HomeMy WebLinkAbout05-18-15-WSAGENDA ITEMS
2015 State Of The City
Jill Hutmacher, Community Development Director
MEMO.PDF, ATTACHMENT.PDF
Rice Creek Commons (TCAAP)
Planning Staff
MEMO.PDF, ATTACHMENTS.PDF
Presbyterian Homes
Matthew Bachler, Associate Planner
MEMO.PDF, ATTACHMENT.PDF
COUNCIL/STAFF COMMENTS
ADJOURN
Mayor:
David Grant
Councilmembers:
Brenda Holden
Fran Holmes
Dave McClung
Robert Woodburn
City Council
Work Session Agenda
May 18, 2015
5:00 p.m.
City Hall
Address:
1245 W Highway 96
Arden Hills MN 55112
Phone:
651 -792 -7800
Website :
www.cityofardenhills.org
City Vision
Arden Hills is a strong community that values its unique environmental setting, strong residential
neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our
long -standing tradition as a desirable City in which to live, work, and play.
CALL TO ORDER
1.
1.A.
Documents:
1.B.
Documents:
1.C.
Documents:
2.
Page 1 of 1
DATE: May 18, 2015
TO: Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM: Jill Hutmacher, Community Development Director
SUBJECT: 2015 State of the City
Discussion
A business-focused State of the City event was held in September 2011, 2013, and 2014. In
2014, a second State of the City event was held in the evening for the convenience of residents.
In 2014, 70 people attended the morning event, and 60 people attended the evening event. The
total cost of the 2014 events including advertising, food, and beverages was $2,137.38. Funds
are budgeted for a 2015 State of the City in the EDA budget.
The EDC recommends that the State of the City be held again in 2015. They would like to
promote the event during the upcoming BRE interviews.
The morning event is usually held on a Wednesday or Thursday in the second or third weeks of
September. Given the late Labor Day holiday this year and conflicts during the week of
September 14, potential dates for the morning event include:
Wednesday, September 23
Thursday, September 24
If the Council chooses to hold an evening event in 2015, it could be held September 16-17 or 22-
24, 2015.
Questions:
1. Would the City Council like to hold a business-focused State of the City event in 2015?
Would the City Council like to hold an evening State of the City event as well?
2. Does the Council have a preferred date for either event?
3. Does the City Council have suggestions regarding event venue or program?
Attachment
Draft September 2015 City Meeting Calendar
MEMORANDUM
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Page 1 of 4
DATE: May 18, 2015
TO: Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM: Jill Hutmacher, Community Development Director
SUBJECT: Rice Creek Commons (TCAAP)
Summary
At work sessions on May 2 and 4, 2015, the City Council discussed:
Changes to the size, density, and permitted uses with the Neighborhood and
Neighborhood Transition districts.
Language restricting warehousing as an accessory use to Manufacturing and Processing
within the Flex Office and Campus Commercial districts.
Additional requirements for the Overlay District.
Staff has been working with Kimley-Horn and the City Attorney to address these issues.
Redlined changes to the TRC and a revised land use plan map are attached.
TCAAP Redevelopment Plan Text Revisions
At the May 2 and 4, 2015, work session meetings, the City Council created a new Neighborhood
subdistrict. This has been named “Neighborhood 4” or NB-4 for consistency with existing
designations. Multifamily uses were removed as permitted uses in NB-3. Small multi-family
uses (3 to 8 attached units) are allowed in the new NB-4 subdistrict.
The Neighborhood Transition subdistricts were combined with a density range of 8 to 15 units
per acre. With 24.6 acres classified for Neighborhood Transition, a maximum of 369 multi-
family units could be built. The actual yield is estimated at 328 to 350 units (89-95%
efficiency).
The Town Center zone was reduced to 10 acres with a maximum density of 45 units per acre.
Changes to Table 3-3 allow flexibility in the location of parks in the Hill Neighborhood, and in
the size of blocks, provided that pedestrian connections are provided.
MEMORANDUM
Page 2 of 4
Changes to Section 5.1 and Table 5-2 provide further clarification that warehousing is allowed as
an accessory to only Manufacturing and Processing in the Flex Office and Campus Commercial
districts.
Gateway Overlay District
Staff has compiled Gateway Overlay District design standards and compared them with design
standards for Phalen Boulevard in Saint Paul and the Blaine Lakes area (see attached). Based on
this review and on Council direction to provide more specific standards for the Gateway Overlay
District, the following revisions are proposed:
(a) Properties within the Town Center, Retail Mixed-Use, or Office Mixed-Use
Districts shall meet the following standards for the Gateway Overlay District:
i. Corner buildings located at a street intersection must incorporate a tower
feature as part of the building (see Section 6.1(b)(ii) for sp ecifications
and restrictions).
ii. Principal building structures shall have a minimum of 75 percent of the
required primary building materials listed in Section 7.4(a)(i).
iii. Commercial developments greater than 10 acres in size shall provide a
prominent gateway monument at the entrance to the development
with integrated landscaping.
(b) Properties within the Flex Office or Neighborhood Transition Districts shall
meet the following standards for the Gateway Overlay District:
i. A landscaped buffer with a minimum width of 20’ shall be provided along
all frontages on public streets.
ii. Landscaped buffers shall include a diversity of landscaping materials,
including shade, evergreen, and/or ornamental trees, shrubs, and
annual and perennial plants. Landscaping shall be a minimum of 50
percent opaque at maturity.
Land Use Map
Kimley-Horn has revised the land use map based on Council direction. Key adjustments
include:
1. Adjustments in the acreage of subdistricts based on Council direction on May 2 and 4.
2. The Creek Neighborhood park has been enlarged to accommodate both the amenities
that are planned for the park and the wetland area that was found necessary in that
location as a result of the infrastructure study. The increase in park size has decreased
the developable area of the Creek Neighborhood by 2.0 acres. (see attached graphic)
The following maximum density table is included on the land use plan.
Page 3 of 4
As the City Council has discussed previously, the maximum density is difficult to achieve due to
irregular parcel sizes and infrastructure needs. Actual unit yield is estimated to be in the range of
89-95% of the maximum land use plan, or 1,314 to 1,402 units. The chart below depicts one
potential yield scenario.
Maximum Density
Draft Land Use Plan
May 18, 2015
Zone
Maximum
Gross Density Acreage
Maximum
Units
NB-1 2.5 11.5 29
NB-2 4 23.3 93
NB-3 8 4.7 38
Subtotal 39.5 160
NB-2 4 30.0 120
NB-3 8 16.1 129
NB-4 8 16.1 129
Subtotal 62.2 378
NB-3 8 15.0 120
NT 15 24.6 369
TC 45 10.0 450
Subtotal 49.6 939
Total 151.3 1476
Creek
Hill
Town Center
Page 4 of 4
Ramsey County Land Disposition Discussion
At the May 5, 2015, Ramsey County Board meeting, Commissioners discussed a potential land
disposition process for Rice Creek Commons (TCAAP). Commissioners directed staff to draft
evaluation criteria and a solicitation for a Development Agent for the entire site. The staff memo
to the Board is attached.
Attachments
Redlined Text Revisions to Draft TCAAP Redevelopment Code – May 15, 2015
Comparison of Development Gateway Standards – May 14, 2015
Photos – Phalen Boulevard and Blaine Lakes
Draft Rice Creek Commons (TCAAP) Land Use Plan – May 18, 2015
Sketch, Creek Neighborhood Park
Memo, Heather Worthington, Ramsey County – May 5, 2015
Estimated Yield
Approximately 91% Efficiency
May 18, 2015
Zone
Potential
Actual Gross
Density Acreage
Estimated
Units
NB-1 2.5 11.5 29
NB-2 3.6 23.3 84
NB-3 7 4.7 33
Subtotal 39.5 146
NB-2 4.5 30.0 135
NB-3 7 16.1 113
NB-4 6 16.1 97
Subtotal 62.2 344
NB-3 7 15.0 105
NT 12 24.6 295
TC 45 10.0 450
Subtotal 49.6 850
Total 151.3 1340
Town Center
Creek
Hill
DRAFT May 15, 2015
TCAAP Redevelopment Code
Page | 2
Table of Contents
1.0 Introduction
1.1 Purpose and Intent
1.2 Relationship to Adopted Plans
2.0 Components of the Code
2.1 The Regulating Plan
2.2 Development Standards
2.3 Using this Code
3.0 Administration
3.1 Applicability
3.2 Relationship to Other City Ordinances
3.3 Development Review Process
3.4 Special Development Plan
3.5 TCAAP Regulating Plan Map and TCAAP Master Plan Modifications
3.6 Plat Approval
3.7 Hearing requirements
4.0 Definitions
5.0 Schedule of Uses
5.1 Applicability
5.2 Additional Use Criteria
6.0 Building and Site Development Standards
6.1 General to All Zoning Districts
6.2 Campus Commercial
6.3 Town Center
6.4 Office Mixed Use
6.5 Retail Mixed Use
6.6 Flex Office
6.7 Neighborhood Transition
6.8 Neighborhood
7.0 Building Design Standards
7.1 Purpose and Intent
7.2 Building Orientation and Entrances
7.3 Façade Composition
7.4 Non-Residential, Mixed-Use, and Large and Medium Multi-Family Residential Building
Materials Building Materials Shading Requirements
7.5 Shading Requirement Gateway Overlay Standards
7.6 Gateway Overlay District Design of Automobile Related Building and Site Elements
7.7 Design of Automobile Related Building and Site Elements Design of Parking Structures
7.77.8 Design of Parking Structures
8.0 Street Design Standards
8.1 Purpose and Intent
8.2 Street Designation Categories
8.3 Project Circulation Plan
8.4 Street Standards
DRAFT May 15, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 14
Table 3-3: Permitted Adjustments Table
Code Standard Extent of Adjustment Permitted Criteria
1. Regulating Plan Map
a. Location of any
Required Street
(Town Center, Retail
Mixed-Use, Office
Mixed-Use, and
Neighborhood
Transition Districts)
Streets shall be on a grid system with
block faces (measured right-of-way to
right-of-way) no less than 200 feet and
no more than 500400 feet. Block faces
may be adjusted no more than 50%.
Block faces longer than 500 feet shall
include mid-block pedestrian
connections. Pedestrian connections to
adjacent park and open space areas
shall be no further apart than 750 feet.
Pedestrian connections to parks and
open space areas shall be at least 50
feet wide.
i. Shall maintain the connectivity intended by the
Regulating Plan
ii. Shall maintain the continuation and/or connectivity with
any existing streets where possible
iii. Pedestrian connectivity must be maintained
iv. JDA staff, City Community Development and Public
Works staff approval
b. Location of any
Required Street
(Neighborhood
District)
Streets shall be on a modified grid
pattern. Public views and access to
open space areas are required. The use
of cul-de-sacs should be minimized and
must include pedestrian connections from
the cul-de-sac to streets or open space
located behind private lots. Block faces
longer than 500 feet shall include mid-
block pedestrian connections. Pedestrian
connections to adjacent park and open
space areas shall be no further apart
than 750 feet. Pedestrian connections to
parks and open space areas shall be at
least 50 feet wide.
i. Shall maintain the connectivity intended by the
Regulating Plan
ii. Shall maintain the continuation and/or connectivity with
any existing streets where possible
iii. JDA staff, City Community Development and Public
Works staff approval
c. Area and Location
of any Required
Open Space
Area mayMay be reduced by no more
than 10%. The location of parks in the
Hill Neighborhood may be moved within
that neighborhood.
i. Shall include required amenities identified by the
City’s TCAAP Master Parks and Open Space Plan
ii. JDA staff, City Community Development and Public
Works staff approval
2. Building Form and Development Standards
a. Build to
zones/setbacks
No more than a 20% change in the
maximum or minimum setback applicable
or 6 feet whichever is greater.
1) Changes to the build-to-zones and setbacks may only
occur when there is cause by one or more of the
following:
i. A change to the street cross sections established in
Attachment 5; or
ii. Need to accommodate existing buildings and
structures on the lot that meet the overall intent and
vision for redevelopment in the Plan Area; or
iii. Need to accommodate other required modes of
transportation (transit, bike, pedestrian), storm
water drainage, water quality, or low impact
development (LID) elements on the site; or
iv. Need to accommodate overhead or underground
utilities and/or easements; or
v. Need to preserve existing heritage trees on the
property.
2) In no case shall the sidewalk be less than 8 feet in width
along the “Spine Road” and 6 feet in width along all
other streets when sidewalks will be publicly
maintained.
DRAFT May 15, 2015
Section 4: Definitions TCAAP Redevelopment Code
Page | 25
M
Manor Home/Multi-Unit House
A multi-unit building (3 to 8 units) that is designed to appear as a large home from the exterior,
but functions as a multi-unit building on the interior. Manor Homes have one main front door for
the building, but may also have side and rear entries. Parking is accessed from an alley or a
driveway to the rear of the lot. Parking does not face a public right-of-way.
Image of Manor Home
Medium Multi-Family Use
A building containing nine to fifty multi-family units which may include stacked flats, apartments,
or condominiums.
Mixed-Use Building
A building that includes a combination of commercial, cultural, institutional, or light industrial
uses inside a single structure. Residential uses are not permitted within mixed-use buildings.
N O
Neighborhood High Density
Single family or small multi-family uses developed at a minimum gross density of no less than
four (4) units per acre and a maximum gross density of no greater than six (6) units per acre.
Neighborhood Low Density
Single family use developed at a gross density of no greater than two (2) units per acre.
Neighborhood Medium Density
Single family or small multi-family uses developed at a minimum gross density of no less than
two (2) units per acre and a maximum gross density of no greater than four (4) units per acre.
DRAFT May 15, 2015
Section 4: Definitions TCAAP Redevelopment Code
Page | 30
Transition High Density
Single family or multi-family uses developed at a minimum gross density of no less than nine (9)
units per acre and a maximum gross density of no greater than twelve (12) units per acre.
Transition Medium Density
Single family or multi-family uses developed at a minimum gross density of no less than six (6)
units per acre and a maximum gross density of no greater than nine (9) units per acre.
Triplex/Quadplex
A Triplex/Quadplex building is a medium-sized attached structure that consists of 3–4 houses
placed side-by-side and/or stacked dwelling units. This residential building type is typically
located in a location that transitions from a primarily single-family neighborhood into a
commercial corridor. This building type enables appropriately-scaled, well-designed residential
infill and is important for providing a broad choice of housing types and promoting walkability.
Image of a Triplex/Quadplex
Twin Home
The Twin Home, also known as a duplex, is a small- to medium-sized structure that consists of
two side-by-side or stacked dwelling units, both facing the street, and within a single building
structure. This residential building type has the appearance of a medium to large single-family
home and is appropriately-scaled to fit within primarily single-family neighborhoods or
medium-density neighborhoods. It enables appropriately-scaled, well-designed residential infill
and is important for providing a broad choice of housing types and promoting walkability.
Image of a Twin Home
DRAFT May 15, 2015
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 31
5.0 Schedule of Permitted Uses
5.1 Applicability: General use categories have been identified by Zoning District (Table 5-1).
Uses that are not listed are prohibited. Uses that are allowed as accessory uses may only
remain in conjunction with an active principal use.
Table 5-1: TRC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2
A = Accessory | A/C = Accessory with Criteria in Table 5.2
Zoning District
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Additional
Requirements
Sub-District NT-2 NB-1 NB-2 NB-3 NB-4
Residential Uses
Bed & Breakfast -- P -- -- -- P P/C P/C P/C P/C See Table 5-2
Home Occupation: Class I -- A -- -- -- A A A A A
Large Multi-Family -- P -- -- -- -- -- -- -- --
Live/Work -- P -- -- -- P -- -- -- --
Medium Multi-Family -- P -- -- -- P -- -- -- --
Nursing Home and Assisted
Living -- P -- -- -- P/C -- -- --
P/C P/C See Table 5-2
Residential Facility -- P/C -- -- -- P/C P/C P/C P/C P/C See Table 5-2
Senior Independent Living -- P -- -- -- P/C -- P/C P/C P/C See Table 5-2
Single Family -- -- -- -- -- --
P P P P --
Small Lot SF Residential -- -- -- -- -- --
P -- P P --
Small Multi-Family -- -- -- -- -- P -- --
P/C
--
P/C P/C See Table 5-2
Commercial Uses
Automotive Washing -- -- P/C P/C P/C -- -- See Table 5-2
Brewpub -- P P P P -- --
Business service P P P P P -- --
Clinic, medical office P P P P P -- --
Club, sports & fitness A P P P P -- --
Cocktail Lounge -- P -- P -- -- --
Commercial Off-Street
Parking P/C* P/C* P/C* P/C* P/C
* P/C* --
* Permitted as an
accessory use with a
primary building only
Commercial recreation -
indoor -- -- -- -- P -- --
Daycare Facility A P P P P P* --
* Less than 5,000 sq.
ft. in Neighborhood
Transition District
Daycare, family - 10 or
less P P P P P --
DRAFT May 15, 2015
TCAAP Redevelopment Code
Page | 34
5.2 Additional Use Criteria: All uses listed as P/C in Table 5-1 shall also meet the following standards in
Table 5-2.
Table 5-2 Additional Use Criteria Table
Use Zoning District Location & Design Criteria
Residential Uses
Bed & Breakfast Neighborhood
i. No more than 6 rentable rooms permitted. Shall be owner-occupied.
Parking shall be placed behind the building, or screened from view of
the public right-of-way.
Nursing Home and Assisted
Living
Senior Independent Living
Neighborhood Transition
Neighborhood
i. Homes shall be designed as either a collective of single-family or
duplex homes to fit the scale of the surrounding development.
ii. These homes may also be mixed with mixed-generational housing.
Residential Facility
Town Center
Neighborhood Transition
i. Residential Facility shall be licensed by the State of Minnesota; and
ii. Residential Facility shall serve no more than sixteen (16) residents at
any given time.
Neighborhood
i. Residential Facility shall be licensed by the State of Minnesota;
ii. Residential Facility shall serve no more than six (6) residents at any
given time.
Small Multi-Family Neighborhood
i. Parking shall be placed against an alley or in the rear of the lot and
be screened from the public right-of-way.
ii. Entrances to units that are not accessible from the front entries may
have access from the rear or the side of the building.
Commercial Uses
Automotive Washing
Vehicle – motorized, leasing
and rentals
Vehicle- motorized, service
Office Mixed-Use
Flex Office
Retail Mixed-Use
i. Automotive drive through lanes, service bays, and/or gas station
canopies shall meet the design standards in Section 7, Building Design
Standards of this code.
ii. Outdoor storage of vehicles or other products sold shall NOT have
direct frontage along Pedestrian Priority Streets. Outdoor storage of
vehicles and/or other products sold shall be screened with a required
street screen along Pedestrian-Friendly Streets and General Streets
(see Section 10 for standards).
Service Station Retail Mixed-Use
Flex Office
Commercial Off-Street Parking
Campus Commercial
Town Center
Office Mixed-Use
Retail Mixed-Use
Flex Office
Neighborhood Transition
i. New surface parking lots shall be permitted as an interim use only in
the case of phasing.
ii. Applications for new surface lots shall include in-fill building concepts
on the lot with a site plan that meets the build-to-zone and building
frontage standards of the specific character zone.
iii. New surface parking shall be set back a minimum of 30’ from the
edge of the right-of-way of Pedestrian Priority Streets.
iv. New surface parking shall not be located at a street intersection (of
any Pedestrian Priority and Pedestrian-Friendly Streets only) for
minimum of 30’ from the intersection along each street.
Mortuary, funeral home Flex Office
i. Pick-up and drop-off lanes, storage of vehicles, service areas, and
drive through facilities shall NOT have direct frontage along
Pedestrian Priority Streets.
ii. All such areas along other streets shall be screened with a required
street screen (see Section 10 for standards).
Drive-Up Windows
Retail Mixed-Use
Flex Office
Office Mixed-Use
Drive through or drive-up facilities shall meet the design standards in
Section 7, Building Design Standards of this code.
Civic Uses
Antenna or Tower
Campus Commercial
Town Center
Office Mixed-Use
Retail Mixed-Use
Flex Office
Neighborhood Transition
i. Located on top of a building or architectural component only.
ii. Shall conform to additional design and location requirements for
antennas and towers included in Section 1325 of the AHC.
Industrial Uses
Manufacturing and Processing:
Class I
Campus Commercial
Flex Office
For buildings where manufacturing and processing are a principal or
accessory use, a minimum of 30 percent of the gross building square
footage must be in office use.
Warehousing Campus Commercial
Flex Office
Warehousing is only allowed as an accessory use to Manufacturing and
Processing. For buildings where warehousing is an accessory use, a minimum
of 30 percent of the gross building square footage must be in office use.
Town Center Zoning District
DRAFT May 15, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 47
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian Priority/Open Space Frontage BTZ 10’ min. setback – 15’ max. setback
Pedestrian-Friendly Frontage BTZ 10’ min. setback – 25’ max. setback
General Frontage BTZ 10’ min. setback; no max. setback
Side – Adjacent to Neighborhood Transition or Neighborhood District
Side – All other adjacencies
10’ min.; no max. setback
0’ min.; no max. setback
Rear – Adjacent to Neighborhood Transition or Neighborhood District
Rear – All other adjacencies
10’ min.; no max. setback
0’ min.; no max. setback
(ii) Building Frontage
(Percentage of building façade built within the BTZ)
Pedestrian Priority Frontage 60% min.
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
(iii) Gross Density
Residential Maximum of 4540 dwelling units/acre
Non-Residential No maximum
A
B
C
D
D*
E
F
Neighborhood Transition Zoning District
DRAFT May 15, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 66
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
Pedestrian-Friendly or Civic/Open Space Frontage (BTZ) 10’ min. setback – 20’ max. setback
General Frontage 10’ min. setback; no max. setback
Side
Adjacent to SF-detached Residential lot 5’ min. setback; no max. setback
All other adjacencies 0’ min. setback; no max. setback
Rear
Adjacent to SF-detached Residential lot
10’ min. setback; no max. setback
All other adjacencies 0’ min. setback; no max. setback
(ii) Building Frontage
(Percentage of building façade built within the BTZ)
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
(iii) Gross Density
Neighborhood Transition (NT)Sub-District 1 (NT-1)
Minimum density of 8 dwelling units/acre
Maximum density of 15 dwelling units/acre
Transition Medium Density as defined in Section 4.0
Neighborhood Transition Sub-District 2 (NT-2) Transition High Density as defined in Section 4.0
(c) Lot Standards
Lot Width
Min. 20’ for single-family
attached/duplex/townhome buildings
Min. 40’ for single-family detached buildings
Min. 50’ for front-loaded or J-swing units. See Section
6.1 (c) iii 9. For driveway and garage size
requirements
Less than 50’ wide lots shall be alley-loaded lots.
No lot size requirement for multi-family
C
A
D*
E
B
D
Neighborhood Zoning District
DRAFT May 15, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 70
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
Civic/Open Space/Water Infrastructure Frontage
(BTZ) 10’ min. setback – 20’ max. setback
General Frontage 10’ min. setback; no max. setback
Side
Adjacent to SF-detached residential lot 5’ min. setback; no max. setback
All other adjacencies 0’ min. setback; no max. setback
Rear
Adjacent to SF-detached residential lot
10’ min. setback; no max. setback
All other adjacencies 0’ min. setback; no max. setback
(ii) Building Frontage
(Percentage of building façade built within the BTZ)
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
(iii) Gross Density
Neighborhood Sub-District 1 (NB-1) Maximum density of 2.5 dwelling units/acre
Neighborhood Low Density as defined in Section 4.0
Neighborhood Sub-District 2 (NB-2)
Minimum density of 2.5 dwelling units/acre
Maximum density of 4 dwelling units/acre
Neighborhood Medium Density as defined in Section 4.0
Neighborhood Sub-District 3 (NB-3)
Neighborhood Sub-District 4 (NB-4)
Minimum density of 4 dwelling units/acre
Maximum density of 8 dwelling units/acre
Neighborhood High Density as defined in Section 4.0
(c) Lot Standards
Lot Width
Min. 20’ for single-family
attached/duplex/townhome buildings
Min. 40’ for single-family detached buildings
Min. 50’ for front-loaded or J-swing units. See
Section 6.1 (c) iii 9. For driveway and garage
size requirements
Less than 50’ wide lots shall be alley-loaded
lots.
C
A
D*
E
D
Formatted Table
DRAFT May 15, 2015
Section 7: Building Design Standards TCAAP Redevelopment Code
Page | 80
Figure 7-5 Images showing examples of shading along sidewalks
7.6 Gateway Overlay District: Given the visual importance of certain entrances and
gateways to the site, advanced architectural elements or landscaping features are
required to be provided for properties within the Gateway Overlay District as identified
on the Regulating Plan (Attachment 1).
(a) Properties within the Town Center, Retail Mixed-Use, or Office Mixed-Use Districts
shall meet the following standards for the Gateway Overlay District:
i. Corner buildings located at a street intersection must incorporate a tower
feature as part of the building (see Section 6.1(b)(ii) for specifications and
restrictions).
ii. Principal building structures shall have a minimum of 75 percent of the required
primary building materials listed in Section 7.4(a)(i).
iii. Commercial developments greater than 10 acres in size shall provide a
prominent gateway monument at the entrance to the development with
integrated landscaping.
(g) Properties within the Flex Office or Neighborhood Transition Districts shall meet the
following standards for the Gateway Overlay District:
i. A landscaped buffer with a minimum width of 20’ shall be provided along all
frontages on public streets.
ii. Landscaped buffers shall include a diversity of landscaping materials, including
shade, evergreen, and/or ornamental trees, shrubs, and annual and perennial
plants. Landscaping shall be a minimum of 50 percent opaque at maturity.
7.6
(a) Given the visual importance of certain entrances and gateways to the site, advanced
architectural elements or landscaping features are required to be provided for
properties within the Gateway Overlay District as identified on the Regulating Plan
(Attachment 1). These features shall be reviewed and approved by the JDA. A
minimum of one of the following items must be provided to satisfy the requirements of
the Gateway Overlay District:
i. Prominent tower feature as part of the building (see Section 6.1(b)(ii) for
specifications and restrictions);
ii. Enhanced landscaping;
iii. Entry monument or structure; or
iv. Public art.
7.7 Design of Automobile Related Building and Site Elements
(a) Where permitted under Section 4 of this Code, drive-through lanes, auto service bays,
and gas station canopies for commercial uses shall not be located with frontage along
any Pedestrian Priority Frontage. Drive-through lanes may be permitted along
Pedestrian-Friendly or Spine Road frontages only if the property has no General or
Alley frontage. Drive-through lanes, auto service bays, and gas station canopies shall
be hidden behind a 3 feet high Street Screen along both Pedestrian-Friendly and
General frontages (see illustrations below). The Street Screen shall be made up of (i)
Page 1 of 4
05.14.15
Arden Hills - TCAAP Site
Hwy. 96 & County Rd. H Entrances
St. Paul
Phalen Blvd. Corridor
Blaine
The Lakes
Regulatory Tool Zoning Code
(TCAAP Redevelopment Code)
Zoning Code
Comprehensive Plan Planned Unit Development
Zoning Classification
Town Center, Retail Mixed-Use, Office
Mixed-Use, Flex Office, Neighborhood
Transition
I-1 Light Industrial District Development Flex District
Sidewalks
• Public sidewalks required for all
development.
• Minimum width set for planting zone
(trees, lighting, street furniture) and clear
zone (hardscaped surface).
When redevelopment occurs, public streets
required to include a public sidewalk along
frontage.
6' wide concrete sidewalk and 8' wide
bituminous trail provided along principle
roadways.
Street Trees
• Required to be planted at average spacing
of 40' on center.
• Species requirements to be provided in
Public Works Design Manual.
Street trees provided as required by City
Forester with minimum planting strip of 5'
in width.
• Parkway and boulevard tree plantings
installed by developer based on approved
landscape plan.
• Maintenance of street trees responsibility
of Master HOA.
Street Lighting
• Street lighting will be required along
length of Spine Road at average of 40' on
center.
• Lighting palette will to be provided in
Public Works Design Manual.
Well-lit with historic lanterns (design
principle for public infrastructure
improvements in Comprehensive Plan).
Vehicle and pedestrian-oriented lighting
installed by developer based on City
standards.
Gateway Signage
• Gateway signage within Spine Road right-
of-way to be provided by Ramsey County.
• Specifications to be determined during
final design of roadway.
Provide signage that identifies
neighborhoods and creates gateways
(design principle for public infrastructure
improvements in Comprehensive Plan).
Neighborhood entrance monument signs
installed by individual developers.
Development Gateway Standards
Page 2 of 4
05.14.15
Arden Hills - TCAAP Site
Hwy. 96 & County Rd. H Entrances
St. Paul
Phalen Blvd. Corridor
Blaine
The Lakes
Development Gateway Standards
Public Art
Public art installation satisfies requirement
for aesthetic enhancement for properties
within Gateway Overlay District.
Public art should be considered at gateways,
major developments, bridges, and key
public areas (design principle for public
infrastructure improvements in
Comprehensive Plan).
N/A
Building Orientation
• Development must be pedestrian-
oriented and mostly contiguous.
• Restrictions on location of driveways.
• Primary building entrance must be along
street frontage. Architectural features
required at entrances.
• Orient buildings toward street with main
entrances facing street (design principle in
Comprehensive Plan).
• Primary entrance signified with
architectural features (design principle
within Comprehensive Plan).
N/A
Building Materials
• Principal buidlings required to have min.
of 60% masonry building materials.
• Permitted secondary materials:
architectural metal, cement fiber clapboard,
EIFS, stucco.
• Tilt-up construction must conform with
building material requirements.
High-quality materials, including brick,
stone, textured cast stone, tinted masory
units, concrete, glass, and architectural
metal (if within 150' of residential property).
Regulated through HOA agreements.
Façade Articulation
Along public street, façade modulation
required at distance of every 20' for
buildings greater than 60' in length.
Façade articulation required along public
streets (if within 150' of residential
property).
N/A
Page 3 of 4
05.14.15
Arden Hills - TCAAP Site
Hwy. 96 & County Rd. H Entrances
St. Paul
Phalen Blvd. Corridor
Blaine
The Lakes
Development Gateway Standards
Façade Transparency
• Commercial building transparency: 50%
ground floor and 25% upper floor.
• Multi-family residential transparency: 25%
ground floor and 20% upper floor.
For office portion of principal building, 15%
of total area of exterior walls facing public
street must be transparent.
N/A
Screening
• Street screen required along public right-
of-way for surface parking, service areas,
mechanical equipment, loading docks, drive-
throughs, gas stations.
• Must be 3' in height and comprised of
principal building materials or vegetative
screen with 75% opacity.
Screening of surface parking lots and service
areas (design principle within
Comprehensive Plan).
N/A
Loading Dock Standards
• Loading docks may only be located in side
or rear yard.
• Adequate screening required so not to be
visible from public right-of-way.
N/A N/A
Surface Parking Lots
Generally required to be located behind
principal building in rear yard or min. 3'
behind façade line in side yard.
Surface parking areas should mainly be
located in the side and rear yard (design
principle within Comprehensive Plan).
N/A
Auto-Related Building
Design
• No more than 60% of lot frontage can be
dedicated to drive-through lanes, gas
station canopies, or service bays.
• Auto-related business must have primary
building entrance along public street.
N/A N/A
Page 4 of 4
05.14.15
Arden Hills - TCAAP Site
Hwy. 96 & County Rd. H Entrances
St. Paul
Phalen Blvd. Corridor
Blaine
The Lakes
Development Gateway Standards
Minimum Pervious
Lot Area
• TC, RMU, OMU: 10%
• Flex Office: 25%
• Neighborhood Transition: 20%
N/A N/A
Landscaping
• In TC, RMU, OMU Zones, landscaping
adjacent to public right-of-way must be
designed to integrate with public realm.
• In Flex Office and Neighborhood
Transition, landscaping must be designed in
context of buildings.
Landscaping must be provided along public
streets and sidewalks to define the street
edge, buffer pedestrians from vehicles, and
provide shade.
Includes 6-foot high earth berm with
landscaping materials along Radison Road,
the main corridor through the development.
Open Space
• Commercial (2 acres or more): 4 sq. ft. of
common private open space per 100 sq. ft.
building space.
• Residential (Town Center): 80 sq. ft. of
common private open space per unit.
• Residential (Neighborhood Transition):
160 sq. ft. of common private open space
per unit.
Developments should include outdoor
gathering areas (design principle within
Comprehensive Plan).
N/A
St. Paul – Phalen Boulevard Corridor
Location Map
Streetscaping including tree plantings, wide Buildings oriented towards public streets with
pedestrian walkway, and screening of surface prominent architectural features at intersection
parking lot
Buildings constructed primarily of brick masonry Historic lamp posts used along bridge crossing at
with extensive transparent window coverage entrance to Phalen Boulevard corridor
Blaine – The Lakes Development
Location Map
Streetscaping including median and boulevard Monument sign and landscaping at entrance
tree plantings and public sidewalks to development
Street lighting oriented for both vehicles and Public art installation
pedestrians
Draft Rice Creek Commons (TCAAP) Land Use Plan
May 18, 2015
Town Center
Neighborhood Transition
Neighborhood 1
Neighborhood 2
Neighborhood 3
Neighborhood 4
Gateway Overlay
Pedestrian Priority Frontage
Pedestrian Friendly Frontage
Civic/Open Space
Oce Mixed Use
Flex Business
Water Infrastructure
Campus Commercial
Mixed Use Retail
Required Open Space
MEMORANDUM
To: County Board
From: Heather Worthington, Deputy County Manager
Date: May 5, 2015
cc: Julie Kleinschmidt, County Manager; Lee Mehrkens, CFO; Mark Ruff, Ehlers; Beth Engum,
Public Works; Paul Zisla, RCAO; Jon Horn, Kimley-Horn
Re: Rice Creek Commons Land Disposition and Business Subsidy Discussion
At the May 5th work session, we would like to discuss a process for disposing of the land at Rice Creek
Commons, the former TCAAP site. We also want to introduce a business subsidy polic y, which is a
statutory requirement for offering financial incentives (such as write-down in land costs) for economic
development projects throughout the County. (See separate memo and policy draft from the RCAO).
Market Outlook
Over the past 18 months, the real estate market has shifted considerably. When the County purchased
the property, the market was still in a recovery phase. At that time, we investigated the possibility of a
"master developer" arrangement, where one developer would come in and purchase the entire parcel
and redevelop it over a period of years. We found that the market was not sufficiently capitalized to
take on a project of this scale. In the last few months, we began to investigate this option more
seriously as the market shifted in a positive direction.
We wanted to investigate this option for the following reasons: 1) the goal of maintaining flexibility in
our approach in order to "meet the market" at various points in the redevelopment; 2) a search for
alternatives to a staff-driven redevelopment that would require more resources and capacity from the
County in order to be successful; 3) a developer-driven approach can ensure a coherent and consistent
approach to development on the site that meets the County Board’s goals around job creation and tax
base creation, as well as the Arden Hills City Council’s land-use goals through the Master Plan.
After discussions with several developers, as well as one "master developer" (that is, a developer with
sufficient capital resources to take on this project), we determined that the market has recovered to a
point where the capacity and capital exists for a large scale redevelopment such as Rice Creek Commons
(RCC).
We are therefore recommending that you consider a process to solicit Development Agent proposals for
the redevelopment of RCC.
In this case, we would define a Development Agent as a public-private collaboration that spreads
financial burden across two or more entities that ensures a more predictable payback on public
investments over time.
The legal structure is a development agreement under which the developer provides staffing for
marketing, they identify fellow developers (residential, office, retail or commercial partners) who can
assist in implementing the overall master plan, and they design, finance and construct "secondary
infrastructure". It includes a purchase agreement that identifies a price and take-down schedule for the
land in the overall project based on market “absorption” projections. The Development Agent's ability
to bring in sub-developers is key to this process. The Development Agent would have exclusive rights,
but would be able to delegate or partner with another developer. Additionally, the County and JDA
would retain the right to bring any previous or future parties who had shown interest in the site to the
Development Agent apart from any solicitation by the Agent.
This is not a new approach; several high-profile projects in the Twin Cities market have used this method
including Centennial Lakes in Edina and the West End in St. Louis Park. In both cases, development
agreements with the developer spelled out specific requirements, timelines, subsidies and roles and
responsibilities of both the developer and the municipality. Both projects were complex and included
multi-year implementation.
This method does not mean that the County would collect a lump-sum payment at the end of successful
negotiations with the Development Agent. It does mean that the County would seek, at a minimum, a
“break-even” arrangement over a period of years. The County would have the benefit of a collaborative
structure without the loss of control that would come with an outright sale. The County would also
preserve the ability to respond quickly to any major commercial development that would meet the
Board’s job creation goals. This is a complicated project, and an additional benefit of working with a
Development Agent would be that we would need to educate one developer on due diligence items —
not several. Finally, it would not be a permanent arrangement, in that it would include an “out” clause
for both parties that could be exercised in the case of poor performance or market impacts.
Process
We would recommend a process that would solicit developers nationally. We would propose utilizing
the Urban Land Institute (ULI) network to ensure the broadest scope of attention for the solicitation.
Further, staff would be able to reach out to any specific developer upon the recommendation of
Commissioners, consultants or other entities such as the City of Arden Hills.
Sample Evaluation Criteria:
Financial wherewithal
Marketing experience and staff capacity
Ability to meet goals
Developer vision or re-state the vision of the City/County--are they supportive of what they've
seen or not?
Relationship structure--how constructive will they be in the relationship and deal structure
A seller that is more interested in the overall project than just maximizing land price--do they get
this, and do they believe it?
Ability to perform, and source of capital
Ability of developer to work within JDA structure and manage land disposition process
consistently with the Joint Powers Agreement
We envision a staff and consultant led process that would, at a minimum, include a review of written
information presented by potential Development Agents, an in-person interview with the
staff/consultant evaluation panel for selected developers, and a written recommendation to the County
that would include a complete evaluation of the criteria you establish, as well as a thorough financial
analysis of the developer’s capital approach.
We would like to discuss specific evaluation criteria of the Board in order to establish the values and
principles that you wish to see reflected in this process.
Upon direction from the Board, we would bring an RBA and Resolution to the Board in mid-June to
authorize staff to move forward with the establishment of the evaluation criteria and the development
and implementation of the solicitation process. We would then bring to the Board in late summer a
recommendation for the Development Agent. At that time, we would ask for authorization to negotiate
a Development Agreement with your chosen Development Agent.
City of Arden Hills
City Council Work Session Meeting for May 18, 2015
P:\Planning\Planning Cases\2014\PC 14-031 - PUD Amendment - Presbyterian Homes\Memos_14-031
Page 1 of 1
AGENDA ITEM - 1C
MEMORANDUM
DATE: May 18, 2015
TO: Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM: Matthew Bachler, Associate Planner
SUBJECT: Planning Case #14-031
Presbyterian Homes of Arden Hills – First Amendment to Master Planned Unit
Development Agreement and Phase II Development Contract
Background
On October 27, 2014, the City Council approved Planning Case 14-031 for a Master and Final
Planned Unit Development (PUD) Amendment for the Johanna Shores redevelopment project at
3200 Lake Johanna Boulevard. Presbyterian Homes requested the PUD Amendment to allow for
a reconfiguration of the Phase II Brownstone Buildings, increase the number of independent
senior units in the building, and to update their construction schedule.
Prior to issuing a building permit for the Brownstone Buildings, an amendment to the original
PUD Development Agreement is required to be executed. The City Attorney has drafted the First
Amendment to the Master PUD Agreement and Phase II Development Contract and it has been
reviewed by the developer. Presbyterian Homes has asked to meet with the City Council to
request a revision to the conditions in the Development Agreement related to cash escrow
requirements for the project. As part of the approval of the PUD Amendment in October 2014,
the City Council approved two conditions that require Presbyterian Homes to provide separate
cash escrows in the amount of 25 percent of the cost of site improvements and 25 percent of the
cost of landscaping for financial surety purposes. Included as an attachment is a letter from
Presbyterian Homes explaining why a reduction in the cash escrow amounts is being requested.
Attachments
• Letter from Presbyterian Homes of Arden Hills, dated May 14, 2015
Memorandum
Date: May 14, 2014
To: Matthew Bachler, Planner City of Arden Hills
From: Pamela Belz, Senior Housing Partners on behalf of Presbyterian Homes of Arden Hills
RE: Escrow Revision Request for the First Amendment To Master Planned Unit Development
Agreement And Phase II Development Contract for Presbyterian Homes of Arden Hills,
Inc.
The First Amendment to the PUD Agreement accurately reflects the additional requirements added by
the City Council however, we still have the concern over the amount of cash escrow amounts. We are
requesting these amounts be reduced as outlined below.
Item D6 states that the Developer shall submit a cash escrow in the amount of 25% of site
improvements including grading, utilities and paving for use by the city for review, approval and
inspections. Completion of this work is already guaranteed under the letter of credit that will be posted.
This amount for city expenses is excessive and would add an unnecessary financial burden. Phases 1A
and 1B did not require a cash escrow in the PUD Agreement. An escrow of approximately $20,000 was
posted for phases 1A and 1B for grading and erosion control of which only a portion was used.
Therefore, we propose an escrow of $18,000 as this phase is significantly smaller and will still cover
related city expenses.
Item D8 requires a cash escrow in the amount of 25% of these costs for city expenses. This escrow was
not required under the original PUD. A separate letter of credit secures the completion of the work and
guarantees warranty. We acknowledge the staff time involved for the inspection of the planting areas
and the as built landscaping plan. Therefore we request an escrow of $ 15,000 for the size and scope of
this project.
We understand the request for escrows but request establishing a reasonable correlation to the actual
expenses expected to be incurred. We seek to build the Brownstones as a beautiful addition to the
Johanna Shores campus while being mindful of expenses and good stewards of our resources.
Thank you for your consideration.