HomeMy WebLinkAbout03-31-14-WS--
Dave McClung
www.cityofardenhills.org
Ed Werner
Arden Hills is a strong community that values its unique environmental setting, strong residential
neighborhoods, vital business community, wellmaintained infrastructure, fiscal soundness, and our
longstanding tradition as a desirable City in which to live, work, and play.
CALL TO ORDER
AGENDA ITEMS
1.A.Update On Reuse Proposal 1203 County Road E
Ryan Streff, City Planner
Documents:CC MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF,
ATTACHMENT C.PDF, ATTACHMENT D.PDF
1.B.TCAAP Update
Jill Hutmacher, Community Development Director
TCAAP Update
Infrastructure RFP (Beth Engum/Terry Maurer) no memo
Met Council SAC Fees (Patrick Klaers/Terry Maurer)
Future Meeting Schedule (Jill Hutmacher)
Documents:TCAAP UPDATE.PDF, MET COUNCIL SAC FEES.PDF,
COUNCIL SAC FEES ATTACHMENT.PDF, FUTURE MEETING SCHEDULE.PDF
AGENDA ITEM 1A
MEMORANDUM
DATE:March 31, 2014
TO:Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM:Ryan Streff, City Planner
SUBJECT:Update on reuse proposal –1203 County Road E(Carroll’s Furniture Property)
Requested Action
Staff is providing an update to the Council on the current status of the proposal by Creative
Catering and asking for input and direction from Council regarding the proposed use.
Background/Discussion
At the City Council Work Session on November 18, 2013, staff brought forward a concept
review from Creative Catering for a banquet, catering and retail center to belocated at 1203
County Road E.Atthat time,the applicantproposed a 15,000 square foot banquet and meeting
room space, in addition to a kitchen, food production and assembly area of 15,000 square feet,
and a retail center with approximately7,000square feet.The applicant indicated that it was her
intent to use the banquet hall for events forup to 400 people and to lease five retail bays in the
southern portion of the building along County Road E to third party tenants.The Council
generally showed support for the proposed use; however,concerns regarding parking and traffic
werediscussed. (Attachment B–Work Session Minutes)
Since the Council’sreviewin November the proposalby Creative Cateringhas changed several
times. The changes have largely been in response to the City’s concerns regarding parking and
the feasibility of acquiring parking easements for off-site parking. The current proposal consists
of a 16,380 square foot kitchen and foodassemblyarea, a 3,456 square foot office, and a 2,288
square foot, 10 seat café.The currentproposal does not include an on-site banquet facility as
was first proposed. Approximately 18,000 square feet would remain vacant and could
potentially be usedto expand the kitchen and food assemblyarea at a later date.
City of Arden Hills
City Council Work Session for March 31, 2014
P:\Planning\Planning Cases\2014\PC 14-003 -Creative Catering -Site Plan Review\Memos_Reports_14-003
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The kitchenand food assemblyuse is defined in the Zoning Code as “manufacturing and
processing”.Uses that are considered “manufacturing and processing”are allowed only as
accessory uses in the B-2 Zoning District.By definition,an accessory use must be incidental to
the principaluse of the property, which meansthat the accessory use must directly support the
principaluse.The applicant’s current plans are to use the kitchen and food assembly area to
support off-site catering events, wholesale production/distribution to institutional or corporate
clients, and retail sales of café meals and takeout to consumers. The applicant estimates that
once the retail portion of the business is established, the retail will comprise approximately 35%
of business, and the wholesale/catering will comprise 65% of business. Given this information
and after conversations with the City Attorney, staff believes that thekitchenand food assembly
area is not an accessoryuse to the café/retail store.
The former Carroll’s Furniture is a unique and challenging property.Its large size and small
amount of parking limit the number of uses that could successfully occupy the existing building.
The property is located on one of the City’s primary commercial corridors and the building’s
current condition is a detriment to the rest of the B-2Zoning District.City staff recognizes the
importance of finding a reuse for this property, but believes that additional Council direction is
necessary.Staff believes that a zoning code amendment is required to allow this proposal to
move forward.
SidewalkConstruction
The City has an easement over part of the area where a sidewalk connection is proposed
(AttachmentC), however,the City does not currently have easements to allow sidewalk
construction across the entire frontage. The applicant has indicated that she would be willing to
provide the necessary easements, but staff has concluded that the current proposed use will need
all of theavailable35 parking spaces. It would be possible to construct a sidewalk between the
curb and the parking lot. The City would request pedestrian easements in the event that the
property eventually redeveloped.
TrafficMovements
The current proposal suggests that traffic would move through the site in a one-way fashion from
east to west. Customers or clients would enter the site near the east property line and proceed
through the parking lot where upon exit, on the west side of the property, a right-out only would
be permitted. As with each proposal, traffic and pedestrian safety will need to be evaluated and
the City will need to determine what type of access is appropriate.
City of Arden Hills
City Council Work Session for March 31, 2014
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Discussion Questions
1)Would the City Council support a zoning amendment to allow this application to proceed?
2)Does the City Council have concerns regarding the placement of the sidewalk connection
directly behind the curb?
3)Does the City Council have concerns regarding traffic and circulation?
Attachments
A.Work Session Staff Report –November 18, 2013
B.Work Session Minutes –November 18, 2013
C.County Road E Improvement Maps
D.Aerial Site Map
City of Arden Hills
City Council Work Session for March 31, 2014
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Attachment A
AGENDA ITEM 1C
MEMORANDUM
DATE:November 18, 2013
TO:Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM:Ryan Streff, City Planner
SUBJECT:Banquet, Catering and Retail Center(Carroll’s Furniture Property)
Requested Action
Molly Behymer,owner of Creative Cateringcurrently located in the Country Financial building,
is requesting that the City Council review her proposal for aBanquet, Catering and Retail Center
at 1203 County Road E.
Background/Discussion
The proposed use for a banquet, catering and retail center would be located at 1203 County Road
E, also knownas the Carroll’s Furniture property. The applicant is proposing to separate the
buildinginto three sections in order to accommodate the proposed uses. According to the
material provided by the applicant,the upper level (15,000 sq. ft.) wouldbe banquet and meeting
room space, the lower level (15,000 sq. ft.) wouldbe utilized for food production and catering
servicesand thesouthern portion of the building (7,000 sq. ft.) that fronts County Road E would
be constructed into retail bays and leased to thirdparty tenants.The applicant has indicated her
intentto use the banquet hall for events for up to 400 people. Prior topurchasing theproperty
Ms. Behymer would like direction from the Council regarding the proposed use.
The former Carroll’s Furniture property, currently configured as a single tenant building, is
approximately 40,000 square feet on a single tractof landthat is 1.14 acres in size. The property
is located within the B-2 General Business District, wherebanquet facilities (restaurants) and
retail uses are permitted.Catering facilities are classified as “manufacturing & processing” and
are only permittedas an accessoryuse in the B-2 District. Under this classification the banquet
facility would be the principal use and the catering activities would be an accessory use.
City of Arden Hills
City Council Work Session for November 18, 2013
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Without a functioning banquet facility the catering activities would have to ceaseas the Zoning
Code does not allow accessory uses to operate as principle uses.
Staff has concerns regarding parking and access to the site.The existing parking lot on the
premises hasa total of 35 parking spaces, which is not adequate for the proposed use. Of these
35 parking spaces, 17 spaces are likely to be removed if the City constructs a sidewalk in the
existing easement (see attachment D). Under the Zoning Code,restaurant usesrequire one (1)
parking space for every two seats, retail uses require one (1) parking space for each 150 square
feet of gross retail floor space and catering uses require one (1) space for each employee on a
major shift plus one (1)additional spacefor each vehicle used in connection with the business or
one (1) space for each 1,000 square feet of floor area. Based on the information provided to staff
approximatelyof 262 parking spaces would be requiredfor the proposed use.The applicant is
proposingto mitigate the parking deficiencies by securing shared parkingagreementson
adjacent sites and on other property located in the area. Staff would like to note that the Zoning
Code requires parking to be within 800 feet of the main entrance to the principal building if a
parking agreement is developed.
City staff has discussed the sidewalk constructionand easementalong the southern side of the
property, the possible driveway closure on the west side of the parking lot and the improvement
of the shared drivewayalong the east property line. The applicant has indicated her willingness
to work with the Cityto address these items. In the narrative Ms. Behymerhas stated her intent
to update the buildings appearance and curb appeal along with updating signage, windows, and
lighting.
Planning Commission & City Council Review
Staff has determined that at a minimum a site plan review would be required to address the
increase in parking demand and a variance required in order to waive the requirement for
outdoor seating in the B-2 District. If the applicant decides to pursue a banquet, catering and
retail center at 1203 County Road E additional review would be required by the Planning
Commission and the City Council.
Attachments
A.Narrative
B.County Road E Map
C.Aerial Site Map
D.Easement
City of Arden Hills
City Council Work Session for November 18, 2013
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Approved:January 13, 2014
CITY OF ARDEN HILLS, MINNESOTA
CITY COUNCIL WORK SESSION
NOVEMBER 18,2013
5:00 P.M. -ARDEN HILLS CITYHALL
CALL TO ORDER/ROLL CALL
Pursuant to due call and notice thereof, Mayor Grantcalled to order the City Councilwork
sessionat 5:00p.m.
Present:
Mayor David Grant;CouncilmembersBrenda Holden, Fran Holmes, Dave
McClung, and Ed Werner
Absent:
None
Also present
:City AdministratorPatrick Klaers; Director of Finance and Administrative
Services Sue Iverson; Public Works Director Terry Maurer; Community Development
Director Jill Hutmacher; Community Development Intern Matthew Bachler; Park and
Recreation Manager Michelle Olson; Finance Analyst Kyle Howard; City Planner Ryan
Streff; and City Clerk Amy Dietl
C.Planning Case 13-022–Concept Review –Banquet, Catering and Retail Center
(Carroll’s Furniture Property)
City Planner Streff
explained Molly Behymer, owner of Creative Catering currently located in
the Country Financial building, is requesting that the Council review a proposal for a Banquet,
Catering and Retail Center at 1203 West County Road E at the former Carroll’s Furniture
property. The applicant is proposing to separate the building into three sections in order to
accommodate the proposed uses. The upper level would be used for banquet and meeting room
space. The lower level would be utilized for food production and catering services. The southern
portion of the lower level would be constructed into retail bays and leased to third party tenants.
Prior to purchasing the property, Ms. Behymer would like direction from the Council regarding
the proposed use.
City Planner Streff
indicated the property was located within the B-2 Zoning District where
banquet facilities and retail uses are permitted. Catering facilities are classified as “manufacturing
and processing” and are only permitted as an accessory use. Under this classification the banquet
facility would be the principal use and the catering activities would be an accessory use. Without
ARDEN HILLS CITY COUNCIL WORK SESSION –NOVEMBER 18, 20132
a functioning banquet facility, the catering activities would have to cease as the Zoning Code does
not allow accessory uses to operate as principle uses.
City Planner Streff
commented that staff had concerns regarding parking and access to the site.
He noted the existing parking lot on the premises has a total of 35 parking spaces, which is not
adequate for the proposed use. Of these 35 parking spaces, 17 spaces are likely to be removed if
the City constructs a sidewalk in the existing easement. He reviewed the parking requirements as
stated within City Code for restaurant and banquet uses. Based on the information provided to
staff approximately 262 parking spaces would be required for the proposed use. The applicant is
proposing to mitigate the parkingdeficiencies by securing shared parking agreements with
surrounding property owners. Staff noted that the Zoning Code requires parking to be within 800
feet of the main entrance to the principal building.
City Planner Streff
reported that staff has discussed the sidewalk construction and easement
along the southern side of the property, the possible driveway closure on the west side of the
parking lot and the improvement of the shared driveway along the east side of the property line.
The applicant stated that she was willing to work with the City to address these items.
Councilmember Holden
asked where additional parking would be gained for the proposed site.
City Planner Streff
stated that EStreet Flats would be thepreferred location. However,the
applicant could have parking agreements with surrounding properties up to 800 feet to any side of
the property.He noted Staples would be another option.
Councilmember Holden
stated she loved Creative Catering, but supported staff’s
recommendation;noting there would be parking issues at the proposed site.
Molly Behymer
, Creative Catering, explained she had spoken with Staples, Arden Plazaand
Frattelone’s regarding parking. She commented her parking needs would be mostly after business
hours and on weekends. She stated that several of the local hotels provide shuttle services.
Councilmember McClung
did not object to the proposed use for the facility. However, he did
have concernswith the parking. He did not see how the site would be competitive if the property
did not have enough parking to meet the needs of her customers.
Ms. Behymer
proposed having valet parking and shuttleserviceavailable.
Mayor Grant
questioned how many catering events would be held at the banquet facility on a
yearly basis.
Ms. Behymer
stated that events would be held on Friday and Saturday evenings. She explained
her reason for the proposal was that the banquet facility would allow her to operate her business
from a single location. She stated that banquet space was needed in this area of the metro.
Mayor Grant
asked what vision the applicant had for the retail bays.
ARDEN HILLS CITY COUNCIL WORK SESSION –NOVEMBER 18, 20133
Ms. Behymer
indicated her original thought was to have DJ servicesand a wedding rental
business locatedin this space. She stated this would not have to be the case, but that it could
provide one-stop shoppingfor brides.
Councilmember Holmes
commented there were no banquet spaces available in Arden Hills. It
was her opinion that people would still attend the reception even if they had to cross the street to
park. She indicated she would only be able to support this application if the shared parking
situation was resolved.
Mayor Grant
summarized the Council’s comments this evening noting there was support for the
proposed catering and banquet facilities at the site. However, there was concern with the amount
of parking available onsite and in close proximity. He recommended the applicant speak with the
Fire Chief and the County Sheriff regarding safety concerns.
Attachment D
¯
County Road E
Map Date: October 21, 2013 Property Boundary
P:\GIS_Data\Planning\Planning
Cases\2013\Carroll's Furniture
MEMORANDUM
DATE:
March 31, 2014
TO:
Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM:Jill Hutmacher, Community Development Director
SUBJECT: TCAAP
On March 31, 2014, the City Council will be asked to discuss and provide direction on the
following topics.
Infrastructure Study. The City and Ramsey County are working together on a Request for
Proposals for an infrastructure study that will consider roadways, utilities, surface water
management, and grading. Ramsey County will be the lead agency for the contract which will
include analysis and preliminary design for the Spine Road and other infrastructure.
Metropolitan Council Sewer Access Charge (SAC) Fees. New development is required to pay a
sewer access charge (SAC) to the Metropolitan Council. The fee amount is variable depending
on the projected volume contribution to the metropolitan sewer system. The one-time fee is used
to pay regional sewer capital costs. When buildings are demolished, municipalities may apply
for SAC credits based on the amount of SAC previously paid. The City of Arden Hills has
received SAC credits for buildings demolished on TCAAP, and City Council direction on the use
of SAC credits is requested.
Future Meeting Schedule. Future discussion topics for upcoming regular and special work
session meetings have been tentatively identified in the attached memo.
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AGENDA ITEM 1B
MEMORANDUM
DATE: March 31, 2014
TO:Honorable Mayor and City Council Members
FROM: Patrick Klaers, City Administrator
SUBJECT: Met Council SAC Credit Program
Background/Discussion
New rules dealing with the Met Council SAC credit program went into effect on 1/1/13.
Attached is an article from the Metropolitan Council website that helps to explain the
new SAC credit rules.
In 2013, the Metropolitan Council Environmental Services (MCES) completed a SAC
determination for TCAAP site based on demolished buildings that were previously
connected to the regional sewer system. The City received final confirmation in January
2014 that MCES had granted 4,564 units of credit. These credits would not have been
available under the old rules.
The MCES SAC rate for 2014 is $2,485 per unit. The AUAR zoning scenario (at full
development) would generate about 2,200 SAC units. The AUAR maximum
development scenario (at full development) would generate about 3,300 SAC units. Full
development could take 10 to 15 years. The SAC credits can only be used on the
TCAAP site, and any credits not used will be cancelled.
MCES SAC fees are typically paid by new development at the time of issuing building
permits. (The City also charges SAC fees and WAC fees which are not affected by the
MCES SAC program.) Assuming that the City will continue to require that MCES SAC
be paid by new developments in TCAAP, which is a normal cost of development, the
City can then use this revenue at its discretion. It is appropriate for the Council to have a
conversation on establishing a policy or guidelines on how to and when to use the SAC
credits.
It sounds like at full development that the City will have a lot of money to work with, but
there are a lot of needs and it will go fast so prioritizing the use of the funds is important.
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One of the top priorities for use of these funds may be to pay for the Master Plan studies
that are currently underway. Other priorities to consider include:
The City share of the water feature;
Park development;
Special needs in the Town Square area (i.e. public space or parking); and/or
SAC waivers as an economic development incentive for special opportunities.
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Attachment A
MEMORANDUM
DATE:
March 31, 2014
TO:
Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM:Jill Hutmacher, Community Development Director
SUBJECT: Future Meeting Schedule
Special and regular City Council work session meetings have been scheduled to discuss issues
related to the Master Plan and City infrastructure. Discussion topics are tentatively planned as
follows:
April 14, 2014, Special Work Session at 5:30 pm
Review Draft Alternative Urban Areawide Review (AUAR) and Mitigation Plan
Financial Modeling for Trunk Utilities
Review of Public Comments on the Draft Master Plan
April 21, 2014, Regular Work Session at 5:00 pm
Ramsey County Economic Development and Redevelopment Goals for TCAAP
PTRC Recommendations for Park and Open Space
City Goals for Surface Water Management
April 28, 2014, Special Work Session following the regular meeting
I-35W/Highway 96 Intersection Design Recommendation
It is anticipated that additional regular and special work session meetings will be scheduled to
discuss TCAAP issues through the end of 2014. Future meeting topics will be defined as those
dates draw nearer.
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