HomeMy WebLinkAbout05-02-15-WSAPPROVAL OF AGENDA
Rice Creek Commons (TCAAP)
City Council/Staff
MEMO.PDF, ATTACHMENTS.PDF
COUNCIL/STAFF COMMENTS
ADJOURN
Mayor:
David Grant
Councilmembers:
Brenda Holden
Fran Holmes
Dave McClung
Robert Woodburn
Special City Council
Work Session Agenda
May 2, 2015
9:00 a.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: May 2, 2015
TO: Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM: Jill Hutmacher, Community Development Director
SUBJECT: Rice Creek Commons (TCAAP)
The City Council scheduled a special work session for Saturday, May 2, 2015, to discuss the
draft TCAAP Redevelopment Plan and provide direction to staff on remaining changes to the
draft TRC.
At the April 27, 2015, City Council work session, Councilmember McClung asked how the
February 24, 2015, land use plan would need to be adjusted to allow an actual residential built
yield of 1,450 units. In order to accomplish that goal, staff would recommend the following:
1. Adjust maximum density in the NB-1 Subdistrict to 2.75 units per acre.
2. Decrease size of the NB-1 Subdistrict in the Creek Neighborhood to 10 acres (28 units).
This is consistent with the recommendation from Mary Bujold, Maxfield Research, in the
memo dated March 31, 2015.
3. Adopt the Town Center layout for Fit Test #2 which allocates an additional 4.9 acres to
the commercial area and the green space along the pedestrian corridor. Retain 17 acres
(680 units) of multi-family zoning as included in the February 24, 2015 land use plan.
Combine the NT-1 and NT-2 Districts with a maximum density of 12 units per acre for
remaining acreage in the Town Center District (391 units).
4. Allow the location of subdistricts in the Hill and Creek Neighborhoods to be moved
provided that the entire neighborhood is platted.
5. Allow larger block sizes provided that mid-block pedestrian connections are created.
The changes above would allow a maximum “paper” density of 1,514 units. Actual built unit
yield would likely be in the range of 1,347 (89% efficiency) to 1,438 (95% efficiency).
Items 4 and 5 above do not increase density, but would allow a more efficient design with
respect to infrastructure and lot layout. While achieving the allowed maximum density is
unlikely, items 4 and 5 would allow efficiency to improve to closer to 95%. Staff strongly
recommends that items 4 and 5 be included in the TRC along with the land use plan that is
ultimately approved by the City Council.
MEMORANDUM
Page 2 of 2
Councilmember Holden requested that the Ehlers handout from the September 22, 2014 work
session and the memo from Matthew Bachler dated July 23, 2014, be redistributed to the City
Council. The memo from Associate Planner Bachler has been revised to show gross density
calculations similar to what is proposed for TCAAP (density is calculated inclusi ve of collector
and local roads but exclusive of parks and wetlands). These documents are attached.
Attachments
For Sale Developer Feedback, Ehlers, September 22, 2014
Memo, Matthew Bachler, July 23, 2014 (revised April 29, 2015)
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artists rendering - image subject to change - please see final plans
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DATE: April 29, 2015
TO: Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM: Matthew Bachler, Associate Planner
SUBJECT: Arden Hills Residential Development and Density Analysis
Background
The topic of residential density on the TCAAP redevelopment site has recently been discussed
by the City Council at several work session meetings. One area of discussion regarded how the
proposed levels of density on TCAAP compare with existing density in Arden Hills. The purpose
of this memo is to provide an analysis of the density of five neighborhoods in Arden Hills: Royal
Hills Park, Valentine Park, Chatham, Hazelnut Park, and Hunters Park.
Discussion
Density is measured in a variety of different ways, which can make it difficult when trying to
compare density levels between projects or neighborhoods. Residential density is defined as the
number of dwelling units on a given land area. The variation in density calculations results from
what is included or excluded in the base land area calculation. For the purpose of this analysis,
density was calculated based on the definition provided in the draft TCAAP Redevelopment
Code (TRC) for gross density. The TRC defines gross density as, “the number of residential
dwelling units per acre of a given land area, including public rights-of-way for Town and
Collector streets but excluding publicly-owned recreation areas or open space and public right-
of-way for arterial roads.”
Analysis
The following chart provides a comparison of the gross density of the five neighborhoods
included in the analysis. Neighborhoods are listed from lowest to highest density.
MEMORANDUM
Page 1 of 5
Neighborhood
Total Residential
Area
Number of
Dwelling Units¹
Gross Density
(Units/Residential Area)
Royal Hills Park 39.8 acres 72 1.81
Valentine Park 75.3 acres 157 2.08
Chatham 50.6 acres 129 2.55
Hazelnut Park 58.2 acres 167 2.87
Hunters Park 27.8 acres 84 3.02
Hazelnut Park East 26.7 acres 81 3.03
¹ The number of dwelling units was based on the number of developed parcels within the
neighborhood boundaries. These numbers assume that each parcel is occupied by a single-family
dwelling unit.
Royal Hills Park Neighborhood
The boundaries for the Royal Hills Park neighborhood were set at Arden View Drive on the
north, the Arden View townhomes on the east, approximately Colleen Avenue on the south, and
Snelling Avenue North on the west. The total land area in this neighborhood is 39.8 acres. With
72 dwelling units, the gross density is 1.81 units per acre.
Valentine Park
The boundaries for the Valentine Park neighborhood were set at Lake Valentine Road on the
north, Snelling Avenue North on the east, Tony Schmidt Regional Park on the south, and the
Page 2 of 5
Mounds View High School on the west. The total land area in this neighborhood is 75.3 acres.
With 157 dwelling units, the gross density is 2.08 units per acre.
Chatham
The boundaries for the Chatham neighborhood were set at Valentine Hills Elementary School
and the Chatham Trails on the north, Bethel University on the east, the Soo Line Railroad right-
of-way on the south, and Charles Perry Park and Tony Schmidt Regional Park on the west. The
total land area in this neighborhood is 50.6 acres. With 129 dwelling units, the gross density is
2.55 units per acre.
Page 3 of 5
Hazelnut Park
The boundaries for the Hazelnut Park neighborhood were set at Hazelnut Park on the north, New
Brighton Road on the east, County Road D on the south, and the Elmer L. Andersen Trail on the
west. The total land area in this neighborhood is 58.2 acres. With 167 dwelling units, the gross
density is 2.87 units per acre.
Hunters Park
The boundaries for the Hunters Park neighborhood were set at Harriet Avenue on the north,
Lexington Avenue on the east, the Josephine Hills neighborhood on the south, and 2 Pine Tree
Drive and the Crepeau Nature Preserve on the west. The total land area in this neighborhood is
27.8 acres. With 84 dwelling units, the gross density is 3.02 units per acre.
Page 4 of 5
Hazelnut Park East
The eastern half of the Hazelnut Park neighborhood has a slightly higher gross density that the
neighborhood as a whole. The total land area in this neighborhood is 26.7 acres With 81 dwelling
units, the gross density is 3.03 units per acre.
Page 5 of 5