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HomeMy WebLinkAbout01-07-15 PC Minutes Approved: February 4, 2015 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, JANUARY 7, 2015 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Roberta Thompson called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Roberta Thompson, Commissioners Brent Bartel, Angela Hames, Andrew Holewa, Steven Jones, and Clayton Zimmerman. Absent: None. Also present were: City Planner Ryan Streff; Associate Planner Matthew Bachler; and Councilmember Fran Holmes. APPROVAL OF AGENDA – JANUARY 7, 2015 City Planner Streff indicated that Planning Case 14-034 has been withdrawn by the applicant and should be removed from the agenda. Chair Thompson stated the agenda will stand as amended. APPROVAL OF MINUTES December 3, 2014 – Planning Commission Regular Meeting Commissioner Zimmerman moved, seconded by Commissioner Holewa, to approve the December 3, 2014, Planning Commission Regular Meeting as presented. The motion carried unanimously (6-0). December 3, 2014 – Planning Commission Work Session Commissioner Zimmerman moved, seconded by Commissioner Holewa, to approve the December 3, 2014, Planning Commission Work Session as presented. The motion carried unanimously (6-0). ARDEN HILLS PLANNING COMMISSION – January 7, 2015 2 APPOINTMENTS A. Planning Commission Chair Appointment City Planner Streff stated that Clayton Larson resigned from the Planning Commission effective December 31, 2014. His resignation not only created a vacancy on the Commission but also created a vacant Chair position. Per the Planning Commission Liaison, Councilmember Holmes, long-standing Commissioner and Vice-Chair Roberta Thompson has respectfully volunteered to fill the role of the Planning Commission Chair. City Planner Streff reported that during the Regular City Council meeting on December 15, 2014, the Council unanimously approved the recommendation of the Planning Commission liaison to appoint Ms. Thompson as the Chair of the Planning Commission. Ms. Thompson term expires December 31, 2016. PLANNING CASES A. Planning Case 14-034; Preliminary Plat, Master and Final PUD, Rezoning and Comp Plan Amendment – 1941 & 1901 County Road E2 – Public Hearing This item was removed from the agenda. B. Planning Case 14-032; Minor Subdivision, Lot Consolidation, and Variance – 4605 Prior Avenue and 4703 U.S. Highway 10 – Public Hearing Associate Planner Bachler stated that Arden Manor-550 Associates has applied for a minor subdivision to sell a 2,673 square foot portion of the Arden Manor manufactured home park property to the Big Ten Supper Club at 4703 U.S. Highway 10. Currently, a portion of the Big Ten parking lot along the southeast property line encroaches on an area approximately 22 feet wide and 121 feet long on the Arden Manor property. Staff has reviewed historic aerial images of the area and has determined that the parking lot was expanded creating this encroachment sometime between the years of 1991 and 2003. The purpose of the subdivision and lot consolidation is to address this encroachment through the sale of that portion of land where the encroachment has occurred. The parties have signed a purchase agreement that will be carried out if the proposal is approved by the City Council. Associate Planner Bachler indicated that a variance is needed because the lot consolidation will result in the continuance of a nonconforming parking area setback and a reduction in the nonconforming landscape coverage at 4703 U.S. Highway 10. The existing off-street parking area on the lot encroaches into the required five-foot setback along the northwest, southwest, and southeast property lines. With the expansion of the lot boundaries, the parking lot would continue to encroach along the southeast lot line. Since the parcel to be subdivided is almost entirely covered by bituminous surface, landscape coverage on the Big Ten property would decrease as a result of the lot consolidation from 14.1 percent to 13.9 percent. The minimum landscape lot coverage for the properties in the Neighborhood Business District is 35 percent. Associate Planner Bachler reported that the Arden Manor manufactured home park operates under a series of Conditional Use Permits first approved by the City in 1971. While 4605 Prior ARDEN HILLS PLANNING COMMISSION – January 7, 2015 3 Avenue is zoned R-3 Townhouse and Low Density Multiple Dwelling District, the CUP agreements set minimum standards specific to the property. These permits require Arden Manor to maintain minimum areas, setbacks, and structure coverage for each mobile home lot. Additionally, a 20 foot landscaped buffer around the perimeter of the property is required to be maintained. The proposed lot line adjustment would not result in the Arden Manor property being out of compliance with these previous agreements. The required standards for each mobile home lot and the 20 foot landscaped buffer would be maintained. 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 Current Lot Sizes: 48.2 acres (2,099,614 square feet) Topography: Generally flat Site Data – 4703 U.S. Highway 10 Future Land Use Plan: Neighborhood Business Existing Land Use: Neighborhood Business Zoning: N-B Neighborhood Business District Current Lot Sizes: 1.09 acres (47,622 square feet) Topography: Generally flat Associate Planner Bachler reviewed the surrounding area, the Plan Evaluation and the Variance Evaluation Criteria. Associate Planner Bachler provided the following Findings of Fact for review: Subdivision Findings: 1. Arden Manor-550 Associates is the owner of the property located at 4605 Prior Avenue, which is operated as the Arden Manor Manufactured Home Park. 2. John Welsch is the owner of the property located at 4703 U.S. Highway 10, which is operated as the Big Ten Supper Club. 3. A portion of the parking lot located at 4703 U.S. Highway 10 encroaches across an area approximately twenty-two (22) feet wide by one hundred and twenty-one (121) feet long onto the property at 4605 Prior Avenue. 4. Arden Manor-550 Associates has requested a Minor Subdivision and Lot Consolidation to address the encroachment through the sale of the 2,673 square foot portion of land where the encroachment has occurred to John Welsch. 5. The two parties have signed a purchase agreement that will be carried out if the Minor Subdivision and Lot Consolidation is approved by the City Council. 6. The property at 4605 Prior Avenue is located in the R-3 Townhouse & Low Density Multiple Dwelling District. The site operates under a Conditional Use Permit and the proposed lot line adjustment would not result in the property being out of compliance with previous agreements. 7. The property at 4703 U.S. Highway 10 is located in the N-B Neighborhood Business Zoning District. The property is considered to be nonconforming due to an encroachment into the required off-street parking area setback and landscape lot coverage. ARDEN HILLS PLANNING COMMISSION – January 7, 2015 4 8. The resultant parcel at 4703 U.S. Highway 10 would be in conformance with the minimum lot dimension, lot area, and structure setback requirements for the Neighborhood Business Zoning District. 9. With the expansion of the lot boundaries at 4703 U.S. Highway 10 the parking lot would continue to encroach along the southeast lot line and the overall landscape lot coverage would decrease from 14.1 percent to 13.9 percent. 10. The resultant parcels abut on and have access to an existing public street, road, thoroughfare or highway. 11. The subdivision will not involve the opening, widening or extension of any public or private street, road, thoroughfare or highway and will not involve the dedication, reservation or construction of any type of public utility. 12. The subdivision will not obstruct future streets which have been planned by the City. 13. The subdivision will not be detrimental to the public welfare or injurious to adjacent tracts in the area in which the subdivision tract is located. 14. The registered land survey conforms to all requirements. 15. The resultant parcel at 4605 Prior Avenue will be in conformance with the Zoning Code and the existing Conditional Use Permit that the property operates under. 16. The resultant parcel at 4703 U.S. Highway would not be in conformance with the Zoning Code and a variance is needed. 17. A twenty (20) foot wide sanitary sewer easement will be provided across the property at 4703 U.S. Highway 10 where an existing sanitary sewer line is located. 18. No grading plan is required for the proposed subdivision. 19. The proposed subdivision is not subject to the City’s park dedication fee. Variance Findings: 20. The proposal is in harmony with the purpose and intent of the Zoning Ordinance as the Ordinance generally allows flexibility for unique situations when impacts to surrounding properties are minimized. 21. The proposal is consistent with the Arden Hills Comprehensive Plan as it allows the reasonable use of a residential and commercial property. 22. The proposed variance would have no appreciable impact on the site conditions as the parking area in question has already been constructed. 23. The proposed subdivision and lot consolidation is unlikely to have negative impacts to the property or to the neighborhood as a whole. 24. The proposed subdivision and lot consolidation and requested variances do not appear to be based on economic considerations alone. Associate Planner Bachler explained if the Planning Commission recommends approval of this request, staff recommends the following three conditions: 1. The applicant shall file the Registered Land Survey with Ramsey County and a copy of the survey shall be provided to the City within ninety (90) days of the final approval date. 2. The applicant shall file the twenty (20) foot wide sanitary sewer easement as depicted on the approved Registered Land Survey with Ramsey County and a copy of the document shall be provided to the City within ninety (90) days of the final approval date. The easement document shall be approved by the City Attorney before filing with the County. 3. Monuments or stakes shall be placed and installed at all corners and angle points of the resultant parcels. ARDEN HILLS PLANNING COMMISSION – January 7, 2015 5 Associate Planner Bachler reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval with Conditions 2. Recommend Approval as Submitted. 3. Recommend Denial 4. Table Chair Thompson opened the floor to Commissioner comments. Commissioner Zimmerman asked if staff has discussed the landscape coverage on the property at 4703 U.S. Highway 10 with the applicant and wondered if the landscaped area could be increased in size. He expressed frustration that a variance was being requested after the fact that the parking lot had already been constructed. Associate Planner Bachler stated that due to how the property has been developed, there is not sufficient area on the lot to address the landscaping issue. Commissioner Holewa understood that the City was being asked to approve a variance for a nonconformity that already existed, but he noted that the reduction in landscape coverage was also being requested without the inclusion of any rain gardens. He did not support this situation and questioned how the site would manage its rainfall. Associate Planner Bachler stated that he was not aware of where stormwater falling on the site drained to. Commissioner Holewa questioned if the parking lot expansion required permits of any type. Associate Planner Bachler stated this type of project would typically require a building permit. Commissioner Bartel inquired if the lot should be squared off instead of running along the parking lot. He commented that this may provide additional space for landscaping. Associate Planner Bachler indicated this was discussed by staff and he did not believe it was appropriate to require additional land to be sold to the Big 10 Supper Club from Arden Manor. Jeff Johnson, attorney representing Arden Manor and 550 Associates, thanked staff for the thorough report and for recommending the proposed land conveyance. He spoke to the Commission regarding conditions one and three for approval. He requested that a registered land survey not be required. He discussed the tax implications and suggested the filing not be required until November of 2015. Mr. Johnson suggested that condition three be reconsidered to allow for monuments or stakes to be placed at the corners and angles of the newly created parcel at 4703 U.S. Highway 10. Commissioner Bartel asked if this was the intent of staff for condition three. Associate Planner Bachler stated this was the case. ARDEN HILLS PLANNING COMMISSION – January 7, 2015 6 Commissioner Jones asked if Arden Manor had considered squaring off the parcel and selling more land to the Big 10 Supper Club. Mr. Johnson advised that he had not discussed this with his client. However, he did not believe this would be supported. Commissioner Hames asked how the language in condition one should be changed to meet the needs of the applicant. Mr. Johnson requested that the term registered land survey be changed to certificate of survey, and that the time limit be changed from 90 days to November 1, 2015. Associate Planner Bachler supported the language change regarding the survey, but noted that the City Council would make the final determination on the filing deadline. Commissioner Hames questioned the State Statute regarding lot consolidation certification. Mr. Johnson did not believe lot consolidations were governed by State Statute, but rather by local governing bodies. He believed the City’s ordinance was quite tight, as other cities allowed six to twelve months for recording. Associate Planner Bachler commented that he could review the proposed date with the City Attorney and see if there were any issues with the later filing date. Chair Thompson opened the public hearing at 7:08 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. Jack Welsch, owner of the Big 10 Supper Club, discussed the history of his property and parking lot. He explained that the recent rezoning of his property required his parking lot to be asphalt. There being no additional comment Chair Thompson closed the public hearing at 7:10 p.m. Commissioner Hames supported staff’s recommendation. Commissioner Jones agreed. Chair Thompson appreciated the fact that Arden Manor was willing to sell a portion of their property to the Big 10 Supper Club. Commissioner Bartel was pleased that the site had enough drainage to support the asphalt parking lot. Commissioner Zimmerman agreed that the current situation was being grandfathered in and it was unfortunate that the landscaping situation could not be improved. ARDEN HILLS PLANNING COMMISSION – January 7, 2015 7 Commissioner Holewa stated he would like to see the site capturing more rainwater on site and not have to send it downstream. He explained that due to the lot coverage issues with the Planning Case he would not be able to provide his support. Commissioner Hames moved and Commissioner Jones seconded a motion to recommend approval of Planning Case 14-032 for a Minor Subdivision, Lot Consolidation and Variance at 4605 Prior Avenue and 4703 U.S. Highway 10 based on the findings of fact and the submitted plans, as amended by the three (3) conditions in the January 7, 2015, Report to the Planning Commission, with the following amendments: changing registered land survey to certified survey; that the lot consolidation be recorded on or before November 1, 2015 or in accordance with County and State Statute; and that the monuments and stakes be placed and installed at the corners and angle points of the newly created parcel at 4703 U.S. Highway 10. The motion carried 5-1 (Holewa opposed). C. Planning Case 14-035; Site Plan Review – 1203 County Road E – Not a Public Hearing Associate Planner Bachler stated that Frattallone’s Hardware Inc. recently purchased the property at 1203 County Road E with the intention of remodeling the former furniture store building on the site for use as administrative offices for their retail hardware chain. The existing building is a one story split-level with 23,155 square feet of space on the main level and an additional 18,661 square feet in the basement area. Frattallone’s is proposing to renovate 12,770 square feet on the main floor for general office space and an additional 8,746 square feet of space in the basement area for use as storage for off-season items for the hardware store operations. The remaining 20,300 square feet of space in the building would remain unoccupied at this time. The proposed renovations do not include any significant alterations to the exterior of the site other than resurfacing and restriping the existing parking area. A total of 26 parking spaces would be provided. A fifteen foot wide one way traffic lane is proposed with vehicles entering at the eastern access driveway and exiting at the west end of the parking lot. Associate Planner Bachler indicated that the applicant has requested a Site Plan Review for a reduction in the number of required parking stalls for the proposed use of the building. Under the City Zoning Code, the number of spaces required for a specific use may be reduced through the Site Plan Review process if documentation can be provided that a lesser number of spaces will actually be needed. Based on the proposed mix of uses 60 parking stalls would be required, 34 more than the number provided on the site plan. Associate Planner Bachler reported that Frattallone’s intends to have only 13 administrative staff working at the site and does not foresee growing their office staff to more than 25. The applicant also does not expect the proposed accessory storage use to have an impact on the parking needs for the site. This area in the building will be used for storing winter materials in the summer months and lawn and garden equipment during the winter. Loading and unloading of materials will only occur seasonally with little or no freight traffic for the remaining part of the year. Frattallone’s would not maintain a regular warehousing staff on the site; therefore, off-street parking for this use in the building is not needed. Site Data Future Land Use Plan: Community Mixed Use Existing Land Use: Commercial ARDEN HILLS PLANNING COMMISSION – January 7, 2015 8 Zoning: B-2 General Business District Current Lot Sizes: 1.3 acres Topography: The elevation is generally flat Associate Planner Bachler reviewed the surrounding area and the Plan Evaluation. Associate Planner Bachler provided the following Findings of Fact for review: 1. The property at 1203 County Road E is located in the B-2 General Business District. 2. The existing building on the property is a one story split-level with 23,155 square feet of space on the main level and an additional 18,661 square feet in the basement area. 3. The owner is proposing to renovate 12,770 square feet on the main floor for general office space and 8,746 square feet of space in the basement area for storage use. 4. The remaining 20,300 square feet of space in the building will remain unoccupied. 5. The proposal does not include any significant modifications to the exterior of the site. 6. The proposal includes restriping the existing parking area with a total of twenty-six (26) parking stalls that are in conformance with the City’s dimensional standards. 7. The proposed site plan adequately addresses the Zoning Code requirements for internal traffic and circulation. 8. Based on the proposed mix of office and warehousing uses in the building, sixty (60) parking stalls would be required. 9. The proposed site plan has a deficiency of thirty-four (34) parking stalls. 10. Under the Zoning Code, the number of spaces required for a specific use may be reduced by the City Council if the property owner provides documentation that a lesser number of spaces will actually be needed than normally required. The difference in the number of spaces provided and those required needs be shown on the site plan as “proof of parking” and shall be constructed if and when the need for such additional spaces arises. 11. The applicant has stated that thirteen (13) administrative staff would work at the site and future staffing would not exceed twenty-five (25). The applicant also does not expect the proposed accessory warehousing use to have an impact on the parking needs for the site. 12. The proposed site plan does not include any proof of parking spaces. 13. The property is already developed and the required additional thirty-four (34) parking stalls could not be accommodated on the site. 14. In order to satisfy the Zoning Code parking requirements, parking stalls could be secured on a site within eight hundred (800) feet of the main entrance to the principal building. A properly drawn legal instrument between the parties would need to be executed and filed with the City and County, as determined by the City Attorney. Associate Planner Bachler stated that staff is generally supportive of the request for a reduction in the required number of parking spaces on the site. As a result of how the property was developed, the existing conditions pose a challenge for repurposing the former furniture store building. The total amount of building floor area is not proportional to the size of the parking lot and there are very few uses that could occupy the building and provide the number of parking spaces required by the Zoning Code. Staff believes it is reasonable not to require the nine parking spaces required for the proposed warehousing use given that the space will be used for seasonal storage. The request for fewer parking stalls for the office use is also reasonable considering the small number of administrative ARDEN HILLS PLANNING COMMISSION – January 7, 2015 9 staff that will be working in the building. Ultimately, the City Council will determine if the proposed number of stalls is adequate or if additional off-street parking is needed. If the Planning Commission recommends approval of this request, staff recommends the following five conditions: 1. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. Final building plans shall be subject to approval by the City Building Official and the Fire Marshal prior to the issuance of a building permit. 3. If the property owner applies for building permits to remodel the remaining unoccupied area of the existing building, the City reserves the right to evaluate parking on the site at that time. 4. If it is determined that the provided off-street parking is not sufficient, the property owner will be required to construct an adequate number of parking stalls on the site or to secure off-site parking stalls located within eight hundred (800) feet of the main entrance to the building. Any agreement for use of off-site parking will be documented with a legal instrument approved by the City Attorney. 5. The property shall not be used for warehousing and distribution uses beyond the proposed storage for off-season items for the Frattallone’s Hardware Inc. store operations. Associate Planner Bachler reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval with Conditions 2. Recommend Approval as Submitted. 3. Recommend Denial 4. Table Chair Thompson opened the floor to Commissioner comments. Commissioner Zimmerman asked if the reconfiguration and work proposed for County Road E would impact this property. Associate Planner Bachler understood that the County Road E improvements would include tree plantings and light fixtures in front of the property at 1203 County Road E. He noted the project includes a sidewalk up to the property line but not across the property. He explained that the improvements would be cost shared between the County, City and the benefiting property owners. Sarah Kalzenberg, Afton Architects, discussed the plans Frattallone’s had for the property. She explained that the one-way traffic would improve the traffic flow while reducing the number of curb cuts along County Road E. She believed this would improve safety as well. She reported that Frattallone’s was proposing to have 25 office spaces, but only had 13 staff members at this time. Commissioner Jones questioned if the building had a loading dock. ARDEN HILLS PLANNING COMMISSION – January 7, 2015 10 Ms. Kalzenberg commented the site had an existing loading dock and noted the property would not be used as a distribution center. She indicated that goods would only be brought to and from the site twice a year. Councilmember Holmes asked if the reduction in the required number of parking spaces would only be for the proposed use or if would remain with the property. Associate Planner Bachler stated he would need to speak with the City Attorney regarding this. Councilmember Holmes stated that a sidewalk could be placed directly adjacent to the road to allow for a continuous sidewalk along County Road E. It was her understanding that the Public Works Director did not support this suggestion. She believed the lights and trees could be placed along the sidewalk. Associate Planner Bachler understood that Public Works Director Maurer believed it would be difficult to accommodate a sidewalk on the property. Commissioner Zimmerman was pleased that Frattallone’s was willing to stay and invest in Arden Hills. He discussed the importance of the County Road E corridor and the B-2 Zoning District. He wanted to see a continuous sidewalk and landscaping through the corridor. Commissioner Jones questioned if vehicles could park on the east side of the building. Chair Thompson suggested that staff speak with the applicant and discuss ways that the parking lot could be reconfigured in order to allow for enough parking, while allowing for the sidewalk to be completed. Commissioner Holewa moved and Commissioner Hames seconded a motion to recommend approval of Planning Case 14-035 for a Site Plan Review at 1203 County Road E based on the findings of fact and the submitted plans, as amended by the five (5) conditions in the January 7, 2015, report to the Planning Commission. The motion carried unanimously (6- 0). UNFINISHED AND NEW BUSINESS None. COMMENTS AND REPORTS A. Planning Commission Comments and Requests None. B. Report from the City Council Councilmember Holmes thanked Roberta Thompson for her willingness to serve as the Planning Commission Chair. She updated the Planning Commission on City Council activities. Kimley Horn provided the City Council with an update on the TCAAP infrastructure study at the ARDEN HILLS PLANNING COMMISSION – January 7, 2015 11 Work Session on December 8, 2014. Particular areas of discussion include the design of the proposed roundabouts at County Road H and County Road I. Councilmember Holmes explained that a panel of multi-family developers attended the City Council Work Session on December 15, 2014, to discuss market and design criteria for apartments, condominiums, and senior housing. The City Council provided feedback to staff on the draft zoning and design standards specifically for multi-family development and the Town Center and Neighborhood Transition Districts. Councilmember Holmes stated that on January 12, 2015, the Council would be holding two public hearings in order to address the street improvement projects planned for 2015. C. TCAAP Update City Planner Streff reported that the Arden Hills City Council has been meeting weekly over the past several months in order to finalize the TCAAP master plan and zoning regulations. Recent discussions have focused on density, zoning, and design standards for residential development. Panel discussions with private developers have been held, and Councilmembers have given specific direction to staff and consultants. City Planner Streff explained that the City Council will continue to review the draft zoning (TCAAP Redevelopment Code) at meetings throughout January. The final draft will be presented to the City Council on February 2, 2015. It was noted a special Planning Commission meeting is tentatively scheduled for Wednesday, February 18, 2015 to hold public hearings for the TCAAP Redevelopment Code (TRC) and the Comprehensive Plan Amendment. City Planner Streff provided a brief summary of the developer panel discussions with single- family and multi-family developers. 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. • 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. ARDEN HILLS PLANNING COMMISSION – January 7, 2015 12 • Townhomes are most likely to be developed in the neighborhood transition area, but the market could also support a limited number of townhomes in the Hill or Creek neighborhoods. Senior Housing, 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. City Planner Streff stated that in nearly every conversation, developers have stressed the need for flexibility to respond to changes in market demand and to allow for innovation and creativity in development style. City Planner Streff commented that on November 3 and 24, 2014, the City Council discussed the Hill and Creek neighborhoods and provided direction regarding zoning and design standards. The City Council approved “Option B” in which the Neighborhood District is replaced by three new zoning districts: NB – Low Density NB – Med Density NB – High Density Residential use definitions have been created or amended as follows: NB Low Density Single family use developed at a gross density of no greater than two (2) units per acre. NB Medium Density Single family use developed at a gross density of no greater than four (4) units per acre. ARDEN HILLS PLANNING COMMISSION – January 7, 2015 13 NB High Density Single family or small multi-family use developed at a gross density of no greater than six (6) units per acre. Single Family Use A building containing one or two primary living units and which may include twin homes, detached townhomes and cottage/patio homes. Small Lot Single Family A single-family residential lot that measures less than fifty (50) feet wide. Small Multi-Family Use A building containing three to eight residential units and which may include townhomes, row homes, manor homes/multi-tenant houses, stacked flats, or triplexes/quadplexes. Medium Multi-Family Use A building containing nine to fifty multi-family units which may include stacked flats, apartments, or condominiums. Large Multi-Family Use A building containing more than fifty residential units which may include apartments, condominiums, or senior housing. City Planner Streff indicated that the City Council has directed staff to propose minimum densities for the new zoning districts in order to ensure that a variety of housing products is developed. The minimum densities will be presented for City Council review in January 2015. City Planner Streff stated that the Town Center District allows high-density housing and certain free-standing commercial uses. Developers have expressed significant concerns regarding mixed- use residential buildings. Developers felt that requiring commercial readiness on the ground floor of pedestrian frontages (to allow for mixed-use conversion at a later date) would be financially risky and would be a disincentive for development. In response to these concerns, the City Council prohibited residential as a component of mixed use buildings on TCAAP. Mixed use buildings with office and retail are allowed. The maximum density in the town center neighborhood is 40 units per acre. City Planner Streff reported that the Transition Neighborhood is zoned to allow small- and medium-density multi-family as well as small-scale commercial uses such as restaurants, banks, daycares, and retail. This district is intended to provide a transition from the relatively low- density single-family neighborhoods to the higher-density Town Center District. While the maximum overall density is expected to be 10 units per acre, the City Council has directed staff to draft zoning in which the Transition Neighborhood is divided into higher- and lower-density zones. The City Council’s goal with the new zones is to ensure that diverse housing products are built. In other words, they would prefer a combination of row homes, townhomes, cottage homes, and small lot single-family as opposed to one product type across the entire neighborhood. The new zoning districts will be presented for City Council review in January 2015. City Planner Streff stated that Ramsey County has requested that the City consider a realignment of the Spine Road to allow a 20-acre retail parcel on the west side of the Spine Road as well as a 20-acre office parcel that is far enough north to allow visibility from I-35W. The City Council is generally supportive of this request and has provided direction on shifts in land uses on the east side of the spine road to accommodate the realignment: • Realign green spaces west of the Spine Road and in the Town Center so that they are along an east-west pedestrian corridor ARDEN HILLS PLANNING COMMISSION – January 7, 2015 14 • Reduce retail space on the east side of the Spine Road by roughly half to approximately 2.5 acres • Increase gross acreage for Town Center to approximately 17 to 18 acres City Planner Streff explained that based on City Council direction on the residential neighborhoods, a total number of units and maximum residential density has been estimated. Staff reviewed this information in detail with the Planning Commission. Once the consultants are able to provide updated maps and acreages, revised numbers will be provided to the City Council and JDA. The City Council has been working diligently on TCAAP zoning for several months and expects to complete the process by late February 2015. The current version of the draft zoning: • Allows TCAAP to develop in a density and development style that is significantly different than Arden Hills south of Highway 96; • Preserves the City’s values with regards to open space and high-quality development; • Is consistent with feedback from the private real estate market; and • Is roughly similar in terms of density and diversity of land uses as the Ryan Plan, particularly given the changes in real estate economics and the loss of a major access point since 2008. The City Council’s meeting schedule to finalize the TCAAP zoning and begin the review period for a Comprehensive Plan Amendment is as follows: January 12, 2015, Special Work Session at 5:30 pm, Community Room • Preliminary Plat Review (Infrastructure) • Final Review Chapters 6-7 (Building Site Development Standards, Building Design Standards) January 20, 2015, Regular Work Session at 5:00 pm, Council Chambers • JDA Approval Process • Final Review Chapters 1-3 (Introduction, Components of the Code, Administration) • Ramsey County Response to Draft TRC and Future Land Use Map January 26, 2015, Special Work Session at 5:30 pm, Community Room • Final Review Future Land Use Map • Final Review Chapters 4-5 (Definitions, Permitted Uses) February 2, 2015, Special Work Session at 6:30 pm, Council Chambers • Final Gateway Planning Workshop o Presentation of Final Draft of TCAAP Redevelopment Code (TRC) o Final Comments and Revisions February 18, 2015, Special Planning Commission meeting at 6:30 pm, Council Chambers • Public Hearings o TCAAP Redevelopment Code o Comprehensive Plan Amendment February 23, 2015, Regular Meeting at 7:00 pm, Council Chambers ARDEN HILLS PLANNING COMMISSION – January 7, 2015 15 • Adoption of TRC • Approve release of Comprehensive Plan Amendment for formal review period Staff reported that additional regular and special work session meetings may be scheduled to discuss regulations and policies, the infrastructure study, and other TCAAP issues. Commissioner Holewa requested further information on how projects would be reviewed and approved by the JDA. City Planner Streff discussed the approval process in detail with the Commission. Councilmember Holmes reported that once the TCAAP site is fully developed authority over the site will be returned to the City from the JDA. Chair Thompson encouraged the Council to continue working with developers on the code in order to keep the TCAAP project moving forward. Further discussion ensued regarding vertical mixed use developments in the Town Center area of TCAAP. Commissioner Jones encouraged the City to wire the TCAAP site with fiber optic lines. ADJOURN Commissioner Holewa moved, seconded by Commissioner Hames, to adjourn the January 7, 2015, Planning Commission Meeting at 8:28 p.m. The motion carried unanimously (6-0).