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Home My WebLink About05-06-15-PCAPPROVAL OF THE AGENDA APPROVAL OF MINUTES April 8, 2015, Planning Commission Regular Meeting 04 -08 -15 PC.PDF April 8, 2015, Planning Commission Work Session 04 -08 -15 PCWS.PDF PLANNING CASES Planning Case 15 -008 - Planned Unit Development Amendment - Holiday Stationstores, Inc - 1920 West Highway 96 (Public Hearing Required) PC MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF, ATTACHMENT D.PDF, ATTACHMENT E.PDF, ATTACHMENT F.PDF Planning Case 15 -009 - Conditional Use Permit Amendment - Bethel University - 3900 Bethel Drive (Public Hearing Required) PC MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF, ATTACHMENT D.PDF, ATTACHMENT E.PDF, ATTACHMENT F.PDF Planning Case 15 -010 - Minor Subdivision - LoAnn Crepeau And Thomas Ostby - 3517 Siems Court (Public Hearing Required) PC MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF Planning Case 15 -012 - Planned Unit Development Amendment - Caribou Coffee - 3673 Lexington Avenue N (Public Hearing Required) PC MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF, ATTACHMENT D.PDF COMMENTS AND REPORTS REPORT FROM THE CITY COUNCIL 05 -06 -15 - REPORT FROM THE CITY COUNCIL.PDF TCAAP UPDATE PC 05 06 15.PDF COMMISSION COMMENTS & REQUESTS STAFF COMMENTS ADJOURN A quorum of the City Council may be present at this meeting. Chair: Roberta Thompson Commissioners: Brent Bartel Angela Hames Andy Holewa Phillip Neururer Clayton Zimmerman Steven Jones Council Liaison: Fran Holmes Planning Commission May 6, 2015 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. Matthew Bachler, Associate Planner Documents: 3.B. Ryan Streff, City Planner Documents: 3.C. Matthew Bachler, Associate Planner Documents: 3.D. Ryan Streff, City Planner Documents: 4. 4.A. Documents: 4.B. Jill Hutmacher, Community Development Director Documents: 4.C. 4.D. Prepared By Prepared By Prepared By Prepared By Prepared By APPROVAL OF THE AGENDAAPPROVAL OF MINUTESApril 8, 2015, Planning Commission Regular Meeting04-08 -15 PC.PDFApril 8, 2015, Planning Commission Work Session04-08 -15 PCWS.PDFPLANNING CASESPlanning Case 15 -008 - Planned Unit Development Amendment - Holiday Stationstores, Inc - 1920 West Highway 96 (Public Hearing Required)PC MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF, ATTACHMENT D.PDF, ATTACHMENT E.PDF, ATTACHMENT F.PDFPlanning Case 15 -009 - Conditional Use Permit Amendment - Bethel University -3900 Bethel Drive (Public Hearing Required) PC MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF, ATTACHMENT D.PDF, ATTACHMENT E.PDF, ATTACHMENT F.PDF Planning Case 15 -010 - Minor Subdivision - LoAnn Crepeau And Thomas Ostby - 3517 Siems Court (Public Hearing Required) PC MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF Planning Case 15 -012 - Planned Unit Development Amendment - Caribou Coffee - 3673 Lexington Avenue N (Public Hearing Required) PC MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF, ATTACHMENT D.PDF COMMENTS AND REPORTS REPORT FROM THE CITY COUNCIL 05 -06 -15 - REPORT FROM THE CITY COUNCIL.PDF TCAAP UPDATE PC 05 06 15.PDF COMMISSION COMMENTS & REQUESTS STAFF COMMENTS ADJOURN A quorum of the City Council may be present at this meeting. Chair:Roberta ThompsonCommissioners:Brent BartelAngela HamesAndy HolewaPhillip NeururerClayton ZimmermanSteven Jones Council Liaison:Fran Holmes Planning CommissionMay 6, 2015 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.Matthew Bachler, Associate Planner Documents:3.B. Ryan Streff, City Planner Documents: 3.C. Matthew Bachler, Associate Planner Documents: 3.D. Ryan Streff, City Planner Documents: 4. 4.A. Documents: 4.B. Jill Hutmacher, Community Development Director Documents: 4.C. 4.D. Prepared By Prepared By Prepared By Prepared By Prepared By Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, APRIL 8, 2015 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Roberta Thompson called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Roberta Thompson, Commissioners Brent Bartel, Angela Hames, Andrew Holewa, Steven Jones, Phillip Neururer, and Clayton Zimmerman. Absent: None. Also present were: City Planner Ryan Streff; Associate Planner Matthew Bachler; Assistant City Engineer John Anderson; and Councilmember Fran Holmes. APPROVAL OF AGENDA – JUNE 4, 2015 Chair Thompson stated the agenda will stand as published. APPROVAL OF MINUTES February 4, 2015 – Planning Commission Regular Meeting City Planner Streff noted that he received edits from Commissioner Zimmerman. Commissioner Holewa moved, seconded by Commissioner Jones, to approve the February 4, 2015, Planning Commission Regular Meeting as amended. The motion carried unanimously (7-0). March 4, 2015 – Planning Commission Regular Meeting Commissioner Holewa moved, seconded by Commissioner Zimmerman, to approve the March 4, 2015, Planning Commission Regular Meeting as presented. The motion carried unanimously (7-0). ARDEN HILLS PLANNING COMMISSION – APRIL 8, 2015 2 March 4, 2015 – Planning Commission Work Session Commissioner Holewa moved, seconded by Commissioner Jones, to approve the March 4, 2015, Planning Commission Work Session as presented. The motion carried unanimously (7-0). PLANNING CASES A. Planning Case 15-006; Conditional Use Permit – Restaurant & Deck Addition – 4703 U.S. Highway 10 – Public Hearing Required Associate Planner Bachler stated that the Big Ten Supper Club has operated on the property at 4703 U.S. Highway 10 since 1959. The property was rezoned in 2000 from B-2 - General Business District to NB - Neighborhood Business District. As a result of the rezoning, the existing restaurant use became a legal nonconforming use under the Zoning Code because it operates without a CUP, which is required for all restaurant uses in the NB District. The Zoning Code states that nonconforming uses may continue, however, they cannot be expanded. In this case, a CUP is required for the deck addition to bring the property into compliance with the CUP requirements of the Zoning Code. Associate Planner Bachler indicated that the Big Ten Supper Club is requesting a CUP for a deck addition measuring 18 feet by 18 feet, a total area of 324 square feet, which would be located on the northwest side of the existing restaurant building. The purpose of the deck addition is to provide outdoor seating to accommodate approximately 20 seats. Access to the seating area would be provided through a set of double doors that will be constructed along the north building wall. A 42 inch high railing will be used for security and to separate the outdoor seating area from traffic in the parking lot. The deck would be constructed on the existing parking lot surface and would not increase the impervious coverage on the property. Associate Planner Bachler commented that the requested CUP would also encompass the existing restaurant use on the property. The property is considered to be legal nonconforming under the Zoning Code because it operates without a CUP, which is required for all restaurant uses in the NB District. A CUP is being requested to bring the property into compliance with the Zoning Code. Site Data Land Use Plan: Neighborhood Business Existing Land Use: Neighborhood Business Zoning: NB – Neighborhood Business District Current Lot Sizes: 1.09 acres (47,622 square feet) Topography: Relatively Flat Associate Planner Bachler reviewed the surrounding area, the Plan Evaluation and the Conditional Use Permit Evaluation Criteria. Associate Planner Bachler provided the Findings of Fact for review: 1. The property at 4703 U.S. Highway 10 is located in the NB District. ARDEN HILLS PLANNING COMMISSION – APRIL 8, 2015 3 2. The Special Requirements for the NB District require that the Conditional Use Permit review procedure be followed for all development that involves new building construction, modification of a building’s exterior, or modification of the site. 3. The proposed deck addition is considered to be a modification to the exterior of the existing restaurant and the Conditional Use Permit review procedure is required. 4. The property is considered to be legal nonconforming because it operates without a Conditional Use Permit, which is required for all restaurant uses in the NB District. 5. A Conditional Use Permit for the restaurant use is being requested to bring the property into compliance with the Zoning Code. 6. Restaurants in the NB District shall not exceed 3,000 gross square feet in size. 7. The existing restaurant is 4,806 gross square feet in size. 8. The proposed deck addition would not increase the gross square footage of the restaurant. Gross square footage does not include areas such as uncovered decks or patios. 9. Section 1355.04 Subd. 3 of the Arden Hills Zoning Code lists criteria for evaluating a Conditional Use Permit. 10. The proposal will have limited impacts on existing and anticipated traffic and parking conditions. 11. The proposal will have limited impacts on noise. 12. The proposal will not affect glare, odors, vibration, smoke, dust, air pollution, heat, liquid and solid waste on the property. 13. The proposal will not affect drainage on the property. 14. The proposal will not affect the population density on the property. 15. The proposal is unlikely to significantly affect land values on the subject property or on neighboring properties. 16. The park dedication requirement does not apply in this case. 17. Where the proposed use is expected to impact the health, safety, convenience and general welfare of the owners and occupants of the surrounding land, conditions may be placed on a Conditional Use Permit to mitigate such impacts. Associate Planner Bachler stated that based on the submitted plans and findings of fact, staff recommends approval of Planning Case 15-006 for a Conditional Use Permit at 4703 U.S. Highway 10 for the existing restaurant use and the proposed deck addition. Staff recommends the following nine (9) conditions to be included with the approval: 1. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. Prior to the issuance of a building permit, the property owner shall file all necessary paperwork with the City Clerk to update their existing liquor license to include the outside seating area. 3. A building permit shall be required prior to any construction on site. 4. The final construction plans for the deck shall comply with the Minnesota State Code for accessibility. 5. The property owner shall restripe the parking lot to provide the 84 parking stalls as shown on the proof of parking plan provided. 6. Handicap stalls shall be provided on the property consistent with ADA requirements. ARDEN HILLS PLANNING COMMISSION – APRIL 8, 2015 4 7. A barrier shall be maintained around the outside seating area to protect patrons from any hazards, including vehicular traffic and parking areas. 8. The City Council reserves the right to revoke its permission for the outside seating area if the impact of the outside seating area on adjoining property is inconsistent with the reasonable use and enjoyment of adjoining property or inconsistent with the health, safety, morals, and general welfare of the adjoining neighbors or community. 9. The property owner shall apply for a Conditional Use Permit Amendment for any development that involves new building construction, modification of the building’s exterior, or modification of the site. 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 Thompson opened the floor to Commissioner comments. Chair Thompson asked if the deck or restaurant had any ADA accessibility issues. Associate Planner Bachler reported that to his knowledge there were no current ADA accessibility issues with the restaurant. He stated that final building plans for the deck addition would be reviewed by the City Building Official for compliance with State accessibility requirements. Chair Thompson questioned if the applicant had any objections to restriping the parking lot. Associate Planner Bachler indicated that the applicant did not object to restriping the parking lot and reported the applicant was planning to complete maintenance work on the parking lot this summer. John Welsh, Big 10 Supper Club, discussed his proposed outdoor dining area. He believed this amenity would greatly benefit his patrons. He commented that the deck would be ADA accessible from the restaurant. He provided comment on the parking lot maintenance noting he did not object to restriping the lot. He reported that he was working with Arden Manor and noted that a fence and shrubbery would be installed this summer. Commissioner Zimmerman was pleased that the applicant would be installing additional landscaping. Chair Thompson opened the public hearing at 6:47 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. There being no additional comment Chair Thompson closed the public hearing at 6:48 p.m. ARDEN HILLS PLANNING COMMISSION – APRIL 8, 2015 5 Commissioner Holewa supported the requested deck addition, but reiterated that this property had too much hard surface. He suggested the applicant consider adding rain gardens to address the stormwater runoff. He indicated that he could not support the conditional use permit until the hard surface issues were addressed. Commissioner Zimmerman moved and Commissioner Hames seconded a motion to recommend approval of Planning Case 15-006 for a Conditional Use Permit at 4703 U.S. Highway 10 for the existing restaurant use and the proposed deck addition, based on the findings of fact and the submitted plans, as amended by the nine (9) conditions in the April 8, 2015, report to the Planning Commission. The motion carried 6-1 (Holewa opposed). B. Planning Case 15-007; Text Amendment – Zoning Code Ordinance, Subdivision Ordinance, and Erosion and Sediment Control Ordinance – Public Hearing Required City Planner Streff stated that the proposed amendments to the Arden Hills City Code being requested in Planning Case 15-007 are required in order to comply with the Federal Clean Water Act and the State General Stormwater Discharge Permit. These changes to the City Code are required so that certain land disturbing activities meet the standards as set forth in the Rice Creek Watershed District rules and regulations. The rules and regulations that have been adopted by the Rice Creek Watershed District meet the Federal and State requirements and the proposed amendments would adopt these rules and regulations as part of the City of Arden Hills Code of Ordinances. The changes as proposed were recommended by the engineering consultant hired to review the City Code and propose changes that would put the City into compliance with Federal and State rules and regulations. City Planner Streff provided a Summary of the Proposed Ordinance Amendments and Additions: Ordinance Amendment 2015-002 1) Amend the Zoning Code Ordinance Section 1325.05 Design Standards Subd. 8 Additional Design Standards for the B2 and B3 Districts, to amend item R. Drainage/Water Management Plan, to reference the adopted rules by the Rice Creek Watershed District, which states “Stormwater management plans shall comply with Rule C: Stormwater Management Plans of the Rice Creek Watershed District Rules”. Ordinance Amendment 2015-003 1) Amend the Subdivision Ordinance Section 1140 to include Section 1140.08 Stormwater Management, to reference the adopted rules by the Rice Creek Watershed District, which states “Stormwater management plans shall comply with Rule C: Stormwater Management Plans of the Rice Creek Watershed District Rules”. Ordinance Amendment 2015-004 1) Amend the Erosion and Sediment Control Ordinance Section 1510.01 Definitions, by amending the definition of Land Disturbance Activity, to state “Additions or modifications to existing single-family dwellings or accessory structures that will result in ARDEN HILLS PLANNING COMMISSION – APRIL 8, 2015 6 creating under 2,500 square feet of exposed soil and/or impervious surface and less than 50 cubic yards in a shoreland area”. 2) Amend the Erosion and Sediment Control Ordinance Section 1520.01 Erosion and Sediment Control Plan Subd. 4 Plan Content, to include an additional item O, which states “A land disturbance activity equal to or greater than one (1) acre is required to comply with the conditions of the NPDES/SDS Construction Stormwater General Permit, Part IV – Construction Activity Requirements”. City Planner Streff provided the Findings of Fact for review: General Findings: 1) Amendments to the Arden Hills City Code are required to comply with Federal and State rules and regulations. 2) The proposed amendments 2015-002, 2015-003, and 2015-004 would amend the Zoning Code Ordinance, Subdivision Ordinance, and Erosion and Sediment Control Ordinance. 3) The proposed amendments would update the City Code to comply with the Federal Clean Water Act and the State General Stormwater Discharge Permit. 4) The rules and regulations have been adopted by the Rice Creek Watershed District. City Planner Streff recommended approval of Planning Case 15-007 to amend the Zoning Code Ordinance, Subdivision Ordinance, and Erosion and Sediment Control Ordinance as presented in Ordinance Number 2015-002, 2015-003, and 2015-004 within the April 8, 2015, Report to the Planning Commission. City Planner Streff reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval as Submitted. 2. Recommend Approval with Changes. 3. Recommend Denial 4. Table Chair Thompson opened the floor to Commissioner comments. Chair Thompson questioned what the Rice Creek Watershed District requirements were for soil and erosion control. Assistant City Engineer Anderson reviewed the stormwater treatment requirements for the Rice Creek Watershed District. Chair Thompson appreciated staff’s efforts in revising the City Code to ensure the City is in compliance with the Rice Creek Watershed District’s requirements. Chair Thompson opened the public hearing at 6:55 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. ARDEN HILLS PLANNING COMMISSION – APRIL 8, 2015 7 There being no additional comment Chair Thompson closed the public hearing at 6:56 p.m. Commissioner Zimmerman moved and Commissioner Hames seconded a motion to recommend approval of Ordinance No. 2015-002 in PC 15-007 for an amendment to Section 13325.05 of the Zoning Code Ordinance. The motion carried unanimously (7-0). Commissioner Zimmerman moved and Commissioner Hames seconded a motion to recommend approval of Ordinance No. 2015-003 in PC 15-007 for an amendment to Section 1140.08 of the Subdivision Ordinance. The motion carried unanimously (7-0). Commissioner Zimmerman moved and Commissioner Hames seconded a motion to recommend approval of Ordinance No. 2015-004 in PC 15-007 for amendments to Section 1510.01 and Section 1520.01 of the Erosion and Sediment Control Ordinance. The motion carried unanimously (7-0). UNFINISHED AND NEW BUSINESS None. COMMENTS AND REPORTS A. Planning Commission Comments and Requests Commissioner Holewa provided an update from the Energy Resilience Advisory Board. He noted that the group recently completed its Energy Integration Resiliency Framework. He reported that this document was reviewed and approved by the JDA at their April 6, 2015, meeting. B. Report from the City Council Councilmember Holmes updated the Planning Commission on City Council activities from the March 16, 2015, City Council Work Session, noting that the City Council discussed a Concept Review submitted by Caribou Coffee Company for the addition of a drive-thru lane and pick-up window at their existing store location at 3673 Lexington Avenue North. If Caribou Coffee decides to move forward with the proposal, a Planned Unit Development Amendment application would be required and a public hearing would be held by the Planning Commission. The City Council approved (5-0) Planning Case 15-003 at their March 30, 2015, Regular Meeting for a Site Plan Review and Variance at 4293 Lexington Avenue North in order to allow for the expansion of the existing parking lot on the property. The Planning Commission reviewed Planning Case 15-003 on March 4, 2015, and unanimously recommended approval (7-0). The City Council also approved (5-0) the Valentine Bluff redevelopment project in Planning Case 15-004 for a Preliminary and Final Plat, Rezoning, and Comprehensive Plan Amendment. The project will include the redevelopment of 1941 and 1901 County Road E2 for seven single- family homes. This case was also reviewed by the Planning Commission on March 4, 2015, and received a recommendation for approval (7-0). ARDEN HILLS PLANNING COMMISSION – APRIL 8, 2015 8 The City Council continued its review of Planning Case 15-002 for a Preliminary Plat, Planned Unit Development Amendment, and Conditional Use Permit Amendment for the Arden Plaza retail center. The City Council approved (5-0) the requests for a Preliminary Plat and a PUD Amendment to account for the subdivisions, increase the Phase III building footprint, and modify the retail center parking lot. A motion was approved to continue consideration of the remaining requests in Planning Case 15-002 relating to the expansion of the Frattallone’s Ace Hardware outdoor seasonal sales area to the City Council meeting on April 13, 2015. C. TCAAP Update City Planner Streff reported that Kimley-Horn has completed the first part of the Fit Test. The results were presented to the City Council at a special work session at 5:30 pm on Monday, March 30, 2015. The second part of the Fit Test is tentatively scheduled to be presented to the City Council at a special work session on Monday, April 13. The Energy Integration Resiliency Framework (EIRF) was presented to the Joint Development Authority at their meeting on Monday, April 6, 2015. Staff provided the Commission with a handout on the EIRF framework. He encouraged the Planning Commission to read a recent article in the Star & Tribune regarding Energy Resiliency on the Rice Creek Commons (TCAAP) site. Commissioner Neururer requested further information on the groundwater treatment taking place on TCAAP. City Planner Streff explained that approximately 2 million gallons of water is pumped daily and filtered through a treatment facility located on AHATS. Chair Thompson encouraged the residents in Arden Hills to refer to the City’s website and the Rice Creek Commons website for additional information on TCAAP. D. Staff Comments None. ADJOURN Commissioner Jones moved, seconded by Commissioner Zimmerman, to adjourn the May 7, 2015, Planning Commission Meeting at 7:18 p.m. The motion carried unanimously (7-0). Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WORK SESSION WEDNESDAY, APRIL 8, 2015 ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Roberta Thompson called to order the work session meeting at 7:18 p.m. ROLL CALL Present were: Chair Roberta Thompson, Commissioners Brent Bartel, Angela Hames, Andrew Holewa, Steven Jones, Phillip Neururer, and Clayton Zimmerman. Absent: None. Also present were: City Planner Ryan Streff; Associate Planner Matthew Bachler; and Councilmember Fran Holmes. APPROVAL OF AGENDA – APRIL 8, 2015 The Agenda was approved as presented. UNFINISHED AND NEW BUSINESS A. Open Meeting Law City Planner Streff explained that the State of Minnesota has an Open Meeting Law, which requires that meetings of public bodies must generally be open to the public. Under the Minnesota Open Meeting Law, all City Council meetings and executive sessions must be open to the public with only a few exceptions. The Open Meeting Law also requires meetings of any committee, subcommittee, board, department, or commission of a public body to be open to the public. For example, the governing bodies of local public pension plans, housing and redevelopment authorities, economic development authorities, and City-created corporations are subject to the Open Meeting Law. City Planner Streff stated that the League of Minnesota Cities has published a handbook for Minnesota cities. Some of the key points to remember in terms of conducting Planning Commission business are: ARDEN HILLS PLANNING COMMISSION WORK SESSION – APRIL 8, 2015 2 • Avoid discussions involving a quorum or more of Planning Commission members either personally or electronically (phone, emails, etc.). This includes serial discussions where one Planning Commissioner talks (or sends an email) to another and so forth. • Avoid non-meeting discussions with applicants for subsidies, transactions, or land use approvals. • Meet only after providing the required public notice of special meetings. Chair Thompson thanked staff for the update and encouraged the members of the Planning Commission to limit side conversations and refer to the Open Meeting Law if approached by an applicant. She recommended that Commissioners contact staff with any questions or concerns regarding this matter. Commissioner Zimmerman noted that it was important that Commissioners not choose to “reply all” to emails from staff, but rather respond only to staff. Commissioner Bartel questioned how staff defined a quorum with regard to the Planning Commission. City Planner Streff indicated this would be four or more Planning Commissioners. Chair Thompson explained that the Planning Commission would be following Roberts Rules of Order for all meetings in order to make sure everyone had a chance to speak. ADJOURN Commissioner Bartel moved, seconded by Commissioner Zimmerman, to adjourn the April 8, 2015, Planning Commission Work Session Meeting at 7:34 p.m. The motion carried unanimously (7-0). MEMORANDUM DATE: May 6, 2015 PC Agenda Item 3.A TO: Planning Commission FROM: Matthew Bachler, Associate Planner SUBJECT: Planning Case #15-008 - Public Hearing Required Applicant: Holiday Stationstore, Inc. Property Location: 1920 West Highway 96 Request: Planned Unit Development Amendment Requested Action Holiday Stationstores, Inc. has requested a Planned Unit Development (PUD) Amendment to install a single tube of LED architectural accent lights along the top edge of the canopy and the roofline of the building at the Holiday service station located at 1920 West Highway 96. The amendment would update the building and canopy elevations for the approved PUD. Flexibility has been requested in this case through the PUD process because the proposed accent lighting does not conform to the City Code regulations on exterior lighting. Background In 2005, the City approved a Master PUD and Conditional Use Permit (CUP) in Planning Case 05-013 for the development of a Holiday service station and convenience store at 1920 West Highway 96. A CUP was required for the proposed use of the property as a service station with convenience retail and car wash in the G-B - Gateway Business District. The site was developed through the PUD process and allowed the developer flexibility on parking lot setback requirements and use of certain building materials in exchange for additional landscaping on the property and an overall superior building design. 1. Overview of Request Holiday Stationstores, Inc. has proposed to install accent lighting on the canopy and building of the existing service station and convenience store. The accent lighting would be comprised of individual LED lights contained within a 0.75 inch diameter translucent blue tube designed to City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-008 - Holiday Station - PUD Amendment\Memos_15-008 Page 1 of 8 diffuse and dim the lighting. The light fixtures would be placed along the entire length of the building roofline and along the top edge of the canopy. Photographs of the existing conditions on the site and where the accent lights would be installed are included in Attachment C. The applicant has provided details on the specific product that would be used and photographs of the lighting installed at a Holiday services station in Bloomington, Minnesota (Attachments D & E). An amendment to the PUD is required in this case to update the building and canopy elevations for the approved PUD. Flexibility has been requested through the PUD process because the proposed accent lighting does not conform to the City Code regulations on exterior lighting. The accent lighting creates glare that would impact cars driving on adjoining public streets and properties within residential districts. The service station canopy would also be illuminated beyond what is permitted by the Sign Code. The applicant has provided a narrative on how the visual impacts of the proposed accent lights would be minimized through the design of the product (Attachment A). The narrative also notes that the proposed accent lights are made by a different manufacturer than the LED lighting which is now installed on the monument sign located on the property. 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. 3. Surrounding Area Direction Future Land Use Plan Zoning Existing Land Use North Medium Density Residential R-3: Townhouse & Low Density Multiple Dwelling District Manufactured Home Park South Light Industrial and Office G-B: Gateway Business District Light Industrial East Water (Round Lake), Low Density Residential Water (Round Lake), R-1: Single-Family Residential Water (Round Lake), Single- Family Detached Residential West Right-of-Way (Interstate 35W) Right-of-Way (Interstate 35W) Right-of-Way (Interstate 35W) City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-008 - Holiday Station - PUD Amendment\Memos_15-008 Page 2 of 8 4. Site Data Future Land Use Plan: Light Industrial and Office Existing Land Use: Commercial Zoning: G-B: Gateway Business District Size: 121,096 square feet (2.78 acres) Proposed Density: N/A Topography: Relatively level Plan Review 1. Chapter 12, Sign Code Review A. General Sign Regulations – Section 1240.02, Subd. 3 – Flexibility Requested The Sign Code states that service area canopies are permitted 25 square feet of illuminated signage on each edge of the canopy facing a public street. However, no other part of the face of the canopy is allowed to be illuminated. The Holiday service station currently has three illuminated signs each measuring 7.7 square feet on the north, east, and south canopy faces. The proposed LED accent lights would illuminate the canopy face beyond the illumination associated with the existing signage. 2. Chapter 13, Zoning Code Review Section 1320 – District Provisions A. Special Requirements for the G-B District – Section 1320.13 – Meets Requirements The use of accent lighting on buildings and sites in the Gateway Business District may be permitted after review by the City. The Zoning Code requires that for exterior lighting the source of illumination be hooded, concealed, or controlled in a manner so as not to be visible from adjoining lots, streets, highways, or residential areas east and south of Round Lake. The proposed LED accent lights would be fully surrounded by plastic tubing that would conceal the source of illumination. The applicant has noted in their application that the visual effect of the illumination produced by the LED accent lights would be similar to the face of an illuminated sign that conceals the source of light behind the sign’s face. Section 1325 – General Regulations A. Exterior Lighting – Section 1325.05, Subd. 3 City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-008 - Holiday Station - PUD Amendment\Memos_15-008 Page 3 of 8 Direction – Flexibility Requested Lighting is required to be arranged so as to direct light away from adjoining lots and public streets. Direct or sky-reflect glare shall not be directed at adjoining lots or public streets. Glare is commonly defined as excessive or uncontrolled brightness that results in visual discomfort or reduced visibility. What qualifies as glare is subjective as sensitivity to light varies from individual to individual. The tube containing the LED light fixtures would help diffuse the light and reduce the overall intensity of the illumination. However, the accent lights would still create some degree of glare for cars travelling on Round Lake Road and West Highway 96, as well as potentially for residents in the Arden Manor Manufactured Home Park and residents on the east side of Round Lake. Concealment or Hooding of Source – Meets Requirements The source of illuminate is required to be hooded, concealed, or controlled in a manner so as to direct lighting pattern only on the site to which the lighting is intended. The proposed LED accent lights would be surrounded by plastic tubing that would control the source of illumination so that cast light from the LED lights would only fall on the surface of the site. Intensity – Meets Requirements Any light or combination of light cannot cast light that exceeds a meter reading of 1.0 foot candle on the travel lanes of adjoining public streets. A foot candle is a measurement used to determine how much light is falling onto a surface a certain distance away from the light source. A Photometric Plan was completed for the original development of the property in 2005. This plan is included in Attachment F. The plan indicates that the approved lighting for the site would not result in a foot candle reading of more than 1.0 on any adjoining public street. The proposed LED accent lights create very minimal cast light which is difficult to measure through a photometric analysis. The addition of the accent lights would not result in an increase in the foot candle readings on adjoining streets. Exterior Lighting of Building Façade – Meets Requirements For non-residential properties visible from residentially zoned property, a maximum of 25 percent of the façade visible from such residential property may be illuminated by direct lighting from spot lights or flood lights. The Holiday service station property is visible from the Arden Manor Manufactured Home Park to the north of West Highway 96 and from the residentially zoned lots along the east side of Round Lake. The proposed accent lights would not result in more than 25 percent of the building façade being illuminated. 3. Administration and Procedures – Conditional Use Permits – Section 1355.04 Subd 3 The Special Requirements for the G-B District in Section 1320.13 of the Zoning Code states that proposals for modifications to a building’s exterior shall be reviewed according to the criteria for evaluating Conditional Use Permits as listed in Section 1355.04, Subd 3. This section of the Zoning Code states that the Planning Commission and City Council shall consider the effect of the proposal upon the health, safety, convenience and general welfare of the owners and City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-008 - Holiday Station - PUD Amendment\Memos_15-008 Page 4 of 8 occupants of the surrounding land, in particular, and the community as a whole, in general, including but not limited to the following factors: 1. Existing and anticipated traffic and parking conditions; 2. Noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics; 3. Drainage; 4. Population density; 5. Visual and land use compatibility with uses and structures on surrounding land; 6. Adjoining land values; 7. Park dedications where applicable; and the 8. Orderly development of the neighborhood and the City within the general purpose and intent of this ordinance and the Comprehensive Development Plan for the City. Discussion Staff has two primary concerns about Holiday’s proposal for accent lighting at their service station. First, the lighting is intentionally designed to have a blue hue in order to further brand the site as a Holiday service station. Holiday has installed similar light fixtures on many of the canopies, buildings, and monument signs at their other locations in the metro region. The effect of the accent lighting would be to turn the length of the canopy and building roofline into architectural advertising for the business. The Planning Commission may wish to consider the precedent that could be set if the City approves this type of lighting fixture, which also has a commercial branding purpose. The second issue identified in the staff evaluation is the glare that would result from the accent lighting. Staff has discussed with the applicant the need to minimize the visual impact of the lighting through improved design. A different manufacturer would be used for the proposed accent lights than the LED lighting which is now installed on the monument sign on the property. However, staff believes that the lighting would still create glare that could have a negative impact for those travelling along Highway 96 and Round Lake Road, as well as for residents in the Arden Manor manufactured home park and residents on the east side of Round Lake. In the Recommendation section below, staff has included two conditions for the Planning Commission’s consideration if a motion to approve is made that would require the accent lighting and the existing LED lights on the monument sign to be dimmed during nighttime hours to reduce their visual impact. The Planned Unit Development process provides additional flexibility that an underlying zoning district would not otherwise allow. It is intended to overcome the limitations of zoning regulations and to achieve a higher quality project than would otherwise be possible. In considering whether to grant a PUD Amendment in this case, the Planning Commission should consider if the proposal forwards the goals of the City’s Comprehensive Plan and is in the best interest of the community. City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-008 - Holiday Station - PUD Amendment\Memos_15-008 Page 5 of 8 Findings of Fact The Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following eighteen (18) findings of fact for consideration: 1. The applicant has requested approval of a PUD Amendment for the property at 1920 West Highway 96. 2. A Master PUD was approved for 1920 West Highway 96 in Planning Case #05-013. 3. The applicant has requested an amendment to the PUD to install a single tube of LED illuminated architectural accents at the roofline of the canopy and building on the property. 4. The amendment would update the building and canopy elevations for the approved PUD. 5. Section 1240.02, Subd. 3 of the Sign Code does not permit service station canopies to be illuminated other than by lighting associated with approved signage. 6. The proposed accent lights would illuminate the canopy face beyond the illumination associated with the existing signs. 7. Section 1325.05, Subd. 3 of the Zoning Code states that direct glare shall not be directed at adjoining lots or public streets. 8. The accent lights would create glare that would have a negative impact for those travelling along Highway 96 and Round Lake Road, as well as for residents in the Arden Manor manufactured home park and residents on the east side of Round Lake 9. The proposed accents lights would be in conformance with the other requirements regarding exterior lighting within Section 1320.13 and Section 1325.05, Subd. 3 of the Zoning Code. 10. The proposal will not impact existing and anticipated traffic and parking conditions. 11. The proposal will not affect noise, odors, vibration, smoke, dust, air pollution, heat, liquid and solid waste on the property. 12. The proposed lighting would create glare visible from adjoining public streets and residential areas to the east and north of the property. 13. The proposal will not affect drainage on the property. 14. The proposal will not affect the population density on the property. 15. The proposal is unlikely to significantly affect land values on the subject property or on neighboring properties. 16. The park dedication requirement does not apply in this case. 17. Where the proposal is not in conformance with the Zoning Code and Sign Code the applicant has requested flexibility through the PUD process. 18. Based on the submitted plans and evaluation included in the staff report to the Planning Commission, the flexibility being requested through the PUD process would not be in the overall best interest of the community. City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-008 - Holiday Station - PUD Amendment\Memos_15-008 Page 6 of 8 Staff Recommendation Based on the submitted plans and findings of fact, staff recommends denial of Planning Case 15- 008 for a Planned Unit Development (PUD) Amendment for the addition of architectural accent lighting along the top of the canopy and the roofline of the building at the Holiday service station at 1920 West Highway 96. If the Planning Commission makes a motion to approve Planning Case 15-008, the findings of fact would need to be amended to reflect the reasoning for their decision. Staff is recommending that the Planning Commission consider including the following four (4) conditions if a motion to approve is made: 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. A PUD Amendment Agreement shall be drafted by the City Attorney and shall be executed prior to the issuance of an Electrical Permit for the installation of the LED accent lights. 3. An automatic dimmer module shall be installed to reduce the nighttime light output of the LED accent lights on the canopy and building to sixty percent (60%) of the daytime level. 4. An automatic dimmer module shall be installed on the existing monument sign on the property to reduce the nighttime light output of the LED lights on the sign to sixty percent (60%) of the daytime level. Options 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 15-008 for a PUD Amendment at 1920 West Highway 96, as amended by the four (4) conditions in the May 6, 2015, Report to the Planning Commission, based on the submitted plans and the following findings of fact: findings to approve should specifically reference the reasons for approval. 2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 15- 008 for a PUD Amendment at 1920 West Highway 96 based on the submitted plans and the following findings of fact: findings to approve should specifically reference the reasons for approval. 3. Recommend Denial: Motion to recommend denial of Planning Case 15-008 for a PUD Amendment at 1920 West Highway 96, based on the submitted plans and the findings of fact in the May 6, 2015, Report to the Planning Commission. City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-008 - Holiday Station - PUD Amendment\Memos_15-008 Page 7 of 8 4. Table: Motion to table Planning Case 15-008 for a PUD Amendment at 1920 West Highway 96 in order to gather the following information: a specific reason and/or information request should be included with a motion to table. Notice Notice was published in the Arden Hills/Shoreview Bulletin and notice was prepared by the City and mailed to property owners within five hundred (500) feet of the subject property. Resident Comments Staff has not received any letters, e-mails, or telephone calls from property owners or residents in regards to this planning case. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on March 26, 2015. Pursuant to Minnesota State Statute, the City must act on this request by May 25, 2015 (60 days), unless the City provides the petitioner with written reasons for an additional 60 day review period. The City may, with the consent of the applicant, extend the review period beyond the initial 120 days. Attachments A. Land Use Application and Project Narrative B. Site and Aerial Map C. Existing Conditions and Proposed Location of Accent Lights D. Tetra Contour Accent Lighting - Product Information E. Tetra Contour Accent Lighting – Bloomington, Minnesota Example F. Approved Photometric Plan (Planning Case #05-013) City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-008 - Holiday Station - PUD Amendment\Memos_15-008 Page 8 of 8 Attachment to the Application of Holiday Stationstores to amend the building and canopy exterior elevations of the PUD to allow installation of 0.75 inch diameter LED illuminated architectural accents on the canopy and building at 1920 Hwy. 96. Holiday proposes to install 0.75 inch diameter blue LED illuminated architectural accents at the roofline of the canopy and building at this site. See Exhibit One. The architectural accents will be GE Tetra Contour LED lights within a guide/tube. See Exhibit Two “GE Tetra Contour LED Architectural Series”. Exhibit Three “Architectural Accents at Bloomington Stationstore” illustrate how they appear when installed. This is a different lighting product by a different manufacturer than the LED lighting that has been installed on the freestanding sign at this site. Shielding the LED light source by surrounding it with a translucent guide/tube both diffuses and dims the lighting greatly reducing the potential for glare. See the top of page two of Exhibit Two for detail on the installation. The reduction of luminous intensity at the source (candelas) achieved by shielding the light source is illustrated in the display “Light Output” on that same page. The guides/tubes that will be installed conceal and control the source of the light similar to the way the face of an illuminated sign conceals and controls the source of the light behind an illuminated sign’s face. The accents are part of the evolving and continuous application of new technologies to update and reinforce the Holiday brand and the image of its sites. For example at this site the accents would replace the painted stripes on the canopy. Visual and land use compatibility with uses and structures on surrounding land The sole impact of approval of the amendment will be visual. The architectural accents will add a marginal increment to the existing illumination on the site and not change its visual image in a significant way. No noise, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics will be generated. Existing and anticipated traffic and parking conditions will not be affected. The Holiday site is completely surrounded and any visual impact buffered and mitigated by the roadways: I35W and the off ramp to Hwy. 96 to the west, Hwy. 96 to the north, and Round Lake Rd wrapping around the site on the east and south. The nearest residences are in the Arden Manor Park across Hwy. 96. Walls installed along Hwy. 96 visually shield all residences except those few directly at the entrance of the Park from any view of the Holiday site. The next nearest residences are east across Round Lake, facing Hwy. 10. Round Lake, across Round Lake Road from the Holiday site, is not presently available for public recreation and public use of its shoreline is discouraged. South along Round Lake Road are the office and warehouse industrial uses of the Gateway Industrial Park. 1 Attachment to the Application of Holiday Stationstores to amend the building and canopy exterior elevations of the PUD to allow installation of 0.75 inch diameter LED illuminated architectural accents on the canopy and building at 1920 Hwy. 96. Orderly development of the neighborhood and the city within the general purpose and intent of this Zoning Code and the Comprehensive Plan for the City. Holiday has been part of the community at this site since 2005. The slight, incremental, visual effect of the addition of the proposed architectural accents at this site are buffered and mitigated by the dimming and diffusion of the LED lighting with the installation proposed and the character of the surroundings with no sensitive receptors, assuring continued compatibility of the Holiday Stationstore with its neighbors. Approval of this application for an amendment within a PUD will create no city wide permission nor establish a precedent for the use of these accents elsewhere in the City without amendment or other specific approval or permission. 3/24/15 2 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 600.0 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet600.00300.00 1920 West Highway 96 3,6001: 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 200.0 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet200.00100.00 1920 West Highway 96 1,2001: Exhibit One A – Proposed LED Illuminated Architectural Accents Holiday Stationstore 1920 Highway 96 127((OHYDWLRQGUDZLQJVDUHIRUFXVWRPHUDSSURYDORQO\GUDZLQJVDUHQRWWREHXVHGDVDQ\LQVWDOODWLRQJXLGHDOOGLPHQVLRQVPXVWEHYHULILHGEHIRUHLQVWDOODWLRQ &9*45*/( 130104&% $"/01:#-%( -0(0%&5"*- 4$"-&ww hh )LOH1DPH 3UHSDUHG%\'DWH (QJ &XVWRPHU /RFDWLRQ )0-*%":45"5*0/4503&4 .3 3"3%&/)*-4 ./4503&4*(/1"$,"(& 1RWH&RORURXWSXWPD\QRWEHH[DFWZKHQYLHZLQJRUSULQWLQJWKLVGUDZLQJ$OOFRORUVXVHGDUH306RUWKHFORVHVW&0<. HTXLYDOHQW,I WKHVHFRORUVDUHLQFRUUHFWSOHDVHSURYLGHWKHFRUUHFW306PDWFKDQGDUHYLVLRQWRWKLVGUDZLQJZLOOEHPDGHVW6WUHHW6RXWKZHVW 32%R[ :DWHUWRZQ6' ZZZSHUVRQDVLJQVFRP %*453*#65&%#:4*(/61$0.1"/: "3%&/)*--4 ./ Proposed LED Illuminated Architectural Accent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ww hh Proposed LED Illuminated Architectural Accent Exhibit One B – Proposed LED Illuminated Architectural Accents Holiday Stationstore 1920 Highway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roposed LED Illuminated Architectural Accent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ww hh Proposed LED Illuminated Architectural Accent Exhibit One C – Proposed LED Illuminated Architectural Accents Holiday Stationstore 1920 Highway 96 127((OHYDWLRQGUDZLQJVDUHIRUFXVWRPHUDSSURYDORQO\GUDZLQJVDUHQRWWREHXVHGDVDQ\LQVWDOODWLRQJXLGHDOOGLPHQVLRQVPXVWEHYHULILHGEHIRUHLQVWDOODWLRQ #6*-%*/(4*(/%&5"*- 4$"-&ww &/5&34*(/%&5"*- 4$"-&ww h h &9*45*/( 130104&% w w )LOH1DPH 3UHSDUHG%\'DWH (QJ &XVWRPHU /RFDWLRQ )0-*%":45"5*0/4503&4 .3$. 3"3%&/)*-4 ./4503&4*(/1"$,"(& 1RWH&RORURXWSXWPD\QRWEHH[DFWZKHQYLHZLQJRUSULQWLQJWKLVGUDZLQJ$OOFRORUVXVHGDUH306RUWKHFORVHVW&0<. HTXLYDOHQW,IWKHVHFRORUVDUHLQFRUUHFWSOHDVHSURYLGHWKHFRUUHFW306PDWFKDQGDUHYLVLRQWRWKLVGUDZLQJZLOOEHPDGHVW6WUHHW6RXWKZHVW 32%R[ :DWHUWRZQ6' ZZZSHUVRQDVLJQVFRP %*453*#65&%#:4*(/61$0.1"/: "3%&/)*--4 ./ #6*-%*/(4*(/%&5"*- 4$"-&ww hh h Proposed LED Illuminated Architectural Accent 127((OHYDWLRQGUDZLQJVDUHIRUFXVWRPHUDSSURYDORQO\GUDZLQJVDUHQRWWREHXVHGDVDQ\LQVWDOODWLRQJXLGHDOOGLPHQVLRQVPXVWEHYHULILHGEHIRUHLQVWDOODWLRQ &9*45*/( 130104&% &/5&34*(/%&5"*- 4$"-&ww w w )LOH1DPH 3UHSDUHG%\'DWH (QJ &XVWRPHU /RFDWLRQ )0-*%":45"5*0/4503&4 .3$. 3"3%&/)*-4 ./4503&4*(/1"$,"(& 1RWH&RORURXWSXWPD\QRWEHH[DFWZKHQYLHZLQJRUSULQWLQJWKLVGUDZLQJ$OOFRORUVXVHGDUH306RUWKHFORVHVW&0<. HTXLYDOHQW,I WKHVHFRORUVDUHLQFRUUHFWSOHDVHSURYLGHWKHFRUUHFW306PDWFKDQGDUHYLVLRQWRWKLVGUDZLQJZLOOEHPDGHVW6WUHHW6RXWKZHVW 32%R[ :DWHUWRZQ6' ZZZSHUVRQDVLJQVFRP %*453*#65&%#:4*(/61$0.1"/: "3%&/)*--4 ./ #6*-%*/(4*(/%&5"*- 4$"-&ww h h Proposed LED Illuminated Architectural Accent GE Lighting Solutions Tetra Contour is comprised of a ﬂexible LED light engine and a rigid, optically diffused light guide that can be heat formed to ﬁt a variety of architectural needs. With a variety of colors to choose from, designers can mix-n-match components to create bold designs and attractive accent lighting without the typical worries of working with fragile neon glass. Applications Tetra Contour is ideal for border lighting, interior art, cove and accent lighting. Features & Beneﬁts • Up to 40% more energy efﬁcient than neon • Low-voltage 24VDC system • Dimmable with GE 0-10V Dimming Driver or GE Dimming Module and compatible dimming controller • Contains no lead, mercury or glass. RoHS compliant • Long rated life of 50,000 hours • Multiple ANSI bin color temperatures: red, green, blue, white & warm white • Light guide colors: red, green, blue, white & clear Tetra® Contour LED ARCHITECTURAL SERIES ARCH016-R071911 OLP-2873 Viewing Lumens Viewing Angle Lumens ft/m Product Description Wavelength/ Angle (light engine ft/m (light engine Watts ft/m Watts ft/m Code Code Color Color Temp (light engine) w/ light guide) (light engine) w/ light guide) (light engine strip) (system) 75481 GERDXNLE1-A Red 625nm 110 330 59/194 47/154 3.24/10.63 3.81/12.50 75484 GEGLXNLE1-A Green 532nm 110 330 101/331 55/180 2.88/9.45 3.39/11.12 75485 GEBLXNLE1-A Blue 467nm 110 330 23/75 19/162 2.88/9.45 3.39/11.12 75487 GEWWXNLE1-27K-A White 2700K 110 330 107/351 70/230 2.88/9.45 3.39/11.12 75488 GEWWXNLE1-30K-A White 3000K 110 330 117/384 76/249 2.88/9.45 3.39/11.12 75489 GEWWXNLE1-35K-A White 3500K 110 330 125/410 81/266 2.88/9.45 3.39/11.12 75490 GEWWXNLE1-40K-A White 4000K 110 330 131/430 85/279 2.88/9.45 3.39/11.12 75493 GEWHXNLE1-50K-A White 5000K 110 330 156/512 101/331 2.88/9.45 3.39/11.12 75486 GEWHXNLE1-65K-A White 6500K 110 330 144/472 94/308 2.88/9.45 3.39/11.12 Lumen values are typical. Allow +/- 15% for binning tolerance. Performance Data Technical Speciﬁcations Speciﬁcation Item Speciﬁcation Module Dimensions 0.44 in. x 0.44 in. x 16.25 in. (10 mm x 10 mm x 413 mm) Length of Light Engine 8 ft. (2.44 m) Light Engine Packaging Quantity Red only - 12/PK, All other colors - 6/PK GE LED Drivers 74917 (GE020/G/V24T1-B), 74915 (GE080/G/V24T1-A), 74916 (GE100/MV/V24T1-A), 62189 (GE180/MV/V24T1-C) & 79045 (GE080/MV/D24T1-A) , 0-10V dimming Operating Voltage 24 VDC Minimum Loading 74917, 74915, 74916, 62189 & 79045: 8 in. (0.20 m) Maximum Loading 74917: 6 ft. (1.83 m) 74915 & 79045: 24 ft. (7.32 m) 74916: 30 ft. (9.14 m) 62189: 27 ft. (8.23 m) per Bank/54 ft. (16.46 m) per Driver Remote Mounting Standard length of 1-30 ft. (0.3-9.14m) with 18AWG (0.82mm2) supply wire; for greater lengths refer to the installation instructions. Ambient Temperature -40°C to +55°C Limited Warranty 5 years IP Rating Light Engine IP54: Dry or damp location rated; Light Engine and Light Guide IP66: Dry, damp or wet location rated System Certiﬁcations 96.0 0.71 0.98 1.10 light engineTetra Contour light engine with light engine clip light engine, light guide & mounting clip 0.44 0.44 1.100.43 0.98 0.63 0.51 Typical Dimensions shown are in inches 0°20°10° 30° 40° 50° 60° 70° 80° 90° 100° 110° 120° 130° 140° 150°160°170°180°-170°-160°-150° -140° -130° -120° -110° -100° -90° -80° -70° -60° -50° -40° -30°-20°-10° Accessories IES ﬁles can be downloaded at www.gelightingsolutions.com Light Output Candela (Cd) measurements taken at 6500K 0°20°10° 30° 40° 50° 60° 70° 80° 90° 100° 110° 120° 130° 140° 150°160°170°180°-170°-160°-150° -140° -130° -120° -110° -100° -90° -80° -70° -60° -50° -40° -30°-20°-10° 13 10 7 3 47 35 23 12 Light Engine Light Engine w/Light Guide Product Description Product Code Code Description Quantity 75514 9409 18 AWG Supply Wire 500 ft. (0.82 mm2) (152.4 m)/PK 75494 GEXNWB2 Weather Box (Outdoor Use Only) 20/PK 75498 GEXNMCAC Light Engine Mounting Clip 20/PK 75520 GEXNMC15 Light Guide Mounting Clip 50/PK 75537 GEXNBA 16 in. Silicone Bend-Aid (Reuseable) 12/PK 75612 GEDM1-A Tetra Dimming Module (0-10V) 1/EA For a complete list of accessories including Light Guides, refer to the Tetra Contour Component Guide Photograph courtesy of Blake Marvin-HKS, Inc. GE Lighting Solutions • 1-888-MY-GE-LED • www.gelightingsolutions.com 1 - 8 8 8 - 6 9 - 4 3 - 5 3 3 GE Lighting Solutions is a subsidiary of the General Electric Company. Tetra is a trademark of GE Lighting Solutions. The GE brand and logo are trademarks of the General Electric Company. © 2011 GE Lighting Solutions. Information provided is subject to change without notice. All values are design or typical values when measured under laboratory conditions. Exhibit Three A – Architectural Accents Bloomington Stationstore Holiday Stationstores 1920 Hwy 96 Exhibit Three B – Architectural Accents Bloomington Stationstore Holiday Stationstores 1920 Hwy 96 City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-009 - CUP Amendment - Bethel University - Soccer Building\Memos_Reports_15-009 Page 1 of 9 MEMORANDUM DATE: May 6, 2015 PC Agenda Item 3.B TO: Planning Commission FROM: Ryan Streff, City Planner SUBJECT: Planning Case # 15-009 – Public Hearing Required Applicant: Bethel University Property Address: 3900 Bethel Drive Request: Conditional Use Permit Amendment Requested Action The applicant has requested a Conditional Use Permit (CUP) Amendment to construct a soccer facility building on the Ona Orth Athletic Field complex located at 3900 Bethel Drive just west of the main campus. Background Bethel University operates under a Conditional Use Permit (CUP) for its Campus Master Plan. As the College comes forward with plans or anticipated projects, they are reviewed against the Campus Master Plan for consistency. While building plans or projects that are consistent with the Campus Master Plan require a site plan review, those not included in the original plan must be approved through a CUP Amendment. In this case, a CUP Amendment is required because the soccer facility building is not on the current Campus Master Plan. If approved the Campus Master Plan would be updated to include the proposed structure on the Ona Orth Athletic Field Complex. 1. Overview of Request: Bethel University is proposing a Conditional Use Permit (CUP) Amendment in order to construct a soccer facility building with the footprint of 1,200 square feet. The soccer facility building would be located on the Ona Orth Athletic Field Complex, which is located on the west side of Snelling Avenue across from the main campus. The structure would be City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-009 - CUP Amendment - Bethel University - Soccer Building\Memos_Reports_15-009 Page 2 of 9 positioned along the eastern sideline of the soccer field near midfield and adjacent to Snelling Avenue. In addition to the existing soccer field, the complex also includes six (6) tennis courts and one (1) softball field. The structure would be approximately twenty-three (23) feet in height and comparable in design to the other structures on the athletic field complex. The exterior finish of the structure would largely consist of horizontal plank siding with brick accents on each corner to match the existing structures on the site. Other exterior materials would include rocked faced block and asphalt shingles. The applicant has submitted an application and project narrative (Attachment A), exterior renderings and building plans (Attachment B), and a site plan, grading plan, and landscaping plan (Attachment C). 2. Surrounding Area: Direction Future Land Use Plan Zoning Existing Land Use North Right-of-Way / Low Density Residential Right-of-Way / R-1 Single Family Residential Right-of-Way / Single Family Residential South Railroad / Low Density Residential Railroad / R-1 Single Family Residential Railroad / Single Family Residential East Right-of-Way / Industrial / Mixed Business Right-of-Way / I-Flex Right-of-Way / Office / Industrial West Low Density Residential / Medium Density Residential R-1: Single Family Residential Single Family Residential 3. Site Data: Future Land Use Plan: Public and Institutional Existing Land Use: Public and Institutional Zoning: B-1: Limited Business District (Main Campus) R-1: Single Family Residential (Athletic Complex) Size: 191.32 Acres (Including athletic complex, the main campus, and part of Lake Valentine) Topography: The elevation generally decreases toward the northwest. Plan Evaluation 1. Zoning Regulations A. Proposed Use – Meets Requirements The proposed soccer facility building is an auxiliary use to the Bethel University campus, and is permitted under Section 1320.075 Special Requirements of the Single Family Residential (R1) District. City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-009 - CUP Amendment - Bethel University - Soccer Building\Memos_Reports_15-009 Page 3 of 9 B. Lot Coverage – Meets Requirements The proposed soccer facility building would remove 1,200 square feet of landscaped area. The total landscape area would decrease to 78.49 percent from the current 78.50 percent. Total lot coverage (non-landscaped area) would subsequently increase to 21.52 percent from 21.50 percent. The Campus Master Plan limits the total lot coverage of impervious surfaces to 25 percent and requires a minimum landscaping coverage of 75 percent. As proposed the new structure would not exceed the lot coverage regulations for this use. C. Setbacks – Meets Requirements The minimum building setbacks in the R-1 Single Family District are forty (40) feet in the front yard, thirty (30) feet in the rear yard, and ten (10) feet minimum in a side yard, with both sides required to total twenty-five (25) feet. All setback requirements stated in the Zoning Code have been met by the proposed soccer facility building. Section 1325 – General Regulations A. Height and Size – Meets Requirements The Ona Orth Athletic Field complex is located in the R-1 Single Family District where the maximum building height for a structure is thirty-five (35) feet. The proposed soccer Type/Total Existing Conditions Today Proposed Conditions Square Feet % Square Feet % Building 436,600 5.41% 437,800 5.43% Concrete/Bituminous 1,225,492 15.19% 1,225,492 15.19% Permeable Paver Area 72,643 0.90% 72,643 0.90% Total Coverage (Non- Landscaped Area) 1,734,735 21.50% 1,735,935 21.52% Creek/Pond Area 172,613 2.14% 172,613 2.14% Landscape Coverage 6,162,115 76.36% 6,160,915 76.35% Total Landscape Area 6,334,728 78.50% 6,333,528 78.49% Total Land Area 8,069,463 75.61% 8,069,463 75.61% Lake Valentine 2,603,262 24.39% 2,603,262 24.39% Total Overall Lot (w/Lake) 10,672,725 100% 10,672,725 100% City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-009 - CUP Amendment - Bethel University - Soccer Building\Memos_Reports_15-009 Page 4 of 9 facility building as depicted in the building plans (Attachment B) is twenty-three (23) feet in height. The Zoning Code allows accessory structures associated with non-residential uses to be a maximum size of 2,184 square feet. The structure as proposed has a footprint of 1,200 square feet with dimensions of twenty (20) feet by sixty (60) feet. The structure also include a 400 square foot scoring tower that is twenty (20) feet by twenty (20) feet within the upper level for a total floor area of 1,600 square feet. B. Landscaping and Tree Preservation – Meets Requirements The proposed project is not expected to impact any significant trees on the property. If any significant trees are removed as a result of the project, mitigation may be required as regulated by the Tree Preservation Ordinance. The submitted landscaping plan does indicate nine (9) trees within thirty (30) feet of the proposed structure that would be protected during construction. Since the proposal includes additional building space, the City’s landscaping requirements apply (Zoning Code, 1325.05 Subd. 1 Landscaping). The minimum landscape requirements are determined based on the gross square footage of new building space. In this case, the applicant would be required to provide 5 caliper inches of tree plantings (1,600 square feet / 320 = 5). Each deciduous tree is required to be a minimum of two and one-half (2.5) caliper inches and each coniferous tree is required to be six (6) feet in height. Bethel University has proposed five (5) caliper inches of tree plantings on the Ona Orth Athletic Field complex. C. Lighting – Meets Requirements No additional outside lighting is proposed as part of this project to illuminate the soccer field. However, three (3) recessed can lights would be placed under the soffit/eave area along the west elevation for security purposes. No lighting would be placed on the street side (Snelling Avenue) of the structure. D. Screening and Fencing – Meets Requirements With the exception of the electric meter on the east side of the structure all other mechanical equipment would be enclosed within the building. No additional screening is required as part of this proposal. E. Parking, Loading, and Circulation – Meets Requirements The new soccer facility building is not anticipated to generate an additional parking demand because the structure is only intended to be occupied by teams using the existing field during soccer events. City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-009 - CUP Amendment - Bethel University - Soccer Building\Memos_Reports_15-009 Page 5 of 9 F. Aesthetics – Meets requirement The Zoning Code does not have specific guidelines for building materials in the R-1 District. However, Section 1325.05 Subd. 6 of the Zoning Code states that the Planning Commission and City Council should evaluate the proposed design, scale, massing, materials, height, and other aspects of the proposed structure with respect to structures and properties in the surrounding area. During this evaluation the City should also consider if the appearance of a proposed structure would cause substantial depreciation in the property values in the surrounding area or unreasonably detract from the appearance of the area. The exterior finish of the structure would largely consist of horizontal plank siding with brick accents on each corner to match the existing structures at the athletic field complex. Other exterior materials would include rocked faced block and asphalt shingles. The applicant has provided a rendering of the proposed building elevations (Attachment B). G. Traffic, Access, and Circulation – Meets requirement The proposed soccer facility building is not expected to impact internal circulation at the athletic field complex or traffic conditions in the surrounding area because the use is accessory to the campus as a whole, and only provides facility space for soccer events that would already be held at this location. 2. Conditional Use Permit Criteria Section 1355.04 Subd 3 of the Arden Hills Zoning Code lists the criteria for evaluating a Conditional Use Permit. The Planning Commission and City Council shall consider the effect of the proposed use upon the health, safety, convenience and general welfare of the owners and occupants of the surrounding land, in particular, and the community as a whole, in general, including but not limited to the following factors: 1. Existing and anticipated traffic and parking conditions; 2. Noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics; 3. Drainage; 4. Population density; 5. Visual and land use compatibility with uses and structures on surrounding land; adjoining land values; 6. Park dedications where applicable; and the 7. Orderly development of the neighborhood and the City within the general purpose and intent of this ordinance and the Comprehensive Development Plan for the City. City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-009 - CUP Amendment - Bethel University - Soccer Building\Memos_Reports_15-009 Page 6 of 9 4. Additional Review The City Engineer, Fire Marshall, Building Official, Rice Creek Watershed District, and Ramsey County have reviewed the project and have not expressed any objections to the proposal. A Building Permit and Grading and Erosion Control Permit will be required by the City. The structure will be built to meet all building and fire code requirements. Findings of Fact The Planning Commission must make a finding as to whether or not the proposed amendment meets all applicable requirements of the Zoning Code and if they would adversely affect the surrounding neighborhood or the community as a whole. Staff offers the following twenty (20) findings of fact for this proposal: General Findings: 1. The property at 3900 Bethel Drive (Bethel University) is located in both the B-1 Limited Business District and the R-1 Single Family Residential District. 2. The main campus is located in the B-1 District while the Ona Orth Athletic Field complex is located within the R-1 District. 3. The proposed soccer facility building is an auxiliary use to the Bethel University campus, and is permitted under Section 1320.075 Special Requirements of the Single Family Residential (R1) District. 4. The proposed structure would be used during soccer events for team meetings and to protect players and associated personnel in inclement weather conditions. 5. The building would also house a scorekeeper and photographer area in the upper level to provide an unobstructed view of the playing field. 6. The proposed structure would be twenty-three (23) feet in height. 7. The exterior finishes and architectural style would be compatible with or match the existing structures on the site. 8. The proposed structure would meet all setback requirements. 9. The proposed footprint of the structure is 20’ x 60’ or 1,200 square feet in size. 10. The proposed structure includes a 400 square foot scoring tower in the upper lever. 11. The proposed structure has a total floor area of 1,600 square feet. 12. The proposed soccer facility building meets all other requirements of the Zoning Code. 13. No additional parking areas, drives, or access points would be created as a result of the proposed project at the Ona Orth Athletic Field complex. Conditional Use Permit Evaluation Findings: 14. The proposed project would not have any impact on traffic or parking conditions because the use is accessory to the campus as a whole, and only provides facility space for soccer events that would already be held at this location. 15. The proposed project will not produce any permanent noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics. City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-009 - CUP Amendment - Bethel University - Soccer Building\Memos_Reports_15-009 Page 7 of 9 16. The proposed project will not impact drainage. 17. The proposed project will not impact population density. 18. The proposed project is not expected to have a visual impact on surrounding properties or on land use compatibility with uses and structures on surrounding land or adjoining land values. 19. Park dedications are not applicable. 20. The proposed project does not conflict with the general purpose and intent of the Zoning Code or the Comprehensive Development Plan for the City. Staff Recommendation Based on the submitted plans and findings of fact, staff recommends approval of Planning Case 15-009 for a Conditional Use Permit (CUP) Amendment in order to construct a soccer facility building on the Ona Orth Athletic Field complex located at 3900 Bethel Drive. If the Planning Commission recommends approval of this request, staff recommends that the following seven (7) conditions be included with the approval: 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 applicant shall continue to abide by all previous agreements and Conditional Use Permits, as amended by the conditions of approval of this application. 3. That a Conditional Use Permit Amendment Agreement shall be prepared by the City Attorney and subject to City Council approval. The CUP agreement shall be signed by the applicant and approved by Council prior to the issuance of any building permits. 4. That a building permit shall be obtained for the proposed soccer facility building. 5. That the building permit for the soccer facility shall be issued by June 1, 2016, or an extension shall be requested at least 45 days preceding this deadline. 6. That the applicant shall submit a financial surety in the amount of 125 percent of the estimated costs of landscaping (materials and installation) 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. The purpose of the letter of credit is to ensure that landscaping is completed in the event that the applicant defaults on the Conditional Use Permit Amendment Agreement. The City will hold the letter of credit for two years after the installation of landscaping. The letter of credit should not expire during the two-year period. 7. That a minimum of two (2) trees shall be planted on the Ona Orth Athletic Field complex to meet the Zoning Code requirements. Each deciduous tree is required to be a minimum of two and one-half (2.5) caliper inches and coniferous trees are required to be six (6) feet in height. City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-009 - CUP Amendment - Bethel University - Soccer Building\Memos_Reports_15-009 Page 8 of 9 Proposed Motion Language 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 15-009 for a Conditional Use Permit Amendment in order to construct a soccer facility building on the Ona Orth Athletic Field complex located at 3900 Bethel Drive, based on the findings of fact, submitted plans, and the seven (7) conditions in the May 6, 2015, Report to the Planning Commission. 2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 15- 009 for a Conditional Use Permit Amendment in order to construct a soccer facility building on the Ona Orth Athletic Field complex located at 3900 Bethel Drive, based on the findings of fact and the submitted plans in the May 6, 2015, Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of Planning Case 15-009 for a Conditional Use Permit Amendment in order to construct a soccer facility building on the Ona Orth Athletic Field complex located at 3900 Bethel Drive, based on the following findings of fact….. 4. Table: Motion to table Planning Case 15-009 for a Conditional Use Permit Amendment in order to construct a soccer facility building on the Ona Orth Athletic Field complex located at 3900 Bethel Drive: a specific reason and/or information request should be included with a motion to table. Public Notice Notice of the public hearing was published in the Shoreview-Arden Hills Bulletin on April 22, 2015, and mailed to all properties within 500 feet of the subject property. Public Comments Staff received an email from Thomas House (1483 Arden Oaks Drive) outlining his concerns regarding the Ona Orth Athletic Field complex (Attachment D). Staff has been in contact with Bethel University and they are working with Mr. House to address the noise related issues addressed in the email received by staff. No other letters, e-mails, or telephone calls from property owners or residents in regards to this planning case have been received. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on April 1, 2015. Pursuant to Minnesota State Statue, the City is required to act on this request by May 30, 2015, City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-009 - CUP Amendment - Bethel University - Soccer Building\Memos_Reports_15-009 Page 9 of 9 (60 days), unless the City provides the petitioner with written reasons for an additional 60-day review period. Attachments A) Application and Project Narrative B) Exterior Rendering and Building Plans C) Site Plan, Grading Plan, and Landscaping Plan D) Updated Proposed Campus Master Plan E) Comments F) Aerial Map From:TCH To:Ryan Streff Cc:David Grant Subject:Thoughts on Bethel University Project PC#15-009 Date:Sunday, April 19, 2015 9:42:30 AM Mr. Streff, Thank you for requesting feedback on the proposed installation of a building on the site of the Ona Orth Athletic Field at Bethel. FYI, we live on Arden Oaks Drive, just south of the railroad tracks, and SE of the Ona Orth field. Some of my neighborhood's background is necessary first before my comments. Three years ago (May 4, 2012), I wrote Dr. Barnes, Bethel President, and ultimately spoke with his Executive Assistant to the President, Richard Sherry, about nuisance noise issues coming from the Bethel campus. In particular, excessive noise was frequently coming from the baseball field just to the north of our neighborhood. We also were experiencing some infrequent noise coming from the Ona North field. This noise was not of issue during sanctioned ball games, but instead when athletes, etc. were allowed to blast rap music, etc, whenever they were practicing or whatever! There was no university control, to the extent that this noise was so loud that I could hear it inside my home Dr. Sherry and I met and determined that the loudspeakers should be relocated to point back at the spectator stands and not in the direction of the outfield ( and our neighborhood). This seems to have resolved most of the nuisance noise coming from the men's ball field. However, we now are facing more of the same from the Ona Orth field. Again, there appears to be no control over who controls the type and sound level of music emanating from the field. FYI, the loudspeakers also point in the direction of our neighborhood. I spoke with Mr. Randy Bergin, Dr. Sherry's replacement, last summer over this issue. The correct solution of relocating the speakers at Ona Orth has not been done, and the nuisance continues. My problem with concurring with the proposed project is that first I would ask Bethel to once and for all resolve this ongoing nuisance noise issue our neighborhood is experiencing. As you know ( unless it has changed in the past year ) Arden Hills does not have a nuisance noise ordinance. We find that we not only have our days disturbed by the frequent trains passing by, blowing their horns at all hours of the day and night, but also this unwanted noise from the Ona Orth facility. Will the new building change this for the better or worse? Probably not, but I still propose that as a condition for approval, Bethel agrees to finally resolve this nuisance noise issue here, and any other place on campus which affects our neighborhood. We want to be good neighbors to Bethel, and expect the same from them. Respectfully, Thomas C. House 651-636-9411 954-725-6312 (cell) 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 400.0 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet400.00200.00 Notes Enter Map Description Legend City Halls Schools Hospitals Fire Stations Police Stations Recreational Centers Parcel Points Parcel Boundaries Lakes - Neighboring Counties Airports MEMORANDUM DATE: May 6, 2015 PC Agenda Item 3.C TO: Planning Commission FROM: Matthew Bachler, Associate Planner SUBJECT: Planning Case #15-010 – Public Hearing Required Applicant: LoAnn Crepeau and Thomas Ostby Property Address: 3517 Siems Court Request: Minor Subdivision Requested Action The applicant has requested a Minor Subdivision at 3517 Siems Court to sell a small portion of land to the adjacent property owner at 3535 Siems Court. No new construction or change in use is contemplated as part of the Minor Subdivision request. Background 1. Overview of Request The owners of the property at 3517 Siems Court have applied for a Minor Subdision to sell a 5,540 square foot portion of land to the adjacent property owner at 3535 Siems Court. The new property line would add approximately 40 feet of shoreline to the property at 3535 Siems Court. No new construction or change in use is contemplated as part of the Minor Subdivision request. The land to be transferred includes an existing two-story boathouse with a footprint of 450 square feet. This structure is considered to be a legal nonconforming building because of an encroachment in the required setbacks from the Lake Johanna shoreline and the side property line. With the proposed lot line adjustment, the boathouse would still be within the required setback from the shoreline, but the ten-foot side yard setback for accessory structures would be met. The adjacent property owners at 3535 Siems Court plan to make improvements to the boathouse, but no expansion of the building would be undertaken. City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-010 - Minor Subdivision - 3517 Siems Court\Memos_Reports_15-010 Page 1 of 6 The Minor Subdivision would leave both lots in conformance with the Zoning Code requirements for lot size and lot coverage, and would not create any new or increase existing nonconforming setbacks for the structures on the lots. A survey depicting the new lot line, the location of existing buildings on the properties, and the proposed structure setback distances is included in Attachment C. 2. Surrounding Area: Direction Future Land Use Plan Zoning Existing Land Use North Low Density Residential R-1 Single-Family Residential District Single-Family Detached South Low Density Residential R-1 Single-Family Residential District Single-Family Detached East Low Density Residential R-1 Single-Family Residential District Single-Family Detached West Water (Lake Johanna) Water (Lake Johanna) Water (Lake Johanna) 3. Site Data: Future Land Use Plan: Low Density Residential Existing Land Use: Single-Family Detached Zoning: R-1 Single-Family Residential District Size: 36,982 square feet (0.85 acres) Topography: Sloping down towards Lake Johanna (elevation change of approximately 30 feet) Plan Evaluation 1. Zoning Ordinance Lot Size and Dimensions With the proposed Minor Subdivision, both properties would be in conformance with the R-1 District requirements for lot size and dimensions. 3517 Siems Court would have a total lot area of 31,442 square feet with dimensions of approximately 140 feet in width by 216 feet in depth. 3535 Siems Court would have a total lot area of 66,272 square feet with dimensions of approximately 250 feet in width by 294 feet in depth. Applicable R-1 Lot Requirements 1. Minimum Lot Area (sf.) 14,000 2. Minimum Lot Size (ft., width/depth) 95/130 3. Height (ft.) 35 4. Lot Covered by Structure 25% 5. Minimum Landscape Lot Area 65% 6. Minimum Building Setbacks (ft) Front Yard 40 Rear Yard (Principal) 30 Rear Yard (Accessory) 10 Side Yard Interior - Principal (Minimum/total both yards on lot) 10/25 Side Yard Interior - Accessory 10 Side Yard Corner 40 City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-010 - Minor Subdivision - 3517 Siems Court\Memos_Reports_15-010 Page 2 of 6 Both properties are shoreland lots on Lake Johanna, which is classified as a General Development Lake. Properties on Lake Johanna must have a minimum water frontage of 75 feet. The amount of shoreline frontage for the property at 3517 Siems Court would decrease to 106 feet as a result of the lot line adjustment. Structure Setbacks The principal structure at 3517 Siems Court is considered to be legal nonconforming due to an encroachment into the required front yard setback of 40 feet. The existing home is situated 20.6 feet from the front property line along Siems Court. The proposed Minor Subdivision would not create any new or increase existing nonconforming setbacks for structures on this property. The principal structure at 3535 Siems Court is in compliance with the setback requirements for the R-1 District. The existing accessory boathouse at 3517 Siems Court would be transferred to 3535 Siems Court as part of the Minor Subdivision. This structure is now considered to be legal nonconforming due to an encroachment into the required 50 foot setback from the ordinary high water level of Lake Johanna and 10 foot setback from the side property line. As a result of the lot line adjustment, this structure would come into conformance with the required 10 foot side yard setback for accessory structures, but the structure would continue to encroach into the required setback from the shoreline. Lot Coverage The maximum structure coverage allowed in the R-1 District is 25 percent. Under the proposed subdivision, the property at 3517 Siems Court would have structure coverage of 1,543 square feet, or 4.9 percent. The structure coverage for 3535 Siems Court would increase to 5,301 square feet, or 8.0 percent. A minimum of 65 percent of each lot is required to be maintained with landscape coverage. With the lot line adjustment, the landscape lot coverage would be 86.2 percent on the property at 3517 Siems Court and 79.0 percent on the property at 3535 Siems Court. Proposed Lot Coverage 3517 Siems Court 3535 Siems Court Square Feet Percentage Square Feet Percentage Lot Area (min. 14,000 sq. ft.) 31,442 - 66,272 - Structure Coverage (max 25%) 1,543 4.9% 5,301 8.0% Landscape Coverage (min 65%) 27,116 86.2% 52,340 79.0% City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-010 - Minor Subdivision - 3517 Siems Court\Memos_Reports_15-010 Page 3 of 6 2. Subdivision Ordinance Section 1150.04 of the City Code lists the requirements for subdividing and/or consolidating previously platted property. Requirements that must be evaluated listed under Section 1150.04 include: 1. Survey: A survey showing the existing and proposed lots. 2. Zoning Compliance: The parcels or tracts resulting from the division or consolidation, as depicted in the survey or registered land survey, shall not have an area, dimensions, or setbacks which are less than the minimum requirements specified for the zoning district in which the parcels or tracts are located in the zoning ordinance. 3. Public Welfare: It is determined that the proposed division or consolidation will not be detrimental to the public welfare or injurious to adjacent tracts in the area in which the subdivision tract is located. 4. Conformity with the rest of the Subdivision Ordinance: The proposed division or consolidation shall conform to all requirements of the subdivision Ordinance unless given an exemption by the Planning Commission and City Council. 5. Fees: All filing fees must be paid. Additional Review City Engineer The Public Works Department has reviewed the proposed Minor Subdivision and has requested that the property owners work with the City to provide a sanitary sewer easement over the existing sewer line that crosses the two properties and a storm sewer easement over the existing utility line at the northwest corner of 3535 Siems Court. City Attorney The City Attorney has reviewed the proposed Minor Subdivision and recommended that the City request 12 foot easements centered on rear and other lot lines for utilities and drainage purposes. Findings of Fact The Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following findings for consideration: 1. LoAnn Crepeau and Thomas Ostby are the owners of the property located at 3517 Siems Court. 2. The applicant has requested a Minor Subdivision to sell a 5,540 square foot portion of land to the adjacent property owner at 3535 Siems Court. City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-010 - Minor Subdivision - 3517 Siems Court\Memos_Reports_15-010 Page 4 of 6 3. The properties at 3517 Siems Court and 3535 Siems Court are located in the R-1 Single- Family Residential Zoning District. 4. Section 1150.04 of the City Code lists the requirements for subdividing and/or consolidating previously platted property. 5. The submitted survey was prepared by a registered land surveyor and meets the City requirements. 6. The proposed lots at 3517 Siems Court and 3535 Siems Court meet the underlying requirements of the R-1 District for lot area and dimensions, structure coverage, and landscape coverage. 7. The proposed Minor Subdivision would not create any new or increase existing nonconforming setbacks for structures on the property at 3517 Siems Court or 3535 Siems Court. 8. The proposed Minor Subdivision is in conformance with Section 1330 – Shoreland Regulations of the Zoning Code. 9. The proposed Minor Subdivision would not be detrimental to the public welfare or injurious to adjacent tracts in the area in which the subdivision tract is located. 10. The proposed Minor Subdivision is in conformance with all requirements of the Subdivision Ordinance 11. All required application fees have been paid. The park dedication requirements under Section 1130.08 of the Subdivision Ordinance do not apply in this case. Recommendation Based on the submitted plans and findings of fact, staff recommends approval of Planning Case 15-010 for a Minor Subdivision at 3517 Siems Court. If the Planning Commission recommends approval of this request, staff is recommending the following four (4) conditions be included with the approval: 1. The applicant shall record the Minor Subdivision with Ramsey County and a copy shall be provided to the City within 180 days of the City’s approval. 2. The property owner at 3517 Siems Court will work with the Public Works Department to provide easements for existing public utility lines on the property as well as the standard 12 foot drainage and utility easement centered along the property perimeters. 3. The property owner at 3535 Siems Court will work with the Public Works Department to provide easements for existing public utility lines on the property as well as the standard 12 foot drainage and utility easement centered along the property perimeters. 4. Monuments or stakes shall be installed to demarcate the new side property line between 3517 Siems Court and 3535 Siems Court. City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-010 - Minor Subdivision - 3517 Siems Court\Memos_Reports_15-010 Page 5 of 6 Options 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 15-010 for a Minor Subdivision at 3517 Siems Court, based on the findings of fact and the submitted plans, as amended by the four (4) conditions in the May 6, 2015, Report to the Planning Commission. 2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 15- 010 for a Minor Subdivision at 3517 Siems Court, based on the findings of fact and the submitted plans in the May 6, 2015, Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of Planning Case 15-010 for a Minor Subdivision at 3517 Siems Court based on the following findings of fact: findings to deny should specifically reference the reasons for denial. 4. Table: Motion to table Planning Case 15-010 for a Minor Subdivision at 3517 Siems Court: a specific reason and/or information request should be included with a motion to table. Notice Notice was published in the Arden Hills/Shoreview Bulletin and notice was prepared by the City and mailed to property owners within five hundred (500) feet of the subject property. Public Comments The City has received one comment from a resident (1580 Oak Avenue) in support of the proposal. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on April 6, 2015. Pursuant to Minnesota State Statute, the City must act on this request by June 5, 2015 (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. Attachments A. Land Use Application B. Aerial and Site Maps C. Certified Land Survey City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-010 - Minor Subdivision - 3517 Siems Court\Memos_Reports_15-010 Page 6 of 6 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 400.0 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet400.00200.00 Notes Enter Map Description Legend3517 Siems Court City Halls Schools Hospitals Fire Stations Police Stations Recreational Centers Parcel Points Parcel Boundaries Airports 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 200.0 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet200.00100.00 Notes Enter Map Description Legend3517 Siems Court City Halls Schools Hospitals Fire Stations Police Stations Recreational Centers Parcel Points Parcel Boundaries Lakes - Neighboring Counties City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-012 - PUD Amendment - Caribou Coffee - Shannon Square\Memos_Reports_15-012 Page 1 of 10 MEMORANDUM DATE: May 6, 2015 PC Agenda Item 3.D TO: Planning Commission FROM: Ryan Streff, City Planner SUBJECT: Planning Case #15-012 – Public Hearing Required Applicant: Caribou Coffee Property Location: 3673 Lexington Avenue North Request: Planned Unit Development (PUD) Amendment Requested Action The applicant has requested a Planned Unit Development (PUD) Amendment in order to construct a drive-thru lane and pick-up window for the existing Caribou Coffee that is located in the Shannon Square retail center. Background Caribou Coffee Company is proposing to construct a drive-thru lane and pick-up window along the eastern side of the Shannon Square retail center building which fronts Lexington Avenue North. The purpose of the drive-thru addition is to improve the overall customer experience, accommodate different types of customers, and stay competitive within the market. The property is located at 3673 Lexington Avenue North within the B-3 Service Business District. The purpose of this district among other things is to serve the community and motorist with a broad range of service and goods; ensure acceptable traffic operations; keep retail services compact, convenient and close to arterial streets; and promote flexibility in land uses and development standards. Restaurants including those with drive-thru windows are permitted as principal uses in the district. However, special regulations for drive-thru windows in the B-3 District exist to ensure proper placement, design, and use. The site is positioned north of the railroad tracks owned by Canadian Pacific, south of Cub Foods, east of the Transwestern property occupied by Taylor Corporation, and west of Lexington Avenue North. Other tenants within the retail center include Subway, H&R Block, Great Clips, and UPS. City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-012 - PUD Amendment - Caribou Coffee - Shannon Square\Memos_Reports_15-012 Page 2 of 10 1. Overview of Request: Caribou Coffee Company is requesting a Planned Unit Development (PUD) Amendment to allow for the expansion of their business to include a customer drive-thru lane and pick-up window. The pick-up window addition would be located on the east side of the Shannon Square retail center requiring only minor modifications to the façade in order to accommodate the 36 square foot addition. The modification would include the removal of a façade section that is approximately eleven (11) feet in length in order to construct the pick-up window addition. The existing side entrance door would be relocated to the southeast corner. As indicated by the applicant, the drive-up window addition would be constructed with masonry units to match the existing structure. The construction of the drive-thru lane would involve the reconfiguration of the parking lot on the eastern side of the building in order to accommodate the drive-thru lane and vehicle stacking area. Sixteen (16) parking spaces would be eliminated from the site to provide stacking for approximately twelve (12) vehicles within the drive-thru lane. The sidewalk that currently exists on the eastern side of the building would be removed in order to facilitate the drive-thru lane and pick-up window. The proposed plans also include the installation of a menu board and speaker for placing orders and a canvas awning placed above the pick-up window to shield customers. As depicted on the site plan a new landscaping island would be installed along with additional landscaping within former parking stalls that are now adjacent to the area required for vehicle stacking requirements. A new sidewalk and stairway connection from Lexington Avenue to the retail center would be constructed to the north of the existing connection to provide for safe pedestrian movements. New curb and gutter would also be constructed within the drive-thru area to ensure proper drainage of the site. The applicant has submitted a project narrative describing the request (Attachment A) and a development plan set (Attachment B) indicating the existing and proposed conditions of the property. 2. Surrounding Area: Direction Future Land Use Plan Zoning Existing Land Use North Com – Commercial MB – Mixed Business B-3 Service Business District B-4 Retail Center District LI – Light Industrial South RR – Right-of-Way CMU – Community Mixed Use RR – Right-of-Way B-2 General Business District RR – Right-of-Way COM – Commercial East City of Shoreview City of Shoreview City of Shoreview West I/O Light Industrial and Office B-3 Service Business District LI – Light Industrial 3. Site Data: Future Land Use Plan: COM – Commercial Existing Land Use: COM - Commercial City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-012 - PUD Amendment - Caribou Coffee - Shannon Square\Memos_Reports_15-012 Page 3 of 10 Zoning: B-3 Service Business District Lot Size: 4.04 Acres (Shannon Square & CUB = 9.07 Acres) Topography: Fairly Flat Plan Evaluation 1. Zoning Regulations A. Special Requirements for Drive-Up Windows in the B-3 District – Meets Requirements The Zoning Code states that drive-up windows in the B-3 Zoning District maintain a distance of 1,320 feet from one another unless the following conditions are met: 1. The operation consists of one or more drive-up windows and is an integral part of a building containing one or more other allowed uses, or the operation is part of an architecturally unified complex containing two or more businesses using drive- up windows 2. Shared access drives and shared parking are utilized by all such businesses using drive-up windows in said building or complex. 3. Only one building or architecturally unified complex containing two or more businesses using drive-up windows will be allowed in addition to one freestanding business using a drive-up window. 4. The architecture and the site, grading, circulation, landscaping, screening and signage plans shall unify the appearance and function of the complex or building. 5. An architecturally unified complex may consist of one or more buildings on one or more parcels if the intent of providing a unified appearance and function is not compromised. 6. The applicant shall submit a circulation plan that demonstrates that the use will not interfere or reduce the safety of non-motorized movements, specifically pedestrian and bicyclists. B. Additional Requirements for Drive-up Windows – Meets Requirements The Zoning Code also identifies additional minimum requirements for drive-up windows, and businesses in the City. Because the building and use is preexisting, many of the additional requirements do not apply to this case. 1. Location. The Zoning Code requires that the drive-up window not create an unreasonable traffic volume. In this case, the traffic volume is not anticipated to significantly increase as a result of the installation of a drive-thru. It is expected that the construction of the drive-thru will off-set the number of customers that will use the drive-thru versus customers going into the store to make a purchase. The site as a whole has ample space, with traffic circulation patterns in place to handle the traffic and parking demand. City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-012 - PUD Amendment - Caribou Coffee - Shannon Square\Memos_Reports_15-012 Page 4 of 10 Furthermore, the Code requires a distance of at least 1,320 feet between drive-up windows. At the present time there are three drive-up windows within 1,320 feet of the subject property: Cub Foods Pharmacy, Walgreens Pharmacy, and Arby’s Restaurant. Criteria for waiving the minimum distance requirement are outlined above. 2. Site Development Standards. A. Electronic Devices. A speaker will be installed as part of the proposal to meet the Zoning Code requirement. The City’s Zoning Code requires a minimum distance of 50 feet from any adjacent lot. B. Snow Storage. The applicant has indicated that snow will be plowed to the perimeter of the parking area at the rear of the building and should not impact the new addition or drive-thru lane. C. Design. The proposed plan for the project indicates that the drive-up window addition would be constructed with masonry units to match the existing structure and that an awning would be constructed over the pick-up window. D. Access and Circulation. The Zoning Code requires at least two access points on the subject premises for drive-up windows. This requirement is met by the current configuration of the site. Vehicular and pedestrian circulation is not anticipated to be negatively impacted by the proposed project. C. Landscaping – Meets Requirements The proposed plan indicates that landscaping on the site will increase by 2,178 square feet due to the construction of the center island and landscaping within former parking stalls along the drive-thru lane. The proposed amendment would involve an addition to the building onto what is currently an impervious surface. There will be no reduction in landscaping coverage with this amendment. D. Lot Coverage – Meets Requirements The B-3 Service Business District requires that no more than 40% of the lot be covered by structures. The proposed building foot print is 104,736 square feet (including the 36 square foot addition), while the two parcels in the development total 395,088 square feet. This results in approximately 26.5% of the lot being covered by structures. Zoning Code Existing Proposed Development Building Coverage 40% Maximum 26.5% 26.5% E. Lighting – Meets Requirements No additional outside lighting is proposed as part of this project. City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-012 - PUD Amendment - Caribou Coffee - Shannon Square\Memos_Reports_15-012 Page 5 of 10 F. Additional Design standards to modifications in the B3 District The City has in place additional design standards for new development, redevelopment, and modifications to existing sites in the B3 District. Because the proposal includes minor modifications to the property’s exterior and parking lot, most of the City’s design standards do not apply. The proposed plan for the project indicates that the drive-up window addition would be constructed with masonry units to match the existing structure and that an awning would be constructed over the pick-up window. For further details on the proposed design and exterior materials see Attachment B. G. Off Street Parking Spaces – Meets Requirements Within the B-3 Service Business District the Zoning Code requires one (1) parking space for every 150 square feet of gross retail floor space. With approximately 70,000 square feet of retail space between Shannon Square Shoppes and Cub Foods, 467 parking spaces would be required. There are currently 510 parking spaces on site and if the proposed amendment is approved the number of stalls would be reduced to 494. The Shannon Square retail center has a shared parking agreement with the Cub Foods to the north, and both properties are owned and managed by Inland Shannon Square, LLC. Parking is not anticipated to be negatively impacted in this case because of the amount of remaining parking stalls within the development. H. Vehicle Stacking – Flexibility Requested The Zoning Code requires fifteen (15) vehicle stacking spaces for Fast Food Restaurants with customer pick-up windows. The plan indicates that twelve (12) vehicle stacking spaces are proposed within the drive-thru lane. It is not expected that the reduction in stacking spaces from fifteen (15) to twelve (12) will have any significant impact on the remaining parking area or vehicle circulation within the site. Zoning Code Proposed Development Vehicle Stacking 15 12 Zoning Code Existing Proposed Development Off Street Parking 467 510 494 City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-012 - PUD Amendment - Caribou Coffee - Shannon Square\Memos_Reports_15-012 Page 6 of 10 I. Setbacks – Meets Requirements The minimum building setbacks in the B-3 Service Business District are fifty (50) feet in the front yard, twenty (20) feet in the rear yard, and twenty (20) feet minimum in a side yard. All setback requirements stated in the Zoning Code have been met by the proposed addition to the Caribou Coffee. Zoning Code Proposed Development Front Yard Setback 50 Feet 72 Feet Rear Yard Setback 20 Feet 20 Feet Side Yard Setback (North) 20 Feet 50 Feet Side Yard Setback (South) 20 Feet 143 Feet J. Wall Signage – Meets Requirements No additional wall signage is being requested as part of this application. The additional signage depicted within the Development Plan Set A1.1 is not being considered at this time. 2. Conditional Use Permit Evaluation Criteria – Section 1355.04 Subd 3 Section 1355.04 Subd. 3 of the Arden Hills Zoning Code lists the criteria for evaluating a Conditional Use Permit Amendment, which can also be used to evaluate PUD Amendments. The Planning Commission and City Council should consider the effect of the proposed use upon the health, safety, convenience and general welfare of the owners and occupants of the surrounding land, in particular, and the community as a whole, in general, including but not limited to the following factors: 1. Existing and anticipated traffic and parking conditions; 2. Noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics; 3. Drainage; 4. Population density; 5. Visual and land use compatibility with uses and structures on surrounding land; adjoining land values; 6. Park dedications where applicable; and the 7. Orderly development of the neighborhood and the City within the general purpose and intent of this ordinance and the Comprehensive Development Plan for the City. City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-012 - PUD Amendment - Caribou Coffee - Shannon Square\Memos_Reports_15-012 Page 7 of 10 4. Additional Review A. Building Official, City Engineer & Fire Marshal The Building Official, City Engineer, and Fire Marshal have reviewed the application and do not have any objections to the proposed project. All final plans will be subject to the Building Official and Fire Marshal’s approval prior to the issuance of any permits. The Fire Marshal indicated that the access width between the existing building and the landscaping island in the drive-thru lane is adequate for emergency response vehicles. He also noted that stacking of vehicles within the drive-thru lane should not create any issues as an alternate access to the service side of the building exists. B. Rice Creek Watershed District The Rice Creek Watershed District (RCWD) has reviewed the plans for the proposed project and has determined that a RCWD Permit is required for this project. Approval from the RCWD is required before any building permits can be issued for this project. C. Ramsey County Public Works Ramsey County was notified and provided with a site of plans for the proposed project. No comments have been received from the County at this time. 5. Discussion At the City Council Work Session on March 16, 2015, the Council reviewed a concept plan for the drive-thru and pick-up window for Caribou Coffee. During this review the Council discussed the width of the drive-thru lane, stacking counts and timing, emergency vehicle access, distance of adjacent drive-thru businesses, and snow removal procedures. The minutes from the March 16th Work Session have been provided in Attachment D. The applicant has since modified the plans for the Caribou Coffee project in order to follow the Council’s direction. The parking island on the new plan has been adjusted to provide a driving lane that is a minimum of fifteen (15) feet in width to give vehicles additional space for maneuvering. Vehicle stacking counts have been increased on the plan to accommodate approximately 12 vehicles. City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-012 - PUD Amendment - Caribou Coffee - Shannon Square\Memos_Reports_15-012 Page 8 of 10 Findings of Fact: The Planning Commission must make a finding as to whether or not the proposed application 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 this proposal: General Findings: 1. The Caribou Coffee use is a conforming use in the B-3 Service Business District. 2. The addition of a drive-thru lane and pick-up window requires an amendment to the PUD. 3. The drive-up window would be located within 1,320 feet of three (3) other drive-up windows. 4. The proposal meets all requirements of the Zoning Code pertaining to drive-up windows, with the exception of the 1,320 foot separation requirement. 5. The Zoning Code specifies criteria for waiving the 1,320 feet separation requirement. 6. The proposal meets all criteria specified in the Zoning Code for waiving the 1,320 foot separation requirement. 7. No additional signage is being requested as part of the PUD Amendment. Conditional Use Permit Evaluation Findings: 8. The proposed project is not expected to negatively impact traffic flow or parking on the site because the modifications to the parking are minimal. It is expected that the removal of the parking spaces will be off-set with the number of customers that will use the drive- thru versus customers going into the store to make a purchase. Furthermore, the site as a whole has ample space, with traffic circulation patterns in place to handle the traffic and parking demand. 9. The proposed project will not produce any permanent noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste. 10. The proposed project will not affect drainage on the property. 11. The proposed project will not affect the population density on the property. 12. The proposed project and use are compatible with the other buildings and uses within the B-3 Zoning District. 13. The proposed project is unlikely to significantly affect land values on the subject property or on neighboring properties. 14. The park dedication requirement does not apply in this application. 15. The proposed project does not conflict with the general purpose and intent of the Zoning Code or the Comprehensive Development Plan for the City. City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-012 - PUD Amendment - Caribou Coffee - Shannon Square\Memos_Reports_15-012 Page 9 of 10 Recommendation Based on the submitted plans and findings of fact, staff recommends approval of Planning Case 15-012 for a Planned Unit Development (PUD) Amendment for a drive-thru lane and pick-up window at 3673 Lexington Avenue North. If the Planning Commission recommends approval of this request, staff recommends that the following seven (7) conditions be included with the approval: 1. That 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. That the applicant shall continue to abide by all previous agreements, as amended by the conditions of approval of this application. 3. That a Planned Unit Development (PUD) Amendment shall be prepared by the City Attorney and subject to City Council approval. The PUD agreement shall be signed by the applicant and approved by Council prior to the issuance of any building permits. 4. That a building permit, grading and erosion control permit, and RCWD permit shall be obtained for the proposed project. 5. That the building permit for the addition shall be issued by June 1, 2016, or an extension shall be requested at least 45 days preceding this deadline. 6. That the applicant shall submit a financial surety in the amount of 125 percent of the estimated costs of landscaping (materials and installation) 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. The purpose of the letter of credit is to ensure that landscaping is completed in the event that the applicant defaults on the Conditional Use Permit Amendment Agreement. The City will hold the letter of credit for two years after the installation of landscaping. The letter of credit should not expire during the two-year period. 7. That no additional wall signage beyond what is permitted in the Zoning Code shall be permitted as part of this application. The additional signage depicted within the Development Plan Set A1.1 is not being considered at this time. Proposed Motion Language 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 15-012 for a Planned Unit Development (PUD) Amendment for a drive-thru lane and pick-up window at 3673 Lexington Avenue North, based on the findings of fact, submitted plans, and the seven (7) conditions in the May 6, 2015, report to the Planning Commission. 2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 15- 012 for a Planned Unit Development (PUD) Amendment for a drive-thru lane and pick-up City of Arden Hills Planning Commission Meeting for May 6, 2015 P:\Planning\Planning Cases\2015\PC 15-012 - PUD Amendment - Caribou Coffee - Shannon Square\Memos_Reports_15-012 Page 10 of 10 window at 3673 Lexington Avenue North, based on the findings of fact and the submitted plans in the May 6, 2015, report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of Planning Case 15-012 for a Planned Unit Development (PUD) Amendment for a drive-thru lane and pick-up window at 3673 Lexington Avenue North, based on the following findings of fact: findings to deny should specifically reference the reasons for denial and why those reasons cannot be mitigated. 4. Table: Motion to table Planning Case 15-012 for a Planned Unit Development (PUD) Amendment for a drive-thru lane and pick-up window at 3673 Lexington Avenue North: a specific reason and/or information request should be included with a motion to table. Public 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 April 22, 2015. Resident Comments Staff has not received any letters, e-mails, or telephone calls from property owners or residents in regard to this planning case. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on April 6, 2015. Pursuant to Minnesota State Statue, the City is required to act on this request by June 4, 2015 (60 days), unless the city provides the petitioner with written reasons for an additional 60 day review period. The City may, with the consent of the applicant, extend the review period beyond the initial 120 days. Attachments A. Application & Project Narrative B. Development Plan Set C. Aerial Site Map D. Minutes from City Council Work Session – March 16, 2015 CARIBOU COFFEE GEORGE'S SHOE & LEATHER REPAIR SUBWAY AVAILABLE GREAT CLIPS UPS STORE H&R BLOCK NAILS 3000 AR D E N HI L L S T A B A C C O BAJA SOL GRILL CLEAN N PRESS DAVANNI'S ALLSTATE GREEN GINGER GARDEN AVAILABLE Pr o p o s e d R e m o d e l i n g F o r : Ca r i b o u C o f f e e Sh a n n o n S q u a r e S h o p p e s 36 7 3 L e x i n g t o n A v e N o r t h , S u i t e A Ar d e n H i l l s , M N ISSUE/REVISIONS PR O J E C T # 1 5 1 9 2 . 0 8 A 04-06-2015 PUD AMENDMENT Ca r i b o u C o f f e e C o m p a n y , I n c . 39 0 0 L a k e b r e e z e A v e . N o r t h Mi n n e a p o l i s , M N 5 5 4 2 9 A1.0 OVERALL SITE PLAN SITE DATA 3717 LEXINGTON (CUB)3673 LEXINGTON TOTAL BUILDING AREA 68,442 SF 29,196 SF 97,638 SF EXISTING PARKING 315 195 510 PROPOSED PARKING 315 179 494 SCALE: 1 A1.0 SHANNON SQUARE SHOPPES SITE AND TENANT PLAN 1" = 30'ON 24x361" = 60'ON 11x17 NORTH INFORMATION FOR THIS PLAN WAS TAKEN FROM A SITE PLAN PREPARED BY SUPERVALUE FOR THEIR CUB FOODS DRIVE-THRU ADDITION, DATED 02-16-12 1 A1.1 A1.0 OVERALL SITE PLAN A1.1 PROPOSED FLOOR PLAN AND EXTERIOR ELEVATIONS 1of1 PARTIAL BOUNDRY AND TOPOGRAPHIC SURVEY C1.1 SITE DEMOLITION PLAN C2.1 SITE PLAN C3.1 GRADING AND DRAINAGE PLAN C8.1 DETAIL SHEET L1.1 LANDSCAPE PLAN SHEET INDEX PROPOSED DIRECTIONAL SIGN PROPOSED DIRECTIONAL SIGN Pr o p o s e d R e m o d e l i n g F o r : Ca r i b o u C o f f e e Sh a n n o n S q u a r e S h o p p e s 36 7 3 L e x i n g t o n A v e N o r t h , S u i t e A Ar d e n H i l l s , M N ISSUE/REVISIONS PR O J E C T # 1 5 1 9 2 . 0 8 A 04-06-2015 PUD AMENDMENT Ca r i b o u C o f f e e C o m p a n y , I n c . 39 0 0 L a k e b r e e z e A v e . N o r t h Mi n n e a p o l i s , M N 5 5 4 2 9 SCALE: 5 A1.1 EXISTING ELEVATION - SOUTH 1/8" = 1'-0"ON 24x36 1/16" = 1'-0"ON 11x17 SCALE: 4 A1.1 EXISTING ELEVATION - EAST 1/8" = 1'-0"ON 24x36 1/16" = 1'-0"ON 11x17 SCALE: 3 A1.1 EXISTING ELEVATION - NORTH 1/8" = 1'-0"ON 24x36 1/16" = 1'-0"ON 11x17 SCALE: 8 A1.1 PROPOSED ELEVATION - SOUTH 1/8" = 1'-0"ON 24x361/16" = 1'-0"ON 11x17 DOWN SPOUT EXIT DOOR SCALE: 7 A1.1 PROPOSED ELEVATION - EAST 1/8" = 1'-0"ON 24x361/16" = 1'-0"ON 11x17 LIGHT FIXTURE ORNAMENTAL METAL FENCE AWNING STROREFRONT TO MATCH EXISTING METAL CAP FLASHING TO MATCH EXISTING MASONRY TO MATCH EXISTING BOLLARD SCALE: 6 A1.1 PROPOSED ELEVATION - NORTH 1/8" = 1'-0"ON 24x361/16" = 1'-0"ON 11x17 6" 8' - 0 " 4' - 8 " 12 ' - 8 " CARIBOU COFFEE SUITE A SCALE: 1 A1.1 PROPOSED DEMOLITION PLAN 1/8" = 1'-0"ON 24x36 1/16" =1'-0"ON 11x17 REMOVE SIDEWALK REMOVE STOREFRONT AND WALL BELOW OPENING FOR EXIT DOOR 4 A1.1 5 A1.1 3 A1.1 CARIBOU COFFEE SUITE A SCALE: 2 A1.1 PROPOSED FLOOR PLAN 1/8" = 1'-0"ON 24x36 1/16" =1'-0"ON 11x17 42" ORNAMENTAL METAL FENCE CONCRETE SIEDWALK, CURB & GUTTER STOREFRONT PIPE BOLLARD MASONRY WALL TO MATCH EXISTING ALUMINUM DRIVE-THRU SLIDING WINDOW AWNING ABOVE PIPE BOLLARD LANDSCAPE AREA LANDSCAPE AREA EXIT DOOR CONCRETE STOOP 3'-4" 10 ' - 8 " 7 A1.1 8 A1.1 6 A1.1 PROPOSED EXTERIOR FROM EAST EXISTING EXTERIOR FROM EAST A1.1 PROPOSED FLOOR PLAN AND EXTERIOR ELEVATIONS AERIAL VIEW OF EXISTING SITE FROM THE NORTHEAST Pr o p o s e d R e m o d e l i n g F o r : Ca r i b o u C o f f e e Sh a n n o n S q u a r e S h o p p e s 36 7 3 L e x i n g t o n A v e N o r t h , S u i t e A Ar d e n H i l l s , M N 04-01-2015 Landscape Architecture Environmental Planning Civil Engineering Land Surveying 7200 Hemlock Lane - Suite 300 Maple Grove, MN 55369 Telephone: (763) 424-5505 www.LoucksAssociates.com Jonathan J. Donovan - PE 44613 License No.Date --/--/-- I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. C1-1 DEMOLITION PLAN N Gopher State One Call WARNING: THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. DEMOLITION SYMBOLS 1. THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID DAMAGE TO ADJACENT SURFACE FEATURES DURING THE CONSTRUCTION PHASE OF THIS PROJECT. THE CONTRACTOR WILL BE HELD RESPONSIBLE FOR ANY DAMAGES OCCURRING DURING THE CONSTRUCTION PHASE OF THIS PROJECT. 2. THE CONTRACTOR WILL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. PLACEMENT OF THESE DEVICES SHALL BE APPROVED BY THE ENGINEER PRIOR TO PLACEMENT. 3. IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, THE CONTRACTOR WILL BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY DURING THE PERFORMANCE OF THE WORK. THIS REQUIREMENT WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. 4. THE DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION REVIEW OF THE CONTRACTORS PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE CONTRACTORS SAFETY MEASURES IN, OR NEAR THE CONSTRUCTION SITE. 5. THE CONTRACTOR SHALL FIELD VERIFY LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO COMMENCEMENT OF CONSTRUCTION ACTIVITY. THE CONTRACTOR SHALL NOTIFY THE ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM THE PLANS. 6. MINNESOTA STATE STATUTE REQUIRES NOTIFICATION PER "GOPHER STATE ONE CALL" PRIOR TO COMMENCING ANY GRADING, EXCAVATION OR UNDERGROUND WORK. SITE DEMOLITION GENERAL NOTES Pr o p o s e d R e m o d e l i n g F o r : Ca r i b o u C o f f e e Sh a n n o n S q u a r e S h o p p e s 36 7 3 L e x i n g t o n A v e N o r t h , S u i t e A Ar d e n H i l l s , M N 04-01-2015 Landscape Architecture Environmental Planning Civil Engineering Land Surveying 7200 Hemlock Lane - Suite 300 Maple Grove, MN 55369 Telephone: (763) 424-5505 www.LoucksAssociates.com Jonathan J. Donovan - PE 44613 License No.Date --/--/-- I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. C2-1 SITE PLAN N Gopher State One Call WARNING: THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. SITE PLAN GENERAL NOTES 1.AREA CALCULATIONS - SEE SHEET C2-2 FOR ADDITIONAL INFORMATION TOTAL SITE AREA:~395,088 SF EXISTING PERVIOUS AREA: 54,564 SF = 13.81% EXISTING IMPERVIOUS AREA: 340,524 SF = 86.19% PROPOSED PERVIOUS AREA: 56,742 SF = 14.36% PROPOSED IMPERVIOUS AREA:338,346 SF = 85.64% *THIS PROJECT IS REDUCING IMPERVIOUS AREA. EXISTING BUILDING AREA:104,700 SF PROPOSED BUILDING ADDITION:36 SF EXISTING BUILDING COVERAGE:26.50% PROPOSED BUILDING COVERAGE:26.50% EXISTING LANDSCAPE ISLANDS:9,439 SF = 2.39% PROPOSED LANDSCAPE: 9,988 SF = 2.52% 2. ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED IN ACCORDANCE WITH THE DETAILS SHOWN PER SHEET C8-1 AND THE REQUIREMENTS OF THE CITY. 3. THE CITY DEPARTMENT OF ENGINEERING AND BUILDING INSPECTIONS DEPT. AND THE CONSTRUCTION ENGINEER SHALL BE NOTIFIED AT LEAST 48 HOURS PRIOR TO ANY WORK WITHIN THE STREET RIGHT OF WAY (SIDEWALK, STREET OR DRIVEWAYS) 4. MINNESOTA STATE STATUTE REQUIRES NOTIFICATION PER "GOPHER STATE ONE CALL" PRIOR TO COMMENCING ANY GRADING, EXCAVATION OR UNDERGROUND WORK. 5. ANY SIGN OR FIXTURES REMOVED WITH IN THE RIGHT OF WAY OR AS PART OF THE SITE WORK SHALL BE REPLACED BY THE CONTRACTOR IN ACCORDANCE WITH THE CITY REQUIREMENTS. 6. CLEAR SITE DEBRIS PRIOR TO GRADING. ALL REMOVED MATERIAL SHALL BE HAULED FROM THE SITE DAILY. ALL CLEARING AND GRUBBING AND REMOVALS SHALL BE PERFORMED PER THE CONTRACT SPECIFICATIONS. EROSION CONTROL MEASURES SHALL BE IMMEDIATELY ESTABLISHED UPON REMOVAL. 7.THE CONTRACTOR SHALL BE REQUIRED TO OBTAIN ALL PERMITS FROM THE CITY AS REQUIRED FOR ALL WORK WITH THE STREET AND PUBLIC RIGHT OF WAY. 8.CONSTRUCTION NOTES: A. PEDESTRIAN RAMPS SHALL BE PROVIDED AT THE LOCATIONS SHOWN AND AS SHOWN PER THE LANDSCAPE SITE PLANS. B. THE CONTRACTOR SHALL SAW-CUT BITUMINOUS AND CONCRETE PAVEMENTS AS REQUIRED PER THE SPECIFICATIONS. REMOVE EXISTING CURB AND GUTTER AND INSTALL B612 CONCRETE CURB AND GUTTER. 9.SEE SHEETS C3-1 AND C4-1 FOR GRADING AND UTILITIES. SEE SHEET C8-1 FOR DETAILS. 50.0' BUILDING SETBACK Pr o p o s e d R e m o d e l i n g F o r : Ca r i b o u C o f f e e Sh a n n o n S q u a r e S h o p p e s 36 7 3 L e x i n g t o n A v e N o r t h , S u i t e A Ar d e n H i l l s , M N 04-01-2015 Landscape Architecture Environmental Planning Civil Engineering Land Surveying 7200 Hemlock Lane - Suite 300 Maple Grove, MN 55369 Telephone: (763) 424-5505 www.LoucksAssociates.com Jonathan J. Donovan - PE 44613 License No.Date --/--/-- I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. C2-2 PERVIOUS/ IMPERVIOUS EXHIBIT AREA CALCULATIONS: PARCEL ID: 273023440013 SITE AREA: 5.03 ACRES ~ 219,106 SF PARCEL ID: 273023440015 SITE AREA:4.04 ACRES ~ 175,982 SF TOTAL SITE AREA:~395,088 SF EXISTING PERVIOUS AREA: 54,564 SF = 13.81% EXISTING IMPERVIOUS AREA: 340,524 SF = 86.19% PROPOSED PERVIOUS AREA: 56,742 SF = 14.36% PROPOSED IMPERVIOUS AREA:338,346 SF = 85.64% *NOTE: THIS PROJECT IS REDUCING IMPERVIOUS AREA. EXISTING BUILDING AREA:104,700 SF PROPOSED BUILDING ADDITION:36 SF EXISTING BUILDING COVERAGE:26.50% PROPOSED BUILDING COVERAGE:26.50% EXISTING LANDSCAPE ISLANDS:9,439 SF = 2.39% PROPOSED LANDSCAPE: 9,988 SF = 2.52% PROPERTY INFORMATION: PARCEL BOUNDARY INFORMATION WAS GATHERED FROM THE RAMSEY COUNTY GIS ONLINE VIEWER CALLED MAPRAMSEY. THE PARCEL BOUNDARY SHP FILE WAS DOWNLOADED FROM THIS SITE AND IS DISPLAYED IN THIS EXHIBIT. THE AERIAL USED DISPLAYED IS FROM PICTOMETRY ONLINE AND WAS TAKEN ON 03/13/15. THE AREA CALCULATIONS WERE DETERMINED USING AUTOCAD CIVIL 3D AND THE RESULTS ARE DISPLAYED BELOW. THE AREA CALCULATION WERE DRAWN FROM THE AERIAL AND THE BOUNDARY. THESE CALCULATIONS ARE AN APPROXIMATION. LEGEND: IMPERVIOUS PERVIOUS PROJECT LOCATIONPARCEL BOUNDARY DRIVE AISLE AND LANDSCAPING NOT INCLUDED IN AREA CALCULATIONS AS IT IS SHOWN OUTSIDE THE PROPERTY BOUNDARY. Pr o p o s e d R e m o d e l i n g F o r : Ca r i b o u C o f f e e Sh a n n o n S q u a r e S h o p p e s 36 7 3 L e x i n g t o n A v e N o r t h , S u i t e A Ar d e n H i l l s , M N 04-01-2015 Landscape Architecture Environmental Planning Civil Engineering Land Surveying 7200 Hemlock Lane - Suite 300 Maple Grove, MN 55369 Telephone: (763) 424-5505 www.LoucksAssociates.com Jonathan J. Donovan - PE 44613 License No.Date --/--/-- I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. C3-1 GRADING DRAINAGE AND EROSION CONTROL PLAN N Gopher State One Call WARNING: THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. GRADING, DRAINAGE & EROSION CONTROL NOTES 1.THE CONTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF BUILDINGS, VESTIBULES, SLOPED PAVING, EXIT PORCHES, RAMPS, TRUCK DOCKS, ENTRY LOCATIONS AND LOCATIONS OF DOWNSPOUTS. 2.ALL DISTURBED UNPAVED AREAS NOT IN PLANTING BEDS ARE TO RECEIVE MINIMUM OF 4 INCHES OF TOP SOIL AND SOD. THESE AREAS SHALL BE WATERED BY THE CONTRACTOR UNTIL THE SOD IS GROWING IN A HEALTHY MANNER. 3.THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES DURING THE CONSTRUCTION PHASE OF THIS PROJECT. THE CONTRACTOR WILL BE HELD RESPONSIBLE FOR ANY DAMAGES TO ADJACENT PROPERTIES OCCURRING DURING THE CONSTRUCTION PHASE OF THIS PROJECT. 4.THE CONTRACTOR WILL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. PLACEMENT OF THESE DEVICES SHALL BE APPROVED BY THE ENGINEER PRIOR TO PLACEMENT. TRAFFIC CONTROL DEVICES SHALL CONFORM TO THE APPROPRIATE MINNESOTA DEPARTMENT OF TRANSPORTATION STANDARDS. 5.IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, THE CONTRACTOR WILL BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY DURING THE PERFORMANCE OF THE WORK. THIS REQUIREMENT WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. 6.THE DUTY OF THE ENGINEER OR THE DEVELOPER TO CONDUCT CONSTRUCTION REVIEW OF THE CONTRACTORS PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE CONTRACTORS SAFETY MEASURES IN, OR NEAR THE CONSTRUCTION SITE. 7.EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE ESTABLISHED AROUND THE ENTIRE SITE PERIMETER AND IN ACCORDANCE WITH NPDES PERMIT REQUIREMENTS, BEST MANAGEMENT PRACTICES, CITY REQUIREMENTS AND THE DETAILS SHOWN ON SHEET C-8 OF THE PROJECT PLANS. 8.ALL ENTRANCES AND CONNECTIONS TO CITY STREETS SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL PERMITS AND NOTIFICATIONS AS REQUIRED BY THE CITY. 9.SEE UTILITY PLAN AND STORM SEWER PROFILES FOR FURTHER DETAIL REGARDING THE STORM SEWER. Pr o p o s e d R e m o d e l i n g F o r : Ca r i b o u C o f f e e Sh a n n o n S q u a r e S h o p p e s 36 7 3 L e x i n g t o n A v e N o r t h , S u i t e A Ar d e n H i l l s , M N 04-01-2015 Landscape Architecture Environmental Planning Civil Engineering Land Surveying 7200 Hemlock Lane - Suite 300 Maple Grove, MN 55369 Telephone: (763) 424-5505 www.LoucksAssociates.com Jonathan J. Donovan - PE 44613 License No.Date --/--/-- I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. C8-1 CIVIL DETAILS 2" BIT. WEAR COURSE, MN/DOT 2360 SPWEA240B TACK COAT, MN/DOT 2357 2" BIT. NON-WEAR COURSE, MN/DOT 2360 SPNWB230B 6" AGG. BASE, CLASS 5 OR 2 MN/DOT 3138 SURFACE COMPACTION FINISHED GRADE DRAWN 1/2014 LOUCKS PLATE NO. 2030STANDARD BITUMINOUS PAVEMENT SECTION NOTE: PROPOSED PAVEMENT SECTION TO MATCH EXISTING PAVEMENT SECTION. DRAWN 1/2014 LOUCKS PLATE NO. 2034CONCRETE SIDEWALK SECTION 4" CONCRETE WALK MN/DOT 2521 4" GRANULAR MATERIAL MN/DOT 3149 DRAWN 12/2013 LOUCKS PLATE NO. 3000 SILT FENCE PRE-ASSEMBLED OR MACHINE SLICED 6" 6" NOTES: 1.PLACE BOTTOM EDGE OF FENCE INTO 6 IN DEEP TRENCH AND BACKFILL IMMEDIATELY. 2.POSTS SHALL BE: x 6 FT MAX. SPACING. x 2 IN X 2IN HARDWOOD, OR STANDARD STEEL T-TYPE FENCE POSTS. x 5' MIN. LENGTH POSTS, DRIVEN 2 FT INTO THE GROUND. 3.ATTACH FABRIC TO WOOD POST WITH A MIN. OF 5, 1 INCH LONG STAPLES. 4.ATTACH FABRIC TO STEEL POST WITH A MIN. OF 3 ZIP TIES IN TOP 8 INCHES OF FABRIC. GEOTEXTILE FABRIC PER MNDOT 3886 GEOTEXTILE FABRIC PER MNDOT 3886 15' (MIN) SIGN 24"X36"X3/4" PLYWOOD PAINT PLYWOOD FACE WHITE WITH 4"MIN. STENCILED LETTERS PAINTED BLACK 8'TREATED 4"X4" POST CONCRETE WASHOUT AREA WASHOUT AREA MUST BE IMPERMEABLE. CONTRACTOR TO CONSTRUCT APPROPRIATE IMPERMEABLE CONTAINMENT SYSTEM & REMOVE/PUMP LIQUID ONCE THE LEVEL EXCEEDS TWO-THIRDS OF THE SURROUNDING BARRIER CONTRACTOR TO PLACE THE CONCRETE WASHOUT AREA NEAR THE CONSTRUCTION ENTRANCE MIN. 8" DIA BIO LOGS MIN. 2FT HIGH SOIL BERM DRAWN 12/2013 LOUCKS PLATE NO. 3005CONCRETE WASHOUT DRAWN 12/2013 LOUCKS PLATE NO. 3010INLET PROTECTION - EXISTING STORM STRUCTURES HIGH-FLOW FABRIC CURB DEFLECTOR PLATE OVERFLOW 1-CENTER OF FILTER ASSEMBLY OVERFLOW 2 - TOP OF CURB BOX POLYESTER SLEEVE MANHOLE COVER ASSEMBLY FILTER ASSEMBLY 27" 27" SEDIMENT CONTROL BARRIER 2'X3' SEDIMENT CONTROL BARRIER ROAD DRAIN HIGH-FLOW INLET PROTECTION CURB AND GUTTER MODEL WIMCO ROAD DRAIN, OR APPROVED EQUAL STANDARD GUTTER 8"A 6" 13.5" 1 2" RAD. 24"B624 B618 18" B612 12" CURB TYPE "A" MIN. OF 4" AGG. BASE UNDER CURB (IF TOTAL THICKNESS OF SECTION ALLOWS) 3/8 " LIP 3" RAD. 1 3 3" RAD. AGG. BASE VARIES PAVEMENT SECTION VARIES SEE PAVEMENT SECTION DETAIL SLOPE GUTTER TO MATCH PARKING LOT DRAINAGE (3/4" PER FT. TYP.) TIP GUTTER OUT AS REQ'D DRAWN 1/2014 LOUCKS PLATE NO. 2009B6 STYLE CONCRETE CURB AND GUTTER MINIMUM 1' BEHIND BACK OF CURB 7" SPECIFICATION NOTES: 1.UPON COMPLETION, CURBING SHOULD BE SPRAYED WITH A MEMBRANE CURING COMPOUND PER MNDOT 3754. 2.EXPANSION JOINTS AT MAX. SPACING OF 200'. 3.CONSTRUCT IN ACCORDANCE WITH MNDOT 2531. DRAWN 1/2014 LOUCKS PLATE NO. 2038BOLLARD 1/2" CROWN 1" CROWN 24" DIA. 2,500 PSI CONCRETE 6" DIP, CONC. FILLED, PAINTED OSHA YELLOW Pr o p o s e d R e m o d e l i n g F o r : Ca r i b o u C o f f e e Sh a n n o n S q u a r e S h o p p e s 36 7 3 L e x i n g t o n A v e N o r t h , S u i t e A Ar d e n H i l l s , M N 04-01-2015 Landscape Architecture Environmental Planning Civil Engineering Land Surveying 7200 Hemlock Lane - Suite 300 Maple Grove, MN 55369 Telephone: (763) 424-5505 www.LoucksAssociates.com Jonathan J. Donovan - PE 44613 License No.Date --/--/-- I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. L1-1 LANDSCAPE PLAN N Gopher State One Call WARNING: THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. 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 200.0 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet200.00100.00 Notes Enter Map Description Legend City Halls Schools Hospitals Fire Stations Police Stations Recreational Centers Parcel Points Parcel Boundaries Lakes - Neighboring Counties Airports Approved: April 27, 2015 CITY OF ARDEN HILLS, MINNESOTA CITY COUNCIL WORK SESSION MARCH 16, 2015 5:00 P.M. - ARDEN HILLS CITY COUNCIL CHAMBERS CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Mayor Grant called to order the City Council work session at 5:03 p.m. Present: Mayor David Grant; Councilmembers Fran Holmes, Dave McClung and Robert Woodburn Absent: Councilmember Brenda Holden (excused) Also present: City Administrator Patrick Klaers; Community Development Director Jill Hutmacher; City Planner Ryan Streff; Associate Planner Matthew Bachler; Planning Commissioner Andy Holewa; Planning Commissioner Clayton Zimmerman; and Planning Chair Roberta Thompson Mayor Grant requested Item B be discussed prior to Item A. 1. AGENDA ITEMS B. Planning Case 15-005 Concept Review Caribou Coffee Drive-Thru City Planner Streff explained that the property is located at 3673 Lexington Avenue North within the Shannon Square Shoppes. The site is positioned north of the railroad tracks owned by Canadian Pacific, south of Cub Foods, east of the Transwestern property occupied by Taylor Corporation, and west of Lexington Avenue North. Other tenants within the retail center include Subway, H&R Block, Great Clips, and UPS. City Planner Streff indicated that Caribou Coffee Company is proposing to create a drive-thru and pickup window along the eastern side of their building which fronts Lexington Avenue North. The purpose of the drive-thru addition is to improve the overall customer experience, accommodate different types of customers, and stay competitive within the market. This addition would allow customers to come and go more quickly from the site without having to always enter the store to make a purchase. ARDEN HILLS CITY COUNCIL WORK SESSION – MARCH 16, 2015 2 City Planner Streff stated that the creation of the drive-thru will involve the reconfiguration of the parking lot in order to accommodate the drive-thru lane and the stacking of vehicles in this area. Eleven (11) parking spaces would be eliminated from the site to accommodate the stacking of approximately nine (9) vehicles in the drive-thru lane. City Planner Streff reported that in addition to the drive-thru window location on the outside façade of the building, the plan also includes the installation of a menu board and speaker for placing customer orders. As depicted on the site plan, a new landscaping island would be installed along with additional landscaping within former parking stall areas not utilized by the driving lane. A new sidewalk connection and curbing would be provided along the southern portion of the drive-thru area. City Planner Streff reviewed the zoning code requirements associated with this proposal. Jerry Roper, Caribou Coffee Corporate, introduced himself to the Council and discussed the proposed drive-thru. He explained that the cities of Eagan and Apple Valley have been approached to add a drive-thru as well. He noted that he has spoken to the landlord and hoped that the City would be supportive. He believed that the shoe repair tenant might be relocating his business to another location within Shannon Square. He then discussed the plan for the Arden Hills site and reported that the food offerings at Caribou may be expanded. Paul Meyer, Paul Meyer Architects, explained that Caribou was pursuing a drive-thru at this location due to the fact that it has an end cap location. He commented that the drive-thru would offer a great convenience to its customers. Councilmember Holmes believed that the site was too small to accommodate a drive-thru. She questioned if there would be more room for vehicle stacking if the triangle portion of landscaping were removed. Mr. Roper stated that enlarging the drive-thru area would also mean the loss of additional parking, which may be a concern to the City. He reported that the proposed drive-thru was pretty typical compared to other locations. Mayor Grant questioned if there was enough stacking space available to allow for the timely delivery of orders. Mr. Roper believed that the proposed plan would allow for a five car stack and noted that this would allow for the timely delivery of orders. Planning Chair Thompson asked if the new food offerings would cause delays in order delivery. Mr. Roper did not anticipate that this would be a concern and noted that customers with large orders may be asked to pull ahead to allow for other orders to be filled. Once the large orders were ready, Caribou staff would walk them to the car. Mayor Grant believed that the plan was visually pleasing. He understood that drive-thrus were becoming increasingly popular and that the City may need to reevaluate its Code language. ARDEN HILLS CITY COUNCIL WORK SESSION – MARCH 16, 2015 3 Councilmember Woodburn stated that he understood that Caribou was providing a service to the public and that Caribou knows what is best for its customers. He supported the request. Councilmember McClung believed that the drive-thru was extremely tight and he had concern with how emergency vehicles would access the site. He agreed that the City Code language regarding drive-thrus should be reevaluated. He commented that he was neutral on the request at this time. Councilmember Holmes supported the drive-thru request and noted that Caribou knew their business. Her only concern was with the landscaping triangle as she thought it should be removed to allow easier turning movements within the drive-thru. Mr. Meyer commented that the landscaping island offered a pedestrian connection that may be able to be shifted. He stated that it would make more sense to align this with the sidewalk along the front of the retail center. Mayor Grant encouraged Caribou to consider this option along with where snow would be stored in the winter months given the fact that the space was tight. Mr. Meyer thanked the Council for their input. MEMORANDUM DATE: May 6, 2015 PC Agenda Item 4.A TO: Planning Commission FROM: Matthew Bachler, Associate Planner SUBJECT: Report from the City Council April 13, 2015, City Council Regular Meeting The City Council approved (3-2, McClung and Woodburn opposed) the remaining land use requests in Planning Case 15-002 relating to the expansion of the Frattallone’s Ace Hardware seasonal garden center at 3527 Lexington Avenue North. The City Council previously approved the requests for a Preliminary Plat and a PUD Amendment in Planning Case 15-002 on March 30, 2015. This case was reviewed by the Planning Commission on February 4, 2015, and received a recommendation for approval (4-2, Bartel and Zimmerman opposed). April 27, 2015, City Council Regular Meeting The City Council approved (5-0) Planning Case 15-006 for a Conditional Use Permit for the existing restaurant use and the proposed deck addition at 4703 U.S. Highway 10 (Big Ten Supper Club). The Planning Commission reviewed Planning Case 15-006 on April 8, 2015, and recommended approval (6-1, Holewa opposed) of this request. The City Council also approved (5-0) Planning Case 15-007 for amendments to the Zoning Ordinance, Subdivision Ordinance, and Erosion and Sediment Control Ordinance. The purpose of these text amendments was to bring the City Code into compliance with the Federal Clean Water Act and the State General Stormwater Discharge Permit requirements. This case was reviewed by the Planning Commission on April 8, 2015, and received a recommendation for approval (7-0). City of Arden Hills Planning Commission Meeting for May 6, 2015 Page 1 of 1 DATE: May 6, 2015 PC Agenda Item 4.B TO: Planning Commission Chair Thompson and Commissioners FROM: Jill Hutmacher, Community Development Director SUBJECT: Rice Creek Commons (TCAAP) Update Energy Integration Resiliency Framework On Monday, April 6, 2015, the Joint Development Authority adopted the Energy Integration Resiliency Framework (EIRF) and authorized staff to move forward with the implementation steps identified by the EIRF including: • Negotiate with the General Services Administration for conveyance of the excess portion of the former Primer Tracer Area (PTA) for use as a Solar PV site; • Secure a demolition/remediation contract to prepare the PTA for Solar PV installation; • Prepare a RFP and solicit proposals for construction and operation of Solar PV; and • Continue to work with the Army to secure long term rights to utilize heat from the ground water treatment system and install a heat exchanger/pumping station within the ground water filtration building for operation of a low-temperature district energy system. TCAAP Redevelopment Code Kimley-Horn has completed the Fit Test and presented the results to the City Council. Fit Test #1 evaluated how the site could be laid out with roadways and development lots given strict adherence to the draft TCAAP Redevelopment Code (TRC). While the maximum number of residential units currently allowed in the draft TRC is 1,480 units, Fit Test #1 resulted in an actual built unit yield of 1,318 units. This is largely related to the difficultly in achieving the maximum density under “real world” conditions such as irregularly shaped development parcels and placement of roadways and other infrastructure. Fit Test #2 generally followed the draft TRC but assumed more flexibility with the size, location, and density of residential subdistricts. Fit Test #2 resulted in an actual built unit yield of 1,588 units. Most of the additional residential units were in the Hill Neighborhood where Fit Test #2 MEMORANDUM Page 1 of 2 placed larger numbers of small- and mid-sized lots as well as townhomes, detached townhomes, and manor homes. The City Council expressed concerns regarding the density and total number of residential units proposed in Fit Test #2. At the April 20, 2015, work session meeting, the Council provided direction to limit the number of multi-family (apartment, condominium or senior) units to 450 and to make changes to reduce the overall maximum number of residential units from 1,480 to approximately 1,334. The City Council continues to discuss their vision for number and mix of residential units as well as other issues related to the TRC. The City Council has established a deadline for preliminary approval of the TRC of May 26, 2015. The City Council continues to meet to discuss the TRC and has scheduled a special work session for Saturday, May 2, 2015 at 9:00 at City Hall. 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