Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
01-07-15-PC
APPROVAL OF THE AGENDA APPROVAL OF MINUTES December 3, 2014, Planning Commission Regular Meeting 12 -03 -14 PC.PDF December 3, 2014, Planning Commission Work Session 12 -03 -14 PCWS.PDF APPOINTMENTS Planning Commission Chair Appointment PC MEMO - CHAIR APPOINTMENT.PDF PLANNING CASES Planning Case 14 -034 - Preliminary Plat, Master And Final PUD, Rezoning, And Comp Plan Amendment - 1941 & 1901 County Road E2 (Public Hearing Required) MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF, ATTACHMENT D.PDF, ATTACHMENT E.PDF, ATTACHMENT F.PDF Planning Case 14 -032 - Minor Subdivision, Lot Consolidation, And Variance - 4605 Prior Avenue And 4703 U.S. Highway 10 (Public Hearing Required) PC MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF Planning Case 14 -035 - Site Plan Review - 1203 County Road E (No Public Hearing Required) PC MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS COMMISSION COMMENTS & REQUESTS Report From The City Council 01 -07 -15 - REPORT FROM THE CITY COUNCIL.PDF TCAAP Update PC 01 07 15.PDF, ATTACHMENT A.PDF STAFF COMMENTS ADJOURN A quorum of the City Council may be present at this meeting. Chair: Roberta Thompson Commissioners: Angela Hames Andy Holewa Clayton Zimmerman Brent Bartel Steven Jones Council Liaison: Fran Holmes Planning Commission January 7, 2015 6:30 p.m. City Hall Address: 1245 W Highway 96 Arden Hills MN 55112 Phone: 651 -792 -7800 Website : www.cityofardenhills.org City Vision Arden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirable City in which to live, work, and play. Agenda CALL TO ORDER 1. 2. 2.A. Documents: 2.B. Documents: 3. 3.A. 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 MINUTESDecember 3, 2014, Planning Commission Regular Meeting 12 -03 -14 PC.PDFDecember 3, 2014, Planning Commission Work Session12-03 -14 PCWS.PDFAPPOINTMENTSPlanning Commission Chair AppointmentPC MEMO - CHAIR APPOINTMENT.PDFPLANNING CASESPlanning Case 14 -034 - Preliminary Plat, Master And Final PUD, Rezoning, And Comp Plan Amendment - 1941 & 1901 County Road E2 (Public Hearing Required) MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF, ATTACHMENT D.PDF, ATTACHMENT E.PDF, ATTACHMENT F.PDF Planning Case 14 -032 - Minor Subdivision, Lot Consolidation, And Variance - 4605 Prior Avenue And 4703 U.S. Highway 10 (Public Hearing Required) PC MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF Planning Case 14 -035 - Site Plan Review - 1203 County Road E (No Public Hearing Required) PC MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS COMMISSION COMMENTS & REQUESTS Report From The City Council 01 -07 -15 - REPORT FROM THE CITY COUNCIL.PDF TCAAP Update PC 01 07 15.PDF, ATTACHMENT A.PDF STAFF COMMENTS ADJOURN A quorum of the City Council may be present at this meeting. Chair:Roberta ThompsonCommissioners:Angela HamesAndy HolewaClayton ZimmermanBrent BartelSteven Jones Council Liaison:Fran Holmes Planning CommissionJanuary 7, 2015 6:30 p.m. City Hall Address:1245 W Highway 96Arden Hills MN 55112Phone:651 -792 -7800Website:www.cityofardenhills.orgCity VisionArden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirable City in which to live, work, and play. AgendaCALL TO ORDER1.2.2.A.Documents:2.B.Documents:3.3.A.Ryan Streff, City PlannerDocuments: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 ByPrepared By Prepared By Prepared By Prepared By Prepared By Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, DECEMBER 3, 2014 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Clayton Larson called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Clayton Larson, Commissioners Brent Bartel, Andrew Holewa, Steven Jones, Roberta Thompson, and Clayton Zimmerman. Absent: Commissioner Angela Hames. Also present were: City Planner Ryan Streff; Associate Planner Matthew Bachler; and Councilmember Fran Holmes. APPROVAL OF AGENDA – DECEMBER 3, 2014 Chair Larson stated the agenda will stand as published. APPROVAL OF MINUTES November 5, 2014 – Planning Commission Regular Meeting Commissioner Zimmerman moved, seconded by Commissioner Thompson, to approve the November 5, 2014, Planning Commission Regular Meeting as presented. The motion carried unanimously (6-0). PLANNING CASES None. UNFINISHED AND NEW BUSINESS None. ARDEN HILLS PLANNING COMMISSION – December 3, 2014 2 REPORTS A. Planning Commission Comments and Requests Commissioner Holewa wished everyone a safe and happy holiday season. B. Report from the City Council Councilmember Holmes updated the Planning Commission on City Council activities from the November 3, 2014, Special City Council Work Session stating that representatives from United Properties were in attendance to address retail locations, market demand, and desired amenities on the TCAAP site. United Properties recommended that a minimum of 20 contiguous acres of land on the western side of the Spine Road be zoned for retail uses in order to accommodate an anchor tenant and a diversity of smaller retail businesses. The City Council was generally supportive of this recommendation. At the November 17, 2014, City Council Work Session, the third TCAAP zoning workshop with Gateway Planning was held. Brad Lonberger, Gateway Planning, presented revisions to the sections of the TCAAP Redevelopment Code (TRC) addressing street design along with open space, streetscape and landscape standards. The final workshop with Gateway Planning is scheduled for February 2, 2015, at which point a final draft of the TRC will be presented. At the November 24, 2014, Special City Council Work Session, the City Council and staff discussed possible revisions to the draft TRC to address the Council’s vision for the Hill and Creek neighborhoods on the TCAAP site. Specifically, the Council supports single-family housing with a variety of lot sizes in the two neighborhoods with overall density decreasing as development moves away from the town center area. A limited number of townhomes may be acceptable in the Hill neighborhood in specific locations. Staff will be continuing to refine these revisions to the draft zoning regulations. At the November 24, 2014, City Council Regular Meeting, the City Council approved (5-0) Planning Case 14-027, which was a Site Plan Review and Variance for the expansion of the parking lot at 1160 Grey Fox Road. In a related case, the City Council also voted to approve (5- 0) Planning Case 14-028 for a Site Plan Review and Variance for the expansion of the parking lot at 3728 Dunlap Street. The Planning Commission reviewed these two cases at their meeting on November 5, 2014. For both cases, the Planning Commission did not vote to approve or deny the request since a motion to approve and a motion to table resulted in a split vote (3-3, Holewa, Zimmerman & Bartel). Therefore, the planning cases were forwarded to the City Council with no formal recommendation from the Planning Commission. Councilmember Holmes provided the Planning Commission with an explanation of why the City Council approved the variance requests in Planning Case 14-027 and Planning Case 14-028. Councilmember Holmes informed the Planning Commission that at their November 24, 2014 meeting, the City Council adopted a resolution ordering the County Road E improvements. She provided the Commissioners with details on the project and the expected construction schedule. ARDEN HILLS PLANNING COMMISSION – December 3, 2014 3 C. TCAAP Update City Planner Streff reported that staff and consultants are scheduling work for the regulations and policies component of the master planning process. The following schedule allows City Council adoption of the TCAAP Redevelopment Code (TRC) by the end of February. Approval of the Comprehensive Plan Amendment could occur on either February 23, 2015, or shortly thereafter. December 1, 2014, Special Work Session at 5:30 pm, Council Chambers • County Road H intersection (Infrastructure) • Spine Road/County Road I/Thumb Road Update (Infrastructure) • Stormwater Update (Infrastructure) • Final Review Chapter 11 (Signage) December 8, 2014, Special Work Session at 5:30 pm, Community Room • Preview of Infrastructure Open House scheduled for December 9, 2014 • Master Plan Document December 15, 2014, Regular Work Session at 5:00 pm, Council Chambers • Panel Discussion with Multi-Family Developers • Town Center and Neighborhood Transition Zoning • Multi-Family Design Standards January 5, 2015, Special Work Session at 6:30 pm (following JDA meeting), Council Chambers • Design Standards for Retail, Office, Flex Office and Gateway Districts • Exterior Materials 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 (following JDA meeting), Council Chambers • Final Gateway Planning Workshop o Presentation of Final Draft of TCAAP Redevelopment Code (TRC) o Final Comments and Revisions February 17, 2015, Regular Work Session at 5:00 pm, Council Chambers • Comprehensive Plan Amendment Discussion February 18, 2015, Special Planning Commission meeting at 6:30 pm, Council Chambers ARDEN HILLS PLANNING COMMISSION – December 3, 2014 4 • Public Hearings o Final Master Plan document o TCAAP Redevelopment Code o Future Land Use Map February 23, 2015, Regular Meeting at 7:00 pm, Council Chambers • Approval of Master Plan • Adoption of TRC City Planner Streff reported that additional regular and special work session meetings will be scheduled to discuss regulations and policies, the infrastructure study, and other TCAAP issues. Topics for future meetings will be identified as those dates draw nearer. D. Staff Comments City Planner Streff indicated that this was Chair Clayton Larson’s last meeting on the Planning Commission. He thanked Chair Larson for his many years of dedicated service to the City of Arden Hills. ADJOURN Commissioner Holewa moved, seconded by Commissioner Zimmerman, to adjourn the December 3, 2014, Planning Commission Meeting at 6:54 p.m. The motion carried unanimously (6-0). Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WORK SESSION WEDNESDAY, DECEMBER 3, 2014 ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Clayton Larson called to order the work session meeting at 6:54 p.m. ROLL CALL Present were: Chair Clayton Larson, Commissioners Brent Bartel, Andrew Holewa, Steven Jones, Roberta Thompson, and Clayton Zimmerman. Absent: Commissioner Angela Hames. Also present were: City Planner Ryan Streff; Associate Planner Matthew Bachler; and Councilmember Fran Holmes. APPROVAL OF AGENDA – DECEMBER 3, 2014 The Agenda was approved as presented. DISCUSSION ITEMS A. TCAAP Redevelopment Code (TRC) – Chapters 8-11 Associate Planner Bachler provided the Council with overview on Chapters 8 through 11 of the TCAAP Redevelopment Code (TRC). He explained that Chapter 8 establishes design standards for the different street types on TCAAP as well as connectivity standards for the overall street network. Attachment 5 in the TRC provides cross section illustrations for each street classification that set requirements for elements such as travel lanes, on-street parking, bicycle accommodation, streetscape standards, and sidewalk standards. Site plan or subdivision applications for areas of four acres or larger will be required to submit a Project Circulation Plan that demonstrates how on-site circulation will meet the requirements included in Chapter 8. Associate Planner Bachler reported that Chapter 9 addresses requirements for public and private open space areas on TCAAP. The Regulating Plan designates areas for public open space and Attachment 3 in the TRC includes specific standards that address general character, design, ARDEN HILLS PLANNING COMMISSION WORK SESSION – DECEMBER 3, 2014 2 and typical uses for these open spaces. Chapter 9 also sets requirements for common and personal private open space for commercial and residential developments. For residential uses, these requirements would only come into effect for developments with a density of five units per acre or greater. This section of the TRC also includes the minimum permeable ground area requirements for all developments. Associate Planner Bachler indicated that Chapter 10 provides detailed design standards for development that takes place within the public realm. Specific areas addressed include minimum dimensional standards for sidewalks and boulevards, requirements for street tree plantings, and standards for screening, exterior lighting, and street furniture. Associate Planner Bachler commented that Chapter 11 establishes sign regulations for properties on the TCAAP site. The permitted sign types and the zoning districts in which they are each allowed is described in the first section of this chapter. The general dimensional standards for signs are based on frontage type and use of the building. In comparison to the Arden Hills Sign Code, the TRC bases permitted signage on the length of property frontage for freestanding signs and façade length and area for wall signs. Staff has provided the latest comment tracking spreadsheet to the Commission, which compiles all of the comments received to date on the draft TRC from the City Council, Planning Commission, and Ramsey County. Gateway Planning has been reviewing these comments and making changes where appropriate. Explanations on their actions in response to the comments are included in the spreadsheet. Chair Larson opened the floor to Commission questions. Chair Larson asked why roof-mounted solar panels did not require screening. Further discussion ensued regarding potential screening requirements for solar panels. City Planner Streff explained that staff could look into this matter further. Councilmember Holmes wanted solar energy to be encouraged within TCAAP. Commissioner Thompson agreed but recommended that height restrictions be set and that screening be required. Associate Planner Bachler discussed the height restrictions within the TRC and noted that this section of the code could be further discussed with Gateway Planning. Chair Larson suggested that in the section regarding Street Lighting all references to “pollution” be replaced with “trespass”. The Commission supported this recommendation. Chair Larson requested further information on how staff was defining “open air” and “unenclosed”, as found in the open space requirements in Section 9.5 of the TRC. He recommended that the definitions for these two items be clarified. ARDEN HILLS PLANNING COMMISSION WORK SESSION – DECEMBER 3, 2014 3 Commissioner Zimmerman commented on the streetscape goals and encouraged staff to include standards in the TRC that would maintain the clear vision triangle at intersections. Discussion ensued regarding surmountable curbs and roadway design. Commissioner Jones asked if on-street parking would be allowed on any of the residential streets within TCAAP. He recommended that on-street parking only be allowed on one side of the street. Chair Larson reviewed the plans in further detail and noted which streets would have on-street parking. City Planner Streff discussed the current parking standards within Arden Hills’ neighborhoods. Commissioner Bartel asked if a cross section of the spine road was available. Councilmember Holmes believed that the County had updated this information, but it was not included in the TRC. City Planner Streff reported that the spine road was a County road and that it would look similar to Highway 96. Chair Larson discussed the proposed roundabout at County Road I and I-35W. Commissioner Jones asked if the trail system would extend through to the residential neighborhoods. City Planner Streff commented that a sidewalk and trail network plan has not been designed for the TCAAP property yet. Councilmember Holmes discussed the wildlife trail corridor owned by Ramsey County. Commissioner Zimmerman questioned in what direction water in the central water infrastructure area would drain. City Planner Streff reviewed the natural flow of water through the TCAAP property. Commissioner Holewa requested further information on the parks and open space proposed for TCAAP. Associate Planner Bachler provided comment on the required open spaces within the TRC. He commented that these areas would be zoned Parks and Open Space after development proposals are brought forward and the exact location of the parks is determined. Commissioner Thompson wanted to be sure that the park areas were set aside as the neighborhoods developed. ARDEN HILLS PLANNING COMMISSION WORK SESSION – DECEMBER 3, 2014 4 Commissioner Zimmerman asked if the City would have a specific amount of park land that would be required within the new neighborhoods. City Planner Streff indicated that park dedication requirements will be written into the TRC. Commissioner Zimmerman encouraged the City to clearly specify the amount of park space required to ensure the new neighborhoods match the remainder of the City. Commissioner Holewa believed that 10% would be a proper percentage for park land within the TCAAP neighborhoods. Commissioner Thompson was pleased with the drawings and examples provided within the TRC. Commissioner Jones stated that if sustainability was being pushed for TCAAP, green roofs should be considered. Chair Larson asked if the City would be offering incentives for LEED certified green buildings. City Planner Streff explained that the City’s current Zoning Ordinance does not speak to this preference. Further discussion ensued regarding green roofs and roof courtyards. City Planner Streff thanked the Commission for the input provided this evening. ADJOURN Commissioner Holewa moved, seconded by Commissioner Zimmerman, to adjourn the December 3, 2014, Planning Commission Work Session Meeting at 8:05 p.m. The motion carried unanimously (6-0). City of Arden Hills Planning Commission Meeting for January 7, 2015 Page 1 of 1 MEMORANDUM DATE: January 7, 2015 PC Agenda Item 3.A TO: Planning Commission FROM: Ryan Streff, City Planner SUBJECT: Planning Commission Chair Appointment Background 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 Council Action During the Regular City Council meeting on December 15, 2014, the Council unanimously approved the recommendation of the Planning Commission liaison to appoint Ms. Thomposon as the Chair of the Planning Commission. Ms. Thompson term expires December 31, 2016. MEMORANDUM DATE: January 7, 2015 PC Agenda Item 4.A TO: Planning Commission FROM: Ryan Streff, City Planner SUBJECT: Planning Case #14-034 – Public Hearing Required Applicant: Landmark of Arden Hills, LLC Property Location: 1941 & 1901 County Road E2 Request: Preliminary Plat, Master and Final Planned Unit Development, Rezoning, and Comprehensive Plan Amendment Requested Action The applicant is requesting approval of a Preliminary Plat, Master and Final Planned Unit Development (PUD), Rezoning, and Comprehensive Plan Amendment in order to subdivide the property into 8 single-family lots. Background Landmark of Arden Hills has a purchase agreement with Bethel University for approximately 5.41 acres of land consisting of two contiguous parcels at 1941 and 1901 County Road E2. The property at 1941 County Road E2 is the site of the former Ramsey County library, which closed in December of 2010. The Minnesota Baptist Conference occupied the facility at 1901 County Road E2 for a number of years beginning in the early 1970s, but this structure is also currently vacant. The applicant is requesting approval for a project that would result in the redevelopment of both properties for eight single-family homes. The property at 1941 County Road E2 is zoned R-1 Single Family Residential and is guided for Public Institutional uses in the City’s 2030 Comprehensive Plan. The adjacent property at 1901 County Road E2 is now zoned N-B Neighborhood Business and is also guided for Neighborhood Business uses in the Comprehensive Plan. The site is bordered to the north and east by a system of wetlands within Tony Schmidt Regional Park, managed by Ramsey County. Generally, the topography of the properties is relatively flat around where the existing structures are located, City of Arden Hills Planning Commission Meeting for January 7, 2014 P:\Planning\Planning Cases\2014\PC 14-034 - Valentine Cove - Plat and PUD\Memos_Reports_14-034 Page 1 of 14 but slopes down more significantly along the northern and eastern edges of the site. Small wetland areas are present in the far northeast and southeast corners of the site and are currently protected by easements held by the Rice Creek Watershed District. The Ramsey County Parks and Recreation Department has a 68 foot wide easement across the western portion of 1941 County Road E2 for the purpose of a future trail connection through the Farrel Lakes Wetland Complex (Tony Schmidt Regional Park). Project Proposal and Process 1. Project Description The site is approximately 5.41 gross acres in size and located near the intersection of New Brighton Road and County Road E2 and bordered by Tony Schmidt Regional Park to the north. The site is comprised of two contiguous parcels, both of which have existing structures on them that would be demolished as part of the project. Three separate driveways on County Road E2 currently provide access to the properties. After accounting for wetlands and right-of-way areas, there are approximately 4.67 acres of net buildable area on the site. The applicant is requesting approval to subdivide the site into eight single-family lots. A new public street is proposed that would create a four-way intersection at New Brighton Road and County Road E2. All eight lots would be accessed from this new street. In addition to the Preliminary Plat for the subdivision, a rezoning, Comprehensive Plan amendment, and Master and Final Planned Unit Development are being requested. Both properties would be rezoned to the R-2 Single and Two Family Residential District. In order to rezone the properties, the City’s 2030 Comprehensive Plan needs to be amended to reflect the new Very Low Density Residential land use for the site. The PUD designation is needed because flexibility is being requested from the requirements in the Subdivision and Zoning Ordinances. The applicant has submitted a project narrative explaining the proposed neighborhood in greater details, where flexibility is being requested, and why the overall proposal is within the public interest (Attachment A). A complete plan set, including the Preliminary Plat and Tree Preservation Plan, have also been submitted (Attachment B). Planning Case 14-034 technically includes four requests: 1. Preliminary Plat 2. Rezoning to amend the zoning designation for 1941 County Road E2 and 1901 County Road E2 to R-2 Single and Two Family Residential District. 3. Comprehensive Plan Amendment to amend the 2030 Future Land Use Map to classify 1941 and 1901 County Road E2 as Very Low Density Residential land use. 4. Master and Final Planned Unit Development As part of their application, Landmark of Arden Hills also requested Final Plat approval. Due to several changes that will need to be made to the Preliminary Plat before it is filed with Ramsey City of Arden Hills Planning Commission Meeting for January 7, 2014 P:\Planning\Planning Cases\2014\PC 14-034 - Valentine Cove - Plat and PUD\Memos_Reports_14-034 Page 2 of 14 County, staff has recommended that the Final Plat be brought back to the Planning Commission and City Council for approval at a later date. A public hearing will not be required for the Final Plat review. This will give the applicant time to incorporate required changes and the City a final chance to review the plat before it is executed. 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 P/OS – Park & Open Space POS – Parks & Open Space P/OS – Park & Open Space South LDR – Low Density Residential R2 – Single & Two Family Residential SFD – Single-family Detached East P/OS – Park & Open Space POS – Parks & Open Space P/OS – Park & Open Space West P/OS – Park & Open Space POS – Parks & Open Space R1 – Single Family Residential P/OS – Park & Open Space SFD – Single-family Detached 4. Site Data: Future Land Use Plan: Existing: 1941 County Road E2 W – P/I Public Institutional; Proposed: VLDR Very Low Density Existing: 1901 County Road E2 W – NB Neighborhood Business; Proposed: VLDR Very Low Density Existing Land Use: Existing: 1941 County Road E2 W – P/I Public Institutional; Proposed: SFD Single Family Detached Existing: 1901 County Road E2 W – NB Neighborhood Business; Proposed: SFD Single Family Detached Zoning: Existing: 1941 County Road E2 W – R1 Single Family Residential; Proposed: R2 Residential Existing: 1901 County Road E2 W – NB Neighborhood Business; Proposed: R2 Residential Lot Size: 5.41 Acres (Both Lots Gross Area) Topography: The lots when combined are wooded along the north, east and west sides and slopes approximate 22 feet downward toward Farrel Lakes Wetland Complex (Tony Schmidt Regional Park) along the northern part of the property. City of Arden Hills Planning Commission Meeting for January 7, 2014 P:\Planning\Planning Cases\2014\PC 14-034 - Valentine Cove - Plat and PUD\Memos_Reports_14-034 Page 3 of 14 Plan Evaluation 1. Rezoning and Comprehensive Plan Amendment (CPA) The City’s 2030 Comprehensive Plan lays out the future land uses that are anticipated for all properties within the City. Based on the future land uses, the City can plan for improvements, anticipate infrastructure needs, and create appropriate land use regulations. The City’s Zoning Code identifies specific zoning districts through which the land uses and goals in the Comprehensive Plan can be implemented. The zoning cannot conflict with the future land use designation. When there is a conflict between a city’s comprehensive plan and a zoning code, the city is required to amend the zoning code to comply with the comprehensive plan, unless the city approves an amendment to the comprehensive plan. The Metropolitan Council has the final determination as to whether to allow a CPA or not, though they provide great deference to the City as long as the proposed land use change does not have a negative impact on a regional system (i.e. transportation, sanitary sewer, and regional parks). A city has broad discretion when reviewing whether to rezone a property or amend its Comprehensive Plan. Questions to consider include whether or not the proposed project forwards the broader goals and vision for the City? Would the rezoned property allow for a better development than the current zoning would permit? Is the proposed zoning district appropriate to that particular location? Would the proposed change forward the goals of the comprehensive plan? As part of the CPA for the Valentine Cove project, a change in land use designation from Public Institutional (1941 County Road E2) and Neighborhood Business (1901 County Road E2) to Very Low Density Residential at approximately 1.71 units per acre is being requested. The City’s 2030 Future Land Use Map would be amended to re-designate the property to reflect the change in land use classification. The Very Low Density Residential land use category allows for development at a net density of 1.5 to 3 units per acre. Net density is defined as the number of dwelling units per acre of land when the acreage involved includes only land for residential uses and excludes arterial street rights of way, wetlands and water features, and other publicly dedicated improvements, such as parks. If the City approves the CPA, one of the conditions of approval will be that the project is contingent on final approval from the Metropolitan Council. The request for the Future Land Use Map amendment will need to be submitted to the Metropolitan Council by the City. The Metropolitan Council then has 60 days to review the application, though due to the small size of the project and the lack of negative impacts, the City will be requesting a shortened review timeline of 14 days. Once the Metropolitan Council completes their review, they will notify the City of their decision. If the CPA is approved, the applicant can move forward with filing the Final Plat and applying for development permits. The City must also allow adjacent governments, affected special districts, and affected school districts up to 60 days to review the comprehensive plan amendment. This waiting period allows City of Arden Hills Planning Commission Meeting for January 7, 2014 P:\Planning\Planning Cases\2014\PC 14-034 - Valentine Cove - Plat and PUD\Memos_Reports_14-034 Page 4 of 14 interested parties to review and comment on the amendment before Metropolitan Council review. However, the Metropolitan Council may prescribe a shorter review and comment period for “minor plan amendments” or may waive the review and comment period if a minor plan amendment involves lands that are not contiguous to other local governmental units. 2. Chapter 11, Subdivision Regulations Review A. Streets – Flexibility Requested The Subdivision Code requires residential streets (i.e. Valentine Court) to have a minimum street width (hard surfaced area) of 28 feet and a right-of-way width of 60 feet. The submitted plans indicate a 28 foot street width with flexibility being requested in order to reduce the right-of-way width from 60 feet to 50 feet. The Code also requires that cul-de-sacs have a minimum roadway diameter (hard surfaced area) of 100 feet and a street right-of-way diameter of 120 feet. The plans as submitted indicated that flexibility is being requested to reduce the roadway diameter from 100 feet to 92 feet. The street right-of-way diameter as proposed meets the Code requirement of 120 feet. Both the City Engineer and the Lake Johanna Fire Marshal have reviewed these requests and approved of the project subject to the conditions stated in the report. All other requirements pertaining to streets are met by the proposed plans. B. Easements – Meets Requirements Drainage and utility easements have been provided on each lot and over wetland areas in accordance with the requirements of the Subdivision Code. C. Public Use Dedications – Meets Requirements All streets and utility and drainage easements will be dedicated to the public as required by the Subdivision Code. The Subdivision Ordinance also requires developers of subdivisions to dedicate to the public a reasonable percentage of the tract to be developed. Section 1130.08 Subd. 2 of the Subdivision Ordinance indicates that for a subdivision that results in new dwelling units less than two units per acre, the applicants shall dedicate six percent of the buildable land area in the subdivision or pay a park dedication fee of six percent of the property’s land value. The City Attorney has indicated that a park dedication based on the purchase price of the two properties is appropriate in this Planning Case. The current purchase agreement between Landmark of Arden Hills, LLC (Developer/Purchaser), and Bethel University (Owner/Seller) City of Arden Hills Planning Commission Meeting for January 7, 2014 P:\Planning\Planning Cases\2014\PC 14-034 - Valentine Cove - Plat and PUD\Memos_Reports_14-034 Page 5 of 14 indicates a purchase price of $856,000 for the two properties. Based on the purchase price the park dedication if paid in a fee would be $51,360. D. Required Improvements – Meets Requirements All other required improvements, including sewer, water, utilities and streets will be constructed in accordance with the City’s Subdivision Code with the exception of the requested flexibility in Section 2A (Streets). 3. Chapter 13, Zoning Regulations Review As noted, this project is being reviewed through the Planned Unit Development (PUD) process. The following section reviews the project based on the R-2 regulations and notes where flexibility is being requested. Section 1320 – District Provisions (R-2 Single & Two Family Residential District) A. Lot Area – Meets requirements The applicant is proposing to subdivide the property into 8 single-family lots. The proposed lot sizes range from 12,043 square feet up to 20,324 square feet. The Zoning Code requires a minimum lot size of 11,000 square feet in the R2 District. B. Lot Dimensions – Flexibility Requested The Code also requires individual lots to have a street frontage of at least 85 feet, and a lot depth of at least 120 feet. Lot frontage is measured at the minimum front yard setback, which allows homes to be constructed on a radius, such as on a cul-de-sac or curve. As indicated by the applicant and reflected on the submitted plans flexibility is being requested to reduce the minimum width of a lot from 85 feet to 72 feet. All of the lots meet the minimum depth requirements of 120 feet. C. Building Coverage and Landscaped Lot Area – Meets Requirements The applicants have submitted a site plan that indicates proposed building pads for each lot. The building pads reflect the typical area of each lot that a home would be built upon. Based on a measurement of the proposed building pads, each lot can be constructed to meet the City’s required building coverage maximum and landscaped lot area minimums. The maximum lot coverage for impervious surfaces is 35% and the minimum landscape coverage is 65% in the R-2 Zoning District. City of Arden Hills Planning Commission Meeting for January 7, 2014 P:\Planning\Planning Cases\2014\PC 14-034 - Valentine Cove - Plat and PUD\Memos_Reports_14-034 Page 6 of 14 D. Floor Area Ratio (FAR) – Flexibility Requested 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. The R-2 Zoning District allows a FAR up to 30% for a residential structure in this district. The applicant has indicated that flexibility is being requested to allow a FAR up to 65%. See the diagram below for an example of the City’s existing FAR requirement of 30% in comparison with the proposed FAR of 65% when applied to the smallest and largest lot within the proposed development. Lot Size Home Size in Sq. Ft. with Existing Zoning FAR of 30% Home Size in Sq. Ft. with Proposed FAR of 65% 12,043 (Smallest Lot Proposed) *3,613 *7,828 20,324 (Largest Lot Proposed) *6,097 *13,211 *Each FAR column indicates the maximum home size in square feet per lot (less the attached garage, decks, and accessory structures). E. Building Height and Density – Meets Requirements The maximum building height in the R-2 District is 35 feet. None of the homes constructed on this site would exceed the City’s height requirements. The maximum density allowed by the Zoning Code within the R-2 District is 5 units per net acre. There are 4.67 buildable acres on this property. The construction of 8 single-family units would result in a net density of 1.71 units per acre. The City’s Comprehensive Plan currently sets the minimum density allowed for new development at 1.5 units per acre. The land use classification of Very Low Density is defined as 1.5 to 3 units per acre. If the proposed development is approved the City will reclassify this property in the 2030 Future Land Use Map as Very Low Density. F. Setbacks – Flexibility Requested The minimum building setbacks in the R-2 District are 40 feet in the front yard, 30 feet in the rear yard, and 5 feet minimum in a side yard, with both sides required to add up to 15 feet. The applicant has indicated that flexibility is being requested for a front yard setback of 25 feet. A 25 foot front yard setback has been requested in order to protect additional significant trees at the rear of each lot and to preserve the natural slope of the lots towards City of Arden Hills Planning Commission Meeting for January 7, 2014 P:\Planning\Planning Cases\2014\PC 14-034 - Valentine Cove - Plat and PUD\Memos_Reports_14-034 Page 7 of 14 Tony Schmidt Regional Park property to the north. All other setback requirements stated in the Zoning Code are being met. Section 1325 – General Regulations A. Accessory Structures No accessory structures are proposed to be constructed as part of this application. Future homeowners who choose to construct accessory structures will be required to do so in accordance with the required Zoning Requirements unless a variance is granted by the City. B. Tree Preservation 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. Caliper Inches Number of Trees Total Existing Trees 1,725 98 10% Permitted Removal 172.5 -- Proposed Removal 933.5 53 Trees Preserved 791.5 45 Replacement Trees Required* 380.5 --** Replacement Trees Proposed 469.5 135 * 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 Linden, Elm, Maple, Oak, Black Hills Spruce and Norway Pines. The applicant has developed the lots in such a way to preserve as many of the highest quality trees as possible. In total 135 trees will be planted, equating to 469.5 caliper inches. Based on the proposed tree removal, the City’s Tree Preservation Ordinance requires 380.5 caliper inches to be planted. 4. Traffic Study A traffic study for the proposed Valentine Cove development was completed by SRF Consulting and can be reviewed in Attachment C. An SRF traffic engineer will be present at City of Arden Hills Planning Commission Meeting for January 7, 2014 P:\Planning\Planning Cases\2014\PC 14-034 - Valentine Cove - Plat and PUD\Memos_Reports_14-034 Page 8 of 14 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. The traffic study that was completed by SRF Consulting concluded the following: 1) That based on the existing average daily traffic (ADT) and the proposed development trip generation, no significant impacts to area traffic operations are expected. 2) That the south approach of the County Road E2/New Brighton Road intersection should be restriped to accommodate the proposed north approach, as well as any signing modifications. a. The south approach should be striped as the shared left/through lane and a dedicated right-turn lane. The north approach can be constructed as a single lane. 3) Consider installing an ADA compliant crosswalk along the east approach of the County Road E2/New Brighton Road intersection. 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 Valentine Cove 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 application and provided comments to City staff. The County indicated that they do not have any objections to the proposed project other than stating that any work that is conducted within the right-of-way requires a permit from the County. C. Rice Creek Watershed District The RCWD is in the process of conducting their review of the Valentine Cove development project with State and local regulations. The City has been coordinating with the RCWD and the developer on this project and expects to have conditioned approved from the RCWD by the time the proposal proceeds to the City Council for review. City of Arden Hills Planning Commission Meeting for January 7, 2014 P:\Planning\Planning Cases\2014\PC 14-034 - Valentine Cove - Plat and PUD\Memos_Reports_14-034 Page 9 of 14 D. Surrounding Jurisdictions As part of the requirements for amending the City’s Comprehensive Plan, notice of the proposed plan amendment will be sent to the adjacent cities, Mounds View School District, Minnesota Department of Transportation, and Ramsey County. Findings of Fact: Staff offers the following fifteen (15) findings of fact for this proposal: General Findings: 1. The Valentine Cove subdivision is comprised of 4.67 net acres. 2. The Valentine Cove subdivision property located at 1941 County Road E2 is currently zoned R-1 Single Family Residential and the property located at 1901 County Road E2 is currently zoned N-B Neighborhood Business. 3. The Valentine Cove subdivision is proposed as R-2 Single & Two Family Residential. 4. The Valentine Cove subdivision property currently has the land use designations of Public & Institutional and Neighborhood Business in the City’s 2030 Comprehensive Plan. 5. The applicant is proposing to re-plat the property into 8 single-family lots. 6. The applicant is proposing to construct 8 single-family homes. 7. The subdivision will connect to the City’s existing street system at the northern leg of the County Road E2/New Brighton Road intersection. 8. The proposed development requires park dedication. 9. The park dedication requirement for this application is six percent of the land in dedication or a fee of six percent of the purchased price or some combination thereof. The current purchase agreement between Landmark of Arden Hills, LLC (Developer/Purchaser), and Bethel University (Owner/Seller) indicates a purchase price of $856,000 for the two properties. Based on the purchase price the park dedication if paid in a fee would be $51,360. 10. The proposed plan is not in conformance with the City’s 2030 Comprehensive Plan in regards to the land use classifications; The property at 1941 County Road E2 is guided for Public & Institutional and the property at 1901 County Road E2 is guided for Neighborhood Business. Comprehensive Plan Amendment Findings: 11. The applicant is proposing to amend the City’s Comprehensive Plan to re-designate the land use classifications at1941 & 1901 County Road E2 to Very Low Density Residential in order to permit a density of 1.5 to 3 units per net acre. City of Arden Hills Planning Commission Meeting for January 7, 2014 P:\Planning\Planning Cases\2014\PC 14-034 - Valentine Cove - Plat and PUD\Memos_Reports_14-034 Page 10 of 14 12. The proposed land use designation of Very Low Density Residential would be compatible with the adjacent land uses. 13. The proposed redevelopment is a permitted use in the R-2 Residential District. 14. The proposed CPA would advance the City’s goal to promote the development properties that are in keeping with the character of existing and established neighborhoods within the City. 15. The City staff has been in contact with the staff at the Metropolitan Council regarding the proposed development and they have indicated their support for the proposed CPA. Recommendation Based on the submitted plans and findings of fact, staff recommends approval of Planning Case 14-034 for a Preliminary Plat, Master and Final Planned Unit Development (PUD), Rezoning, and Comprehensive Plan Amendment for the Valentine Cove redevelopment project located at 1941 & 1901 County Road E2. If the Planning Commission recommends approval of this request, staff recommends that the following twenty-one (21) 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 submit an application for Final Plat approval to the City within 180 days of the approval of the Preliminary Plat. 3. That the execution of the Final Plat shall be contingent upon the Metropolitan Council’s approval of the Comprehensive Plan Amendment. 4. That the development agreement shall be prepared by the City Attorney and subject to City Council approval. The development agreement shall be executed prior to execution of the Final Plat. 5. That the Developer shall submit a park dedication, subject to the approval of the City Council, equal to six percent ($51,360) of the total land area, which is currently under a purchase agreement for $856,000. The City shall use the park dedication to expand the City’s parks, trails, and recreation system. 6. 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. 7. 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 City of Arden Hills Planning Commission Meeting for January 7, 2014 P:\Planning\Planning Cases\2014\PC 14-034 - Valentine Cove - Plat and PUD\Memos_Reports_14-034 Page 11 of 14 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. 8. 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. 9. 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. 10. That the proposed project may require permits, including, but not limited to, MPCA- NPDES, Rice Creek Watershed District, Minnesota Department of Health, MPCA- 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. 11. That the final plans shall be subject to approval by the Fire Marshal prior to the issuance of a building permit. 12. That the final grading, drainage, street construction and utility plans shall be subject to approval by the City Engineer prior to the issuance of any development permits. 13. 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. 14. The applicant shall complete grading activity and install the first lift of bituminous surfacing prior to the issuance of any building permits. 15. Sanitary sewer and water are shall be accepted by the City and ready for hookup prior to the issuance of any building permits. 16. That Outlot A shall be dedicated to Ramsey County and shown on the Final Plat. 17. That a copy of the home owners’ association (HOA) documents shall be kept on file with the City. The maintenance agreement for Outlots B & C shall be submitted to the City and approved by the City Attorney. All HOA documents shall be submitted and approved by the City prior to the issuance of any building permits. 18. That a maintenance agreement for the retaining wall along the eastern property line of Lots 6, 7 & 8 shall be submitted to the City and approved by the City Attorney. This agreement shall be recorded against Lots 6, 7 & 8. 19. That the street design for Valentine Court shall be constructed to the standards outlined by the City Engineer in the memo dated 12/29/14. 20. That all landscaping materials shall be put in place as the approved grading plan is completed with the exception of the required three front yard trees, which shall be the responsibility of the applicant to install at the time each house is constructed. 21. The applicant shall conform to all other City regulations. City of Arden Hills Planning Commission Meeting for January 7, 2014 P:\Planning\Planning Cases\2014\PC 14-034 - Valentine Cove - Plat and PUD\Memos_Reports_14-034 Page 12 of 14 Proposed Motion Language 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 14-034 for a Preliminary Plat, Master and Final Planned Unit Development (PUD), Rezoning, and Comprehensive Plan Amendment to subdivide the property into 8 single- family lots at1941 & 1901 County Road E2, based on the findings of fact, submitted plans, and the conditions in the January 7, 2015, Report to the Planning Commission. 2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 14- 034 for a Preliminary Plat, Master and Final Planned Unit Development (PUD), Rezoning, and Comprehensive Plan Amendment to subdivide the property into 8 single-family lots at1941 & 1901 County Road E2, based on the findings of fact and the submitted plans in the January 7, 2015, Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of Planning Case 14-034 for a Preliminary Plat, Master and Final Planned Unit Development (PUD), Rezoning, and Comprehensive Plan Amendment to subdivide the property into 8 single-family lots at1941 & 1901 County Road E2 based on the following findings of fact….. 4. Table: Motion to table Planning Case 14-034 for a Preliminary Plat, Master and Final Planned Unit Development (PUD), Rezoning, and Comprehensive Plan Amendment to subdivide the property into 8 single-family lots at1941 & 1901 County Road E2: a specific reason and/or information request should be included with a motion to table. Public Notice Notice of the public hearing was published in the Shoreview-Arden Hills Bulletin on December 24, 2014, and mailed to all properties within 1,000 feet of the subject property. Resident 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 December 24, 2014. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on November 24, 2014. Pursuant to Minnesota State Statute, the City was required to act on this request by City of Arden Hills Planning Commission Meeting for January 7, 2014 P:\Planning\Planning Cases\2014\PC 14-034 - Valentine Cove - Plat and PUD\Memos_Reports_14-034 Page 13 of 14 January 22, 2015, (60 days), unless the City provided the petitioner with written reasons for an additional 60-day review period. The petitioner was notified on December 19, 2014, of the City’s request for an additional 60-day review period. Pursuant to Minnesota State Statute, the City must now act on this request by March 23, 2015 (120 days). The City may, with the consent of the applicant, extend the review period beyond the initial 120 days. Attachments A. Application and Narrative B. Development Plans & Preliminary Plat C. Traffic Study D. City Engineer Comments E. Example Housing Styles F. Aerial Map City of Arden Hills Planning Commission Meeting for January 7, 2014 P:\Planning\Planning Cases\2014\PC 14-034 - Valentine Cove - Plat and PUD\Memos_Reports_14-034 Page 14 of 14 VALENTINE COVE – PUD Narrative Landmark of Arden Hills A new neighborhood in Arden Hills Existing Property Description The land, whose address is listed as 1941 and 1901 Co. Rd. E2 West is located near the intersection of New Brighton Road and Co. Road E2, consists of 5.41 ac and is currently under a purchase agreement with the applicant. The property is bounded on the north by a wetland system and Mounds View High School and to the south by a small single family neighborhood. Existing Land Use and Zoning The property currently features a County Library and a Church and is zoned accordingly as R1 and NB. Under normal circumstances the residential development would be proposed as R-2, but the applicant is requesting a zoning to PUD for this residential development due to development constraints. The following table shows the R-2 zoning requirements and the proposed PUD zoning requested: R-2 Proposed PUD Minimium Lot Area (SF) 11,000 11,000 Minimum Lot Size 85’/120’ 72’/120’ Height 35’ 35’ ROW (CDS) 60’/120’ dia. 50’/100’ dia. Minimum Building Setbacks Front Yard 40’ 25’ Rear Yard 30’ 30’ Side Yard 5’/15’ 7.5’/7.5’ Side Yard Corner 40’ 40’ Floor Area Ratio (FAR) 30% 65% The proposed PUD cul-de-sac radius of 46’ reduces the amount of impervious surface area and the proposed cul-de-sac should function adequately for the single sided street in the development. Proposed Neighborhood The proposed neighborhood will have 8 homes on the 5.41 ac. existing parcel for a density of 1.48 un./ac. within the limits of the 5.5 un./ac. of the City’s R2 district. A public street is proposed in the form of a cul de sac with a 46’ radius, a R.O.W. width of 50’ and a pavement width of 28’. The homes are clustered on the property with Outlot C providing a communal open space reserved for storm water storage as well as an extensive earth berm and evergreen plantings. The berm and planting provides a buffer for the existing as well as proposed residents. The Lots The applicant is requesting flexibility in lot width, front yard setback, and side yard setback to better facilitate a smaller, intimate development that proposes minimal changes to the land and enhancing the quality of life for the residents by maintaining and creating ecological functions and biodiversity. The applicant proposes a min. lot size of more than 11,000 square feet (the minimum square foot requirement for the R-2), the average lot area is 14,919 sf, the smallest lot is 12,043 sf (lot 5), the largest lot is 20,324 (lot 8). A front yard setback of 25’and rear yard setback of 30’ and a combined side yard setback of 15’ (7.5’/7.5’). By using these standards the applicant can reduce the amount of development on the property while creating a sensitive development that provides an integrated development with the sites natural characteristics. Outlots Outlot A is an outlot for a regional trail and the applicant has proposed outlot B for an additional tie into the trail system. Outlot C is a feature of a PUD that provides an integrated buffer combined with a stormwater treatment and storage area that protects the existing natural systems of the site allowing an area for additional conservation and away from the property’s sensitive natural resources. This sort of innovative design approach couldn’t be achieved by conventional R2 Zoning as a majority of the site would be consumed with lot development. Homes The homes will fit and reinforce the neighborhood feeling. Each home will be unique and sized to fit the standards previously requested. These will be highly detailed, crafted homes consisting of two stories and sited individually to each lot. The exterior of the homes will have a basis in historical architectural style and fine detailing but respect and accommodate the needs of today’s families. The proposed homes will begin at +/-$750k., and will provide a consistent feeling to the neighborhood to the south of E2. Streets The streets will be public and will be part of the social fabric of the neighborhood. Featuring a 28’ width street not only creates traffic calming but reduces the amount of hard surface runoff to further protects the property’s eco system. In summary, the applicant is employing the resources of highly talented planners, engineers and ecologists to provide the City of Arden Hills with a high quality residential neighborhood attained only through the use of a PUD and respectfully ask the City to approve the project. Landmark of Arden Hills, LLC. s.f.0.37 acres s.f.s.f.0.37 acres +/-l.f. s.f.0.29 acres s.f.s.f.0.29 acres +/-l.f. s.f.0.28 acres s.f.s.f.0.28 acres +/-l.f. s.f.0.29 acres s.f.s.f.0.29 acres +/-l.f. s.f.0.28 acres s.f.s.f.0.28 acres +/-l.f. s.f.0.44 acres s.f.s.f.0.40 acres +/-l.f. s.f.0.38 acres s.f.s.f.0.37 acres +/-l.f. s.f.0.47 acres s.f.s.f.0.47 acres +/-l.f. s.f.2.79 acres s.f.s.f.2.74 acres s.f.0.50 acres s.f.s.f.0.50 acres s.f.0.08 acres s.f.s.f.0.08 acres s.f.0.71 acres s.f.s.f.0.71 acres s.f.1.29 acres s.f.s.f.1.29 acres s.f.1.33 acres s.f.s.f.1.33 acres s.f.5.41 acres s.f.s.f.5.36 acres 78 12,043 17,560 12,447 12,225 12,731 0 WETLAND AREA 19,138 12,447 12,225 15,984 GROSS AREA NET AREA 3,492 30,783 56,037 Lot 8 Total B C Total Lot 3 Lot 4 2,201 tel:tel: 20,324 119,354 145 0 0 0 0 1,578 478 72 78 78 78 116 78 72 16,518 20,469 121,555 Lot 1 Lot 5 Lot 6 Lot 7 15,984 12,731 12,043 Lot 2 16,040 952-476-6000 BLOCK 1 Contact:David Pemberton Project #49368-025 Date December 30th, 2014 Contact: Sathre-Bergquist, Inc. 150 Broadway Ave. S. Wayzata, MN 55391 13432 Hanson Boulevard Andover, MN 55304 Prepared by:Prepared for: WIDTH @ SETBACK 0 0 OUTLOT GROSS AREA WETLAND AREA NET AREA A 21,762 0 21,762 3,492 30,783 56,0370 R/W 58,014 0 58,014 GROSS AREA WETLAND AREA NET AREA TOTAL GROSS AREA WETLAND AREA NET AREA Valentine Cove Arden Hills, Minnesota 235,605 2,201 233,404 Memorandum SRF No. 0148723 To: Ryan Streff, City Planner City of Arden Hills From: Matt Pacyna, PE, Senior Associate SRF Consulting Group Date: December 23, 2014 Subject: Arden Hills Valentine Cove Traffic/Site Review Introduction As requested, SRF has completed a traffic operations and site plan review of the proposed Valentine Cove residential development in the City of Arden Hills. The proposed development is generally located north of the County Road E2/New Brighton Road intersection, on the site of the former Arden Hills Library and adjacent church. The main objectives of this review are to identify the change in trip generation from the existing facilities and recommend potential site plan improvements to consider, particularly with respect to pedestrian access and circulation. The following information summarizes the assumptions, analysis, and results of this review. Traffic Review To evaluate potential traffic impacts associated with the proposed development, existing area traffic volumes were reviewed and the proposed development trip generation was developed. Based on this information, a preliminary traffic analysis was completed. The results are summarized as follows: Existing Conditions • Both County Road E2 and New Brighton Road are two-lane undivided roadways. There are no dedicated turn lanes along County Road E2, however there are dedicated left- and right-turn lanes along New Brighton Road. • The County Road E2/New Brighton Road intersection is unsignalized, allowing free flow movements along County Road E2. • Existing Average Daily Traffic (ADT) volumes (provided by the Minnesota Department of Transportation) along County Road E2 range from approximately 5,300 vehicles per day (vpd) to 7,600 vpd to the east and west of New Brighton Road, respectively. • Existing ADT volumes along New Brighton Road are approximately 2,200 vpd. • Historical ADT volumes along each roadway indicate relatively minimal changes over the past 20 years. ONE CARLSON PARKWAY, SUITE 150 | MINNEAPOLIS, MN 55447 | 763.475.0010 | WWW.SRFCONSULTING.COM Ryan Streff December 23, 2014 City of Arden Hills Page 2 Proposed Development Trip Generation • The proposed development is located on the site of the former Arden Hills Library (approximately 10,000 square feet) and a small community church (approximately 5,500 square feet), both of which are currently vacant or underutilized. • The proposed development, shown in Figure 1, would replace the library and church facilities with eight (8) single-family homes. • A trip generation comparison between the existing land uses and proposed development shown in Table 1 was completed using the Institute of Transportation Engineers (ITE) Trip Generation Manual, Ninth Edition. Table 1. Trip Generation Comparison Land Use Type (ITE Code) Size A.M Peak Hour Trips P.M Peak Hour Trips Daily Trips In Out In Out Existing Uses Library (590) – VACANT 10,000 S.F. 7 3 35 38 562 Church (560) - VACANT 5,500 S.F. 2 1 1 2 50 Total Existing Potential 9 4 36 40 612 Proposed Use Single-Family Homes (210) 8 units 2 5 5 3 76 Change from Existing Potential -7 +1 -31 -37 -536 • Results of the trip generation comparison indicate that the proposed development will generate approximately seven (7) a.m. peak hour, eight (8) p.m. peak hour, and 76 daily trips. • When compared to the potential trip generation of the existing land uses, the proposed development is expected to generate fewer trips. Traffic Operations Review • A planning level ADT capacity review of the study area roadways was completed to determine if the change in use is expected to have an impact to area traffic operations. • This review indicated that two-lane facilities (such as County Road E2 and New Brighton Road) typically can accommodate up 10,000 vpd before improvements may be necessary. • Therefore based on the existing ADT volumes and the proposed development trip generation, no significant impacts to area traffic operations are expected. Ryan Streff December 23, 2014 City of Arden Hills Page 3 Site Plan Review Site Access • The proposed development site access is planned to create the north leg of the County Road E2/New Brighton Road intersection. This access is ideally located from a traffic operations perspective to limit potential conflicts with adjacent intersections or driveways. The existing site access locations to library and church will be closed. • The south approach of the County Road E2/New Brighton Road intersection should be restriped to accommodate the proposed north approach, as well as any signing modifications. o The south approach should be striped as a shared left-/through lane and a dedicated right- turn lane. The north approach can be constructed as a single lane. Pedestrian Facilities • Review of the site plan indicates that no pedestrian facilities (i.e. sidewalks) are planned for the proposed development. Given the relatively low volume and vehicular speeds anticipated within the proposed development, the lack of sidewalks is not expected to pose a significant issue. • It should be noted that there is a multi-use trail located along the south side of County Road E2, east of New Brighton Road. • To improve access to this pedestrian facility from the proposed development, an ADA compliant crosswalk should be considered to provide a more defined crossing location of County Road E2. o Given the location of the current multi-use trail, the crosswalk should be located on the east approach of the County Road E2/New Brighton Road intersection. • A summary of the improvements offered for consideration is illustrated in Figure 2. Conclusions • Based on the existing ADT volumes and the proposed development trip generation, no significant impacts to area traffic operations are expected. • The south approach of the County Road E2/New Brighton Road intersection should be restriped to accommodate the proposed north approach, as well as any signing modifications. o The south approach should be striped as a shared left-/through lane and a dedicated right- turn lane. The north approach can be constructed as a single lane. • Consider installing an ADA compliant crosswalk along the east approach of the County Road E2/New Brighton Road intersection. H:\Projects\8723\8723_ArdenHills_ValentineCoveTrafficStudy_141223.docx N O R T H No r t h 0148723 December 2014 Proposed Site Plan Figure 1 H: \ P r o j e c t s \ 8 7 2 3 \ T S \ F i g u r e s \ F i g 0 1 _ P r o p o s e d S i t e P l a n . c d r Arden Hills Valentine Cove Traffic/Site Review Arden Hills, MN N O R T H No r t h 0148723 December 2014 Improvements for Consideration Figure 2 H: \ P r o j e c t s \ 8 7 2 3 \ T S \ F i g u r e s \ F i g 0 2 _ I m p r o v e m e n t s f o r C o n s i d e r a t i o n . c d r Arden Hills Valentine Cove Traffic/Site Review Arden Hills, MN Install ADA Compliant CrosswalkRestripe/Sign the South Approach MEMORANDUM DATE: December 29, 2014 TO: Ryan Streff, City Planner FROM: Terry Maurer, Public Works Director John Anderson, Assistant City Engineer SUBJECT: Valentine Cove This memo is intended to summarize the discussion we had on December 29 th , with City staff and our City Attorney, Joel Jamnik, regarding some of the engineering issues regarding the proposed Valentine Cove development. Particular issues concerning staff revolve around right-of-way width, street width and street section. Based on discussion in this meeting we have come up with the following recommendations: 1. The street right-of-way is shown at a 50 feet width rather than the 60 foot width required by City ordinance. Given that the proposed public street is a short cul-de- sac serving eight lots and will never be extended further the 50 foot right-of-way will be adequate. With a required 28 foot wide street section the 50 foot right-of- way will still leave eleven foot boulevards on each side for small utilities and snow storage. 2. The cul-de-sac street diameter is shown at 92 feet rather than the ordinance required 100 foot diameter. The cul-de-sac right-of-way is shown at the required 120 foot diameter. The smaller cul-de-sac width of 92 feet is adequate for the turning of street maintenance equipment, emergency vehicles and school buses and should be adequate for the project. 3. In exchange for the above two deviations from City ordinance we would recommend that the street section constructed in Valentine Cove include a 24 inch sub cut filled with select granular borrow and draintile. This will help to ensure the longevity of street section well into the future. This is particularly important given that the proposed street is singularly loaded (lots only on the north side of the street) and sometime in the future will need improvements that are typically assessed to the abutting properties. By including the 24 inch sub cut, select granular fill and drain tile in the original construction it will help to ensure that future assessed improvements deal with rejuvenation of the bituminous surface and not reconstruction of the entire street section. 4. Other issues mentioned in the John Anderson memo dated December 23, 2014 dealing with issues regarding the construction plans we assume will be addressed by the developer’s engineer. If you have any questions regarding these issues, please contact either John or Terry. NOTE: VIOLATION OF COPYRIGHT IS A SERIOUS OFFENSE. DAMAGES INCLUDE $100,000 STATUTORY COMPENSATIONS, REIMBURSEMENT FOR ALL PROFIT LOST AND COST OF ALL LEGAL FEES ON COPYRIGHTED PLANS. HANSON BUILDERS SECURES A FEDERAL COPYRIGHT ON ALL OF OUR PLANS. WE HAVE ENFORCED COPYRIGHTS ON THREE SEPARATE OCCASIONS IN THE PAST AND HAVE BEEN SUCCESSFUL ON EACH OCCASION. www.HANSONBUILDERS.com C COPYRIGHT HANSON BUILDERS INC. 13 4 3 2 H A N S O N B L V D . AN D O V E R , M N 5 5 3 0 4 76 3 - 4 2 1 - 5 4 3 5 LI C . # 0 0 0 4 5 6 8 Pennington Sport UPPER: MAIN: LOWER: SPORT COURT: TOTAL FINISHED: 1,775 1,562 1,437 447 5,221 Two Story - 68’-6” 141 Wildwood Court Mahtomedi, MN NOTE: VIOLATION OF COPYRIGHT IS A SERIOUS OFFENSE. DAMAGES INCLUDE $100,000 STATUTORY COMPENSATIONS, REIMBURSEMENT FOR ALL PROFIT LOST AND COST OF ALL LEGAL FEES ON COPYRIGHTED PLANS. HANSON BUILDERS SECURES A FEDERAL COPYRIGHT ON ALL OF OUR PLANS. WE HAVE ENFORCED COPYRIGHTS ON THREE SEPARATE OCCASIONS IN THE PAST AND HAVE BEEN SUCCESSFUL ON EACH OCCASION. www.HANSONBUILDERS.com C COPYRIGHT HANSON BUILDERS INC. 13 4 3 2 H A N S O N B L V D . AN D O V E R , M N 5 5 3 0 4 76 3 - 4 2 1 - 5 4 3 5 LI C . # 0 0 0 4 5 6 8 Pennington Sport UPPER: MAIN: LOWER: SPORT COURT: TOTAL FINISHED: 1,775 1,562 1,437 447 5,221 Two Story - 68’-6” 141 Wildwood Court Mahtomedi, MN NOTE: VIOLATION OF COPYRIGHT IS A SERIOUS OFFENSE. DAMAGES INCLUDE $100,000 STATUTORY COMPENSATIONS, REIMBURSEMENT FOR ALL PROFIT LOST AND COST OF ALL LEGAL FEES ON COPYRIGHTED PLANS. HANSON BUILDERS SECURES A FEDERAL COPYRIGHT ON ALL OF OUR PLANS. WE HAVE ENFORCED COPYRIGHTS ON THREE SEPARATE OCCASIONS IN THE PAST AND HAVE BEEN SUCCESSFUL ON EACH OCCASION. www.HANSONBUILDERS.com C COPYRIGHT HANSON BUILDERS INC. 13 4 3 2 H A N S O N B L V D . AN D O V E R , M N 5 5 3 0 4 76 3 - 4 2 1 - 5 4 3 5 LI C . # 0 0 0 4 5 6 8 Pennington Sport UPPER: MAIN: LOWER: SPORT COURT: TOTAL FINISHED: 1,775 1,562 1,437 447 5,221 Two Story - 68’-6” 141 Wildwood Court Mahtomedi, MN NOTE: VIOLATION OF COPYRIGHT IS A SERIOUS OFFENSE. DAMAGES INCLUDE $100,000 STATUTORY COMPENSATIONS, REIMBURSEMENT FOR ALL PROFIT LOST AND COST OF ALL LEGAL FEES ON COPYRIGHTED PLANS. HANSON BUILDERS SECURES A FEDERAL COPYRIGHT ON ALL OF OUR PLANS. WE HAVE ENFORCED COPYRIGHTS ON THREE SEPARATE OCCASIONS IN THE PAST AND HAVE BEEN SUCCESSFUL ON EACH OCCASION. www.HANSONBUILDERS.com C COPYRIGHT HANSON BUILDERS INC. 13 4 3 2 H A N S O N B L V D . AN D O V E R , M N 5 5 3 0 4 76 3 - 4 2 1 - 5 4 3 5 LI C . # 0 0 0 4 5 6 8 Pennington Sport UPPER: MAIN: LOWER: SPORT COURT: TOTAL FINISHED: 1,775 1,562 1,437 447 5,221 Two Story - 68’-6” 141 Wildwood Court Mahtomedi, MN NOTE: VIOLATION OF COPYRIGHT IS A SERIOUS OFFENSE. DAMAGES INCLUDE $100,000 STATUTORY COMPENSATIONS, REIMBURSEMENT FOR ALL PROFIT LOST AND COST OF ALL LEGAL FEES ON COPYRIGHTED PLANS. HANSON BUILDERS SECURES A FEDERAL COPYRIGHT ON ALL OF OUR PLANS. WE HAVE ENFORCED COPYRIGHTS ON THREE SEPARATE OCCASIONS IN THE PAST AND HAVE BEEN SUCCESSFUL ON EACH OCCASION. www.HANSONBUILDERS.com C COPYRIGHT HANSON BUILDERS INC. 13 4 3 2 H A N S O N B L V D . AN D O V E R , M N 5 5 3 0 4 76 3 - 4 2 1 - 5 4 3 5 LI C . # 0 0 0 4 5 6 8 Westland Bonus UPPER: BONUS ROOM MAIN: LOWER: TOTAL FINISHED: GARAGE SF: Two Story - 63’-0” 16020 58th Place N Plymouth 1,605 465 1,708 1,477 5,255 766 NOTE: VIOLATION OF COPYRIGHT IS A SERIOUS OFFENSE. DAMAGES INCLUDE $100,000 STATUTORY COMPENSATIONS, REIMBURSEMENT FOR ALL PROFIT LOST AND COST OF ALL LEGAL FEES ON COPYRIGHTED PLANS. HANSON BUILDERS SECURES A FEDERAL COPYRIGHT ON ALL OF OUR PLANS. WE HAVE ENFORCED COPYRIGHTS ON THREE SEPARATE OCCASIONS IN THE PAST AND HAVE BEEN SUCCESSFUL ON EACH OCCASION. www.HANSONBUILDERS.com C COPYRIGHT HANSON BUILDERS INC. 13 4 3 2 H A N S O N B L V D . AN D O V E R , M N 5 5 3 0 4 76 3 - 4 2 1 - 5 4 3 5 LI C . # 0 0 0 4 5 6 8 Westland Bonus UPPER: BONUS ROOM MAIN: LOWER: TOTAL FINISHED: GARAGE SF: Two Story - 63’-0” 16020 58th Place N Plymouth 1,605 465 1,708 1,477 5,255 766 NOTE: VIOLATION OF COPYRIGHT IS A SERIOUS OFFENSE. DAMAGES INCLUDE $100,000 STATUTORY COMPENSATIONS, REIMBURSEMENT FOR ALL PROFIT LOST AND COST OF ALL LEGAL FEES ON COPYRIGHTED PLANS. HANSON BUILDERS SECURES A FEDERAL COPYRIGHT ON ALL OF OUR PLANS. WE HAVE ENFORCED COPYRIGHTS ON THREE SEPARATE OCCASIONS IN THE PAST AND HAVE BEEN SUCCESSFUL ON EACH OCCASION. www.HANSONBUILDERS.com C COPYRIGHT HANSON BUILDERS INC. 13 4 3 2 H A N S O N B L V D . AN D O V E R , M N 5 5 3 0 4 76 3 - 4 2 1 - 5 4 3 5 LI C . # 0 0 0 4 5 6 8 Westland Bonus UPPER: BONUS ROOM MAIN: LOWER: TOTAL FINISHED: GARAGE SF: Two Story - 63’-0” 16020 58th Place N Plymouth 1,605 465 1,708 1,477 5,255 766 NOTE: VIOLATION OF COPYRIGHT IS A SERIOUS OFFENSE. DAMAGES INCLUDE $100,000 STATUTORY COMPENSATIONS, REIMBURSEMENT FOR ALL PROFIT LOST AND COST OF ALL LEGAL FEES ON COPYRIGHTED PLANS. HANSON BUILDERS SECURES A FEDERAL COPYRIGHT ON ALL OF OUR PLANS. WE HAVE ENFORCED COPYRIGHTS ON THREE SEPARATE OCCASIONS IN THE PAST AND HAVE BEEN SUCCESSFUL ON EACH OCCASION. www.HANSONBUILDERS.com C COPYRIGHT HANSON BUILDERS INC. 13 4 3 2 H A N S O N B L V D . AN D O V E R , M N 5 5 3 0 4 76 3 - 4 2 1 - 5 4 3 5 LI C . # 0 0 0 4 5 6 8 Westland Bonus UPPER: BONUS ROOM MAIN: LOWER: TOTAL FINISHED: GARAGE SF: Two Story - 63’-0” 16020 58th Place N Plymouth 1,605 465 1,708 1,477 5,255 766 SuperiorALL HAND DRAWN CONCEPTS ARE SHOWN WITH SOME “ARTISTIC LICENSE” USED. THESE ARE NOT INTENDED TO SHOW EXACT CONSTRUCTION PLANS. ARTISTIC LICENSE:www.HANSONBUILDERS.com NOTE: VIOLATION OF COPYRIGHT IS A SERIOUS OFFENSE. DAMAGES INCLUDE $100,000 STATUTORY COMPENSATIONS, REIMBURSEMENT FOR ALL PROFIT LOST AND COST OF ALL LEGAL FEES ON COPYRIGHTED PLANS. HANSON BUILDERS SECURES A FEDERAL COPYRIGHT ON ALL OF OUR PLANS. WE HAVE ENFORCED COPYRIGHTS ON THREE SEPARATE OCCASIONS IN THE PAST AND HAVE BEEN SUCCESSFUL ON EACH OCCASION. C COPYRIGHT HANSON BUILDERS INC. LI C . # 0 0 0 4 5 6 8 76 3 - 4 2 1 - 5 4 3 5 13 4 3 2 H A N S O N B L V D . AN D O V E R , M N 5 5 3 0 4 Two Story - 59’-0” 16045 58th Place N Plymouth, MN UPPER: MAIN: SUMROOM: GARAGE: LOWER: LOWER UNFINISHED: TOTAL FINISHED: 1,680 1,435 144 741 1,234 190 4,493 SuperiorALL HAND DRAWN CONCEPTS ARE SHOWN WITH SOME “ARTISTIC LICENSE” USED. THESE ARE NOT INTENDED TO SHOW EXACT CONSTRUCTION PLANS. ARTISTIC LICENSE:www.HANSONBUILDERS.com NOTE: VIOLATION OF COPYRIGHT IS A SERIOUS OFFENSE. DAMAGES INCLUDE $100,000 STATUTORY COMPENSATIONS, REIMBURSEMENT FOR ALL PROFIT LOST AND COST OF ALL LEGAL FEES ON COPYRIGHTED PLANS. HANSON BUILDERS SECURES A FEDERAL COPYRIGHT ON ALL OF OUR PLANS. WE HAVE ENFORCED COPYRIGHTS ON THREE SEPARATE OCCASIONS IN THE PAST AND HAVE BEEN SUCCESSFUL ON EACH OCCASION. C COPYRIGHT HANSON BUILDERS INC. LI C . # 0 0 0 4 5 6 8 76 3 - 4 2 1 - 5 4 3 5 13 4 3 2 H A N S O N B L V D . AN D O V E R , M N 5 5 3 0 4 Two Story - 59’-0” 16045 58th Place N Plymouth, MN UPPER: MAIN: SUMROOM: GARAGE: LOWER: LOWER UNFINISHED: TOTAL FINISHED: 1,680 1,435 144 741 1,234 190 4,493 SuperiorALL HAND DRAWN CONCEPTS ARE SHOWN WITH SOME “ARTISTIC LICENSE” USED. THESE ARE NOT INTENDED TO SHOW EXACT CONSTRUCTION PLANS. ARTISTIC LICENSE:www.HANSONBUILDERS.com NOTE: VIOLATION OF COPYRIGHT IS A SERIOUS OFFENSE. DAMAGES INCLUDE $100,000 STATUTORY COMPENSATIONS, REIMBURSEMENT FOR ALL PROFIT LOST AND COST OF ALL LEGAL FEES ON COPYRIGHTED PLANS. HANSON BUILDERS SECURES A FEDERAL COPYRIGHT ON ALL OF OUR PLANS. WE HAVE ENFORCED COPYRIGHTS ON THREE SEPARATE OCCASIONS IN THE PAST AND HAVE BEEN SUCCESSFUL ON EACH OCCASION. C COPYRIGHT HANSON BUILDERS INC. LI C . # 0 0 0 4 5 6 8 76 3 - 4 2 1 - 5 4 3 5 13 4 3 2 H A N S O N B L V D . AN D O V E R , M N 5 5 3 0 4 Two Story - 59’-0” 16045 58th Place N Plymouth, MN UPPER: MAIN: SUMROOM: GARAGE: LOWER: LOWER UNFINISHED: TOTAL FINISHED: 1,680 1,435 144 741 1,234 190 4,493 SuperiorALL HAND DRAWN CONCEPTS ARE SHOWN WITH SOME “ARTISTIC LICENSE” USED. THESE ARE NOT INTENDED TO SHOW EXACT CONSTRUCTION PLANS. ARTISTIC LICENSE:www.HANSONBUILDERS.com NOTE: VIOLATION OF COPYRIGHT IS A SERIOUS OFFENSE. DAMAGES INCLUDE $100,000 STATUTORY COMPENSATIONS, REIMBURSEMENT FOR ALL PROFIT LOST AND COST OF ALL LEGAL FEES ON COPYRIGHTED PLANS. HANSON BUILDERS SECURES A FEDERAL COPYRIGHT ON ALL OF OUR PLANS. WE HAVE ENFORCED COPYRIGHTS ON THREE SEPARATE OCCASIONS IN THE PAST AND HAVE BEEN SUCCESSFUL ON EACH OCCASION. C COPYRIGHT HANSON BUILDERS INC. LI C . # 0 0 0 4 5 6 8 76 3 - 4 2 1 - 5 4 3 5 13 4 3 2 H A N S O N B L V D . AN D O V E R , M N 5 5 3 0 4 Two Story - 59’-0” 16045 58th Place N Plymouth, MN UPPER: MAIN: SUMROOM: GARAGE: LOWER: LOWER UNFINISHED: TOTAL FINISHED: 1,680 1,435 144 741 1,234 190 4,493 NOTE: VIOLATION OF COPYRIGHT IS A SERIOUS OFFENSE. DAMAGES INCLUDE $100,000 STATUTORY COMPENSATIONS, REIMBURSEMENT FOR ALL PROFIT LOST AND COST OF ALL LEGAL FEES ON COPYRIGHTED PLANS. HANSON BUILDERS SECURES A FEDERAL COPYRIGHT ON ALL OF OUR PLANS. WE HAVE ENFORCED COPYRIGHTS ON THREE SEPARATE OCCASIONS IN THE PAST AND HAVE BEEN SUCCESSFUL ON EACH OCCASION. www.HANSONBUILDERS.com C COPYRIGHT HANSON BUILDERS INC. 13 4 3 2 H A N S O N B L V D . AN D O V E R , M N 5 5 3 0 4 76 3 - 4 2 1 - 5 4 3 5 LI C . # 0 0 0 4 5 6 8 Bayfield UPPER: MAIN: LOWER: TOTAL FINISHED: Two Story - 62’-0” 43 Monarch Way, North Oaks 2,087 1,780 1,57 4 5,441 NOTE: VIOLATION OF COPYRIGHT IS A SERIOUS OFFENSE. DAMAGES INCLUDE $100,000 STATUTORY COMPENSATIONS, REIMBURSEMENT FOR ALL PROFIT LOST AND COST OF ALL LEGAL FEES ON COPYRIGHTED PLANS. HANSON BUILDERS SECURES A FEDERAL COPYRIGHT ON ALL OF OUR PLANS. WE HAVE ENFORCED COPYRIGHTS ON THREE SEPARATE OCCASIONS IN THE PAST AND HAVE BEEN SUCCESSFUL ON EACH OCCASION. www.HANSONBUILDERS.com C COPYRIGHT HANSON BUILDERS INC. 13 4 3 2 H A N S O N B L V D . AN D O V E R , M N 5 5 3 0 4 76 3 - 4 2 1 - 5 4 3 5 LI C . # 0 0 0 4 5 6 8 Bayfield UPPER: MAIN: LOWER: TOTAL FINISHED: Two Story - 62’-0” 43 Monarch Way, North Oaks 2,087 1,780 1,57 4 5,441 NOTE: VIOLATION OF COPYRIGHT IS A SERIOUS OFFENSE. DAMAGES INCLUDE $100,000 STATUTORY COMPENSATIONS, REIMBURSEMENT FOR ALL PROFIT LOST AND COST OF ALL LEGAL FEES ON COPYRIGHTED PLANS. HANSON BUILDERS SECURES A FEDERAL COPYRIGHT ON ALL OF OUR PLANS. WE HAVE ENFORCED COPYRIGHTS ON THREE SEPARATE OCCASIONS IN THE PAST AND HAVE BEEN SUCCESSFUL ON EACH OCCASION. www.HANSONBUILDERS.com C COPYRIGHT HANSON BUILDERS INC. 13 4 3 2 H A N S O N B L V D . AN D O V E R , M N 5 5 3 0 4 76 3 - 4 2 1 - 5 4 3 5 LI C . # 0 0 0 4 5 6 8 Bayfield UPPER: MAIN: LOWER: TOTAL FINISHED: Two Story - 62’-0” 43 Monarch Way, North Oaks 2,087 1,780 1,57 4 5,441 NOTE: VIOLATION OF COPYRIGHT IS A SERIOUS OFFENSE. DAMAGES INCLUDE $100,000 STATUTORY COMPENSATIONS, REIMBURSEMENT FOR ALL PROFIT LOST AND COST OF ALL LEGAL FEES ON COPYRIGHTED PLANS. HANSON BUILDERS SECURES A FEDERAL COPYRIGHT ON ALL OF OUR PLANS. WE HAVE ENFORCED COPYRIGHTS ON THREE SEPARATE OCCASIONS IN THE PAST AND HAVE BEEN SUCCESSFUL ON EACH OCCASION. www.HANSONBUILDERS.com C COPYRIGHT HANSON BUILDERS INC. 13 4 3 2 H A N S O N B L V D . AN D O V E R , M N 5 5 3 0 4 76 3 - 4 2 1 - 5 4 3 5 LI C . # 0 0 0 4 5 6 8 Bayfield UPPER: MAIN: LOWER: TOTAL FINISHED: Two Story - 62’-0” 43 Monarch Way, North Oaks 2,087 1,780 1,57 4 5,441 NOTE: VIOLATION OF COPYRIGHT IS A SERIOUS OFFENSE. DAMAGES INCLUDE $100,000 STATUTORY COMPENSATIONS, REIMBURSEMENT FOR ALL PROFIT LOST AND COST OF ALL LEGAL FEES ON COPYRIGHTED PLANS. HANSON BUILDERS SECURES A FEDERAL COPYRIGHT ON ALL OF OUR PLANS. WE HAVE ENFORCED COPYRIGHTS ON THREE SEPARATE OCCASIONS IN THE PAST AND HAVE BEEN SUCCESSFUL ON EACH OCCASION. www.HANSONBUILDERS.com C COPYRIGHT HANSON BUILDERS INC. 13 4 3 2 H A N S O N B L V D . AN D O V E R , M N 5 5 3 0 4 76 3 - 4 2 1 - 5 4 3 5 LI C . # 0 0 0 4 5 6 8 Crestview 3 UPPER: MAIN: LOWER: TOTAL FINISHED: Two Story - 58’-0” 5925 Xene Lane Plymouth MN 2,024 1,760 1,517 5,301 NOTE: VIOLATION OF COPYRIGHT IS A SERIOUS OFFENSE. DAMAGES INCLUDE $100,000 STATUTORY COMPENSATIONS, REIMBURSEMENT FOR ALL PROFIT LOST AND COST OF ALL LEGAL FEES ON COPYRIGHTED PLANS. HANSON BUILDERS SECURES A FEDERAL COPYRIGHT ON ALL OF OUR PLANS. WE HAVE ENFORCED COPYRIGHTS ON THREE SEPARATE OCCASIONS IN THE PAST AND HAVE BEEN SUCCESSFUL ON EACH OCCASION. www.HANSONBUILDERS.com C COPYRIGHT HANSON BUILDERS INC. 13 4 3 2 H A N S O N B L V D . AN D O V E R , M N 5 5 3 0 4 76 3 - 4 2 1 - 5 4 3 5 LI C . # 0 0 0 4 5 6 8 Crestview 3 UPPER: MAIN: LOWER: TOTAL FINISHED: Two Story - 58’-0” 5925 Xene Lane Plymouth MN 2,024 1,760 1,517 5,301 NOTE: VIOLATION OF COPYRIGHT IS A SERIOUS OFFENSE. DAMAGES INCLUDE $100,000 STATUTORY COMPENSATIONS, REIMBURSEMENT FOR ALL PROFIT LOST AND COST OF ALL LEGAL FEES ON COPYRIGHTED PLANS. HANSON BUILDERS SECURES A FEDERAL COPYRIGHT ON ALL OF OUR PLANS. WE HAVE ENFORCED COPYRIGHTS ON THREE SEPARATE OCCASIONS IN THE PAST AND HAVE BEEN SUCCESSFUL ON EACH OCCASION. www.HANSONBUILDERS.com C COPYRIGHT HANSON BUILDERS INC. 13 4 3 2 H A N S O N B L V D . AN D O V E R , M N 5 5 3 0 4 76 3 - 4 2 1 - 5 4 3 5 LI C . # 0 0 0 4 5 6 8 Crestview 3 UPPER: MAIN: LOWER: TOTAL FINISHED: Two Story - 58’-0” 5925 Xene Lane Plymouth MN 2,024 1,760 1,517 5,301 NOTE: VIOLATION OF COPYRIGHT IS A SERIOUS OFFENSE. DAMAGES INCLUDE $100,000 STATUTORY COMPENSATIONS, REIMBURSEMENT FOR ALL PROFIT LOST AND COST OF ALL LEGAL FEES ON COPYRIGHTED PLANS. HANSON BUILDERS SECURES A FEDERAL COPYRIGHT ON ALL OF OUR PLANS. WE HAVE ENFORCED COPYRIGHTS ON THREE SEPARATE OCCASIONS IN THE PAST AND HAVE BEEN SUCCESSFUL ON EACH OCCASION. www.HANSONBUILDERS.com C COPYRIGHT HANSON BUILDERS INC. 13 4 3 2 H A N S O N B L V D . AN D O V E R , M N 5 5 3 0 4 76 3 - 4 2 1 - 5 4 3 5 LI C . # 0 0 0 4 5 6 8 Crestview 3 UPPER: MAIN: LOWER: TOTAL FINISHED: Two Story - 58’-0” 5925 Xene Lane Plymouth MN 2,024 1,760 1,517 5,301 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 251.7 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet251.70125.83 1941 and 1901 County Road E2 1,5101: 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 1,135.1 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet1,135.10567.54 Notes Enter Map Description Legend City Halls Schools Hospitals Fire Stations Police Stations Recreational Centers Parcel Points Parcel Boundaries MEMORANDUM DATE: January 7, 2015 PC Agenda Item 4.B TO: Planning Commission FROM: Matthew Bachler, Associate Planner SUBJECT: Planning Case #14-032 – Public Hearing Required Applicant: Arden Manor-550 Associates Property Address: 4605 Prior Avenue and 4703 U.S. Highway 10 Request: Minor Subdivision, Lot Consolidation, and Variance Requested Action Arden Manor-550 Associates has requested a minor subdivision to sell a 2,673 square foot portion of their 48.2 acre property at 4605 Prior Avenue to the Big Ten Supper Club located at 4703 U.S. Highway 10. This parcel would be consolidated with the existing lot at 4703 U.S. Highway 10. 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 lot coverage on the Big Ten Supper Club property. Background 1. Overview of Request 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. City of Arden Hills Planning Commission Meeting for January 7, 2015 P:\Planning\Planning Cases\2014\PC 14-032 - Minor Subdivision - Arden Manor - 4605 Prior Avenue\Memos_14-032 Page 1 of 8 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. The Arden Manor manufactured home park operates under a series of Conditional Use Permits first approved by the City in 1971. While 4605 Prior 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. 2. Surrounding Area: Direction Future Land Use Plan Zoning Existing Land Use North Mixed Business I-2 General Industrial Commercial South Light Industrial and Office, Low Density Residential G-B Gateway Business R-1 Single Family Residential Commercial, Single Family Detached East Mixed Business M-B Mixed Business Public and Institutional West Light Industrial, Mixed Use (New Brighton) I-1 Lighting Industrial, MX Mixed Use (New Brighton) Light Industrial and Office (New Brighton) 3. Site Data: 4605 Prior Avenue Future Land Use Plan: Medium Density Residential Existing Land Use: Manufactured Home Park Zoning: R-3 Townhouse & Low Density Multiple Dwelling District Size: 48.2 acres (2,099,614 square feet) Topography: Generally flat City of Arden Hills Planning Commission Meeting for January 7, 2015 P:\Planning\Planning Cases\2014\PC 14-032 - Minor Subdivision - Arden Manor - 4605 Prior Avenue\Memos_14-032 Page 2 of 8 4703 U.S. Highway 10 Future Land Use Plan: Neighborhood Business Existing Land Use: Neighborhood Business Zoning: N-B Neighborhood Business District Size: 1.09 acres (47,622 square feet) Topography: Generally flat Plan Evaluation 1. Zoning Ordinance The focus of the plan evaluation for compliance with the Zoning Code is on the property at 4703 U.S. Highway 10, which is zoned Neighborhood Business District. A. District Provisions – Section 1320 Lot Size and Dimensions - Conforming With the proposed subdivision and lot consolidation, the Big Ten Supper Club property would increase from 47,622 square feet to 50,295 square feet in size. The lot dimensions would be 260 feet in width and 175 feet in depth. Structure Setbacks - Conforming The existing building on the property is in conformance with the setback requirements for principal structures. The lot line adjustment would not result in the principal structure being any closer to a property line. Lot Coverage - Variance Required The maximum structure coverage in the Neighborhood Business District is 35 percent. The principal building has a footprint of 4,806 square feet and currently covers 10.1 percent of the lot. With the proposal, the structure coverage would decrease to 9.6 percent. A minimum of 35 percent of the lot must be maintained with landscape coverage. The existing landscaped area on the lot is 6,710 square feet, or 14.1 percent of the total lot area. Approximately 88 percent of parcel to be subdivided is covered by bituminous surface and as a result, overall landscape coverage on the property would decrease slightly to 13.9 percent. Applicable N-B Lot Requirements 1. Minimum Lot Area (sf.) 13,000 2. Minimum Lot Size (ft., width/depth) 100/130 3. Height (ft.) 35 4. Lot Covered by Structure 35% 5. Minimum Landscape Lot Area 35% 6. Minimum Building Setbacks (ft) Front Yard 20 Rear Yard (Principal) 20 Rear Yard (Accessory) 10 Side Yard Interior - Principal (Minimum/total both yards on lot) 5/15 Side Yard Interior - Accessory 10 Side Yard Corner 20 City of Arden Hills Planning Commission Meeting for January 7, 2015 P:\Planning\Planning Cases\2014\PC 14-032 - Minor Subdivision - Arden Manor - 4605 Prior Avenue\Memos_14-032 Page 3 of 8 B. Requirements for Parking, Loading and Circulation – Section 1325.06 Setbacks - Variance Required Section 1325.06, Subdivision 1 of the Zoning Code requires that an off-street parking area containing four or more parking spaces be located a minimum of five feet from any side or rear lot lines. The existing parking area for the Big Ten property encroaches into this required five foot setback along the northwest and southeast side lot lines and the southwest rear lot line. With the expansion of the lot boundaries, the parking lot would continue to encroach along the southeast lot line. 2. Subdivision Ordinance Section 1150.03 of the City Code lists the following evaluation criteria for minor subdivisions of unplatted property. Instead of requiring that the subject property be entirely replatted, the subdivision may be processed by means of a registered land survey provided that the following requirements have been met: 1. The resultant parcels abut on and have access to an existing public street, road, thoroughfare or highway; 2. 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; 3. The subdivision will not obstruct future streets which have been planned by the City; 4. 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; 5. The registered land survey conforms in all respects to the provisions of M.S. § 508.47 (4), as amended, and the terms of which are incorporated herein by reference. 6. Monuments or stakes shall be placed and installed at all corners and angle points of the resultant parcels; 7. The resultant parcels will not have setbacks and dimensions less than those required in the Zoning Ordinance, as amended; Existing and Proposed Lot Coverage – 4703 U.S. Highway 10 Existing Conditions Proposed Conditions Square Feet Percentage Square Feet Percentage Lot Area (min. 13,000 sq. ft.) 47,622 - 50,295 - Structure Coverage (max 35%) 4,806 10.1% 4,806 9.6% Landscape Coverage (min 35%) 6,710 14.1% 7,025 13.9% City of Arden Hills Planning Commission Meeting for January 7, 2015 P:\Planning\Planning Cases\2014\PC 14-032 - Minor Subdivision - Arden Manor - 4605 Prior Avenue\Memos_14-032 Page 4 of 8 8. Drainage and utility easements along lot lines and any other easements required by this chapter. 9. A grading plan with drainage calculations shall be submitted if required by the City Engineer. 10. The subdivider has complied with the requirements of this chapter which the Planning Commission or City Council have made the subdivision by registered land survey or survey specifically subject to. Since the resultant parcel at 4703 U.S. Highway 10 would not meet the Zoning Code requirements for parking lot setback and landscape lot coverage, a variance is being requested as part of the proposed minor subdivision. As part of the proposed subdivision, the City Engineer has requested that a 20 foot wide sanitary sewer easement be provided centered on an existing sanitary sewer line that cuts across 4703 U.S. Highway 10. Variance Evaluation Criteria On May 5, 2011, the Governor signed into law new variance legislation that changed the review criteria City’s must use when evaluating variance requests. The new law renames the municipal variance standard from “undue hardship” to “practical difficulties,” but otherwise retains the familiar three-factor test of (1) reasonableness, (2) uniqueness, and (3) essential character. Also included is a sentence new to city variance authority that was already in the county statutes: “Variances shall only be permitted when they are in harmony with the general purposes and intent of the ordinance and when the terms of the variance are consistent with the comprehensive plan”. Therefore, in evaluating variance requests under the new law, in order to find a practical difficulty, cities should adopt findings addressing the following questions: • Is the variance in harmony with the purposes and intent of the ordinance? • Is the variance consistent with the comprehensive plan? • Does the proposal put property to use in a reasonable manner? • Are there unique circumstances to the property not created by the landowner? • Will the variance, if granted, alter the essential character of the locality? As was the case before the new legislation took effect, economic considerations alone cannot constitute a practical difficulty. Furthermore, the new law clarifies that conditions may be imposed on granting of variances if those conditions are directly related to and bear a rough proportionality to the impact created by the variance. Findings of Fact Staff offers the following findings of fact for review: City of Arden Hills Planning Commission Meeting for January 7, 2015 P:\Planning\Planning Cases\2014\PC 14-032 - Minor Subdivision - Arden Manor - 4605 Prior Avenue\Memos_14-032 Page 5 of 8 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. 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. City of Arden Hills Planning Commission Meeting for January 7, 2015 P:\Planning\Planning Cases\2014\PC 14-032 - Minor Subdivision - Arden Manor - 4605 Prior Avenue\Memos_14-032 Page 6 of 8 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. Recommendation 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. Options 1. Recommend Approval with Conditions: 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. 2. Recommend Approval as Submitted: 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 in the January 7, 2015, Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial 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 following findings of fact… City of Arden Hills Planning Commission Meeting for January 7, 2015 P:\Planning\Planning Cases\2014\PC 14-032 - Minor Subdivision - Arden Manor - 4605 Prior Avenue\Memos_14-032 Page 7 of 8 4. Table: Motion to table Planning Case Planning Case 14-032 for a Minor Subdivision, Lot Consolidation, and Variance at 4605 Prior Avenue and 4703 U.S. Highway 10: a specific reason and/or information request should be included with a motion to table. Notice A public hearing notice was prepared by the City and mailed to property owners within five hundred (500) feet of 4605 Prior Avenue. Public Comments The City has not received any comment regarding this application. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on December 3, 2014. Pursuant to Minnesota State Statute, the City must act on this request by February 2, 2015 (60 days), unless the City provides the petitioner with written reasons for an additional 60-day review period. The City may extend the review period beyond the 120 days, with the applicant’s permission. Attachments A. Land Use Application B. Aerial and Site Maps C. Certified Land Survey City of Arden Hills Planning Commission Meeting for January 7, 2015 P:\Planning\Planning Cases\2014\PC 14-032 - Minor Subdivision - Arden Manor - 4605 Prior Avenue\Memos_14-032 Page 8 of 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 1,666.7 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet1,666.70833.33 Planning Case 14-032 - 4605 Prior Avenue North 10,0001: Pl anni ng Case 14-032 - 4605 Pr ior Avenue N or th Ma p Dat e: De ce mb er 2 9, 2 014P:\G I S_Da ta \P la nning \P la nning C ase s\201 4\PC 14-03 2K U.S. High w ay 10 Hig hway 96 Arden Mano r4605 Prior Avenue North Big Ten Supper Club4703 U.S. Hig hway 10 I n t e r s t a t e 3 5 W Pl anni ng Case 14-032 - 4605 Pr ior Avenue N or th Ma p Dat e: De ce mb er 2 9, 2 014P:\G I S_Da ta \P la nning \P la nning C ase s\201 4\PC 14-03 2K U.S. High w ay 10 Big Ten S upper Cl ub4703 U.S . Highway 10 Area where existing parking lot is encroaching on adjacent propertyat 4605 Pr ior Avenue MEMORANDUM DATE: January 7, 2015 PC Agenda Item 4.C TO: Planning Commission FROM: Matthew Bachler, Associate Planner SUBJECT: Planning Case #14-035 – No Public Hearing Required Applicant: Frattallone’s Hardware Inc. Property Address: 1203 County Road E Request: Site Plan Review Requested Action Frattallone’s Hardware Inc. has requested a Site Plan Review to allow for a reduction in the number of required parking spaces for the proposed office use at the property located at 1203 County Road E. Background 1. Overview of Request 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. City of Arden Hills Planning Commission Meeting for January 7, 2015 P:\Planning\Planning Cases\2014\PC 14-035 - Site Plan Review - 1203 County Road E\Memos_14-035 Page 1 of 7 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. 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. The applicant has provided a letter explaining why a reduced number of parking stalls will be sufficient for the proposed use (Attachment A). A site plan and the construction plans for the office remodel have also been provided (Attachment C). 2. Surrounding Area: Direction Future Land Use Plan Zoning Existing Land Use North Community Mixed Use B-2 General Business District Light Industrial South Community Mixed Use B-2 General Business District Commercial, Office East Community Mixed Use B-2 General Business District Commercial, Multiple Family West Community Mixed Use B-2 General Business District Light Industrial 3. Site Data: Future Land Use Plan: Community Mixed Use Existing Land Use: Commercial Zoning: B-2 General Business District Size: 1.3 acres Topography: The elevation is generally flat Plan Evaluation 1. Section 1320 – District Provisions A. Allowable Uses (Section 1320.05) City of Arden Hills Planning Commission Meeting for January 7, 2015 P:\Planning\Planning Cases\2014\PC 14-035 - Site Plan Review - 1203 County Road E\Memos_14-035 Page 2 of 7 The proposed principal use of the building as office space is a permitted use in the B-2 General Business District. The secondary use of the property for storage of off-season equipment and materials for the hardware store chain is considered to be warehousing, which is a permitted accessory use and in the B-2 District. B. District Requirements (Section 1320.06) A complete evaluation of the setback and lot coverage requirements was not completed for this proposal as the only item under review is the proposed reduction in the number of required parking spaces. The existing property is not in compliance with the current Zoning Code regulations for the B-2 District due to structure coverage, impervious surface coverage, and an encroachment into the rear yard setback. The City Council approved Planning Case 75-009 in 1975 allowing for these variances on the property. C. Special Requirements for the B-2 General Business District (Section 1320.085) Section 1320.085 of the Zoning Code requires that proposals for new construction, redevelopment of a site, and significant modifications to existing sites in the B-2 District shall use the Planned Unit Development (PUD) process. Minor internal alterations to buildings and the replacement, maintenance, or repair of existing materials such as façades, signage, landscaping, and parking lots are not considered to be significant modifications and are exempt from the PUD process. 2. Section 1325 – General Regulations A. Additional Design Standards for New Development, Redevelopment, and Modifications to Existing Sites in the B-2 District (Section 1325.05, Subd. 8) The standards in this section only apply to building or site elements being developed or altered. Since the proposal includes only interior building alterations and the resurfacing of an existing parking area, the standards for building and parking design are not applicable in this case. B. Requirements for Parking, Loading, and Circulation (Section 1325.06) Area and Dimensions of Parking Spaces Parking stalls are required to be at least 9 feet in width and 18 feet in length. The proposed parking lot layout is in conformance with this requirement. Off Street Parking Spaces Required The Zoning Code requires that a minimum of one parking stall be provided for every 250 square City of Arden Hills Planning Commission Meeting for January 7, 2015 P:\Planning\Planning Cases\2014\PC 14-035 - Site Plan Review - 1203 County Road E\Memos_14-035 Page 3 of 7 feet of gross floor area for office uses. Based on the proposal for 12,770 square feet of office space, 51 stalls would be required. For warehousing uses, one stall is required per 1,000 square feet of floor area. The additional 8,746 square feet used for storage would require 9 stalls for a combined total 60 required parking spaces for both uses. The proposed site plan includes a total of 26 parking spaces. Off Street Parking Requirements Office (1 stall/250 sq. ft. gross floor area) Warehousing (1 stall/1,000 sq. ft. floor area) Total Area 12,770 sq. ft. 8,746 sq. ft. Required Spaces 51 9 Total Required Spaces 60 Provided Spaces 26 Parking Deficiency 34 It is unclear the total number of existing stalls within the parking area because the striping of the lot has faded. As part of the variance approved by the City in Planning Case 75-009, the property was permitted a reduction in the required number of parking spaces from 89 to 41 stalls. However, as noted by the property owner in the land use application, only 26 spaces that meet the City’s dimensional requirements can be accommodated within the existing parking lot. Reduction in Number of Required Spaces 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 by the Zoning Code. 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. The proposed site plan does not include proof of parking. Since this property is already fully developed, the additional 34 required parking stalls could not be accommodated on the site unless a portion of the existing building were to be taken down. Traffic and Circulation Internal site traffic is required to be designed to avoid traffic hazards and accommodate pedestrians. The site plan depicts a fifteen foot wide one way traffic lane through the site with vehicles entering at the eastern access driveway. Parking stalls would be angled to ensure that traffic only exits at the west end of the parking lot. The proposal adequately addresses the Zoning Code requirements for internal traffic and circulation. City of Arden Hills Planning Commission Meeting for January 7, 2015 P:\Planning\Planning Cases\2014\PC 14-035 - Site Plan Review - 1203 County Road E\Memos_14-035 Page 4 of 7 2. Additional Review The City Engineer and Building Inspector have reviewed the project and have not expressed any objections to the proposal. Building permits will be required and all Building and Fire Code requirements will need to be met. Findings of Fact Staff offers 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. City of Arden Hills Planning Commission Meeting for January 7, 2015 P:\Planning\Planning Cases\2014\PC 14-035 - Site Plan Review - 1203 County Road E\Memos_14-035 Page 5 of 7 Recommendation 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 required number of parking spaces in 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 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. Options 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 14-035 for a Site Plan Review at 1203 County Road E to reduce the number of required parking spaces for the proposed use of the property, 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. City of Arden Hills Planning Commission Meeting for January 7, 2015 P:\Planning\Planning Cases\2014\PC 14-035 - Site Plan Review - 1203 County Road E\Memos_14-035 Page 6 of 7 2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 14- 035 for a Site Plan Review at 1203 County Road E to reduce the number of required parking spaces for the proposed use of the property, based on the findings of fact and the submitted plans in the January 7, 2015, Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of Planning Case 14-035 for a Site Plan Review at 1203 County Road E to reduce the number of required parking spaces for the proposed use of the property based on the following findings of fact… 4. Table: Motion to table Planning Case 14-035 for a Site Plan Review at 1203 County Road E to reduce the number of required parking spaces for the proposed use of the property: a specific reason and/or information request should be included with a motion to table. Notice Although a Site Plan Review does not require a public hearing, a public meeting notice was prepared by the City and mailed to property owners within three-hundred fifty (350) feet of the subject property. Public Comments The City has not received any comment regarding this application. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on December 1, 2014. Pursuant to Minnesota State Statute, the City must act on this request by January 30, 2015 (60 days), unless the City provides the petitioner with written reasons for an additional 60-day review period. The City may extend the review period beyond the 120 days, with the applicant’s permission. Attachments A. Land Use Application and Project Narrative B. Site and Aerial Maps C. Site Plan and Building Plans City of Arden Hills Planning Commission Meeting for January 7, 2015 P:\Planning\Planning Cases\2014\PC 14-035 - Site Plan Review - 1203 County Road E\Memos_14-035 Page 7 of 7 December 01, 2014 City of Arden Hills 1245 West Highway 96 Arden Hills, MN 55112 Attn: Matthew Bachler, Associate Planner Re: Site Plan Review for 1203 East County Road E Matthew, Enclosed is the Site Plan Review application for the property at 1203 East County Rd E owned by Frattallone’s Ace Hardware. The Owner intends to remodel the former furniture store building at this location for use as administrative offices for their retail hardware store chain. The existing building is a one storey split-level. The main level is 23,155 SF with an additional 18,661 SF of basement area. On the main level, 12,770 SF will be renovated into private offices with conference rooms, open office workstations, computer room, employee lounge, restrooms, etc… The remainder of the building will be minimally remodeled for use as seasonal storage. The entire building will be upgraded with a fire suppression system. The site, including the exterior façade, site lighting and parking lot, will remain primarily unchanged. The parking lot will be restriped and the parking space sizes will comply with code requirements. The existing parking lot cannot accommodate the number of parking spaces specified in the zoning code for an Office/Storage building of this size. The Owner does not intend to have more than 25 occupants in the building at any one time and therefore we request a reduction in the number of required parking spaces. Frattallone’s Ace Hardware will be relocating their current administrative staff of 13 from their Lexington retail store into this building. The remodeled space will be designed to accommodate up to 25 employees; which is the maximum growth they project over the next ten years. Sincerely, Jim Cox, AIA cc: Tom Frattallone Tom Greeninger Mike Frattallone Ron Riach Larry Frattallone attachments: 2014 Land Use Application Escrow Account Set Up Form $315 application fee + $630 escrow Afton Architect’s letter Owner’s letter Project drawings (1 set @ 22x34; 5 sets @ 11x17) City Council December 01, 2014 City of Arden Hills 1245 West Highway 96 Arden Hills, MN 55112 Council Members, I am Tom Frattallone and I am writing concerning the site plan review request for our property at 1203 County Road E. As the new owners, Frattallone’s Hardware Inc. plans to repurpose the building to house our offices, which are currently located in our retail store on Lexington Ave. As you are aware we are one of the oldest family owned businesses in the City of Arden Hills and wish to maintain our presence in the city. When we set out to find a spot to relocate our offices there were many opportunities open to us. Being a hardware company we were not looking for class A office space, and there is abundant class C space available throughout the Twin Cities. We looked at combining our offices with a mechanics shop/ warehouse in both Minneapolis and St. Paul, but decided that we wished to keep our staff in Arden Hills. We have at this time purchased a site in St. Paul for a combined mechanic shop, warehouse space, and retail store. We will not be using the County Road E site for retail or a mechanic shop. We believe that the use of this space will make us much more productive in our offices and in our store at Arden Plaza. We are planning to use roughly 12,000 square feet of the 41,000 square feet for office, computer-build, planning, document storage, and small group meeting rooms. We made these plans with low density in mind. We currently occupy 4000 square feet and need to make our offices and processes more functional; which this new space will accomplish. We request a reduction in the required number of parking spaces for this property. We plan to reuse the existing parking lot and are able to accommodate 26 parking spaces that meet city size requirements. We currently employ only 13 office staff; including all officers of the company. We do not anticipate growing our office staff beyond 25 in the foreseeable future. Some of our office staff is part time and some work remotely, so not all of these workers will be on site at the same time. We feel confident that the size of the current parking lot will be sufficient for our parking needs now and in the future. We also propose that the ancillary storage function at this site will have no effect on the number of parking spaces we need. We plan to store off-season items for our store operations. No trucks will stay on site and no shipping or warehouse employees will work out of this site. Shipments will arrive and leave seasonally using Frattallone’s trucks. Our driver will provide loading and unloading labor. Winter materials will be stored here all summer, and lawn and garden will be stored during the winter, so most of the year will have little or no freight traffic. This function will have no impact on employee density at this site. Frattallone’s Hardware has been a fixture in the City of Arden Hills for forty years, and we plan on continuing in the city. We are repurposing a building that has been vacant for 3 years and making it a functional asset to the city. We look forward to moving forward with this project as quickly as possible. Thank you, Tom Frattallone Cc: Sara Kelzenberg Tom Greeninger Ron Riach Larry Frattallone Mike Frattallone 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 500.0 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet500.00250.00 Planning Case 14-035 - 1203 County Road E 3,0001: Pl anni ng Case 14-035 - 1203 County Road E Ma p Dat e: De ce mb er 2 9, 2 014P:\G I S_Da ta \P la nning \P la nning C ase s\201 4\PC 14-03 5 Property Bound aryK County Road E X X X X X X W W E E E E E E E E E E OU O U O U E E E OU O U O U O U G G G G G G E E E E WOUTVTSTSGFOXE WE T L A N D City of Arden Hills Planning Commission Meeting for January 7, 2015 Page 1 of 1 MEMORANDUM DATE: January 7, 2015 PC Agenda Item 6.B TO: Planning Commission FROM: Matthew Bachler, Associate Planner SUBJECT: Report from the City Council December 8, 2014, Special City Council Work Session Kimley Horn provided the City Council with an update on the TCAAP infrastructure study at the 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. December 8, 2014, Regular City Council Meeting The City Council approved the 2015 budget and a tax levy increase of 3.1% at their regular meeting on December 8, 2014. December 15, 2014, Special City Council Work Session 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. Page 1 of 7 DATE: January 7, 2015 TO: Planning Commission Chair Thompson and Commissioners FROM: Jill Hutmacher, Community Development Director SUBJECT: TCAAP Update Requested Action Discuss and provide any Commissioner comments. Discussion 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. 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. 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. Summary of Developer Input Following is a brief summary of the developer panel discussions with single-family and multi- family developers. Single-Family Residential • Private developers see demand for a range of product types. • 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. MEMORANDUM Page 2 of 7 • 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 and Row Homes • 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 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, Apartments, and Condominiums • 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 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. 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. Page 3 of 7 Hill and Creek Neighborhoods 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. 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. 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. Page 4 of 7 Town Center and Transition Neighborhood 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. 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. Spine Road Realignment 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 • 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 Projected Density and Number of Units Based on City Council direction on the residential neighborhoods, the following chart includes estimates of total units and maximum residential density. The following chart does not take into account shifts in land uses as a result of the Spine Road realignment. Once the consultants are able to provide updated maps and acreages, revised numbers will be provided to the City Council and JDA. Page 5 of 7 Neighborhood Gross Acres Maximum Density Total Units Creek 43 3.0 130 Hill 66 4.4 290 Neighborhood Transition 47 10.0 470 Town Center 15 40.0 600 Total 171 8.7 1,490 Comparison to Ryan Plan The following table compares acreages, unit numbers and density between the Ryan Plan and the current redevelopment plan. The Ryan numbers are from July 2008 shortly prior to Ryan’s withdrawal from the project. Table 1 – Land Use Acreage Comparison Land Use Ryan Plan Current Plan Road ROW 55.3 25.2 Parks, Open Space & Natural Resources 167.9 64.3 Residential 168.3 170.8 Retail 61.2 21.6 Other C/I 127.3 147.6 Total 580.0 429.5 Notes: 1. ROW for the Ryan Plan includes collectors, parkways, and commercial streets but does not include streets within residential neighborhoods. ROW for the current plan includes the Spine Road but does not include any other streets. 2. Parks, open space, and natural resources for the Ryan Plan include the primer/tracer area and the wildlife corridor. The following table compares unit types, numbers of units, and density between the Ryan Plan and the current plan. For the purpose of simplifying the comparison, it was assumed that all units in the Hill/Creek neighborhoods would be single-family and all units in the Transition neighborhood would be townhomes. When development occurs, it is likely that some townhomes will be built in the Hill neighborhood and some small single-family homes will be built in the Transition neighborhood. Page 6 of 7 Table 2 – Residential Unit Comparison Ryan Plan Current Plan Unit Type # of units Acres Average density Unit type # of units Acres Average density Single Family 320 103.9 3.08 Hill/Creek 420 108.9 3.9 Townhomes 470 41.6 11.3 Transition 470 46.9 9.8 Apartments, Condos, and Senior 960 22.77 42.2 Town Center 600 15.0 40.0 Total 1,750 168.3 10.4 Total 1,490 170.8 8.7 As noted above, ROW for the Ryan Plan includes collectors, parkways, and commercial streets. If these streets were excluded from the acreage in the current plan, the acreage would decrease and the overall density would likely increase somewhat. The most significant difference between the Ryan Plan and the current plan is that the Ryan Plan had fewer single-family homes and more acreage devoted to high-density multi-family. Of the 960 apartments, condominiums, and senior housing units in the Ryan Plan, 200 units were condominiums which are not supported by current market conditions. Conclusion 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 Page 7 of 7 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 (following JDA meeting), 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 • Adoption of TRC • Approve release of Comprehensive Plan Amendment for formal review period Additional regular and special work session meetings may be scheduled to discuss regulations and policies, the infrastructure study, and other TCAAP issues. Attachment A) “Option B” Draft Regulating Map