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HomeMy WebLinkAbout02-04-15-PCAPPROVAL OF THE AGENDA APPROVAL OF MINUTES January 7, 2015, Planning Commission Regular Meeting 01 -07 -15PC.PDF APPOINTMENTS Planning Commission Appointment PC MEMO.PDF, ATTACHMENT A.PDF PLANNING CASES Planning Case 14 -036 - Master And Final PUD And Conditional Use Permit - 1235 Red Fox Road (Public Hearing Required) PC MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF, ATTACHMENT D.PDF, ATTACHMENT E.PDF, ATTACHMENT F.PDF, ATTACHMENT G.PDF Planning Case 15 -001 - Preliminary And Final Plat And PUD Amendment - 4100 Hamline Avenue North - Boston Scientific (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 -002 - Preliminary And Final Plat, PUD Amendment, And CUP Amendment - 3527 -3557 Lexington Avenue North - Arden Plaza (Public Hearing Required) PC MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF, ATTACHMENT D.PDF, ATTACHMENT E.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS COMMISSION COMMENTS & REQUESTS REPORT FROM THE CITY COUNCIL 02 -04 -15 - REPORT FROM THE CITY COUNCIL.PDF TCAAP UPDATE PC 02 04 15.PDF, ATTACHMENT A.PDF 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 February 4, 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: 3. 3.A. Ryan Streff, City Planner Documents: 4. 4.A. Ryan Streff, City Planner Documents: 4.B. Matthew Bachler, Associate Planner Documents: 4.C. Matthew Bachler, Associate Planner Documents: 5. 6. 6.A. 6.B. Matthew Bachler, Associate Planner Documents: 6.C. Jill Hutmacher, Community Development Director Documents: 6.D. Prepared By Prepared By Prepared By Prepared By Prepared By Prepared By APPROVAL OF THE AGENDAAPPROVAL OF MINUTESJanuary 7, 2015, Planning Commission Regular Meeting 01 -07 -15PC.PDFAPPOINTMENTSPlanning Commission AppointmentPC MEMO.PDF, ATTACHMENT A.PDFPLANNING CASESPlanning Case 14 -036 - Master And Final PUD And Conditional Use Permit - 1235 Red Fox Road (Public Hearing Required) PC MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF, ATTACHMENT D.PDF, ATTACHMENT E.PDF, ATTACHMENT F.PDF, ATTACHMENT G.PDF Planning Case 15 -001 - Preliminary And Final Plat And PUD Amendment - 4100 Hamline Avenue North - Boston Scientific (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 -002 - Preliminary And Final Plat, PUD Amendment, And CUP Amendment - 3527 -3557 Lexington Avenue North - Arden Plaza (Public Hearing Required) PC MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF, ATTACHMENT D.PDF, ATTACHMENT E.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS COMMISSION COMMENTS & REQUESTS REPORT FROM THE CITY COUNCIL 02 -04 -15 - REPORT FROM THE CITY COUNCIL.PDF TCAAP UPDATE PC 02 04 15.PDF, ATTACHMENT A.PDF 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 CommissionFebruary 4, 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:3.3.A.Ryan Streff, City PlannerDocuments:4.4.A.Ryan Streff, City PlannerDocuments: 4.B. Matthew Bachler, Associate Planner Documents: 4.C. Matthew Bachler, Associate Planner Documents: 5. 6. 6.A. 6.B. Matthew Bachler, Associate Planner Documents: 6.C. Jill Hutmacher, Community Development Director Documents: 6.D. Prepared ByPrepared By Prepared By Prepared By Prepared By Prepared By Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, JANUARY 7, 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, and Clayton Zimmerman. Absent: None. Also present were: City Planner Ryan Streff; Associate Planner Matthew Bachler; and Councilmember Fran Holmes. APPROVAL OF AGENDA – JANUARY 7, 2015 City Planner Streff indicated that Planning Case 14-034 has been withdrawn by the applicant and should be removed from the agenda. Chair Thompson stated the agenda will stand as amended. APPROVAL OF MINUTES December 3, 2014 – Planning Commission Regular Meeting Commissioner Zimmerman moved, seconded by Commissioner Holewa, to approve the December 3, 2014, Planning Commission Regular Meeting as presented. The motion carried unanimously (6-0). December 3, 2014 – Planning Commission Work Session Commissioner Zimmerman moved, seconded by Commissioner Holewa, to approve the December 3, 2014, Planning Commission Work Session as presented. The motion carried unanimously (6-0). ARDEN HILLS PLANNING COMMISSION – January 7, 2015 2 APPOINTMENTS A. Planning Commission Chair Appointment City Planner Streff stated that Clayton Larson resigned from the Planning Commission effective December 31, 2014. His resignation not only created a vacancy on the Commission but also created a vacant Chair position. Per the Planning Commission Liaison, Councilmember Holmes, long-standing Commissioner and Vice-Chair Roberta Thompson has respectfully volunteered to fill the role of the Planning Commission Chair. City Planner Streff reported that during the Regular City Council meeting on December 15, 2014, the Council unanimously approved the recommendation of the Planning Commission liaison to appoint Ms. Thompson as the Chair of the Planning Commission. Ms. Thompson term expires December 31, 2016. PLANNING CASES A. Planning Case 14-034; Preliminary Plat, Master and Final PUD, Rezoning and Comp Plan Amendment – 1941 & 1901 County Road E2 – Public Hearing This item was removed from the agenda. B. Planning Case 14-032; Minor Subdivision, Lot Consolidation, and Variance – 4605 Prior Avenue and 4703 U.S. Highway 10 – Public Hearing Associate Planner Bachler stated that Arden Manor-550 Associates has applied for a minor subdivision to sell a 2,673 square foot portion of the Arden Manor manufactured home park property to the Big Ten Supper Club at 4703 U.S. Highway 10. Currently, a portion of the Big Ten parking lot along the southeast property line encroaches on an area approximately 22 feet wide and 121 feet long on the Arden Manor property. Staff has reviewed historic aerial images of the area and has determined that the parking lot was expanded creating this encroachment sometime between the years of 1991 and 2003. The purpose of the subdivision and lot consolidation is to address this encroachment through the sale of that portion of land where the encroachment has occurred. The parties have signed a purchase agreement that will be carried out if the proposal is approved by the City Council. Associate Planner Bachler indicated that a variance is needed because the lot consolidation will result in the continuance of a nonconforming parking area setback and a reduction in the nonconforming landscape coverage at 4703 U.S. Highway 10. The existing off-street parking area on the lot encroaches into the required five-foot setback along the northwest, southwest, and southeast property lines. With the expansion of the lot boundaries, the parking lot would continue to encroach along the southeast lot line. Since the parcel to be subdivided is almost entirely covered by bituminous surface, landscape coverage on the Big Ten property would decrease as a result of the lot consolidation from 14.1 percent to 13.9 percent. The minimum landscape lot coverage for the properties in the Neighborhood Business District is 35 percent. Associate Planner Bachler reported that the Arden Manor manufactured home park operates under a series of Conditional Use Permits first approved by the City in 1971. While 4605 Prior ARDEN HILLS PLANNING COMMISSION – January 7, 2015 3 Avenue is zoned R-3 Townhouse and Low Density Multiple Dwelling District, the CUP agreements set minimum standards specific to the property. These permits require Arden Manor to maintain minimum areas, setbacks, and structure coverage for each mobile home lot. Additionally, a 20 foot landscaped buffer around the perimeter of the property is required to be maintained. The proposed lot line adjustment would not result in the Arden Manor property being out of compliance with these previous agreements. The required standards for each mobile home lot and the 20 foot landscaped buffer would be maintained. Future Land Use Plan: Site Data – 4605 Prior Avenue Medium Density Residential Existing Land Use: Manufactured Home Park Zoning: R-3 Townhouse & Low Density Multiple Dwelling District Current Lot Sizes: 48.2 acres (2,099,614 square feet) Topography: Generally flat Future Land Use Plan: Site Data – 4703 U.S. Highway 10 Neighborhood Business Existing Land Use: Neighborhood Business Zoning: N-B Neighborhood Business District Current Lot Sizes: 1.09 acres (47,622 square feet) Topography: Generally flat Associate Planner Bachler reviewed the surrounding area, the Plan Evaluation and the Variance Evaluation Criteria. Associate Planner Bachler provided the following Findings of Fact for review: Subdivision Findings: 1. Arden Manor-550 Associates is the owner of the property located at 4605 Prior Avenue, which is operated as the Arden Manor Manufactured Home Park. 2. John Welsch is the owner of the property located at 4703 U.S. Highway 10, which is operated as the Big Ten Supper Club. 3. A portion of the parking lot located at 4703 U.S. Highway 10 encroaches across an area approximately twenty-two (22) feet wide by one hundred and twenty-one (121) feet long onto the property at 4605 Prior Avenue. 4. Arden Manor-550 Associates has requested a Minor Subdivision and Lot Consolidation to address the encroachment through the sale of the 2,673 square foot portion of land where the encroachment has occurred to John Welsch. 5. The two parties have signed a purchase agreement that will be carried out if the Minor Subdivision and Lot Consolidation is approved by the City Council. 6. The property at 4605 Prior Avenue is located in the R-3 Townhouse & Low Density Multiple Dwelling District. The site operates under a Conditional Use Permit and the proposed lot line adjustment would not result in the property being out of compliance with previous agreements. 7. The property at 4703 U.S. Highway 10 is located in the N-B Neighborhood Business Zoning District. The property is considered to be nonconforming due to an encroachment into the required off-street parking area setback and landscape lot coverage. ARDEN HILLS PLANNING COMMISSION – January 7, 2015 4 8. The resultant parcel at 4703 U.S. Highway 10 would be in conformance with the minimum lot dimension, lot area, and structure setback requirements for the Neighborhood Business Zoning District. 9. With the expansion of the lot boundaries at 4703 U.S. Highway 10 the parking lot would continue to encroach along the southeast lot line and the overall landscape lot coverage would decrease from 14.1 percent to 13.9 percent. 10. The resultant parcels abut on and have access to an existing public street, road, thoroughfare or highway. 11. The subdivision will not involve the opening, widening or extension of any public or private street, road, thoroughfare or highway and will not involve the dedication, reservation or construction of any type of public utility. 12. The subdivision will not obstruct future streets which have been planned by the City. 13. The subdivision will not be detrimental to the public welfare or injurious to adjacent tracts in the area in which the subdivision tract is located. 14. The registered land survey conforms to all requirements. 15. The resultant parcel at 4605 Prior Avenue will be in conformance with the Zoning Code and the existing Conditional Use Permit that the property operates under. 16. The resultant parcel at 4703 U.S. Highway would not be in conformance with the Zoning Code and a variance is needed. 17. A twenty (20) foot wide sanitary sewer easement will be provided across the property at 4703 U.S. Highway 10 where an existing sanitary sewer line is located. 18. No grading plan is required for the proposed subdivision. 19. The proposed subdivision is not subject to the City’s park dedication fee. Variance Findings: 20. The proposal is in harmony with the purpose and intent of the Zoning Ordinance as the Ordinance generally allows flexibility for unique situations when impacts to surrounding properties are minimized. 21. The proposal is consistent with the Arden Hills Comprehensive Plan as it allows the reasonable use of a residential and commercial property. 22. The proposed variance would have no appreciable impact on the site conditions as the parking area in question has already been constructed. 23. The proposed subdivision and lot consolidation is unlikely to have negative impacts to the property or to the neighborhood as a whole. 24. The proposed subdivision and lot consolidation and requested variances do not appear to be based on economic considerations alone. Associate Planner Bachler explained if the Planning Commission recommends approval of this request, staff recommends the following three conditions: 1. The applicant shall file the Registered Land Survey with Ramsey County and a copy of the survey shall be provided to the City within ninety (90) days of the final approval date. 2. The applicant shall file the twenty (20) foot wide sanitary sewer easement as depicted on the approved Registered Land Survey with Ramsey County and a copy of the document shall be provided to the City within ninety (90) days of the final approval date. The easement document shall be approved by the City Attorney before filing with the County. 3. Monuments or stakes shall be placed and installed at all corners and angle points of the resultant parcels. ARDEN HILLS PLANNING COMMISSION – January 7, 2015 5 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. Commissioner Zimmerman asked if staff has discussed the landscape coverage on the property at 4703 U.S. Highway 10 with the applicant and wondered if the landscaped area could be increased in size. He expressed frustration that a variance was being requested after the fact that the parking lot had already been constructed. Associate Planner Bachler stated that due to how the property has been developed, there is not sufficient area on the lot to address the landscaping issue. Commissioner Holewa understood that the City was being asked to approve a variance for a nonconformity that already existed, but he noted that the reduction in landscape coverage was also being requested without the inclusion of any rain gardens. He did not support this situation and questioned how the site would manage its rainfall. Associate Planner Bachler stated that he was not aware of where stormwater falling on the site drained to. Commissioner Holewa questioned if the parking lot expansion required permits of any type. Associate Planner Bachler stated this type of project would typically require a building permit. Commissioner Bartel inquired if the lot should be squared off instead of running along the parking lot. He commented that this may provide additional space for landscaping. Associate Planner Bachler indicated this was discussed by staff and he did not believe it was appropriate to require additional land to be sold to the Big 10 Supper Club from Arden Manor. Jeff Johnson, attorney representing Arden Manor and 550 Associates, thanked staff for the thorough report and for recommending the proposed land conveyance. He spoke to the Commission regarding conditions one and three for approval. He requested that a registered land survey not be required. He discussed the tax implications and suggested the filing not be required until November of 2015. Mr. Johnson suggested that condition three be reconsidered to allow for monuments or stakes to be placed at the corners and angles of the newly created parcel at 4703 U.S. Highway 10. Commissioner Bartel asked if this was the intent of staff for condition three. Associate Planner Bachler stated this was the case. ARDEN HILLS PLANNING COMMISSION – January 7, 2015 6 Commissioner Jones asked if Arden Manor had considered squaring off the parcel and selling more land to the Big 10 Supper Club. Mr. Johnson advised that he had not discussed this with his client. However, he did not believe this would be supported. Commissioner Hames asked how the language in condition one should be changed to meet the needs of the applicant. Mr. Johnson requested that the term registered land survey be changed to certificate of survey, and that the time limit be changed from 90 days to November 1, 2015. Associate Planner Bachler supported the language change regarding the survey, but noted that the City Council would make the final determination on the filing deadline. Commissioner Hames questioned the State Statute regarding lot consolidation certification. Mr. Johnson did not believe lot consolidations were governed by State Statute, but rather by local governing bodies. He believed the City’s ordinance was quite tight, as other cities allowed six to twelve months for recording. Associate Planner Bachler commented that he could review the proposed date with the City Attorney and see if there were any issues with the later filing date. Chair Thompson opened the public hearing at 7:08 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. Jack Welsch, owner of the Big 10 Supper Club, discussed the history of his property and parking lot. He explained that the recent rezoning of his property required his parking lot to be asphalt. There being no additional comment Chair Thompson closed the public hearing at 7:10 p.m. Commissioner Hames supported staff’s recommendation. Commissioner Jones agreed. Chair Thompson appreciated the fact that Arden Manor was willing to sell a portion of their property to the Big 10 Supper Club. Commissioner Bartel was pleased that the site had enough drainage to support the asphalt parking lot. Commissioner Zimmerman agreed that the current situation was being grandfathered in and it was unfortunate that the landscaping situation could not be improved. ARDEN HILLS PLANNING COMMISSION – January 7, 2015 7 Commissioner Holewa stated he would like to see the site capturing more rainwater on site and not have to send it downstream. He explained that due to the lot coverage issues with the Planning Case he would not be able to provide his support. Commissioner Hames moved and Commissioner Jones seconded a motion to recommend approval of Planning Case 14-032 for a Minor Subdivision, Lot Consolidation and Variance at 4605 Prior Avenue and 4703 U.S. Highway 10 based on the findings of fact and the submitted plans, as amended by the three (3) conditions in the January 7, 2015, Report to the Planning Commission, with the following amendments: changing registered land survey to certified survey; that the lot consolidation be recorded on or before November 1, 2015 or in accordance with County and State Statute; and that the monuments and stakes be placed and installed at the corners and angle points of the newly created parcel at 4703 U.S. Highway 10. The motion carried 5-1 (Holewa opposed). C. Planning Case 14-035; Site Plan Review – 1203 County Road E – Not a Public Hearing Associate Planner Bachler stated that Frattallone’s Hardware Inc. recently purchased the property at 1203 County Road E with the intention of remodeling the former furniture store building on the site for use as administrative offices for their retail hardware chain. The existing building is a one story split-level with 23,155 square feet of space on the main level and an additional 18,661 square feet in the basement area. Frattallone’s is proposing to renovate 12,770 square feet on the main floor for general office space and an additional 8,746 square feet of space in the basement area for use as storage for off-season items for the hardware store operations. The remaining 20,300 square feet of space in the building would remain unoccupied at this time. The proposed renovations do not include any significant alterations to the exterior of the site other than resurfacing and restriping the existing parking area. A total of 26 parking spaces would be provided. A fifteen foot wide one way traffic lane is proposed with vehicles entering at the eastern access driveway and exiting at the west end of the parking lot. Associate Planner Bachler indicated that the applicant has requested a Site Plan Review for a reduction in the number of required parking stalls for the proposed use of the building. Under the City Zoning Code, the number of spaces required for a specific use may be reduced through the Site Plan Review process if documentation can be provided that a lesser number of spaces will actually be needed. Based on the proposed mix of uses 60 parking stalls would be required, 34 more than the number provided on the site plan. Associate Planner Bachler reported that Frattallone’s intends to have only 13 administrative staff working at the site and does not foresee growing their office staff to more than 25. The applicant also does not expect the proposed accessory storage use to have an impact on the parking needs for the site. This area in the building will be used for storing winter materials in the summer months and lawn and garden equipment during the winter. Loading and unloading of materials will only occur seasonally with little or no freight traffic for the remaining part of the year. Frattallone’s would not maintain a regular warehousing staff on the site; therefore, off-street parking for this use in the building is not needed. Future Land Use Plan: Site Data Community Mixed Use Existing Land Use: Commercial ARDEN HILLS PLANNING COMMISSION – January 7, 2015 8 Zoning: B-2 General Business District Current Lot Sizes: 1.3 acres Topography: The elevation is generally flat Associate Planner Bachler reviewed the surrounding area and the Plan Evaluation. Associate Planner Bachler provided the following Findings of Fact for review: 1. The property at 1203 County Road E is located in the B-2 General Business District. 2. The existing building on the property is a one story split-level with 23,155 square feet of space on the main level and an additional 18,661 square feet in the basement area. 3. The owner is proposing to renovate 12,770 square feet on the main floor for general office space and 8,746 square feet of space in the basement area for storage use. 4. The remaining 20,300 square feet of space in the building will remain unoccupied. 5. The proposal does not include any significant modifications to the exterior of the site. 6. The proposal includes restriping the existing parking area with a total of twenty-six (26) parking stalls that are in conformance with the City’s dimensional standards. 7. The proposed site plan adequately addresses the Zoning Code requirements for internal traffic and circulation. 8. Based on the proposed mix of office and warehousing uses in the building, sixty (60) parking stalls would be required. 9. The proposed site plan has a deficiency of thirty-four (34) parking stalls. 10. Under the Zoning Code, the number of spaces required for a specific use may be reduced by the City Council if the property owner provides documentation that a lesser number of spaces will actually be needed than normally required. The difference in the number of spaces provided and those required needs be shown on the site plan as “proof of parking” and shall be constructed if and when the need for such additional spaces arises. 11. The applicant has stated that thirteen (13) administrative staff would work at the site and future staffing would not exceed twenty-five (25). The applicant also does not expect the proposed accessory warehousing use to have an impact on the parking needs for the site. 12. The proposed site plan does not include any proof of parking spaces. 13. The property is already developed and the required additional thirty-four (34) parking stalls could not be accommodated on the site. 14. In order to satisfy the Zoning Code parking requirements, parking stalls could be secured on a site within eight hundred (800) feet of the main entrance to the principal building. A properly drawn legal instrument between the parties would need to be executed and filed with the City and County, as determined by the City Attorney. Associate Planner Bachler stated that staff is generally supportive of the request for a reduction in the required number of parking spaces on the site. As a result of how the property was developed, the existing conditions pose a challenge for repurposing the former furniture store building. The total amount of building floor area is not proportional to the size of the parking lot and there are very few uses that could occupy the building and provide the number of parking spaces required by the Zoning Code. Staff believes it is reasonable not to require the nine parking spaces required for the proposed warehousing use given that the space will be used for seasonal storage. The request for fewer parking stalls for the office use is also reasonable considering the small number of administrative ARDEN HILLS PLANNING COMMISSION – January 7, 2015 9 staff that will be working in the building. Ultimately, the City Council will determine if the proposed number of stalls is adequate or if additional off-street parking is needed. If the Planning Commission recommends approval of this request, staff recommends the following five conditions: 1. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. Final building plans shall be subject to approval by the City Building Official and the Fire Marshal prior to the issuance of a building permit. 3. If the property owner applies for building permits to remodel the remaining unoccupied area of the existing building, the City reserves the right to evaluate parking on the site at that time. 4. If it is determined that the provided off-street parking is not sufficient, the property owner will be required to construct an adequate number of parking stalls on the site or to secure off-site parking stalls located within eight hundred (800) feet of the main entrance to the building. Any agreement for use of off-site parking will be documented with a legal instrument approved by the City Attorney. 5. The property shall not be used for warehousing and distribution uses beyond the proposed storage for off-season items for the Frattallone’s Hardware Inc. store operations. 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. Commissioner Zimmerman asked if the reconfiguration and work proposed for County Road E would impact this property. Associate Planner Bachler understood that the County Road E improvements would include tree plantings and light fixtures in front of the property at 1203 County Road E. He noted the project includes a sidewalk up to the property line but not across the property. He explained that the improvements would be cost shared between the County, City and the benefiting property owners. Sarah Kalzenberg, Afton Architects, discussed the plans Frattallone’s had for the property. She explained that the one-way traffic would improve the traffic flow while reducing the number of curb cuts along County Road E. She believed this would improve safety as well. She reported that Frattallone’s was proposing to have 25 office spaces, but only had 13 staff members at this time. Commissioner Jones questioned if the building had a loading dock. ARDEN HILLS PLANNING COMMISSION – January 7, 2015 10 Ms. Kalzenberg commented the site had an existing loading dock and noted the property would not be used as a distribution center. She indicated that goods would only be brought to and from the site twice a year. Councilmember Holmes asked if the reduction in the required number of parking spaces would only be for the proposed use or if would remain with the property. Associate Planner Bachler stated he would need to speak with the City Attorney regarding this. Councilmember Holmes stated that a sidewalk could be placed directly adjacent to the road to allow for a continuous sidewalk along County Road E. It was her understanding that the Public Works Director did not support this suggestion. She believed the lights and trees could be placed along the sidewalk. Associate Planner Bachler understood that Public Works Director Maurer believed it would be difficult to accommodate a sidewalk on the property. Commissioner Zimmerman was pleased that Frattallone’s was willing to stay and invest in Arden Hills. He discussed the importance of the County Road E corridor and the B-2 Zoning District. He wanted to see a continuous sidewalk and landscaping through the corridor. Commissioner Jones questioned if vehicles could park on the east side of the building. Chair Thompson suggested that staff speak with the applicant and discuss ways that the parking lot could be reconfigured in order to allow for enough parking, while allowing for the sidewalk to be completed. Commissioner Holewa moved and Commissioner Hames seconded a motion to recommend approval of Planning Case 14-035 for a Site Plan Review at 1203 County Road E based on the findings of fact and the submitted plans, as amended by the five (5) conditions in the January 7, 2015, report to the Planning Commission. The motion carried unanimously (6- 0). UNFINISHED AND NEW BUSINESS None. COMMENTS AND REPORTS A. Planning Commission Comments and Requests None. B. Report from the City Council Councilmember Holmes thanked Roberta Thompson for her willingness to serve as the Planning Commission Chair. She updated the Planning Commission on City Council activities. Kimley Horn provided the City Council with an update on the TCAAP infrastructure study at the ARDEN HILLS PLANNING COMMISSION – January 7, 2015 11 Work Session on December 8, 2014. Particular areas of discussion include the design of the proposed roundabouts at County Road H and County Road I. Councilmember Holmes explained that a panel of multi-family developers attended the City Council Work Session on December 15, 2014, to discuss market and design criteria for apartments, condominiums, and senior housing. The City Council provided feedback to staff on the draft zoning and design standards specifically for multi-family development and the Town Center and Neighborhood Transition Districts. Councilmember Holmes stated that on January 12, 2015, the Council would be holding two public hearings in order to address the street improvement projects planned for 2015. C. TCAAP Update City Planner Streff reported that the Arden Hills City Council has been meeting weekly over the past several months in order to finalize the TCAAP master plan and zoning regulations. Recent discussions have focused on density, zoning, and design standards for residential development. Panel discussions with private developers have been held, and Councilmembers have given specific direction to staff and consultants. City Planner Streff explained that the City Council will continue to review the draft zoning (TCAAP Redevelopment Code) at meetings throughout January. The final draft will be presented to the City Council on February 2, 2015. It was noted a special Planning Commission meeting is tentatively scheduled for Wednesday, February 18, 2015 to hold public hearings for the TCAAP Redevelopment Code (TRC) and the Comprehensive Plan Amendment. City Planner Streff provided a brief summary of the developer panel discussions with single- family and multi-family developers. • Private developers see demand for a range of product types. Single-Family Residential • There is demand in the market for upscale empty nester housing. These housing products vary in size but generally include a higher level of interior finishes. • Single-family homes targeted towards families with school-age children will be a desired product. Lots that are large enough for front-loaded garages will be predominant. • Private developers feel the Creek neighborhood is most suitable for upscale, large-lot single family and twin homes targeted towards families and empty nesters. Density would be in the range of 1 ½ to 2 units per acre. • Developers see the Hill neighborhood as largely single-family homes on lots of at least 50 feet. According to Mattamy Homes, a 65x65 foot lot is their best seller which equates to a density of 3 units per acre. • Townhomes or row homes are usually developed as 3- or 4-unit buildings since the end units are most popular. Detached townhomes are generally around 5 or 6 units per acre. Row homes can be built at up to 10 units per acre. Developers suggested that an average of 7 to 8 units per acre for townhome products is reasonable. Townhomes and Row Homes ARDEN HILLS PLANNING COMMISSION – January 7, 2015 12 • Townhomes are most likely to be developed in the neighborhood transition area, but the market could also support a limited number of townhomes in the Hill or Creek neighborhoods. • Senior housing and apartment buildings need 150-250 units per building in order to support the common areas and amenities desired by the market. Apartment buildings would likely be 4 stories of apartments (3-5 acre parcels) above one story of underground or enclosed parking. Senior Housing, Apartments, and Condominiums • Senior housing and apartment development wants to be located close to goods and services. Density in new senior and apartment developments averages approximately 40 units per acre. • The demographics of renters have changed over the past 20 years. Today’s renters want high-end finishes and amenities – essentially a condominium-type product but without ownership. • Mixed-use residential has not been successful in suburban markets. Developers felt that requiring commercial readiness standards on the first floor of pedestrian-oriented frontages would be a financial burden and a disincentive for development. • Developers want a 10-year payback period for any “green” upgrades. Most energy savings are being realized through technological advances in construction and building materials. • Condominiums are only currently being built in very selective areas and are usually very high-end. In order for the developer to get construction financing, 70% of the units must be sold. • As the market improves, there may be limited demand for upscale condominium units in buildings of approximately 50 units. Developers cautioned that there is limited and untested demand for this product type – maybe a maximum of one or two buildings in the Neighborhood Transition area in a location near both retail and open space. City Planner Streff stated that in nearly every conversation, developers have stressed the need for flexibility to respond to changes in market demand and to allow for innovation and creativity in development style. City Planner Streff commented that on November 3 and 24, 2014, the City Council discussed the Hill and Creek neighborhoods and provided direction regarding zoning and design standards. The City Council approved “Option B” in which the Neighborhood District is replaced by three new zoning districts: NB – Low Density NB – Med Density NB – High Density Residential use definitions have been created or amended as follows: NB Low Density Single family use developed at a gross density of no greater than two (2) units per acre. NB Medium Density Single family use developed at a gross density of no greater than four (4) units per acre. ARDEN HILLS PLANNING COMMISSION – January 7, 2015 13 NB High Density Single family or small multi-family use developed at a gross density of no greater than six (6) units per acre. Single Family Use A building containing one or two primary living units and which may include twin homes, detached townhomes and cottage/patio homes. Small Lot Single Family A single-family residential lot that measures less than fifty (50) feet wide. Small Multi-Family Use A building containing three to eight residential units and which may include townhomes, row homes, manor homes/multi-tenant houses, stacked flats, or triplexes/quadplexes. Medium Multi-Family Use A building containing nine to fifty multi-family units which may include stacked flats, apartments, or condominiums. Large Multi-Family Use A building containing more than fifty residential units which may include apartments, condominiums, or senior housing. City Planner Streff indicated that the City Council has directed staff to propose minimum densities for the new zoning districts in order to ensure that a variety of housing products is developed. The minimum densities will be presented for City Council review in January 2015. City Planner Streff stated that the Town Center District allows high-density housing and certain free-standing commercial uses. Developers have expressed significant concerns regarding mixed- use residential buildings. Developers felt that requiring commercial readiness on the ground floor of pedestrian frontages (to allow for mixed-use conversion at a later date) would be financially risky and would be a disincentive for development. In response to these concerns, the City Council prohibited residential as a component of mixed use buildings on TCAAP. Mixed use buildings with office and retail are allowed. The maximum density in the town center neighborhood is 40 units per acre. City Planner Streff reported that the Transition Neighborhood is zoned to allow small- and medium-density multi-family as well as small-scale commercial uses such as restaurants, banks, daycares, and retail. This district is intended to provide a transition from the relatively low- density single-family neighborhoods to the higher-density Town Center District. While the maximum overall density is expected to be 10 units per acre, the City Council has directed staff to draft zoning in which the Transition Neighborhood is divided into higher- and lower-density zones. The City Council’s goal with the new zones is to ensure that diverse housing products are built. In other words, they would prefer a combination of row homes, townhomes, cottage homes, and small lot single-family as opposed to one product type across the entire neighborhood. The new zoning districts will be presented for City Council review in January 2015. City Planner Streff stated that Ramsey County has requested that the City consider a realignment of the Spine Road to allow a 20-acre retail parcel on the west side of the Spine Road as well as a 20-acre office parcel that is far enough north to allow visibility from I-35W. The City Council is generally supportive of this request and has provided direction on shifts in land uses on the east side of the spine road to accommodate the realignment: • Realign green spaces west of the Spine Road and in the Town Center so that they are along an east-west pedestrian corridor ARDEN HILLS PLANNING COMMISSION – January 7, 2015 14 • Reduce retail space on the east side of the Spine Road by roughly half to approximately 2.5 acres • Increase gross acreage for Town Center to approximately 17 to 18 acres City Planner Streff explained that based on City Council direction on the residential neighborhoods, a total number of units and maximum residential density has been estimated. Staff reviewed this information in detail with the Planning Commission. Once the consultants are able to provide updated maps and acreages, revised numbers will be provided to the City Council and JDA. The City Council has been working diligently on TCAAP zoning for several months and expects to complete the process by late February 2015. The current version of the draft zoning: • Allows TCAAP to develop in a density and development style that is significantly different than Arden Hills south of Highway 96; • Preserves the City’s values with regards to open space and high-quality development; • Is consistent with feedback from the private real estate market; and • Is roughly similar in terms of density and diversity of land uses as the Ryan Plan, particularly given the changes in real estate economics and the loss of a major access point since 2008. The City Council’s meeting schedule to finalize the TCAAP zoning and begin the review period for a Comprehensive Plan Amendment is as follows: January 12, 2015, Special Work Session at 5:30 pm, Community Room • Preliminary Plat Review (Infrastructure) • Final Review Chapters 6-7 (Building Site Development Standards, Building Design Standards) January 20, 2015, Regular Work Session at 5:00 pm, Council Chambers • JDA Approval Process • Final Review Chapters 1-3 (Introduction, Components of the Code, Administration) • Ramsey County Response to Draft TRC and Future Land Use Map January 26, 2015, Special Work Session at 5:30 pm, Community Room • Final Review Future Land Use Map • Final Review Chapters 4-5 (Definitions, Permitted Uses) February 2, 2015, Special Work Session at 6:30 pm, Council Chambers • Final Gateway Planning Workshop o Presentation of Final Draft of TCAAP Redevelopment Code (TRC) o Final Comments and Revisions February 18, 2015, Special Planning Commission meeting at 6:30 pm, Council Chambers • Public Hearings o TCAAP Redevelopment Code o Comprehensive Plan Amendment February 23, 2015, Regular Meeting at 7:00 pm, Council Chambers ARDEN HILLS PLANNING COMMISSION – January 7, 2015 15 • Adoption of TRC • Approve release of Comprehensive Plan Amendment for formal review period Staff reported that additional regular and special work session meetings may be scheduled to discuss regulations and policies, the infrastructure study, and other TCAAP issues. Commissioner Holewa requested further information on how projects would be reviewed and approved by the JDA. City Planner Streff discussed the approval process in detail with the Commission. Councilmember Holmes reported that once the TCAAP site is fully developed authority over the site will be returned to the City from the JDA. Chair Thompson encouraged the Council to continue working with developers on the code in order to keep the TCAAP project moving forward. Further discussion ensued regarding vertical mixed use developments in the Town Center area of TCAAP. Commissioner Jones encouraged the City to wire the TCAAP site with fiber optic lines. ADJOURN Commissioner Holewa moved, seconded by Commissioner Hames, to adjourn the January 7, 2015, Planning Commission Meeting at 8:28 p.m. The motion carried unanimously (6-0). City of Arden Hills City Planning Commission Meeting for February 4, 2015 Page 1 of 1 MEMORANDUM DATE: February 4, 2015 PC Agenda Item 3.A TO: Planning Commission FROM: Ryan Streff, City Planner SUBJECT: Planning Commission Appointment Background Phillip Neururer submitted an application to be considered for appointment on the Planning Commission. Consistent with the City’s policy on commission and committee appointments, Mr. Neururer was interviewed by a panel consisting of the Mayor, the Chair of the Planning Commission, the Council Liaison to the Planning Commission, and the staff Liaison to the Planning Commission. The interview panel agreed after meeting with Mr. Neururer that he would be a valuable addition to the Planning Commission based on his interview, his qualifications, and his past work experiences. City Council Action During the Regular City Council meeting on January 12, 2015, the Council unanimously approved the recommendation of the Planning Commission Liaison to appoint Mr. Neururer as a regular member of the Planning Commission. Mr. Neururer’s term expires December 31, 2017. Attachment A) Oath of Office – Phillip Neururer City of Arden Hills Planning Commission Meeting for February 4, 2014 P:\Planning\Planning Cases\2014\PC 14-036 - Red Fox Business Center PUD\Memos_Reports_14-036 Page 1 of 14 MEMORANDUM DATE: February 4, 2015 PC Agenda Item 4.A TO: Planning Commission FROM: Ryan Streff, City Planner SUBJECT: Planning Case #14-036 – Public Hearing Required Applicant: North American Land Company (Roberts Management Group) Property Location: 1235 Red Fox Road Request: Master and Final Planned Unit Development (PUD) and Conditional Use Permit (CUP) Requested Action The applicant is requesting approval of a Master and Final Planned Unit Development (PUD) and Conditional Use Permit (CUP) in order to construct two (2) multi-tenant light industrial buildings. Background/Overview of Request 1. Project Description Roberts Management Group is proposing to construct two (2) multi-tenant light industrial buildings on an 8.04 acre development site located at 1235 Red Fox Road. The site is located in the southeast quadrant of Snelling Avenue North and Interstate 694 and bordered by Health Partners and the Northwoods Office Building to the east and UTC Fire & Security building to the west. As proposed, the Red Fox Business Center would consist of two (2) buildings totaling 93,300 square feet. Building 1 is proposed at 43,300 square feet in size and Building 2 is proposed at 50,000 square feet in size. The buildings would be designed into individual tenant bays ranging from 5,000 square feet and up to allow businesses to take as much or as little space as needed. Two driveways are proposed to provide access to the development, the first along the eastern property line for passenger vehicles and the second along the western property line for truck City of Arden Hills Planning Commission Meeting for February 4, 2014 P:\Planning\Planning Cases\2014\PC 14-036 - Red Fox Business Center PUD\Memos_Reports_14-036 Page 2 of 14 traffic. In this case, it is important to separate passenger vehicles and truck traffic whenever possible in order to minimize conflicts. Parking areas for passenger vehicles would be located along the front façade of Building 1 and along the front and side façades of Building 2. As indicated on the plan set, Building 1 provides a parking area consisting of 82 parking stalls and Building 2 has 80 parking stalls incorporated into its design. In this development, truck docks have been provided along the western façade of Building 1 and along the southeast façade of Building 2. The docks on these building have been positioned on the site to minimize their view from adjacent rights-of-way and neighboring buildings. Where less desirable views exist onthe site increased landscaping has been provided by the applicant. Both of the proposed buildings would be similar in design and use. The applicant expects 50% wholesaling and warehousing uses with the remainder of the space used for office space, business services, research and development, manufacturing and processing (class 1), retail, and other similar uses. Given the visibility of the property from Interstate 694 and Snelling Avenue, Roberts Management Group believes the project could attract some commercial showroom and retail tenants as well. As proposed, the buildings would be constructed with high quality tilt-up concrete panels with exposed aggregate. Decorative metal and anodized aluminum would be used as accent materials to provide architectural interest to the building façades and to create focal points for entryways and corners of the buildings. The applicant intends to use a significant amount of glass coverage on the front façades of each building by incorporating ribbon windows. Glass coverage on the front façade of both buildings would be approximately 42% with an average of approximately 22%-25% glass coverage when combined between all façades. Building 1 would be designed with a 22 foot clear height and Building 2 would be constructed with a 24 foot clear height in order to allow tenants to maximize the use of their space and the ability to store products vertically. Attachment B provides additional details on building elevations depicting the types of building materials that would be used for the building construction. The applicant has submitted a project narrative explaining the proposed Red Fox Business Center development in further detail, where flexibility is being requested, and why the overall proposal is within the public interest (Attachment A). A complete plan set, including the Site Plan, Tree Preservation & Landscaping Plan, and Photometric Plan have also been submitted (Attachment B). Planning Case 14-036 includes three requests: 1. Master Planned Unit Development 2. Final Planned Unit Development 3. Conditional Use Permit City of Arden Hills Planning Commission Meeting for February 4, 2014 P:\Planning\Planning Cases\2014\PC 14-036 - Red Fox Business Center PUD\Memos_Reports_14-036 Page 3 of 14 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 ROW – Right-of-Way ROW – Right-of-Way ROW – Right-of-Way South MB – Mixed Business & I/O Light Industrial and Office I-Flex District OFC - Office & LI – Light Industrial East MB – Mixed Business I-Flex District OFC - Office West MB – Mixed Business I-Flex District OFC - Office 4. Site Data: Future Land Use Plan: MB – Mixed Business Existing Land Use: Vacant Zoning: I-Flex District Lot Size: 8.04 Acres Topography: Fairly Flat Plan Evaluation 1. Chapter 13, Zoning Regulations Review As noted, this project is being reviewed through the Planned Unit Development (PUD) process. The following sections review the project based on the I-Flex District and general regulations and notes where flexibility is being requested. Section 1320 – District Provisions (I-Flex District) A. Lot Area – Meets Requirements City of Arden Hills Planning Commission Meeting for February 4, 2014 P:\Planning\Planning Cases\2014\PC 14-036 - Red Fox Business Center PUD\Memos_Reports_14-036 Page 4 of 14 The applicant is proposing to develop the lot with two (2) multi-tenant light industrial buildings. The existing vacant lot is 8.04 acres or approximately 350,190 square feet in size. The Zoning Code requires a minimum lot size of 24,000 square feet in the I-Flex District. B. Lot Dimensions – Meets Requirements The Code requires lots within the I-Flex District to have a street frontage of at least 100 feet and a lot depth of at least 130 feet. Lot frontage is measured at the minimum front yard setback, which allows buildings to be constructed on a radius, such as on a cul-de-sac or curve. This lot has approximately 313 feet of street frontage along Red Fox Road and has an overall lot depth of approximately 1,008 feet. C. Building Coverage and Landscaped Lot Area – Meets Requirements The applicant has submitted a site plan of the proposed development. As indicated on this plan the two (2) multi-tenant buildings cover 27% of the total lot area and landscaping covers approximately 29% of the lot. The remaining 44% of the lot is to be used for parking and driving areas. The City Code permits up to 40% of structure coverage and sets a minimum landscaping coverage of 25% within the I-Flex District. Zoning Code Proposed Development Building Coverage 40% Maximum 27% Landscaping Coverage 25% Minimum 29% D. Floor Area Ratio (FAR) – Meets Requirements The FAR is the sum of the gross horizontal area of all floors of a building as measured in square feet from the exterior sides of the exterior walls, but not including covered porches; decks; any space where the average floor-to-ceiling height is less than six feet; attached or detached garages; and other detached accessory structures. FAR is calculated by dividing the sum of all gross horizontal floor areas by the square footage of the lot. The I-Flex Zoning District allows for a total FAR up to 80% for structure in this district. The plans for this development indicate a FAR of 27%. Zoning Code Proposed Development Floor Area Ratio (FAR) 80% 27% E. Building Height – Meets Requirements The maximum building height in the I-Flex Zoning District is 45 feet. Neither of the two (2) multi-tenant structures will exceed the City’s height requirement in this district. Building 1, along Red Fox Road, is proposed with a maximum height of 28 feet and Building 2, positioned at the northern section of the lot, is proposed at 30 feet in height. City of Arden Hills Planning Commission Meeting for February 4, 2014 P:\Planning\Planning Cases\2014\PC 14-036 - Red Fox Business Center PUD\Memos_Reports_14-036 Page 5 of 14 F. Setbacks – Meets Requirements The minimum building setbacks in the I-Flex District are 50 feet in the front yard, 20 feet in the rear yard, and a minimum of 20 feet from each side yard. The site plan indicates a front yard setback of 52 feet, a rear yard setback of 86 feet, an eastern side yard setback of 53 feet 5 ¼ inches and a western side yard setback of 52 feet 5 inches. Zoning Code Proposed Development Front Yard Setback 50 Feet 52 Feet Rear Yard Setback 20 Feet 86 Feet Side Yard Setback (East) 20 Feet 53 Feet Side Yard Setback (West) 20 Feet 52 Feet 5 Inches F. Special Requirements for the I-Flex District – CUP Requested Within the Zoning Code for the I-Flex District there are certain uses that are only permitted by obtaining a Conditional Use Permit (CUP). In this district, a CUP is required for wholesaling and warehousing uses. If approved a CUP for up to 50% of the gross floor area of each building is permitted to be occupied by these uses. The applicant has indicated their request to obtain a CUP for up to 50% of the gross floor area to be used by wholesaling and warehousing uses. The remainder of the space would be used for permitted uses, including but not limited to: business services; club, sports and fitness, manufacturing and processing (class 1), office, and research and development. The following Conditional Use Permit criteria apply to the proposed request required for wholesaling and warehouse uses in the I-Flex District: 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 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 6. Adjoining land values 7. Park dedications where applicable City of Arden Hills Planning Commission Meeting for February 4, 2014 P:\Planning\Planning Cases\2014\PC 14-036 - Red Fox Business Center PUD\Memos_Reports_14-036 Page 6 of 14 8. Orderly development of the neighborhood and the City within the general purpose and intent of the Zoning Code and the Comprehensive Development Plan for the City. The City Council may place conditions on a permit if deemed necessary to protect the health, safety, and general welfare of the community. Conditional Use Permits are granted for a specific use at a specific site and are not transferable. Section 1325 – General Regulations A. Tree Preservation – Flexibility Requested The applicant submitted a Tree Survey and Tree Replacement Plan as part of their tree preservation and mitigation requirements (Attachment B). The following table outlines these numbers and the additional requirements of the tree preservation ordinance pertaining to tree removal and tree mitigation regulations. Development of the site as proposed requires extensive tree removal. The applicant has stated their intent to develop the lot in such a way that preserves as many highest quality trees as possible, knowing that many of the significant trees will have to be removed in order for the lot to be developed into a viable use. In total 90 trees will be planted, equating to 310 caliper inches. Based on the proposed tree removal, the City’s Tree Preservation Ordinance requires 395 caliper inches to be planted. The applicant is requesting flexibility to reduce the amount of caliper inches required from 395 to 310, which is a reduction of 85 caliper inches. Caliper Inches Number of Trees Total Existing Significant Trees 927 114 10% Permitted Removal 93 -- Proposed Removal 882 56 Trees Preserved 45 58 Replacement Trees Required* 395 --** Replacement Trees Proposed 310 90 * Replacement trees are calculated by subtracting the ten percent permitted removal from the proposed removal and dividing by two. ** The number of trees required may vary depending on the size of the trees planted by the developer. City Code requires a certain number of caliper inches to be planted. If larger trees are planted then fewer trees would be required. Trees proposed to be planted will consist of desirable and native tree species such as Northern Red Maple, Swamp White Oak, Common Hackberry, Princeton Elm, Bur Oak, Black Hills Spruce and White Fir. City of Arden Hills Planning Commission Meeting for February 4, 2014 P:\Planning\Planning Cases\2014\PC 14-036 - Red Fox Business Center PUD\Memos_Reports_14-036 Page 7 of 14 Where tree replacement on-site is not practical and a suitable off-site location cannot be determined by the City, a fee in lieu may be assessed for the replacement trees required. The fee amount shall be the cost of materials and installation, plus ten (10) percent. If the Planning Commission finds that additional tree plantings should be required as part of this development project a condition addressing additional tree plantings can be placed on the PUD request and recommended to the Council for consideration. B. Trees along Street Frontage – Flexibility Requested The City Code requires that a minimum of one tree be planted along the right-of-way (ROW) for every 50 feet of public street frontage. Approximately 313 feet front Red Fox Road and 967 feet front Snelling Avenue/Interstate 694. A total of 7 trees are required along the Red Fox Road ROW and 20 trees along the Snelling Avenue/Interstate 694 ROW. The applicant has proposed 8 trees along Red Fox Road and 14 trees along Snelling Avenue/Interstate 694. The applicant is requesting flexibility in order to reduce the number of trees along the Snelling Avenue/Interstate 694 ROW from 20 trees to 14 trees, which is a difference of 6 trees in this particular ROW section. C. Perennials and Shrubberies – Meets Requirements The City Code requires that at least ten (10) percent of the total landscaped area be covered with perennials and/or shrubbery. A total of 6,843 square feet of plantings are required for the development based on the Code’s requirements. The applicant has proposed 6,897 square feet, or 10.1% of the total landscape coverage area. D. Planting Islands – Meets Requirements At least ten (10) percent of a parking area must be occupied by planting islands that are at least 150 square feet in size and have at least one tree. With a total parking and driving area of 61,106 square feet the Code requires 6,111 square feet to be planting islands. A total planting island area of 7,045 square feet has been provided. Each island has a tree planting included, which meets the Code requirement. E. Off Street Parking Spaces – Meets Requirement Section 1325.06 of Zoning Code states that Business and Professional Offices are required to provide one (1) parking space for each 250 square feet of gross floor area, and one (1) parking space for each 1,000 square feet of floor area for other Business & Industry and Wholesaling & Warehousing uses. Based on these criteria one-hundred and fifty-one (151) parking spaces are required by the Code. As proposed, the parking lot contains 190 total parking spaces. City of Arden Hills Planning Commission Meeting for February 4, 2014 P:\Planning\Planning Cases\2014\PC 14-036 - Red Fox Business Center PUD\Memos_Reports_14-036 Page 8 of 14 Type/Total Parking Required Zoning Code Proposed Development Building 1 43,300 sq. ft. 71 82 Office (20%) 1 per 250 sq. ft. 35 Other Business & Industry (30%) 1 per 1,000 sq. ft 18 Wholesaling & Warehousing (50%) 1 per 1,000 sq. ft 18 Building 2 50,000 sq. ft. 80 108 Office (20%) 1 per 250 sq. ft. 40 Other Business & Industry (30%) 1 per 1,000 sq. ft 20 Wholesaling & Warehousing (50%) 1 per 1,000 sq. ft 20 Total 93,300 (Both Buildings) 151 190 2. Chapter 12, Sign Code Review Section 1200 – Sign Code A. Freestanding Signage – Meets Requirements Sign Type Sign District 7 (Permitted) Proposed Development Freestanding (Monument) Max Sign Copy Area 25 SF 25 SF Max Sign Area (Including Base) 37 ½ Feet 37 ½ SF Max Height 8 Feet 6 Feet 10 Inches *One freestanding monument sign allowed per street frontage. The property at 1235 Red Fox Road is located in Sign District 7. Within this district a maximum sign copy area of 25 square feet, a total sign area of 37.5 square feet, and a height of 8 feet is permitted. The total area of a freestanding sign (including sign copy, decorative features, and structural supports) must be no more than 1.5 times the permitted sign copy area. Since the site fronts two public streets (Red Fox Road and Interstate 694), the property is allowed an additional freestanding sign provided that the sign does not exceed half the size of the maximum sign area allowed for a freestanding sign in this district. The Sign Code does not include specific design standards for freestanding signs in this District. However, the applicant is proposing a high quality monument sign designed and City of Arden Hills Planning Commission Meeting for February 4, 2014 P:\Planning\Planning Cases\2014\PC 14-036 - Red Fox Business Center PUD\Memos_Reports_14-036 Page 9 of 14 constructed with materials and colors to complement or match the main structures on the site. The sign copy area is proposed to be constructed with custom metal panels for each tenant with the base to be constructed with a precast material to match the principal buildings on the site. Internal lighting would be used to illuminate the freestanding monument sign. The applicant has not proposed freestanding monument signage over and above what is permitted within the Sign Code. The applicant has proposed a monument sign with a sign copy area of 25 square feet, a total sign area of 37.5 square feet, and a height of 6 feet 10 inches. For the additional signage details please review page A3.1 and A3.2 of the plan set. A. Wall Signage – Meets Requirements Sign Type Sign District 7 (Permitted) Proposed Development Wall Total Area per Tenant/Bay 45 SF 45 SF Max Height -- -- *Corner bays would be allowed an additional 45 SF of signage. Properties in Sign District 7 are permitted a total of 45 square feet of wall signage. In multi- tenant buildings or sites, the permitted sign area may be installed by each individual business establishment that has some exclusive use of the primary level of the building. The applicant has not proposed wall signage over and above what is permitted within the Sign Code. Each tenant will be permitted 45 square feet of wall signage, and corner bays are allowed an additional 45 square feet of signage on the adjacent side. For the additional signage details please review page A3.1 and A3.2 of the plan set. 3. Traffic Study A traffic study for the proposed Red Fox Business Center development was completed by SRF Consulting and can be reviewed in Attachment C. On page 14 and 15 of the report a summary and conclusions section has been provided. An SRF traffic engineer will be present at the Planning Commission meeting to present their findings and answer any questions pertaining to traffic that the Commission may have. The traffic study was submitted to the Ramsey County traffic engineer for review; however, no additional comments were provided. City of Arden Hills Planning Commission Meeting for February 4, 2014 P:\Planning\Planning Cases\2014\PC 14-036 - Red Fox Business Center PUD\Memos_Reports_14-036 Page 10 of 14 6. Additional Review A. Building Official & Fire Marshal The Building Official 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. B. Public Works Director & City Engineer The Public Works Director and City Engineer have reviewed the plans for the Red Fox Business Center development project. Comments from the Public Works Department can be found in Attachment D. All final grading and utility plans will be subject to the approval by the City Engineer prior to the issuance of any development permits. C. Ramsey County Review Ramsey County has reviewed the plans for the Red Fox Business Center development and has also been provided with a copy of the Traffic Study that was prepared for this project by SRF Consulting. The County indicated that they do not have any objections to the proposed project, further stating that the project is outside of their scope of authority. County staff did, however, conclude that any additional traffic on Red Fox Road would impact the traffic operations at the intersection with Lexington Avenue. C. Rice Creek Watershed District The RCWD is in the process of conducting their review of the proposed project located at 1235 Red Fox Road. At this time, Conditional Approval has been granted pending the receipt of the changes included within the letter dated January 12, 2015, (Attachment E). The City has been coordinating with the RCWD and the applicant on this project and expects to have full approval from the RCWD by the time the proposal proceeds to the City Council for review. Findings of Fact: Staff offers the following twenty-one (21) findings of fact for this proposal: General Findings: 1. The applicant is requesting approval of a Master & Final Planned Unit Development (PUD) and a Conditional Use Permit for the Red Fox Business Center development. City of Arden Hills Planning Commission Meeting for February 4, 2014 P:\Planning\Planning Cases\2014\PC 14-036 - Red Fox Business Center PUD\Memos_Reports_14-036 Page 11 of 14 2. The PUD process allows for flexibility within the City’s regulations through a negotiated process with a developer. 3. The Red Fox Business Center development is comprised of 8.04 acres. 4. The Red Fox Business Center development is located at 1235 Red Fox Road. 5. The proposed development is located in the I-Flex District. 6. The proposed development is a permitted use in the I-Flex District. 7. The Master and Final PUD are in substantial conformance with the requirements set forth in the City’s Zoning Code and design standards. 8. Where the plan is not in conformance with the City’s Zoning Code, flexibility has been requested by the applicant. 9. The applicant is proposing to construct two (2) multi-tenant light industrial buildings on the property. 10. The proposed development would be accessed from Red Fox Road. No access from Northwoods Drive would be provided. 11. The proposed plan is in conformance with the City’s 2030 Comprehensive Plan. The property at 1235 Red Fox Road is guided for Mixed Business (MB). The MB area is designated for a variety of businesses including; commercial, certain light industrial uses, warehousing, office, general business, and retail. Conditional Use Findings: 12. A Conditional Use Permit is required for wholesaling and warehousing uses in the I-Flex District. 13. Section 1355.04 Subd. 3 of the Arden Hills Zoning Code lists criteria for evaluating a Conditional Use Permit. 14. The proposal will have limited impacts on existing and anticipated traffic and parking conditions. 15. The proposal will have limited impacts related to noise concerns. 16. The proposal will not affect glare, odors, vibration, smoke, dust, air pollution, heat, liquid and solid waste on the property. 17. The proposal will not affect drainage on the property. 18. The proposal will not affect the population density on the property. 19. The proposal is unlikely to significantly affect land values on the subject property or on neighboring properties. 20. The park dedication requirement does not apply in this case. 21. 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. Recommendation Based on the submitted plans and findings of fact, staff recommends approval of Planning Case 14-036 for a Master & Final Planned Unit Development (PUD) and Conditional Use Permit City of Arden Hills Planning Commission Meeting for February 4, 2014 P:\Planning\Planning Cases\2014\PC 14-036 - Red Fox Business Center PUD\Memos_Reports_14-036 Page 12 of 14 (CUP) for the Red Fox Business Center project in order to construct two (2) multi-tenant light industrial buildings at 1235 Red Fox Road. If the Planning Commission recommends approval of this request, staff recommends that the following fourteen (14) 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 obtain a building permit within one year of the PUD approval or the approval shall expire unless extended by the City Council prior to the approval’s expiration date. Extension requests must be submitted in writing to the City at least 45 days prior to the expiration date. 3. That the development agreement and conditional use permit (CUP) shall be prepared by the City Attorney and subject to City Council approval. The development agreement and CUP shall be executed prior to the issuance of a grading and erosion control permit. 4. That the Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of site improvements including grading, utilities, and paving, prior to the issuance of a building permit. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured Minnesota bank, and be in a form acceptable to the City. The purpose of the letter of credit is to ensure that site improvements are completed in the event that the developer defaults on the PUD Development Agreement. 5. That the Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of site improvements including grading, utilities, and paving, prior to the issuance of a building permit. The escrow will be used for City costs related to review, approval, and inspection of site improvements or any costs incurred by the City in the event of a developer default. 6. That the Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of landscaping prior to the issuance of a building permit. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured Minnesota bank. The purpose of the letter of credit is to ensure that landscaping is completed in the event that the developer defaults on the Development Agreement. The City will hold the letter of credit for two years after the installation of landscaping. The letter of credit should not expire during the two-year period. 7. That the Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of landscaping prior to the issuance of a building permit. The escrow will be held by the City for two years after installation of landscaping and used for City costs related to review, approval, and inspection of landscaping, or developer default. 8. That the proposed project may require permits, including, but not limited to, MPCA- NPDES, Rice Creek Watershed District, Minnesota Department of Health, MPCA- City of Arden Hills Planning Commission Meeting for February 4, 2014 P:\Planning\Planning Cases\2014\PC 14-036 - Red Fox Business Center PUD\Memos_Reports_14-036 Page 13 of 14 Sanitary Sewer Extension, Ramsey County and City Right of Way, and City Grading and Erosion Control permits. Copies of all issued permits shall be provided to the City prior to the issuance of any development permits. 9. That the final plans shall be subject to approval by the Building Official and Fire Marshal prior to the issuance of a building permit. 10. Final grading, drainage, utility, and site plans shall be subject to approval by the Public Works Director, City Engineer, and City Planner prior to the issuance of a grading and erosion control permit or other development permits. 11. That upon completion of grading and utility work on the site, a grading as-built and utility as-built shall be provided to the City for review. 12. That the final plans shall be revised to meet the standards as outlined by the Assistant City Engineer in the memo dated 1-27-15. 13. That the final Lighting and Photometric Plan shall be reviewed and approved by the City prior to the issuance of a building permit. 14. That the applicant shall conform to all other City regulations. Proposed Motion Language 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 14-036 for a Master & Final Planned Unit Development (PUD) and Conditional Use Permit (CUP) in order to construct two (2) multi-tenant light industrial buildings at 1235 Red Fox Road, based on the findings of fact, submitted plans, and the fourteen (14) conditions in the February 4, 2015, Report to the Planning Commission. 2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 14- 036 for a Master & Final Planned Unit Development (PUD) and Conditional Use Permit (CUP) in order to construct two (2) multi-tenant light industrial buildings at 1235 Red Fox Road, based on the findings of fact and the submitted plans in the February 4, 2015, Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of Planning Case 14-036 for a Master & Final Planned Unit Development (PUD) and Conditional Use Permit (CUP) in order to construct two (2) multi-tenant light industrial buildings at 1235 Red Fox Road, based on the following findings of fact….. 4. Table: Motion to table Planning Case 14-036 for a Master & Final Planned Unit Development (PUD) and Conditional Use Permit (CUP) in order to construct two (2) multi- tenant light industrial buildings at 1235 Red Fox Road: a specific reason and/or information request should be included with a motion to table. City of Arden Hills Planning Commission Meeting for February 4, 2014 P:\Planning\Planning Cases\2014\PC 14-036 - Red Fox Business Center PUD\Memos_Reports_14-036 Page 14 of 14 Public Notice A public hearing notice was mailed to properties within 1,000 feet of the subject property and published in the Shoreview-Arden Hills Bulletin on January 21, 2015. Resident Comment Staff has not received any letters, e-mails, or telephone calls from property owners or residents in regards to this planning case. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on January 16, 2015. Pursuant to Minnesota State Statute, the City is required to act on this request by March 17, 2015, (60 days), unless the City provided the petitioner with written reasons for an additional 60- day review period. Attachments A. Application and Narrative B. Development Plan Set C. Traffic Study D. City Engineer Comments E. RCWD Letter F. Aerial Site Map G. Truck Maneuverability VICINITY MAP SITE LOCATION: NORTH 1235 RED FOX ROAD, ARDEN HILLS Issues and Revisions: Commission No: Drawn by: Checked by: SHEET 1295 BANDANA BLVD N, SUITE 200 ST. PAUL, MN 55108-2735 (651) 642-9200 | FAX (651) 642-1101 www.popearch.com POPE ARCHITECTS CITY SUBMITTAL 12/01/14 NOT FOR CONSTRUCTION 1/26/2015 10:18:29 AM C:\Revit Projects\65127-14136-R14-Workshared_dolson.rvt A0.1 TITLE SHEET GV DO 65127-14136 RED FOX BUSINESS CENTER ARDEN HILLS, MN SHEET NUMBER SHEET NUMBER SHEET NUMBER SHEET NUMBER SHEET NAME SHEET NAME SHEET NAME SHEET NAME CI T Y S U B M I T T A L 1 2 / 0 1 / 1 4 CI T Y S U B M I T T A L 1 2 / 0 1 / 1 4 CI T Y S U B M I T T A L 1 2 / 0 1 / 1 4 CI T Y S U B M I T T A L 1 2 / 0 1 / 1 4 CI T Y R E S U B M I T T A L 1 2 / 1 2 / 1 4 CI T Y R E S U B M I T T A L 1 2 / 1 2 / 1 4 CI T Y R E S U B M I T T A L 1 2 / 1 2 / 1 4 CI T Y R E S U B M I T T A L 1 2 / 1 2 / 1 4 CI T Y R E S U B M I T T A L # 2 0 1 / 2 6 / 1 5 CI T Y R E S U B M I T T A L # 2 0 1 / 2 6 / 1 5 CI T Y R E S U B M I T T A L # 2 0 1 / 2 6 / 1 5 CI T Y R E S U B M I T T A L # 2 0 1 / 2 6 / 1 5 GENERAL A0.1 TITLE SHEET ● ● ● CIVIL C0 TOPOGRAPHIC SURVEY ● ● ● C1 DEMOLITION PLAN ● ● ● C2 PAVING & DIMENSION PLAN ● ● ● C3 GRADING PLAN ● ● ● C4 EROSION CONTROL PLAN ● ● ● C5 UTILITY PLAN ● ● ● C6 DETAILS ● ● ● C7 UTILITY DETAILS ● ● ● SITE LIGHTING PM1 PARTIAL SITE PLAN PHOTOMETRICS ● ● ● PM2 PARTIAL SITE PLAN PHOTOMETRICS ● ● ● PM3 SITE PLAN - PHOTOMETRICS ● ● LANDSCAPE L1 TREE PRESERVATION PLAN ● ● ● L2 TREE MITIGATION PLAN ● ● ● L3 LANDSCAPE PLAN ● ● ● L4 LANDSCAPE DETAILS ● ● ● ARCHITECTURAL A1.1 ARCHITECTURAL SITE PLAN ● ● ● A2.1 FLOOR PLAN - BUILDING 1 ● ● ● A2.2 FLOOR PLAN - BUILDING 2 ● ● ● A3.1 EXTERIOR ELEVATIONS - BUILDING 1 ● ● ● A3.2 EXTERIOR ELEVATIONS - BUILDING 2 ● ● ● PROJECT DIRECTORY OWNER ROBERTS DEVELOPMENT CO. 1851 BUERKLE ROAD WHITE BEAR LAKE, MN 55110 PHONE: (651) 773-3485 FAX: (651) 773-3490 CONTACT: NICK ROBERTS EMAIL: Nick@robertsmgmtgroup.com ARCHITECT POPE ARCHITECTS 1295 BANDANA BLVD N, STE 200 ST. PAUL, MN 55108-2735 PHONE: (651) 642-9200 FAX: (651) 642-1101 CONTACT: GONZALO VILLARES EMAIL: gvillares@popearch.com LANDSCAPE (OWNER'S CONSULTANT) CALYX DESIGN GROUP 1583 BERKELEY AVENUE ST. PAUL, MN 55105 PHONE: (651) 334-5498 CONTACT: BEN HARTBERG, ASLA EMAIL: ben@calyxdesigngroup.com CIVIL (OWNER'S CONSULTANT) LARSON ENGINEERING, INC. 3524 LABORE ROAD WHITE BEAR LAKE, MN 55110-5126 PHONE: (651) 481-9120 FAX: (651) 481-9201 CONTACT: MATT WOODRUFF, P.E. EMAIL: mwoodruff@larsonengr.com SHEET INDEX RED FOX BUSINESS CENTER 1235 RED FOX ROAD, ARDEN HILLS SURVEYOR (OWNER'S CONSULTANT) SUNDE LAND SURVEYING 900 E BLOOMINGTON FREEWAY WHITE BEAR LAKE, MN 55110 PHONE: (651) 773-3485 FAX: (651) 773-3490 CONTACT: MARK PETERSON EMAIL: Mark.Peterson@sunde.com LIGHTING (OWNER'S CONSULTANT) LINDELL ENGINEERING, INC. 3411 KILMER LANE N PLYMOUTH, MN 55441 PHONE: (763) 542-9163 FAX: (763) 542-9214 CONTACT: JAY JAGERSON, P.E. EMAIL: jjagerson@lindelleng.com CITY SUBMITTAL 12/01/14 CITY RESUBMITTAL 12/12/14 CITY RESUBMITTAL #2 01/26/15 12 " R C P S A N S 8 " D I P W 16 " C I P W 16 " C I P W RES T R I C T E D A C C E S S A S S H O W N ON T H E P L A T O F N O R T H W O O D S & PER D O C . N O . 5 1 2 8 5 2 12 " S A N S 1 2 " S A N S S R / W L I N E O F H W Y 1 0 - 6 2 A S E S T A B L I S H E D B Y T H E P L A T O F N O R T H W O O D S ROADWAY EASEMENT PER DOC. NO. 509408 6 F T C H A I N L I N K F E N C E 5 F T C H A I N L I N K F E N C E 16 " C I P W 12 " S A N S 12 " S A N S 16 " C I P W 16 " C I P W 5 F T C H A I N L I N K F E N C E 5 F T C H A I N L I N K F E N C E 21"RCP ST S 21"RCP ST S F E N C E I S 0 . 5 F T N W ' L Y O F P R O P E R T Y L I N E F E N C E I S 1 . 0 F T S E ' L Y O F P R O P E R T Y L I N E F E N C E I S 0 . 5 F T N W ' L Y O F P R O P E R T Y L I N E 12"CIP W6"PVC SAN S16"W 16"W 12 " R C P 8 " P V C S A N S 6 " S A N S 6 " P V C S A N S 10"VCP SAN S 1 5 " R C P S T S 12"SAN S 11 22 3 3 2 Description Rev.DateRED FOX BUSINESS CENTER RED FOX ROAD ARDEN HILLS, MN 55112 1 12.12.14 CITY COMMENTS Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12146174.000 CBS PSM 12.01.143524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com C 2014 Larson Engineering, Inc. All rights reserved. P: \ P r o j e c t s \ P r o j e c t s - 2 0 1 4 \ 1 2 1 4 6 1 7 4 - R o b e r t s M a n a g e m e n t G r o u p - A H D e v e l o p m e n t \ C . D e s i g n \ D r a w i n g F i l e s \ 1 2 1 4 6 1 7 4 C 1 D E M O . d w g 3524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com Project Title:Roberts Management Group 1851 Buerkle Road White Bear Lake, MN 55110 Client:Date: Reg. No.:I hereby certify that this plan,specifications 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.of 70NORTH2550100PRELIMINARY NOT FOR CONSTRUCTION Matt Woodruff, P.E.2 01.26.15 CITY COMMENTSREMOVE AND DISPOSE OF EXISTING BITUMINOUS PAVEMENT SECTION REMOVE AND DISPOSE OF EXISTING CONCRETE PAVEMENT SECTIONSYMBOL LEGEND SAWCUT, REMOVE, AND DISPOSE OF EXISTING CONCRETE CURB AND GUTTER.BITUMINOUS REMOVAL FOR SANITARY SEWER AND WATERMAIN CONNECTIONS. VERIFY LIMITS.PROTECT EXISTING CURB AND GUTTER.1 2 DEMOLITION PLAN C1 1KEY NOTES DEMOLITION NOTES 1.Verify all existing utility locations.2.It is the responsibility of the Contractor to perform or coordinate all necessary utility demolitions and relocations from existing utility locations to all onsite amenities and buildings. These connections include, but are not limited to, water, sanitary sewer, cable tv, telephone, gas, electric, site lighting, etc.3.Prior to beginning work, contact Gopher State Onecall (651-454-0002) to locate utilities throughout the area under construction. The Contractor shall retain the services of a private utility locator to locate the private utilities.4.Sawcut along edges of pavements, sidewalks, and curbs to remain.5.All construction shall be performed in accordance with state and local standard specifications for construction.3 RE T A I N I N G WA L L 12 " R C P S A N S 8 " D I P W 16 " C I P W 16 " C I P W RES T R I C T E D A C C E S S A S S H O W N ON T H E P L A T O F N O R T H W O O D S & PER D O C . N O . 5 1 2 8 5 2 12 " S A N S 1 2 " S A N S S R / W L I N E O F H W Y 1 0 - 6 2 A S E S T A B L I S H E D B Y T H E P L A T O F N O R T H W O O D S ROADWAY EASEMENT PER DOC. NO. 509408 6 F T C H A I N L I N K F E N C E 5 F T C H A I N L I N K F E N C E 16 " C I P W 12 " S A N S 12 " S A N S 16 " C I P W 16 " C I P W 5 F T C H A I N L I N K F E N C E 5 F T C H A I N L I N K F E N C E 2 1 " R C P S T S 2 1 " R C P S T S F E N C E I S 0 . 5 F T N W ' L Y O F P R O P E R T Y L I N E F E N C E I S 1 . 0 F T S E ' L Y O F P R O P E R T Y L I N E F E N C E I S 0 . 5 F T N W ' L Y O F P R O P E R T Y L I N E 12"CIP W6"PVC SAN S16"W 16"W 12 " R C P 8 " P V C S A N S 6 " S A N S 6 " P V C S A N S 10"VCP SAN S 1 5 " R C P S T S 12"SAN S 9' (T Y P ) 18 ' ( T Y P ) 5 . 5 ' 5 . 5 ' 2 4 ' 4 2 ' 9' (T Y P ) 1 8 ' ( T Y P ) RE T A I N I N G W A L L R 1 5 ' MA T C H E X I S T I N G PA V E M E N T S E C T I O N Description Rev.DateRED FOX BUSINESS CENTER RED FOX ROAD ARDEN HILLS, MN 55112 1 12.12.14 CITY COMMENTS Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12146174.000 CBS PSM 12.01.143524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com C 2014 Larson Engineering, Inc. All rights reserved. P: \ P r o j e c t s \ P r o j e c t s - 2 0 1 4 \ 1 2 1 4 6 1 7 4 - R o b e r t s M a n a g e m e n t G r o u p - A H D e v e l o p m e n t \ C . D e s i g n \ D r a w i n g F i l e s \ 1 2 1 4 6 1 7 4 C 2 P A V I N G & D I M E N S I O N . d w g 3524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com Project Title:Roberts Management Group 1851 Buerkle Road White Bear Lake, MN 55110 Client:Date: Reg. No.:I hereby certify that this plan,specifications 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.of 70NORTH2550100PRELIMINARY NOT FOR CONSTRUCTION Matt Woodruff, P.E.2 01.26.15 CITY COMMENTSNEW 3.5" BITUMINOUS PAVEMENT OVER 7" AGGREGATE BASE.SEE DETAIL 1/C6.NEW 5" BITUMINOUS PAVEMENT OVER 9" AGGREGATE BASE.SEE DETAIL 2/C6.NEW 4" CONCRETE PAVEMENT OVER 4" AGGREGATE BASE OVER 12" SAND SECTION.SEE DETAILS 3/C6.SYMBOL LEGEND PAVING &DIMENSION PLAN C2 2 12 " R C P S A N S 8 " D I P W 16 " C I P W 16 " C I P W RES T R I C T E D A C C E S S A S S H O W N ON T H E P L A T O F N O R T H W O O D S & PER D O C . N O . 5 1 2 8 5 2 12 " S A N S 1 2 " S A N S S R / W L I N E O F H W Y 1 0 - 6 2 A S E S T A B L I S H E D B Y T H E P L A T O F N O R T H W O O D S ROADWAY EASEMENT PER DOC. NO. 509408 6 F T C H A I N L I N K F E N C E 5 F T C H A I N L I N K F E N C E 16 " C I P W 12 " S A N S 12 " S A N S 16 " C I P W 16 " C I P W 5 F T C H A I N L I N K F E N C E 5 F T C H A I N L I N K F E N C E 2 1 " R C P S T S 2 1 " R C P S T S F E N C E I S 0 . 5 F T N W ' L Y O F P R O P E R T Y L I N E F E N C E I S 1 . 0 F T S E ' L Y O F P R O P E R T Y L I N E F E N C E I S 0 . 5 F T N W ' L Y O F P R O P E R T Y L I N E 12"CIP W6"PVC SAN S16"W 16"W 12 " R C P 8 " P V C S A N S 6 " S A N S 6 " P V C S A N S 10"VCP SAN S 1 5 " R C P S T S 12"SAN S 938.70 TC*938.20 GL*939.20 TC*938.70 GL*938.20 TC*937.70 GL*937.80 TC*937.30 GL*0.6%0.6% 93 9 . 8 0 T C 93 9 . 3 0 G L 93 9 . 8 0 T C 93 9 . 3 0 G L 94 0 . 0 0 F F E 93 9 . 0 0 T C 93 8 . 5 0 G L 93 7 . 3 0 T C 93 6 . 8 0 G L 93 9 . 3 0 T C 93 8 . 8 0 G L 93 9 . 3 0 T C 93 8 . 8 0 G L 93 9 . 7 0 T C 93 9 . 2 0 G L 93 9 . 8 0 T C 93 9 . 3 0 G L 93 9 . 2 0 T C 93 8 . 7 0 G L 93 8 . 8 0 T C 93 8 . 3 0 G L 93 9 . 4 0 T C 93 8 . 9 0 G L 93 8 . 5 0 T C 93 8 . 0 0 G L 93 7 . 5 0 G L / C 93 8 . 9 0 T C 93 8 . 4 0 G L 93 8 . 5 0 T C 93 8 . 0 0 G L 93 5 . 8 0 93 6 . 5 0 ( H P ) 93 8 . 3 0 G L 93 8 . 5 0 T C 93 8 . 0 0 G L 93 7 . 5 0 T C 93 7 . 0 0 G L 93 9 . 2 0 T C 93 8 . 7 0 G L 937 9 3 8 93 9 93 7 . 5 0 B E R M 93 4 . 5 0 93 8 . 0 0 T W 93 3 . 5 0 B W NO R T H B A S I N HW L = 9 3 7 . 1 6 NW L = 9 3 4 . 0 0 BO T = 9 2 8 . 0 0 SO U T H B A S I N HW L = 9 3 6 . 9 3 NW L = 9 3 4 . 0 0 BO T = 9 2 8 . 0 0 938 938 93 7 93 7 . 2 0 E O 93 7 . 0 0 E O 93 8 . 0 0 T W 93 6 . 5 0 B W 93 7 . 5 0 B E R M PR O V I D E E R O S I O N CO N T R O L B L A N K E T AL O N G 3 : 1 S L O P E S PR O V I D E E R O S I O N CO N T R O L B L A N K E T AL O N G 2 : 1 S L O P E S PR O V I D E E R O S I O N CO N T R O L B L A N K E T AL O N G 3 : 1 S L O P E S 9 3 8 93 9 93 8 93 7 9 3 7 9 3 8 9 3 6 93 7 . 5 0 B E R M 939 93 5 . 8 0 94 0 . 0 0 F F E / B 9 3 6 9 3 6 9 3 6 9 3 7 936 2. 5 % 939 938 937 939 938 937 939 938 937 939 938 937 93 6 . 3 0 B 93 9 93 8 93 7 93 9 93 8 93 7 93 9 93 8 93 7 93 6 . 8 0 B PR O V I D E T R E E PR O T E C T I O N F E N C E 93 5 . 8 0 G L 93 7 . 9 5 T C 93 7 . 4 5 G L 93 9 . 4 0 T C 93 8 . 9 0 G L 938 93 7 93 8 93 7 928 934 12 : 1 C R O S S S L O P E W I T H I N CI T Y E A S E M E N T PR O V I D E E R O S I O N CO N T R O L B L A N K E T AL O N G 3 : 1 S L O P E S 92 8 93 4 93 8 Description Rev. DateRED FOX BUSINESS CENTER RED FOX ROAD ARDEN HILLS, MN 55112 1 12.12.14 CITY COMMENTS Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12146174.000 CBS PSM 12.01.143524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com C 2014 Larson Engineering, Inc. All rights reserved. P: \ P r o j e c t s \ P r o j e c t s - 2 0 1 4 \ 1 2 1 4 6 1 7 4 - R o b e r t s M a n a g e m e n t G r o u p - A H D e v e l o p m e n t \ C . D e s i g n \ D r a w i n g F i l e s \ 1 2 1 4 6 1 7 4 C 3 G R A D I N G . d w g 3524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com Project Title:Roberts Management Group 1851 Buerkle Road White Bear Lake, MN 55110 Client:Date: Reg. No.:I hereby certify that this plan,specifications 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.of 70NORTH25 50 100PRELIMINARY NOT FOR CONSTRUCTION Matt Woodruff, P.E.2 01.26.15 CITY COMMENTS GRADING PLAN C3 3PROPOSED CONTOURS - MAJOR INTERVAL GRADE BREAK LINEPROPOSED CONTOURS - MINOR INTERVAL 949950950EXISTING CONTOURS 2.0%950.00 TC 949.50 GLGRADE SLOPE SPOT ABBREVIATIONS:TC - TOP OF CURB GL - GUTTER LINE B - BITUMUNOUS C - CONCRETE EO - EMERGENCY OVERFLOW TW - TOP OF WALL BW - BOTTOM OF WALL (F/G)(*) - EXISTING TO BE VERIFIEDSILT FENCE RIP-RAP / ROCK CONST. ENTRANCE INLET PROTECTION CONCRETE WASHOUT STATIONLEGEND GRADING NOTES 1. Tree protection consisting of snow fence or safety fence installed at the drip line shall be in place prior to beginning any grading or demolition work at the site.2. All elevations with an asterisk (*) shall be field verified. If elevations vary significantly, notify the Engineer for further instructions.3. Grades shown in paved areas represent finish elevation.4. Refer to Landscape Plan for restoration requirements.5. All construction shall be performed in accordance with state and local standard specifications for construction.6. Construction of filtration benches (Detail 3/C7) shall occur after basin slopes have stabilized and bituminous wear course paving is completed to prevent contamination of filtration material. 937 9 3 8 93 9 NO R T H B A S I N HW L = 9 3 7 . 1 6 NW L = 9 3 4 . 0 0 BO T = 9 2 8 . 0 0 SO U T H B A S I N HW L = 9 3 6 . 9 3 NW L = 9 3 4 . 0 0 BO T = 9 2 8 . 0 0 938 938 93 7 PR O V I D E E R O S I O N CO N T R O L B L A N K E T AL O N G 3 : 1 S L O P E S PR O V I D E E R O S I O N CO N T R O L B L A N K E T AL O N G 2 : 1 S L O P E S PR O V I D E E R O S I O N CO N T R O L B L A N K E T AL O N G 3 : 1 S L O P E S 9 3 8 93 9 93 8 93 7 9 3 7 9 3 8 9 3 6 939 9 3 6 9 3 6 9 3 6 9 3 7 936 939 938 937 939 938 937 939 938 937 939 938 937 93 9 93 8 93 7 93 9 93 8 93 7 93 9 93 8 93 7 PR O V I D E T R E E PR O T E C T I O N F E N C E 938 93 7 93 8 93 7 928 934 12 : 1 C R O S S S L O P E W I T H I N CI T Y E A S E M E N T PR O V I D E E R O S I O N CO N T R O L B L A N K E T AL O N G 3 : 1 S L O P E S 92 8 93 4 93 8 12 " R C P S A N S 8 " D I P W 16 " C I P W 16 " C I P W RES T R I C T E D A C C E S S A S S H O W N ON T H E P L A T O F N O R T H W O O D S & PER D O C . N O . 5 1 2 8 5 2 12 " S A N S 1 2 " S A N S S R / W L I N E O F H W Y 1 0 - 6 2 A S E S T A B L I S H E D B Y T H E P L A T O F N O R T H W O O D S ROADWAY EASEMENT PER DOC. NO. 509408 6 F T C H A I N L I N K F E N C E 5 F T C H A I N L I N K F E N C E 16 " C I P W 12 " S A N S 12 " S A N S 16 " C I P W 16 " C I P W 5 F T C H A I N L I N K F E N C E 5 F T C H A I N L I N K F E N C E 2 1 " R C P S T S 2 1 " R C P S T S F E N C E I S 0 . 5 F T N W ' L Y O F P R O P E R T Y L I N E F E N C E I S 1 . 0 F T S E ' L Y O F P R O P E R T Y L I N E F E N C E I S 0 . 5 F T N W ' L Y O F P R O P E R T Y L I N E 12"CIP W6"PVC SAN S16"W 16"W 12 " R C P 8 " P V C S A N S 6 " S A N S 6 " P V C S A N S 10"VCP SAN S 1 5 " R C P S T S 12"SAN S SI L T F E N C E , T Y P . IN L E T P R O T E C T I O N , T Y P . O F 1 6 RI P R A P , T Y P . RO C K C O N S T R U C T I O N E N T R A N C E , T Y P . Description Rev. DateRED FOX BUSINESS CENTER RED FOX ROAD ARDEN HILLS, MN 55112 1 12.12.14 CITY COMMENTS Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12146174.000 CBS PSM 12.01.143524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com C 2014 Larson Engineering, Inc. All rights reserved. P: \ P r o j e c t s \ P r o j e c t s - 2 0 1 4 \ 1 2 1 4 6 1 7 4 - R o b e r t s M a n a g e m e n t G r o u p - A H D e v e l o p m e n t \ C . D e s i g n \ D r a w i n g F i l e s \ 1 2 1 4 6 1 7 4 C 4 E R O S I O N C O N T R O L . d w g 3524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com Project Title:Roberts Management Group 1851 Buerkle Road White Bear Lake, MN 55110 Client:Date: Reg. No.:I hereby certify that this plan,specifications 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.of 70NORTH25 50 100PRELIMINARY NOT FOR CONSTRUCTION Matt Woodruff, P.E.2 01.26.15 CITY COMMENTS EROSION CONTROL PLAN C4 41. Owner and Contractor shall obtain MPCA-NPDES permit. Contractor shall be responsible for all fees pertaining to this permit. The SWPPP shall be kept onsite at all times.2. Install temporary erosion control measures (inlet protection, silt fence, and rock construction entrances) prior to beginning any excavation or demolition work at the site.3. Erosion control measures shown on the erosion control plan are the absolute minimum. The contractor shall install temporary earth dikes, sediment traps or basins, additional siltation fencing, and/or disk the soil parallel to the contours as deemed necessary to further control erosion. All changes shall be recorded in the SWPPP.4. All construction site entrances shall be surfaced with crushed rock across the entire width of the entrance and from the entrance to a point 50' into the construction zone.5.7KHWRHRIWKHVLOWIHQFHVKDOOEHWUHQFKHGLQDPLQLPXPRI´7KHWUHQFKEDFNILOOVKDOOEH compacted with a vibratory plate compactor.6. All grading operations shall be conducted in a manner to minimize the potential for site erosion.Sediment control practices must be established on all down gradient perimeters before any up gradient land disturbing activities begin.7. All exposed soil areas must be stabilized as soon as possible to limit soil erosion but in no case later than 14 days after the construction activity in that portion of the site has temporarily or permanently ceased. Temporary stockpiles without significant silt, clay or organic components (e.g., clean aggregate stockpiles, demolition concrete stockpiles, sand stockpiles) and the constructed base components of roads, parking lots and similar surfaces are exempt from this requirement.8. The normal wetted perimeter of any temporary or permanent drainage ditch or swale that drains water from any portion of the construction site, or diverts water around the site, must be stabilized within 200 lineal feet from the property edge, or from the point of discharge into any surface water. Stabilization of the last 200 lineal feet must be completed within 24 hours after connecting to a surface water. Stabilization of the remaining portions of any temporary or permanent ditches or swales must be complete within 14 days after connecting to a surface water and construction in that portion of the ditch has temporarily or permanently ceased.9. Pipe outlets must be provided with energy dissipation within 24 hours of connection to surface water.10. All riprap shall be installed with a filter material or soil separation fabric and comply with the Minnesota Department of Transportation Standard Specifications.11. All storm sewers discharging into wetlands or water bodies shall outlet at or below the normal water level of the respective wetland or water body at an elevation where the downstream slope is 1 percent or flatter. The normal water level shall be the invert elevation of the outlet of the wetland or water body.12. All storm sewer catch basins not needed for site drainage during construction shall be covered to prevent runoff from entering the storm sewer system. Catch basins necessary for site drainage during construction shall be provided with inlet protection.13. In areas where concentrated flows occur (such as swales and areas in front of storm catch basins and intakes) the erosion control facilities shall be backed by stabilization structure to protect those facilities from the concentrated flows.14. Inspect the construction site once every seven days during active construction and within 24 hours after a rainfall event greater than 0.5 inches in 24 hours. All inspections shall be recorded in the SWPPP.15. All BMPs must be repaired, replaced, or supplemented when they become nonfunctional or the sediment reaches 1/3 of the height of the BMP. These repairs must be made within 24 hours of discovery, or as soon as field conditions allow access. All repairs shall be recorded in the SWPPP.16. If sediment escapes the construction site, off-site accumulations of sediment must be removed in a manner and at a frequency sufficient to minimize off-site impacts.17. All soils tracked onto pavement shall be removed daily.18. All infiltration areas must be inspected to ensure that no sediment from ongoing construction activity is reaching the infiltration area and these areas are protected from compaction due to construction equipment driving across the infiltration area.19. Temporary soil stockpiles must have silt fence or other effective sediment controls, and cannot be placed in surface waters, including stormwater conveyances such as curb and gutter systems, or conduits and ditches unless there is a bypass in place for the stormwater.20. Collected sediment, asphalt and concrete millings, floating debris, paper, plastic, fabric,construction and demolition debris and other wastes must be disposed of properly and must comply with MPCA disposal requirements.21. Oil, gasoline, paint and any hazardous substances must be properly stored, including secondary containment, to prevent spills, leaks or other discharge. Restricted access to storage areas must be provided to prevent vandalism. Storage and disposal of hazardous waste must be in compliance with MPCA regulations.22. External washing of trucks and other construction vehicles must be limited to a defined area of the site. Runoff must be contained and waste properly disposed of. No engine degreasing is allowed onsite.23. All liquid and solid wastes generated by concrete washout operations must be contained in a leak-proof containment facility or impermeable liner. A compacted clay liner that does not allow washout liquids to enter ground water is considered an impermeable liner. The liquid and solid wastes must not contact the ground, and there must not be runoff from the concrete washout operations or areas. Liquid and solid wastes must be disposed of properly and in compliance with MPCA regulations. A sign must be installed adjacent to each washout facility to inform concrete equipment operators to utilize the proper facilities.24. Upon completion of the project and stabilization of all graded areas, all temporary erosion control facilities (silt fences, hay bales, etc.) shall be removed from the site.25. All permanent sedimentation basins must be restored to their design condition immediately following stabilization of the site.26. Contractor shall submit Notice of Termination for MPCA-NPDES permit within 30 days after Final Stabilization.EROSION CONTROL NOTES SILT FENCE RIP-RAP / ROCK CONST. ENTRANCE INLET PROTECTION CONCRETE WASHOUT STATIONLEGEND 12 " R C P S A N S 8 " D I P W 16 " C I P W 16 " C I P W RES T R I C T E D A C C E S S A S S H O W N ON T H E P L A T O F N O R T H W O O D S & PER D O C . N O . 5 1 2 8 5 2 12 " S A N S 1 2 " S A N S S R / W L I N E O F H W Y 1 0 - 6 2 A S E S T A B L I S H E D B Y T H E P L A T O F N O R T H W O O D S ROADWAY EASEMENT PER DOC. NO. 509408 6 F T C H A I N L I N K F E N C E 5 F T C H A I N L I N K F E N C E 16 " C I P W 12 " S A N S 12 " S A N S 16 " C I P W 16 " C I P W 5 F T C H A I N L I N K F E N C E 5 F T C H A I N L I N K F E N C E 2 1 " R C P S T S 2 1 " R C P S T S F E N C E I S 0 . 5 F T N W ' L Y O F P R O P E R T Y L I N E F E N C E I S 1 . 0 F T S E ' L Y O F P R O P E R T Y L I N E F E N C E I S 0 . 5 F T N W ' L Y O F P R O P E R T Y L I N E 12"CIP W 6 " P V C S A N S 16"W 16"W 12 " R C P 8 " P V C S A N S 6 " S A N S 6 " P V C S A N S 10"VCP SAN S 1 5 " R C P S T S 12"SAN S CB - 1 RI M = 9 3 8 . 0 0 IN V = 9 3 5 . 1 5 SU M P = 9 3 3 . 1 5 ST M H - 1 RI M = 9 3 6 . 5 0 IN V = 9 3 0 . 7 0 ST M H - 2 RI M = 9 3 8 . 5 0 IN V = 9 2 8 . 6 4 FE S - 2 IN V = 9 3 1 . 0 0 1 1 5 L F , 2 4 " H D P E @ 0 . 5 6 % OU T L E T S T R U C T U R E - 1 RI M = 9 3 7 . 0 0 TO P O F W E I R = 9 3 6 . 0 0 IN V ( D T ) = 8 3 0 . 7 0 IN V ( E / S W ) = 8 3 0 . 5 0 SU M P = 8 2 8 . 5 0 34 L F , 1 2 " H D P E @ 4 . 4 % IN V E R T E D FE S - 6 IN V = 9 2 9 . 0 0 MI T E R E D E N D IN V = 9 3 0 . 2 0 OU T L E T S T R U C T U R E - 2 RI M = 9 3 7 . 0 0 TO P O F W E I R = 9 3 6 . 0 0 IN V ( D T ) = 8 3 0 . 3 0 IN V ( N / S ) = 8 3 0 . 1 0 SU M P = 8 2 8 . 1 0 17 5 L F 4" P E R F . DR A I N T I L E FE S - 3 IN V = 9 2 9 . 0 0 MI T E R E D E N D IN V = 9 3 0 . 0 0 28 L F , 1 2 " H D P E @ 3 . 9 % IN V E R T E D CO N N E C T T O E X . W M W/ 8 " x 8 " W E T T A P W / V A L V E ,1 6 7 $ / /    ;    ƒ  % ( 1 ' RO U T E N E W 8 " W M U N D E R E X I S T 1 6 " W M :    ƒ  9 ( 5 7 , & $ /  % ( 1 ' 6    ( $ & + CB - 5 RI M = 9 3 5 . 8 0 IN V = 9 3 1 . 3 0 SU M P = 9 2 9 . 3 0 9 0 L F , 6 " P V C @ 1 . 0 0 % 8" x 6 " T E E W I T H R E D U C E R 50 L F , 6 " P V C @ 0 . 6 0 % 18 L F , 6" P V C @ 0 . 5 5 % 17 7 L F 4" P E R F . DR A I N T I L E CB - 4 RI M = 9 3 5 . 8 0 IN V = 9 3 2 . 1 0 SU M P = 9 3 0 . 1 0 CB - 6 RI M = 9 3 5 . 8 0 IN V = 9 3 0 . 5 0 SU M P = 9 2 8 . 5 0 CB - 1 2 RI M = 9 3 5 . 8 0 IN V = 9 2 9 . 0 4 SU M P = 9 2 7 . 0 4 CB - 1 0 RI M = 9 3 5 . 8 0 IN V = 9 3 0 . 8 3 SU M P = 9 2 8 . 8 3 80 L F , 1 8 " HD P E @ 1 . 2 3 % FE S - 5 IN V = 9 3 1 . 0 0 Description Rev. DateRED FOX BUSINESS CENTER RED FOX ROAD ARDEN HILLS, MN 55112 1 12.12.14 CITY COMMENTS Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12146174.000 CBS PSM 12.01.143524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com C 2014 Larson Engineering, Inc. All rights reserved. P: \ P r o j e c t s \ P r o j e c t s - 2 0 1 4 \ 1 2 1 4 6 1 7 4 - R o b e r t s M a n a g e m e n t G r o u p - A H D e v e l o p m e n t \ C . D e s i g n \ D r a w i n g F i l e s \ 1 2 1 4 6 1 7 4 C 5 U T I L I T Y . d w g 3524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com Project Title:Roberts Management Group 1851 Buerkle Road White Bear Lake, MN 55110 Client:Date: Reg. No.:I hereby certify that this plan,specifications 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.of 70NORTH25 50 100PRELIMINARY NOT FOR CONSTRUCTION Matt Woodruff, P.E.2 01.26.15 CITY COMMENTS UTILITY PLAN C5 5CABLE UNDERGROUND LINE FIBER OPTIC UNDERGROUND LINEELECTRIC UNDERGROUND LINEELECTRIC OVERHEAD LINE TELEPHONE UNDERGROUND LINESTORM SEWER PIPESANITARY SEWER PIPENATURAL GAS UNDERGROUND LINE WATERMAIN PIPE LIGHT POLESTORM MANHOLE FLARED ENDCURB INLETCATCH BASIN WATER SHUTOFFGATE VALVE & BOXHYDRANTSANITARY MANHOLE DRAINTILE PIPELEGEND UTILITY NOTES 1. It is the responsibility of the contractor to perform or coordinate all necessary utility connections and relocations from existing utility locations to the proposed building, as well as to all onsite amenities. These connections include but are not limited to water, sanitary sewer, cable TV, telephone, gas,electric, site lighting, etc.2. All service connections shall be performed in accordance with state and local standard specifications for construction. Utility connections (sanitary sewer,watermain, and storm sewer) may require a permit from the City.3. The contractor shall verify the elevations at proposed connections to existing utilities prior to any demolition or excavation.4. The contractor shall notify all appropriate engineering departments and utility companies 72 hours prior to construction. All necessary precautions shall be made to avoid damage to existing utilities.5. Storm sewer requires testing in accordance with Minnesota plumbing code 4715.2820 where located within 10 feet of waterlines or the building.6. HDPE storm sewer piping and fittings must meet materials and installation standards per Minnesota plumbing code 4715.0420.6C(4) and 4715.0540.C including ASTM D3212 joint pressure test and ASTM C2321 installation practices. The City requires RCP pipe within the public right-of-way.7. All RCP pipe shown on the plans shall be MN/DOT class 3.8.0DLQWDLQDPLQLPXPRIò RIFRYHURYHUDOOZDWHUOLQHVDQGVDQLWDU\VHZHU OLQHV,QVWDOOZDWHUOLQHV´DERYHVDQLWDU\VHZHUVZKHUHWKHVDQLWDU\VHZHU crosses over the water line, install sewer piping of materials equal to ZDWHUPDLQVWDQGDUGVIRUIHHWRQERWKVLGHVDQGPDLQWDLQ´RIVHSDUDWLRQ9.:KHUHò RIFRYHULVQRWSURYLGHGRYHUVDQLWDU\VHZHUDQGZDWHUOLQHVLQVWDOO´ULJLGSRO\VW\UHQHLQVXODWLRQ 01'27 ZLWKDWKHUPDOUHVLVWDQFH of at least 5 and a compressive strength of at least 25 psi. Insulation shall be  ZLGHFHQWHUHGRYHUSLSHZLWK´VDQGFXVKLRQEHWZHHQSLSHDQGLQVXODWLRQ:KHUHGHSWKLVOHVVWKDQ XVH´RILQVXODWLRQ10. All watermain piping shall be class 52 ductile iron pipe unless noted otherwise.11. See Project Specifications for bedding requirements.12. Pressure test and disinfect all new watermains in accordance with state and local requirements.13. Sanitary sewer piping shall be PVC, SDR-35 for depths less than 12', PVC SDR-26 for depths between 12' and 26', and class 52 D.I.P. for depths of 26'or more.13. Manhole casting adjustments shall not exceed 4 adjusting rings.14. Casting grade adjustment for EX. SAN MH-1 shall be accomplished by additional manhole barrel section(s). GE O T E X T I L E F A B R I C ENGINEERING FABRICWIRE MESH REINFORCEMENT (OPTIONAL)METAL, WOOD POST, OR STAKE.8' MAX. SPACING, 2' INTO GROUND.NATURAL SOILDIRECTIONOF RUNOFF NOT TO SCALEINSTALLATION DETAILSILT FENCE 12 C6NOTE: DEPENDING UPON CONFIGURATION, ATTACH FABRIC TO WIRE MESH WITH HOG RINGS, STEEL POSTS WITH WIRES, OR WOOD POSTS WITH STAPLES.FABRIC ANCHORAGE TRENCH. BACKFILL WITH TAMPED NATURAL SOIL 50' M I N I M U M 6" M I N I M U M 1" - 2 " W A S H E D R O C K NO T T O S C A L E RO C K C O N S T R U C T I O N E N T R A N C E 9 C6 PU B L I C R O A D HA R D S U R F A C E / NE W 3 . 5 " B I T U M I N O U S P A V E M E N T PL A C E D I N 2 L I F T S 7" B A S E AG G R E G A T E AP P R O V E D S U B G R A D E S O I L NO T T O S C A L E CO N S T R U C T I O N D E T A I L LI G H T - D U T Y B I T U M I N O U S 1 C6 4" B A S E AG G R E G A T E NE W 4 " P O R T L A N D C E M E N T C O N C R E T E AP P R O V E D S U B G R A D E S O I L NO T T O S C A L E CO N S T R U C T I O N D E T A I L C O N C R E T E 3 C6 6 " R 3 " R 3 " 8" SL O P E 3 4 " P E R F T . NE W B A S E AG G R E G A T E NE W B I T U M I N O U S PA V E M E N T RE F E R T O L A N D S C A P E PL A N F O R R E S T O R A T I O N 6" 7 " 6 " 1 3 . 5 " 12 " 6" EX I S T I N G S U B G R A D E S O I L NO T T O S C A L E CU R B & G U T T E R D E T A I L B6 1 2 C O N C R E T E 4 C6 Description Rev.DateRED FOX BUSINESS CENTER RED FOX ROAD ARDEN HILLS, MN 55112 1 12.12.14 CITY COMMENTS Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12146174.000 CBS PSM 12.01.143524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com C 2014 Larson Engineering, Inc. All rights reserved. P: \ P r o j e c t s \ P r o j e c t s - 2 0 1 4 \ 1 2 1 4 6 1 7 4 - R o b e r t s M a n a g e m e n t G r o u p - A H D e v e l o p m e n t \ C . D e s i g n \ D r a w i n g F i l e s \ 1 2 1 4 6 1 7 4 C 6 D E T A I L S . d w g 3524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com Project Title:Roberts Management Group 1851 Buerkle Road White Bear Lake, MN 55110 Client:Date: Reg. No.:I hereby certify that this plan,specifications 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.of 7PRELIMINARY NOT FOR CONSTRUCTION Matt Woodruff, P.E.2 01.26.15 CITY COMMENTS DETAILS C6 6 NE W 5 " B I T U M I N O U S P A V E M E N T PL A C E D I N 2 L I F T S 9" B A S E AG G R E G A T E AP P R O V E D S U B G R A D E S O I L NO T T O S C A L E CO N S T R U C T I O N D E T A I L HE A V Y - D U T Y B I T U M I N O U S 2 C6 12 " S A N D SE C T I O N R7 - 8 a A C C E S S I B I L I T Y S I G N 2. 5 L B . / F T . F L A N G E D CH A N N E L S I G N P O S T (M N D O T 3 4 0 1 ) 12 " 1 8 " 5 ' NO T T O S C A L E SI G N D E T A I L AC C E S S I B L E P A R K I N G 7 C6 3 ' 6 " 6" P E R F O R A T E D D R A I N TI L E W I T H F I L T E R FA B R I C W R A P NO T T O S C A L E LO A D I N G D O C K R A M P D E T A I L 6 C6 HE A V Y D U T Y P A V E M E N T SE C T I O N F O R L O A D I N G DO C K S BA S E AG G R E G A T E NE W 3 " B I T U M I N O U S PA V E M E N T O V E R 6 " BA S E A G G R E G A T E 4 8 " 4 : 5 SL O P E AP P R O V E D S U B G R A D E S O I L AP P R O V E D FI L L REUSEABLE 400 MICRON FILTER BAG IN EACH BASKET NOT TO SCALE PROTECTION DEVICEINFRASAFE INLET 11 C6SIDE VIEW FRONT VIEW (OR EQUAL)NOT TO SCALESOUTH RETAINING WALL DETAIL 10 C6CLASS 5 LEVELING PAD (6" MIN. THICKNESS, EXTEND 12" MIN.IN FRONT AND BACK OF BASE BLOCK)NEW LARGE MODULAR BLOCK RETAINING WALL 6" DRAINTILE WITH FILTER FABRIC WRAPFENCE POST 12" DIA. X 36"CONCRETE FOOTINGSEE LANDSCAPE PLAN FOR RESTORATION COARSE FILTER DRAINAGE AGGREGATE42" MIN.CONCRETE MAINTENANCE STRIP 12" X 6" DEEP 12"12" MIN. COARSE FILTER DRAINAGE AGGREGATE SOIL SEPARATION FABRIC (NON-WOVEN)NEW CAP STONE NO T T O S C A L E RE T A I N I N G W A L L D E T A I L NO R T H W E S T 8 C6 CL A S S 5 L E V E L I N G P A D (6 " M I N . T H I C K N E S S , E X T E N D 1 2 " M I N . IN F R O N T A N D B A C K O F B A S E B L O C K ) NE W L A R G E MO D U L A R B L O C K RE T A I N I N G W A L L 6" D R A I N T I L E WI T H F I L T E R FA B R I C W R A P FE N C E P O S T 12 " D I A . X 3 6 " CO N C R E T E FO O T I N G CO A R S E F I L T E R DR A I N A G E AG G R E G A T E 4 2 " M I N . CO N C R E T E MA I N T E N A N C E ST R I P 1 2 " X 6 " D E E P NE W C A P ST O N E SL O P E SLOPE 6 " R 3 " R 3 " 8" RE F E R T O L A N D S C A P E PL A N F O R R E S T O R A T I O N 6" 6 " 1 3 . 5 " 12 " 6" NO T T O S C A L E BE H I N D I S L A N D D E T A I L CO N C R E T E C U R B & G U T T E R 5 C6 NE W B A S E AG G R E G A T E EX I S T I N G S U B G R A D E S O I L NO T E : M A I N T A I N C U R B A N D G U T T E R B E H I N D P A R K I N G L O T I S L A N D S F O R D R A I N A G E P U R P O S E S . Description Rev.DateRED FOX BUSINESS CENTER RED FOX ROAD ARDEN HILLS, MN 55112 1 12.12.14 CITY COMMENTS Sheet:Sheet Title:Project #:Drawn By:Checked By:Issue Date:12146174.000 CBS PSM 12.01.143524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com C 2014 Larson Engineering, Inc. All rights reserved. P: \ P r o j e c t s \ P r o j e c t s - 2 0 1 4 \ 1 2 1 4 6 1 7 4 - R o b e r t s M a n a g e m e n t G r o u p - A H D e v e l o p m e n t \ C . D e s i g n \ D r a w i n g F i l e s \ 1 2 1 4 6 1 7 4 C 7 U T I L I T Y D E T A I L S . d w g 3524 Labore Road White Bear Lake, MN 55110 651.481.9120 (f) 651.481.9201 www.larsonengr.com Project Title:Roberts Management Group 1851 Buerkle Road White Bear Lake, MN 55110 Client:Date: Reg. No.:I hereby certify that this plan,specifications 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.of 7PRELIMINARY NOT FOR CONSTRUCTION Matt Woodruff, P.E.2 01.26.15 CITY COMMENTS UTILITY DETAILS C7 7 NO T T O S C A L E FI L T R A T I O N B E N C H D E T A I L 3 C7 10 ' 1' 1 8 " 10 1 NW L = 9 3 4 . 0 0 EL E V . = 9 3 5 . 0 0 NO N W O V E N GE O T E X T I L E FA B R I C CO M P O S T M I X (2 0 % T O P S O I L ) (2 0 % C O M P O S T ) (6 0 % S A N D ) 4" P E R F . D R A I N T I L E W I T H F I L T E R W R A P IN V . = 9 3 2 . 5 0 V A R I A B L E 1 ' - 4 " 4' - 0 " 5" MI N I M U M S L A B T H I C K N E S S IS 6 " F O R 1 4 ' D E P T H . I N C R E A S E TH I C K N E S S 1 " F O R E V E R Y 4' O F D E P T H G R E A T E R TH A N 1 4 ' , A N D R E I N F O R C E WI T H # 4 R E B A R @ 8 " E . W . PR E C A S T C O N C R E T E S E C T I O N NO T T O S C A L E MA N H O L E D E T A I L OU T L E T C O N T R O L S T R U C T U R E 4 C7 SE C T I O N 8 " AL L J O I N T S I N M A N H O L E TO H A V E ' O ' R I N G RU B B E R G A S K E T S . SE A L W I T H 2 B E A D S O F R A M - N E K . MA N H O L E S T E P S , C O P O L Y M E R PO L Y P R O P Y L E N E P L A S T I C , W I T H 1/ 2 " G R A D E 6 0 S T E E L RE I N F O R C E M E N T O R E Q U A L , 1 6 " O . C . PL A N PI P E S H A L L B E C U T O U T F L U S H WI T H I N S I D E F A C E O F W A L L . WA T E R T I G H T C O N N E C T I O N (B O O T , T Y P I C A L ) MA N H O L E S T E P S S H A L L BE P L A C E D S O T H A T OF F S E T H O L E I N T O P S L A B IS F A C I N G D O W N S T R E A M . NO B L O C K S T R U C T U R E S AR E A L L O W E D WE I R E L E V . = S E E U T I L I T Y P L A N 4" D T 4" D T  ƒ  ƒ HI N G E D 4 8 " I D C A S T - I R O N G R A T E (H A A L A I N D U S T R I E S I T E M # P S 4 8 - 5 8 S W H O R AP P R O V E D E Q U A L ) EL E V . = S E E U T I L I T Y P L A N 4" D R A I N T I L E WA T E R T I G H T C O N N E C T I O N 2 ' - 0 " V A R I A B L E MA N H O L E F R A M E & C O V E R : NE E N A H R - 3 0 1 5 , T Y P E V G R A T E ( L O W F L O W ) NE E N A H R - 3 0 6 7 , T Y P E V G R A T E ( H I G H F L O W ) 1 ' - 4 " VA R I A B L E 5" M I N . 8" M I N I M U M S L A B T H I C K N E S S , 6' M I N I M U M D I A M E T E R P R E C A S T CO N C R E T E S L A B , R E I N F O R C E D WI T H # 4 R E B A R @ 8 " E . W . PR E C A S T C O N C R E T E S E C T I O N 8" P R E C A S T S E G M E N T A L C O N C R E T E B L O C K TO T O P O F T H E P I P E S H A L L B E U S E D WI T H S I Z E A N D D E P T H P R O H I B I T T H E FA B R I C A T I O N O F P R E C A S T U N I T S . NO T T O S C A L E DE T A I L W / 2 ' S U M P CA T C H B A S I N M A N H O L E 5 C7 SE C T I O N 8 " P I P E D I A . AL L J O I N T S I N M A N H O L E T O H A V E 'O ' R I N G R U B B E R G A S K E T S . SE A L W I T H 2 B E A D S O F R A M - N E K . 6" P R E C A S T R E I N F O R C E D C O N C R E T E S L A B . MA N H O L E S T E P S , C O P O L Y M E R P O L Y P R O P Y L E N E PL A S T I C , W I T H 1 / 2 " G R A D E 6 0 S T E E L RE I N F O R C E M E N T O R E Q U A L , 1 6 " O . C . MI N I M U M O F 2 , M A X I M U M O F 5 CO N C R E T E A D J U S T M E N T R I N G S W I T H F U L L BE D O F M O R T A R B E T W E E N E A C H A N D A 4 " C O L L A R O N T H E O U T S I D E . N O S H I M S OF A N Y M A T E R I A L A L L O W E D . GR A D E 1 " B E L O W 1 0 ' T R A N S I T I O N . PL A N PR E C A S T I N V E R T S H O U L D B E 1 / 2 DI A M E T E R O F P I P E A N D B E N C H E S SL O P E D 2 " T O W A R D I N V E R T . MA N H O L E S T E P S S H A L L B E P L A C E D SO T H A T O F F S E T H O L E I N T O P S L A B IS F A C I N G D O W N S T R E A M . NO B L O C K S T R U C T U R E S A R E A L L O W E D WA T E R T I G H T C O N N E C T I O N (B O O T , T Y P I C A L ) 2 ' - 0 ' ' 5 8 " S M O O T H B A R @ 2" O . C . E A C H W A Y NO T T O S C A L E SE C T I O N D E T A I L FL A R E D E N D 6 C7 PR O V I D E 3 C L I P S T O F A S T E N T R A S H G U A R D T O F . E . S . HO T D I P G A L V A N I Z E A F T E R F A B R I C A T I O N . 24"MAX 6" M A X NOT TO SCALEMITERED END GRATE DETAIL 7 C7MITERED DRAIN GRATE FOR INFORMATION SEE WEB SITE AT WWW.MITEREDDRAIN.COM (707) 620-0606 PIPE COUPLINGFLOWSLOPE WOVEN FILTER FABRIC14 D 6"WOVEN FILTER FABRIC2'2'2'5D (10' MIN.)NOTE:500X MIRAFI FABRIC OR EQUALSECTION A-APLAN2'MN/DOT CLASS III RIP-RAPAAMN/DOT CLASS III RIP-RAP2'2'14 1 45D (10' MIN.)D NOT TO SCALERIP-RAP AT OUTLETS 8 C7 NO T T O S C A L E IN S T A L L A T I O N D E T A I L HY D R A N T & G A T E V A L V E 2 C7 VA R I A B L E SC R E W T Y P E GR O U N D L I N E GR O O V E BA C K F I L L T O BE T A M P E D HY D R A N T F L A G T O BE I N S T A L L E D O N TH E N O Z Z L E S E C T I O N 3 3 1 2 " 1 C U B I C Y A R D WA S H E D D R A I N RO C K C O V E R WI T H 4 M I L PO L Y E T H Y L E N E . 3" - 6 " 7 ' M I N . 8" C O N C R E T E B L O C K UN D I S T U R B E D S O I L "M E G A L U G " "M E G A L U G " MA I N NO T E S : 1. ) H Y D R A N T S P E C I F I C A T I O N S P E R C I T Y S T A N D A R D S . 2. ) A L L H Y D R A N T L E A D S S H A L L B E V A L V E D . 3. ) O N E ( 1 ) 5 ' " H Y D R A F I N D E R " W I T H S P R I N G B A S E H Y D R A N T F L A G PE R H Y D R A N T I S R E Q U I R E D . 4. ) " M E G A L U G " T H R U S T R E S T R A I N T G L A N D S A R E R E Q U I R E D O N AL L H Y D R A N T L E A D J O I N T S B A C K T O T H E W A T E R M A I N . 5. ) H Y D R A N T S S H A L L B E M A R K E D W I T H A P P R O V E D " O U T O F S E R V I C E " TA G S W H E N I N S T A L L E D . 6. ) E X T E N S I O N S I N S T A L L E D G R E A T E R T H A N 1 2 " S H A L L R E Q U I R E A NE W S I N G L E P I E C E H E A V Y D U T Y V A L V E R O D A S S E M B L Y . 7. ) W H E N I N S T A L L I N G A V A L V E R O D E X T E N S I O N , T H E N O N - B R E A K A B L E CO U P L I N G S L E E V E S G O O N T H E B O T T O M A N D T H E B R E A K A B L E S L E E V E S GO O N T H E T O P O F T H E E X T E N S I O N R O D . V E R I F Y " T O P A N D B O T T O M " OF B R E A K O F F S E C T I O N . 8 ' B U R Y G R O U N D L I N E G R O O V E T O B O T T O M O F C O N N E C T I N G P I P E 3' - 5 ' F R O M T E E NO T I N W H E E L T R A C K 27 " V A R I A B L E AD J U S T C A S T I N G T O 1 / 2 " B E L O W F I N I S H BL A C K T O P G R A D E . MA N H O L E F R A M E & C O V E R : N E E N A H R - 1 6 4 2 , TY P E B L I D , W I T H M A C H I N E D B E A R I N G S U R F A C E S & LE T T E R E D " S A N I T A R Y S E W E R " W I T H T W O C O N C E A L E D PI C K H O L E S , O R A P P R O V E D E Q U A L . 1 ' - 4 " 4 ' - 0 " 4' - 0 " 5" M I N . 1 ' - 8 " M A X . 1 ' - 0 " M A X . 1 6 " 2 0 " T O S P R I N G L I N E M A X FU L L M O R T A R B E D B E T W E E N C A S T I N G , R I N G S , A N D M A N H O L E ST R U C T U R E . M O R T A R T H E O U T S I D E O F T H E R I N G S W I T H NO N - S H R I N K G R O U T . N O S H I M S O F A N Y M A T E R I A L A R E A L L O W E D . PL A C E E X T E R N A L C H I M N E Y S E A L . 2" A D J U S T I N G R I N G S A S R E Q U I R E D ( M I N . 3 " H E I G H T , MA X . 1 2 " H E I G H T ) I N C L U D E S M O R T A R . PI P E S H A L L B E C U T O U T FL U S H W I T H I N S I D E F A C E OF W A L L . WA T E R T I G H T C O N N E C T I O N (B O O T , T Y P I C A L ) CL . I I R E I N F O R C E D CO N C R E T E P I P E . AL L B U T T E D J O I N T S B E T W E E N S E C T I O N S SH A L L H A V E ' O ' R I N G R U B B E R G A S K E T S . FL O W NO T T O S C A L E SA N I T A R Y S E W E R M A N H O L E D E T A I L 1 C7 SE C T I O N A - A AA B B 8 " SE C T I O N B - B 2 / 3 D I A . ( I . D . ) O F P I P E SL O P E : 2 " / F T PR E C A S T C O N C R E T E S L A B WI T H # 4 R E B A R @ 8 " E . W . NO T E S : 1. ) G R O U T B O T T O M O F M A N H O L E T O 1 / 2 OR 2 / 3 D I A M E T E R O F P I P E A N D S L O P E GR O U T 2 " P E R F O O T . 2. ) 1 / 4 " T O 1 / 2 " I S M A X . M O R T A R T H I C K N E S S WI T H U S E D F O R C A S T I N G A D J U S T M E N T . 3. ) C O P O L Y M E R P O L Y P R O P Y L E N E P L A S T I C , WI T H G R A D E 6 0 S T E E L R E I N F O R C E M E N T OR A P P R O V E D E Q U A L , S T E P S 1 6 " O . C . DO W N S T R E A M S I D E . 4. ) K O R - N - S E A L M A N H O L E O R E Q U A L CO N S I D E R E D A C C E P T A B L E A L T E R N A T E . O F 3 7820DATE------------------ REG. NO.--------------26-NOV-14 TYPED OR PRINTED NAME: Richard A. Lindell P.E. 3411 KILMER LANE NORTH PLYMOUTH, MN. 55441 (763)542-9163 info@lindelleng.com ARDEN HILLS, MINNESOTA 1 P M 1 O F 3 7820DATE------------------ REG. NO.--------------26-NOV-14 TYPED OR PRINTED NAME: Richard A. Lindell P.E. 3411 KILMER LANE NORTH PLYMOUTH, MN. 55441 (763)542-9163 info@lindelleng.com ARDEN HILLS, MINNESOTA 2 P M 2 O F 3 7820DATE------------------ REG. NO.--------------26-NOV-14 TYPED OR PRINTED NAME: Richard A. Lindell P.E. 3411 KILMER LANE NORTH PLYMOUTH, MN. 55441 (763)542-9163 info@lindelleng.com ARDEN HILLS, MINNESOTA 3 P M 3 A) SITE INFORMATION HAS BEEN TAKEN FROM A SITE SURVEY PREPARED BY SUNDE LAND SURVEYING, 9001 EAST BLOOMINGTON FREEWAY, SUITE 118, BLOOMINGTON, MN 55420-3435 DATED 7/22/2014. GENERAL CONTRACTOR IS TO VERIFY ALL SITE INFORMATION BEFORE STARTING CONSTRUCTION, AND NOTIFY THE ARCHITECT IN WRITING OF ANY DISCREPANCIES. B) REFER TO THE GENERAL NOTES FOR OTHER APPLICABLE INFORMATION. SITE PLAN GENERAL NOTES RED FOX ROAD F R O N T 5 0 '-0 " F R O N T 2 0 '-0 " SIDE 20'-0" S I D E 2 0 '-0 " R E A R 2 0'-0" SIDE 20'-0" R E A R 5'-0" S I D E 5 '-0 " SIDE 5'-0" SIDE 5'-0" BUILDING SETBACK PARKING SETBACK BUILDING SETBACK PARKING SETBACK BUILDING SETBACK PARKING SETBACK BUILDING SETBACK PARKING SETBACK BUILDING SETBACK PARKING SETBACK 9 S P A C E S @ 9 '-0 " 8 1 '-0 " 9 '-0 " 9 '-0 " 9 '-0 " 9 '-0 " 1 0 S P A C E S @ 9 '-0 " 9 0 '-0 " 9 '-0 " 1 0 S P A C E S @ 9 '-0 " 9 0 '-0 " 9 '-0 " 4 @ 9 '-0 " 3 6 '-0 " 9 '-0 " 9 '-0 " 9 '-0 " 3 @ 9 '-0 " 2 7 '-0 " 125'-0" 1 2'-0" 6 0'-0" 14'-0" 40 17 17 42 120'-0" 1 25'-0" 86'-0"9 '-0 " 9 '-0 " 9 '-0 " 9 '-0 " 3 @ 9 '-0 "2 7 '-0 " 9 '-0 " 1 0 S P A C E S @ 9 '-0 " 9 0 '-0 " 9 '-0 " 9 '-0 " 9 '-0 " 9 '-0 " 8 S P A C E S @ 9 '-0 " 7 2 '-0 " 9 '-0 " 5 @ 9 '-0 "4 5 '-0 " 9 '-0 "9 '-0 " 9 '-0 " 9 '-0 " NORTHWOODS DRIVE INFILTRATION POND INFILTRATION POND 3 6 0 '-0 " 5 2 '-0 " 125'-0"77'-0" 12'-0"18'-0"24'-0"18'-0"5'-0" 42'-0" 106'-0" 1 8 '-0 " 2 4 '-0 " 6 '-0 " 1 8 '-0 " 2 4 '-0 " 6 '-0 " 4 0 0 '-0 " 50'-0" 34 1 0 S P A C E S @ 9 '-0 " 9 0 '-0 " 9 '-0 " 1 0 S P A C E S @ 9 '-0 " 9 0 '-0 " 9 '-0 " 1 0 S P A C E S @ 9 '-0 " 9 0 '-0 " 9 '-0 " 1 2 S P A C E S @ 9 '-0 " 1 0 8 '-0 " 40 PROPERTY LINE BUILDING SETBACK PARKING SETBACK 24'-0" 5 '-0 " 5 '-0 " 3 4 '-0 " SLOPE 1:12 ADJACENT BUILDING ADJACENT BUILDING PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE BUILDING 1 43,300 SF BUILDING 2 50,000 SF NEW CONCRETE APRON PER CITY STANDARDS NEW CONCRETE APRON PER CITY STANDARDS BITUMINOUS DRIVE-IN RAMP, (TYP.) BITUMINOUS DRIVE-IN RAMP, (TYP.) S L O P E 1:1 2 LANDSCAPED AREA (SEE LANDSCAPE PLAN) LANDSCAPED AREA (SEE LANDSCAPE PLAN) LANDSCAPED AREA (SEE LANDSCAPE PLAN) LANDSCAPED AREA (SEE LANDSCAPE PLAN) LOADING DOCK (TYP.) LANDSCAPED AREA (SEE LANDSCAPE PLAN) LOADING DOCK (TYP.) FUTURE MONUMENT SIGN RETAINING WALL (SEE CIVIL) RETAINING WALL (SEE CIVIL) ENTRANCE ENTRANCE ENTRANCE ENTRANCE ENTRANCE ENTRANCE ENTRANCE ENTRANCE ENTRANCE ENTRANCE ENTRANCE CONCRETE WALKWAY CONCRETE WALKWAY FUTURE PARKING CONCRETE WALKWAY CONCRETE WALKWAY LANDSCAPED AREA (SEE LANDSCAPE PLAN) 10 53'-5 1/4" PROPOSED TRASH ENCLOSURE LOCATION PROPOSED TRASH ENCLOSURE LOCATION M I N . 5 '-0 "15'-0"15'-0"SEWER EASEMENT SEWER EASEMENT 9 S P A C E S @ 9 '-0 " 8 1 '-0 " 9 '-0 " 1 0 S P A C E S @ 9 '-0 " 9 0 '-0 " 9 '-0 " 1 1 S P A C E S @ 9 '-0 " 9 9 '-0 " 9 '-0 " 1 0 S P A C E S @ 9 '-0 " 9 0 '-0 " FUTURE MONUMENT SIGN, TRUCK TRAFFIC ONLY M I N . 5 '-0 " 17 S P A C E S @ 9'-0" 153'-0" 24'-0" 2 8 '-0 " 24'-0" 1 7 S P A C E S @ 9'-0" 153'-0" 3 0 '-0 " ZONING DISTRICT: I-FLEX ZONING REQUIREMENTS BUILDING SETBACKS FRONT REAR SIDE PARKING SETBACK FRONT REAR SIDE LOT INFORMATION TOTAL PROPERTY AREA PROPOSED FLOOR AREA (MAX. F.A.R. ALLOWED = 0.8) AREA COVERED BY STRUCTURE (MAX. F.A.R. ALLOWED = 40%) AREA COVERED BY LANDSCAPE (MIN. ALLOWED - 25%) OFFICE / INDUSTRIAL BUILDING 1 : PARKING REQUIRED : (1/250 SF OF 20% OFFICE) = (1/1,000 SF OF 80% INDUSTRIAL) = TOTAL = PARKING PROVIDED OFFICE / INDUSTRIAL BUILDING 2 : PARKING REQUIRED: (1/250 SF OF 20% OFFICE) = (1/1,000 SF OF 80% INDUSTRIAL) = TOTAL = PARKING PROVIDED TOTAL REQUIRED REQ'D ACCESSIBLE PARKING SPACES TOTAL PROVIDED SITE DATA REQUIRED 50' 20' 20' 20' 5' 5' 350,190 SF 93,300/350,190 = .27 93,300/350,190 SF = 27% 103,092/350,190 = 29.4% 43,300 SF 35 STALLS 35 STALLS 70 STALLS 82 STALLS 50,000 SF 40 STALLS 40 STALLS 80 STALLS 108 STALLS 150 STALLS 9 STALLS 190 STALLS Issues and Revisions: Commission No: Drawn by: Checked by: SHEET 1295 BANDANA BLVD N, SUITE 200 ST. PAUL, MN 55108-2735 (651) 642-9200 | FAX (651) 642-1101 www.popearch.com POPE ARCHITECTS CITY SUBMITTAL 12/01/14 NOT FOR CONSTRUCTION 1/26/2015 10:11:41 AM C:\Revit Projects\65127-14136-R14-Workshared_dolson.rvt A1.1 ARCHITECTURAL SITE PLAN GV DO 65127-14136 RED FOX BUSINESS CENTER ARDEN HILLS, MN 1" = 40'-0" A1.1 1 ARCHITECTURAL SITE PLAN NORTH 0'40 20 80 CITY SUBMITTAL 12/01/14 CITY RESUBMITTAL 12/12/14 CITY RESUBMITTAL #2 01/26/15 A3.1 1 A3.1 3 A3.1 2 A2 A3 A4 A5 A6 A7 A8 A9 A10 A1 AD AD AC AC AB AB AA AA 42'-6"82'-6" A3.1 4 3 6 0 '-0 " 125'-0" 80'-6" 123'-0" 3 1 8 '-0 " 3 5 8 '-0 " 3 6 0 '-0 " 4 0 '-0 " 4 0 '-0 " 4 0 '-0 " 4 0 '-0 " 4 0 '-0 " 4 0 '-0 " 4 0 '-0 " 4 0 '-0 " 4 0 '-0 " 42'-6"40'-0"42'-6" LOADING DOCK LOADING DOCK LOADING DOCK LOADING DOCK LOADING DOCK LOADING DOCK LOADING DOCK LOADING DOCK DRIVE-IN DOOR DRIVE-IN DOOR DRIVE-IN DOOR DRIVE-IN DOOR BITUMINOUS RAMP (TYPICAL) BITUMINOUS RAMP (TYPICAL) BITUMINOUS RAMP (TYPICAL) BITUMINOUS RAMP (TYPICAL) ENTRANCE ENTRANCE ENTRANCE ENTRANCE ENTRANCE Issues and Revisions: Commission No: Drawn by: Checked by: SHEET 1295 BANDANA BLVD N, SUITE 200 ST. PAUL, MN 55108-2735 (651) 642-9200 | FAX (651) 642-1101 www.popearch.com POPE ARCHITECTS CITY SUBMITTAL 12/01/14 NOT FOR CONSTRUCTION 1/26/2015 10:11:03 AM C:\Revit Projects\65127-14136-R14-Workshared_dolson.rvt A2.1 FLOOR PLAN - BUILDING 1 GV DO 65127-14136 RED FOX BUSINESS CENTER ARDEN HILLS, MN 1/16" = 1'-0" A2.1 1 FLOOR PLAN - BUILDING 1 0'8'-0" 4'-0" 16'-0" NORTH CITY SUBMITTAL 12/01/14 CITY RESUBMITTAL 12/12/14 CITY RESUBMITTAL #2 01/26/15 B1 B1 B2 B2 B3 B3 B4 B4 B5 B5 B6 B6 B7 B7 B8 B8 B9 B9 B10 B10 B11 B11 BA BA BB BB BC BC BD BD 1 2 5 '-0 " A3.2 1 A3.2 4 A3.2 2 A3.2 3 400'-0" 400'-0" 1 2 3 '-0 " 398'-0" LOADING DOCK LOADING DOCK LOADING DOCK LOADING DOCK LOADING DOCK DRIVE-IN DOOR DRIVE-IN DOOR DRIVE-IN DOOR DRIVE-IN DOOR BITUMINOUS RAMP BITUMINOUS RAMP BITUMINOUS RAMP BITUMINOUS RAMP 40'-0"40'-0"40'-0"40'-0"40'-0"40'-0"40'-0"40'-0"40'-0"40'-0" 4 2 '-6 " 4 0 '-0 " 4 2 '-6 " ENTRANCE ENTRANCE ENTRANCE ENTRANCE ENTRANCE ENTRANCE Issues and Revisions: Commission No: Drawn by: Checked by: SHEET 1295 BANDANA BLVD N, SUITE 200 ST. PAUL, MN 55108-2735 (651) 642-9200 | FAX (651) 642-1101 www.popearch.com POPE ARCHITECTS CITY SUBMITTAL 12/01/14 NOT FOR CONSTRUCTION 1/26/2015 10:14:00 AM C:\Revit Projects\65127-14136-R14-Workshared_dolson.rvt A2.2 FLOOR PLAN - BUILDING 2 GV DO 65127-14136 RED FOX BUSINESS CENTER ARDEN HILLS, MN 1/16" = 1'-0" A2.2 1 FLOOR PLAN - BUILDING 2 0'8'-0" 4'-0" 16'-0" TRUE NORTH PLAN NORTH CITY SUBMITTAL 12/01/14 CITY RESUBMITTAL 12/12/14 CITY RESUBMITTAL #2 01/26/15 BUILDING 2 BUILDING 2 - NORTH WEST ELEVATION 1/16" = 1'-0" 1 A3.2 0'8'16'32' PRECAST PANEL COLOR C METAL FLASHING METAL PANEL COLOR A 1" INSULATED VISION GLASS IN ALUM. FRAME 1" INSULATED SPANDREL GLASS IN ALUM. FRAME METAL PANEL SUNSCREEN COLOR A METAL PANEL COLOR A SIGNAGE BY OWNER PRECAST PANEL COLOR B PRECAST PANEL COLOR A METAL PANEL FASCIA COLOR A BUILDING 2 - NORTH EAST ELEVATION 1/8" = 1'-0" 4 A3.2 0'4'8'16' BUILDING 2 - SOUTH EAST ELEVATION 1/16" = 1'-0" 2 A3.2 0'8'16'32' BUILDING 2 - SOUTH WEST ELEVATION 1/16" = 1'-0" 3 A3.2 0'8'16'32' 2 8 '-0 " 3 0 '-0 " 1 7 '-6 " 1 0 '-0 " 2 '-8 " 10'-0" BUILDING 1 KEY PLAN BUILDING 2 BUILDING 2 - TYPICAL ENTRY ELEVATION 1/8" = 1'-0" (building 1 similar) 5 A3.2 0'4'8'16' 25'-10" 5 '-0 " 5'-0" 1 0 '-0 " 1 7 '-6 " 2 '-9 " 16'-4"4" 4 " 4" 2 5 '-0 " 7 '-2 " 1 '-0 " 5 A3.2 5 A3.1 SIMILAR 3 0 '-0 " 2 8 '-6 " 2 8 '-6 " 2 8 '-6 " 3 0 '-0 " 2 8 '-6 " ALUMINUM STOREFRONT ENTRANCE ALUMINUM STOREFRONT WINDOW Memorandum SRF No. 0148722 To: Ryan B. Streff, City Planner City of Arden Hills From: Matt Pacyna, PE, Senior Associate Jordan Schwarze, PE, Senior Engineer Date: January 16, 2015 Subject: Red Fox Business Center Traffic Study Introduction SRF has completed a traffic study for the proposed Red Fox Business Center development located south of I-694 between Trunk Highway 51 (TH 51) and Lexington Avenue in the City of Arden Hills (see Figure 1: Project Location). The main objectives of this study are to review existing operations within the study area, evaluate the traffic impacts to the adjacent roadway network, and recommend any necessary improvements to accommodate the proposed development. This study also includes an assessment of site circulation, parking, and potential conflicts between passenger vehicles and trucks. The following sections provide the assumptions, analysis, and study conclusions/recommendations offered for consideration. Existing Conditions The existing conditions were reviewed to establish a baseline in order to identify any future impacts associated with the proposed development. The evaluation of existing conditions includes peak period intersection turning movement counts, field observations, and an intersection capacity analysis. Data Collection Peak period turning movement counts were collected by SRF during the week of December 15, 2014 at the following study intersections: • Red Fox Road and Dunlap Street • Red Fox Road and Northwoods Drive • Red Fox Road and Lexington Avenue The peak periods collected included the a.m., midday, and p.m. peak hours. Historical annual average daily traffic (AADT) volumes within the study area were provided by the Minnesota Department of Transportation (MnDOT). ONE CARLSON PARKWAY, SUITE 150 | MINNEAPOLIS, MN 55447 | 763.475.0010 | WWW.SRFCONSULTING.COM 0148722 January 2015 Project Location Red Fox Business Center Traffic Study Arden Hills, MN Figure 1 N O R T H No r t h H: \ P r o j e c t s \ 8 7 2 2 \ T S \ F i g u r e s \ F i g 0 1 _ P r o j e c t L o c a t i o n . c d r 694 51 Red Fox Rd Le x i n g t o n A v e Grey Fox Rd Du n l a p S t Northwoods Dr Project Location 51694212 Ryan B. Streff January 16, 2015 City of Arden Hills Page 3 In addition to the intersection turning movement counts, observations were completed to identify roadway characteristics within the study area (i.e. roadway geometry, posted speed limits, and traffic controls). Currently, Lexington Avenue is primarily a four-lane divided roadway with a posted speed limit of 40 miles per hour (mph), although there are segments that have a continuous center two-way left-turn lane. Red Fox Road and other study roadways are two-lane roadways with 30 mph speed limits. The Red Fox Road/Lexington Avenue intersection is signalized, while other study intersections are side-street stop controlled. It should be noted that Lexington Avenue is functionally classified as a minor arterial, while other study roadways are functionally classified as local streets. Existing geometrics, traffic controls, and volumes within the study area are shown in Figure 2. Existing Intersection Capacity Analysis An existing intersection capacity analysis was completed using Synchro/SimTraffic software (V8.0) to establish a baseline condition to which future traffic operations could be compared. Capacity analysis results identify a Level of Service (LOS) which indicates how well an intersection is operating. Intersections are ranked from LOS A through LOS F. The LOS results are based on average delay per vehicle, which correspond to the delay threshold values shown in Table 1. LOS A indicates the best traffic operation, while LOS F indicates an intersection where demand exceeds capacity. Overall intersection LOS A though LOS D is generally considered acceptable in the Twin Cities area. Table 1. Level of Service Criteria for Signalized and Unsignalized Intersections LOS Designation Signalized Intersection Average Delay/Vehicle (seconds) Unsignalized Intersection Average Delay/Vehicle (seconds) A ≤ 10 ≤ 10 B > 10 - 20 > 10 - 15 C > 20 - 35 > 15 - 25 D > 35 - 55 > 25 - 35 E > 55 - 80 > 35 - 50 F > 80 > 50 For side-street stop controlled intersections, special emphasis is given to providing an estimate for the level of service of the side-street approach. Traffic operations at an unsignalized intersection with side- street stop control can be described in two ways. First, consideration is given to the overall intersection level of service. This takes into account the total number of vehicles entering the intersection and the capability of the intersection to support these volumes. Second, it is important to consider the delay on the minor approach. Since the mainline does not have to stop, the majority of delay is attributed to the side-street approaches. It is typical of intersections with higher mainline traffic volumes to experience high levels of delay (i.e. poor levels of service) on the side-street approaches, but an acceptable overall intersection level of service during peak hour conditions. 0148722 January 2015 Existing Conditions Red Fox Business Center Traffic Study Arden Hills, MN Figure 2 H: \ P r o j e c t s \ 8 7 2 2 \ T S \ F i g u r e s \ F i g 0 2 _ E x i s t i n g C o n d i t i o n s . c d r - A.M. Peak Hour Volumes - Midday Peak Hour Volumes - P.M. Peak Hour Volumes - Estimated Year 2014 Average Daily Traffic (ADT) Volumes - Side-Street Stop Control - Traffic Signal Control LEGEND XX [XX] (XX) X,XXX N O R T H No r t h 694 Red Fox Rd Le x i n g t o n A v e Grey Fox Rd Du n l a p S t Northwoods Dr Project Location ( 2 5 ) [ 2 6 ] 4 2 (7 0 4 ) [ 3 0 5 ] 3 2 3 (1 8 3 ) [ 9 3 ] 2 6 Le x i n g t o n A v e 33 1 [ 1 0 7 ] ( 3 6 ) 72 2 [ 8 1 3 ] ( 7 2 5 ) 13 9 [ 4 1 1 ] ( 4 6 4 ) Red Fox Rd (336) [214] 86 (107) [58] 9 (87) [19] 32 41 [142] (296) 14 [38] (41) 34 [222] (327) 7,100 1, 6 0 0 Du n l a p S t Red Fox Rd (60) [51] 13 (6) [4] 4 62 [27] (7) 74 [51] (22) (3 ) [ 7 ] 7 (8 7 ) [ 5 4 ] 3 2 No r t h w o o d s D r 1 [ 2 1 ] ( 1 5 ) 14 [ 1 3 4 ] ( 1 6 2 ) Red Fox Rd (10) [9] 25 (137) [96] 20 157 [77] (36) 135 [57] (14) 27 , 1 0 0 20 , 4 0 0 Ryan B. Streff January 16, 2015 City of Arden Hills Page 5 Results of the existing intersection capacity analysis shown in Table 2 indicate that all study intersections currently operate at an acceptable overall LOS D or better during the a.m., midday, and p.m. peak hours. No significant delay or queuing issues were observed in the field or traffic simulation at the Red Fox Road/Dunlap Street or Red Fox Road/Northwoods Drive intersections. However, queuing issues were observed at the Red Fox Road/Lexington Avenue intersection during the p.m. peak hour. A summary of the Red Fox Road/Lexington Avenue intersection queueing issues is provided in the following section. Table 2. Existing Intersection Capacity Analysis Intersection A.M. Peak Hour Midday Peak Hour P.M. Peak Hour LOS Delay LOS Delay LOS Delay Red Fox Road and Dunlap Street(1) A/A 3 sec. A/A 3 sec. A/A 3 sec. Red Fox Road and Northwoods Drive(1) A/A 5 sec. A/A 6 sec. A/A 6 sec. Red Fox Road and Lexington Avenue A 9 sec. B 18 sec. D 40 sec. (1) Indicates an unsignalized intersection with side-street stop control, where the overall LOS is shown followed by the worst approach LOS. The delay shown represents the worst side-street approach delay. Red Fox Road/Lexington Avenue Intersection – Queuing Issues • Northbound Approach – Northbound queues were observed to extend approximately 380 feet during the p.m. peak hour. These queues occasionally block access to the northbound right-turn lane. • Southbound Approach – Southbound left-turn queues were observed to extend approximately 400 feet during the p.m. peak hour. These queues occasionally extend beyond the capacity of the southbound left-turn lane and restrict the flow of the adjacent through lane. • Eastbound Approach – Eastbound left-turn queues were observed to extend approximately 400 feet during the p.m. peak hour. While the full-width left-turn lane approaching the intersection is only approximately 200 feet, access to the shared through/right-turn lane remains unobstructed due to the wide shoulder along Red Fox Road. • Westbound Approach – Westbound queues were observed to extend beyond the available storage distance during the p.m. peak hour. These queues impact driveway access locations to the east along Red Fox Road as well as access to the existing turn lanes. It should be noted that the queuing issues identified at the Red Fox Road/Lexington Avenue intersection are existing issues and not specifically related to the proposed development. Ryan B. Streff January 16, 2015 City of Arden Hills Page 6 Discussions with Ramsey County staff indicated that several improvements are currently being evaluated to address these issues. Potential improvements include a northbound right-turn lane at the I-694 South Ramps/Lexington Avenue intersection to the north as well as the installation of a traffic signal at the Target Access/Lexington Avenue intersection to the south. Furthermore, the Lexington Station Traffic Study, dated May 20, 2013, identified the need for a new eastbound right-turn lane at the Red Fox Road/Lexington Avenue intersection. Implementation of these improvements would reduce delays and queueing in the area, particularly at the Red Fox Road/Lexington Avenue intersection. However, to understand potential impacts of the proposed development and identify the remaining intersection capacity before improvements may be needed, no mitigation was assumed under future conditions. Proposed Development The proposed Red Fox Business Center development is located at 1235 Red Fox Road in the City of Arden Hills. The current development proposal (shown in Figure 3) consists of two multi-tenant light industrial buildings totaling approximately 93,000 square feet. Construction was assumed to be complete by the end of the year 2016. Access to the development is proposed at the following locations: • Red Fox Road – Approximately 600 feet west of Dunlap Street (West Access) o The West Access is expected to be the primary truck access. • Red Fox Road – Approximately 350 feet west of Dunlap Street (East Access) o The East Access is expected to be the primary passenger vehicle access. • Northwoods Drive – An extension of the western roadway terminus (North Access) o Discussions with City staff indicate this access may be eliminated. However, this access was included as part of the future analysis. Further discussion regarding site access operations is documented later in this study. Year 2017 Conditions To help determine impacts associated with the proposed development, traffic forecasts were developed for year 2017 conditions (i.e. one year after anticipated completion). Year 2017 conditions take into account general area background growth and traffic generated by the proposed development. The evaluation of year 2017 conditions includes details on the traffic forecasts and an intersection capacity analysis. As previously stated, no improvements along Red Fox Road or Lexington Avenue were included under this condition. 0148722 January 2015 Site Plan Red Fox Business Center Traffic Study Arden Hills, MN Figure 3 Red Fox Rd H: \ P r o j e c t s \ 8 7 2 2 \ T S \ F i g u r e s \ F i g 0 3 _ S i t e P l a n . c d r 694 Du n l a p S t Northwoods Dr N O R T H No r t h West Access East Access North Access Ryan B. Streff January 16, 2015 City of Arden Hills Page 8 Year 2017 Traffic Forecasts To account for general background growth in the area, an annual growth rate of one-half percent was applied to existing peak hour traffic volumes to develop year 2017 background traffic forecasts. This growth rate is consistent with historical growth in the study area (based on MnDOT AADT volumes). To account for traffic impacts associated with the proposed development, trip generation estimates for the a.m., midday, and p.m. peak hours as well as a daily basis were developed. These estimates, shown in Table 3, were developed using the ITE Trip Generation Manual, Ninth Edition. It should be noted that a business park land use was assumed based on the description and site plan of the proposed development. Furthermore, 15 percent of the total site generated trips were assumed to be trucks. Table 3. Trip Generation Estimates Land Use Type (ITE Code) Size Vehicle Type A.M. Peak Hour Trips Midday Peak Hour Trips P.M. Peak Hour Trips Daily Trips In Out In Out In Out Business Park (770) 93,000 Square Feet Autos 94 17 40 47 25 74 983 Trucks 17 3 7 8 5 13 174 Total New System Trips 111 20 47 55 30 87 1,157 Results of the trip generation estimates indicate the proposed development is expected to generate approximately 131 a.m. peak hour, 102 midday peak hour, 117 p.m. peak hour, and 1,157 daily trips. These trips were distributed throughout the area based on the directional distribution shown in Figure 4, which was developed based on existing area travel patterns and engineering judgment. The resultant year 2017 conditions, including general area background growth and traffic generated by the proposed development, are shown in Figure 5. Year 2017 Intersection Capacity Analysis To determine how the adjacent roadway network will accommodate year 2017 traffic forecasts, an intersection capacity analysis was completed using Synchro/SimTraffic software. This analysis assumes development access to Northwoods Drive is provided. Results of the year 2017 intersection capacity analysis shown in Table 4 indicate that all study intersections and proposed access locations are expected to operate at an acceptable overall LOS D or better during the a.m., midday, and p.m. peak hours. Although, it should be noted that the Red Fox Road/Lexington Avenue intersection is approaching capacity under p.m. peak hour conditions. As previously noted, the existing queuing issues at the Red Fox Road/Lexington Avenue intersection are expected to continue under year 2017 p.m. peak hour conditions. In general, the existing queues identified are expected to increase by approximately two to five vehicles, depending on the movement. Therefore, the potential improvements along Lexington Avenue being considered as well as the eastbound right-turn lane at the Red Fox Road/Lexington Avenue intersection should be incorporated at some point in the next three to four years, if not earlier. 0148722 January 2015 Directional Distribution Red Fox Business Center Traffic Study Arden Hills, MN Figure 4 Ha m l i n e A v e Red Fox Rd N O R T H No r t h Le x i n g t o n A v e County E H: \ P r o j e c t s \ 8 7 2 2 \ T S \ F i g u r e s \ F i g 0 4 _ D i r e c t i o n a l D i s t r i b u t i o n . c d r 5% 30% 5% 694 51 Grey Fox Rd Du n l a p S t Northwoods Dr 5% 10 % 5% 5% 3 5 % 0148722 January 2015 Year 2017 Conditions Red Fox Business Center Traffic Study Arden Hills, MN Figure 5 H: \ P r o j e c t s \ 8 7 2 2 \ T S \ F i g u r e s \ F i g 0 5 _ Y e a r 2 0 1 7 C o n d i t i o n s . c d r - A.M. Peak Hour Volumes - Midday Peak Hour Volumes - P.M. Peak Hour Volumes - Estimated Year 2017 Average Daily Traffic (ADT) Volumes - Side-Street Stop Control - Traffic Signal Control LEGEND XX [XX] (XX) X,XXX N O R T H No r t h 694 Red Fox Rd Le x i n g t o n A v e Grey Fox Rd Du n l a p S t Northwoods Dr ( 2 9 ) [ 3 2 ] 5 7 (7 1 5 ) [ 3 1 0 ] 3 2 8 (1 8 6 ) [ 9 4 ] 2 6 Le x i n g t o n A v e 42 0 [ 1 4 4 ] ( 6 1 ) 73 3 [ 8 2 5 ] ( 7 3 6 ) 14 1 [ 4 1 7 ] ( 4 7 1 ) Red Fox Rd (376) [239] 95 (109) [59] 9 (110) [33] 37 42 [144] (300) 14 [39] (42) 35 [225] (332) 8,200 1, 8 0 0 Du n l a p S t Red Fox Rd (102) [77] 23 (36) [23] 11 136 [58] (27) 75 [52] (22) (8 ) [ 1 5 ] 2 2 (8 8 ) [ 5 5 ] 3 2 No r t h w o o d s D r 1 [ 2 1 ] ( 1 5 ) 18 [ 1 4 6 ] ( 1 8 0 ) Red Fox Rd (10) [9] 25 (180) [123] 30 182 [88] (43) 210 [89] (34) 28 , 3 0 0 20 , 9 0 0 We s t A c c e s s 0 [ 0 ] ( 0 ) 5 [ 1 4 ] ( 2 3 ) Red Fox Rd (0) [0] 0 (67) [56] 18 28 [12] (8) 70 [35] (10) Ea s t A c c e s s 0 [ 0 ] ( 0 ) 11 [ 3 0 ] ( 4 8 ) Red Fox Rd (0) [0] 0 (90) [70] 23 60 [26] (17) 98 [47] (18) Ryan B. Streff January 16, 2015 City of Arden Hills Page 11 Table 4. Existing Intersection Capacity Analysis Intersection A.M. Peak Hour Midday Peak Hour P.M. Peak Hour LOS Delay LOS Delay LOS Delay Red Fox Road and West Access(1) A/A 5 sec. A/A 4 sec. A/A 4 sec. Red Fox Road and East Access(1) A/A 5 sec. A/A 5 sec. A/A 5 sec. Red Fox Road and Dunlap Street(1) A/A 4 sec. A/A 4 sec. A/A 4 sec. Red Fox Road and Northwoods Drive(1) A/A 7 sec. A/A 6 sec. A/A 6 sec. Red Fox Road and Lexington Avenue B 11 sec. B 19 sec. D 48 sec. (1) Indicates an unsignalized intersection with side-street stop control, where the overall LOS is shown followed by the worst approach LOS. The delay shown represents the worst side-street approach delay. Alternate Access Scenario As noted previously, the proposed North Access at the western terminus of Northwood Drive may be eliminated. Therefore, a qualitative assessment of impacts related to the potential elimination of the North Access was completed. Site generated trips expected to utilize the North Access were redistributed to the East/West Access locations along Red Fox Road to determine any potential impacts. Upon redistribution, it was determined that the North Access is not needed to provide acceptable operations. The East/West Access locations have sufficient capacity to accommodate all site generated trips and are expected to operate well in their current configuration. Site Plan/Access Review A review of the proposed site plan was completed to identify any issues and recommend potential improvements with regard to site access, parking lot configuration, and circulation. Based on this review, the following items were identified that should be discussed further and/or incorporated: 1) North Access: a. As noted previously, the East/West Access locations have sufficient capacity to accommodate all site generated trips and are expected to operate well in their current configuration should the North Access at the western terminus of Northwood Drive be eliminated. b. The elimination of the North Access would increase internal site circulation. However, no significant issues are expected. 2) East and West Access: a. Ideally, the East/West Access locations along Red Fox Road would be located directly across from other driveways to limit potential conflicts. However, given the relatively low traffic volumes on Red Fox Road, no issues with the currently proposed locations are expected. Ryan B. Streff January 16, 2015 City of Arden Hills Page 12 3) Truck Maneuverability: a. The potential exists for truck maneuvers to limit access to the passenger vehicle parking lot of the proposed north building under the current site plan. b. Truck parking should be reviewed to ensure that parked trucks will not impact circulation by blocking internal roadways/parking lot aisles. 4) Circulation: a. The West Access along Red Fox Road should be designated (i.e. signed) specifically as a truck access to limit conflicts between trucks and passenger vehicles. b. Given the relatively low anticipated truck volumes, potential internal conflicts between trucks and passenger vehicles would be minimal and this is not considered a significant issue. An illustration of recommended site plan improvements is shown in Figure 6. 0148722 January 2015 Recommended Site Plan Improvements Red Fox Business Center Traffic Study Arden Hills, MN Figure 6 Red Fox Rd H: \ P r o j e c t s \ 8 7 2 2 \ T S \ F i g u r e s \ F i g 0 6 _ R e c o m m e n d e d S i t e P l a n I m p r o v e m e n t s . c d r 694 Du n l a p S t Northwoods Dr N O R T H No r t h Sign the West Access as a truck access The potential elimination of the North Access does not significantly impact operations at the East/West Access Locations Review truck parking to ensure that parked trucks will not impact circulation by blocking internal roadways/parking lot aisles Ryan B. Streff January 16, 2015 City of Arden Hills Page 14 Summary and Conclusions The following study conclusions and recommendations are offered for your consideration: • Results of the existing intersection capacity analysis indicate that all study intersections currently operate at an acceptable overall LOS D or better during the a.m., midday, and p.m. peak hours. No significant delay or queuing issues were observed in the field or traffic simulation at the Red Fox Road/Dunlap Street or Red Fox Road/Northwoods Drive intersections. However, queuing issues were observed at the Red Fox Road/ Lexington Avenue intersection during the p.m. peak hour: o Northbound queues were observed to extend approximately 380 feet during the p.m. peak hour. These queues occasionally block access to the northbound right-turn lane. o Southbound left-turn queues were observed to extend approximately 400 feet during the p.m. peak hour. These queues occasionally extend beyond the capacity of the southbound left-turn lane and restrict the flow of the adjacent through lane. o Eastbound left-turn queues were observed to extend approximately 400 feet during the p.m. peak hour. While the full-width left-turn lane approaching the intersection is only approximately 200 feet, access to the shared through/right-turn lane remains unobstructed due to the wide shoulder along Red Fox Road. o Westbound queues were observed to extend beyond the available storage distance during the p.m. peak hour. These queues impact driveway access locations to the east along Red Fox Road as well as access to the existing turn lanes. • The queuing issues identified at the Red Fox Road/Lexington Avenue intersection are existing issues and not specifically related to the proposed development. Discussions with Ramsey County staff indicated that several improvements are currently being evaluated to address these issues. • The proposed Red Fox Business Center development is located at 1235 Red Fox Road in the City of Arden Hills. The current development proposal consists of two multi-tenant light industrial buildings totaling approximately 93,000 square feet. Construction was assumed to be complete by the end of the year 2016. Access to the development is proposed at the following locations: o Red Fox Road – Approximately 600 feet west of Dunlap Street (West Access)  The West Access is expected to be the primary truck access. o Red Fox Road – Approximately 350 feet west of Dunlap Street (East Access)  The East Access is expected to be the primary passenger vehicle access. o Northwoods Drive – An extension of the western roadway terminus (North Access)  Discussions with City staff indicate this access may be eliminated. However, this access was included as part of the future analysis. Ryan B. Streff January 16, 2015 City of Arden Hills Page 15 • To account for general background growth in the area, an annual growth rate of one-half percent was applied to the existing peak hour traffic volumes to develop year 2017 (i.e. one year after construction) background traffic forecasts. • The proposed development is expected to generate approximately 131 a.m. peak hour, 102 midday peak hour, 117 p.m. peak hour, and 1,157 daily trips. • Results of the year 2017 intersection capacity analysis indicate that all study intersections and proposed access locations are expected to operate at an acceptable overall LOS D or better during the a.m., midday, and p.m. peak hours. Although, it should be noted that the Red Fox Road/Lexington Avenue intersection is approaching capacity under p.m. peak hour conditions. As previously noted, the existing queuing issues at the Red Fox Road/ Lexington Avenue intersection are expected to continue under year 2017 p.m. peak hour conditions. In general, the existing queues identified are expected to increase by approximately two to five vehicles, depending on the movement. Therefore, the potential improvements along Lexington Avenue being considered as well as the eastbound right-turn lane at the Red Fox Road/Lexington Avenue intersection should be incorporated at some point in the next three to four years, if not earlier. • A qualitative assessment of impacts related to the potential elimination of the North Access was completed. It was determined that the North Access is not needed to provide acceptable operations. The East/West Access locations have sufficient capacity to accommodate all site generated trips and are expected to operate well in their current configuration. • A review of the proposed site plan was completed to identify any issues and recommend potential improvements with regard to site access, parking lot configuration, and circulation. Key recommendations include the following: o Truck parking should be reviewed to ensure that parked trucks will not impact circulation by blocking internal roadways/parking lot aisles. o The West Access along Red Fox Road should be designated (i.e. signed) specifically as a truck access to limit conflicts between trucks and passenger vehicles. o Given the relatively low anticipated truck volumes, potential internal conflicts between trucks and passenger vehicles would be minimal and this is not considered a significant issue. H:\Projects\8722\TS\Report\8722_RedFoxBusinessCenterTrafficStudy_150116.docx . P:\PR&PW\Numbered Projects\PW-14-0110 Roberts redfox\01-27-15 plan review.doc Page 1 of 2 MEMORANDUM DATE: January 27, 2015 TO: Ryan Streff, City Planner FROM: John M. Anderson, Assistant City Engineer SUBJECT: Red Fox Business Center I have reviewed the revised civil plans for the Red Fox Business Center. The plans were prepared by Larson Engineering Inc. and are dated 01-26-15. The following are my revised comments: 1. The driveway connection to Northwoods Drive leaves no place for city public works to pile snow and is unacceptable as proposed. 2. The side slopes adjacent to the pond are shown to be graded at 2:1 this slope cannot be maintained and therefore is unacceptable as proposed. 3. The grading around the adjacent property to the west shows grading on the adjacent property. The developer will need to provide written permission from the adjacent land owner to allow for this work. (no change) 4. Each building needs to be served by a separate sewer service connected to a public sewer or provide a recorded document describing the ownership and maintenance of the shared system.(No change) 5. Each building needs to be served by a separate water service connected to a public watermain or provide a recorded document describing the ownership and maintenance of the shared system. (No Change) 6. Proposed trees over the sewer and water services are not recommended future maintenance problems are the responsibility of the property owner. 7. Provide a permit or letter from MnDot approving discharge to MnDot right of way as proposed in your site plan.(No Change) 8. Provide Rice Creek Watershed District Approval (No Change) 9. A City issued Grading and Erosion Control Permit is required, a cash escrow of is $33,075 is required for this permit. A grading asbuilt must be completed and approved prior to issuance of certificate of occupancy. (No Change) . P:\PR&PW\Numbered Projects\PW-14-0110 Roberts redfox\01-27-15 plan review.doc Page 2 of 2 10. A water connection permit is required for each building. (No Change) 11. A sewer connection for each building is required. (No Change) 12. A NPDES construction permit issued by MPCA is required before any land disturbing activities. (No Change). 13. Pond slopes should not encroach into the sewer/water easement along the east property line. 14. No provision has been made to direct passenger car traffic from the south end of the northern building back to Red Fox without blending car and truck traffic. 15. The geotechnical report recommends installing a sand subbase of 12”-18” in the pavement sections but this appears to be omitted in the design. If the geotechnical engineer recommends installing the sand subbase The city expects this to be included in the design. 16. Grading along the south side of the south pond needs to be held back a minimum of 10 feet from the property line in order to protect the trees on the lot line. Adjust pond slope as needed. 17. No rock construction entrance location is shown in the erosion control plan 18. The erosion control plan / grading plan should identify construction sequencing for construction of the filtration bench to be constructed after the site has bituminous wear course paved and the pond slopes have been established to prevent sediment from mixing with the filtration material. 19. Retaining walls over 4 feet in height require an engineered design and fence along the top. 20. Silt fence is needed along the western property line closest to Red Fox Road 21. Detail all sanitary, water and storm pipe crossings it appears there are quite a few pipe conflicts shown in the current layout. 22. Gate vales should be added after the water service tees off to each building to allow the building water supply to be shut down independently 23. An external chimney seal should be put on the sanitary manhole when the rim elevation is adjusted at the end of Northwoods Drive 24. The pond outlet pipes are located too close to pipes discharging to the pond add some separation to prevent short circuiting 25. The 6” PVC pipe used as a pond outlet is too small. The minimum pipe size is 12”. Permit Project Name: Applicant: Ben Lieser Roberts Management Group 1851 Buerkle Road White Bear Lake, MN 55110 Ph: 651-328-8672 ben@robertsmgmtgroup.com WORKING DOCUMENT: This Engineer's Report is a draft or working document of RCWD staff and does not necessarily reflect action by the RCWD Board of Managers. 14-104 Reiling Property Development Consultant: Matt Woodruff Larson Engineering, Inc. 3524 Labore Road White Bear Lake, MN 55110 Ph: 651-255-0329 Fx:651-481-9201 mwoodruff@larsonengr.com Project Name: Reiling Property Development Purpose: FSD — Final Site Drainage; Two new commercial buildings, bituminous parking, concrete sidewalk Site Size: Parcel is 8.04± acres, with 8.0± acres of disturbed area, and 5.8± acres of new impervious surface area. Location: 1235 Red Fox Road, Arden Hills T -R -S: NE'/ Section 27, T30N, R23W District Rule: C, D Recommendations: CAPROC It is recommended that this Permit Application be given Conditional Approval Pending Receipt of Changes (CAPROC) and outstanding items related to the following items: Rule D — Erosion and Sediment Control 1. Submit the following information per Rule DA: c. Name, address, and phone number of party responsible for maintenance of all erosion and sediment control measures. e. Revise the erosion control plan sheet to include the proposed location of the rock construction entrance. h. Provide documentation that an NPDES Permit has been applied for and submitted to the Minnesota Pollution Control Agency (MPGA) i. Submit a copy of the Stormwater Pollution Prevention Plan for the project. Administrative 2. Send one final, signed full sized plan set to the District, and email a pdf copy to both the District and the District Engineer. 3. The applicant must submit a draft legal document providing satisfactory form and description granting ponding and flowage easements over all onsite ponds, wetlands, and other hydrologic features if the municipality with jurisdiction requires such an easement. 4. The applicant must submit a Draft Declaration for Maintenance of Stormwater Management Facilities acceptable to the District for the proposed onsite stormwater management and pretreatment features. 5. The applicant must submit a copy of the receipt from the County Recorder and a copy of signed/notarized attested legal document(s). Rice Creek Watershed District Page 1 of 3 1/12/2015 RCWD Permit Number 14-104 The applicant must submit the appropriate surety amount of $27,400 ($4,500 for 8± acres of disturbed area, and $22,900 for 45,840± ft3 of stormwater management features) along with an executed escrow agreement acceptable to the District. If the applicant desires an original copy for their records, then two original signed escrow agreements should be submitted. The applicant must provide the first $5000 in the form of a check and has the option of providing the remainder of the surety amount in the form of a check or a Performance Bond or Letter of Credit. Stipulations: The permit will be issued with the following stipulations as conditions of the permit. By accepting the permit, applicant agrees to these stipulations 1. An as -built survey of all stormwater BMPs (ponds, rain gardens, trenches, swales, etc.) is to be submitted to the District for verification of compliance with the approved plans before return of the surety. Exhibits: 1. Plan Set (12 pages), dated 12-1-2014 and received 12-9-2014. 2. Permit Application, dated 12-9-2014 and received 12-9-2014. 3. Checklist of Permit Submittal Requirements, undated and received 12-9-2014. 4. Application Fee, dated 12-8-2014 and received 12-9-2014. 5. Stormwater Report, dated 12-1-2014 and received 12-9-2014. Findings: 1. Description — The project involves the construction of two new buildings and an adjoining parking lot and sidewalk on a previously undeveloped lot (0± acres of impervious surface). The project will result in construction of 5.74± acres of new impervious surface, and the disturbance of 8.0± acres. The site will drain to two stormwater ponds (one on the north edge of the property, one on the west edge), and ultimately to Valentine Lake, which is the resource of concern. The applicant has submitted an application fee of $5,250, which corresponds to the fee for >5 acres of new or re -constructed impervious surface area, and 2.5 to 10 acres of disturbed area. 2. Stormwater — This project will result in a total of 5.74± acres of new impervious surface and 8.0± acres of land disturbing activity. The Rule C.6(c)(2) Water Quality Treatment Volume (hereafter Volume) requirement t is 1.1 -inches x 250,034 ft2 = 12 in/ft _ 0.5 TP Removal Factor totaling 45,840± ft3. The Volume requirement is proposed to be met through two stormwater ponds with filtration benches, which are described in the table below. Proposed P:C?escription Locatiort . Required NURP: Piovided'Deaci Dead Stofage" Storage North Basin Northeast corner of 23,811± ft3 28 875+ ft3 7,987 ft2 surface area) property. South Basin Western corner of 27,420± ft3 37,336± ft39,855 ft2 surface area) property. Total 51,231± ft3 66,211± ft3 The applicant proposes to provide the required stormwater treatment for the project by using 2 stormwater ponds with filtration shelves. Approximately 1.1% of the stormwater from the site's proposed impervious surface will leave the site untreated. It is not feasible to route this stormwater to one of the proposed BMPs and additional TSS removal is not practicable. The filtration shelves will have a 4" perforated PVC drain -tile buried in approximately 20 inches of engineered soil, will be lined with a layer of geotextile, and will filter approximately 22,769 ft3 of Rice Creek Watershed District Page 2 of 3 1/12/2015 RCWD Permit Number 14-104 stormwater. The filtration benches do not provide enough treatment to comply with the rules, however, the stormwater ponds have been sized to be in compliance with the water quality treatment requirement of Rule C.9(d). Pretreatment for the stormwater ponds will be provided by sump catch basins. Thus the project has complied with the Rule C.6 Water Quality Requirements. The submitted soil borings indicate that the majority of the project soils are CL or SC (hydrologic soil types C/D). The applicant performed soil borings throughout the project to document the existing groundwater elevation, to verify the hydrologic soil types, and to provide additional detail for specific soil layers. The soil borings indicate that the seasonally high water table approximately 18 feet below the surface, however, due to the low permeability of the soils infiltration is not feasible on the site. The applicant has provided hydrologic calculations for the 2, 10, and 100 -year 24-hour rainfall events which demonstrate compliance with the requirements of District Rule C.7. The site is within the District Flood Management Zone, and is in compliance with the rate reduction requirement in District Rule C.7(c). The proposed basins have a peak stormwater elevation of 936.6, and the proposed buildings will have a low floor/low entry elevation of 940.0 and are in compliance with the freeboard requirements of Rule C.9(g). 3. Wetlands — No wetlands are present on the site, and no wetland impacts are proposed by this project. 4. Floodplain — No regulatory floodplain is present on the site. 5. Erosion Control — The proposed erosion control methods include inlet protection, and silt fence. The applicant has also indicated that they will install earth dikes, sediment traps or basins, additional siltation fencing, and/or disk the soil parallel to the contours if they deem necessary. An NPDES permit is required for the project. The information listed under the Erosion and Sedimentation Control Recommendations needs to be submitted; otherwise, the project complies with RCWD Rule D requirements. 6. Documenting Easements and Maintenance Obligations — The applicant needs to provide drainage and flowage easements (if required by the City), a draft maintenance declaration, and a receipt showing recordation once the draft has been approved. 7. Previous Permit Information — RCWD File 14-134R contains pre -application information for the project. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Registered Professional Engineer under the laws of the state of Minnesota. OAtzp:i ", i - I a - 15. Chris Buntjer MN Reg. No 48745 Katherine MacDonald MN Reg. No 44590 Rice Creek Watershed District Page 3 of 3 1/12/2015 Dra tnage P rea s a „ E c st Ctg proposed 1=fasting Proposed 1eoposeF- d : OF—Id""' 1=x sftng I Valentine Lake 4.94 3.53 10.20 5.37 23.24 18.59 8t)° of tt e etMstirg toa1 3 95 8 16 11859 The proposed basins have a peak stormwater elevation of 936.6, and the proposed buildings will have a low floor/low entry elevation of 940.0 and are in compliance with the freeboard requirements of Rule C.9(g). 3. Wetlands — No wetlands are present on the site, and no wetland impacts are proposed by this project. 4. Floodplain — No regulatory floodplain is present on the site. 5. Erosion Control — The proposed erosion control methods include inlet protection, and silt fence. The applicant has also indicated that they will install earth dikes, sediment traps or basins, additional siltation fencing, and/or disk the soil parallel to the contours if they deem necessary. An NPDES permit is required for the project. The information listed under the Erosion and Sedimentation Control Recommendations needs to be submitted; otherwise, the project complies with RCWD Rule D requirements. 6. Documenting Easements and Maintenance Obligations — The applicant needs to provide drainage and flowage easements (if required by the City), a draft maintenance declaration, and a receipt showing recordation once the draft has been approved. 7. Previous Permit Information — RCWD File 14-134R contains pre -application information for the project. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Registered Professional Engineer under the laws of the state of Minnesota. OAtzp:i ", i - I a - 15. Chris Buntjer MN Reg. No 48745 Katherine MacDonald MN Reg. No 44590 Rice Creek Watershed District Page 3 of 3 1/12/2015 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 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 1,333.3 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet1,333.30666.67 Notes Enter Map Description Legend City Halls Schools Hospitals Fire Stations Police Stations Recreational Centers Parcel Points Parcel Boundaries Airports Parks (8-64K) State Park Regional Parks, Preserves, and Open Spaces County Park Local Parks Golf Course Special Use Facility Rec Center 1 2 " R C P S A N S 1 6 " C I P W 1 6 " C I P W RESTRICTED ACCESS AS SHOWN ON THE PLAT OF NORTHWOODS &PER DOC. NO. 512852 12"SAN S12"SAN S S R/W LINE OF HWY 10-62 ASESTABLISHED BY THE PLATOF NORTHWOODS ROADWAY EASEMENT PER DOC. NO. 509408 6 FT CHAINLINK FENCE 5 FT CHAINLINK FENCE16"CIP W12"SAN S 1 2 " S A N S 16"CIP W 1 6 " C I P W 5 FT CHAINLINK FENCE 5 FT CHAIN LINK FENCE 21"RCP ST S21"RCP ST S FENCE IS 0.5 FT NW'LY OF PROPERTY LINE FENCE IS 1.0 FT SE'LY OF PROPERTY LINE FENCE IS 0.5 FTNW'LY OFPROPERTY LINE 12"CIP W 6"PVC SAN S 1 6 " W 1 6 " W 1 2 " R C P 8"PVC SAN S 6"SAN S 6"P V C 1 2 " S A N S "TRUCKS ONLY" SIGN MEMORANDUM DATE: February 4, 2015 PC Agenda Item 4.B TO: Planning Commission FROM: Matthew Bachler, Associate Planner SUBJECT: Planning Case #15-001 - Public Hearing Required Applicant: Boston Scientific Corporation Property Location: 4100 Hamline Avenue North Request: Preliminary and Final Plat and Planned Unit Development Amendment Requested Action Boston Scientific has requested a Preliminary and Final Plat in order to subdivide their existing campus property into two separate lots. A Planned Unit Development (PUD) Amendment is also being requested in order to accommodate a separation of the existing PUD for the site into two revised PUDs that would cover each parcel. Background The property at 4100 Hamline Avenue North operates under a Master Planned Unit Development that was approved in Planning Case 02-025 for the Guidant Corporation. Boston Scientific acquired Guidant in 2006, and their Cardiac Rhythm Management Campus is now located on the site. The Campus Master Plan approved in 2002 envisioned an additional 1,029,000 square feet of building space on the property to be built out over the next 10 to 15 years for a total of 2,187,893 square feet. The plan includes twelve individual buildings and seven parking ramps on the property. With the approvals granted in Planning Case 02-025, Guidant was required to submit a Site Plan Review prior to the construction of any new building, addition, or parking ramp on the site as identified in the Campus Master Plan. A total of 419,500 square feet of additional building space was proposed for Phase 1 of the development, which was scheduled to be completed in 2006. However, due to the change in ownership to Boston Scientific and other market conditions, portions of Phase 1 have not been constructed. To date, 207,560 square feet of new building space has been built on the campus. City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-001 - Boston Scientific - Master PUD Amendment and Subdivision\Memos_15-001 Page 1 of 13 Since 2002, the City has also approved eleven separate amendments to the original PUD to address modifications to the building footprints, parking areas, and other elements on the site. Included in Attachment E is the most current Campus Master Plan based on the original PUD approval and subsequent amendments. The campus plan was last revised in the PUD Amendment request in Planning Case 14-015. 1. Overview of Request The Boston Scientific Campus in Arden Hills has transitioned over the last few years into a more integrated component of the company’s global operations. As a result, the need for the existing approximately 1.2 million square feet of building space available on the campus has diminished. Boston Scientific has decided to reduce the overall amount of building area on its campus through the sale of Buildings A, B, and C, which are located in the southwest quadrant of the property. The facilities currently located in these three buildings would be consolidated within other buildings on the campus to improve operational efficiencies. The proposed subdivision would create a 15.6 acre parcel (Lot 1) situated at the corner of Hamline Avenue North and County Road F that would include Buildings A, B, and C and Parking Ramp One, as identified on the Campus Master Plan. The second parcel (Lot 2) would be approximately 78 acres in size and would continue to function as the Boston Scientific campus. The proposed Preliminary and Final Plat of the site are included in Attachment C. In order to accommodate the subdivision, Boston Scientific is requesting an amendment to the PUD. This amendment would accomplish two things: first, the existing PUD would be revised to reflect the change in property boundaries and the proposed updates to the Campus Master Plan; and second, a separate PUD for the Lot 1 would be created allowing the two sites to function independently. The revision to the Campus Master Plan includes the removal of proposed Buildings H and G, which are currently shown being constructed where the lot division line has been proposed, and minor adjustments from the current campus plan to the location of future buildings and parking ramps on Lot 2. The overall density of building area would be reduced as a result of the elimination of Buildings H and G. No additional buildings are proposed at this time on Lot 1. The proposed Campus Master Plan is included in Attachment D. The Campus Master Plan also shows modifications to the existing surface parking lot located between Buildings A, B, and C and Buildings E and D to create a clearly defined border along the property line between Lot 1 and Lot 2. This would be accomplished by removing existing bituminous surfaces and installing landscaping. A Site Plan Review would be required to be reviewed and approved by the Planning Commission and City Council before this work is undertaken. At that time, the City would evaluate items such as grading, landscaping requirements, and parking lot setbacks in detail. Boston Scientific expects to apply for a Site City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-001 - Boston Scientific - Master PUD Amendment and Subdivision\Memos_15-001 Page 2 of 13 Plan Review in Fall 2015 or Spring 2016 to complete the necessary site modifications to demarcate the properties. The Campus Master Plan also indicates a future second access drive for Lot 1 on Hamline Avenue, just north of the existing entrance to this site. The new access is not being evaluated as part of this proposal. Boston Scientific has included this access drive as a possible option for a future property owner or tenant on the site depending on their needs. Construction of this access would require a Site Plan Review as well as approval through the Ramsey County Public Works Department. The future development plan for the Boston Scientific Campus would be phased over the next 20 years. The construction of new buildings and parking ramps will be coordinated with the future growth of Boston Scientific Corporation. The applicant has provided an estimated construction schedule (Attachment A). As is the case with the existing PUD, any new building construction or site modifications identified on the approved Campus Master Plan will require the submittal of a Site Plan Review for City Council approval prior to construction. Proposed construction or site modifications not conforming to the approved Campus Master Plan would require an amendment to the PUD. This requirement would apply to both Lot 1 and Lot 2. 2. Planned Unit Development (PUD) Process: The Planned Unit Development process is a tool that provides additional flexibility for development that an underlying zoning district would not otherwise allow. For example, a PUD may make exceptions to setbacks, lot coverage, parking requirements, signage, building materials, or landscaping requirements. It is intended to overcome the limitations of zoning regulations and improve the overall design of a project. While the PUD process allows the City to negotiate certain aspects of the development, any conditions imposed on the PUD must have a rational basis related to the expected impact of the development. A PUD cannot be used to permit uses that would not otherwise be permitted in the underlying zoning district. In the original Master PUD approval, the City granted the Guidant Corporation flexibility in terms of their front yard setback, building height, structure coverage, and the number of principal buildings allowed on a single lot. The minimum front yard setback for the I-1 District is 55 feet and in the approved PUD a 50-foot setback was permitted but was applied to the setbacks along all property lines, including rear and side lot lines. The 2002 Campus Master Plan included several proposed buildings with a height in excess of the 35-foot height maximum with the tallest, Building K, proposed at 135 feet. The maximum structure coverage allowed in the I-1 District is 30 percent and at full build out the Master Plan envisioned 32.7 percent structure coverage. Finally, the Zoning Code only permits one principal building per lot. Under the PUD, Guidant was permitted to develop multiple principal buildings on a single parcel. City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-001 - Boston Scientific - Master PUD Amendment and Subdivision\Memos_15-001 Page 3 of 13 3. Surrounding Area Direction Future Land Use Plan Zoning Existing Land Use North Low Density Residential, Light Industrial and Office R-1: Single Family Residential, I-1: Limited Industrial Single Family Residential, Office South Light Industrial and Office, High Density Residential I-1: Limited Industrial, R-4: Multiple Dwelling Office, Utility, Multiple Family Residential East (Shoreview) RL-Residential / Office / RH- Residential PUD (Townhouses & Offices)/ R-3:Multiple Dwelling Residential Single Family Detached Residential / Office / Multiple Family West Low Density Residential R-1: Single Family Residential Single Family Residential 4. Site Data Future Land Use Plan: Light Industrial and Office Existing Land Use: Light Industrial and Office Zoning: I-1: Limited Industrial / PUD Overlay Size: 93.3 acres (Lot 1: 15.6 acres; Lot 2: 77.7 acres) Proposed Density: N/A Topography: Level Plan Review 1. Chapter 11, Subdivision Code Review A. Lots The proposed Preliminary and Final Plat would create a single Block and two Lots. Both Lot 1 and Lot 2 exceed the Zoning Code requirements in terms of lot width, depth, and area. All lots abut by their full frontage on a publicly dedicated street. B. Easements Drainage and utility easements have been provided on each lot and over delineated wetland areas in accordance with the requirements of the Subdivision Code. C. Public Use Dedication City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-001 - Boston Scientific - Master PUD Amendment and Subdivision\Memos_15-001 Page 4 of 13 The park dedication requirements included in the Subdivision Code were satisfied by the Guidant Corporation in conjunction with the original Master PUD and Final Plat approval for the site in 2002. Guidant was required to provide the City with a public trailway easement and a private trailway license, and to construct and convey a picnic shelter for Cummings Park in order to satisfy this requirement. No additional park dedication is required. All utility and drainage easements will be dedicated to the public as required by the Subdivision Code. D. Grading It is not anticipated that any grading will occur in conjunction with the plat approval except for the aforementioned parking lot and landscape modifications along the new Lot 1 and Lot 2 property line. Detail grading plans will be evaluated with any future development of the property through the Site Plan Review process. E. Utilities Since the property is already developed, no additional utility development is planned at this time. Any proposal to expand utilities will be evaluated in conjunction with any future development of the property. Existing utility easements on the site will be maintained following the subdivision. 2. Chapter 13, Zoning Code Review The Boston Scientific campus is located in the I-1 Limited Industrial Zoning District. The approved PUD for the property acts as an additional governing document for the campus providing flexibility in certain areas that the underlying zoning regulations would not otherwise allow. As discussed above, the City granted the Guidant Corporation flexibility in terms of the front yard setback, building height, structure coverage, and the number of principal buildings allowed on a single lot in the original PUD approval. The following section reviews the proposed PUD Amendment based on the I-1 District regulations and notes where the Campus Master Plan deviates from the underlying zoning. Staff has also noted any areas where additional flexibility is needed beyond what was granted in the previous PUD approval. Since the amendment would create separate PUDs for Lot 1 and Lot 2, each property was evaluated independently. Section 1320 – District Provisions A. Lot Size, Structure Coverage, and Landscaping The proposed Lot 1 and Lot 2 are in conformance with the I-1 Zoning District requirements in terms of minimum lot area, depth, and width. The maximum structure coverage allowed in this City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-001 - Boston Scientific - Master PUD Amendment and Subdivision\Memos_15-001 Page 5 of 13 district is 30 percent and the minimum landscape coverage is 35 percent. Lot 1, comprised of Buildings A, B, and C and Parking Ramp One, would meet these requirements, with structure coverage of 23.82 percent and landscape coverage of 43.34 percent. Lot 2, comprising the Boston Scientific campus, would satisfy the landscaping requirement with 55.57 percent coverage but would need flexibility for structure coverage with 30.06 percent coverage. Total Area (square feet) Structure Coverage (square feet) Structure Coverage (percentage) Landscape Coverage (square feet) Landscape Coverage (percentage) Lot 1 (Buildings A, B, C) 672,944 160,266 23.82% 291,640 43.34% Lot 2 (Boston Scientific Campus) 3,351,193 1,007,527 30.06% 1,862,340 55.57% I-1 Zoning District Requirements 30,000 30% or less 35% or more Under the existing PUD, the property as a whole is now permitted with a total structure coverage of 32.69 percent. The proposed amendment would result in an overall reduction in building footprint on the Boston Scientific campus of 147,807 square feet. B. Height The maximum building height in the I-1 District is 35 feet. The approved PUD allowed for flexibility on the height for most of the proposed buildings and parking ramps on the property. On Lot 1, Building A measures 57 feet in height and Buildings B and C 42 feet. The parking ramp located on Lot 1 is 40 feet in height. The tallest new building proposed on Lot 2 is Building K with a height of 135 feet. Additional new buildings exceeding the I-1 District height limits include Building M at 45 feet and Building N at 60 feet. All five of the Lot 2 parking ramps would be greater than 35 feet in height, with the tallest ramp being 60 feet in height. With the proposed PUD amendment, no height increase is being requested for any of the proposed buildings on Lot 2. However, the amendment does include a proposed increase in the height of Parking Ramps 5, 6, and 7 from 40 feet to 60 feet in height in order to accommodate additional parking needs. C. Floor Area Ratio The Floor Area Ratio (FAR) is the total square feet of building space divided by the total square feet of the lot the buildings are located on. A higher FAR indicates more dense construction. The maximum FAR allowed in the I-1 District is 0.6. Both Lot 1 and Lot 2 would have an FAR less than 0.6. City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-001 - Boston Scientific - Master PUD Amendment and Subdivision\Memos_15-001 Page 6 of 13 Total Area (square feet) Building Area (square feet) Floor Area Ratio Lot 1 (Buildings A, B, C) 672,944 243,671 0.36 Lot 2 (Boston Scientific Campus) 3,351,193 1,783,028 0.53 I-1 Zoning District Requirements No greater than 0.6 D. Setbacks The minimum structure setbacks in the I-1 District for principal buildings are 55 feet for the front yard, 20 feet for the rear yard, and 20 feet for the side yard. For accessory structures, such as a parking ramp, the rear and side yard setback is reduced to 10 feet. The approved PUD requires a 50-foot structure setback along all exterior property lines of the campus, including what is technically the rear yard along the northwest property line. Lot 2 would maintain the 50-foot setback on all sides of the property except along the dividing line with Lot 1 where the side yard setback would be maintained in accordance with the underlying zoning requirements for principal and accessory structures. The Campus Master Plan includes two proposed parking ramps that would be located more than the 10-foot requirement for accessory structures from this property line. All proposed principal structures on Lot 2 would meet the 20-foot setback requirement. Lot 1 would maintain a 50-foot setback along Hamline Avenue North, County Road F, and its northern property line. Along the lot line with Lot 2, a minimum 10 foot setback would need to be maintained for accessory structures and a 20-foot setback for principal structures. At this time, there are no new structures proposed for Lot 1. All existing structures on Lot 1 meet these setback requirements. Section 1325 – General Regulations A. Parking The existing Buildings A, B, and C on Lot 1 are comprised of approximately 90 percent office space and 10 percent manufacturing space. The Zoning Code requires that one parking space per 250 square feet of office floor area and one parking space per 1,000 square feet of manufacturing floor area be provided. The approximately 219,304 square feet of office space would require 878 associated parking stalls. The 24,367 square feet of building space in manufacturing uses requires 25 additional parking stalls. The total parking requirement for Lot 1 is 903 spaces. Currently, there are 916 parking stalls provided on this site. Boston Scientific anticipates that City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-001 - Boston Scientific - Master PUD Amendment and Subdivision\Memos_15-001 Page 7 of 13 once the parking lot modifications between the properties are completed a total of 980 parking stalls will be provided on Lot 1. Off Street Parking Requirements – Lot 1 Office (1 stall/250 sq. ft. gross floor area) Manufacturing (1 stall/1,000 sq. ft. floor area) Total Area 219,304 sq. ft. 24,367 sq. ft. Required Spaces 878 25 Total Required Spaces 903 Proposed Spaces at Full Build Out 980 The Campus Master Plan envisions a total gross building area of 1,783,028 square feet on Lot 2. Approximately 92 percent of this space would be in office use and the remaining 8 percent in manufacturing uses. Based on this mix of uses, 6,562 parking spaces would be required for the office component and 143 parking spaces for the manufacturing activities. The combined parking requirement would be 6,705 parking stalls for Lot 2. Parking at the time of full build out will be provided at 6,701 spaces. Off Street Parking Requirements – Lot 2 Office (1 stall/250 sq. ft. gross floor area) Manufacturing (1 stall/1,000 sq. ft. floor area) Total Area 1,640,386 sq. ft. 142,642 sq. ft. Required Spaces 6,562 143 Total Required Spaces 6,705 Proposed Spaces at Full Build Out 6,701 At the time of the property division, 3,899 parking stalls would be required for Lot 2 based on the existing gross building area on the property. Boston Scientific is currently providing 2,808 existing stalls and has identified 1,091 “proof of parking” spaces on their Campus Master Plan. The current number of employees on the Arden Hills campus is approximately 2,200 and Boston Scientific has acknowledged that the existing parking satisfies the parking demand. B. Traffic, Access, and Circulation With the proposed subdivision, both lots would retain multiple access points to and from nearby public streets. The primary entrance to Lot 1 would be off of Hamline Avenue North, with a secondary access on County Road F. Lot 2 would continue to have access from two driveways City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-001 - Boston Scientific - Master PUD Amendment and Subdivision\Memos_15-001 Page 8 of 13 on County Road F, one driveway on Lexington Avenue North, and one driveway on Cummings Park Drive. The Campus Master Plan includes a proposed future access drive on Hamline Avenue North for Lot 1. Boston Scientific is not requesting approval of this new access as part of this application. Any proposed new access would require the submittal of a Site Plan Review with the City and approval through the Ramsey County Public Works Department. The Ramsey County Public Works Department has reviewed the Campus Master Plan and their comments are included in Attachment F. The existing PUD Agreement for the site requires that a traffic study be done at the end of Phase 1 once the 419,500 square feet of additional building space has been constructed. The purpose of this traffic study would be to evaluate existing conditions and determine if any traffic improvements are needed prior to further development on the campus. To date, 207,560 square feet of new building space has been built on the campus. Prior to the City granting approval for new building construction on Lot 2 that would result in more than an additional 211,940 square feet of building space, Boston Scientific will be required to complete a traffic study. At this time, no new buildings are proposed for Lot 1. If additional building space is proposed for Lot 1 at a future date, the property owner may be required to complete a traffic study. 3. Sign Code Boston Scientific has one existing monument entrance sign located on Lexington Avenue North and one at the southwest corner of the proposed Lot 1 adjacent to the Hamline Avenue North and County Road F intersection. Boston Scientific will continue to use the monument sign located on Lot 1 until they vacate Buildings A, B, and C, at which point the sign would be transferred to the new property owner or tenant. Boston Scientific will consider modifying the existing monument sign at Lexington Avenue to better define this access as the new principal entrance to their campus. Additional Review City Engineer and Building Official The City Engineer has reviewed the Preliminary and Final Plat documents and has no additional comments as this time. The Building Official has reviewed the proposed revisions to the Campus Master Plan and has no additional comments at this time. Ramsey County Public Works Department The Ramsey County Public Works Department has reviewed the submitted plans and has noted that any new accesses on either Hamline Avenue North or County Road F will require approval through Ramsey County. A right-of-way permit would also be required for any construction City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-001 - Boston Scientific - Master PUD Amendment and Subdivision\Memos_15-001 Page 9 of 13 activity occurring with the County’s right-of-way. Lake Johanna Fire Department The Fire Marshal has reviewed the submitted plans and noted that when Boston Scientific applies for a Site Plan Review for the proposed parking lot modifications along the Lot 1 and 2 property line, fire truck access to the east side of the existing buildings on Lot 1 will need to be ensured. The City will coordinate the review of any plans to modify the parking lot with the Lake Johanna Fire Department to verify that adequate fire access is maintained on the site. Rice Creek Watershed District The Rice Creek Watershed District has reviewed the submitted pans and noted that the proposed property lines of the plat will not impact the existing wetland mitigation area in the northwest quadrant of the Boston Scientific campus. Any future site modifications or building construction may require additional RCWD permits. Findings of Fact This planning case includes three requests: the Preliminary Plat, the Final Plat, and an amendment to the existing PUD for the property. Staff offers the following findings of fact for consideration: 1. The applicant has requested approval of a Preliminary and Final Plat and an amendment to the PUD for the property at 4100 Hamline Avenue North. 2. The subdivision would create two new parcels (Lot 1 and Lot 2) within the existing Boston Scientific Campus plat. 3. The proposed subdivision is in conformance with the Subdivision Ordinance in Chapter 11 of the Arden Hills City Code. 4. A Master PUD was approved for 4100 Hamline Avenue North in Planning Case #02-025. 5. The applicant has requested an amendment to the PUD to reflect the change in the property boundaries, to update the Campus Master Plan, and to create a separate PUD for the proposed Lot 1. 6. The PUD process allows for flexibility within the City’s regulations through a negotiated process with a property owner. 7. Lot 1 and Lot 2 are located in the I-1 Limited Industrial Zoning District. 8. The proposed uses on Lot 1 and Lot 2 are permitted uses in the I-1 District. 9. The revisions to the Campus Master Plan are in substantial conformance with the original PUD approval granted by the City in Planning Case #02-025. 10. The PUD amendment is in substantial conformance with the requirements of the City’s Zoning Code. 11. Where the plan is not in conformance with the City’s Zoning Code, flexibility has been requested by the applicant and/or conditions have been placed on the approval that would mitigate the nonconformity. City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-001 - Boston Scientific - Master PUD Amendment and Subdivision\Memos_15-001 Page 10 of 13 12. The PUD amendment would grant flexibility for Lot 1 in terms of building height, front yard setback, and the number of principal buildings allowed on a lot. 13. The PUD amendment would grant flexibility for Lot 2 in terms of building height, front yard setback, structure coverage, and the number of principal buildings allowed on a lot. 14. The applicant has provided a Parking Calculation Plan that shows adequate “proof-of- parking” spaces on Lot 2 in the event that additional parking is needed. 15. The proposal will not adversely impact the surrounding neighborhood or the City as a whole. Staff Recommendation Staff is supportive of the request from Boston Scientific for a subdivision and amendment to the existing PUD for the campus. The subdivision will allow the company to consolidate their operations on their campus and improve overall efficiencies. Additionally, the existing facilities on Lot 1 will offer an attractive corporate campus for a new company to relocate to. The PUD amendment is largely consistent with the original PUD approval in 2002 and is primarily needed to accommodate the subdivision and to adjust the location and footprint of a few of the proposed new buildings shown on the Campus Master Plan. If the Planning Commission votes to recommend approval of Planning Case 15-001, staff would recommend the following twelve (12) conditions be included in 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. The applicant and all subsequent owners of Lot 1 and Lot 2 shall continue to abide by the conditions of all previous Development Agreements, Master PUD approvals, and subsequent PUD Amendment approvals. 3. A PUD Amendment Agreement pertaining exclusively to Lot 2 shall be drafted by the City Attorney and shall be executed prior to the execution of the Final Plat. 4. A PUD Agreement pertaining exclusively to Lot 1 shall be drafted by the City Attorney and shall be executed prior to the execution of the Final Plat. 5. The applicant shall submit an agreement for shared management and maintenance of the stormwater facilities prior to the execution of the Final Plat. The agreement shall be subject to City Attorney approval. 6. The applicant shall file the Final Plat of Boston Scientific Campus with Ramsey County within 180 days of the date of the City’s approval of the Final Plat. 7. A Site Plan Review application for the modification of the parking area along the Lot 1 and Lot 2 property line shall be submitted prior to March 1, 2016, or an extension request shall be submitted in writing to the City at least forty-five (45) days prior to the expiration dated. 8. All necessary City permits for the removal of the existing skyway structure connecting City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-001 - Boston Scientific - Master PUD Amendment and Subdivision\Memos_15-001 Page 11 of 13 Building B and Building E as depicted on the current Campus Master Plan shall be obtained prior to March 1, 2016, or an extension request shall be submitted in writing to the City at least forty-five (45) days prior to the expiration dated. 9. Prior to City approval of a Site Plan Review for Lot 2 that would result in more than an additional 211,940 square feet of new gross building space on Lot 2, the property owner shall be required to complete a traffic study, unless waived by the City Council. 10. New access to Hamline Avenue North shall require approval through the Ramsey County Public Works Department. A right-of-way permit will be required for any construction activity occurring within the County’s right-of-way. 11. New addressing of Lot 1 and Lot 2 shall be determined upon the sale of Lot 1 per the requirements of the Lake Johanna Fire Department. 12. Sprinkler and Fire Alarm testing shall be required prior to the occupancy of new tenants in Buildings A, B, or C. Options 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 15-001 for a Preliminary Plat, Final Plat, and Planned Unit Development Amendment at 4100 Hamline Avenue North based on the findings of fact and the submitted plans as amended by the twelve (12) conditions in the February 4, 2015, Report to the Planning Commission. 2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 15- 001 for a Preliminary Plat, Final Plat, and Planned Unit Development Amendment at 4100 Hamline Avenue North based on the findings of fact and the submitted plans in the February 4, 2015, Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of Planning Case 15-001 for a Preliminary Plat, Final Plat, and Planned Unit Development Amendment at 4100 Hamline 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 15-001 for a Preliminary Plat, Final Plat, and Planned Unit Development Amendment at 4100 Hamline Avenue North 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. City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-001 - Boston Scientific - Master PUD Amendment and Subdivision\Memos_15-001 Page 12 of 13 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 January 5, 2015. Pursuant to Minnesota State Statute, the City must act on this request by March 6, 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. Preliminary and Final Plat D. Revised Campus Master Plan and Parking Calculations Plan E. Existing Approved Campus Master Plan (Last Amended in Planning Case #14-015) F. Additional Review Comments (Ramsey County Public Works Department, Lake Johanna Fire Department, Rice Creek Watershed District) City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-001 - Boston Scientific - Master PUD Amendment and Subdivision\Memos_15-001 Page 13 of 13 Site Demising Overview Boston Scientific 6131.001.27 1/5/15 The Arden Hills Boston Scientific Cardiac Rhythm Management Campus has been transitioning over the last few years into a fully integrated component of the Boston Scientific Corporation global operations. The need for the total 1,200,000 square feet of building available on the campus has been diminished. As such the decision has been made to reduce the building area by selling buildings A, B and C. This will action will allow a more efficient operation by restacking functions with closer proximities. Boston Scientific is requesting revision to the current PUD to accommodate a separation of the 92.7 acres into two revised PUDs. Each parcel is intended to be completely separated to allow independent uses without any dependence of the other property. One PUD will contain existing Buildings A, B, C and Parking Ramp One . The total site area will be 672,944 SF The total gross building area is 243,671 SF. The building foot print area is 160,266 SF The landscaped area is 291,640 SF Parking will be provided at 916 spaces (90% office, 10% mfg.) Parking at time of complete buildout will be provided at 980 spaces. The second PUD is a revision of the existing PUD containing a reduced site density per acre of building area and parking use than the current PUD. The PUD eliminates two future proposed buildings H and G and the required parking. The total site area will be 3,351,193 SF The total gross building area is 1,783,028 SF. The building foot print area is 1,007,527 SF The landscaped area will be 1,862,340 SF. Parking at time of complete buildout will be provided at 6,701 spaces , based on an occupancy ration of 92% office and 8% mfg. Parking requirements at the time of the property division, 3,899 stalls, will be provided by 2,808 existing stalls plus 1,091 proof of parking stalls. The current employee census on the Boston Scientific Arden Hills campus is approximately 2,200 employees. The development plan will be phased over an approximately 20-year period. Construction of new buildings and parking ramps will be coordinated with future growth of Boston Scientific Corporation. Years 2015-2020 1. Restacking of existing building F interior space. 2. Construction of a permanent skyway/link between buildings L and E. 3. Redevelopment of the campus visitor drop-off circle and greening of Boston Scientific Drive. Years 2020-2025 1. Construction of Buildings J and M. 2. Construction of Ramp 3. Years 2025-2025 1. Construction of Buildings N. 2. Construction of portion of Ramp 7. Years 2030-2035 1. Construction of Building K. 2. Construction of portion of Ramps 5 and 6. PUD Amendment 5 January, 2015 Boston Scientific Corporation 4100 N Hamline Avenue Arden Hills, MN 55112 DETAILED BUILDING / PARKING RAMP INFORMATION - 2002 PUD Bldg/Ramp Identification Bldg Area Lot Coverage Landscape Area Height Pkg. Stalls (letter or number)(square feet)(square feet)(square feet)(Note 1) P = Penthouse Existing Buildings A, B, C, D, E 450,893 232,000 957,100 57 / 3+P F 673,000 306,000 584,700 46 / 3+P O (old Nestle property)35,000 35,000 200,958 40 Subtotal 1,158,893 573,000 1,742,758 Proposed New Bldgs/Add'n G 150,000 50,000 60 / 3+P H 102,000 34,000 60 / 3+P I 52,600 26,300 30 / 2 J 80,000 40,000 30 / 2 K 259,200 38,700 135 / 8+P L 108,000 36,000 62 / 3+P M 138,600 34,650 75 / 4+P N 138,600 34,650 75 / 4+P Subtotal 1,029,000 294,300 413,664 Parking Ramps/Surface Pkg. Surface (+/-)615 1 51,500 600 2 51,500 750 3 36,000 400 4 88,300 1,335 5 51,500 900 6 51,500 900 7 118,000 2,142 Subtotal 448,300 7,642 Totals (Campus Master Plan)2,187,893 1,315,600 2,156,422 7,642 Note 1: Feet above grade to highest point of structure / total number of stories. (2 levels below grade) 30 / 5 (2 levels below grade) 40 / 6 (2 levels below grade) 40 / 6 (2 levels below grade) 40 / 6 (1/2 level below grade) 40 / 4 (1/2 level below grade) 50 / 5 (1 level below grade) 30 / 4 PUD Amendment 5 January, 2015 Boston Scientific Corporation 4100 N Hamline Avenue Arden Hills, MN 55112 DETAILED BUILDING / PARKING RAMP INFORMATION - 2015 PUD Bldg/Ramp Identification Bldg Area Lot Coverage Landscape Area Height Pkg. Stalls Comments (letter or number)(square feet)(square feet)(square feet)(Note 1) P = Penthouse Bldgs A, B, C 243,671 109,349 43 / 3+P Ramp 1 51,500 600 Built in 2004 Total site 291,640 Existing Buildings: Lot 2 D, E, I 285,355 156,279 38 / 2+P Bldg I built in 2004 F 673,000 306,000 46 / 3+P L 108,000 36,000 62 / 3+P Built in 2004 O (old Nestle property)72,773 72,773 28 / 1+P Expanded in 2004,2006,2014 Subtotal 1,139,128 571,052 Proposed New Bldgs/Add'n G H I J 90,000 30,000 30 / 2 K 256,000 31,500 135 / 8+P square footage reduced L M 90,000 30,000 45 / 3+P squaree footage reduced N 207,900 51,975 60 / 4+P square footage increased Subtotal 643,900 143,475 Parking Ramps/Surface Pkg. Surface (+/-)498 2 36,000 500 3 36,000 400 4 5 51,500 1,200 height increased 6 51,500 1,200 height increased 7 118,000 2,906 height increased Subtotal 293,000 6,704 Total Site 1,862,340 Totals (Campus Master Plan)1,783,028 1,007,527 6,704 Note 1: Feet above grade to highest point of structure / total number of stories. (2 levels below grade) 60 / 8 (2 levels below grade) 60 / 8 Existing Buildings & Parking Ramps: Lot 1 (1/2 level below grade) 40 / 4 See: Existing Buildings: Lot 2 See: Existing Buildings: Lot 2 Proposed in 2002 PUD, deleted in 2015 PUD Proposed in 2002 PUD, deleted in 2015 PUD Proposed in 2002 PUD, deleted in 2015 PUD (1/2 level below grade) 50 / 5 (1/2 level below grade) 40 / 4 (2 levels below grade) 60 / 8 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 1,333.3 THIS MAP IS NOT TO BE USED FOR NAVIGATION 1: NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet1,333.30666.67 4100 Hamline Avenue North 8,000 Enter Map Description Notes This map is a user generated static output from an Internet mapping site and is for reference only. 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' Ï   #/ 5 2 4 9 ! 2 $ #/ . 6 % 2 3 ) / .           38 '  5 ( ) ( 5 ( 1 & (  3 / $ 1  12 5 7 +         6& $ / (               .O  $ A T E $ E S C R I P T I O N  $ A T E Ï  2 E V I S I O N Ï        January 12, 2015    Craig Hinzman  Ramsey County Surveyor  1425 Paul Kirkwold Drive  Arden Hills, MN  55112‐3933      Re: Preliminary Plat of BOSTON SCIENTIFIC CAMPUS       I have reviewed the preliminary plat of BOSTON SCIENTIFIC CAMPUS in the City of Arden Hills.  The plat  is adjacent to Hamline Avenue (CSAH 50) and County Road F (CSAH 12). No additional right of way or  easements are identified in the County’s Major Street plan at this location.    New accesses to Hamline Avenue and County Road F are not approved with this plat. If new accesses  are proposed they will require approval through Ramsey County Public Works. A right of way permit  will be required for any construction activity occurring within the County’s right of way. Please contact  Doug Heidemann at 651‐266‐7186 or doug.heidemann@co.ramsey.mn.us to discuss permit  requirements.       Sincerely,      Erin Laberee, PE  Traffic Engineer  MEMORANDUM DATE: February 4, 2015 PC Agenda Item 4.C TO: Planning Commission FROM: Matthew Bachler, Associate Planner SUBJECT: Planning Case #15-002 - Public Hearing Required Applicant: Wellington Management, Inc Property Location: 3527-3557 Lexington Avenue North Request: Preliminary and Final Plat, Planned Unit Development Amendment, and Conditional Use Permit Amendment Requested Action Wellington Management has requested a Preliminary and Final Plat in order to subdivide the existing Lot 3 within the Arden Plaza subdivision into three different parcels. A Planned Unit Development (PUD) Amendment is also being requested to accommodate the proposed subdivision, to include an expanded outdoor seasonal sales area on the site, to increase the size of Building #4 to be constructed in Phase III, and to allow for minor modifications to the existing parking lot. A Conditional Use Permit (CUP) Amendment is also requested to reflect the proposed changes to the current CUP for the existing outdoor seasonal sales area. Background The City Council approved a redevelopment proposal for the Arden Plaza retail center in 2009 in Planning Case 09-011. The approved Master PUD included the demolition of an existing office complex, the subdivision of the parcel into four lots, and the construction of four new buildings over three phases. A total of 97,035 square feet of retail and commercial building space was approved for the Master PUD. Phase I of the PUD, which included the development of a pharmacy in place of the office building at the intersection of Lexington Avenue and County Road E, was also approved as part of this planning case. A subsequent PUD Amendment in 2011 (Planning Case 11-016) included a revised plat that combined two of the lots in the northeast corner of the site into a single lot for the development of the existing Walgreens Pharmacy. Phase I of the Master PUD was largely completed in 2012, and included the construction of the Walgreens building, modifications to parking and City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-002 - Arden Plaza - Master PUD Amendment and Subdivision\Memos_15-002 Page 1 of 16 circulation within the retail center area, and the construction of stormwater bio-filtration basins required for the proposed build-out of the site. Prior to the City’s approval of the Master PUD for the retail center, a Conditional Use Permit (CUP) request from Frattallone’s Hardware was approved in Planning Case 97-009 for fencing a part of the parking lot on the property to allow for an seasonal garden sales area. A CUP was required because the Zoning Code does not specifically allow or prohibit outdoor garden sales area as a use. The seasonal outdoor sales area continues to operate on the property, although the area was never fenced off as proposed and its footprint has expanded beyond what was originally approved by the City in the CUP. The Master PUD and subsequent amendment, along with the associated plans and the conditions of approval, remain valid. The Master Site Plan approved in Planning Case 09-011 and the revised Preliminary Plat from Planning Case 11-016 are both included in Attachment D for reference. Neither Phase II nor Phase III of the approved Master PUD is being reviewed as part of this amendment request. The buildings included in these future phases would return to the Planning Commission and City Council for review and approval prior to development. 1. Overview of Request The first component of the application is the Preliminary and Final Plat to subdivide Lot 3 within the existing Arden Plaza plat into three separate parcels. Frattallone’s Hardware, which is a current tenant in the retail center, has approached Wellington Management regarding the purchase of its store and the existing outdoor garden center. To accommodate this, a new Lot 4 would be created comprised of the Frattallone’s portion of the building, the area occupied by the outdoor seasonal sales area, and related parking and service areas. The new Lot 3 would be comprised of the remaining retail center, the primary parking area, access drives on County Road E and Lexington Avenue, and the stormwater pond at the southeast corner of the site. The common lot line between the remaining portion of the retail building on Lot 3 and the Frattallone’s Hardware store on Lot 4 would be defined by a demising wall. The definition of a demising wall is a wall used jointly by two parties erected upon a line dividing two parcels of land, each of which is a separate real estate entity. The City Building Official and the Lake Johanna Fire Department have been working with the property owner on the specifications of the demising wall and final building permits will be required prior to construction. Approval of the Final Plat will be conditioned on the issuance of a Certificate of Occupancy for the proposed remodeling work. The new Lot 5 would include the future Building #4, which is proposed to be constructed in Phase III of the approved Master PUD, along with a small parking area. Lot 5 is located along Lexington Avenue. The proposed footprint of Building #4 has increased from the Master PUD approved in 2009. The submitted master site plan indicates that this building would be 20,136 square feet in size, an increase of 2,136 square feet from the 2009 PUD approval. City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-002 - Arden Plaza - Master PUD Amendment and Subdivision\Memos_15-002 Page 2 of 16 Wellington Management is requesting an amendment to the Master PUD to address the following items: • Account for the subdivision of Lot 3 within Arden Plaza into three separate lots. • Allow for the creation of a non-conforming parcel (Lot 4) that does not have frontage on a publicly dedicated street. • Include the proposed permanent outdoor seasonal sales area on Lot 4 within the Master Site Plan. • Increase the size of Building #4 on the proposed Lot 5 from 18,000 square feet, as approved in Planning Case 09-011, to 20,136 square feet. • Minor modification to the parking lot at the north end of the retail center to retain 12 existing parking stalls that are shown being removed on the Master Site Plan. The proposed amendments in this case only relate to the Master PUD for the site. Detailed Final PUD plans will be submitted prior to the approval of Building #2 on Lot 2 and Building #4 on Lot 5. The submitted plans include a detailed Site Plan for the Frattallone’s seasonal sales area. The proposed outdoor garden center would measure 150 feet by 56 feet for a total area of 8,400 square feet. The existing bituminous surface on which the outdoor sales area is now located would be replaced with a four inch high concrete display curb. Fencing along the perimeter of the area would help define and separate the space from the adjacent parking and service areas. A six-foot tall ornamental fence is proposed along the north and east sides of the sales area and an eight-foot tall chain link fence on the south side. The CUP for the outdoor garden center use approved in 1997 remains valid. However, the applicant is seeking approval to expand the overall area of this use on the site. The Zoning Code requires that any enlargement or intensification of a conditional use shall require an amended permit and all procedures shall apply as if a new permit were being requested. 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. City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-002 - Arden Plaza - Master PUD Amendment and Subdivision\Memos_15-002 Page 3 of 16 If a PUD is comprised of multiple lots, it is often treated as one continuous development. The development as a whole would be expected to meet the landscaping, stormwater, and other similar requirements. For example, one property in the PUD may have 60 percent building coverage, but the development as a whole may not exceed 50 percent building coverage to maintain conformance with the underlying zoning district. In order to maintain shared amenities such as parking spaces, access drives, and stormwater ponds the development is required to create a legal entity to manage and maintain the shared facilities. 3. Surrounding Area: Direction Future Land Use Plan Zoning Existing Land Use North Community Mixed Use B-2: General Business District Multi-Family Residential, Retail South Community Mixed Use B-2: General Business District Office East (Shoreview) Commercial C2: General Commercial & OFC: Office Gas Station/Retail/Office West Community Mixed Use B-2: General Business District Office 4. Site Data: Future Land Use Plan: Community Mixed Use Existing Land Use: Retail/Commercial Zoning: B-2: General Business District Lot Size: 12.55 Acres (546,717) Topography: The elevation of the lot is lower than Lexington Avenue. There is a stormwater pond in the southeast corner of the property. Plan Evaluation 1. Chapter 11, Subdivision Code Review A. Lots The proposed Preliminary and Final Plat would create a single Block and five Lots. All lots within the plat meet the Zoning Code requirements in terms of lot width, depth, and area. Lots 1, 2, 3, and 5 abut by their full frontage on a publicly dedicated street. However, the proposed Lot 4 is an interior parcel with no frontage on a publicly dedicated street. This lot is entitled to access and parking under an existing Reciprocal Easement Agreement that has been recorded against the property with Ramsey County. The applicant has requested flexibility through the PUD Amendment process for creating the nonconforming Lot 4. City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-002 - Arden Plaza - Master PUD Amendment and Subdivision\Memos_15-002 Page 4 of 16 B. Easements Drainage and utility easements have been provided on each lot and over delineated wetland areas in accordance with the requirements of the Subdivision Code. C. Public Use Dedication Staff has reviewed the files pertaining to this property and found documentation that the park dedication requirements included in the Subdivision Code were satisfied in conjunction with the original development of the site in 1973. No additional park dedication is required as a result of this application. All utility and drainage easements will be dedicated to the public as required by the Subdivision Code. D. Grading Minimal grading work is proposed in conjunction with the construction of the seasonal sales area. This work will mainly include cutting into the existing bituminous pavement. Detailed grading and erosion control plans, calculations, and permits will be required prior to any construction on the site. E. Utilities No additional utility development is planned at this time. Any proposal to expand utilities will be evaluated in conjunction with the proposed future phases of the Master PUD. Water and sanitary stubs have already been provided to the building sites on Lot 2 and Lot 5. Existing utility easements on the site will be maintained following the subdivision. 2. Chapter 13, Zoning Code Review The Arden Plaza retail center is located in the B-2 General Business District. The approved PUD for the property acts as an additional governing document for the campus providing flexibility in certain areas which the underlying zoning regulations would not otherwise allow. The following section reviews the proposed PUD Amendment based on how it compares to the previous PUD approvals and the underlying B-2 District regulations. This section only reviews those regulations within the Zoning Code specific to the limited requests included in the PUD amendment. Section 1320 – District Provisions A. Special Requirements for B-2 General Business District – Section 1320.085 The Zoning Code includes certain special requirements for the B-2 District. Open sales areas are specifically listed as a prohibited use, but open air garden centers are exempt from this City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-002 - Arden Plaza - Master PUD Amendment and Subdivision\Memos_15-002 Page 5 of 16 restriction. Since the open air garden center use is not listed in the Land Use Chart as either permitted or conditional use, a Conditional Use Permit may be issued for this use following review by the Planning Commission and approval by the City Council, as stated in Section 1320.03 of the Zoning Code. A CUP was approved in Planning Case 97-009 for an outdoor garden sales area on the property. B. Lot Size, Structure Coverage, and Landscaping The proposed Lots 1 – 5 are in conformance with the B-2 Zoning District requirements in terms of minimum lot area, depth, and width. Since the site operates under an approved PUD that encompasses all five of the proposed lots, the proposal was evaluated based on whether the development as a whole conforms to the B-2 District requirements for structure coverage and landscape coverage. The maximum permitted structure coverage in the district is 45 percent. A total of 93,118 square feet of building area is proposed across the five lots, for coverage of 19.4 percent. Properties must maintain minimum landscape coverage of 20 percent. The development as a whole would include 114,046 square feet of landscaped area, or 23.76 percent of the total area. Total Area (square feet) Structure Coverage (square feet) Structure Coverage (percentage) Landscape Coverage (square feet) Landscape Coverage (percentage) Lot 1 (Walgreens) 76,533 14,572 19.04% 16,515 21.58% Lot 2 (Future Building #2) 27,853 6,000 21.54% 7,221 25.93% Lot 3 (Building #5 – Retail Center) 274,702 35,801 13.03% 76,670 27.91% Lot 4 (Building #5 – Frattallone’s) 63,171 16,609 26.29% 6,551 10.37% Lot 5 (Future Building #4) 37,732 20,136 53.37% 7,089 18.79% Total (PC #15-002) 479,991 93,118 19.40% 114,046 23.76% Approved PUD Amendment (PC #11-016) 479,991 92,748 19.32% 112,781 23.50% B-2 Zoning District Requirements 13,000 45% or less 20% or more C. Setbacks The minimum setbacks in the B-2 District are 20 feet in the front and rear and 10 feet in the side yards. The internal lot lines proposed in the Preliminary Plat are based on the locations of the buildings and setbacks to these are less of a concern in planned unit developments. The primary concern is setbacks to the public rights-of-way of County Road E and Lexington, as well as the City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-002 - Arden Plaza - Master PUD Amendment and Subdivision\Memos_15-002 Page 6 of 16 private properties located to the south and west of the development. The proposed PUD amendment would not impact any building setbacks along the public right-of-way or adjacent private properties. A zero-foot setback is proposed along the side lot line of Lot 3 and Lot 4 since the subdivision would create a property line running through the existing retail building. Section 1325.03, Subdivision 1 of the Zoning Code allows for exceptions from side setback requirements provided that a proper demising or fire wall is used and if the adjacent buildings are constructed as an integral unit. The Zoning Code states that a shopping center, such as Arden Plaza, is an example of where this provision would apply. As mentioned in the introduction, the City Building Official and the Lake Johanna Fire Department have been working with the property owner on the specifications of the demising wall and building permits will be required prior to construction. Section 1325 – General Regulations A. Landscaping - Section 1325.05, Subdivision 1 A Landscaping Plan for the whole development was approved in Planning Case 09-011. For each successive phase of the Master PUD, the property owner will be required to install the landscaping improvements shown on the Landscaping Plan. The plan includes the installation of parking lot islands within the main parking area on Lot 3. This work was originally intended to be completed as part of Phase I. Staff is recommending as a condition of approval that the property owner be required to complete these parking lot landscaping improvements prior to the issuance of a Certificate of Occupancy for either Building #2 or Building #5. The proposed amendment would not modify the existing Landscape Plan other than a reduction in the parking lot planting islands due to the construction of the outdoor sales area. The Zoning Code requires that at least ten percent of the parking area be occupied by planting islands that are at least 150 square feet in size and have at least one tree. The approved Landscape Plan shows a total of 10.5 percent of parking areas being occupied by planting islands. Three planting islands would be removed on the south side of the site to accommodate the outdoor sales area resulting in a reduction in the planting island area to 9.5 percent. B. Lighting – Section 1325.05, Subdivision 3 The Zoning Code requires that lighting be arranged to direct light away from adjacent lots and public streets. The source of illuminate must be hooded, concealed, or controlled so that only the intended site is illuminated. Two new parking lot lights would be located at the south perimeter of the parking area to assist with lighting the service area and the outdoor garden center. The applicant has provided examples of the proposed lights, which would conform to the Zoning Code requirements (Attachment A). City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-002 - Arden Plaza - Master PUD Amendment and Subdivision\Memos_15-002 Page 7 of 16 C. Fence Regulations - Section 1325.05, Subdivision 4 The Zoning Code restricts the height of fences to no more than six feet. For proposed fences on non-residential properties greater than six feet in height, deviation from this requirement may be permitted after a Site Plan review by the Planning Commission and approval by the City Council. The fencing along the perimeter of the outdoor sales area would measure six feet along the north and east side and eight feet along the south side. The need for additional height for the fence on the south side of the outdoor sales area is not clear based on the application and staff is recommending that this segment of the fence be no more than six feet in height. D. Parking – Section 1325.06, Subdivision 1 It is difficult to determine the exact number of required parking spaces for the development based on the Zoning Code regulations. The Master PUD assumes that a retail tenant would occupy the 20,136 square foot Building #4 on Lot 5 and that a restaurant use would be located in the 6,000 square foot Building #2 on Lot 2. For retail uses, one parking stall is required for every 150 square feet of gross retail sales floor area and for restaurant uses one stall is required for every two seats. However, the tenants for these buildings have yet to be determined. Different tenants may require different floor layouts that would impact the amount of gross retail floor area or the number of seats, thus impacting the number of required stalls. For the purpose of this evaluation, staff relied on the same calculation used in Planning Case 09- 011, which assumed that all space in the development would have the same percentage of gross retail sales space as the Walgreens at 80 percent. Based on these assumptions the number of parking stalls required for all the buildings would be 497 spaces. This calculation does not take into account the shared parking agreements that will allow users to park anywhere on the site and walk to their desired location. Off Street Parking Requirements Structure Coverage (square feet) Required Retail Parking (1 stall/150 sq. ft. gross sales floor area) Lot 1 (Walgreens) 14,572 78 Lot 2 (Future Building #2) 6,000 32 Lot 3 (Building #5 – Retail Center) 35,801 191 Lot 4 (Building #5 – Frattallone’s) 16,609 89 Lot 5 (Future Building #4) 20,136 107 Total Required Parking 497 Proposed Parking Stalls (PC 15-002) 440 Approved PUD (PC #09-011) 455 City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-002 - Arden Plaza - Master PUD Amendment and Subdivision\Memos_15-002 Page 8 of 16 The PUD Amendment would reduce the overall number of parking stalls for the development from 455 to 440. This amount of parking equates to a ratio of 4.53 stalls per 1,000 square feet of retail space on site. According to the Institute of Traffic Engineers (ITE), a retail center of this size is recommended to have at least 4.5 stalls per 1,000 square feet in order to accommodate peak parking demand. Based on the shared parking on the site provided through the Reciprocal Easement Agreement, the design layout of the parking lot, and ITE recommendations, staff has concluded that 440 stalls should be adequate to accommodate the development. Parking demands on the site would be evaluated in greater detail once the property owner moves forward with Phase II and Phase III. C. Traffic and Circulation – Section 1325.06, Subdivision 3 The Zoning Code requires that all commercial buildings be accessible to and from nearby public streets. The proposed Lot 4 is an interior parcel with no frontage on a publicly dedicated street. However, this lot would be entitled to access and parking under an existing Reciprocal Easement Agreement for the development as a whole that was recorded with the County. No amendments or additions are required for access or parking for the five lots within the development. The site will have similar circulation patterns following the addition of the outdoor sales area. The applicant has provided a revised Site Circulation Plan that takes into account the proposed amendments to the master plan (Attachment C). 3. B-2 District Design Standards – Section 1325.05 Subd. 8 The standards in this section only apply to building or site elements being developed or altered. Staff evaluated the Site Plan for the proposed outdoor sales area based on these design standards. The standards require that fences blend into the landscape, be compatible with other materials used on the site, and be made of material that minimizes corrosion. Finished and treated wood, brick, stone, or wrought iron materials are encouraged. The six-foot tall portion of the sales area fencing would be wrought iron and the eight-foot tall segment would be a vinyl-coated chain link material. Photo examples of the wrought iron fence are included in Attachment A. Staff is recommending as a condition of approval that wrought iron materials be used for the fencing used around the entire perimeter of the sales area, including the south side. Section 1345 – Conditional Uses A Conditional Use Permit (CUP) was approved in Planning Case 97-009 to allow for an outdoor garden sales area. The outdoor sales area approved in Planning Case 97-009 measured approximately 50 feet by 70 feet, or 3,500 square feet in total area. The proposed expanded outdoor sales area would measure 150 feet by 56 feet for a total area of 8,400 square feet. Section 1345.03 of the Zoning Code states that any enlargement or intensification of a conditional use not specifically permitted by the permit shall require an amended permit and all City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-002 - Arden Plaza - Master PUD Amendment and Subdivision\Memos_15-002 Page 9 of 16 procedures shall apply as if a new permit were being requested. Section 1355.04 of the Arden Hills Zoning Code lists the criteria for evaluating a Conditional Use Permit. 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 6. Adjoining land values 7. Park dedications where applicable 8. Orderly development of the neighborhood and the City within the general purpose and intent of the Zoning Code and the Comprehensive Development Plan for the City. The City Council may place conditions on a permit if deemed necessary to protect the health, safety, and general welfare of the community. Conditional Use Permits are granted for a specific use at a specific site and are not transferable. Additional Review City Engineer The City Engineer has reviewed the submitted plans and his comments are included in the attached memo dated January 13, 2015 (Attachment E). Those comments related to necessary revisions to the plan set have been added by the applicant. Other comments related to specific site operation requirements are being recommended as conditions of approval. Building Official The Building Official has reviewed the submitted plans and his comments are included in the attached memo dated January 29, 2015 (Attachment E). The Building Official has been working with the Lake Johanna Fire Department and the property owner to come up with construction plans for the demising wall between Lot 3 and Lot 4 that satisfy the State Building Code. In order to comply with the Building Code requirements, the wall separating the Frattallone’s Hardware store from the rest of the Arden Plaza retail building will need to be a fully compliant two hour fire barrier with no openings. Staff is recommending as a condition of approval that the issue regarding the design and location of the demising wall between the two lots be resolved to the satisfaction of the Building Official prior to City Council review of Planning Case 15-002. Ramsey County Public Works Department The Ramsey County Public Works Department has reviewed the submitted plans and did not City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-002 - Arden Plaza - Master PUD Amendment and Subdivision\Memos_15-002 Page 10 of 16 have any comments at this time. Lake Johanna Fire Department The Fire Marshal has reviewed the submitted plans and his comments are included in the attached memo date January 12, 2015 (Attachment E). Rice Creek Watershed District The Rice Creek Watershed District has reviewed the submitted pans and determined that a RCWD permit will not be required for the proposed subdivision, parking lot modifications, and the construction of the outdoor seasonal sales area. Future phases outlined in the site development plans may require a permit at a later date. Findings of Fact This planning case includes four separate requests: the Preliminary Plat, the Final Plat, an amendment to the existing PUD for the property, and an amendment to the Conditional Use Permit for the outdoor seasonal sales area on the property. Staff offers the following findings of fact for consideration: Subdivision Findings 1. The applicant has requested approval of a Preliminary and Final Plat for the property at 3527-3557 Lexington Avenue North. 2. The subdivision would create three new parcels (Lot 3, Lot 4, and Lot 5) within the existing Arden Plaza plat. 3. The proposed Lot 3 and Lot 5 are in conformance with the Subdivision Ordinance in Chapter 11 of the Arden Hills City Code. 4. The proposed Lot 4 is not in conformance with the Subdivision Ordinance in Chapter 11 of the Arden Hills City Code because it is an interior parcel with no frontage on a publicly dedicated street. 5. The proposed Lot 4 is entitled to access and parking under an existing Reciprocal Easement Agreement (Doc. No. 2156888) that has been recorded against the property with Ramsey County. 6. The applicant has requested for flexibility through the PUD Amendment process for the proposed nonconforming Lot 4. PUD Amendment Findings 7. The applicant is requesting approval of an amendment to the Master PUD for Arden Plaza property. 8. The original Master PUD for the development was approved in Planning Case #09-011. A subsequent PUD Amendment was approved in Planning Case #11-016. 9. The PUD Amendment is being requested in order to accommodate the proposed subdivision, to include an expanded outdoor seasonal sales area on the site, to increase City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-002 - Arden Plaza - Master PUD Amendment and Subdivision\Memos_15-002 Page 11 of 16 the size of Building #4 to be constructed in Phase III, and to allow for minor modifications to the existing parking lot. 10. The PUD process allows for flexibility within the City’s regulations through a negotiated process with a developer. 11. The Arden Plaza development is located in the B-2 General Business District. 12. The City has adopted the Guiding Plan for the B-2 District that outlines future development principals for the area. 13. The City has adopted Design Standards for the B-2 District within the Zoning Code. 14. The Master PUD Amendment is in substantial conformance with the requirements of the City’s Zoning Code. 15. The Master PUD Amendment is in substantial conformance with the Guiding Plan for the B-2 District. 16. The Master PUD Amendment is in substantial conformance with the City’s Comprehensive Plan. 17. The submitted Site Plan for the Frattallone’s Hardware outdoor seasonal sales area is in conformance with the B-2 District Design Standards. 18. Where the plan is not in conformance with the City’s Zoning Code, flexibility has been requested by the applicant and/or conditions have been placed on an approval that would mitigate the nonconformity. 19. The application is not anticipated to create a negative impact on the immediate area or the community as a whole. CUP Amendment Findings 20. The City approved a Conditional Use Permit in Planning Case 97-009 for a 3,500 square foot outdoor garden sales area on the Arden Plaza site. 21. The proposed Frattallone’s Hardware outdoor sales area would measure 150 feet by 56 feet, or a total area of 8,400 square feet. 22. Section 1345.03 of the Zoning Code states that any enlargement or intensification of a conditional use not specifically permitted by the permit shall require an amended permit and all procedures shall apply as if a new permit were being requested. 23. Section 1355.04 Subd. 3 of the Arden Hills Zoning Code lists criteria for evaluating a Conditional Use Permit. 24. The proposal will have limited impacts on existing and anticipated traffic and parking conditions. 25. The proposal will not affect noise on the property. 26. The proposal will not affect glare, odors, vibration, smoke, dust, air pollution, heat, liquid and solid waste on the property. 27. The proposal will have limited impacts on drainage on the property. 28. The proposal will not affect the population density on the property. 29. The proposal is unlikely to significantly affect land values on the subject property or on neighboring properties. 30. The park dedication requirement does not apply in this case. City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-002 - Arden Plaza - Master PUD Amendment and Subdivision\Memos_15-002 Page 12 of 16 Recommendation Staff is generally supportive of the separate requests within Planning Case 15-002. The proposed subdivision should help with the marketing of the proposed Lot 5 for future development. While Lot 4 would not have frontage on a public street, the existing Reciprocal Easement Agreement for the development will guarantee access to Lot 4 in perpetuity. The amendment to the Master PUD to include an expanded and more permanent outdoor seasonal sales area for Frattallone’s Hardware will better define and formalize this activity within the development. Staff does have concerns about certain site improvements that were scheduled to be finished during Phase I that have yet to be completed. Additionally, staff would recommend that the execution of the Final Plat be conditioned on the issuance of a Certificate of Occupancy for the building following the completion of the required demising wall between Lot 3 and Lot 4. These concerns are reflected in the recommended conditions of approval. If the Planning Commission votes to recommend approval of Planning Case 15-002, staff is recommending the following twenty-two (22) conditions of approval: 1. Prior to City Council review of Planning Case 15-002, the issue regarding the design and location of the demising wall between Lot 3 and Lot 4 shall be resolved to the satisfaction of the Building Official and Fire Marshall. 2. The applicant shall continue to abide by the conditions of all previous Master PUD Agreements, permits, and reviews, except as hereinafter amended. 3. 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 by the Planning Commission and approval by the City Council. 4. A Development Agreement Amendment shall be prepared by the City Attorney and subject to City Council approval. The agreement shall be executed by all parties within the Arden Plaza development prior to the issuance of any building or development permits. 5. The final construction plans for the demising wall between the Frattallone’s Hardware store and the remainder of the Arden Plaza retail building shall meet the standards as outlined by the City Building Official in the memo dated January 29, 2015. 6. The execution of the Final Plat shall be conditioned on the demising wall construction between the Frattallone’s Hardware store and the remainder of the Arden Plaza retail building receiving final approval from the City Building Official. 7. Prior to the execution of the Final Plat, a copy of the supplemental declaration between Frattallone’s Hardware and Arden Plaza, LLC addressing the issues of drainage and driveway maintenance shall be provided to the City. 8. Prior to the execution of the Final Plat, a copy of an agreement addressing the Sewer and Water services provided to Lot 4 thought the building on Lot 3 shall be provided to the City. City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-002 - Arden Plaza - Master PUD Amendment and Subdivision\Memos_15-002 Page 13 of 16 9. Prior to the execution of the Final Plat, a copy of an agreement addressing the operation, maintenance, and ownership of all sanitary sewer, water, and storm sewer within the development, and the process by which future land use applications will be submitted to the City for properties within the development, shall be provided to the City. 10. The applicant shall file the Final Plat with Ramsey County within 180 days of the date of the City’s approval of the Final Plat. An extension request must be submitted in writing to the City at least forty-five (45) days prior to the expiration date. 11. The Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of site improvements including grading, utilities, and paving prior to the issuance of any development permits related to the construction of the outdoor seasonal sales area. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured Minnesota bank, and be in a form acceptable to the City. The purpose of the letter of credit is to ensure that site improvements are completed in the event of a developer default. 12. The Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of site improvements including grading, utilities, and paving, prior to the issuance of any development permits related to the construction of the outdoor seasonal sales area. The escrow will be used for City costs related to review, approval, and inspection of site improvements or any costs incurred by the City in the event of a developer default. 13. Final grading and erosion plans shall be submitted to the City Engineer for approval prior to the issuance of any development permits related to the construction of the outdoor seasonal sales area. 14. The operations of the Bio-Filtration Area #2 identified on the Master Site Plan shall be corrected to the satisfaction of the City Engineer prior to the issuance of any development permits related to the construction of the outdoor seasonal sales area. 15. The City currently holds a Letter of Credit (American Bank Letter of Credit No. 2527) for the patching and seal coating of the parking lot next to the Frattallone’s Hardware store. This work shall be completed by September 30, 2015 or the LOC maturity date shall be extended. 16. The applicant shall construct the main parking area and landscaping improvements previously planned for Phase I prior to the issuance of a Certificate of Occupancy for either Building #2 or Building #5. 17. The fence around the perimeter of the outdoor seasonal sales area shall be made of wrought iron materials and shall not exceed six (6) feet in height. 18. No exterior signage shall be attached to the fence around the outdoor seasonal sales area. 19. The outdoor seasonal sales area must be an extension of and consistent with the applicant’s permitted principal use. 20. The outdoor seasonal sales area shall be used exclusively for the seasonal sale of nursery and garden items, including but not limited to flowers, plants, landscaping materials, and Christmas trees. City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-002 - Arden Plaza - Master PUD Amendment and Subdivision\Memos_15-002 Page 14 of 16 21. The site shall be kept in a neat and orderly fashion, free from litter, refuse, debris, junk, or other waste which results in offensive odors or unsightly conditions. 22. No storage, displays, or sales shall be permitted outside of the outdoor seasonal sales area. Proposed Motion Language 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 15-002 for a Preliminary and Final Plat, Planned Unit Development Amendment, and Conditional Use Permit Amendment at 3527-3557 Lexington Avenue North based on the findings of fact, submitted plans, and the twenty-two (22) conditions in the February 4, 2015, Report to the Planning Commission. 2. Recommend Approval without Conditions: Motion to recommend approval of Planning Case 15-002 for a Preliminary and Final Plat, Planned Unit Development Amendment, and Conditional Use Permit Amendment at 3527-3557 Lexington Avenue North based on the findings of fact and the submitted plans in the February 4, 2015, Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of Planning Case 15-002 for a Preliminary and Final Plat, Planned Unit Development Amendment, and Conditional Use Permit Amendment at 3527-3557 Lexington Avenue North based on the following findings of fact… 4. Table: Motion to table Planning Planning Case 15-002 for a Preliminary and Final Plat, Planned Unit Development Amendment, and Conditional Use Permit Amendment at 3527- 3557 Lexington Avenue North for the following reasons… 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 January 5, 2015. Pursuant to Minnesota State Statute, the City must act on this request by March 6, 2015 (60 City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-002 - Arden Plaza - Master PUD Amendment and Subdivision\Memos_15-002 Page 15 of 16 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 Supporting Materials B. Site and Aerial Maps C. Plan Set (Preliminary and Final Plat, Master Site Plan, Grading Plan, Utility Plan, and Parking and Circulation Plan) D. Approved Master Site Plan (PC 09-011) and Preliminary Plat (PC 11-016) E. Additional Review Comments (City Building Official, City Engineer, Lake Johanna Fire Department) City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-002 - Arden Plaza - Master PUD Amendment and Subdivision\Memos_15-002 Page 16 of 16 1    Project Narrative  Arden Plaza – Subdivision    January 5, 2015      History  Arden Plaza LLC submitted and received approval of a Planned Unit Development (PUD) in 2009, with a  revised pharmacy development plan and recorded plat in 2011, followed by final construction plans of  Phase 1 improvements in 2012.  The 2009 approved master plan included 97,035 sf of retail/commercial  buildings (including a 3,917 sf mezzanine for the Frattallone’s Hardware store offices) and had originally  subdivided the parcels into four lots.      In 2011, two of the lots in the northeast corner were combined and platted as a single lot, for a  development of a Walgreen’s pharmacy, thus 3 lots were officially platted in 2011 showing four building  masses involving the Arden Plaza Plat.  Phase 1 Construction of the Arden Plaza site included the  Walgreen’s building and parcel (Lot 1 in the northeast corner), and included the implementation of the  four required storm water rain gardens (bio‐filtration basins) for the full development, along with  modified parking and circulation improvements involving the northeast parcel.    Subdivision and Platting  Since the 2011 plat and the 2012 construction project, Frattallone’s Hardware has approached Arden  Plaza LLC, about purchasing its store and garden area, and the land upon which it is located.  Arden Plaza  LLC. has agreed to the request and while platting the Frattallone parcel, Arden Plaza, LLC is also applying  to plat the lot for Building #4 along Lexington Avenue.  Thus the subdivision request is going from 3 lots  to a total of 5 lots, with the current Lot 3 being subdivided into 3 separate parcels.  The new Lot 3 will  encompass the remaining strip retail center, primary parking, access drives, and regional storm pond.   The new Lot 4 will be comprised of the Frattallone building (via a demising wall), their seasonal sales  area, and other related parking and service areas.  The new Lot 5 will include the future Building #4 (up  to 18,000sf) along Lexington Avenue and some minor related parking.  The Frattallone lot line is defined  by the hardware store common demising wall, as surveyed.  We are making application for Preliminary  Plat and Final Plat.  Lot 4 (Frattallone) is technically non‐conforming due to not abutting the public ROW  however it does have access and easements for ingress and egress via the 2011 Reciprocal Easement  Agreement recorded as document no. 2156888The request for flexibility for this item is identified in the  PUD Amendment.     PUD Amendment  The current revisions to the site and parcel subdivision will require a Planned Unit Development  Amendment.  The changes from the 2009 PUD plan and 2011 PUD plan primarily include the new  property lots, Frattallone seasonal sales changes along with the related parking modifications; and the  parking lot modification (to keep existing parking) at the north end of the existing retail strip building.  A  PUD Amendment application is being submitted.    Some specific changes to the 2009 PUD plan include the following:   Number of lots: went from 3 platted to 5 total lots.  Also, Lot 4 (Frattallone), does not abut a  public ROW, per code, so asking for flexibility for this configuration. The Frattallone lot is  2    entitled to access and parking via the existing shared parking and access easement document  already recorded in public records and approved by the City Attorney in 2011.   Landscape in Parking Area: went from required 10% (10.5% was originally provided in the plans)  to 9.5%.  The reason for the decrease is in large part due to the reconfiguration of parking  required by the Frattallone seasonal sales area.  We believe that the new seasonal sales area  proposed will be an attractive addition for the shopping center, and the remaining features in  the reconfigured parking will provide adequate traffic calming and an aesthetically pleasing face  to the center parking.   Parking Total: Reduced from 455 Spaces approved to 440 Spaces provided, primarily reflecting  the changes involving the hardware store seasonal sales area.     Frattallone Seasonal Sales Area: This is not shown on the 2009 or 2011 PUD plans but was  permitted under a conditional use permit.  A curbed display area and perimeter fence is being  proposed to show a more defined area for this use.    Existing Conditions  The owners completed the Phase 1 construction improvements in 2012, and current existing conditions  from the past as‐built surveys, along with new 2014 survey data of the existing retail area and  Frattallone hardware store demising wall are all included in the submission materials.    PUD Site Plan  As described in the PUD Amendment section above, we are requesting changes to the PUD Master Site  Plan to reflect changes for the Frattallone Store and Seasonal Sales area and related parking, which  includes reduction in parking, wider perimeter drive aisle, parking modification, and parking lot light  relocation.  The parking at the north end of the in‐line strip retail which is critical to the center, is now  scheduled to remain, where the previous plan removed a row of parking along the building.  Also, the  Walgreen’s site is updated per as‐built conditions.     Frattallone Seasonal Sales Area  The seasonal sales area for the Frattallone Hardware store is approximately 150’x56’, including the  existing canopy.  The front doors are outside of the seasonal sales area.  The fencing for the seasonal  sales area is black, 6’ high, and is ornamental metal pickets on the north and east sides, and vinyl coated  chain‐link fence on the south.  There are multiple sliding gates for access and service.  The existing  bituminous pavement surface that currently stores Frattallone pallets will be removed and replaced  with concrete, and will also have a 5’ wide curbed concrete display area along just the ornamental fence  sections (north and east).  Two parking lot lights will be located at the south perimeter of the parking  area, to assist with lighting the service drive aisle, otherwise the garden center itself will not have any  permanent lights, only temporary light, as needed, for the different displays (such as Christmas trees).    PUD Grading and Erosion Control Plan  Minimal changes to the plan.  Basically the future parking islands and seasonal sales area will be cut into  the existing pavement, and have slight grade modification for positive drainage.  The drainage inlets and  ponding to remain the same.  Future Building #4 and related grading with the existing retaining wall will  be addressed when that area is constructed.    PUD Utility Plan.  Minimal to no changes to the plan.  Water and sanitary stubs are already provided to the two future  building pad sites.  The existing 27” and 30” storm sewer, near future Building #4, will remain unless  future development requires a change.  3      PUD Parking and Circulation Plan and REA  Parking and Access for the parcels are currently covered under the existing Reciprocal Easement  Agreement (the shared access and parking easement document) that was approved by the City Attorney  in 2011.  The access and parking for all 5 Lots to be platted and for the buildings to be constructed in the  future are currently provided for in the Reciprocal Easement Agreement. No amendments or additions  are required for access and parking for the 5 lots and future buildings. The site has similar circulation to  the previous PUD, and semi‐truck turning diagrams have been provided on the plans show its  movements.  The trucks maneuver around the seasonal sales areas without any impact, but please note  that the existing truck route around the existing parking on the north end can have a potential impact  on three stalls of the existing striped parking, but, as a practical matter, this potential impact has never  been a problem for current truck circulation.    Staging of Development  No construction permits are being requested at this time for Phase 2 (Building #2) or Phase 3 (Building  #4) of the development. The Frattallone Seasonal Sales area is being scheduled for implementation in  2015.  The remaining parking lot islands, and any remaining items, are scheduled for implementation  when both Phase 2 and 3 are completed.    Interior Required Improvements  As part of the Frattallone subdivision and plat, discussions and resolutions have been made with the City  Building official.  It has been determined that the common demising wall will need to be a 2‐hour fire  rating, which basically requires the addition of sheet rock to the hardware store (south) side of the wall.   The fire sprinkler watermain will be extended to the remaining unsprinkled tenants, with each space  adding a sprinkler system during the next tenant build‐out.    Rice Creek Watershed District  During application with the City of Arden Hills, communication will be made to Rice Creek Watershed  District to see if any permits would be required for the seasonal sales area improvements.     CL A S S I C ™ MA J E S T I C ™ GE N E S I S ™ CO L O R O P T I O N S AD O R N M E N T O P T I O N S IN V I N C I B L E ™ Pi c k e t s c u r v e o u t w a r d gr a c e f u l l y w i t h a d u a l i t y t h a t a c t s a s a n at t r a c t i v e y e t vi s u a l l y i n t i m i d a t i n g d e t e r r e n t . Si n g l e o r d o u b l e sw i n g & s l i d e g a t e s t h a t p e r f e c t l y m a t c h t h i s f e n c e s t y l e a r e a l s o a v a i l a b l e . 4- r a i l p a n e l s | 7 ' & 8 ' h e i g h t s | f l u s h b o t t o m o r e x t e n d e d p i c k e t 3- r a i l p a n e l s | 3 ½ ' , 7 ' & 8 ' h e i g h t s | f l u s h b o t t o m o r e x t e n d e d p i c k e t (3 ½ ' p a n e l s a v a i l a b l e w i t h f l u s h b o t t o m r a i l o n l y ) 2- r a i l p a n e l s | 3 ' , 3 ½ ' , 7 ' & 8 ' h e i g h t s | f l u s h b o t t o m o r e x t e n d e d p i c k e t Ti m e l e s s & E l e g a n t Sl e e k & M o d e r n Pe r s o n a l i z e d & S e c u r e In t r e p i d & F o r t i f i e d BL A C K B R O N Z E QU A D F L A R E B A L L P O S T C A P RO Y A L T Y TR I A D Ex t e n d e d p i c k e t s t h a t c u l m i n a t e t o a n ar r o w - p o i n t e d s p e a r ca p t u r e t h e l o o k o f o l d s t y l e w r o u g h t i r o n f e n c i n g . Si n g l e o r d o u b l e sw i n g & s l i d e g a t e s t h a t p e r f e c t l y m a t c h t h i s f e n c e s t y l e a r e a l s o a v a i l a b l e . 4- r a i l p a n e l s | 6 ' , 7 ' & 8 ' h e i g h t s | f l u s h b o t t o m o r e x t e n d e d p i c k e t 3- r a i l p a n e l s | 3 ' , 3 ½ ' , 4 ' , 5 ' , 6 ' , 7 ' & 8 ' h e i g h t s | f l u s h b o t t o m o r e x t e n d e d p i c k e t 2- r a i l p a n e l s | 3 ' , 3 ½ ' , 4 ' , 5 ' , 6 ' , 7 ' & 8 ' h e i g h t s | f l u s h b o t t o m o r e x t e n d e d p i c k e t Ex t e n d e d f l a t - t o p p e d p i c k e t s s e r v e a s a b a s e f o r y o u r c h o i c e o f ac c e n t f i n i a l s p r o v i d i n g a c u s t o m i z e d d e s i g n . Si n g l e o r d o u b l e sw i n g & s l i d e g a t e s t h a t p e r f e c t l y m a t c h t h i s f e n c e s t y l e a r e a l s o a v a i l a b l e . 4- r a i l p a n e l s | 6 ' , 7 ' & 8 ' h e i g h t s | f l u s h b o t t o m o r e x t e n d e d p i c k e t 3- r a i l p a n e l s | 3 ' , 3 ½ ' , 4 ' , 5 ' , 6 ' , 7 ' & 8 ' h e i g h t s | f l u s h b o t t o m o r e x t e n d e d p i c k e t 2- r a i l p a n e l s | 3 ' , 3 ½ ' , 4 ' , 5 ' , 6 ' , 7 ' & 8 ' h e i g h t s | f l u s h b o t t o m o r e x t e n d e d p i c k e t Th e fl u s h t o p r a i l pr o j e c t s a m o r e mo d e r n , s t r e a m l i n e d l o o k th a t be a u t i f u l l y a c c e n t s f l o w e r s a n d s h r u b s w h e n u s e d a s b o r d e r la n d s c a p i n g . Si n g l e o r d o u b l e s w i n g & s l i d e g a t e s t h a t pe r f e c t l y m a t c h t h i s f e n c e s t y l e a r e a l s o a v a i l a b l e . 4- r a i l p a n e l s | 6 ' , 7 ' & 8 ' h e i g h t s | f l u s h b o t t o m o r e x t e n d e d p i c k e t 3- r a i l p a n e l s | 3 ' , 3 ½ ' , 4 ' , 5 ' , 6 ' , 7 ' & 8 ' h e i g h t s | f l u s h b o t t o m o r e x t e n d e d p i c k e t 2- r a i l p a n e l s | 3 ' , 3 ½ ' , 4 ' , 5 ' , 6 ' , 7 ' & 8 ' h e i g h t s | f l u s h b o t t o m o r e x t e n d e d p i c k e t 1" s q . x 1 4 g a . P I C K E T S | 1 . 7 5 " x 1 . 7 5 " x 1 2 g a . R A I L S | 2 . 5 " s q . x 1 2 g a . / 3 " s q . x 1 2 g a . P O S T S ➤➤➤ ➤➤➤ ➤➤➤ ➤➤➤ IN D U S T R I A L O R N A M E N T A L S T E E L F E N C E 4 Le a r n m o r e o n l i n e a t a m e r i s t a r f e n c e . c o m o r b y c a l l i n g 8 8 8 - 3 3 3 - 3 4 2 2 MO N T A G E I I ® | I n d u s t r i a l O r n a m e n t a l S t e e l F e n c e 5 Created: 01/21/2015 ALED3T150 Specification grade area lights available in IES Type III distributions. For use for roadway, general parking and other area lighting applications where a larger pool of lighting is required. Replaces up to 400W metal halide. Patent pending thermal management system. 5 Year Warranty. LED Info Watts:150W Color Temp:5000K (Cool) Color Accuracy:65 L70 Lifespan:100000 LM79 Lumens:12526 Efficacy:81 LPW Driver Info Type:Constant Current 120V:1.31A 208V:0.80A 240V:0.69A 277V:0.60A Input Watts:155W Efficiency:97% Color: Bronze Weight: 30.4 lbs Technical Specifications UL Listing: Suitable for wet locations. Lifespan: 100,000-hour LED lifespan based on IES LM-80 results and TM-21 calculations. IES Classification: The Type III distribution is ideal for roadway, general parking and other area lighting applications where a larger pool of lighting is required. It is intended to be located near the side of the area, allowing the light to project outward and fill the area. Effective Projected Area: EPA = 0.75 LEDs: Multi-chip, high-output, long-life LEDs Drivers: Two Drivers, Constant Current, Class 2, 2000mA, 100-277V, 50-60Hz, 1.1A, Power Factor 99% THD: 6% at 120V, 11.3% at 277V Ambient Temperature: Suitable for use in 40°C (104°F) ambient temperatures. Surge Protection: 4kV Cold Weather Starting: The minimum starting temperature is -40°F/-40°C. Thermal Management: Superior thermal management with external Air-Flow fins. Housing: Die-cast aluminum housing, lens frame and mounting arm. Mounting: Heavy-duty mounting arm with "O" ring seal & stainless steel screws Color Consistency: 7-step MacAdam Ellipse binning to achieve consistent fixture-to-fixture color. Color Stability: LED color temperature is warrantied to shift no more than 200K in CCT over a 5 year period. Color Uniformity: RAB's range of CCT (Correlated Color Temperature) follows the guidelines of the American National Standard for Specifications for the Chromaticity of Solid State Lighting (SSL) Products, ANSI C78.377-2011. Reflector: Specular vacuum-metallized polycarbonate Gaskets: High-temperature silicone gaskets Finish: Our environmentally friendly polyester powder coatings are formulated for high-durability and long-lasting color, and contains no VOC or toxic heavy metals. Green Technology: Mercury and UV free, and RoHS compliant. Polyester powder coat finish formulated without the use of VOC or toxic heavy metals. Copyright ©2015 RAB Lighting Inc. All Rights Reserved Tech Help Line:888 RAB-1000 Email:sales@rabweb.com On the web at:www.rabweb.com Page 1 of 2Note: Specifications are subject to change without notice Created: 01/21/2015 ALED3T150 - continued IESNA LM-79 & LM-80 Testing: RAB LED luminaries have been tested by an independent laboratory in accordance with IESNA LM-79 and LM-80, and have been received the Department of Energy "Lighting Facts" label. DLC Listed: This product is on the Design Lights Consortium (DLC) Qualified Products List and is eligible for rebates from DLC Member Utilities. Replacement: The ALED150 replaces 400W Metal Halide Area Lights. California Title 24: See ALED3T150/D10, ALED3T150/BL, ALED3T150/PCS, ALED3T150/PCS2, or ALED3T150/PCT for a 2013 California Title 24 compliant product. Any additional component requirements will be listed in the Title 24 section under technical specifications on the product page. Dark Sky Approved: The International Dark Sky Association has approved this product as a full cutoff, fully shielded luminaire. For use on LEED Buildings: IDA Dark Sky Approval means that this fixture can be used to achieve LEED Credits for Light Pollution Reduction. Warranty: RAB warrants that our LED products will be free from defects in materials and workmanship for a period of five (5) years from the date of delivery to the end user, including coverage of light output, color stability, driver performance and fixture finish. Powered by TCPDF (www.tcpdf.org) Copyright ©2015 RAB Lighting Inc. All Rights Reserved Tech Help Line:888 RAB-1000 Email:sales@rabweb.com On the web at:www.rabweb.com Page 2 of 2Note: Specifications are subject to change without notice 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 600.0 THIS MAP IS NOT TO BE USED FOR NAVIGATION 1: NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet600.00300.00 Arden Plaza Retail Center 3,600 Enter Map Description Notes 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 1: NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet400.00200.00 Arden Plaza Retail Center 2,400 Enter Map Description Notes Ph o n e (9 5 2 ) 9 3 7 - 5 1 5 0 7 6 9 9 A n a g r a m D r i v e Fa x (9 5 2 ) 9 3 7 - 5 8 2 2 E d e n P r a i r i e , M N 5 5 3 4 4 (8 8 8 ) 9 3 7 - 5 1 5 0 76 9 9 A n a g r a m D r i v e Ed e n P r a i r i e , M N 5 5 3 4 4 Ph o n e (9 5 2 ) 9 3 7 - 5 1 5 0 Fa x (9 5 2 ) 9 3 7 - 5 8 2 2 (8 8 8 ) 9 3 7 - 5 1 5 0 76 9 9 A n a g r a m D r i v e Ed e n P r a i r i e , M N 5 5 3 4 4 Ph o n e (9 5 2 ) 9 3 7 - 5 1 5 0 Fa x (9 5 2 ) 9 3 7 - 5 8 2 2 (8 8 8 ) 9 3 7 - 5 1 5 0 76 9 9 A n a g r a m D r i v e Ed e n P r a i r i e , M N 5 5 3 4 4 Ph o n e (9 5 2 ) 9 3 7 - 5 1 5 0 Fa x (9 5 2 ) 9 3 7 - 5 8 2 2 (8 8 8 ) 9 3 7 - 5 1 5 0 76 9 9 A n a g r a m D r i v e Ed e n P r a i r i e , M N 5 5 3 4 4 Ph o n e (9 5 2 ) 9 3 7 - 5 1 5 0 Fa x (9 5 2 ) 9 3 7 - 5 8 2 2 (8 8 8 ) 9 3 7 - 5 1 5 0 x x x x x x x x x x x x x x x x x x x 76 9 9 A n a g r a m D r i v e Ed e n P r a i r i e , M N 5 5 3 4 4 Ph o n e (9 5 2 ) 9 3 7 - 5 1 5 0 Fa x (9 5 2 ) 9 3 7 - 5 8 2 2 (8 8 8 ) 9 3 7 - 5 1 5 0 76 9 9 A n a g r a m D r i v e Ed e n P r a i r i e , M N 5 5 3 4 4 Ph o n e (9 5 2 ) 9 3 7 - 5 1 5 0 Fa x (9 5 2 ) 9 3 7 - 5 8 2 2 (8 8 8 ) 9 3 7 - 5 1 5 0 76 9 9 A n a g r a m D r i v e Ed e n P r a i r i e , M N 5 5 3 4 4 Ph o n e (9 5 2 ) 9 3 7 - 5 1 5 0 Fa x (9 5 2 ) 9 3 7 - 5 8 2 2 (8 8 8 ) 9 3 7 - 5 1 5 0 76 9 9 A n a g r a m D r i v e Ed e n P r a i r i e , M N 5 5 3 4 4 Ph o n e (9 5 2 ) 9 3 7 - 5 1 5 0 Fa x (9 5 2 ) 9 3 7 - 5 8 2 2 (8 8 8 ) 9 3 7 - 5 1 5 0 x x x x x x x x x x x x x x x x x x x x x x x January 29, 2015 Re: 3527 Lexington Ave: This letter is a review of a request for a proposed alternate to the State Building code at 3527 Lexington Ave. The purpose of the proposed code alternate is to divide an existing building and parcel into two distinct separate buildings and parcels. The 2007 MN state building code per the 2006 IBC requires walls located on property lines, that separate buildings, to be constructed as a fire wall. The existing wall is not built as a fire wall, but could be altered to comply with a 2 hour fire barrier wall. The proposed code alternate uses IBC Section 402,which refers to covered mall buildings. The proposed alternate is to apply section 402 to a strip or open mall. While section 402 of the 2006 IBC refers only to covered mall buildings, staff feels that an open, or strip mall is no more hazardous than a covered mall. In fact, it is more likely safer than an enclosed mall. It is proposed to use IBC section 402.7.4, as amended by the state, which allows an anchor building in a covered mall to be separated by a fire barrier instead of a fire wall. Additionally, MN State building code section 402.7.4, allows property lines to be platted between the anchor building and the rest of the mall with certain conditions. Section 402.7.4 also states that both buildings/parcels need to comply with all applicable provisions of the state building code. Section 402.8 of the state building code requires mall buildings to be fire sprinkler protected. Arden Plaza currently is only 65% fire sprinkler protected. The owners of the mall are proposing to extend a fire sprinkler main pipe through the unsprinklered tenant portions of the building. The individual tenant spaces will then be fully sprinklered as the tenant spaces changes ownership. City staff, along with the Lake Johanna Fire Department, have reviewed this project and have the following requirements for this project to move forward. 1. The wall separating the hardware store from the rest of the building needs to be a fully compliant two hour fire barrier with no openings. 2. Plans submitted do not show the fire wall including the loading dock area. Resubmit plans showing the loading dock included with the hardware store and separated from the remainder of the building by a fire barrier. 3. Verify the mezzanine in Ace hardware complies with type of construction for a type IIB. 4. Provide plans and specifications for the extension of the fire suppression main through the portion of the building currently not fire sprinklered. City of Arden Hills ▪1245 West Highway 96 ▪ Arden Hills Minnesota 55112 Phone 651.792.7800 ▪ Fax 651.634.5137 ▪ www.ci.arden-hills.mn.us 5. The fire suppression main piping is to be completed before final approval of the plat for closing or an escrow for 125% of the installation will be required. 6. Each individual tenant space currently not fire sprinklered will be brought fully compliant according to NFPA 13 upon any of the following conditions. 1) A new tenant. 2) The tenant space is altered or remodeled more than 50% of the space. 3) The tenant space is expanded. 7. Recorded with each of the deeds are agreements that require the buildings divided by property lines to be in conformance with the applicable provisions of the state building code, as if the buildings were a single building on a single piece of property. In addition, the agreement must state that no individual building or property owner may modify any portion of the building in any way that would not comply with the state building code. (Per IBC 402.7.4 as amended by the state) 8. All current life safety measures, both active and passive to be fully operational as originally installed. This includes but not limited to, all penetrations and or alterations to existing fire ratings of walls, corridors, and floor systems. They are to be inspected and repaired to the buildings original condition. 9. The installation of a fully addressable fire detection and alarm system according to NFPA 72 throughout the building. Fire Dept. to approved plans prior to installation.) 10. Attached are the related code sections and code analysis plan of Arden Plaza 11. Both the City and Fire Department to inspect and approve the above items before issuance of any certificate of occupancy. Sincerely, Dave Scherbel, Building Official Tim Boehlke, Lake Johanna Fire Chief Rick Current, Lake Johanna Fire Marshal City of Arden Hills ▪1245 West Highway 96 ▪ Arden Hills Minnesota 55112 Phone 651.792.7800 ▪ Fax 651.634.5137 ▪ www.ci.arden-hills.mn.us . P:\PR&PW\Numbered Projects\PW-15-0100 arden plaza PUD\01-13-15 plan review.doc Page 1 of 1 MEMORANDUM DATE: January 13, 2015 TO: Matthew Bachler, Associate Planner FROM: John M. Anderson, Assistant City Engineer SUBJECT: Arden Plaza – PUD (PC 15-002)(PW-15-0100) I have reviewed the plans for the Arden Plaza PUD Amendment. The plans were prepared by Westwood and are dated 1/05/15. The following are my comments: 1. Grading shown in the PUD plans is understood to be conceptual, any construction will require detailed grading and erosion control plans, calculations and permits 2. Sewer and Water services for Lot 4 is provided thru the building on Lot 3 and, a recorded agreement will need to be in place for the operation, maintenance and ownership of this service. 3. All sanitary sewer, water and storm sewer on this site is privately owned and maintained, a recorded agreement will need to be in place for the operation, maintenance and ownership of these systems. 4. The utility plans should show the irrigation service near the center of the site. 5. The Utility plans should show the fire protection service location as it enters the building on Lot 3 6. The operation of the storm water treatment system has not gone as planned. There is water that sits in the bio filtration area #2 for long periods of time. This operation needs to be resolved to the satisfaction of the City and Rice Creek Watershed district before any land use change takes place. City of Arden Hills Planning Commission Meeting for February 4, 2015 Page 1 of 1 MEMORANDUM DATE: February 4, 2015 PC Agenda Item 6.B TO: Planning Commission FROM: Matthew Bachler, Associate Planner SUBJECT: Report from the City Council January 26, 2015, City Council Regular Meeting The City Council approved (5-0) Planning Case 14-032 for a Minor Subdivision, Lot Consolidation, and Variance at 4605 Prior Avenue and 4703 U.S. Highway 10. Approval of this case allows for the transfer of a 2,673 square foot portion of the Arden Manor property to the adjacent Big Ten Supper Club property. The Planning Commission reviewed Planning Case 14- 032 on January 7, 2015, and recommended approval (5-1, Holewa). The City Council also approved (5-0) Planning Case 14-045 for a Site Plan Review requested by Frattallone’s Hardware for a reduction in the number of required parking spaces for their proposed office use at 1203 County Road E. The Planning Commission recommended approval (6-0) of this planning case on January 7, 2015. January City Council Work Sessions The City Council continued to discuss the draft TCAAP Redevelopment Code at their three January work session meetings. Discussions this past month have focused on Sections 6 and 7, which address site development and building design standards, and Section 3, which covers the administration of the Code. Page 1 of 2 DATE: February 4, 2015 TO: Planning Commission Chair Thompson and Commissioners FROM: Jill Hutmacher, Community Development Director SUBJECT: TCAAP Update The City Council has been continuing to meet weekly to discuss the TCAAP Redevelopment Code (TRC). The final draft of the TRC will be presented to the City Council at a work session on February 2, 2015. Over the past several weeks, the City has been working with its consultants to revise the draft land use map to reflect the Spine Road realignment and City Council direction regarding land uses. Key points to consider regarding the revised land use map (attached) are: • As additional data is developed, the exact acreage of development areas is fluctuating slightly. This affects the estimate of maximum residential units. Parcel sizes are expected to continue to fluctuate slightly until a final land use map is approved. • Please note that the size of development areas shown on the map excludes collector right-of-way. The size of districts/subzones on Table 1.0 below includes collector right-of-way since the City has defined gross density to include right-of- way. • The Town Center and retail areas have been reconfigured to allow for parcel shapes and sizes that can be more easily developed. The Town Center retail area will be increased slightly in size to better accommodate retail uses. This will decrease the Town Center residential area by approximately 0.3 acres which is not currently reflected on the draft land use map or Table 1.0. • The Town Center green space has been reshaped to allow a continuous green space from the retail area through the Town Center. Diagonal parking in front of the retail areas along the east/west connector would provide convenient parking for those businesses. • A legend will be added to the next draft which provides labels for each of the land use categories. MEMORANDUM Page 2 of 2 Next Steps At a meeting on January 20, 2015, Ramsey County requested that the City delay its approval of the TRC and distribution of the TCAAP Comprehensive Plan Amendment for adjacent city and Metropolitan Council review until a “fit test” could be completed. The County’s stated purpose of the fit test is to: • See how the neighborhoods meet the City’s and County’s shared vision; • Offer the market a more complete view of the TRC; and • Add financial perspective for the TRC and County marketing efforts through a market study. The City Council agreed to postpone its final approval of the TRC, but requested that the fit test not be initiated until the City Council had tentatively approved the TRC. Work on the fit study is expected to take up to 60 days following the City Council’s completion of work on the TRC. Ramsey County has offered to pay for this study. Following presentation of the final draft TRC to the City Council on February 2, 2015, the City Council and staff will be working to schedule additional review meetings or workshops prior to the Council’s tentative approval of the document. Once the schedule is better defined, a longer- term schedule for the fit test and final approval will be compiled. Public hearings for the TRC and Comprehensive Plan Amendment will be scheduled following the completion of the fit study. Attachment A) Draft Land Use Plan – January 26, 2015