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HomeMy WebLinkAbout02-04-15 PC Minutes Approved: April 8, 2015 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, FEBRUARY 4, 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, Andrew Holewa, Steven Jones, Phillip Neururer, and Clayton Zimmerman. Absent: Commissioner Angela Hames Also present were: Community Development Director Jill Hutmacher; City Planner Ryan Streff; Associate Planner Matthew Bachler; and Councilmember Robert Woodburn. APPROVAL OF AGENDA – FEBRUARY 4, 2015 Chair Thompson stated the agenda will stand as published. APPROVAL OF MINUTES January 7, 2015 – Planning Commission Regular Meeting Commissioner Holewa moved, seconded by Commissioner Zimmerman, to approve the January 7, 2015, Planning Commission Regular Meeting as presented. The motion carried unanimously (6-0). APPOINTMENTS A. Planning Commission Appointment City Planner Streff explained that Phillip Neururer submitted an application to be considered for appointment on the Planning Commission. Consistent with the City’s policy on commission and committee appointments, Mr. Neururer was interviewed by a panel consisting of the Mayor, the Chair of the Planning Commission, the Council Liaison to the Planning Commission, and the staff Liaison to the Planning Commission. ARDEN HILLS PLANNING COMMISSION – February 4, 2015 2 City Planner Streff indicated that the interview panel agreed after meeting with Mr. Neururer that he would be a valuable addition to the Planning Commission based on his interview, his qualifications, and his past work experiences. During the Regular City Council meeting on January 12, 2015, the Council unanimously approved the recommendation of the Planning Commission Liaison to appoint Mr. Neururer as a regular member of the Planning Commission. Mr. Neururer’s term expires December 31, 2017. Chair Thompson administered the Oath of Office to newly appointed Planning Commissioner Phillip Neururer. PLANNING CASES A. Planning Case 14-036; Master and Final PUD and Condition Use Permit – 1235 Red Fox Road – Public Hearing City Planner Streff commented that Roberts Management Group is proposing to construct two (2) multi-tenant light industrial buildings on an 8.04 acre development site located at 1235 Red Fox Road. The site is located in the southeast quadrant of Snelling Avenue North and Interstate 694 and bordered by Health Partners and the Northwoods Office Building to the east and UTC Fire & Security building to the west. City Planner Streff stated that as proposed, the Red Fox Business Center would consist of two (2) buildings totaling 93,300 square feet. Building 1 is proposed at 43,300 square feet in size and Building 2 is proposed at 50,000 square feet in size. The buildings would be designed into individual tenant bays ranging from 5,000 square feet and up to allow businesses to take as much or as little space as needed. Two driveways are proposed to provide access to the development, the first along the eastern property line for passenger vehicles and the second along the western property line for truck traffic. In this case, it is important to separate passenger vehicles and truck traffic whenever possible in order to minimize conflicts. Parking areas for passenger vehicles would be located along the front façade of Building 1 and along the front and side façades of Building 2. As indicated on the plan set, Building 1 provides a parking area consisting of 82 parking stalls and Building 2 has 80 parking stalls incorporated into its design. In this development, truck docks have been provided along the western façade of Building 1 and along the southeast façade of Building 2. The docks on these building have been positioned on the site to minimize their view from adjacent rights-of-way and neighboring buildings. Where less desirable views exist on the site, increased landscaping has been provided by the applicant. City Planner Streff indicated that both of the proposed buildings would be similar in design and use. The applicant expects 50% wholesaling and warehousing uses with the remainder of the space used for office space, business services, research and development, manufacturing and processing (class 1), retail, and other similar uses. Given the visibility of the property from Interstate 694 and Snelling Avenue, Roberts Management Group believes the project could attract some commercial showroom and retail tenants as well. City Planner Streff explained that the buildings would be constructed with high quality tilt-up concrete panels with exposed aggregate. Decorative metal and anodized aluminum would be used as accent materials to provide architectural interest to the building façades and to create focal points for entryways and corners of the buildings. The applicant intends to use a significant ARDEN HILLS PLANNING COMMISSION – February 4, 2015 3 amount of glass coverage on the front façades of each building by incorporating ribbon windows. Glass coverage on the front façade of both buildings would be approximately 42% with an average of approximately 22%-25% glass coverage when combined between all façades. Building 1 would be designed with a 22 foot clear height and Building 2 would be constructed with a 24 foot clear height in order to allow tenants to maximize the use of their space and the ability to store products vertically. City Planner Streff noted that Planning Case 14-036 includes three requests: 1. Master Planned Unit Development 2. Final Planned Unit Development 3. Conditional Use Permit City Planner Streff commented that 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. Site Data Land Use Plan: MB – Mixed Business Existing Land Use: Vacant Zoning: I-Flex District Current Lot Sizes: 8.04 Acres Topography: Fairly Flat City Planner Streff reviewed the surrounding area, the Plan Evaluation, Sign Code Review, and the Traffic Study. City Planner Streff provided the Findings of Fact for review: General Findings: 1. The applicant is requesting approval of a Master & Final Planned Unit Development (PUD) and a Conditional Use Permit for the Red Fox Business Center development. 2. The PUD process allows for flexibility within the City’s regulations through a negotiated process with a developer. 3. The Red Fox Business Center development is comprised of 8.04 acres. 4. The Red Fox Business Center development is located at 1235 Red Fox Road. 5. The proposed development is located in the I-Flex District. 6. The proposed development is a permitted use in the I-Flex District. 7. The Master and Final PUD are in substantial conformance with the requirements set forth in the City’s Zoning Code and design standards. 8. Where the plan is not in conformance with the City’s Zoning Code, flexibility has been requested by the applicant. ARDEN HILLS PLANNING COMMISSION – February 4, 2015 4 9. The applicant is proposing to construct two (2) multi-tenant light industrial buildings on the property. 10. The proposed development would be accessed from Red Fox Road. No access from Northwoods Drive would be provided. 11. The proposed plan is in conformance with the City’s 2030 Comprehensive Plan. The property at 1235 Red Fox Road is guided for Mixed Business (MB). The MB area is designated for a variety of businesses including; commercial, certain light industrial uses, warehousing, office, general business, and retail. Conditional Use Findings: 12. A Conditional Use Permit is required for wholesaling and warehousing uses in the I-Flex District. 13. Section 1355.04 Subd. 3 of the Arden Hills Zoning Code lists criteria for evaluating a Conditional Use Permit. 14. The proposal will have limited impacts on existing and anticipated traffic and parking conditions. 15. The proposal will have limited impacts related to noise concerns. 16. The proposal will not affect glare, odors, vibration, smoke, dust, air pollution, heat, liquid and solid waste on the property. 17. The proposal will not affect drainage on the property. 18. The proposal will not affect the population density on the property. 19. The proposal is unlikely to significantly affect land values on the subject property or on neighboring properties. 20. The park dedication requirement does not apply in this case. 21. Where the proposed use is expected to impact the health, safety, convenience and general welfare of the owners and occupants of the surrounding land, conditions may be placed on a Conditional Use Permit to mitigate such impacts. City Planner Streff stated that based on the submitted plans and findings of fact, staff recommends approval of Planning Case 14-036 for a Master & Final Planned Unit Development (PUD) and Conditional Use Permit (CUP) for the Red Fox Business Center project in order to construct two (2) multi-tenant light industrial buildings at 1235 Red Fox Road. If the Planning Commission recommends approval of this request, staff recommends that the following fourteen (14) conditions be included with the approval: 1. That the project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. That the applicant shall obtain a building permit within one year of the PUD approval or the approval shall expire unless extended by the City Council prior to the approval’s expiration date. Extension requests must be submitted in writing to the City at least 45 days prior to the expiration date. 3. That the development agreement and conditional use permit (CUP) shall be prepared by the City Attorney and subject to City Council approval. The development agreement and CUP shall be executed prior to the issuance of a grading and erosion control permit. 4. That the Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of site improvements including grading, utilities, and paving, prior to the ARDEN HILLS PLANNING COMMISSION – February 4, 2015 5 issuance of a building permit. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured Minnesota bank, and be in a form acceptable to the City. The purpose of the letter of credit is to ensure that site improvements are completed in the event that the developer defaults on the PUD Development Agreement. 5. That the Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of site improvements including grading, utilities, and paving, prior to the issuance of a building permit. The escrow will be used for City costs related to review, approval, and inspection of site improvements or any costs incurred by the City in the event of a developer default. 6. That the Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of landscaping prior to the issuance of a building permit. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured Minnesota bank. The purpose of the letter of credit is to ensure that landscaping is completed in the event that the developer defaults on the Development Agreement. The City will hold the letter of credit for two years after the installation of landscaping. The letter of credit should not expire during the two-year period. 7. That the Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of landscaping prior to the issuance of a building permit. The escrow will be held by the City for two years after installation of landscaping and used for City costs related to review, approval, and inspection of landscaping, or developer default. 8. That the proposed project may require permits, including, but not limited to, MPCA- NPDES, Rice Creek Watershed District, Minnesota Department of Health, MPCA- Sanitary Sewer Extension, Ramsey County and City Right of Way, and City Grading and Erosion Control permits. Copies of all issued permits shall be provided to the City prior to the issuance of any development permits. 9. That the final plans shall be subject to approval by the Building Official and Fire Marshal prior to the issuance of a building permit. 10. Final grading, drainage, utility, and site plans shall be subject to approval by the Public Works Director, City Engineer, and City Planner prior to the issuance of a grading and erosion control permit or other development permits. 11. That upon completion of grading and utility work on the site, a grading as-built and utility as-built shall be provided to the City for review. 12. That the final plans shall be revised to meet the standards as outlined by the Assistant City Engineer in the memo dated 1-27-15. 13. That the final Lighting and Photometric Plan shall be reviewed and approved by the City prior to the issuance of a building permit. 14. That the applicant shall conform to all other City regulations. City Planner Streff 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. ARDEN HILLS PLANNING COMMISSION – February 4, 2015 6 Matt Pacyna, SRF Consulting, discussed the traffic report in detail with the Commission. He explained that SRF was hired by the City to complete the traffic study. The existing site conditions were reviewed along with the planned improvements to the area. He provided comment on the traffic count numbers and stated that he believed his numbers were on the conservative side. He then asked for questions or comments from the Commission. Commissioner Holewa believed that the intersection needed a right turn lane from southbound Lexington Avenue onto Red Fox Road. Commissioner Jones expressed concern with how truck traffic may back up leaving the site during peak traffic hours at Lexington Avenue. He feared that Red Fox Road was too narrow for the proposed truck traffic. Mr. Pacyna stated this would be a balancing act for the business owner. He noted the County was looking into enhancements for the Red Fox Road and Lexington Avenue intersection in order to better accommodate truck traffic. Commissioner Holewa questioned if the Rice Creek Watershed District had reviewed the development proposal. City Planner Streff commented the applicant had met with Rice Creek Watershed District and a permit was required. He further discussed how drainage would be managed on the site. Commissioner Holewa inquired why the number of trees along I-694 had been reduced. City Planner Streff explained that an upgraded façade was being proposed along the I- 694/Snelling Avenue right-of-way and noted that the applicant did not want to block the signage and sight lines for the proposed businesses. Chair Thompson opened the public hearing at 7:11 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. There being no comment Chair Thompson closed the public hearing at 7:12 p.m. Commissioner Holewa stated that he supported the proposed request. Commissioner Zimmerman commended the applicant on his proposed plan and his efforts to keep these businesses in Arden Hills. He encouraged the applicant to increase the caliper inches of the trees being planted along I-694. Chair Thompson was concerned with the level of truck traffic in and around this property. She recommended that directional signage be installed in the parking lot. Commissioner Holewa moved and Commissioner Zimmerman seconded a motion to recommend approval of Planning Case 14-036 for a Master & Final Planned Unit Development (PUD) and Condition Use Permit (CUP) in order to construct two (2) multi- ARDEN HILLS PLANNING COMMISSION – February 4, 2015 7 tenant light industrial buildings at 1235 Red Fox Road based on the findings of fact, the submitted plans, and as amended by the fourteen (14) conditions in the February 4, 2015, report to the Planning Commission. The motion carried unanimously (6-0). B. Planning Case 15-001; Preliminary and Final Plat and PUD Amendment – 4100 Hamline Avenue North – Boston Scientific – Public Hearing Associate Planner Bachler stated that the property at 4100 Hamline Avenue North operates under a Master Planned Unit Development that was approved in Planning Case 02-025 for the Guidant Corporation. Boston Scientific acquired Guidant in 2006, and their Cardiac Rhythm Management Campus is now located on the site. The Campus Master Plan approved in 2002 envisioned an additional 1,029,000 square feet of building space on the property to be built out over 10 to 15 years for a total of 2,187,893 square feet. The plan includes twelve individual buildings and seven parking ramps on the property. With the approvals granted in Planning Case 02-025, Guidant was required to submit a Site Plan Review prior to the construction of any new building, addition, or parking ramp on the site as identified in the Campus Master Plan. Associate Planner Bachler explained that a total of 419,500 square feet of additional building space was proposed for Phase 1 of the development, which was scheduled to be completed in 2006. However, due to the change in ownership to Boston Scientific and other market conditions, portions of Phase 1 have not been constructed. To date, 207,560 square feet of new building space has been built on the campus. Since 2002, the City has also approved eleven separate amendments to the original PUD to address modifications to the building footprints, parking areas, and other elements on the site. The campus plan was last revised in the PUD Amendment request in Planning Case 14-015. Associate Planner Bachler indicated that the campus has transitioned over the last few years into a more integrated component of the company’s global operations. As a result, the need for the existing approximately 1.2 million square feet of building space available on the campus has diminished. Boston Scientific has decided to reduce the overall amount of building area on its campus through the sale of Buildings A, B, and C, which are located in the southwest quadrant of the property. The facilities currently located in these three buildings would be consolidated within other buildings on the campus to improve operational efficiencies. Associate Planner Bachler reported that the proposed subdivision would create a 15.6 acre parcel (Lot 1) situated at the corner of Hamline Avenue North and County Road F that would include Buildings A, B, and C and Parking Ramp One, as identified on the Campus Master Plan. The second parcel (Lot 2) would be approximately 78 acres in size and would continue to function as the Boston Scientific campus. In order to accommodate the subdivision, Boston Scientific is requesting an amendment to the PUD. This amendment would accomplish two things: first, the existing PUD would be revised to reflect the change in property boundaries and the proposed updates to the Campus Master Plan; and second, a separate PUD for the Lot 1 would be created allowing the two sites to function independently. Associate Planner Bachler stated that the revision to the Campus Master Plan includes the removal of proposed Buildings H and G, which are currently shown being constructed where the lot division line has been proposed, and minor adjustments from the current campus plan to the location of future buildings and parking ramps on Lot 2. The overall density of building area ARDEN HILLS PLANNING COMMISSION – February 4, 2015 8 would be reduced as a result of the elimination of Buildings H and G. No additional buildings are proposed at this time on Lot 1. Associate Planner Bachler noted that the Campus Master Plan also shows modifications to the existing surface parking lot located between Buildings A, B, and C and Buildings E and D to create a clearly defined border along the property line between Lot 1 and Lot 2. This would be accomplished by removing existing bituminous surfaces and installing landscaping. A Site Plan Review would be required to be reviewed and approved by the Planning Commission and City Council before this work is undertaken. At that time, the City would evaluate items such as grading, landscaping requirements, and parking lot setbacks in detail. Boston Scientific expects to apply for a Site Plan Review in Fall 2015 or Spring 2016 to complete the necessary site modifications to demarcate the properties. Associate Planner Bachler commented that the Campus Master Plan indicates a future second access drive for Lot 1 on Hamline Avenue, just north of the existing entrance to this site. The new access is not being evaluated as part of this proposal. Boston Scientific has included this access drive as a possible option for a future property owner or tenant on the site depending on their needs. Construction of this access would require a Site Plan Review as well as approval through the Ramsey County Public Works Department. Associate Planner Bachler stated that the future development plan for the Boston Scientific Campus would be phased over the next 20 years. The construction of new buildings and parking ramps will be coordinated with the future growth of Boston Scientific Corporation. As is the case with the existing PUD, any new building construction or site modifications identified on the approved Campus Master Plan will require the submittal of a Site Plan Review for City Council approval prior to construction. Proposed construction or site modifications not conforming to the approved Campus Master Plan would require an amendment to the PUD. This requirement would apply to both Lot 1 and Lot 2. Associate Planner Bachler explained that 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. Associate Planner Bachler reported that in the original Master PUD approval, the City granted the Guidant Corporation flexibility in terms of their front yard setback, building height, structure coverage, and the number of principal buildings allowed on a single lot. The minimum front yard setback for the I-1 District is 55 feet and in the approved PUD, a 50-foot setback was permitted but was applied to the setbacks along all property lines, including rear and side lot lines. The 2002 Campus Master Plan included several proposed buildings with a height in excess of the 35- foot height maximum with the tallest, Building K, proposed at 135 feet. The maximum structure coverage allowed in the I-1 District is 30 percent and at full build out the Master Plan envisioned 32.7 percent structure coverage. Finally, the Zoning Code only permits one principal building per ARDEN HILLS PLANNING COMMISSION – February 4, 2015 9 lot. Under the PUD, Guidant was permitted to develop multiple principal buildings on a single parcel. Site Data Land Use Plan: Light Industrial and Office Existing Land Use: Light Industrial and Office Zoning: I-1: Limited Industrial / PUD Overlay Current Lot Sizes: 93.3 acres (Lot 1: 15.6 acres; Lot 2: 77.7 acres) Topography: Level Associate Planner Bachler reviewed the surrounding area, the Plan Evaluation, Zoning Code Review and Sign Code requirements. Associate Planner Bachler provided the Findings of Fact for review: 1. The applicant has requested approval of a Preliminary and Final Plat and an amendment to the PUD for the property at 4100 Hamline Avenue North. 2. The subdivision would create two new parcels (Lot 1 and Lot 2) within the existing Boston Scientific Campus plat. 3. The proposed subdivision is in conformance with the Subdivision Ordinance in Chapter 11 of the Arden Hills City Code. 4. A Master PUD was approved for 4100 Hamline Avenue North in Planning Case #02-025. 5. The applicant has requested an amendment to the PUD to reflect the change in the property boundaries, to update the Campus Master Plan, and to create a separate PUD for the proposed Lot 1. 6. The PUD process allows for flexibility within the City’s regulations through a negotiated process with a property owner. 7. Lot 1 and Lot 2 are located in the I-1 Limited Industrial Zoning District. 8. The proposed uses on Lot 1 and Lot 2 are permitted uses in the I-1 District. 9. The revisions to the Campus Master Plan are in substantial conformance with the original PUD approval granted by the City in Planning Case #02-025. 10. The PUD amendment is in substantial conformance with the requirements of the City’s Zoning Code. 11. Where the plan is not in conformance with the City’s Zoning Code, flexibility has been requested by the applicant and/or conditions have been placed on the approval that would mitigate the nonconformity. 12. The PUD amendment would grant flexibility for Lot 1 in terms of building height, front yard setback, and the number of principal buildings allowed on a lot. 13. The PUD amendment would grant flexibility for Lot 2 in terms of building height, front yard setback, structure coverage, and the number of principal buildings allowed on a lot. 14. The applicant has provided a Parking Calculation Plan that shows adequate “proof-of- parking” spaces on Lot 2 in the event that additional parking is needed. 15. The proposal will not adversely impact the surrounding neighborhood or the City as a whole. Associate Planner Bachler stated that staff is supportive of the request from Boston Scientific for a subdivision and amendment to the existing PUD for the campus. The subdivision will allow the company to consolidate their operations on their campus and improve overall efficiencies. ARDEN HILLS PLANNING COMMISSION – February 4, 2015 10 Additionally, the existing facilities on Lot 1 will offer an attractive corporate campus for a new company to relocate to. The PUD amendment is largely consistent with the original PUD approval in 2002 and is primarily needed to accommodate the subdivision and to adjust the location and footprint of a few of the proposed new buildings shown on the Campus Master Plan. If the Planning Commission votes to recommend approval of Planning Case 15-001, staff would recommend the following twelve (12) conditions be included in the approval: 1. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. The applicant and all subsequent owners of Lot 1 and Lot 2 shall continue to abide by the conditions of all previous Development Agreements, Master PUD approvals, and subsequent PUD Amendment approvals. 3. A PUD Amendment Agreement pertaining exclusively to Lot 2 shall be drafted by the City Attorney and shall be executed prior to the execution of the Final Plat. 4. A PUD Agreement pertaining exclusively to Lot 1 shall be drafted by the City Attorney and shall be executed prior to the execution of the Final Plat. 5. The applicant shall submit an agreement for shared management and maintenance of the stormwater facilities prior to the execution of the Final Plat. The agreement shall be subject to City Attorney approval. 6. The applicant shall file the Final Plat of Boston Scientific Campus with Ramsey County within 180 days of the date of the City’s approval of the Final Plat. 7. A Site Plan Review application for the modification of the parking area along the Lot 1 and Lot 2 property line shall be submitted prior to March 1, 2016, or an extension request shall be submitted in writing to the City at least forty-five (45) days prior to the expiration dated. 8. All necessary City permits for the removal of the existing skyway structure connecting Building B and Building E as depicted on the current Campus Master Plan shall be obtained prior to March 1, 2016, or an extension request shall be submitted in writing to the City at least forty-five (45) days prior to the expiration dated. 9. Prior to City approval of a Site Plan Review for Lot 2 that would result in more than an additional 211,940 square feet of new gross building space on Lot 2, the property owner shall be required to complete a traffic study, unless waived by the City Council. 10. New access to Hamline Avenue North shall require approval through the Ramsey County Public Works Department. A right-of-way permit will be required for any construction activity occurring within the County’s right-of-way. 11. New addressing of Lot 1 and Lot 2 shall be determined upon the sale of Lot 1 per the requirements of the Lake Johanna Fire Department. 12. Sprinkler and Fire Alarm testing shall be required prior to the occupancy of new tenants in Buildings A, B, or C. 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 ARDEN HILLS PLANNING COMMISSION – February 4, 2015 11 4. Table Chair Thompson opened the floor to Commissioner comments. Commissioner Jones requested further information on how Lots 1 and 2 would be separated. Associate Planner Bachler explained that Boston Scientific would be required to submit a Site Plan Review before completing any modifications to the parking lot along the Lot 1 and Lot 2 property boundary. Chair Thompson asked how Lot 1 would be managed if it were sold to a new owner. Associate Planner Bachler reported that staff has been working on this issue with the City Attorney. He stated that separate PUD Agreements would be created to cover the proposed Lot 2 and the proposed Lot 1. He indicated that the PUD Agreements would have to be signed prior to the execution of the Final Plat. Commissioner Neururer questioned how many additional parking spaces were being created. Associate Planner Bachler commented that Lot 1 was required to have 878 spaces for office space and 25 parking spaces for manufacturing. He reported that the site currently had 916 spaces and after the modifications the site would have 980 parking spaces. Community Development Director Hutmacher provided further comment on the parking situation with the Commission. Chair Thompson opened the public hearing at 7:52 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. There being no comment Chair Thompson closed the public hearing at 7:53 p.m. Commissioner Holewa moved and Commissioner Zimmerman seconded a motion to recommend approval of Planning Case 15-001 for a Preliminary Plat, Final Plat, and Planned Unit Development Amendment at 4100 Hamline Avenue North based on the findings of fact and the submitted plans as amended by the twelve (12) conditions in the February 4, 2015, report to the Planning Commission. The motion carried unanimously (6- 0). C. Planning Case 15-002; Preliminary and Final Plat, PUD Amendment and CUP Amendment – 3527-3557 Lexington Avenue North – Arden Plaza – Public Hearing Associate Planner Bachler stated that the City Council approved a redevelopment proposal for the Arden Plaza retail center in 2009 in Planning Case 09-011. The approved Master PUD included the demolition of an existing office complex, the subdivision of the parcel into four lots, and the construction of four new buildings over three phases. A total of 97,035 square feet of retail and commercial building space was approved for the Master PUD. Phase I of the PUD, ARDEN HILLS PLANNING COMMISSION – February 4, 2015 12 which included the development of a pharmacy in place of the office building, was also approved as part of this planning case. Associate Planner Bachler indicated that a subsequent PUD Amendment in 2011 (Planning Case 11-016) included a revised plat that combined two of the lots in the northeast corner of the site into a single lot for the development of the existing Walgreens Pharmacy. Phase I of the Master PUD was largely completed in 2012, and included the construction of the Walgreens building, modifications to parking and circulation within the retail center area, and the construction of stormwater bio-filtration basins required for the proposed build-out of the site. Associate Planner Bachler explained that prior to the City’s approval of the Master PUD for the retail center, a Conditional Use Permit (CUP) request from Frattallone’s Hardware was approved in Planning Case 97-009 for fencing a part of the parking lot on the property to allow for a seasonal garden sales area. A CUP was required because the Zoning Code does not specifically allow or prohibit outdoor garden sales as a use. The seasonal outdoor sales area continues to operate on the property, although the area was never fenced off as proposed and its footprint has expanded beyond what was originally approved by the City in the CUP. Associate Planner Bachler noted the Master PUD and subsequent amendment, along with the associated plans and the conditions of approval, remain valid. Neither Phase II nor Phase III of the approved Master PUD is being reviewed as part of this amendment request. The buildings included in these future phases would return to the Planning Commission and City Council for review and approval prior to development. Associate Planner Bachler commented that the first component of the application is the Preliminary and Final Plat to subdivide Lot 3 within the existing Arden Plaza plat into three separate parcels. Frattallone’s Hardware, which is a current tenant in the retail center, has approached Wellington Management regarding the purchase of its store and the existing outdoor garden center. To accommodate this, a new Lot 4 would be created comprised of the Frattallone’s portion of the building, the area occupied by the outdoor seasonal sales area, and related parking and service areas. Associate Planner Bachler reported that the new Lot 3 would be comprised of the remaining retail center, the primary parking area, access drives on County Road E and Lexington Avenue, and the stormwater pond at the southeast corner of the site. The common lot line between the remaining portion of the retail building on Lot 3 and the Frattallone’s Hardware store on Lot 4 would be defined by a demising wall. The definition of a demising wall is a wall used jointly by two parties erected upon a line dividing two parcels of land, each of which is a separate real estate entity. The City Building Official and the Lake Johanna Fire Department have been working with the property owner on the specifications of the demising wall and final building permits will be required prior to construction. Approval of the Final Plat will be conditioned on the issuance of a Certificate of Occupancy for the proposed remodeling work. Associate Planner Bachler stated that the new Lot 5 would include the future Building #4, which is proposed to be constructed in Phase III of the approved Master PUD, along with a small parking area. Lot 5 is located along Lexington Avenue. The proposed footprint of Building #4 has increased from the Master PUD approved in 2009. The submitted master site plan indicates ARDEN HILLS PLANNING COMMISSION – February 4, 2015 13 that this building would be 20,136 square feet in size, an increase of 2,136 square feet from the 2009 PUD approval. Associate Planner Bachler indicated that Wellington Management is requesting an amendment to the Master PUD to address the following items: • Account for the subdivision of Lot 3 within Arden Plaza into three separate lots. • Allow for the creation of a non-conforming parcel (Lot 4) that does not have frontage on a publicly dedicated street. • Include the proposed permanent outdoor seasonal sales area on Lot 4 within the Master Site Plan. • Increase the size of Building #4 on the proposed Lot 5 from 18,000 square feet, as approved in Planning Case 09-011, to 20,136 square feet. • Minor modification to the parking lot at the north end of the retail center to retain 12 existing parking stalls that are shown being removed on the Master Site Plan. Associate Planner Bachler reported that the submitted plans include a detailed Site Plan for the Frattallone’s seasonal sales area. The proposed outdoor garden center would measure 150 feet by 56 feet for a total area of 8,400 square feet. The existing bituminous surface on which the outdoor sales area is now located would be replaced with a four inch high concrete display curb. Fencing along the perimeter of the area would help define and separate the space from the adjacent parking and service areas. A six-foot tall ornamental fence is proposed along the north and east sides of the sales area and an eight-foot tall chain link fence on the south side. Associate Planner Bachler explained the CUP for the outdoor garden center use approved in 1997 remains valid. However, the applicant is seeking approval to expand the overall area of this use on the site. The Zoning Code requires that any enlargement or intensification of a conditional use shall require an amended permit and all procedures shall apply as if a new permit were being requested. Associate Planner Bachler noted that 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. Associate Planner Bachler commented that when a PUD is comprised of multiple lots, it is often treated as one continuous development. The development as a whole would be expected to meet the landscaping, stormwater, and other similar requirements. For example, one property in the PUD may have 60 percent building coverage, but the development as a whole may not exceed 50 percent building coverage to maintain conformance with the underlying zoning district. In order to maintain shared amenities such as parking spaces, access drives, and stormwater ponds the development is required to create a legal entity to manage and maintain the shared facilities. ARDEN HILLS PLANNING COMMISSION – February 4, 2015 14 Site Data Land Use Plan: Commercial Mixed Use Existing Land Use: Retail/Commercial Zoning: B-2: General Business District Current Lot Sizes: 12.55 Acres (546,717) Topography: The elevation of the lot is lower than Lexington Avenue. There is a stormwater pond in the southeast corner of the property. Associate Planner Bachler reviewed the surrounding area, the Plan Evaluation, the Zoning Code Review and B-2 District Design Standards. Associate Planner Bachler provided the Findings of Fact for review: Subdivision Findings 1. The applicant has requested approval of a Preliminary and Final Plat for the property at 3527-3557 Lexington Avenue North. 2. The subdivision would create three new parcels (Lot 3, Lot 4, and Lot 5) within the existing Arden Plaza plat. 3. The proposed Lot 3 and Lot 5 are in conformance with the Subdivision Ordinance in Chapter 11 of the Arden Hills City Code. 4. The proposed Lot 4 is not in conformance with the Subdivision Ordinance in Chapter 11 of the Arden Hills City Code because it is an interior parcel with no frontage on a publicly dedicated street. 5. The proposed Lot 4 is entitled to access and parking under an existing Reciprocal Easement Agreement (Doc. No. 2156888) that has been recorded against the property with Ramsey County. 6. The applicant has requested for flexibility through the PUD Amendment process for the proposed nonconforming Lot 4. PUD Amendment Findings 7. The applicant is requesting approval of an amendment to the Master PUD for the Arden Plaza property. 8. The original Master PUD for the development was approved in Planning Case #09-011. A subsequent PUD Amendment was approved in Planning Case #11-016. 9. The PUD Amendment is being requested in order to accommodate the proposed subdivision, to include an expanded outdoor seasonal sales area on the site, to increase the size of Building #4 to be constructed in Phase III, and to allow for minor modifications to the existing parking lot. 10. The PUD process allows for flexibility within the City’s regulations through a negotiated process with a developer. 11. The Arden Plaza development is located in the B-2 General Business District. 12. The City has adopted the Guiding Plan for the B-2 District that outlines future development principals for the area. 13. The City has adopted Design Standards for the B-2 District within the Zoning Code. 14. The Master PUD Amendment is in substantial conformance with the requirements of the City’s Zoning Code. 15. The Master PUD Amendment is in substantial conformance with the Guiding Plan for the B-2 District. ARDEN HILLS PLANNING COMMISSION – February 4, 2015 15 16. The Master PUD Amendment is in substantial conformance with the City’s Comprehensive Plan. 17. The submitted Site Plan for the Frattallone’s Hardware outdoor seasonal sales area is in conformance with the B-2 District Design Standards. 18. Where the plan is not in conformance with the City’s Zoning Code, flexibility has been requested by the applicant and/or conditions have been placed on an approval that would mitigate the nonconformity. 19. The application is not anticipated to create a negative impact on the immediate area or the community as a whole. CUP Amendment Findings 20. The City approved a Conditional Use Permit in Planning Case 97-009 for a 3,500 square foot outdoor garden sales area on the Arden Plaza site. 21. The proposed Frattallone’s Hardware outdoor sales area would measure 150 feet by 56 feet, or a total area of 8,400 square feet. 22. Section 1345.03 of the Zoning Code states that any enlargement or intensification of a conditional use not specifically permitted by the permit shall require an amended permit and all procedures shall apply as if a new permit were being requested. 23. Section 1355.04 Subd. 3 of the Arden Hills Zoning Code lists criteria for evaluating a Conditional Use Permit. 24. The proposal will have limited impacts on existing and anticipated traffic and parking conditions. 25. The proposal will not affect noise on the property. 26. The proposal will not affect glare, odors, vibration, smoke, dust, air pollution, heat, liquid and solid waste on the property. 27. The proposal will have limited impacts on drainage on the property. 28. The proposal will not affect the population density on the property. 29. The proposal is unlikely to significantly affect land values on the subject property or on neighboring properties. 30. The park dedication requirement does not apply in this case. Associate Planner Bachler stated that staff is generally supportive of the separate requests within Planning Case 15-002. The proposed subdivision should help with the marketing of the proposed Lot 5 for future development. While Lot 4 would not have frontage on a public street, the existing Reciprocal Easement Agreement for the development will guarantee access to Lot 4 in perpetuity. The amendment to the Master PUD to include an expanded and more permanent outdoor seasonal sales area for Frattallone’s Hardware will better define and formalize this activity within the development. Associate Planner Bachler indicated that staff does have concerns about certain site improvements that were scheduled to be finished during Phase I that have yet to be completed. Additionally, staff would recommend that the execution of the Final Plat be conditioned on the issuance of a Certificate of Occupancy for the building following the completion of the required demising wall between Lot 3 and Lot 4. These concerns are reflected in the recommended conditions of approval. If the Planning Commission votes to recommend approval of Planning Case 15-002, staff is recommending the following twenty-two (22) conditions of approval: ARDEN HILLS PLANNING COMMISSION – February 4, 2015 16 1. Prior to City Council review of Planning Case 15-002, the issue regarding the design and location of the demising wall between Lot 3 and Lot 4 shall be resolved to the satisfaction of the Building Official and Fire Marshall. 2. The applicant shall continue to abide by the conditions of all previous Master PUD Agreements, permits, and reviews, except as hereinafter amended. 3. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review by the Planning Commission and approval by the City Council. 4. A Development Agreement Amendment shall be prepared by the City Attorney and subject to City Council approval. The agreement shall be executed by all parties within the Arden Plaza development prior to the issuance of any building or development permits. 5. The final construction plans for the demising wall between the Frattallone’s Hardware store and the remainder of the Arden Plaza retail building shall meet the standards as outlined by the City Building Official in the memo dated January 29, 2015. 6. The execution of the Final Plat shall be conditioned on the demising wall construction between the Frattallone’s Hardware store and the remainder of the Arden Plaza retail building receiving final approval from the City Building Official. 7. Prior to the execution of the Final Plat, a copy of the supplemental declaration between Frattallone’s Hardware and Arden Plaza, LLC addressing the issues of drainage and driveway maintenance shall be provided to the City. 8. Prior to the execution of the Final Plat, a copy of an agreement addressing the Sewer and Water services provided to Lot 4 thought the building on Lot 3 shall be provided to the City. 9. Prior to the execution of the Final Plat, a copy of an agreement addressing the operation, maintenance, and ownership of all sanitary sewer, water, and storm sewer within the development, and the process by which future land use applications will be submitted to the City for properties within the development, shall be provided to the City. 10. The applicant shall file the Final Plat with Ramsey County within 180 days of the date of the City’s approval of the Final Plat. An extension request must be submitted in writing to the City at least forty-five (45) days prior to the expiration date. 11. The Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of site improvements including grading, utilities, and paving prior to the issuance of any development permits related to the construction of the outdoor seasonal sales area. The financial surety shall be in the form of a letter of credit issued by a FDIC- insured Minnesota bank, and be in a form acceptable to the City. The purpose of the letter of credit is to ensure that site improvements are completed in the event of a developer default. 12. The Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of site improvements including grading, utilities, and paving, prior to the issuance of any development permits related to the construction of the outdoor seasonal sales area. The escrow will be used for City costs related to review, approval, and inspection of site improvements or any costs incurred by the City in the event of a developer default. 13. Final grading and erosion plans shall be submitted to the City Engineer for approval prior to the issuance of any development permits related to the construction of the outdoor seasonal sales area. ARDEN HILLS PLANNING COMMISSION – February 4, 2015 17 14. The operations of the Bio-Filtration Area #2 identified on the Master Site Plan shall be corrected to the satisfaction of the City Engineer prior to the issuance of any development permits related to the construction of the outdoor seasonal sales area. 15. The City currently holds a Letter of Credit (American Bank Letter of Credit No. 2527) for the patching and seal coating of the parking lot next to the Frattallone’s Hardware store. This work shall be completed by September 30, 2015 or the LOC maturity date shall be extended. 16. The applicant shall construct the main parking area and landscaping improvements previously planned for Phase I prior to the issuance of a Certificate of Occupancy for either Building #2 or Building #4. 17. The fence around the perimeter of the outdoor seasonal sales area shall be made of wrought iron materials and shall not exceed six (6) feet in height. 18. No exterior signage shall be attached to the fence around the outdoor seasonal sales area. 19. The outdoor seasonal sales area must be an extension of and consistent with the applicant’s permitted principal use. 20. The outdoor seasonal sales area shall be used exclusively for the seasonal sale of nursery and garden items, including but not limited to flowers, plants, landscaping materials, and Christmas trees. 21. The site shall be kept in a neat and orderly fashion, free from litter, refuse, debris, junk, or other waste, which results in offensive odors or unsightly conditions. 22. No storage, displays, or sales shall be permitted outside of the outdoor seasonal sales area. 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 Bartel requested further information on the zero lot line setback. Associate Planner Bachler explained that lots are required to maintain certain rear, front, and side yard setbacks. He reviewed Section 1325 of the Zoning Code, noting the exception to the required side yard setback provided that a demising wall is used and if the adjacent buildings are constructed as an integral unit, as was the case with the Arden Plaza shopping center. Further discussion ensued regarding the property line, outdoor storage and future additions to the property. Commissioner Holewa questioned if the proposed eight-foot height of the fencing was at the applicant’s request. ARDEN HILLS PLANNING COMMISSION – February 4, 2015 18 Associate Planner Bachler stated that the applicant had requested an eight-foot chain link fence to be placed along the south side of the seasonal sales area. He reported that staff had concerns with the additional height and that it would be a chain link fence. Commissioner Bartel discussed the parking concerns on the Arden Plaza property and inquired if the proposed number of parking spaces was sufficient. Associate Planner Bachler reviewed the site plan with the Commission and commented that staff believed the proposed number of parking stalls was adequate. He reported that the exact parking needs for the future phases was uncertain at this time. Commissioner Zimmerman provided comment on how the parking and traffic from the future uses would impact this site. He questioned if the current traffic patterns would support the proposed use. Associate Planner Bachler noted that a traffic study was completed with the original PUD request. He commented that a similar amount of building space was being proposed for the site with the current PUD Amendment request. David Bergstrom, Wellington Management, provided comment on the zero lot line with regard to the shopping center. He noted that several parking spaces were lost on the site due to the Walgreens development. Commissioner Jones asked if any additional landscaping would be installed surrounding the seasonal sales area. Mr. Bergstrom explained that the seasonal sales area was a non-permeable surface at this time. He reported that the main focus of the PUD Amendment request was the proposed lot split. Tom Frattallone, Frattallone Hardware, discussed the design of the garden center with the Commission. He commented that a raised concrete area would surround this garden center in order to provide a platform for the fencing. He requested that Condition #22 be removed from the staff’s recommendation for approval. It was his opinion that this condition was holding his property to a higher standard than surrounding uses. Commissioner Holewa believed this was a reasonable request. Associate Planner Bachler supported amending the language within Condition #22 to allow for the continued use of the area under the canopy for outdoor display of merchandise. He was concerned about the outdoor sales continuing into the parking lot or service areas outside of the defined fenced-off garden center. Staff then discussed the requirements for outdoor storage in the B-2 Zoning District. Chair Thompson supported the outdoor storage for Frattallone’s remain in place as is. Chair Thompson opened the public hearing at 9:08 p.m. ARDEN HILLS PLANNING COMMISSION – February 4, 2015 19 Chair Thompson invited anyone for or against the application to come forward and make comment. There being no comment Chair Thompson closed the public hearing at 9:09 p.m. Commissioner Holewa asked if Wellington Management had any prospects for Lot 2. Mr. Bergstrom stated he was in negotiations with a business at this time. Commissioner Jones understood that the building was well screened and for this reason, he supported the outdoor storage. City Planner Streff reported that within the City Code, outdoor storage was only allowed as a conditional use in the I-2 district. Community Development Director Hutmacher stated if the Commission was in favor of allowing outdoor storage, staff could draft appropriate language. Chair Thompson was in favor of allowing outdoor storage on the south side of the building, so long as it did not extend into the parking lot. Commissioner Bartel believed that Frattallone’s was not interested in having outdoor storage along the front of their building, but rather the south side of the building. He discussed how the applicant was expanding their outdoor sales area on the site. Mr. Frattallone explained that he was not requesting any additional storage space than what has been used by his business for the past 17 years. Commissioner Zimmerman asked if bulk product would still be stored on the south side of the building. Mr. Frattallone stated bulk items would still be stored in this location. Commissioner Holewa was in favor of striking Condition #22. Chair Thompson agreed, but suggested that the Council make the final determination on this matter. Commissioner Holewa moved and Commissioner Jones seconded a motion to recommend approval of Planning Case 15-002 for a Preliminary and Final Plat, Planned Unit Development Amendment, and Conditional Use Permit Amendment at 3527-3557 Lexington Avenue North based on the findings of fact and the submitted plans, as amended by the twenty-one (21) conditions (striking condition #22) in the February 4, 2015, report to the Planning Commission, Commissioner Bartel asked how the property was altered by the Walgreens development. ARDEN HILLS PLANNING COMMISSION – February 4, 2015 20 Associate Planner Bachler discussed how the site was impacted by Walgreens. He noted that several parking spaces would be lost due to the expansion of the seasonal sales area, while several spaces on the north side of the retail center building would be retained through the PUD amendment. Commissioner Zimmerman stated that he could not support the removal of Condition #22 when this went against the City’s Zoning Code. Commissioner Holewa suggested that his motion be amended to reinstate Condition #22, with the word “no” deleted. Commissioner Holewa moved and Commissioner Jones seconded an amendment to reinstate Condition #22, with the word “no” deleted. Commissioner Zimmerman stated that the role of the Planning Commission was to uphold the City’s Zoning Code. Commissioner Holewa noted that the request before the Commission was a PUD, which allowed for some level of flexibility. Commissioner Jones stated that the applicant was only requesting to grandfather in a space for storage that was already being used for storing bulk items. Commissioner Bartel did not support the amendment. He suggested that the case be tabled to allow for the storage and parking issues to be further addressed by staff with the applicant. Community Development Director Hutmacher explained that this would allow for additional time for the staff to discuss the storage and parking concerns. She then discussed how tabling the matter would impact the applicant. If the Planning Commission chose to move forward with this item, she recommended Commissioner Holewa withdraw his original motion and friendly amendment, and that a new motion be made. Commissioner Holewa withdrew his motion and friendly amendment. Commissioner Holewa moved and Commissioner Jones seconded a motion to recommend approval of Planning Case 15-002 for a Preliminary and Final Plat, Planned Unit Development Amendment, and Conditional Use Permit Amendment at 3527-3557 Lexington Avenue North based on the findings of fact and the submitted plans, as amended by the twenty-two (22) conditions (noting only Lot 4 shall be allowed to have outdoor storage and sales) in the February 4, 2015, report to the Planning Commission, The motion carried 4-2 (Bartel and Zimmerman opposed). UNFINISHED AND NEW BUSINESS None. REPORTS ARDEN HILLS PLANNING COMMISSION – February 4, 2015 21 A. Planning Commission Comments and Requests Commissioner Jones discussed the size of the Planning Commission packet. He suggested that the packets be hand delivered by staff instead of sending them via US Mail as this would reduce postage costs. Chair Thompson stated she would be in favor of picking up her packet at City Hall as this would allow her to review the items in a more timely manner. Chair Thompson stated that the Planning Commission Work Session scheduled for this evening would be cancelled due to the late hour. She added that the discussion on the Planning Commission 2015 Work Plan would be moved to the Planning Commission Work Session on March 4th. B. Report from the City Council City Planner Streff updated the Planning Commission on City Council activities from their January 26, 2015, Regular Meeting. The City Council approved (5-0) Planning Case 14-032 for a Minor Subdivision, Lot Consolidation, and Variance at 4605 Prior Avenue and 4703 U.S. Highway 10. Approval of this case allows for the transfer of a 2,673 square foot portion of the Arden Manor property to the adjacent Big Ten Supper Club property. The Planning Commission reviewed Planning Case 14-032 on January 7, 2015, and recommended approval (5-1, Holewa). City Planner Streff stated that the City Council also approved (5-0) Planning Case 14-045 for a Site Plan Review requested by Frattallone’s Hardware for a reduction in the number of required parking spaces for their proposed office use at 1203 County Road E. The Planning Commission recommended approval (6-0) of this planning case on January 7, 2015. City Planner Streff explained that the City Council continued to discuss the draft TCAAP Redevelopment Code at their three January work session meetings. Discussions this past month have focused on Sections 6 and 7, which address site development and building design standards, and Section 3, which covers the administration of the Code. C. TCAAP Update Community Development Director Hutmacher reported the City Council has been continuing to meet weekly to discuss the TCAAP Redevelopment Code (TRC). The final draft of the TRC will be presented to the City Council at a work session on February 2, 2015. Over the past several weeks, the City has been working with its consultants to revise the draft land use map to reflect the Spine Road realignment and City Council direction regarding land uses. Key points to consider regarding the revised land use map are: • As additional data is developed, the exact acreage of development areas is fluctuating slightly. This affects the estimate of maximum residential units. Parcel sizes are expected to continue to fluctuate slightly until a final land use map is approved. • Please note that the size of development areas shown on the map excludes collector right- of-way. The size of districts/subzones on Table 1.0 below includes collector right-of-way since the City has defined gross density to include right-of-way. ARDEN HILLS PLANNING COMMISSION – February 4, 2015 22 • The Town Center and retail areas have been reconfigured to allow for parcel shapes and sizes that can be more easily developed. The Town Center retail area will be increased slightly in size to better accommodate retail uses. This will decrease the Town Center residential area by approximately 0.3 acres, which is not currently reflected on the draft land use map or Table 1.0. • The Town Center green space has been reshaped to allow a continuous green space from the retail area through the Town Center. Diagonal parking in front of the retail areas along the east/west connector would provide convenient parking for those businesses. • A legend will be added to the next draft, which provides labels for each of the land use categories. Community Development Director Hutmacher stated at a meeting on January 20, 2015, Ramsey County requested that the City delay its approval of the TRC and distribution of the TCAAP Comprehensive Plan Amendment for adjacent city and Metropolitan Council review until a “fit test” could be completed. The County’s stated purpose of the fit test is to: • See how the neighborhoods meet the City’s and County’s shared vision; • Offer the market a more complete view of the TRC; and • Add financial perspective for the TRC and County marketing efforts through a market study. Community Development Director Hutmacher indicated the City Council agreed to postpone its final approval of the TRC, but requested that the fit test not be initiated until the City Council had tentatively approved the TRC. Work on the fit study is expected to take up to 60 days following the City Council’s completion of work on the TRC. Ramsey County has offered to pay for this study. Community Development Director Hutmacher stated following presentation of the final draft TRC to the City Council on February 2, 2015, the City Council and staff will be working to schedule additional review meetings or workshops prior to the Council’s tentative approval of the document. Once the schedule is better defined, a longer-term schedule for the fit test and final approval will be compiled. Public hearings for the TRC and Comprehensive Plan Amendment will be scheduled following the completion of the fit study. D. Staff Comments Chair Thompson reported that since the February 18th Special Planning Commission meeting has been canceled and will be rescheduled at a later date, she requested the Commission members to email staff with any comments or questions on the draft TRC. Planning Commissioners are not to copy other members of the group with their comments. ADJOURN Commissioner Holewa moved, seconded by Commissioner Bartel, to adjourn the February 4, 2015, Planning Commission Meeting at 9:58 p.m. The motion carried unanimously (6-0).