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Home My WebLink About04-27-15-WSAGENDA ITEMS Rice Creek Commons - TCAAP Community Development Staff MEMO.PDF, ATTACHMENT.PDF COUNCIL/STAFF COMMENTS ADJOURN Mayor: David Grant Councilmembers: Brenda Holden Fran Holmes Dave McClung Robert Woodburn Special City Council Work Session Agenda April 27, 2015 5:30 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. CALL TO ORDER 1. 1.A. Documents: 2. Page 1 of 2 DATE: April 27, 2015 TO: Honorable Mayor and City Councilmembers Patrick Klaers, City Administrator FROM: Jill Hutmacher, Community Development Director SUBJECT: Rice Creek Commons (TCAAP) Summary At the April 20, 2015, City Council work session, staff believes that the City Council provided the following direction: 1. Adjust the density in the NB-1 Subdistrict to allow lot sizes of approximately 85 to 90 feet wide by 150 feet deep; 2. Limit multi-family to 450 units and adjust acreage accordingly; 3. Combine the NT-1 and NT-2 Subdistricts with an allowed density range of 6 to 12 units per acre; 4. Adopt the Town Center layout for Fit Test Option #2 which expands the retail area and the green space along the pedestrian corridor, but adjust acreages and densities for the Town Center and Neighborhood Transition Districts as noted above; and 5. Allow the location of subdistricts in the Hill and Creek Neighborhoods to be moved provided that it occurs at the time of plat application for the entire neighborhood and provided that the proportional size of subdistricts do not change. Meeting Objectives 1. Confirm City Council consensus direction on the results of the April 20, 2015, City Council work session meeting. 2. Establish an approval schedule. Discussion The attached graphic compares the draft and revised land use plans with estimates of actual built unit yield. In most cases, it is difficult to achieve maximum allowable units in an actual development plan due to irregularly shaped parcels and the needs of roads, parks, and storm water infrastructure. The revised land use plan chart reflects the City Council direction noted above. AGENDA ITEM – 1A MEMORANDUM Page 2 of 2 Lot Sizes in the NB-1 Subdistrict Michael Lamb, Kimley-Horn, provided information on lot sizes in the NB-1 Subdistrict. A gross density of 2.75 units per acre would allow lot sizes of 90 feet by 151 feet, or 85 feet by 161 feet. Limit of 450 Multi-Family Units The City Council has heard from multi-family and senior residential developers that those housing products are typically built at a density of approximately 40 units per acre. If multi - family units are limited to no more than 450, the acreage for multi-family development should be reduced from 17 to 11.25 acres. Adjustments to Town Center Fit Test Option #2 adjusted the layout of the Town Center to allow a larger green space along the pedestrian corridor and a larger retail area to allow for parking required by a commercial mixed- use building. The Council supported this layout which removes 4.9 acres of residential development area. Of the remaining 49.6 acres for residential development, the attached graphic allocates 11.25 acres for multi-family and 38.35 acres for Neighborhood Transition. Draft Approval Schedule In order for private development to begin in 2017, the Spine Road, the County Road H interchange, and trunk utilities need to be constructed in 2016. In order for that to happen, final design work needs to begin by early summer. The City should not proceed to final design of utilities without some sort of assessment agreement with Ramsey County, and Ramsey County is not able to enter into an assessment agreement without an estimate of revenue from land sales and fees. Much of the work that remains to be done rests on the completion of the TRC. The following draft approval schedule allows infrastructure design and construction to continue as planned. Council provides direction on changes to TRC Work Session, May 11 Preliminary Approval of TRC Regular Meeting, May 26 Discussion of Comp Plan Amendment Work Sessions, June 8 & 15 Public Hearings Planning Commission, July 8 Approval contingent on Met Council Regular Meeting, July 13 Final approval Regular Meeting, Nov 30 Notes on draft approval schedule: 1. The Comprehensive Plan Amendment (CPA) cannot be completed until the TRC has been at least preliminarily approved. Any changes to land uses or densities after the preliminary TRC approval will require duplicative work on the CPA. 2. Any changes to the draft CPA should be made prior to public hearing notices being posted which would occur approximately June 24 according to the draft schedule above. Attachments  Comparison of Land Use Plans to Potential Residential Yield; April 27, 2015 Comparisons of Maximum Density Allowed by Land Use Plan with Potential Built Unit Yield April 27, 2015 Maximum Density Built Unit Yield Draft Land Use Plan Fit Test Option #1 January 20, 2015 March 30, 2015 Zone Maximum Gross Density Acreage Maximum Units Zone Maximum Gross Density Acreage Maximum Units NB-1 2 25.1 50 NB-1 2 25.1 50 NB-2 4 11.0 44 NB-2 3.4 11.0 37 NB-3 6 5.4 32 NB-3 4.3 5.4 23 Subtotal 41.5 127 Subtotal 41.5 111 NB-1 2 14.6 29 NB-1 2 14.6 29 NB-2 4 23.5 94 NB-2 3.4 23.5 80 NB-3 6 24.1 145 NB-3 4.7 24.1 114 Subtotal 62.2 268 Subtotal 62.2 223 NT-1 9 15.0 135 NT-1 7.4 15.0 111 NT-2 12 22.5 270 NT-2 8.6 22.5 193 TC 40 17.0 680 TC 39.9 17.0 680 Subtotal 54.5 1085 Subtotal 54.5 984 Total 158.2 1479 Total 158.2 1318 Maximum Density Revised Land Use Plan April 20, 2015 Zone Maximum Gross Density Acreage Maximum Units NB-1 2.75 25.10 69 NB-2 4 11.00 44 NB-3 6 5.40 32 Subtotal 41.50 145 NB-1 2.75 14.60 40 NB-2 4 23.50 94 NB-3 6 24.10 145 Subtotal 62.20 279 TC 40 11.25 450 Subtotal 49.60 910 Total 153.30 1334 Note: For the Revised Land Use Plan, the Fit Test Option #2 layout was used which expands the retail space (1.3 acres) and the green space along the pedestrian corridor (3.6 acres). The acreage for NT and TC Districts were revised per Council direction on April 20, 2015. Town Center Hill Creek 460 Creek Hill Town Center NT 12 38.35 Creek Hill Town Center Actual Unit Yield is 89% of Maximum Units allowed in Land Use Plan Assuming a Built Unit Yield of 89% to 95% of Maximum Units allowed in the Land Use Plan, Actual Built Unit Yield would be 1,187 to 1,267 units.