plan All of the 15 existing trees on the site will be removed for the Phase I development. It was determined that none of the trees on the property should be considered significant due to their health, structure, or susceptibility to disease, and the developer is not being required to replace the caliper inches removed. The following table outlines these numbers. Caliper Inches Number of Trees Proposed Removal* 189 15 (100% of existing trees) New Trees Required by 48 - Code Total Trees After 22.5 8 Development Additional Trees Required 25.5 To Be Determined as Condition of Approval *None of the existing trees were determined to be significant, therefore no replacement trees are being required in this case Trees along Street Frontage Flexibility Requested The City Code requires that a minimum of one tree be planted along the right of way for every 40 feet of street frontage. Approximately 187 feet of the Phase I development fronts Red Fox Road and 375 feet fronts Lexington Avenue. A total of 14 trees along the right of way are required. Currently, four trees are proposed adjacent to the driveway access off of Red Fox Road. An additional 10 trees will need to be sited along the Lexington Avenue right of way and this provision has been added as a condition of approval. However, due to the presence of an underground waterline and other public infrastructure, the developer may be constrained in locating these required street trees. Perennials and Shrubberies Exceeds Requirements The City Code requires that at least ten percent of the total landscaped area shall be covered with perennials and/or shrubbery. A total of 412 square feet of plantings is required in Phase I based on the Code. The applicant has proposed 2,824 square feet, or 68.5% of the total landscape coverage. It is important to note that if the proposed landscaping met the 25 percent coverage requirement, a total of 1,456 square feet of plantings would be required. The Master Plan calls for 75,730 square feet of landscape coverage, of which 7,573 would be required to be planted with perennials. For the site-wide landscaping plan, the applicant has proposed 16,836 square feet of plantings, or 22.2% of the overall landscape coverage. Planting Islands Flexibility Requested At least ten percent of a parking area must be occupied by planting islands that are at least 150 square feet in size and have at least one tree. The proposed planting islands meet the size requirements and all islands include a tree planting. However, only 8.0% of the Phase I parking area is occupied by planting islands. For the Master Plan, planting islands comprise 9.3% of the total parking area. ARDEN HILLS PLANNING COMMISSION JUNE 19, 2013 7 Tree Selection Meets Requirements The proposed Linden, Crabapple, and Birch trees are appropriate for urbanized locations and should grow well in their proposed locations. D. Lighting Section 1325.05 Subd. 3 Meets Requirements The Phase I lighting plan meets the requirements outlined in Section 1325.05 Subd. 3. Light poles located around the parking area perimeter and exterior building light will be used to illuminate the site. All proposed lighting fixtures will be adequately hooded to direct light to the intended area. The submitted photometric plan does not show any meter readings outside of the site property lines that exceed Code requirements. The applicant has proposed including exterior light fixtures on all four sides of the building. These lights would be placed above each entryway and along the building facades between the individual bays. The developer is working with an electrical engineer to come up with final schematics for the lighting, but they will match the overall design of the building and be decorative and consistent in style. E. Parking Section 1325.06 Location Flexibility Requested The City Code requires that off-street parking spaces be located at a minimum 20 feet from the right of way of any public street. The row of parking spaces on the northern end of the Phase I development are within approximately 8 feet of the Red Fox Road right of way. Staff is favorable to this proposal because the parking area will be adequately screened by tree plantings and a retaining wall. Off-Street Parking Spaces Required Flexibility Requested Parking requirements are determined by the specific types of land uses proposed for a site. The Lexington Station Master Plan includes retail, restaurant, and office uses. The number of parking spaces required is based on gross sales floor space for retail uses, gross floor area for office uses, and seating capacity for restaurant uses. In this case, the exact parking requirements are unclear because the final list of tenants has yet to be determined. Different tenants may require different floor layouts that would impact the amount of gross retail floor area or the number of restaurant seats, thus impacting the number of required parking stalls. For the purpose of this application, Staff calculated the gross retail sales space of the development assuming 20 percent of total retail square footage would be used for non-sales purposes. This same percentage was used by Staff previously in Planning Case #09-011 when determining the parking requirements for retail uses in the Arden Plaza Planned Unit Development. An additional assumption was made that the two proposed restaurant tenants in the Phase I building would have a total seating capacity of 90. The following table outlines the parking requirement numbers for the development. The employee parking proposed for Phase I would be located off site on the adjacent properties. As a condition of approval, an agreement that provides shared parking between the three properties, as well as shared ingress, egress, and maintenance of these areas, will be required. ARDEN HILLS PLANNING COMMISSION JUNE 19, 2013 8 Phase One Parking Requirements Land Use Total Square Required Stalls Footage/Seating Capacity Retail - 1 space per 150 SF of 10,671 SF 57 gross sales floor space Restaurant - 1 space per 2 seats 90 seats 45 Requirement 102 Proposed* 109 % of Required Spaces 107% *Includes 33 employee parking spaces, some of which are located on the Phase II and III sites Master Plan Parking Requirements Land Use Total Square Required Stalls Footage/Seating Capacity Retail - 1 space per 150 SF of 63,599 SF 339 gross sales floor space Restaurant - 1 space per 2 seats 90 seats 45 General Office - 1 space per 250 20,000 SF 80 SF Requirement 464 Proposed* 423 % of Required Spaces 91% *Includes 80 underground parking stalls Staff believes the proposed number of parking spaces is reasonable. The applicant has given special consideration to the mix of tenants on the site to support uses with staggered traffic periods during the day. Additionally, the inclusion of sidewalks, crosswalks, and landscaping in the design of the parking lot will help facilitate pedestrian mobility between buildings. This in turn will support the proposed shared parking amongst the properties. 2. Design Standards Section 1325.05 Subd. 8 The building proposed for Phase I was evaluated based on the additional design standards for the B3 District included in the City Code. While all future phases of the development will also have to meet these design standards, only Phase I is currently under review for Final PUD approval. Phase II and III will require a similar evaluation before the Planning Commission and City Council. Building Materials Exceeds Requirements The City Code requires that at least 75 percent of the exterior building materials must be of brick, stone, decorative concrete plank, or transparent glass. Permitted trim materials include metal, wood, and EIFS. Nearly the entire exterior of the proposed building is comprised of brick and transparent glass. Rough face cast stone is used as a trim material at the base of the building and along the roof line. A standing seam metal roof is proposed at the northern and southern end of the building. Building Design Flexibility Requested The building design section of the B3 District design standards includes several provisions, most of which are met by the proposal. At least 50 percent of the largest building on each site is required to be constructed at the front setback line. In this case, the applicant has asked for flexibility to allow for the Phase I building to be situated closer to the front property line than setback regulations would normally permit. The proposed design includes façade treatment on all four sides of the building and ARDEN HILLS PLANNING COMMISSION JUNE 19, 2013 9 the building façades are broken up into regular, smaller increments using windows, doors, and light fixtures. Awnings have been included at all entryways except the entrance doorways for the two central tenants. The applicant did not include awnings above these entryways for aesthetic reasons. The City Council and Planning Commission have previously expressed concern about the design of the eastern side of the building. While traditionally this is where the primary building entrance would be located, the building is oriented towards the interior of the site and the back of the building faces Lexington Avenue. Staff has worked with the developer to ensure that this side of the building is well designed. Awnings and light fixtures have been included to break up the façade. Landscaping in the adjacent right of way will help partially screen the building. Additionally, the developer has proposed constructing the façade entirely with brick and all service doors will be painted to match the color of the brick used. Commercial Façade Transparency Exceeds Requirements For commercial buildings, at least 50 percent of the first level façade that includes the primary store entrances must be made of transparent windows and doors. Approximately 54 percent of the that are visible to the public must be window coverage, half of which may be spandrel glass. The applicant has proposed approximately 38 percent transparent window coverage for the northern and southern facades, and 23 percent transparent window coverage for the eastern building façade. None of the proposed window coverage would be tinted, reflective, or frosted. The developer has indicated that depending on the needs of the tenants located in the northern, central, and southern bays of the building, a certain percentage of the window coverage on the eastern, northern, and southern sides of the building may need to be non-transparent. The Planning Commission should determine how much non-transparent window coverage would be permitted on these three sides of the building and include this requirement as a condition of approval. Site Furnishing and Seating Areas Meets Requirements Benches and decorative plantings are required near the primary entrance of all buildings. Restaurants must provide for an outdoor seating area. The applicant has proposed a large public sidewalk area, measuring from 15 to 20 feet in width, which would wrap around the western and southern sides of the building. Included in this space would be benches, decorative plantings, bicycle parking stands, and outdoor seating for the two restaurant tenants. Screening Flexibility Requested The City Code requires that trash equipment and containers be fully enclosed and integrated into the in the interior of the building and has proposed to locate an exterior trash enclosure in the northeast corner of the site. This facility would be fully enclosed and would be constructed with brick and rough cast stone to match the exterior materials used for the principal building. A proposed retaining wall along the northern and eastern sides of the northeastern corner of the property would completely screen the structure from vehicles and pedestrians. Staff is generally favorable to this approach. By removing the trash facilities from the interior of the building, the developer will have more leeway in ensuring that the eastern side of the building facing Lexington Avenue is well designed and aesthetically appealing. Pedestrian and Bicycle Circulation Meets Requirements Sites must be designed to accommodate the safe mobility of pedestrians and bicyclists. The applicant has proposed a pedestrian mobility plan that provides sidewalks linking the entrances of the building ARDEN HILLS PLANNING COMMISSION JUNE 19, 2013 10 to the public sidewalk network and which includes striping where pedestrians must cross parking areas. A total of four bicycle stands are located near the building entrances. The four stands should be able to accommodate up to eight bicycles. 3. Traffic Study A traffic study was completed by the SRF Consulting Group for the Lexington Station project. The main objectives of the study were to review existing operations within the study area, evaluate the traffic impacts to the adjacent roadway network, and to recommend any necessary improvements to accommodate the proposed development. The study evaluated all three phases of the development to help illustrate the timeframe in which improvements may be necessary. To evaluate the existing traffic operations, SRF gathered data for the intersections at I-694 and Lexington Avenue; Red Fox Road and Lexington Avenue; Target Service Road and Lexington Avenue; and Grey Fox Road and Lexington Avenue. Based on an analysis of current conditions, it was determined that all intersections are operating at an acceptable Level of Service (LOS) C or better during the a.m. and p.m. peak hours. Two access scenarios were reviewed for the Lexington Station development. Scenario A utilizes the existing shared access located along Lexington Avenue approximately 350 feet south of Red Fox Road. Scenario B includes the construction of a west approach at the Lexington Avenue/Target applicant has proposed maintaining Scenario A during Phase I and Phase II, and implementing Scenario B for Phase III. The results of the Phase I build operations analysis indicate that all study intersections are expected to operate at an overall acceptable LOS C or better. The study does indicate that the northbound queues at the Lexington Avenue/Red Fox Road intersection are expected to extend beyond the existing shared access under Scenario A during the p.m. peak hour. However, this is considered more of a safety issue rather than an operational issue. The City and Ramsey County will monitor this access driveway and consider modification, if necessary. The results of the Phase II build operations analysis also indicate that all study intersections are expected to operate at an acceptable overall LOS C or better. The queuing issue along Lexington Avenue identified for Phase I is expected to continue, but is not expected to increase significantly with the build-out of Phase II. For Phase III, the analysis was completed under Scenario B access conditions. The results of the build operations analysis show that all study intersections are expected to operate at an acceptable overall LOS D or better, indicating an increase in intersection delay from the previous phases. The study reports that LOS D is still generally considered acceptable by drivers in the Twin Cities metropolitan area. Eastbound queues at the Lexington Avenue/Red Fox Road intersection are expected to block the east access along Red Fox Road approximately 20 percent of the p.m. peak hour. The study concludes that construction of a right-turn lane at the Lexington Avenue/Red Fox Road intersection is warranted to alleviate this issue. Based on the Phase III traffic forecasts, SRF determined there would not be sufficient volume to meet the traffic signal warrant criteria at the Lexington Avenue/Target Service Road intersection. However, the study states that if a signal were to be installed, there would likely be sufficient diversion to warrant the signal and provide relief to the Lexington Avenue/Red Fox Road intersection. ARDEN HILLS PLANNING COMMISSION JUNE 19, 2013 11 4. Sign Code The applicant has submitted a proposal for a monument sign and wall signage for the site. Sign plans for the individual tenants on the property are not being considered at this time. A. Monument Signage Flexibility Requested The site is located in Sign District 5. Each property is allowed one monument sign measuring up to 100 square feet in area and not exceeding 16 feet in height. Since the Phase I property fronts two public streets, an additional freestanding sign is permitted on the second adjacent street. This second sign is allowed a sign copy area of 50 square feet. The applicant has proposed installing one square feet. No freestanding signage is proposed for Red Fox Road. The Planning Commission should make a determination on whether the proposed monument sign is acceptable and include a condition restricting the dimensions of this sign, if necessary. The Sign Code requires that freestanding signs be located at least five feet from any property line. The proposed Lexington Avenue monument sign would sit directly on the eastern property line. Staff believes this request is reasonable given the unusually wide right of way separating Lexington In Sign District 5, monument signs must have a solid base of brick or rock-faced block. The material of the base must also extend at least one-half way up the sides of the sign face. The proposed monument sign would sit on rough face cast stone and brick would extend up the entire length of one side of the sign. The side of the sign facing Lexington Avenue does not include brick. Staff supports this request because the sign is set back a significant distance from Lexington Avenue and including brick on this side of the sign could obscure the advertising. Sign District 5 Permitted Proposed FREESTANDING Type Monument Monument Max Area (Sign 1) 100 SF 135 SF (approximate) Max Area (Sign 2) 50 SF - Max Height Lighting (a) E/I/B Internal (a) E = external, I = internal, B = backlit B. Wall Signage Meets Requirements Properties in Sign District 5 are permitted 80 square feet of wall signage. The applicant has proposed a total of 60 square feet of wall signage to be placed on the retaining wall located in the northeastern corner of the property. These signs would be comprised of individual cut metal letters and would help brand the project as the Lexington Station development. Proposed Sign District 5 Permitted WALL Sign Copy Area 80 SF 60 SF Max Height None - Lighting (a) E/I/B None ARDEN HILLS PLANNING COMMISSION JUNE 19, 2013 12 (a) E = external, I = internal, B = backlit Each tenant will be permitted up to 80 square feet of wall signage. The B3 District design standards require that business signs must be architecturally compatible with the style, composition, materials, colors, and details of the building and should be an integral part of the building. 5. Additional Review A. Building Official, Lake Johanna Fire Marshal, and City Engineer The Building Official did not have any comments on the project. A letter dated April 8, 2013, from the Lake Johanna Fire Marshal is included in Attachment E. The Assistant City Engineer reviewed the proposal and provided comments in a memo dated June 6, 2013 (Attachment E). B. Ramsey County Review Ramsey County submitted their comments in the letter dated May 17, 2013 (Attachment E). The County considers the existing driveway access on Lexington Avenue that will serve the Phase I and Phase II development as a temporary access point. The proposed new access driveway at the southern end of the site is approved as the sole permanent access off of Lexington Avenue. Prior to granting approval for the southerly access, the property owner must close the existing access driveway on Lexington Avenue. Approval will also be conditioned on the new access aligning with the Target Service Road, the construction of a right turn lane on Lexington Avenue, and the installation of necessary traffic controls at the intersection as determined by a traffic study. Ramsey County has stated that any accommodations necessary to provide safe access will not be funded by the County. The County has indicated a need for a right turn lane on Red Fox Road to turn southbound onto Lexington Avenue as the site develops. The City of Shoreview has plans to make improvements to Red Fox Road east of Lexington Avenue and the design of this right turn lane should be coordinated plans to accommodate this future right-of-way need. Community Development Intern Bachler provided the Findings of Fact for review: 1. The applicant is requesting approval of a Master PUD, Final PUD for Phase I, and a Preliminary Plat for the Lexington Station redevelopment site. 2. process with a developer. 3. The Lexington Station property is located in the B-3 Service Business District. 4. The proposed development is a permitted use in the B-3 District. 5. The City has adopted design standards for the B-3 District within the Zoning Code. 6. The Master PUD and Final PUD for Phase I are in substantial conformance with the ode and design standards. 7. Comprehensive Plan. ARDEN HILLS PLANNING COMMISSION JUNE 19, 2013 13 8. requested by the applicant and/or conditions have been placed on an approval that would mitigate the nonconformity. 9. The application is not anticipated to create a negative impact on the immediate area or the community as a whole. Community Development Intern Bachler stated based on the submitted plans and findings of fact, Staff recommends approval of Planning Case 13-003 for a Master PUD, a Final PUD for Phase I, and a Preliminary Plat at 3833 Lexington Avenue. Staff recommends the following twenty-four conditions be included with the approval: 1. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. The applicant shall obtain a building permit within one year of the Final PUD approval for Phase I or the approval shall expire unless extended by the City Council prior to the requests must be submitted in writing to the City at least 45 days prior to the expiration date. 3. The applicant shall apply for a Final PUD of Phase II within five years and Phase III within ten years of the Master PUD approval or the approval shall expire unless extended by the writing to the City at least 45 days prior to the expiration date. 4. The applicant shall submit a financial surety in the amount of 125 percent of the estimated costs of Phase I site improvements including grading, utilities, and paving, prior to the issuance of a grading and erosion control permit. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured Minnesota bank, and be in a form acceptable to the City. The purpose of the letter of credit is to ensure that site improvements are completed in the event that the developer defaults on the Development Agreement. 5. The applicant shall submit a cash escrow in the amount of 25 percent of the estimated costs of Phase I site improvements including grading, utilities, and paving, prior to the issuance of a grading and erosion control permit. The escrow will be used for City costs related to review, approval, and inspection of site improvements or any costs incurred by the City in the event of a developer default. 6. The applicant shall submit a financial surety in the amount of 125 percent of the estimated costs of Phase I landscaping prior to the issuance of a grading and erosion control permit. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured Minnesota bank. The purpose of the letter of credit is to ensure that landscaping is completed in the event that the developer defaults on the Development Agreement. The City will hold the letter of credit for two years after the installation of landscaping. The letter of credit should not expire during the two-year period. 7. The applicant shall submit a cash escrow in the amount of 25 percent of the estimated costs of Phase I landscaping prior to the issuance of a grading and erosion control permit. The escrow will be held by the City for two years after installation of landscaping and used for City costs related to review, approval, and inspection of landscaping, or developer default. 8. The applicant shall submit a cash escrow in the amount of $7,350.00 for grading and erosion control prior to the issuance of a grading and erosion control permit. The escrow will be used for City costs related to review, approval, and inspection of grading and erosion control, or developer default. ARDEN HILLS PLANNING COMMISSION JUNE 19, 2013 14 9. The City shall review and approve the Final Plat. The applicant shall file the Final Plat with Ramsey County prior to issuance of a Certificate of Occupancy. 10. Prior to the issuance of a grading and erosion control permit, the applicant shall provide an easement on the south side of Red Fox Road for the purpose of placing a public sidewalk and future right turn lane, as reflected on the Plans, subject to the approval of the City Engineer. 11. Final grading, drainage, utility, and site plans shall be subject to approval by the Public Works Director, City Engineer, and City Planner prior to the issuance of a grading and erosion control permit. 12. The plans shall be subject to Fire Marshall and Ramsey County Sheriff approval prior to the issuance of a building permit. 13. A lighting and photometric plan shall be reviewed and approved by the City and the Ramsey County Sheriff prior to issuance of a building permit. 14. Upon completion of grading and utility work on the site, a grading asbuilt and utility asbuilt shall be provided to the City for review. 15. The applicant shall consult with the County and the City of Shoreview regarding sidewalk placement to ensure that the sidewalk placement will align with the Lexington Avenue and Red Fox Road intersection changes planned for the future. 16. Prior to the approval of any Final PUD for future development phases, the City shall evaluate the existing parking lot circulation and may require alterations if deemed warranted by the City Engineer. 17. Prior to the approval of any Final PUD for future development phases, the City shall evaluate parking needs and requirements based on the proposed mix of the retail, restaurant, and office uses and the performance of parking in previous phases. 18. All of the parking stalls located on the three lots shall be shared. The form of agreements that provide shared parking in perpetuity between the properties at 3833 Lexington Avenue, 3771 Lexington Avenue, and 1120 Red Fox Road, as well as shared ingress, egress, and maintenance of these areas, shall be reviewed and approved by the City. Executed copies of shared parking agreements shall be provided to the City prior to the issuance of a building permit. 19. Approval of Phase III shall be contingent on the closure of the existing access on Lexington Avenue and the construction of the southerly access across from the Target Service Road. 20. The applicant shall include an additional 25.5 caliper inches of trees on-site for the Phase I development or if tree planting on-site is not practical, a fee in lieu thereof may be paid for the trees required. The fee amount shall be the cost of materials and installation of trees, plus ten percent, and shall be provided by the applicant and approved by the City. 21. The Developer shall provide a minimum of one tree every 40 feet along the Lexington Avenue right-of-way. These plantings may not be counted towards the additional tree plantings required for Phase I as stated in Condition number 20. The Developer shall coordinate these plantings with Ramsey County and all relevant utility companies with infrastructure located in the right-of-way. 22. Each tenant for the Phase I building shall be limited to no more than eighty square feet of total wall signage. Wall signage shall not be transferable between tenants. Each sign shall require a separate sign permit prior to installation per the requirements of the Sign Code and design standards. 23. A development agreement shall be prepared by the City Attorney and subject to City Council approval. The agreement shall be executed prior to the issuance of a grading and erosion control permit. 24. The applicant shall conform to all other City regulations. ARDEN HILLS PLANNING COMMISSION JUNE 19, 2013 15 Community Development Intern Bachler reviewed the options available to the Planning Commission on this matter: 1.Recommend Approval with Conditions 2.Recommend Approval as Submitted 3.Recommend Denial 4.Table Chair Larson opened the floor to Commissioner comments. Commissioner Holewa asked if the auxiliary trash building would have a roof. Community Development Intern Bachler stated this building would have a roof. Commissioner Holewa questioned if the City had any idea how the County would be using their right-of-way along Lexington Avenue. Community Development Intern Bachler commented that this was unknown at this time. Chair Larson discussed the landscape coverage within Phase I. He indicated the landscape coverage would sit at 7.1% for two to five years prior to the additional phases being completed. This was considerably below the typical landscaping standards. Community Development Intern Bachler stated this was the case. Chair Larson requested a more substantial plant be chosen to hedge the property along County Road E as the hydrangeas would not provide coverage through the winter months. Commissioner Holewa agreed with this recommendation and encouraged the applicant to use a more diverse selection of native shrubs and grasses. Chair Larson stated 14 trees were required to be planted along the street frontage for Phase I of the development. He recommended several of the overstory trees be planted along Lexington Avenue. Community Development Intern Bachler stated a large watermain was located along Lexington Avenue that would have to be avoided. This could be discussed between the Developer, the County, and the City Engineer. Nick Roberts, 1851 Berkley Road, explained he was the Developer. He indicated the patio area would have decorative plantings and should be added into the landscape coverage percentage. Mr. Roberts explained he was proposing to use high quality materials on the development and he and landscaping species. Community Development Intern Bachler stated the decorative planting areas were included in the percentage of landscaping. Chair Larson questioned if the Developer was willing to relocate the boulevard trees. He recommended the Phase I and Phase II trees be planted at the same time. Mr. Roberts agreed with this recommendation and stated he was in favor of moving the trees. ARDEN HILLS PLANNING COMMISSION JUNE 19, 2013 16 Chair Larson supported the location of the trash enclosure. He questioned what building materials would be used for the roof on the auxiliary trash enclosure. Mr. Roberts was proposing to have a green roof. Commissioner Holewa encouraged the Developer to select new tree species to avoid contamination by the Japanese beetle. He explained the beetle was currently damaging Linden and Birch trees throughout the County. Commissioner Hames discussed the Phase I east elevation of the building. She supported the 7.1% landscape coverage given the fact the only 26% percent of the lot for Phase I would be covered with building, when 40% was allowed. She appreciated the shrub and flowering plant selections proposed by the Developer and asked if the plantings would be above or below grade. Mr. Roberts indicated the plants would be above the drive-thru lane elevation. Commissioner Holewa provided comment on the monument sign. He indicated it would be difficult to read the small business name signs for passing traffic. Chair Larson asked what size sign each tenant would be allowed on the building or monument sign. Community Development Intern Bachler commented each tenant would be allowed to have 80 square feet of total wall signage on the building. Chair Larson recommended the sign approval be deferred at this time until a final sign plan was brought to the City by the Developer. Community Development Intern Bachler agreed with this suggestion stating the PUD could be amended once the sign needs were finalized. Chair Larson further reviewed the Phase I Lexington Avenue façade. He stated he was pleased with the proposed color of the doors and canopies. He suggested the brick pilasters be made another color to add further articulation to this elevation of the building. He recommended the Developer have the light fixture selections completed in time for the Council meeting. Commissioner Thompson requested the drive-thru be masked further with landscaping. She then discussed the traffic study and asked if the Developer had any concerns. Mr. Roberts had no concerns at this time. Commissioner Holewa reiterated that the traffic study did not include the increased traffic from was completed. Community Development Intern Bachler commented Shoreview is currently modifying their side of Red Fox Road. He stated existing traffic levels were steady and may need to be addressed with the County in the future. ARDEN HILLS PLANNING COMMISSION JUNE 19, 2013 17 Community Development Director Hutmacher stated the plat did include a right turn lane easement from Red Fox Road moving onto Lexington Avenue. This would assist traffic in flowing more smoothly through the area. Commissioner Stodola appreciated the sidewalks included within the entire development. She suggested the sidewalks be connected to adjacent parcels. Community Development Director Hutmacher stated this was an excellent suggestion and noted the City would work to make connections in the future. She commented the proposed sidewalks would increase walk-ability for those working in the area wanting to access the development. Councilmember McClung indicated the proposed sidewalks were a great start and would act as a catalyst for adjacent property owners. Mr. Roberts reviewed a materials board with the Commission. Chair Larson opened the public hearing at 7:53 p.m. Chair Larson invited anyone for or against the application to come forward and make comment. There being no comment Chair Larson closed the public hearing at 7:53 p.m. Commissioner Holewa moved and Commissioner Scott seconded a motion to recommend approval of Planning Case 13-003 for a Master PUD, a Final PUD for Phase I, and a Preliminary Plat at 3833 Lexington Avenue based on the findings of fact and the submitted plans, as amended by the 24 conditions in the June 19, 2013, report to the Planning Commission, deferring the lighting and sign plan until a comprehensive plan was submitted by the Developer. The motion carried unanimously (6-0). COMMENTS AND REPORTS None. ADJOURN Commissioner Holewa moved, seconded by Commissioner Hames, to adjourn the June 19, 2013, Planning Commission Meeting at 7:56 p.m. The motion carried unanimously (6-0). MEMORANDUM 3.A DATE: July 10, 2013 PC Agenda Item TO: Planning Commission FROM: Matthew Bachler, Community Development Intern SUBJECT: Planning Case #13-010 - This application requires a PUBLIC HEARING Applicant: Walgreens Property Location: 3585 Lexington Avenue North Request: Planned Unit Development Amendment Requested Action The applicant has requested a Planned Unit Development (PUD) Amendment to include an additional 97.6 square feet of wall signage on the exterior of the building located at 3585 Lexington Avenue North. Background On July 13, 2009, the City Council approved Planning Case 09-011 for a Master PUD and Final PUD for Phase One of the Arden Plaza Redevelopment Proposal. Phase One of the development included the property at 3585 Lexington Avenue North where the Walgreens store is located. A sign plan for the site was included in the PUD agreement. At the time of approval, the Walgreens store was permitted up to 99 square feet of wall signage. on the east and south building walls. Thave also been installed on these facades above the entry doorways located at the southeast corner of the building. 1. Overview of Request The applicant has expressed concerns about the visibility of the Walgreens store from County Road E. are situated towards Lexington Avenue and the Arden Plaza shopping center, the use of the building is not readily City of Arden Hills Planning Commission Meeting for July 10, 2013 16 Page of apparent to drivers travelling on County Road E. By adding wall signage to the back side of the building, the applicant is hoping to increase commercial activity at the store. The applicant is requesting an additional 97.6 square feet of wall signage for the exterior of the each measuring 40.2 each measuring 8.6 square feet. The additional signs would be installed on the building to mirror the existing wall signs, with the two larger signs placed on the middle portion of the north and west building walls and the smaller signs located at the corner where the north and west walls meet. 1.Surrounding Area: Direction Future Land Use Plan Zoning Existing Land Use North Community Mixed Use B-2 General Business District Apartment 4+ Units, Retail South Community Mixed Use B-2 General Business District Neighborhood Shopping Center C-2 General Commercial Office, Gas Station East City of Shoreview City of Shoreview City of Shoreview West Community Mixed Use B-2 General Business District Commercial, Bank 2.Site Data: Future Land Use Plan: Community Mixed Use Existing Land Use: Commercial Zoning: B-2 General Business District Size: 1.76 Acres Topography: Level Plan Evaluation 1. Chapter 12 Sign Code: Section 1240.02 Permitted Sign Type, Area, Height, and Illumination by Sign District Wall Signage Sign District 5 3585 Lexington 3585 Lexington Lexington Avenue Avenue South of 694 (Existing) (Proposed) (Permitted) Total sign copy area 80 SF 97.6 SF 195.2 SF City of Arden Hills Planning Commission Meeting for July 10, 2013 26 Page of The property at 3585 Lexington Avenue North is located in Sign District 5. For developments not in a PUD, a typical property would be permitted up to 80 square feet of wall signage. As mentioned previously, the PUD agreement for the site allowed the property up to 99 square feet of wall signage. Currently 97.6 square feet of wall signage is installed on the building. The applicant has requested an additional 97.6 square feet of wall signage, which would bring the total wall sign copy area on the building to 195.2 square feet. This number represents an additional 115.2 square feet than what is permitted by the Sign Code. 2. Chapter 12 Sign Code: Section 1260.01 Sign Standard Adjustment Section 1260.01 of the Sign Code permits adjustments to sign height, number, type, lighting, area, and/or location through the site plan review process if criteria number 1 or 2 is met and the required criteria number 3 is met. The criteria are as follows: 1.There are site conditions which require a sign adjustment to allow the sign to be reasonably visible from a street immediately adjacent to the site; or, 2.The sign adjustment will allow a sign of exceptional design or a style that will enhance the area or that is more consistent with the architecture and design of the site; and, 3.The sign adjustment will not result in a sign that is inconsistent with the purpose of the zoning district in which the property is located or the current land use. While the above criteria are not directly referenced for a PUD Amendment request to add signage to a property, they do provide guidance for evaluating these types of applications. The PUD process itself permits the City to be flexible with signage standards depending on the needs of a particular use. In this case, criteria one and three are most applicable. 3. Chapter 13 Zoning Code: 1325.05, Subd. 8 Additional Design Standards for New Development Redevelopment, and Modifications to Existing Sites in the B2 and B3 Districts Section 1325.05, Subd. 8 of the Zoning Code establishes design standards for the business districts of Arden Hills. The standards in this section are only applicable to the building or site components being developed or altered. In this case, the specific guidelines on signs are pertinent: 1.Business signs shall be architecturally compatible with the style, composition, materials, colors and details of the building and should be an integral part of the building. Signs shall be incorporated into the facades of the building rather than extending past the roof line and should not project more than twelve (12) inches beyond the plane of the facades. Retail business wall signs shall be located in a position above the front window that is City of Arden Hills Planning Commission Meeting for July 10, 2013 36 Page of located consistently among stores. 2.All other provisions in Chapter 12, Sign Code, shall apply. The proposed signage in the plan meets the requirements contained in Section 1325.05, Subd. 8 of the Zoning Code. Findings of Fact The Planning Commission must make a finding as to whether or not the proposed PUD Amendment at 3585 Lexington Avenue North would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following findings for consideration: 1.The Walgreens building was approved by the City on July 13, 2009 as part of Phase One of the Arden Plaza Redevelopment Proposal in Planning Case 09-011. 2.The original Planned Unit Development was approved for 99 square feet of wall signage on the property. 3.An amendment to the PUD permit is required for additional wall signage. 4.The applicant is proposing 97.6 square feet of additional wall signage for the property. 5.The proposed PUD Amendment is in considerable conformance with the requirements of 6. Zoning Code. 7. requested by the applicant due to site conditions unique to the property at 3585 Lexington Avenue North. 8. through a negotiated process with a developer. 9.The proposed signage would not have a negative impact on adjacent properties or the City as a whole. Notice Notice was published in the Arden Hills/Shoreview Bulletin and notice was prepared by the City and mailed to residents within five hundred (500) feet of the subject property. Resident Comments Staff has not received any letters, e-mails, or telephone calls from property owners or occupants in regards to this planning case. City of Arden Hills Planning Commission Meeting for July 10, 2013 46 Page of Staff Recommendation Based on the submitted plans and findings of fact, Staff recommends approval of Planning Case 13-010 for a Planned Unit Development Amendment at 3585 Lexington Avenue North. Staff recommends the following five conditions to be included with the approval: 1.The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2.The 97.6 square feet of wall signage shall be divided between two wall signs measuring 40.2 square feet and 8.6 square feet to be located on the north building wall, and two wall signs measuring 40.2 square feet and 8.6 square feet to be located on the west building wall. 3.Wall signs shall be comprised of individual cut letters and shall not extend more than twelve (12) inches from the wall they are attached to. 4.The applicant shall apply for a sign permit prior to installation of the signs. 5.Pr revised development agreements pertaining to the property at 3585 Lexington Avenue. Options 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 13- 010 for a PUD Amendment at 3585 Lexington Avenue North based on the findings of fact and the submitted plans as amended by the five conditions in the July 10, 2013, Report to the Planning Commission. 2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 13-010 for a PUD Amendment at 3585 Lexington Avenue North based on the findings of fact and the submitted plans in the July 10, 2013, Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of Planning Case 13-010 for a PUD Amendment at 3585 Lexington Avenue North based on the following findings of fact: findings to deny should specifically reference the reasons for denial and why those reasons cannot be mitigated. 4. Table: Motion to table Planning Case 13-010 for a PUD Amendment at 3585 Lexington Avenue North in order to gather the following information: a specific reason and/or information request should be included with a motion to table. City of Arden Hills Planning Commission Meeting for July 10, 2013 56 Page of Deadline for Agency Actions The City of Arden Hills received the completed application for the request on May 28, 2013. Pursuant to Minnesota State Statute, the City must act on this request by July 27, 2013 (60 days), unless the City provides the petitioner with written reasons for an additional 60 day review period. The City may, with the consent of the applicant, extend the review period beyond the initial 120 days. Attachments A.Application and Supporting Materials B.Site Location and Aerial Map City of Arden Hills Planning Commission Meeting for July 10, 2013 66 Page of 3585 Lexington Avenue North Existing Wall Signage View of southeast corner of building View of building from Lexington Avenue 3585 Lexington Avenue North Proposed Additional Wall Signage Proposed location for 40.2 square foot Proposed location for 40.2 square foot sign on west building wall sign on north building wall Proposed location for two 8.6 square signs on north and west building walls 3585 Lexington Avenue North 452.02904.0Feet 904.0 0 1:5,424 NAD_1983_HARN_Adj_MN_Ramsey_Feet Notes © Ramsey County Enterprise GIS Division Enter Map Description This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION 3585 Lexington Avenue North 301.34602.7Feet 602.7 0 1:3,616 NAD_1983_HARN_Adj_MN_Ramsey_Feet Notes © Ramsey County Enterprise GIS Division Enter Map Description This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION MEMORANDUM DATE: July 10, 2013 TO: Planning Commission Chair Larson and Commissioners FROM: Jill Hutmacher, Community Development Director SUBJECT: TCAAP Update Several buildings on the TCAAP site have already been demolished. All buildings, with the exception of Building 502, will be demolished prior to the end of this year. Carl Bolander & Sons will recycle the majority of the construction debris. City and County staff have been meeting regularly with interested brokers and developers to provide information on the project timeline and master planning process. Initial developer feedback the City and County. In July, the master planning project management team will be holding one-on-one interviews with several developers to gather insight on the challenges and opportunities of working with a public agency; how the master plan can influence private development decisions; and specific features that may make the TCAAP site more appealing for private investment. On June 10, 2013, the City Council approved the Public Involvement Plan (PIP) for the master planning process. The City is currently planning two public involvement events. Development Panel and Engagement Workshop The first TCAAP public involvement event will be held on Tuesday, July 30, from 6:00 to 8:00 pm at the Marsden Conference Room, Ramsey County Public Works Facility. The event will begin with a panel discussion followed by a question and answer period. Following the panel discussion, small break-out groups will hold facilitated discussion on the following topics: Transportation and Access Commercial and Residential Development City of Arden Hills Planning Commission Meeting for July 10, 2013 12 Page of Active and Passive Open Space Energy and Sustainability This is a public event, but RSVPs are required so that the City can adequately plan for the number of tables, facilitators, and notetakers that will be needed for the break-out groups. A announcements are being made at City Council meetings. -hour time period. Public Open House The first open house event has been tentatively scheduled for Tuesday, September 17, from 5:30 to 7:30 pm in the Marsden Conference Room. this event will be available in August. TCAAP Public Hearings In addition to the public events described above, the City Council will hold a public hearing on TCAAP at the first Council meeting of every month. Residents are invited to attend the public hearings to offer their thoughts and opinions on TCAAP development. City of Arden Hills Planning Commission Meeting for July 10, 2013 22 Page of MEMORANDUM 4.A DATE: July 10, 2013 PC Agenda Item TO: Planning Commission FROM: Matthew Bachler, Community Development Intern SUBJECT: Report from the City Council June 10, 2013, City Council Meeting The City Council voted to approve the Public Involvement Plan for the TCAAP Master Planning Process. The Plan outlines the roles and responsibilities of City staff, the JDA, County, and City Council; the goals, objectives, and expected outcomes of the public involvement process; public involvement techniques; and project schedules. June 24, 2013, City Council Meeting The City Council voted to approve Planning Case 13-008 for a Zoning Code Amendment and Conditional Use Permit to allow a higher education use as a tenant in the office building at 2 Pine Tree Drive. The Planning Commission recommended approval of this case at their June 5, 2013 meeting. The City Council also voted to approve Planning Case 13-009 for a PUD Amendment at 1201 County Road to permit a site-wide sign plan for the property. The Planning Commission recommended approval of this case at their June 5, 2013 meeting. City of Arden Hills Planning Commission Meeting for July 10, 2013 Page 1of 1