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HomeMy WebLinkAbout10-08-14 PCAPPROVAL OF THE AGENDA APPOINTMENTS Resignation Of Samuel Scott PC MEMO.PDF Appointment Of Steven Jones PC MEMO.PDF APPROVAL OF MINUTES September 3, 2014, Planning Commission Regular Meeting 09 -03 -14 PC.PDF September 3, 2014, Planning Commission Work Session 09 -03 -14 PCWS.PDF PLANNING CASES Planning Case 14 -030 - Site Plan Review - 4105 Lexington Avenue North (No Public Hearing Required) MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF, ATTACHMENT D.PDF, ATTACHMENT E.PDF, ATTACHMENT F.PDF Planning Case 14 -031 - PUD Amendment - 3200 Lake Johanna Boulevard (Public Hearing Required) MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF, ATTACHMENT D.PDF, ATTACHMENT E.PDF, ATTACHMENT F.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS PLANNING COMMISSION COMMENTS & REQUESTS Report From The City Council 10 -08 -14 - REPORT FROM THE CITY COUNCIL.PDF TCAAP Update PC 10 08 14.PDF ADJOURN A quorum of the City Council may be present at this meeting. Chair: Clayton Larson Commissioners: Angela Hames Andy Holewa Steven Jones Roberta Thompson Clayton Zimmerman Brent Bartel Council Liaison: Fran Holmes Planning Commission October 8, 2014 6:30 p.m. City Hall Address: 1245 W Highway 96 Arden Hills MN 55112 Phone: 651 -792 -7800 Website : www.cityofardenhills.org City Vision 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. Agenda CALL TO ORDER 1. 2. 2.A. Documents: 2.B. Documents: 3. 3.A. Documents: 3.B. Documents: 4. 4.A. Ryan Streff, City Planner Documents: 4.B. Matthew Bachler, Associate Planner Documents: 5. 6. 6.A. 6.B. Documents: 6.C. Ryan Streff, City Planner Documents: Prepared By Prepared By Prepared By APPROVAL OF THE AGENDAAPPOINTMENTSResignation Of Samuel ScottPC MEMO.PDFAppointment Of Steven JonesPC MEMO.PDFAPPROVAL OF MINUTESSeptember 3, 2014, Planning Commission Regular Meeting09-03 -14 PC.PDFSeptember 3, 2014, Planning Commission Work Session09-03 -14 PCWS.PDFPLANNING CASESPlanning Case 14 -030 - Site Plan Review - 4105 Lexington Avenue North (No Public Hearing Required) MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF, ATTACHMENT D.PDF, ATTACHMENT E.PDF, ATTACHMENT F.PDF Planning Case 14 -031 - PUD Amendment - 3200 Lake Johanna Boulevard (Public Hearing Required) MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF, ATTACHMENT D.PDF, ATTACHMENT E.PDF, ATTACHMENT F.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS PLANNING COMMISSION COMMENTS & REQUESTS Report From The City Council 10 -08 -14 - REPORT FROM THE CITY COUNCIL.PDF TCAAP Update PC 10 08 14.PDF ADJOURN A quorum of the City Council may be present at this meeting. Chair:Clayton LarsonCommissioners:Angela HamesAndy HolewaSteven JonesRoberta ThompsonClayton ZimmermanBrent BartelCouncil Liaison:Fran Holmes Planning CommissionOctober 8, 2014 6:30 p.m. City Hall Address:1245 W Highway 96Arden Hills MN 55112Phone:651 -792 -7800Website:www.cityofardenhills.orgCity VisionArden 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. AgendaCALL TO ORDER1.2.2.A.Documents:2.B.Documents:3.3.A.Documents:3.B.Documents:4.4.A. Ryan Streff, City Planner Documents: 4.B. Matthew Bachler, Associate Planner Documents: 5. 6. 6.A. 6.B. Documents: 6.C. Ryan Streff, City Planner Documents: Prepared By Prepared By Prepared By MEMORANDUM DATE: October 8, 2014 TO: Planning Commission FROM: Matthew Bachler, Associate Planner SUBJECT: Planning Commission Resignation Background On September 11, 2014, Samuel Scott submitted his official resignation as a member of the Planning Commission. Within his resignation Mr. Scott stated that he was resigning as a result of a change in his work schedule. Mr. Scott has served on the Commission since 2010, and his current term was set to expire on December 31, 2016. As stated in the City ordinance the vacant commission position will resume with the term of the resigning commission member. City Council Action During the Regular City Council meeting on September 29, 2014, the Council approved the resignation of Samuel Scott from the Arden Hills Planning Commission. City of Arden Hills City Planning Commission Meeting for October 8, 2014 Page 1 of 1 MEMORANDUM DATE: October 8, 2014 TO: Planning Commission FROM: Matthew Bachler, Associate Planner SUBJECT: Planning Commission Appointment Background Steven Jones was appointed by the City Council as an alternate member of the Planning Commission in January of 2014. Commissioner Jones has now served in the alternate position for eight months and during this time has provided excellent feedback and dialogue with applicants and other Commissioners. After hearing of the vacancy that was created by the resignation of Samuel Scott, Mr. Jones expressed his interest in becoming a regular member on the Planning Commission. City Council Action During the Regular City Council meeting on September 29, 2014, the Council unanimously approved the recommendation of the Planning Commission liaison to appoint Mr. Jones as a regular member of the Planning Commission. Mr. Jones will fulfill the term that was previously being served by Samuel Scott. His term will expire of December 31, 2016. City of Arden Hills City Planning Commission Meeting for October 8, 2014 Page 1 of 1 Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, SEPTEMBER 3, 2014 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 Brent Bartel, Angela Hames, Andrew Holewa, Steven Jones (Alternate), Roberta Thompson, and Clayton Zimmerman. Absent: Commissioner Angela Hames and Sam Scott. Also present were: City Planner Ryan Streff; Associate Planner Matthew Bachler; and Councilmember Fran Holmes. APPROVAL OF AGENDA – SEPTEMBER 3, 2014 Chair Larson stated the agenda will stand as published. APPROVAL OF MINUTES July 9, 2014 – Planning Commission Regular Meeting Commissioner Holewa moved, seconded by Commissioner Zimmerman, to approve the July 9, 2014, Planning Commission Regular Meeting as presented. The motion carried unanimously (6-0). PLANNING CASES A. Planning Case 14-025; Site Plan Review; 3657 Snelling Avenue – Not a Public Hearing City Planner Streff stated that the applicants in this case own the property located at 3657 Snelling Avenue. The property is zoned R-1 Single Family Residential and is generally positioned north of Lake Johanna Boulevard, south of the Minneapolis & St. Paul Railroad, east of Oak Avenue and west of Snelling Avenue North. ARDEN HILLS PLANNING COMMISSION – September 3, 2014 2 City Planner Streff indicated that the applicants are proposing to construct a twenty-four (24) foot by thirty (30) foot detached accessory structure on the property. The proposed structure would be constructed in front of the single family dwelling between the home and Snelling Avenue North. As proposed the structure would be located fifty-eight (58) feet from the front property line and twenty-eight (28) feet from the southern side yard property line. City Planner Streff reported that the applicants have attempted to design a plan that fits within the Zoning Code by moving the accessory structure adjacent to the home, however, this plan requires significant tree removal and grading for the proposed construction. Taking into consideration the current configuration of the existing principal structure and its location approximately two-hundred (200) feet from the front property line, it leaves limited options for the construction of an accessory structure that meets the all zoning regulations and minimizes tree loss and final grading on the property. City Planner Streff explained that within the narrative the applicants have indicated that the proposed accessory structure would be constructed with façade materials (i.e. siding, shingles and trim) to match the existing single family dwelling. The roof pitch would also be designed to match the principal structure on the property. Site Data Land Use Plan: Low Density Residential Existing Land Use: Single Family Detached Residential Zoning: R-1: Single Family Residential Current Lot Sizes: 2.22 Acres (96,581 Square Feet) Topography: The property has a fair amount of grade change as the lot slopes towards the wetland/pond on the property. However, the site of the proposed detached garage is fairly flat. City Planner Streff reviewed the surrounding area, Plan Evaluation and provided the following Findings of Fact for review: General Findings 1. The property is in the R-1 Single Family Residential Zoning District. 2. The lot is 96,581 square feet in size with approximate dimensions of 540 feet in width, and 230 feet in depth. 3. The property currently consists of a single family dwelling with an attached single stall garage. No accessory structures exist on the property at this time. 4. The proposed accessory structure is 720 square feet in size or twenty-four (24) feet by thirty (30) feet. 5. The proposed accessory structure is setback fifty-eight (58) feet from the front property line and twenty-eight (28) feet from the southern side yard. 6. The structure does not encroach into a front, side or rear yard setback. 7. The proposed structure and landscaping coverages are within the zoning district requirements. The new structure will increase the lot coverage from 5.36% to 6.62% and decreases the landscaping coverage from 94.64% to 93.38%. 8. The proposed accessory structure would not exceed fifteen (15) feet in height. ARDEN HILLS PLANNING COMMISSION – September 3, 2014 3 9. Detached accessory structures up to seven hundred and twenty-eight (728) square feet are permitted structures within the R-1 Zoning District. 10. All structures on the lot are outside of the 100-year flood plain, wetlands, and easements. 11. The proposal is in harmony with the purpose and intent of the Zoning Ordinance as the Ordinance generally allows flexibility for unique parcels and situations when impacts to surrounding properties are minimized. 12. The proposal is consistent with the Arden Hills Comprehensive Plan as it allows the reasonable use of residential property. 13. Detached accessory structures are permitted and a reasonable use within the R-1 Single Family Residential Zoning District. 14. The property is rather unique due to the placement of the existing single family dwelling in the rear of the lot approximately two-hundred (200) feet from the front property line. 15. The current placement of the single family dwelling leaves limited options for the construction of an accessory structure that meets all setback regulations and minimizes tree loss and final grading. 16. The proposed accessory structure would be visible from neighboring properties; however, the proposed location, design and the use of quality materials for the detached structure that are compatible in appearance to the single family dwelling should minimize the impacts on surrounding property owners. 17. The proposed accessory structure is unlikely to have negative impacts to the property or to the neighborhood as a whole. City Planner Streff stated that the property is fairly unique when compared to other properties in Arden Hills because of its topography, number of significant trees and the configuration of the single family dwelling on the lot. Because of the lot’s topography, natural drainage pattern, significant trees and the configuration of principal structure at the rear of the lot, options for the movement of the accessory structure to an area that meets all zoning regulations is very limited in order to minimize tree loss and grading on the property. Due to the scope of the project and the proposed addition of an accessory structure, the character of the neighborhood or the City is not expected to be negatively affected. City Planner Streff explained that the findings of fact for the Site Plan Review support a recommendation for approval. However, if the Planning Commission chooses to make a recommendation for denial, the Findings of Fact would need to be amended to reflect the reasons for the denial. If the Planning Commission recommends approval of the Site Plan Review, staff recommends the following eight (8) conditions: 1. That 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. That the proposed accessory structure shall be permitted to be located in the front yard (between the dwelling and the street) at a distance of fifty-eight (58) feet from the front property line. 3. That the proposed accessory structure shall not exceed a footprint of 720 square feet. 4. That the exterior façade and roofing materials of the proposed detached accessory garage shall match or be compatible in appearance and material used with the principal structure. ARDEN HILLS PLANNING COMMISSION – September 3, 2014 4 5. That the proposed driveway/parking area shall be improved with hard surface. No additional driveway/parking areas shall be constructed with gravel, “class 5” or other similar materials. 6. That no living quarters shall be constructed within the proposed accessory structure. 7. That the structure shall conform to all other regulations in the City Code. That a building permit for the construction of the new accessory structure and a zoning permit for the construction of the driveway shall be required. 8. That the applicant shall obtain a Grading and Erosion Control Permit from the City before the building permit is issued. City Planner Streff 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 Zimmerman asked if the existing home had a garage and if it would be maintained. City Planner Streff reported that the existing home had a single car attached garage that would be maintained. Commissioner Bartel questioned why this Planning Case required a Site Plan Review versus a Variance. City Planner Streff indicated that the Zoning Code allows the Planning Commission and Council to review requests for accessory structures in exceptional and unusual circumstances through the Site Plan Review process. Commissioner Thompson asked if staff had reviewed the drainage on this property. City Planner Streff explained that the Assistant City Engineer had reviewed the case. He then discussed how water would flow on the site to the stormwater retention pond. He stated that a grading and erosion control permit would be required prior to the issuance of a City building permit. Chair Larson requested further information on the rain garden on the property. Eric Hanson, 3657 Snelling Avenue, reported that the rain garden was already on the property when he purchased the home. He indicated that the rain garden would remain in place and would not be impacted by the garage. Commissioner Holewa moved and Commissioner Thompson seconded a motion to recommend approval of Planning Case 14-025 for Site Plan Review at 3657 Snelling Avenue based on the findings of fact and the submitted plans, as amended by the eight (8) ARDEN HILLS PLANNING COMMISSION – September 3, 2014 5 conditions in the September 3, 2014, report to the Planning Commission. The motion carried unanimously (6-0). Commissioner Holewa recommended that the Council consider all future Site Plan Review requests be handled at the staff level. B. Planning Case 14-026; Variance – 1830 Noble Road – Not a Public Hearing Associate Planner Bachler stated that the applicant in this case is Lee Homes, a custom builder contracted by the property owners to design and construct a new single-family dwelling at 1830 Noble Road. This project would also include the demolition of the existing structures on the property and the re-grading of the site. In the narrative submitted by the applicant, it has been noted that the existing structures are in poor condition and tests have shown that there is asbestos present throughout the home. The property is zoned R-2 Single and Two Family Residential and is generally located north of Lake Lane, south of Grant Road, east of New Brighton Road, and west of Lake Johanna Boulevard. Associate Planner Bachler reported that the subject property is considered by the Zoning Code to be a corner lot because it is situated at the intersection of Noble Road on the north and a limited-access alley off Lake Johanna Boulevard on the east. The property is unique in that the property boundary lines extend into the abutting street and alley. On the north side the property line extends approximately 16 feet into Noble Road, and on the east side the property line extends approximately 9 feet into the abutting alley. In cases where any portion of the lot extends into an abutting roadway the Zoning Code states that the lot line shall be deemed to be the street or alley line. However, the property is also subject to a public use easement that was granted to the City in 1955 when most properties along Noble Road were platted in the Elms Addition. The properties at 1830, 1832, 1834, and 1848 Noble Road were not platted as part of this subdivision, but public use easements across these properties were secured and are shown on the plat. Staff has reviewed this information with the City Attorney and has been advised that all required setbacks at 1830 Noble Road need to be taken from the public easement line and not the street or alley line. Associate Planner Bachler indicated that the existing dwelling on the property is non- conforming as it encroaches on the front yard setback along Noble Road and the secondary front yard setback along the alley. The existing home is situated approximately 32.7 feet from the easement line on the north side of the property and 19.9 feet from the easement line on the east side of the property. The applicant is proposing to construct a new single-family detached dwelling with a footprint of 1,766 square feet. The structure would include an attached three-car garage measuring 29 feet by 25 feet (approximately 725 square feet), and a main floor plan of 1,039 square feet. Associate Planner Bachler stated that as proposed, the structure would encroach approximately 16.5 feet into the required 40 foot secondary front yard setback as measured from the public use easement line along the alley, leaving a 23.5 foot setback from the easement line. The home would be situated approximately 31 feet from the alley line and 40 feet from the eastern property boundary line. The required 40 foot front yard setback along Noble Road would be maintained, as well as the required side and rear yard setbacks. Compared to the existing structure on the ARDEN HILLS PLANNING COMMISSION – September 3, 2014 6 property, the proposed dwelling would be located 7.8 feet further south from the Noble Road easement line and 3.6 feet further west from the alley easement line. Associate Planner Bachler commented that the applicant has indicated that the property owners intentionally designed a modest and compact home to fit into the general character of the neighborhood. At the time the land use application was submitted, staff believed the setback measurements would be taken from the street and alley line, not the public easement line, and the narrative submitted by the applicant regarding the variance request reflects this understanding. Site Data Land Use Plan: Low Density Residential Existing Land Use: Single Family Detached Residential Zoning: R-2: Single Family & Two Family Residential Current Lot Sizes: .39 Acres (17,207 square feet) Topography: Relatively flat Associate Planner Bachler reviewed the surrounding area, Plan Evaluation and the Variance Evaluation Criteria. Associate Planner Bachler provided the Findings of Fact for review: General Findings 1. The property at 1830 Noble Road is in the R-2 Single & Two Family Residential Zoning District. 2. The property is a corner lot because it is situated at and abutting on the intersection of two streets, Noble Road and a limited-access alley. A corner lot shall maintain front yard requirements for each street frontage. 3. The lot measures 91.5 feet in width by 188.04 feet in depth and has a total lot area of 17,207 square feet. 4. The northern property boundary line extends approximately sixteen feet into Noble Road and on the eastern property boundary line extends approximately nine feet into the abutting alley. 5. The Arden Hills Zoning Code defines the “lot line” as a property boundary line of any lot held in single or separate ownership or separately described; except that where any portion of the lot extends into the abutting street or alley, the lot line shall be deemed to be the street or alley line. 6. The northern lot line of the property is the street line of Noble Road and the eastern lot line is the alley line of the limited-access alley that abuts the property. 7. An easement runs along the northern 33 feet and the eastern 16.5 feet of the property. These easement areas were dedicated to the public use forever on the Elms Addition Plat. 8. The Elms Addition Plat was recorded in the Ramsey County Office of the Register of Deeds on June 22, 1955. 9. The easement area on the property measures 5,577 square feet. The net lot area subtracting the easement area is 11,630 square feet. 10. All required structure setbacks for the R-2 Zoning District shall be measured from the public easement line. ARDEN HILLS PLANNING COMMISSION – September 3, 2014 7 11. The proposed structure would encroach 16.5 feet into the required 40 foot secondary front yard setback as measured from the public use easement line along the alley, leaving a 23.5 foot setback from the easement line. 12. The proposed structure conforms to all other setback requirements for the R-2 District. 13. The proposed structure and landscaping coverages are within the zoning district requirements. 14. The proposed dwelling would not exceed 35 feet in height. 15. Detached single-family dwellings are permitted structures within the R-2 Zoning District. 16. All structures on the lot are outside of the 100-year flood plain, wetlands, and easements. Variance Findings: 17. Detached single-family dwellings are permitted and a reasonable use within the R-2 Single & Two Family Residential Zoning District. 18. The purpose of the R-2 District is to among other things reserve development areas for single-family homes and to take advantage of municipal utilities. 19. The property is unique in that the secondary street frontage along the eastern property line is on a narrow one-way alley that principally provides rear yard access to properties that also have frontage on Lake Johanna Boulevard. This is the only alley of this type currently in the City of Arden Hills. 20. The proposed building plans for the single-family dwelling would result in a structure that is consistent and compatible with other construction in the area and would not alter the essential character of the neighborhood. 21. The requested variance for the single-family dwelling does not appear to be based on economic considerations alone. Associate Planner Bachler stated that staff is supportive of the variance request in this planning case for several reasons. First, there is ambiguity in the Zoning Code on whether the corner lot designation should apply when one of the frontages is on an alley as opposed to a street. Section 1305.04 of the Zoning Code includes separate definitions for “street” and “alley”: • Streets. A public or private way, consisting in the case of a private way of a roadway and in the case of a public way of a roadway and a boulevard (the latter of which may contain a sidewalk), used primarily for vehicular traffic, whether designated as a street, avenue, parkway, road, lane, throughway, expressway, highway, place or however otherwise designated. • Alley. A minor public or private way which is used primarily for vehicular service access to the back or side of a lot abutting on a street. Associate Planner Bachler stated that the Zoning Code does not specifically reference alleys in its definition of a corner lot and it is unclear whether the intention is for alleys to be treated as a subset of streets, or whether they have a different classification. Staff has taken the position that the alley should be treated as a street and that the property is therefore a corner lot, but it is also sensitive to the argument that an alley is distinct from a street and that the required 40 foot setback may be excessive in this case. Associate Planner Bachler indicated that the public easement along the eastern side of property that was acquired during the platting process was likely needed in order to accommodate the ARDEN HILLS PLANNING COMMISSION – September 3, 2014 8 possible extension of Fairview Avenue further south. Given how this area has developed since then, it is unlikely that a designated street would be constructed where the alley is currently located. If there were a greater chance of a street expansion project in the future abutting 1830 Noble Road, staff would be less supportive of the variance request. Associate Planner Bachler reported that the neighborhood along Noble and Grant Roads was subdivided in the 1950s and most parcels in the area have a width of approximately 75 feet. Under the current zoning regulations for the R-2 District, these lots would be considered non- conforming as the minimum lot width in this district is 85 feet. Additionally, the existing requirement that corner lots maintain front yard setbacks along all street frontages had not been adopted at the time the area was first developed. This can be seen in the large number of dwellings on corner lots in the southwest part of the City which conform to the front yard setback along only one street frontage. For a 75-foot wide corner lot to be in compliance with the Zoning Code, the maximum width of a dwelling that could be constructed would be 30 feet to meet the secondary front yard setback of 40 feet and the side yard setback of 5 feet. Staff believes that in this area of the City, the corner lot setback requirements for non-conforming parcels due to lot width can be overly restrictive and limit the type of dwellings that can be constructed. Associate Planner Bachler explained that the findings of fact for this variance request support a recommendation for approval. However, if the Planning Commission chooses to make a recommendation for denial, the Findings of Fact would need to be amended to reflect the reasons for the denial. If the Planning Commission recommends approval of this variance, staff recommends the following four conditions: 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 property owner shall obtain a Grading and Erosion Control Permit from the City before the building permit is issued. 3. A building permit and a demolition permit for the construction of the new dwelling and a zoning permit for the construction of the driveway shall be required. 4. The structure shall conform to all other regulations in the City Code. Associate Planner 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 requested further information on the alleyway. Associate Planner Bachler provided further detail on how the City viewed the alleyway. ARDEN HILLS PLANNING COMMISSION – September 3, 2014 9 Commissioner Jones questioned when the alley was constructed and asked who maintained the alleyway. Associate Planner Bachler reported the alley was maintained by the City. He was uncertain when the alley was constructed. Commissioner Zimmerman believed the existing house was four feet closer to the secondary front yard setback than the proposed home. Associate Planner Bachler stated that the existing home was 3.6 feet closer to the alley easement line than the proposed home. Commissioner Bartel asked if the existing accessory structures would be removed. Jerry Carlson, Lee Homes, reported these buildings would be removed. Associate Planner Bachler commented this could be made a condition for approval. Commissioner Bartel believed that the applicant was requesting a minor and reasonable deviation from the Zoning Code. For this reason he supported the variance request as the new home was a great use of space and would vastly improve the property. Commissioner Jones agreed. Commissioner Holewa moved and Commissioner Zimmerman seconded a motion to recommend approval of Planning Case 14-026 for a Variance at 1830 Noble Road based on the findings of fact and the submitted plans, as amended by the four (4) conditions in the September 3, 2014, report to the Planning Commission. The motion carried unanimously (6-0). UNFINISHED AND NEW BUSINESS None. REPORTS A. Planning Commission Comments and Requests None. B. Report from the City Council Councilmember Holmes updated the Planning Commission on City Council activities from the July 28, 2014, City Council Meeting stating the Council unanimously approved Planning Case 14-017, which was a variance request at 3441 Lake Johanna Boulevard to reconstruct a non- conforming accessory structure with minor modifications to the location and roofline. The Planning Commission recommended approval of this case 4-1 (Holewa opposed) at their meeting on July 9, 2014. ARDEN HILLS PLANNING COMMISSION – September 3, 2014 10 The City Council also approved a resolution to adopt the TCAAP Final Alternative Urban Areawide Review (AUAR) and Mitigation Plan. An AUAR is a form of environmental documentation through Minnesota State Rules that evaluates development scenarios for an entire geographical area rather than a specific project. The adopted AUAR and Mitigation Plan will serve as a working document for the TCAAP site going forward. The City Council held the first of three workshops with Gateway Planning, the zoning sub- consultant for the TCAAP Master Plan, on August 18. Gateway Planning provided an introduction to performance based zoning, reviewed the framework and important elements of the code, and discussed the initial draft of chapters 1 through 5, which are the administrative and process sections of the code. At the second workshop on September 15, the City Council will be discussing standards for building and site development, building design, open space areas, streetscape and landscaping, and signs. The City Council continued their discussion of chapters 1 through 5 of the TCAAP Redevelopment Code (TRC) at the Work Session on August 25. Specific topics of discussion included the relationship of the TRC to other City Ordinances, the development review process, and the appropriate mix of different housing types. C. TCAAP Update City Planner Streff reported that the utility poles are being removed from the site. The remaining building slabs are also being removed and the concrete processed into aggregate. He explained Ramsey County has chosen a consultant for the TCAAP Energy Plan. The consultant’s name will be announced once the contract is finalized. The Energy Advisory Board will begin meeting in September, and a white paper is expected to be presented to the Joint Development Authority in November. City Planner Streff indicated that Ramsey County will be redesigning the County’s TCAAP website which currently can be found at www.tcaap.net. The new website will go live in early 2015 and will provide information on marketing, infrastructure, remediation, the Joint Development Authority, and other topics. Public documents related to remediation and development will be made available through this website, either through a direct post or a link. City Planner Streff stated that Ramsey County announced that Rice Creek Commons has been chosen as the marketing name for the TCAAP site. The name was chosen because it highlights the site’s location adjacent to Rice Creek and its proximity to both downtowns. Whether the name will be the official name going forward is unclear at this time. Developers have indicated that it will be important to rebrand the property due to negative connotations associated with the TCAAP name. City Planner Streff commented that 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: September 8, 2014, Special Work Session at 5:30 pm, Community Room • Spine Road and Grading Design Review (Infrastructure) ARDEN HILLS PLANNING COMMISSION – September 3, 2014 11 • Final Discussion of Chapters 1-5 (Introduction, Components of the Code, Administration, Definitions, Schedule of Uses) September 15, 2014, Regular Work Session at 5:00 pm, Council Chambers • Workshop with Gateway Planning o Final review of Chapters 1-5 (Introduction, Components of the Code, Administration, Definitions, Schedule of Uses) o Present Zoning Chapters 6-7, 9-11 (Building and Site Development Standards, Building Design Standards, Open Space Standards, Streetscape and Landscape Standards, Sign Standards) September 22, 2014, Special Work Session at 5:00 pm, Council Chambers (4th of 5 Mondays) • Discuss Commercial Districts (components of Chapters 6, 7, 10, 11) September 29, 2014, Special Work Session at 5:30 pm, Community Room • County Road I and Thumb Road Design Review (Infrastructure) • Discuss Residential Districts (components of Chapters 6, 7, 10, 11) October 13, 2014, Special Work Session at 5:30 pm, Community Room • Stormwater System Update (Infrastructure) • Final Discussion Chapters 6-7, 10-11 (Building and Site Development Standards, Building Design Standards, Streetscape and Landscape Standards, Sign Standards) October 20, 2014, Regular Work Session at 5:00 pm, Council Chambers • Discuss Chapter 9 (Open Space Standards) October 27, 2014, Special Work Session at 5:30 pm, Community Room • Water and Sewer System Update (Infrastructure) • Final review of Chapter 9 (Open Space Standards) November 10, 2014, Special Work Session at 5:30 pm, Community Room • Discuss Chapter 8 (Street Design Standards) November 17, 2014, Regular Work Session at 5:00 pm, Council Chambers • Final Workshop with Gateway Planning o Final Review of Chapter 8 (Street Design Standards) o Review entire document Staff anticipates that additional regular and special work session meetings will be scheduled to discuss TCAAP issues. Future meeting topics will be defined as those dates draw nearer. Chair Larson did not support the TCAAP site being called Rice Creek Commons. He believed a better, long-term name could be found for the site. Councilmember Holmes stated the name change was still up in the air. ARDEN HILLS PLANNING COMMISSION – September 3, 2014 12 Commissioner Zimmerman did not want the TCAAP property to be considered a separate entity from the remainder of Arden Hills. Commissioner Bartel believed that the name was simply a marketing tool. ADJOURN Commissioner Zimmerman moved, seconded by Commissioner Holewa, to adjourn the September 3, 2014, Planning Commission Meeting at 7:29 p.m. The motion carried unanimously (6-0). Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WORK SESSION WEDNESDAY, SEPTEMBER 3, 2014 ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Clayton Larson called to order the work session meeting at 7:30 p.m. ROLL CALL Present were: Chair Clayton Larson, Commissioners Brent Bartel, Andrew Holewa, Steven Jones (Alternate), Roberta Thompson, and Clayton Zimmerman. Absent: Commissioners Angela Hames and Sam Scott. Also present were: City Planner Ryan Streff; Associate Planner Matthew Bachler; and Councilmember Fran Holmes. APPROVAL OF AGENDA – SEPTEMBER 3, 2014 The Agenda was approved as presented. DISCUSSION ITEMS A. TCAAP Redevelopment Code (TRC) – Chapter 1-5 City Planner Streff stated that at the work session on August 18, 2014, the City Council held its first of three workshops with Gateway Planning, the zoning subconsultant for the TCAAP Master Plan. During the workshop, Brad Lonberger (Gateway Planning) introduced performance based zoning, reviewed the framework and important elements of the code, and discussed the initial draft of chapters 1 through 5, which are the administrative and process sections of the code. City Planner Streff explained that the City Council continued their discussion of chapters 1 through 5 of the TCAAP Redevelopment Code (TRC) at the Work Session on August 25. Specific topics of discussion included the relationship of the TRC to other City Ordinances, the development review process, and the appropriate mix of different housing types. Gateway Planning will return to Arden Hills for the second workshop on September 15, 2014. At this second workshop, the City Council will begin discussing the district guidelines consisting of ARDEN HILLS PLANNING COMMISSION WORK SESSION – September 3, 2014 2 chapters 6 through 11 (Building and Site Development Standards, Building Design Standards, Open Space Standards, Streetscape and Landscape Standards and Sign Standards). Chair Larson opened the floor to Commission questions. Discussion ensued regarding the proposed TRC site along with how it correlates with the Comprehensive Plan. Chair Larson questioned how each of the neighborhoods would develop. Councilmember Holmes anticipated that each neighborhood would develop as a separate Planned Unit Development. She reiterated that the TRC would be approved by the Arden Hills Planning Commission and City Council and not the JDA. Associate Planner Bachler reported that the intent of the TRC is for it to be user friendly for future developers, while also allowing developers to move quickly and efficiently through the permitting process. He reviewed the new terms that would be used within the proposed Code. The Commission discussed how to keep the TRC regulations “fair” between TCAAP and the remainder of Arden Hills. Councilmember Holmes reported that the term “Secondary/Garage Apartment” has been removed from the TRC. Chair Larson discussed the use of spandrel glass and recommended this issue be addressed within the Code. He then provided comment on the need for design flexibility for corporate tenants that may locate on the Thumb portion of the site. Commissioner Bartel suggested staff look into roof-top decks/patios as a possibility within TCAAP. City Planner Streff thanked the Commission for their input this evening and looked forward to reviewing the TRC in further detail at a future meeting. ADJOURN Chair Larson adjourned the September 3, 2014, Planning Commission Work Session Meeting at 8:38 p.m. City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-030 - Site Plan Review – Gradient Financial\Memos_Reports_14-025 Page 1 of 9 MEMORANDUM DATE: October 8, 2014 PC Agenda Item 4.A TO: Planning Commission FROM: Ryan Streff, City Planner SUBJECT: Planning Case #14-030 – No Public Hearing Required Applicant: CoBeck Construction Property Location: 4105 Lexington Avenue North (Gradient Financial) Request: Site Plan Review – Parking Lot Requested Action The applicant has requested a Site Plan Review to reconfigure the existing parking lot on the property to allow for the rearrangement of parking areas, relocation of the access along County Road F West, closure of the access along Lexington Avenue North and other internal modifications that will maximize efficiency of the parking and driving areas at 4105 Lexington Avenue North. Background/Overview of Request Gradient Financial owns the property located at 4105 Lexington Avenue, which is zoned I-1 Limited Industrial District. The property is generally positioned north of County Road F, south of Boston Scientific, east of Hamline Avenue and west of Lexington Avenue. The applicant is proposing to reconfigure the existing parking lot on the property in order to provide better accessibility to the front entrance of the Gradient Financial building and to plan for Ramsey County’s future reconstruction of the Lexington Avenue North and County Road F West intersection. The improvements to this intersection will result in the loss of parking spaces and the vehicle access along the eastern side of the property. The County’s project in this area is projected to begin during the 2015 construction season. As indicated by the applicant a two phased approach would be used in order to complete the proposed project. In the fall of 2014, during Phase 1, the western half of the parking lot would be reconstructed. Construction of City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-030 - Site Plan Review – Gradient Financial\Memos_Reports_14-025 Page 2 of 9 Phase 2 is proposed to be completed in 2015, and will include the remaining eastern half of the parking lot. In Phase 1 of construction a new access off of County Road F West would be constructed slightly to the west of the existing access in order to align the new access with the new driveway section being constructed up to the front entrance of the building. The proposed design is intended to better facilitate traffic movements within the site and to orient drivers towards the front of the building. As part of the new driveway design, a one-way traffic circle is being proposed to move drivers more efficiently towards the front entrance before transitioning to a parking space within the parking lot or to the front drop-off location. During Phase 1 new parking spaces would be created along the southwestern edge of the parking lot to make up for the spaces lost during the construction of the new entrance off of County Road F West and closure of the access in Phase 2 along Lexington Avenue North. The modifications being made to the parking lot in Phase 1 are being completed in order to accommodate the roadway expansion project proposed by Ramsey County at the intersection of Lexington Avenue North and County Road F West. During Phase 2 of construction the secondary driveway along Lexington Avenue North would be permanently closed so that a right turn lane onto County Road F West can be constructed. The roadway expansion project would result in the removal of additional parking spaces along the eastern side of the property. The removal of these parking spaces is critical to the plans as this additional space is needed for the new turn lane and landscaping buffer along Lexington Avenue North. Phase 2 includes new parking spaces along the north property line and around the rain garden that is proposed to be constructed within the old driving lane that provided access out to Lexington Avenue North. The applicant has submitted a narrative of the proposed project (Attachment A), an existing layout of the site (Attachment B), a site plan depicting the phased construction (Attachment C), and a master site plan of the property (Attachment D). 1. Site Data Future Land Use Plan: I/O - Light Industrial and Office Existing Land Use: Office Zoning: I-1 – Limited Industrial District Current Lot Sizes: 5.17 Acres Topography: Fairly Flat City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-030 - Site Plan Review – Gradient Financial\Memos_Reports_14-025 Page 3 of 9 2. Surrounding Area Direction Future Land Use Plan Zoning Existing Land Use North I/O - Light Industrial and Office I-1 – Limited Industrial District Light Industrial/Office South I/O - Light Industrial and Office I-1 – Limited Industrial District Light Industrial/Office/Commercial East (Shoreview) City of Shoreview Residential (8-20 units/acre) City of Shoreview R3 – Multi-Dwelling Residential City of Shoreview Multi-Family Residential West I/O - Light Industrial and Office I-1 – Limited Industrial District Light Industrial/Office Plan Evaluation 1. I-1 Limited Industrial District Regulations, Existing Conditions, and Proposed Redevelopment A. Lot Size & Dimensions – Meets Requirements The lot is 225,205 square feet, with approximate dimensions of 350 feet by 640 feet. B. Site Plan Review – Site Plan Approval Required A Site Plan Review is required by the City Code for the reorganization of parking, drives and entrances within any industrial district. The applicant is proposing to reconfigure the existing parking lot on the property in order to provide better access to the front entrance of their building and to plan for the future reconstruction of the Lexington Avenue North and County Road F West intersection that will result in the loss of parking spaces and access along the eastern side of the property. Applicable I-1 Lot Requirements 1. Minimum Lot Area (sf.) 30,000 2. Minimum Lot Size (ft., width/depth) 100/130 3. Height (ft.) 35 4. Lot Covered by Structure 30% 5. Minimum Landscape Lot Area 35% 6. Minimum Building Setbacks (ft) Front Yard 55 Rear Yard (Principle) 20 Rear Yard (Accessory) 10 Side Yard Interior - Principal (Minimum/total both yards on lot) 20/40 Side Yard Interior - Accessory 10 Side Yard Corner 50 City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-030 - Site Plan Review – Gradient Financial\Memos_Reports_14-025 Page 4 of 9 C. Lot Coverage – Meets Requirements The existing and proposed lot coverage calculations do not exceed the standards set within the I-1 Light Industrial Zoning District. The I-1 Zoning District permits maximum lot coverage of 65% for impervious surfaces and a minimum landscape coverage of 35%. Proposed coverage after completion of Phase 1: Lot coverage = 62.3% Landscape coverage = 37.7% Proposed coverage after completion of Phase 2: Lot coverage = 58.4% Landscape coverage = 41.6% D. Tree Preservation and Landscaping Plan The final tree preservation and landscaping plan will require approval by the City before the issuance of the grading permit to ensure that the plan meets the landscaping regulations stated in Section 1325.05 of the City Code. The tree preservation/landscaping plan that has been submitted by the applicant can be found in Attachment D. Type/Total Existing Conditions Today Proposed Phase 1 Completed Proposed Phase 2 Completed Square Feet % Square Feet % Square Feet % Principle Building 24,006 10.62% 24,006 10.62% 24,006 10.97% Accessory Structure 1,800 .80% 1,800 .80% 1,800 .82% Impervious - Concrete 2,984 1.32% 3,649 1.61% 3,649 1.67% Patios 1,384 .61% 1,384 .61% 1,384 .63% Parking Lot 107,351 47.48% 110,091 48.70% 96,944 44.30% Total Coverage 137,525 60.8% 140,930 62.3% 127,783 58.4% Landscape Coverage 88,573 39.2% 85,168 37.7% 91,070 41.6% Lot Size 226,098 226,098 218,853 Parking Stall Count 277 275 264 Parking Lot Island Area 5,607 5.22% 5,877 5.34% 8,107 8.36% City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-030 - Site Plan Review – Gradient Financial\Memos_Reports_14-025 Page 5 of 9 E. Lighting Modifications to the existing exterior lighting plan are being designed for both Phase 1 and Phase 2. As a condition of approval, the lighting and security plan will need to be approved by the City and the Ramsey County Sheriff’s Department prior to the issuance of any grading permit. The new lighting plan will at a minimum be required to meet the following standards within Section 1325.50 Subd. 3 of the City’s Zoning Code.  Direction: In all districts lighting shall be so arranged as to direct light away from adjoining lots and public streets. Direct or sky-reflected glare, from floodlights or high temperature processes such as combustion or welding, shall not be directed at any adjoining lots or public streets.  Concealment or Hooding of Source: The source of illuminate shall be hooded, concealed or controlled in a manner so as to direct the lighting pattern only on the site to which the lighting is intended.  Intensity: Any light or combination of lights shall not cast light that exceeds a meter reading of one foot candle on the travel lanes of adjoining public streets or 0.4 foot candles on adjoining residential property.  Exterior Lighting of Building Façade: For non-residential uses, visible from residentially zoned property, a maximum of twenty-five (25) percent of the facade visible from such residential property may be illuminated by direct lighting from spot lights or flood lights. F. Parking – Meets Requirements In Section 1325.06 of Zoning Code it states that Business and Professional Offices are required to provide one (1) parking space for each 250 square feet of gross floor area. Based on this criteria ninety-seven (97) parking spaces are required by the Code. The current parking lot contains 277 total parking spaces. During Phase 1 three (3) parking spaces will be removed as a result of the reconfiguration and by the end of Phase 2 an addition nine (9) spaces will be eliminated resulting in a total of 264 parking spaces when the project is complete. Type/Total Existing Conditions Today Proposed Phase 1 Completed Proposed Phase 2 Completed Building Size 24,006 24,006 24,006 Parking Stall Count 277 275 264 City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-030 - Site Plan Review – Gradient Financial\Memos_Reports_14-025 Page 6 of 9 2. Flood Plain, Wetlands, and Easements The project as proposed is outside of any flood plains, wetlands, or easements. 3. Additional Review a. The Rice Creek Watershed District (RCWD) reviewed the plans for this request and determined that a RCWD Permit would not be required for the proposed project. RCWD is, however, requiring that the construction limits be staked so they can verify that no wetlands are being impacted during the project. b. Ramsey County has reviewed the improvement plans and has provided comments that can viewed in Attachment E. At this time, the County has not noted any significant conflicts or areas of concern with the proposed plan. c. The Building Official reviewed the plans for the project and had no additional comments. d. The City Engineer reviewed the proposal and stated that a Grading and Erosion Control Permit is needed for this project. Findings of Fact Staff offers the following twelve (12) findings of fact for review: General Findings 1. The property is located in the I-1 Limited Industrial Zoning District. 2. The lot is 226,098 square feet in size with approximate dimensions of 640 feet in width, and 350 feet in depth. 3. The property currently consists of a principal building 24,006 square feet in size and an accessory structure 1,800 square feet in size. 4. Ramsey County is proposing traffic improvements along Lexington Avenue North and County Road F West. 5. The property currently has access off of both Lexington Avenue North and County Road F West. 6. In Phase 1 of construction the access off of County Road F West and the driveway that provides access to the front of the building will be moved slightly to the west of its current location. 7. In phase 2 of construction the access off of Lexington Avenue North will be closed. City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-030 - Site Plan Review – Gradient Financial\Memos_Reports_14-025 Page 7 of 9 8. That the construction of Phase 1 is planned for the fall of 2014, and the construction of Phase 2 is planned to commence once the County finalizes their plans and/or begins the roadway improvement to Lexington Avenue and County Road F West. 9. The Zoning Code requires 97 parking spaces be provide on this property for this use. 10. The parking lot currently contains 277 parking spaces. 11. After completion of Phase 2 the parking lot will contain 264 parking spaces. 12. The proposed lot coverage is within the zoning district requirements. Recommendation The findings of fact for the Site Plan Review support a recommendation for approval. However, if the Planning Commission chooses to make a recommendation for denial, the Findings of Fact would need to be amended to reflect the reasons for the denial. If the Planning Commission recommends approval of the Site Plan Review, staff recommends the following seven (7) conditions: 1. That 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. That the exact location of the new access along County Road F shall be approved by Ramsey County and the RCWD. That all curb cuts along the County Road shall be a minimum width of twenty-six (26) feet or a maximum width of thirty-two (32) feet. 3. That the applicant shall submit a financial surety in the amount of 125 percent of the estimated costs of landscaping prior to the issuance of a grading 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 approved plan. 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. 4. That the final tree and landscaping plan shall be approved by the City before the issuance of the grading permit to ensure that the plan meets the landscaping regulations stated in Section 1325.05 of the City Code. 5. That any newly created parking space or parking area shall meet the parking regulations stated in Section 1325.05 of the City Code. 6. That a lighting and security plan shall be submitted and approved by the Cit y and the Ramsey County Sheriff. At a minimum it shall meet the requirements stated in Section 1325.50 Subd. 3 of the City’s Zoning Code. City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-030 - Site Plan Review – Gradient Financial\Memos_Reports_14-025 Page 8 of 9 7. That a Grading and Erosion Control Permit shall be issued by the City before the commencement of any construction, grading or disturbance of soil within the parking lot area. Options 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 14-030 for a Site Plan Review to reconfigure the existing parking lot at 4105 Lexington Avenue North, based on the findings of fact, the submitted plans, and the seven (7) conditions in the October 8, 2014, Report to the Planning Commission. 2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 14- 030 for a Site Plan Review to reconfigure the existing parking lot at 4105 Lexington Avenue North, based on the findings of fact and the submitted plans in the October 8, 2014, Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of Planning Case 14-030 for a Site Plan Review to reconfigure the existing parking lot at 4105 Lexington Avenue North, based on the following findings of fact… 4. Table: Motion to table Planning Case 14-030 for a Site Plan Review to reconfigure the existing parking lot at 4105 Lexington Avenue North: a specific reason and/or information request should be included with a motion to table. Notice Although a Site Plan Review does not require a public hearing, a public meeting notice was prepared by the City and mailed to properties within three-hundred fifty (350) feet of the subject property. Resident Comment Staff has not received any letters, e-mails, or telephone calls from property owners or residents in regards to this planning case. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on September 2, 2014. Pursuant to Minnesota State Statute, the City must act on this request by November 1, 2014 (60 days), unless the City provides the petitioner with written reasons for an additional 60 - City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-030 - Site Plan Review – Gradient Financial\Memos_Reports_14-025 Page 9 of 9 day review period. The City may extend the review period beyond the 120 days, with the applicant’s permission. Attachments A. Application and Narrative B. Site Plan – Existing C. Site Plan – Proposed Phase 1 & Phase 2 D. Site Plan – Master Plan E. Ramsey County Comments and Intersection Plan (Lexington/County Road F) F. Aerial Site Map CoBeck Construction Company, LLC 218 13th Avenue South, Suite 300 South St. Paul, MN 55075 651 756.7521 September 3rd, 2014 Revised September 26th 2014 Mr. Ryan Streff City of Arden Hills 1245 West Highway 96 Arden Hills, MN 55112 Re: Gradient Financial, Arden Hills, MN – Exterior Improvements Dear Mr. Streff I am submitting a site plan review on proposed exterior renovations to 4105 Lexington Ave N complex. The purpose of this is to allow for additional parking and site modifications necessary to the overall flow and modifications proposed by the county to Lexington Ave and County Road F. The modifications are indicated in the following numbers and on the attached site plans. The modifications in Phase 1 would include relocation of the main entrance and lot modifications for additional parking areas. Relocation of the entrance by the county would better serve Gradient Center and the adjacent properties alleviating conflicts for entry on to County F form the adjoining properties. Relocation would also better serve flow and appearances for the Gradient Center providing a more cohesive site plan. Modifications in Phase 1 would include modifications to the lot to accommodate the relocation of the south entrance and additional parking areas required to minimize stall losses due to county changes in Phase 2. The modifications in Phase 2 on the site plan would include corrections along Lexington Ave to add a right turn lane and eliminate the east entrance to the property. This is being driven by the county to reduce traffic conflicts and concerns about the safety of the east entrance onto Lexington Ave. Modifications to the lot would be to minimize parking losses due to easement changes and provide a more cohesive site plan. The following numbers are based on the proposed plan including the circular drive, the expanded drive entrance to the west, the new garage, and all new curb and bituminous. Existing Proposed Phase 1 Proposed Phase 2 Completed Completed Total site area 226,098 sf 226,098 sf 218,853 sf Existing office building 24,006 sf 24,006 sf 24,006 sf Existing garage 1,800 sf 1,800 sf 1,800 sf Impervious – concrete 2984 sf 3649 sf 3649 sf Impervious – patio 1,384 sf 1,384 sf 1,384 sf Impervious – parking 107,351 sf 110,091 sf 96,944sf Total impervious area 137,525 sf 138,852 sf 127,783 sf Page 2 of 2 CoBeck Construction Company, LLC 218 13th Avenue South, Suite 300 South St. Paul, MN 55075 651.756.7521 60.8 % 61.4 % 58.4% Existing Proposed Phase 1 Proposed Phase 2 Completed Completed Total pervious area 88,573 sf 87,246 sf 91,070 sf 39.2 % 38.6 % 41.6% Parking Island Area 5607 sf 5877 sf 8107 sf (Included Above) Parking stalls – regular 270 268 257 Parking stalls – HC 7 7 7 We hope that this request be considered allowing the functionality required and to improve the overall appearance of the premises. Regards, COBECK CONSTRUCTION COMPANY, LLC Nate Cote │Vice President 612.849.1982 Mobile Nathaniel.cote@cobeckconstruction.com of the State of Minnesota.I am a duly Licensed Landscape Architect under the lawsprepared by me or under my direct supervision and thatI hereby certify that this plan, specification or report wasby the Consultant. With the Consultant's approval, others Consultant from any & all responsibilities, claims, and liabilities.deletions and that party shall hold harmless and indemnify theat the full risk of that party making such revisions, additions orrevisions, additions, or deletions to these CADD files shall be madefiles for information and reference only. All intentional or unintentionalmay be permitted to obtain copies of the CADD drawingor for completion of this project by others without written approvalshall not be used on other projects, for additions to this project,for use solely with respect to this project. These CADD filesare instruments of the Consultant professional servicesCADD files prepared by the Consultant for this project W:\2013\13154 - Gradient Shorevew\CADD DATA\LANDSCAPE Plotted:12 /09 / 2013 2:53 PM of the State of Minnesota.I am a duly Licensed Landscape Architect under the lawsprepared by me or under my direct supervision and thatI hereby certify that this plan, specification or report wasby the Consultant. With the Consultant's approval, others Consultant from any & all responsibilities, claims, and liabilities.deletions and that party shall hold harmless and indemnify theat the full risk of that party making such revisions, additions orrevisions, additions, or deletions to these CADD files shall be madefiles for information and reference only. All intentional or unintentionalmay be permitted to obtain copies of the CADD drawingor for completion of this project by others without written approvalshall not be used on other projects, for additions to this project,for use solely with respect to this project. These CADD filesare instruments of the Consultant professional servicesCADD files prepared by the Consultant for this project W:\2013\13154 - Gradient Shorevew\CADD DATA\LANDSCAPE Plotted:12 /09 / 2013 2:54 PM Pe r m i t a n d Wo r k A r e a Bo u n d a r y Ph a s e 1 Pe r m i t a n d Wo r k A r e a Bo u n d a r y Ph a s e 1 Pe r m i t a n d Wo r k A r e a Bo u n d a r y Ph a s e 1 Permit and Work Area Boundary Phase 2 Pe r m i t a n d Wo r k A r e a Bo u n d a r y Ph a s e 2 Permit and Work Area Boundary Phase 2 of the State of Minnesota.I am a duly Licensed Landscape Architect under the lawsprepared by me or under my direct supervision and thatI hereby certify that this plan, specification or report wasby the Consultant. With the Consultant's approval, others Consultant from any & all responsibilities, claims, and liabilities.deletions and that party shall hold harmless and indemnify theat the full risk of that party making such revisions, additions orrevisions, additions, or deletions to these CADD files shall be madefiles for information and reference only. All intentional or unintentionalmay be permitted to obtain copies of the CADD drawingor for completion of this project by others without written approvalshall not be used on other projects, for additions to this project,for use solely with respect to this project. These CADD filesare instruments of the Consultant professional servicesCADD files prepared by the Consultant for this project W:\2013\13154 - Gradient Shorevew\CADD DATA\LANDSCAPE Plotted:12 /09 / 2013 2:54 PM RE: Gradient Financial - County Review https://mail.metro-inet.us/...iSBwAciLz%2fxj17TZSMff0qC8oAADiMubJ7AAAciLz%2fxj17TZSMff0qC8oAAH8h8uA2AAAJ&a=Print[10/2/2014 7:08:00 AM] RE: Gradient Financial - County Review Lux, Joseph [Joseph.Lux@CO.RAMSEY.MN.US] Sent:Monday, September 29, 2014 2:11 PM To:Ryan Streff Cc:Fischer, Nicklaus [Nicklaus.Fischer@CO.RAMSEY.MN.US]; Brown, Robert S. (PW) [robert.s.brown@co.ramsey.mn.us] Hi, Ryan: We’ve reviewed the plans you sent for the Gradient Financial site work and its possible effects on the Lexington Avenue/County Road F project and do not see any conflicts or areas of concern for Ramsey County. We have the following comments: Ø The staging plan that Gradient has provided that shows improvements to the western portion of their lot and reconstruction of the driveway access to County Road F as Phase 1 is something we can work with to ensure that access to the Gradient site is maintained throughout the Lexington Avenue project. We would stage our project to complete work on County Road F and reconnect the driveway prior to any closure of the Gradient driveway on Lexington. Ø We are negotiating with Gradient for acquisition of both temporary and permanent easements. It is our intention to compensate them for the loss of any trees and shrubs that will need to be removed for construction and they will replant after construction, as shown in their plans. We will also compensate them for curb that must be removed and for other impacts to their parking lot, as well as some other items, such as relocation of their sign. At this time, the plan is for the County to perform the necessary removals along Lexington Avenue, construct Lexington Avenue (including replacing the existing trail), and grade the slope, letting Gradient complete the parking lot work and landscaping. These items are still negotiable, but this plan seems to be acceptable to both Gradient and the County. Ø The Gradient driveway location shown on the plans is acceptable. It is our understanding that if it is completed prior to our project, they would simply pave to the edge of County Road F and when we construct curb and gutter in that area, we would saw-cut the driveway and install a concrete apron during curb construction. The plans show a two-lane driveway, but we would allow one ingress lane and two egress lanes, at Gradient’s option. Providing separate right and left-turn lanes might make egress more efficient, but, again, this is Gradient’s option. I’ve copied Nick Fischer and Bob Brown on this e-mail- Nick and Bob, please send Ryan any additions or corrections that may be necessary. Nick will send a layout of our planned intersection improvements separately. Please let us know if there are any questions. Joe Lux Joseph Lux Senior Planner Ramsey County Public Works 1425 Paul Kirkwold Drive Arden Hills, MN 55112-3933 651-266-7114 From: Ryan Streff [mailto:RStreff@cityofardenhills.org] LE X I N G T O N A V E N U E COUNTY ROAD F The zoning district designations represented on this map correspond to the City of Arden Hills official Zoning Map. Questions concerning the Zoning Map should be directed to City Hall. Zoning designations are subject to change. Please refer to the Zoning Code for complete information. Map Date: September 30, 2014 P:\GIS_Data\Planning\Planning Cases\2014\PC 14-030 Gradient Financial Site Plan Review 14-030 Parking Lot Modifications 4105 Lexington Ave N ¯Property Boundary Lake Josephine MEMORANDUM DATE: October 8, 2014 PC Agenda Item 4.B TO: Planning Commission FROM: Matthew Bachler, Associate Planner SUBJECT: Planning Case #14-031 – This application requires a PUBLIC HEARING Applicant: Presbyterian Homes of Arden Hills Property Location: 3200 Lake Johanna Boulevard Request: Master and Final Planned Unit Development Amendment Requested Action Presbyterian Homes of Arden Hills has requested a Master and Final Planned Unit Development (PUD) Amendment for the Johanna Shores redevelopment project located at 3200 Lake Johanna Boulevard. Background In November 2010, the City Council approved a Master and Final PUD for the redevelopment of the Johanna Shores care facility at 3200 Lake Johanna Boulevard in Planning Case 10-012. This case also included the approval of a Preliminary and Final Plat and the rezoning of the property from R-2 to R-4 to bring the mix of residential uses on the property into compliance with the Zoning Code. The redevelopment project was divided into Phase I and Phase II, and also included certain utility improvements and the demolition of two existing buildings on the site. The existing McKnight Care Center has remained in its current location and will not be altered as part of the redevelopment. Phase I of the project has largely been completed. This phase entailed the demolition of the existing Lakeview Building and the construction of a new building in its place. The new primary facility contains 162 units. The units are comprised of 72 assisted living units, 36 memory care units, and 54 independent senior apartments. At the time the Master PUD was approved, there were discussions about including four hospice units in the new Lakeview Building. However, this program was not implemented and the four units were, therefore, never constructed. Certain utility improvements on the site, including the reconstruction of an existing sanitary sewer line City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-031 - PUD Amendment - Presbyterian Homes\Memos_14-031 Page 1 of 15 along the easterly frontage of Lake Johanna, were also required to be completed as part of Phase I. All of these improvements have been completed within the schedule outlined. The second phase of the approved Master PUD includes the construction of two brownstone- style apartment buildings that would house a total of 36 independent senior apartments. These buildings were to be built on the site of the existing Sutton Place apartments. Presbyterian Homes has since demolished the Sutton Place apartment building in preparation for undertaking Phase II of the project. Construction on the brownstone apartments is expected to commence in the spring of 2015 and be completed before December 31, 2016. In conjunction with Phase II of the Master PUD, the applicant will also be undertaking road improvements along County Road D adjacent to their property as outlined in the Contract for Private Development between the City and Presbyterian Homes. 1. Overview of Request The proposed PUD Amendment includes four separate components: • Amend the configuration of the Brownstone Buildings to be completed in Phase II. • Revise the Construction Schedule outlined in the PUD Development Agreement to reflect the delay in the expected start date on the Brownstone Buildings. • Reallocate the four hospice units that were to be constructed in the Lakeview Building to the Brownstone Buildings as independent senior units increasing the number of units in the Brownstone Buildings from 36 to 40. • Amend the conditions in the PUD Agreement to allow for the removal of the required speed bumps on the County Road D driveway if the traffic study to be completed one year following the completion of the redevelopment project supports such removal. The layout for Phase II was altered due to challenges presented by the elevation change between the Brownstone Buildings and the primary facility. As originally proposed, the Phase II buildings would have been situated closer to the intersection of County Road D and Lake Johanna Boulevard with a large area of open space and steeper grades between them and the main building. Given the senior population that will be residing in the buildings, the only way to mitigate this challenge would have been through constructing long and inefficient switchbacks. By reorienting the Brownstone Buildings closer to the Lakeview Building and constructing into the side of the sloping terrain, Presbyterian Homes will be able to provide entries to the buildings that are at grade and significantly closer to the main building and trail system. An additional benefit of this design change is that the buildings will be connected with a link at the garage and ground level that will better tie the buildings together visually. Along with the reconfiguration of the Brownstone Buildings, the site plan shows that the open space area and location of walkways in-between the buildings will be redesigned. City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-031 - PUD Amendment - Presbyterian Homes\Memos_14-031 Page 2 of 15 The second component of the amendment is to revise the construction schedule outlined in the PUD Development Agreement. Under the current construction schedule, Presbyterian Homes was required to begin site work for the first Brownstone Building in September 2013 and begin construction of the second Brownstone Building in March of 2014. Additionally, all final landscaping and hardscaping improvements for the property were to be completed by the spring of 2015. While Sutton Place has been demolished and the area stabilized, for efficiency reasons Presbyterian Homes does not expect to start on the construction of the Brownstone Buildings until 2015. Therefore, they are requesting that the construction schedule be amended to reflect the revised anticipated schedule. Presbyterian Homes would be required to obtain a Grading and Erosion Control Permit and commence preliminary site work for the Brownstone Buildings by December 31, 2014, and to begin construction on the buildings by June 30, 2015. All final landscaping and hardscaping improvements would need to be completed by December 31, 2016. Presbyterian Homes is requesting that the four hospice units approved under the Master PUD for the Lakeview Building be reallocated to Brownstone Buildings as independent senior apartments. If approved, the number of units in the buildings would increase from 36 to 40. As discussed previously, the hospice units were approved for the Lakeview Building but were not constructed because a hospice program was not implemented by the organization. The space in the Lakeview Building where the hospice units were to be constructed is now being used as additional storage space for the facility and will not be used for residential purposes. This request would not increase the total of 410 dwelling units approved in the original Master PUD and the approved net density of 18.2 units per acre would remain unchanged. The final component of the PUD Amendment request is a revision to the conditions in the PUD Development Agreement regarding traffic calming. Presbyterian Homes is now in the process of installing three speed bumps on the County Road D driveway between the parking lot of the primary building and where the Brownstone underground parking will be located, as required by the PUD Development Agreement. The purpose of these speed bumps was to deter residents from using the County Road D access driveway and to limit the amount of traffic that would cut through Wheeler Avenue in Roseville. Presbyterian Homes has noted that the heavy use of the County Road D access has not materialized and that the City of Roseville has taken the additional step of temporarily closing off access to Wheeler Avenue from County Road D. The request is to amend the PUD Development Agreement to state that if upon the completion of the required Wheeler Avenue and County Road D Traffic Study one year after the full redevelopment of the site it is determined that the three speed bumps are not necessary for traffic calming purposes that Presbyterian Homes be permitted to remove them. Presbyterian Homes has provided a project narrative included in Attachment A that outlines the details of the PUD Amendment request. A complete plan set including civil and architectural plans, as well as elevation and perspective drawings of the Brownstone Buildings, is included in Attachment C. City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-031 - PUD Amendment - Presbyterian Homes\Memos_14-031 Page 3 of 15 2. Planned Unit Development (PUD) Process: 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 expected impact of the development. A PUD cannot be used to permit uses that would not otherwise be permitted in the underlying zoning district. In the original Master PUD approval, the City granted Presbyterian Homes flexibility in terms of building height and density. The maximum building height in the R-4 District is 35 feet and the Lakeview Building was permitted to be constructed at an average height of 46 feet above grade. Prior to receiving approval of the Master PUD, the Johanna Shores facility operated under two Conditional Use Permits, which granted approval for a net density of 17.6 units per acre on the property. The maximum density in the R-4 District is 12 units per acre. The Master PUD included an additional 14 units on the property, which increased the approved net density for the site to 18.2 units per acre. 3. Site Data Future Land Use Plan: Public and Institutional Existing Land Use: Public and Institutional Zoning: R-4: Multiple Dwelling District Lot Size: 22.5 acres Topography: Varying topography, but generally sloping down to the north and east 4. Surrounding Area Direction Future Land Use Plan Zoning Existing Land Use North Low Density Residential R-2: Single and Two Family Residential Single Family Detached South (Roseville) Low Density Residential Single Family Residential Single Family Detached East Low Density Residential R-1: Single Family Residential Single Family Detached West Low Density Residential R-2: Single and Two Family Residential Single Family Detached City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-031 - PUD Amendment - Presbyterian Homes\Memos_14-031 Page 4 of 15 Plan Evaluation 1. R-4 District Zoning Regulations Review – Chapter 13 Section 1320 – District Provisions A. Lot Size, Building Coverage and Landscaping The property is a conforming lot with a total area of 963,215 square feet. No more than 25 percent of a property in this district may be covered by structures. Between the Lakeview Building and the McKnight Care Center, the current structure coverage is 110,985 square feet or 11.5 percent. The proposed Brownstone Buildings would have a combined footprint of 38,083 square feet bringing the total structure coverage to 149,068, or 15.5 percent. As originally approved in the Master PUD, the Brownstone Buildings were to be a combined 31,706 square feet. This larger footprint is largely due to the new link that will connect the two separate buildings and the additional four dwelling units that have been proposed. The minimum landscape lot coverage is 65 percent. The proposed reconfiguration of Phase II would not significantly decrease the landscape coverage on the property from what was approved in the Master PUD. With the addition of the Brownstone Buildings and associated parking areas the total area in landscaping would be 682,381 square feet, or 70.8 percent. This includes storm water ponding areas and decorative walkways. The previously proposed landscaping area was 695,789 square feet. B. Building Height and Density The maximum height of the Brownstone Buildings would be 29 feet – 7 inches as measured from the average grade to the midpoint of the highest roof. Building height is restricted to a maximum of 35 feet in the R-4 District. The maximum residential density in the R-4 District is 12 units per acre. As discussed previously, the City Council approved 410 units for a net density of 18.2 units per acre in Planning Case 10-012. Presbyterian Homes has requested to reallocate the four hospice units approved under the Master PUD for the Lakeview Building to the Brownstone Buildings as Lot Size (SF) Building Coverage (SF) Building Coverage Landscape Coverage (SF) Landscape Coverage Approved Master PUD (PC 10-012) 963,215 150,904 15.7% 682,381 70.8% Proposed (PC 14-031) 963,215 149,068 15.5% 695,789 72.2% Required 25% or less 65% or more City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-031 - PUD Amendment - Presbyterian Homes\Memos_14-031 Page 5 of 15 independent senior apartments. This would increase the number of units in these building from 36 to 40. However, since the hospice units were never constructed, the total number of units and net density previously approved would remain unchanged. C. Setbacks The minimum building setback in the R-4 District is 40 feet in the front yard, 30 feet in the rear yard, and a minimum of 5 feet in the side yard with a combined minimum total of 15 feet between both side yards. Since the Brownstone Buildings front County Road D and Lake Johanna Boulevard, the buildings are required to meet the front yard setbacks along both of these frontages. As proposed, the Brownstone Buildings meet all of the setback requirements. County Road D (Southern Boundary) Lake Johanna Blvd. (Western Boundary) Eastern Boundary Required 40 feet (Front) 40 feet (Front) 5 Feet (Side) Proposed 64’ 40’ 225’ (approximately) Section 1325 – General Regulations A. Multi-family Dwelling Units Additional Conditional Use Permit Criteria – Section 1325.045 The City adopted special regulations regarding multi-family housing developments in September 2012, prior to the approval of the original Master PUD for the Johanna Shore redevelopment project in November 2010. These regulations were amended in March 2014 to update the minimum unit size standards. The requirements are codified in Section 1325.045 – Multi-family Dwelling Units Additional Condition Use Permit Criteria. Upon consultation with the City Attorney, staff was advised that the independent senior apartments in the Brownstone Buildings are considered to be a “multi-family dwelling” use and that the PUD Amendment should be evaluated in light of the current provisions found in Section 1325.045. Minimum Unit Size The Code requires that one-bedroom units be a minimum of 700 square feet and that two- bedroom units be a minimum of 950 square feet. All 12 of the proposed one-bedroom units would be 900 square feet in area. The smallest two-bedroom unit would measure 1,257 square feet in size. Lighting and Security Plan Presbyterian Homes has submitted a lighting plan for the project (Attachment E). Staff is currently working with the applicant on providing a revised lighting plan based on comments City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-031 - PUD Amendment - Presbyterian Homes\Memos_14-031 Page 6 of 15 provided by the Ramsey County Sherriff’s Department. As a condition of approval, the lighting and security plan will need to be approved by the Ramsey County Sheriff’s Department prior to the issuance of any building permits. Parking A minimum of one enclosed parking stall is required per dwelling unit. With 40 dwelling units proposed, a minimum of 40 enclosed parking spaces would need to be provided. Presbyterian Homes has proposed 66 underground parking stalls for the Brownstone Buildings. Common Area A combination of indoor and outdoor common areas for recreation and leisure activities must be provided. The proposed link between the two Brownstone Buildings will provide a club room and recreation area on the ground level. The larger Johanna Shores property includes extensive walking trails and open space areas for recreation and leisure activities. Bicycle Parking Enclosed bicycle parking is required to be provided at a rate of 0.5 spaces for every dwelling unit. No dedicated bicycle parking facilities have been proposed. Given that the housing will be for senior residents, staff believes it is reasonable for this provision to be waived. Window Treatments All windows that are visible to the outside are required to include window treatments. These treatments are required to be consistent throughout the development. The submitted plans do not provide the level of detail needed to determine if this requirement has been met. This provision will be evaluated when the building permit application is submitted. B. Landscaping and Tree Preservation – Section 1325.05 Subd. 1 and 1325.055 A revised Landscaping and Tree Preservation Plan were submitted by the applicant and are included in Attachments C and D. The Tree Preservation Plan approved in Planning Case 10-012 required a total of 1,658 caliper inches of replacement trees to mitigate the 3,939 caliper inches of significant trees removed for the project. During Phase I, an additional 118 caliper inches of trees were removed that were identified for preservation in the approved plan. The City’s Tree Preservation Ordinance states that unapproved tree loss is required to be replaced at a rate of two caliper inches for every one caliper inch removed. This would increase the number of required replacement trees to 1,894 caliper inches. To date, Presbyterian Homes has planted 1,800 caliper inches of trees, leaving a current deficit of 94 caliper inches. The Tree Preservation Plan for the property has been updated to reflect the removal of one additional significant tree measuring 15 caliper inches during Phase II of the project. The required mitigation for this approved removal will be 7.5 caliper inches, bringing the total required tree plantings for Phase II to 101.5 caliper inches. The Landscape Plan provided by the City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-031 - PUD Amendment - Presbyterian Homes\Memos_14-031 Page 7 of 15 applicant shows 124 caliper inches of trees to be planted on the Brownstone Buildings site. The following table outlines these numbers in greater detail: Perennials and Shrubberies The Zoning Code requires that at least ten percent of the total landscaped area be covered with perennials and/or shrubbery. A total of 59,924 square feet of plantings for the entire parcel is required based on this provision. During Phase I of the project, 55,057 square feet of perennial and shrub beds were installed. Phase II will include an additional 11,462 square feet of planting beds, bringing the total area in perennials to 66,519 square feet. This equates to eleven percent of the total landscaped area. Planting Islands At least ten percent of the parking area must be occupied by planting islands that are at least 150 square feet in size and have at least one tree. The total parking lot area on the property is 89,766 square feet, which equates to 8,977 square feet of parking islands required. The applicant is providing 15,238 square feet of parking islands, or 17 percent of the parking area. The proposed planting islands meet the size requirements and all islands include a tree planting. Caliper Inches Total Existing Significant Trees (PC 10-012) 6,241 Proposed Removal – Phases I & II (PC 10-012) 3,939 Replacement Trees Required* (PC 10-012) 1,658 Unapproved Tree Loss – Phase I 118 Additional Proposed Removal – Phase II (PC 14-031) 15 Replacement Trees Required* (PC 14-031) 1,901.5 Replacement Trees Proposed 1,924 * Replacement trees are calculated by subtracting the ten percent permitted removal from the proposed removal and dividing by two. Replacement trees for unapproved removal is calculated at two caliper inches for every one caliper inch removed. City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-031 - PUD Amendment - Presbyterian Homes\Memos_14-031 Page 8 of 15 Tree Selection Presbyterian Homes has proposed providing a diverse selection of tree plantings for the Brownstone Buildings, including Maple, Honeylocust, Oak, Linden, and Spruce trees. C. Lighting – Section 1325.05 Subd. 3 The City Code requires that lighting be downcast and shielded so that it directs light away from adjoining lots and public streets and only on to the site to which the light is intended. Staff is currently working with the applicant to verify the type of light fixtures used to ensure that this requirement will be met. Cast light in excess of a meter reading of 1.0 foot candle on travel lanes of adjoining public streets or 0.4 foot candles on adjoining residential properties is not permitted. The submitted photometric plan shows foot candle readings of less than 1.0 along the County Road D and Lake Johanna Boulevard. The exterior light fixtures used for the Brownstone Buildings will not result in meter readings of more than 0.4 foot candles on adjacent residential properties. Staff has met with the Ramsey County Sheriff’s Department regarding the proposed lighting plan. The Public Safety Services Division has expressed concerns about the arrangement and types of light fixtures shown on the plan and has made recommendations for improving the lighting to better address safety and visibility issues. The applicant is currently working on making updates to their lighting plan based on this feedback and will be resubmitting the plan. Staff is recommending as a condition of approval that the lighting plan be approved by the Ramsey County Sheriff’s Department prior to the issuance of any building permit. D. Screening – Section 1325.05 Subd. 4 Screening is required for all parking and loading service areas. The parking lot on the south side of the Brownstone Buildings will be screened by seven Oak trees planted between County Road D and the parking area. On the north side of the buildings, the parking area will be screened from Lake Johanna Boulevard by Spruce trees and existing tree plantings along the access driveway. E. Parking – Section 1325.06 Location The City Code states that no off-street parking space, with the exception of driveways, shall be within 20 feet of the right-of-way line of any public street. The surface parking lot on the south side of the Brownstone Buildings would be located approximately eight feet from the County Road D right-of-way line. The location of this parking area has not shifted closer to the property line since the original Master PUD was approved. City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-031 - PUD Amendment - Presbyterian Homes\Memos_14-031 Page 9 of 15 Required Off-Street Parking Spaces In the approved Master PUD, Presbyterian Homes proposed to construct 357 parking stalls as part of the redevelopment project. To date, 173 surface spaces and 100 underground stalls have been constructed. Phase II of the project will include an additional 40 surface spaces and 66 underground stalls. Presbyterian Homes is also planning to construct eight angled parking spaces along the drive accessing the McKnight Building to accommodate overflow visiting parking. After the completion of these additional parking areas in Phase II, the total number of parking stalls on the site will be 387. Of this total, there will be 16 accessible surface spaces and 5 accessible underground spaces. Staff reviewed the required off-street parking regulations for multiple family dwelling uses to ensure adequate parking was being provided specifically for the Brownstone Buildings. City Code requires that 1.1 spaces be provided per one-bedroom dwelling unit and 2 spaces per two- bedroom units. A total of 12 one-bedroom and 28 two-bedroom units have been proposed. Based on the Code requirements, a minimum of 69.2 spaces would need to be provided. 2. Traffic Review The original Master PUD in Planning Case 10-012 was reviewed by the engineers from the cities of Roseville and Arden Hills, as well as the Ramsey County Traffic Engineer. No concerns regarding the project’s impact on traffic in the area were raised at that time. Presbyterian Homes provided existing and anticipated traffic counts with their application so that staff could better evaluate the trips generated by the site. The proposed additional four independent senior apartments in the Brownstone Buildings are not expected to substantially alter the traffic counts provided in 2010. While the additional independent senior units will likely generate more day-time trips throughout the day by retired residents, the elimination of the four hospice care units will reduce the number of peak am and pm trips generated by employees of the facility. The number of residents in the Brownstone Buildings relying on the County Road D driveway to access the site is expected to be approximately 30. There are 20 units in the building facing County Road D and Presbyterian Homes has stated that typically half of the units are occupied by a single resident and half by couples. 3. Additional Review The Building Official, City Engineer, and Fire Marshall have reviewed the submitted application and have no additional comments regarding the proposed reconfiguration of the Brownstone Buildings. All final grading, erosion, and utility plans will be subject to approval by the City City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-031 - PUD Amendment - Presbyterian Homes\Memos_14-031 Page 10 of 15 Engineer before the issuance of any permits. All final building plans will be subject to the Fire Marshal approval before the issuance of any permits. Findings of Fact The Planning Commission must make a finding as to whether or not the proposed PUD Amendment would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following fifteen (15) findings of fact for consideration: General Findings: 1. The property is located in the R-4 Multiple Dwelling District. 2. The City Council approved the Master Planned Unit Development and Final Planned Unit Development Plans for the property in Planning Case 10-012 (Resolution No. 2010- 067) on November 29, 2010. 3. The PUD Development Agreement requires that any significant changes to the approved plans be reviewed by the Planning Commission and approved by the City Council. 4. The PUD process allows for flexibility within the City’s zoning regulations through a negotiated process with a developer. 5. The applicant is requesting an amendment to the approved Master and Final PUD for revised development plans for Phase II of the redevelopment project. 6. The revised development plans for Phase II of the project are in substantial conformance with the Master and Final PUD plans approved in Planning Case 10-012. 7. The applicant is requesting an Amendment to revise the Construction Schedule outlined in the PUD Development Agreement to reflect the delay in the expected start date on the Brownstone Buildings. 8. Under the revised Construction Schedule, Phase II of the project would still be completed prior to December 31, 2016, as required by the Contract for Private Development signed by and between the City and Presbyterian Homes of Arden Hills, Inc. 9. The applicant is requesting an Amendment to the approved Master and Final PUD to reallocate the four hospice units that were to be constructed in the Lakeview Building to the Brownstone Buildings as independent senior apartment units. 10. The additional four independent senior apartment units proposed for the Brownstone Buildings would not increase the 410 units and net density of 18.2 units per acre approved for the property in Planning Case 10-012. 11. The applicant is requesting an Amendment to revise the conditions in the PUD Agreement to allow for the removal of the required speed bumps on the County Road D driveway if the traffic study to be completed one year following the completion of the redevelopment project supports such removal. 12. The Master and Final PUD approved in Planning Case 10-012 are in substantial conformance with the requirements of the City’s Zoning Code. City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-031 - PUD Amendment - Presbyterian Homes\Memos_14-031 Page 11 of 15 13. Where the Master and Final PUD are not in conformance with the City’s Zoning Code, flexibility has been granted and/or conditions have been placed on the approval to mitigate the nonconformity. 14. The proposed Amendments will not result in any new nonconformity not already approved in the Master and Final PUD for the property. 15. The proposed Amendments to the Master and Final PUD are not anticipated to create a negative impact on the immediate area or the community as a whole. Recommendation Based on the submitted plans and findings of fact, staff recommends approval of Planning Case 14-031 for a Master and Final Planned Unit Development Amendment for the Johanna Shores redevelopment project located at 3200 Lake Johanna Boulevard. Staff is recommending that the following sixteen (16) 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. An amendment to the PUD Development Agreement shall be prepared by the City Attorney and subject to City Council approval. The document shall be executed prior to the issuance of a building permit. 3. The Developer shall obtain a Grading and Erosion Control Permit and commence initial site work on Phase II by December 31, 2014. 4. The Developer shall obtain a building permit for Phase II by June 30, 2015, or the approval shall expire unless extended by the City Council prior to the approval’s expiration date. Extension requests must be submitted in writing to the City at least 45 days prior to the expiration date. 5. The Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of site improvements including grading, utilities, and paving, prior to the issuance of a building 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 PUD Development Agreement. 6. The Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of site improvements including grading, utilities, and paving, prior to the issuance of a building 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. 7. The Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of landscaping prior to the issuance of a building permit. The financial City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-031 - PUD Amendment - Presbyterian Homes\Memos_14-031 Page 12 of 15 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. 8. The Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of landscaping prior to the issuance of a building 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. 9. The Developer shall provide the City with all necessary permits, including, but not limited to Rice Creek Watershed District and NPDES, prior to the issuance of the City Grading and Erosion Control Permit. 10. The final plans shall be subject to approval by the Fire Marshall prior to the issuance of a building permit. 11. The final grading, drainage, and utility plans shall be subject to approval by the City Engineer prior to the issuance of any City permits. 12. A lighting and security plan shall be reviewed and approved by the City and the Ramsey County Sheriff’s Department prior to issuance of a building permit. 13. Upon completion of grading and utility work on the site, a grading as-built and utility as- built shall be provided to the City for review. 14. The Developer shall complete certain road improvements on Sandeen Road prior to the issuance of a Certificate of Occupancy for Phase II. These road improvements shall be defined as a one and one-half inch (1-1/2”) bituminous mill and overlay between Lake Johanna Boulevard and the northern access driveway to the property. The Developer shall construct the Sandeen Road improvements at Developer’s cost and in accordance with plans and specifications approved by the City. 15. The plans and specifications for the sidewalk improvements within the County Road D right-of-way shall be subject to approval by the City. A right-of-way permit shall be obtained for all work completed within the Ramsey County right-of-way. 16. If the Developer elects to undertake the construction of the County Road D Improvements as outlined in the Contract for Private Development, the Developer must provide written notice to the City of its intent to exercise this option, which notice must be delivered before the date of any initial improvement hearing held by Roseville under Minnesota Statutes, Chapter 429 regarding the County Road Improvements. The Developer shall construct the County Road Improvements at Developer’s cost, in accordance with plans and specifications approved by the City, and shall substantially complete such construction by December 31, 2016. City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-031 - PUD Amendment - Presbyterian Homes\Memos_14-031 Page 13 of 15 Options 1. Recommend Approval: Motion to recommend approval of Planning Case 14-031 for a Master and Final Planned Unit Development (PUD) Amendment for the Johanna Shores redevelopment project located at 3200 Lake Johanna Boulevard based on the findings of fact and the submitted plans. The motion to approve should specify if all four of the Amendments are recommended for approval or less than all, and whether the recommendation for approval is to include all sixteen (16) conditions in the October 8, 2014, Report to the Planning Commission or as modified by the Planning Commission. 2. Recommend Denial: Motion to recommend denial of Planning Case 14-031 for a Master and Final Planned Unit Development (PUD) Amendment for the Johanna Shores redevelopment project located at 3200 Lake Johanna Boulevard based on the following findings of fact… 3. Table: Motion to table Planning Case Planning Case 14-031 for a Master and Final Planned Unit Development (PUD) Amendment for the Johanna Shores redevelopment project located at 3200 Lake Johanna Boulevard: a specific reason and/or information request should be included with a motion to table. Notice A public hearing notice was mailed to properties within 500 feet of the subject property and published in the Shoreview-Arden Hills Bulletin on September 24, 2014. Resident Comment The City has received one email from a resident of Roseville (3088 Shorewood Lane) who has stated their opposition to the proposed PUD Amendment. This correspondence is included in Attachment F. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on September 16, 2014. Pursuant to Minnesota State Statute, the City must act on this request by November 15, 2014 (60 days), unless the City provides the petitioner with written reasons for an additional 60- day review period. The City may extend the review period beyond the 120 days, with the applicant’s permission. City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-031 - PUD Amendment - Presbyterian Homes\Memos_14-031 Page 14 of 15 Attachments A. Land Use Application and Project Narrative B. Site and Aerial Maps C. Plan Set – Civil and Architectural Plans and Elevation and Perspective Drawings D. Landscaping Plan – Phase II E. Lighting and Photometric Plan – Phase II F. Resident Comments City of Arden Hills Planning Commission Meeting for October 8, 2014 P:\Planning\Planning Cases\2014\PC 14-031 - PUD Amendment - Presbyterian Homes\Memos_14-031 Page 15 of 15 Presbyterian Homes of Arden Hills, Inc. Amendment of the Master Planned Unit Development and Final Planned Unit Development Plans for Johanna Shores September 2014 Project Description Introduction In November of 2010 Presbyterian Homes received approvals from the City of Arden Hills for a Planned Unit Development at the Johanna Shores campus location 3220 Lake Johanna Boulevard. This approval included 410 units of senior housing as follows: Existing Skilled Care Center of 208 beds, 54 Independent Apartments, 112 Assisted Living of which 36 are Memory Care and 36 Independent Brownstone apartments. As part of the redevelopment both the Lakeview and Sutton Place buildings would be demolished. A commencement and completion schedule was also established for expected phases of the project. The final project work includes improvements to County Road D to be completed by December 31, 2017. Presbyterian Homes has completed Phase 1A, Phase 1B and Utility Improvements and Demolition of Lakeview within the schedule outlined. PHS completed the demolition of Sutton Place ahead of schedule. Phase II, the Brownstones, are to commence by December 31, 2014 and be completed by December 31, 2016. We plan to apply for and obtain a permit before the end of 2014 with Completion still ahead of the original required date of December 31, 2016. County Road D improvements will also be completed ahead of the December 31, 2017. Amendment Request PHS is requesting to: Amend the configuration of the Brownstones of Phase II. Shift 4 units to Brownstones but keep same density on site Request Description PHS is requesting to amend the layout of Phase II of the PUD. As we developed more detailed plans of this Phase, we could not overcome the challenges presented by the elevation changes between the Phase II are and the main building. With the Brownstones sitting closer to the corner with more green space between them and the main building, there is a fairly steep grade change to traverse. This proved difficult to overcome especially for our aging population. 1 9/1/2014 Lengthy and inefficient switchbacks were not resident friendly and would put residents out in the elements longer as they traverse between the Brownstones and the main building for activities and dining options. This led us to the proposed configuration. This layout shifts the buildings away from the corner and brings them closer to the main building. This creates entries at a grade much closer to the main building. There is only a 3’ difference now between the brownstone and the main parking lot. This is a much easier slope to negotiate as well as to maintain in inclement weather. This design also decreases the length of the walk outside so that residents have a safer and shorter distance to traverse. This layout also allows us to connect the Brownstones through a link at both the garage and the ground level. This creates a better sense of community between the two Brownstones. At the lower level the link provides a club room space that overlooks the pond and provides the close access point. On the ground level the link with be constructed of lots of glass to diminish its appearance. An outdoor deck space will be created above the club room. This creates some wonderful outdoor gathering space for these residents. This layout also improved access to the west brownstone’s garage entrance by making it more straight on. The Brownstones are proposed to be 20 apartments in each. This is a shift in the number of units from 36 to 40. There are 4 units that were listed as assisted living in the PUD that were not constructed in the main building. We are requesting to move these 4 units to the Brownstones as senior apartments. The overall density of the PUD approval will remain the same as approved. These 4 units were envisioned to be hospice units in the lower level of the Phase 1B assisted wing. PHS had begun a pilot hospice program at another campus. That program was still in the pilot phase when we proposed the expansion of this program into the Johanna Shores campus. It would have consisted of the 4 units with a central family gathering area and separate private entrance. However, this program has not been developed further than the pilot site at this point and is still undergoing evaluation. Hence, these units were not constructed with Phase 1B. This lower level has been turned into a central storage and maintenance area for the site. The apartments in the Brownstones are proposed to be a mix of one and two bedroom apartments ranging from 900 to 1778 square feet. Ground level apartments have a front door/porch, second floor apartments have a deck. Some apartments have a sunroom. There is resident storage on each floor. The garages provide 66 parking stalls and trash rooms with space for dumpsters. Trash will be wheeled out for pickup. There will be a directional sign at each garage drive entrance for way finding but no new monuments. There will be 40 surface parking spots. The revised plan follows the original tree preservation plan with the exception of one pine tree that tipped over and had to be removed. Those additional caliper inches have been added to the landscaping plan in additional trees. 2 9/1/2014 Pending approval of this PUD Amendment, a permit for the construction of the Brownstones will be requested. Constructing them at the same time instead of staged as in the initial PUD will create an efficient construction schedule. Sutton Place has already been removed and the area stabilized. We are also requesting that the traffic study which is required at full occupancy of the project include a study and evaluation of the effectiveness and need for the speed bumps along our east driveway. If the study finds that they are unnecessary that they be able to be removed. We will also be meeting with the public works directors of both Arden Hills and Roseville to discuss if the closing of Wheeler is to be a permanent solution and will know this outcome prior to the traffic study period. This will allow one final look at this issue when the campus is fully built out, traffic counts established and the future of Wheeler determined. Our team looks forward to working with the City of Arden Hills as this PUD Amendment request comes before you for consideration. The balance of this submission includes the site plan, civil plans and building plans and renderings. Thank you. 3 9/1/2014 Presbyterian Homes of Arden Hills Redevelopment 2010 PUD Master Plan Amendment Request for Phase II Johanna Shores Brownstones Project Location is part of the Johanna Shores Campus Phase II parcel is at the intersection of Lake Johanna Boulevard and County Rd D. Address Identified tentatively by City were 3230 and 3240 for these buildings Main building is 3200 and the Care Center is 3220 Owner: PHS of Arden Hills, Inc. 2845 Hamline Avenue North Roseville MN 55113 Developer: Senior Housing Partners 3116 Fairview Avenue North Roseville MN 55113 Contact: Pamela Belz pbelz@seniorpartners.com 651-631-6316 phone Architect: Pope Architects 1295 Bandana Blvd North Suite 200 St. Paul, MN 55108 Contact: Dan Weatherman dweatherman@popearch.com 651-789-1613 phone Civil/Survey: Clark Engineering 621 Lilac Drive Golden Valley, MN 55422 Mathew Johnson mojohnson@clark-eng.com 763-545-9196 phone 4 9/1/2014 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. © Ramsey County Enterprise GIS Division 977.4 THIS MAP IS NOT TO BE USED FOR NAVIGATION 1: NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet977.40488.71 3200 Lake Johanna Boulevard 5,865 Enter Map Description Notes 3200 Lake Johanna Boulevar d Ma p Dat e: O c to ber 2, 2 014P:\G I S_Da ta \P la nning \P la nning C ase s\201 4\PC 14-03 1 Property Bound aryK Count y Ro ad D Lake Johanna Blvd Sandeen Rd Approximate area of Phase II ,V V X H V  D Q G  5 H Y L V L R Q V  &R P P L V V L R Q  1 R  'UD Z Q  E \  &K H F N H G  E \  6+ ( ( 7 ϭϮ ϵ ϱ    E   E    > s   E ͕  ^ h / d   Ϯ Ϭ Ϭ ^d ͘  W  h > ͕  D E  ϱ ϱ ϭ Ϭ ϴ Ͳ Ϯ ϳ ϯ ϱ ;ϲ ϱ ϭ Ϳ  ϲ ϰ Ϯ Ͳ ϵ Ϯ Ϭ Ϭ   ͮ   &  y  ; ϲ ϱ ϭ Ϳ  ϲ ϰ Ϯ Ͳ ϭ ϭ Ϭ ϭ ǁ ǁ ǁ ͘ Ɖ Ž Ɖ Ğ Ă ƌ Đ Ś ͘ Đ Ž ŵ WK W    ^ ^ K  /  d  ^ ͕  / E  ͘ 38 '  6 8 % 0 , 7 7 $ /      12 7  ) 2 5 &2 1 6 7 5 8 & 7 , 2 1                 3 0 &? 5 H Y L W B 3 U R M H F W V ? 3 U R M H F W  3 D W K ?            B - R K D Q Q D  % U R Z Q V W R Q H V B 5  &( 1 7 5 $ / B E U \ D Q  U Y W $   7, 7 / (  6 + ( ( 7 ':1-           35 ( 6 % < 7 ( 5 , $ 1 +2 0 ( 6 -2 + $ 1 1 $  6 + 2 5 ( 6 3+ $ 6 (     %5 2 : 1 6 7 2 1 ( 6 $5 ' ( 1  + , / / 6   0 1 6+ ( ( 7  1 8 0 % ( 5 6 + ( ( 7  1 $ 0 ( 35,&,1* 38'68%0,77$/ *( 1 ( 5 $ / $   7 , 7 / (  6 + ( ( 7 Ɣ Ɣ $   3 $ 5 7 , 7 , 2 1  7 < 3 ( 6   $ % % 5 ( 9 , $ 7 , 2 1 6 Ɣ $   & 2 ' (  ' $ 7 $ &, 9 , / &   6 , 7 (  ' ( 0 2 / , 7 , 2 1  3 / $ 1 Ɣ &   2 9 ( 5 $ / /  6 , 7 (  3 / $ 1 Ɣ &   & , 9 , /  6 , 7 (  3 / $ 1 Ɣ &   * 5 $ ' , 1 *  3 / $ 1 Ɣ Ɣ &   6 , 7 (  8 7 , / , 7 <  3 / $ 1 Ɣ &   6 7 2 5 0  : $ 7 ( 5  3 2 / / 8 7 , 2 1  3 / $ 1  6 : 3 3 Ɣ &   6 7 2 5 0  : $ 7 ( 5  3 2 / / 8 7 , 2 1  3 / $ 1  6 : 3 3 Ɣ &   & , 9 , /  ' ( 7 $ , / 6 Ɣ &   & , 9 , /  ' ( 7 $ , / 6 Ɣ &   7 5 ( (  3 5 ( 6 ( 5 9 $ 7 , 2 1  / , 6 7 Ɣ 68 5 9 ( < 6 8 5 9 ( < Ɣ $5 & + , 7 ( & 7 8 5 $ / $   2 9 ( 5 $ / /  6 , 7 (  3 / $ 1 Ɣ $   6 , 7 (  3 / $ 1   ' ( 0 2  6 , 7 (  3 / $ 1 Ɣ $   2 9 ( 5 $ / /  / 2 : ( 5  / ( 9 ( /  ) / 2 2 5  3 / $ 1 Ɣ $   2 9 ( 5 $ / /  / ( 9 ( /  2 1 (  ) / 2 2 5  3 / $ 1 Ɣ $   2 9 ( 5 $ / /  / ( 9 ( /  7 : 2  ) / 2 2 5  3 / $ 1 Ɣ $   / 2 : ( 5  / ( 9 ( /  ) / 2 2 5  3 / $ 1    $ Ɣ Ɣ $   / ( 9 ( /  2 1 (  ) / 2 2 5  3 / $ 1    $ Ɣ Ɣ $   / ( 9 ( /  7 : 2  ) / 2 2 5  3 / $ 1    $ Ɣ Ɣ $   / 2 : ( 5  / ( 9 ( /   / ( 9 ( /  2 1 (  ) / 2 2 5  3 / $ 1 6    / , 1 . Ɣ Ɣ $    8 1 , 7  3 / $ 1 6 Ɣ Ɣ $   ( ; 7 ( 5 , 2 5  ( / ( 9 $ 7 , 2 1 6    $ Ɣ Ɣ $   ( ; 7 ( 5 , 2 5  ( / ( 9 $ 7 , 2 1    $   / , 1 . Ɣ Ɣ $   5 2 2 )  3 / $ 1    $ Ɣ $   % 8 , / ' , 1 *  6 ( & 7 , 2 1 6 Ɣ $   2 3 ( 1 , 1 *  6 & + ( ' 8 / (   ' 2 2 5  7 < 3 ( 6   ) 5 $ 0 (  7 < 3 ( 6 Ɣ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B - R K D Q Q D  % U R Z Q V W R Q H V B 5  &( 1 7 5 $ / B E U \ D Q  U Y W $   29 ( 5 $ / /  6 , 7 ( 3/ $ 1 ':1-           35 ( 6 % < 7 ( 5 , $ 1 +2 0 ( 6 -2 + $ 1 1 $  6 + 2 5 ( 6 3+ $ 6 (     %5 2 : 1 6 7 2 1 ( 6 $5 ' ( 1  + , / / 6   0 1          $    29 ( 5 $ / /  6 , 7 (  3 / $ 1 35 , & , 1 *  6 ( 7       &2817<52$'' 01«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ϭϮ ϵ ϱ    E   E    > s   E ͕  ^ h / d   Ϯ Ϭ Ϭ ^d ͘  W  h > ͕  D E  ϱ ϱ ϭ Ϭ ϴ Ͳ Ϯ ϳ ϯ ϱ ;ϲ ϱ ϭ Ϳ  ϲ ϰ Ϯ Ͳ ϵ Ϯ Ϭ Ϭ   ͮ   &  y  ; ϲ ϱ ϭ Ϳ  ϲ ϰ Ϯ Ͳ ϭ ϭ Ϭ ϭ ǁ ǁ ǁ ͘ Ɖ Ž Ɖ Ğ Ă ƌ Đ Ś ͘ Đ Ž ŵ WK W    ^ ^ K  /  d  ^ ͕  / E  ͘ 38 '  6 8 % 0 , 7 7 $ /      12 7  ) 2 5 &2 1 6 7 5 8 & 7 , 2 1                 3 0 &? 5 H Y L W B 3 U R M H F W V ? 3 U R M H F W  3 D W K ?            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' ,1  $ / /  & 2 1 6 7 5 8 & 7 , 2 1  7 < 3 ( 6   $ / /  : 2 2 '  8 6 ( '  , 1  7 + (  ) 2 / / 2 : , 1 *  / 2 & $ 7 ,2 1 6  , 6  7 2  % ( 35 ( 6 ( 5 9 $ 7 , 9 (  7 5 ( $ 7 ( '   :2 2 '  , 1  & 2 1 7 $ & 7  : , 7 +  7 + (  * 5 2 8 1 '  2 5  : $ 7 ( 5   :2 2 '  , 1  ( ; 7 ( 5 , 2 5  ) 2 8 1 ' $ 7 , 2 1  : $ / / 6   :2 2 '  , 1  & 2 1 7 $ & 7  : , 7 +  & 2 1 & 5 ( 7 (  6 / $ % 6  2 1  * 5 $ ' (   2 5  , 1  & 2 1 7 $ & 7  : , 7 + &2 1 & 5 ( 7 (  2 5  0 $ 6 2 1 5 <  ) 2 8 1 ' $ 7 , 2 1  : $ / / 6   :2 2 '  : , 7 + , 1  $  & 5 $ : /  6 3 $ & (  2 9 ( 5  ( ; 3 2 6 ( '  ( $ 5 7 +   $7  2 7 + ( 5  / 2 & $ 7 , 2 1 6  1 2 7 ( '  2 1  7 + (  & 2 1 6 7 5 8 & 7 , 2 1  ' 2 & 8 0 ( 1 7 6  ( $/ /  : 2 2 '  8 6 ( '  , 1  % 8 , / ' , 1 * 6  2 )  7< 3 (  ,  2 5  , ,  & 2 1 6 7 5 8 & 7 , 2 1  6 ( (  & 2 '(  ' $ 7 $  6 + ( ( 7   , 6 72  % (  ) , 5 (  5 ( 7 $ 5 ' $ 1 7  7 5 ( $ 7 ( '   : , 7 +  7 + (  ) 2 / / 2 : , 1 *  ( ; & ( 3 7 , 2 1 6   35 ( 6 ( 5 9 $ 7 , 9 (  7 5 ( $ 7 ( '  : 2 2 '  $ 6  1 2 7 ( '  , 1  * ( 1 ( 5 $ /  1 2 7 (   '   $ % 2 9 (   ,1 7 ( 5 , 2 5  ) / 2 2 5  ) , 1 , 6 +  $ 1 '  , 1 7 ( 5 , 2 5  ) , 1 , 6 + ( 6   7 5 , 0  $ 1 '  0 , / / : 2 5 .  68 & +  $ 6  &$ % , 1 ( 7 5 <   ' 2 2 5 6   ' 2 2 5  ) 5 $ 0 ( 6  $ 1 '  : , 1 ' 2 : 6   %/ 2 & . , 1 *  ) 2 5  + $ 1 ' 5 $ , / 6   0 , / / : 2 5 .  & $ % , 1 ( 7 6   $ 1 '  : , 1 ' 2 :  $ 1 '  ' 2 2 5 ) 5 $ 0 ( 6  ) 6( (  6 + ( ( 7  $     ) 2 5  6 < 0 % 2 / 6   , 1 ' , & $ 7, 2 1  2 )  0 $ 7 ( 5 , $ / 6   3 $ 5 7 , 7 , 2 1  7< 3 (  ' ( 7 $ , / 6  $% % 5 ( 9 , $ 7 , 2 1 6  * 7< 3 , & $ /  , 1 7 ( 5 , 2 5  8 1 , 7  : $ / / 6  7 2  % (  7 < 3 (   % 6  8  1  2     6 ( (  $    + '5 < : $ / /  & 2 1 7 5 $ & 7 2 5  5 ( ) ( 5  7 2  6 7 5 8 & 7 8 5 $ /  3 / $ 1 6  ) 2 5  6 + ( $ 5  : $ / /  ' ( 6 ,* 1 5( 4 8 , 5 ( 0 ( 1 7 6  $ 1 '  ' 5 < : $ / /  )$ 6 7 ( 1 , 1 *  , 35 2 9 , ' (  * < 3 6 8 0  % 2 $ 5 '  & 2 1 7 5 2 /  - 2 , 1 7 6  $ % 2 9 (  ' 2 2 5 6  $ 7  % 2 7 +  - $ 0 % 6  2 ) $ / /  8 1 , 7 (1 7 5 <  ' 2 2 5 6  $ 1 '  $ 7  & 2 5 5 , ' 2 5  & ( , / , 1 * 6        2  &   0 , 1  - 35 2 9 , ' (  ) , 5 (  6 7 2 3 3 , 1 *  $7  $ / /  3 ( 1 ( 7 5 $ 7 , 2 1 6  2 ) 5 $ 7 ( '  : $ / /  $ 6 6 ( 0 % / ,( 6    6 ( (  6 3 ( &  6( & 7 , 2 1         ) , 5 ( 6 7 2 3 3 , 1 *  , 6  7 2  % (  3 5 2 9 , ' ( '   , 1 6 7 $ / / ( '  % <  & 2 17 5 $ & 7 2 5  5 ( 4 8 , 5 , 1 * 3( 1 ( 7 5 $ 7 , 2 1  . 9( 5 , ) <  $ / /  0 ( & + $ 1 , & $ /  6 + $ ) 7  ' , 0 ( 1 6 , 2 1 6  : , 7 +  0( & + $ 1 , & $ /  ' 8 & 7 : 2 5 .  6 3 $ & ( 5( 4 8 , 5 ( 0 ( 1 7 6  / * &   7 2  3 5 2 9 , ' (  $ / /  ) 8 5 5 ( '  & + $ 6 ( 6  $ 1 '  6 2 ) ) , 7 6  5 ( 4 8 , 5 ( '  7 2  & 2 1 & ( $/  0 ( & + $ 1 , & $ / '8 & 7 6   3 , 3 , 1 *   ) , 5 (  6 8 3 3 5 ( 6 6 , 2 1  3, 3 , 1 *   $ 1 '  ( / ( & 7 5 , & $ /  : , 5 ,1 *   9 ( 5 , ) <  / 2 & $ 7 , 2 1  $ 1 ' 6, = (  5 ( 4 8 , 5 ( '  : , 7 +  0 ( & + $ 1 , & $ /  $ 1 '  ( / ( & 7 5 , & $ /  & 2 1 7 5 $ & 7 2 5 6  0 12  ' 8 & 7 6  2 5  $ , 5  7 5 $ 1 6 ) ( 5  2 3 ( 1 , 1 * 6  $ 5 (  $ / / 2 : ( '  , 1  ), 5 ( : $ / / 6  1 9( 5 , ) <  / 2 & $ 7 , 2 1  2 )  ( / ( & 7 5 , & $ /  & , 5 & 8 , 7  % 5 ( $ . ( 5  3 $ 1 ( / 6  :, 7 +  7 + (  ( / ( & 7 5 , & $ / &2 1 7 5 $ & 7 2 5  $ 1 '  3 5 2 9 , ' (         : 2 2 '  6 7 8 ' 6  ) 2 5  ( 1 7 , 5 (  / ( 1 * 7 +  2 )  $ )) ( & 7 ( '  : $ / /  1 ), 5 (  ( ; 7 , 1 * 8 , 6 + ( 5  & $ % , 1 ( 7 6  7 2 % (  6 ( 0 ,  5 ( & ( 6 6 ( '  8  1  2  2 3/ $ & (  ( 6 & 8 7 & + ( 2 1  3 / $ 7 ( 6  $ 7  $ / /  . , 7 & + ( 1  $ 1 '  % $ 7 +  6 , 1 .  3, 3 ( 6  4 &$ 5 3 ( 1 7 ( 5  7 2  $ ' '  % / 2 & . , 1 *  , 1  : $ / / 6  ) 2 5  6 + 2 : ( 5  $ 1 '  7 8 %  ' 2 2 5 6  7 < 3, & $ /  5 35 2 9 , ' (  % / 2 & . , 1 *  ) 2 5  $ / / ) 8 7 8 5 (  * 5 $ %  % $ 5 6  $ 1 '  6+ 2 : ( 5  ' 2 2 5 6   5 ( ) ( 5  7 2  $     ', 0 ( 1 6 , 2 1  1 2 7 ( 6  ,1 7 ( 5 , 2 5  ' , 0 ( 1 6 , 2 1 6  $ 5 (  7 $ . ( 1  ) 5 20  & ( 1 7 ( 5 / , 1 (  2 )  6 7 8 '  8 1 / ( 6 6  1 2 7( ' 27 + ( 5 : , 6 (   & / ( $ 5  ' , 0 ( 1 6 , 2 1 6  $ 5 (  72  ) , 1 , 6 + ( '  * < 3 6 8 0  % 2 $ 5 '  ) $ & (  2 ) : $ / /   :, 1 ' 2 :  ' , 0 ( 1 6 , 2 1 6  $ 5 (  7 2  & ( 1 7 ( 5 / , 1 (  2 )  : , 1 ' 2 :   6 ( (  : , 1 ' 2 :  7 < 3 ( 6 2 1  $    9( 5 , ) <  : , 1 ' 2 :  8 1 , 7  ' , 0 ( 1 6 , 2 1 6  3 5 , 2 5  7 2  ) 5 $ 0 , 1 *   (; 7 ( 5 , 2 5  ' , 0 ( 1 6 , 2 1 6  $ 5 (  7 2  ) $ & (  2 )  ) 2 8 1 ' $ 7 , 2 1   /( 9 ( /  7 : 2  ( ; 7 ( 5 , 2 5  : $ / /  $ 1 '  : , 1 ' 2 :  / 2 & $ 7 , 2 1 6  67 $ & .  ) 5 2 0  / ( 9 ( /  2 1 (  8 1 / ( 6 6 12 7 ( '  2 7 + ( 5 : , 6 (  )/ 2 2 5  3 / $ 1  * ( 1 ( 5 $ /  1 2 7 ( 6 ,V V X H V  D Q G  5 H Y L V L R Q V  &R P P L V V L R Q  1 R  'UD Z Q  E \  &K H F N H G  E \  6+ ( ( 7 ϭϮ ϵ ϱ    E   E    > s   E ͕  ^ h / d   Ϯ Ϭ Ϭ ^d ͘  W  h > ͕  D E  ϱ ϱ ϭ Ϭ ϴ Ͳ Ϯ ϳ ϯ ϱ ;ϲ ϱ ϭ Ϳ  ϲ ϰ Ϯ Ͳ ϵ Ϯ Ϭ Ϭ   ͮ   &  y  ; ϲ ϱ ϭ Ϳ  ϲ ϰ Ϯ Ͳ ϭ ϭ Ϭ ϭ ǁ ǁ ǁ ͘ Ɖ Ž Ɖ Ğ Ă ƌ Đ Ś ͘ Đ Ž ŵ WK W    ^ ^ K  /  d  ^ ͕  / E  ͘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ϭϮ ϵ ϱ    E   E    > s   E ͕  ^ h / d   Ϯ Ϭ Ϭ ^d ͘  W  h > ͕  D E  ϱ ϱ ϭ Ϭ ϴ Ͳ Ϯ ϳ ϯ ϱ ;ϲ ϱ ϭ Ϳ  ϲ ϰ Ϯ Ͳ ϵ Ϯ Ϭ Ϭ   ͮ   &  y  ; ϲ ϱ ϭ Ϳ  ϲ ϰ Ϯ Ͳ ϭ ϭ Ϭ ϭ ǁ ǁ ǁ ͘ Ɖ Ž Ɖ Ğ Ă ƌ Đ Ś ͘ Đ Ž ŵ WK W    ^ ^ K  /  d  ^ ͕  / E  ͘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ϭϮ ϵ ϱ    E   E    > s   E ͕  ^ h / d   Ϯ Ϭ Ϭ ^d ͘  W  h > ͕  D E  ϱ ϱ ϭ Ϭ ϴ Ͳ Ϯ ϳ ϯ ϱ ;ϲ ϱ ϭ Ϳ  ϲ ϰ Ϯ Ͳ ϵ Ϯ Ϭ Ϭ   ͮ   &  y  ; ϲ ϱ ϭ Ϳ  ϲ ϰ Ϯ Ͳ ϭ ϭ Ϭ ϭ ǁ ǁ ǁ ͘ Ɖ Ž Ɖ Ğ Ă ƌ Đ Ś ͘ Đ Ž ŵ WK W    ^ ^ K  /  d  ^ ͕  / E  ͘ .( <  3 / $ 1 % $ 38 '  6 8 % 0 , 7 7 $ /      12 7  ) 2 5 &2 1 6 7 5 8 & 7 , 2 1                 3 0 &? 5 H Y L W B 3 U R M H F W V ? 3 U R M H F W  3 D W K ?            B - R K D Q Q D  % U R Z Q V W R Q H V B 5  &( 1 7 5 $ / B E U \ D Q  U Y W $   /( 9 ( /  7 : 2 )/ 2 2 5  3 / $ 1    $ ':1-           35 ( 6 % < 7 ( 5 , $ 1 +2 0 ( 6 -2 + $ 1 1 $  6 + 2 5 ( 6 3+ $ 6 (     %5 2 : 1 6 7 2 1 ( 6 $5 ' ( 1  + , / / 6   0 1           $    /( 9 ( /  7 : 2  ) / 2 2 5  3 / $ 1    % 5 2 : 1 6 7 2 1 (  $   %  6 , 0  12 5 7 +             35 , & , 1 *  6 ( 7       83 83 $     $  %  67 $ , 5  %               $      $   $   $                                                                         5( &  $ 5 ( $   (/ ( 9   9 ( 6 7    &/ 8 %  5 2 2 0                   6( (  7 + 5 8 ), 5 ( 3 / $ & ( 79 ., 7 & + ( 1     &2 1 & 5 ( 7 ( 3$ 7 , 2 :'   7 5 ( / / , 6 32 6 7 6 $   67 $ , 5   81 , 7  %    $   $   $   $   (/ ( 9   9 ( 6 7    28 7 ' 2 2 5 52 2 )  ' ( & .     &2 1 & 5 ( 7 ( 3$ 7 , 2 :'   7 5 ( / / , 6  % ( / 2 : :'   7 5 ( / / , 6 32 6 7 6 $/ 8 0 , 1 8 0 5$ , / , 1 * :'   7 5 ( / / , 6 32 6 7 6   ,V V X H V  D Q G  5 H Y L V L R Q V  &R P P L V V L R Q  1 R  'UD Z Q  E \  &K H F N H G  E \  6+ ( ( 7 ϭϮ ϵ ϱ    E   E    > s   E ͕  ^ h / d   Ϯ Ϭ Ϭ ^d ͘  W  h > ͕  D E  ϱ ϱ ϭ Ϭ ϴ Ͳ Ϯ ϳ ϯ ϱ ;ϲ ϱ ϭ Ϳ  ϲ ϰ Ϯ Ͳ ϵ Ϯ Ϭ Ϭ   ͮ   &  y  ; ϲ ϱ ϭ Ϳ  ϲ ϰ Ϯ Ͳ ϭ ϭ Ϭ ϭ ǁ ǁ ǁ ͘ Ɖ Ž Ɖ Ğ Ă ƌ Đ Ś ͘ Đ Ž ŵ WK W    ^ ^ K  /  d  ^ ͕  / E  ͘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ϭϮ ϵ ϱ    E   E    > s   E ͕  ^ h / d   Ϯ Ϭ Ϭ ^d ͘  W  h > ͕  D E  ϱ ϱ ϭ Ϭ ϴ Ͳ Ϯ ϳ ϯ ϱ ;ϲ ϱ ϭ Ϳ  ϲ ϰ Ϯ Ͳ ϵ Ϯ Ϭ Ϭ   ͮ   &  y  ; ϲ ϱ ϭ Ϳ  ϲ ϰ Ϯ Ͳ ϭ ϭ Ϭ ϭ ǁ ǁ ǁ ͘ Ɖ Ž Ɖ Ğ Ă ƌ Đ Ś ͘ Đ Ž ŵ WK W    ^ ^ K  /  d  ^ ͕  / E  ͘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ϭϮ ϵ ϱ    E   E    > s   E ͕  ^ h / d   Ϯ Ϭ Ϭ ^d ͘  W  h > ͕  D E  ϱ ϱ ϭ Ϭ ϴ Ͳ Ϯ ϳ ϯ ϱ ;ϲ ϱ ϭ Ϳ  ϲ ϰ Ϯ Ͳ ϵ Ϯ Ϭ Ϭ   ͮ   &  y  ; ϲ ϱ ϭ Ϳ  ϲ ϰ Ϯ Ͳ ϭ ϭ Ϭ ϭ ǁ ǁ ǁ ͘ Ɖ Ž Ɖ Ğ Ă ƌ Đ Ś ͘ Đ Ž ŵ WK W    ^ ^ K  /  d  ^ ͕  / E  ͘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ϭϮ ϵ ϱ    E   E    > s   E ͕  ^ h / d   Ϯ Ϭ Ϭ ^d ͘  W  h > ͕  D E  ϱ ϱ ϭ Ϭ ϴ Ͳ Ϯ ϳ ϯ ϱ ;ϲ ϱ ϭ Ϳ  ϲ ϰ Ϯ Ͳ ϵ Ϯ Ϭ Ϭ   ͮ   &  y  ; ϲ ϱ ϭ Ϳ  ϲ ϰ Ϯ Ͳ ϭ ϭ Ϭ ϭ ǁ ǁ ǁ ͘ Ɖ Ž Ɖ Ğ Ă ƌ Đ Ś ͘ Đ Ž ŵ WK W    ^ ^ K  /  d  ^ ͕  / E  ͘ .( <  3 / $ 1 % $ 38 '  6 8 % 0 , 7 7 $ /      12 7  ) 2 5 &2 1 6 7 5 8 & 7 , 2 1                 3 0 &? 5 H Y L W B 3 U R M H F W V ? 3 U R M H F W  3 D W K ?            B - R K D Q Q D  % U R Z Q V W R Q H V B 5  &( 1 7 5 $ / B E U \ D Q  U Y W $   (; 7 ( 5 , 2 5 (/ ( 9 $ 7 , 2 1    $  /, 1 . ':1-           35 ( 6 % < 7 ( 5 , $ 1 +2 0 ( 6 -2 + $ 1 1 $  6 + 2 5 ( 6 3+ $ 6 (     %5 2 : 1 6 7 2 1 ( 6 $5 ' ( 1  + , / / 6   0 1           $    12 5 7 +  ( / ( 9 $ 7 , 2 1    % 5 2 : 1 6 7 2 1 (  $   %  6 , 0           $    :( 6 7  ( / ( 9 $ 7 , 2 1    / , 1 .           $    ($ 6 7  ( / ( 9 $ 7 , 2 1    / , 1 .           $    12 5 7 +  ( / ( 9 $ 7 , 2 1    / , 1 .     (; 7   ( / ( 9   . ( < 1 2 7 ( 6  $ 6 3 + $ / 7  6 + , 1 * / (6    & / $ 6 6  $  & 2 1 7 , 1 8 2 8 6  5 , ' * (  9 ( 1 7  3 5 ( ) , 1   0 ( 7 $ /  ) $ 6 & , $  $ 1 '  6 2 ) ) , 7  3 5 ( ) , 1   0 ( 7 $ /  * 8 7 7 ( 5  2 8 7 / , 1 (  2 )  ) 2 8 1 ' $ 7 , 2 1  : 2 2 '  & / $ '  : , 1 ' 2 : 6  / , 1 .  7 < 3   9 , 1 < /  & / $ '  : , 1 ' 2 : 6  % 5 2 : 1 6 7 2 1 (  7 < 3   9 , 1 < /  6 / , ' , 1 *  * / $ 6 6  ' 2 2 5  $ / 8 0 , 1 8 0  ( 1 7 5 <  ' 2 2 5  , 1 6 8 / $ 7 ( '  +  0   ' 2 2 5  3 5 ( ) , 1 , 6 + ( '  ) , % ( 5  & ( 0 ( 1 7  / $ 3  6 , ' , 1 *    & 2 / 2 5    3 5 ( ) , 1 , 6 + ( '  ) , % ( 5  & ( 0 ( 1 7  / $ 3  6 , ' , 1 *    & 2 / 2 5     ;   & 2 0 3 2 6 , 7 (  : 2 2 '  7 5 , 0    3 7   - $ 0 %  6 , / /  7 < 3    ;   & 2 0 3 2 6 , 7 (  : 2 2 '  7 5 , 0    3 7   + ( $ '  7 < 3    ;   & 2 0 3 2 6 , 7 (  : 2 2 '  7 5 , 0    3 7    ;    & 2 0 3 2 6 , 7 (  : 2 2 '  7 5 , 0    3 7   & ( 0 ( 1 7  % '   : 5 $ 3 3 ( '  & 2 / 8 0 1   ) $ & (  2 )  ' ( & .  6 0 2 2 7 +  & 0 8  % $ 1 '  & 0 8    5 2 & . ) $ & (  & 0 8  & 0 8    & 2 1 7 5 2 /  - 2 , 1 7  3 5 ( & $ 6 7  3 , ( 5  & $ 3     3 5 ( & $ 6 7  6 , / /  : 2 2 '  7 5 ( / / , 6  $ / 8 0 , 1 8 0  5 $ , / , 1 *  6 < 6 7 ( 0  & 2 0 3 2 6 , 7 (  : 2 2 '  & 2 5 1 , & (  $ / 8 0 , 1 8 0  , 1 6 8 / $ 7 ( '  * $ 5 $ * (  ' 2 2 5              35 , & , 1 *  6 ( 7        12  3 $ 5 . , 1 * 123$5.,1*    & & & & & & & & & & & & ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' &&                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 /X P L Q D L U H  6 F K H G X O H 6\ P E R O 4W \ /D E H O $U U D Q J H P H Q W // ) 'H V F U L S W L R Q /X P H Q V  / D P S  & 6, 1 * / (     35 $      3 6  0 7  & /  $  * 5   3 7  % =      ' 6, 1 * / (     %3      3 6  0 7  $  * 5   % =    From:Mimi To:Matthew Bachler Subject:Pres Homes project #14-031 Date:Saturday, September 20, 2014 12:19:32 AM Dear Mr. Bachler: RE: Project: PC#: 14-031 Presbyterian Homes 3200 Lake Johanna Boulevard I'm writing to state my objection to Presbyterian Homes building four more Assisted Living apartment buildings on the subject property located at 3200 Lake Johanna Boulevard. The currently planned setback for the Brownstones, without these additional rental units, would help to create an "illusion" that we still live in a residentially zoned neighborhood. Ample open space, particularly public parks, between multifamily and single family developments create value for everyone. Future home buyers, I believe, will judge our neighborhood by it's surrounding land use impacts and this development is a big one! Why make the problem bigger? The negative visual, traffic and decreased property value impacts that surrounding homeowners are feeling as a result of this tall, sprawling, multifamily complex are significant without the Brownstones or apartments. The speed bumps also need to stay in place, in addition to the Wheeler street closure, since this complex has, in effect, been inserted into the middle of our low density, long established, single family neighborhood. The construction of more apartment buildings will further hurt our residential property values, while Presbyterian Homes rakes in $big rents. This PUD amendment, if approved, will represent poor community planning where, once again, corporate profits take precedence, over property rights of taxpaying citizens! Sincerely, Marian Stewart Latest Homes LLC 3088 Shorewood Lane Roseville, MN 55103 mimistewartellis@gmail.com MEMORANDUM DATE: October 8, 2014 PC Agenda Item 6.B TO: Planning Commission FROM: Matthew Bachler, Associate Planner SUBJECT: Report from the City Council September 8, 2014, City Council Work Session The City Council reviewed two concept plans presented by Roberts Management Group for the properties at 1235 Red Fox Road and 4200 Round Lake Road, also known as the Traverse Business Center site. Roberts Management Group would be proposing to develop both sites with multi-tenant light industrial buildings that would include a mix of office, manufacturing, warehousing, and retail uses. The plans presented to the City Council were only preliminary and no formal action was taken at this meeting. September 29, City Council Regular Meeting The City Council unanimously approved Planning Case 14-025, which was a Site Plan Review request at 3657 Snelling Avenue to construct a detached accessory garage in front of the single- family dwelling on the property. The Planning Commission recommended approval (6-0) of this case at their meeting on September 3, 2014. The City Council also unanimously approved Planning Case 14-026, which was a Variance request at 1830 Noble Road for the construction of a new single-family dwelling that would encroach 16.5 feet into the required secondary front yard setback. The Planning Commission recommended approval (6-0) of this case at their meeting on September 3, 2014. City of Arden Hills Planning Commission Meeting for October 8, 2014 Page 1 of 1 DATE: October 8, 2014 PC Agenda Item 6.C TO: Planning Commission Chair Larson and Commissioners FROM: Jill Hutmacher, Community Development Director SUBJECT: TCAAP Update Requested Action None. Demolition and Remediation All buildings, with the exception of the steel beams in Building 502, have been wrecked to grade. Most underground utilities have been removed, and the removal of existing substations and utility poles has begun. As building slabs are removed, soil samples are being taken and submitted to the Minnesota Pollution Control Agency for clearance. Regulations and Policies The City Council has held two meetings with Gateway Planning, the zoning consultant. Drafts of the TCAAP zoning ordinance have been discussed by the City Council, and further revisions are anticipated. Additional meetings with Gateway Planning are scheduled for November 3 and 17, 2014. City staff, County staff, and financial consultants have been meeting with commercial and residential developers to get feedback on land values, absorption rates, and the draft zoning document. Developers are being invited to attend work session meetings to allow the City Council an opportunity to ask questions and have a direct dialogue with developers. On September 8, Kent Carlson, Anderson Companies, and Todd Hanson, Cushman & Wakefield/Northmarq attended the City Council work session. Much of the discussion centered around how to ensure that commercial development was attractive and that it was a good fit with other TCAAP development. The developers suggested that rather than limit the amount of space used for storage, the City could consider some of the following criteria: MEMORANDUM Page 1 of 4 • Requirement for Class A exterior finish including windows • Limits on the number of dock doors per thousand square feet • Maximum clear height of twenty feet • Requirement for berming and/or significant landscaping in front of buildings to soften their appearance for residential drive-by traffic These criteria would allow manufacturers and high-tech industries to locate at TCAAP but would discourage distribution and warehouse users which would bring a large volume of trucks but relatively few high-quality jobs. The developers believed that the site’s amenities including open space, trails, and proximity to retail and services would be attractive to users that offer high- quality jobs. On September 22, 2014, representatives from Pratt Homes and Mattamy Homes attended the City Council work session. The developers provided insight into housing products desired by the market, housing characteristics including size and setbacks, and features and locations of parks and amenities. Developers advised the Council on how to have good transitions between residential and other uses and how to avoid monotony in residential development. Based on developer comments, the City Council has directed staff to include a minimum ten-foot setback in every district to accommodate private utilities. Some districts may have greater setbacks. The City Council has also discussed allowing development to back onto park and open space areas provided that appropriate public access and views of open space are preserved. In some areas, this may not be possible depending on whether a trail can be accommodated within the water resources area or needs to be provided along an adjacent road. On October 13, 2014, the City Council will discuss the JDA governance process, particularly with regard to how to balance the need for flexibility with maintaining the vision established by the City. The City Attorney and JDA Attorney are preparing information for City Council review. A brief discussion of park dedication requirements will also occur. The next workshop with Gateway Planning will be held at 6:00 pm (after the JDA meeting) on Monday, November 3, 2014. Planning Commissioners are invited to attend all Gateway workshops and City Council work sessions. Upcoming Meetings Staff and consultants are scheduling work for the regulations and policies component of the master planning process. October 13, 2014, Special Work Session at 5:30 pm, Community Room • JDA Governance and Approval Process • Park Dedication Ordinance Discussion • Discuss Chapters 1-5 October 20, 2014, Regular Work Session at 5:00 pm, Council Chambers • Discuss Chapter 11 (Sign Standards) Page 2 of 4 • Discuss County Road H Improvements (Infrastructure) October 27, 2014, Special Work Session at 5:30 pm, Community Room (Note: EDA meeting at 6:00 pm – work session may be continued after regular meeting) • Water and Sewer System Update (Infrastructure) • Discuss Chapters 9-10 (Open Space Standards, Streetscape and Landscape Standards) November 3, 2014, Special Work Session at 6:00 pm, Council Chambers • Workshop with Gateway Planning o Discuss Chapter 8 (Street Design Standards) and Attachments o Discuss Cumulative Comments on TCAAP Zoning o Discuss Revised Master Land Use Plan Map November 10, 2014, Special Work Session at 5:30 pm, Community Room • Stormwater System Update (Infrastructure Team) November 17, 2014, Regular Work Session at 5:00 pm, Council Chambers • Final Workshop with Gateway Planning o Review entire document o Provide direction on remaining comments o Review complete Master Plan November 24, 2014, Special Work Session at 5:30 pm, Community Room • Final review of draft zoning document, future land use map, and Comprehensive Plan amendment in preparation for public hearings at December 3, 2014 Planning Commission Meeting December 1, 2014, Tentative (depending on City Council availability) Special Work Session at 6:30 pm, Community Room • Spine Road/County Road I/Thumb Road Update (Infrastructure) December 8, 2014, Special Work Session at 5:30 pm, Community Room • December Open House Meeting Preview (Infrastructure) December 15, 2014, Special Regular Meeting at 7:00 pm, Council Chambers • Approve Final Master Plan • Approve TCAAP Zoning • Approve Future Land Use Map • Approve Comprehensive Plan Amendment December 22, 2014, Special Work Session at 5:30 pm, Council Chambers • If necessary to review TCAAP zoning December 29, 2014, Regular Meeting at 7:00 pm, Council Chambers • If necessary to approve TCAAP zoning Page 3 of 4 January 11, 2015, Special Work Session at 5:30 pm, Community Room • Preliminary Plat Review (Infrastructure Team) January 25, 2015, Regular Meeting at 7:00 pm, Council Chambers • Receive Infrastructure Feasibility Report (Infrastructure Team) It is anticipated that additional regular and special work session meetings will be scheduled to discuss regulations and policies, the infrastructure study, and other TCAAP issues. Future meeting topics will be defined as those dates draw nearer. Page 4 of 4