HomeMy WebLinkAbout02-21-07 '!Tt
, DEN HILLS
ECONOMIC DEVELOPMENT COMMISSION
WEDNESDAY, February 21, 2007
7:30 a.m.
Council Chambers, Arden Hills City Hall
I. CALL MEETING TO ORDER
II. ROLL CALL
III. APPROVAL OF MINUTES
A. January 17, 2007
IV. ARDEN PLAZA UPDATE — Steve Wellington, Wellington Management
V. I-FLEX ZONE DISCUSSION — James Lehnhoff
i
VI. BUSINESS RETENTION EVENT — Chair Kunkel/Karen Barton
A. Location — ls �i pf prY�.f 6 --
B. Finalize Agenda —
VII. ECONOMIC DEVELOPMENT STRATEGIC PLAN — Chair Kunkel
A. Key strategic goals
B. Presentation to City Council (what/when)
VIII. UNFINISHED BUSINESS
A. EDC Vacancy --�
B. TCAAP Update
•
City of Arden Hills
1245 West Highway 96 • Arden Hills Minnesota 55112
Phone 651.634.5120•Fax 651.634.5137
www.ci.arden-hills.mn.us
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EN HILLS
CITY OF ARDEN HILLS, MINNESOTA
ECONOMIC DEVELOPMENT COMMISSION
January 17, 2007 7:30 A.M.
CITY HALL -- 1245 WEST HIGHWAY 96
Karen Barton called the meeting to order at 7:42 a.m.
Those in attendance: Dale Beane,Nancy Kneeland, Jim Paulet, Rob Davidson,Mayor
Harpstead. Staff: Community Development Director Karen Barton.
Absent: Bruce Kunkel, Kevin Kelly, Ray McGraw, Chris Ashbach Ed Werner
Approval of Minutes
December 20,2006 minutes approved (no changes).
Business Retention
Jim Paulet contacted Dave Reimer at Boston Scientific regarding hosting a business retention
meeting on March 29. Dave indicated that due to the current changes at Boston Scientific, he
wasn't sure if they'd be able to host. Jim will follow-up with him.
Rob Davidson indicated he would contact Anchor Bank as an alternate if Jim is unable to secure
the date with Boston Scientific.
The EDC proposed the following agenda for the event:
■ Meet the New Mayor
■ Networking
■ City Update(current projects/TCAAP)
■ `Business Spot Light...
Nancy Kneeland suggested possibly getting speakers, such as State Representatives or
Department of Health and Human Services Reps, to attract the larger businesses.
It was also suggested that we have name-tags and a sign-in sheet at the next event.
Mayor Harpstead suggested that staff create a Community Development Departmental directory
with photos of the staff and contact information to distribute at the meeting.
Strategic Planning/Goal Setting
The EDC recommended the following goals for 2007:
■ Expansion of the Business Retention Program •
EDC Meeting
January 17, 2007
Page Two
•
■ Improved Communication between the EDC and Council
■ Research and implement creative redevelopment programs
■ Approval of the Economic Development Strategic Plan key strategies
EDC Vacancies
Karen Barton stated that there is currently one vacancy on the EDC. The City has three
applicants for the vacancy. Chair Kunkel, Mayor Harpstead and Ms.Barton will be interviewing
the candidates in the coming weeks.
TCAAP Update
Karen Barton gave a brief update on the status of the TCAAP purchase.
The next EDC meeting will be February 21" at 7:30 am at the City Hall_
Meeting adjourned at 9:20 am
• Minutes approved by:
Bruce Kunkel,Chair
Karen Barton, Community Development Director
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•
EN HILLS
MEMORANDUM
DATE: February 6, 2007
TO: Karen Barton, Community Development Director
Economic Development Commission
FROM: James Lehnhoff, City Planner
SUBJECT: Red Fox/Grey Fox Business Area& Zoning
There are 51 properties in the business area bounded by County
Road E to the south, Interstate 694 to the north, Highway Zone Acres Properties
51/Hamline Avenue to the west, and Lexington Avenue to the east. B-2 25.6 13
Those 51 properties include approximately 157 acres in four zones: B-3 44.2 18
• B-2, B-3,B-4, and I-Flex B-4 21.1 9
I-Flex 65.8 11
The attached map shows the properties within the study area and 156.81 51
an identification number for each property. The attached spreadsheet includes the corresponding
identification number along with the lot size, owner information, physical address, land value,
building value, total value, 2005 tax collections, and tax address. The property information is
provided by Ramsey County.
All properties in the I-Flex, B-3, and B4 Zones require a conditional use permit or site plan
review to construct new buildings, modify the building's exterior, or modifying the site. The
zoning information below is from Section 1320 of the Zoning Code and includes the purpose of
the zone and any special development standards for the zone.
I-FLEX D tSTRICT
Purpose of District:
1. To preserve, protect, enhance and perpetuate existing development in the district.
2. To attract new development that is compatible with existing development in the district in
terms of use, performance, character, quality and appearance of buildings and sites.
3. To permit only those uses that will have traffic generation characteristics that are
compatible with existing development in the district and that will ensure reasonable
traffic operation on streets in the vicinity.
4. To encourage new site development that will be compatible with existing site
development standards of existing development in the district.
5. To promote flexibility in land uses and site development standards to achieve the •
objectives of the I-Flex District.
I-Flex District Development Standards
1320.12 Special Requirements for the ]-Flex District.
Subd. 1 Procedure. The application and the administrative and review procedure
established in Section 1355.04 Subd 3, Conditional Use Permits, and Appendix A,
Procedural Manual shall be followed for all development that involves new building
construction, modification of a building's exterior, or modification of the site. This
provision is subject to any modifications or additions set forth in this Section. The
prescribed procedure may be modified by the City to allow planning flexibility and to
encourage cooperative dialogue between the applicant and the City.
Subd.2 Permitted Uses. Permitted uses are allowed as specified on the Land Use
Chart, Section 1320.05, for the I-Flex District.
Subd.3 Uses allowed by Conditional Use Permit.
A. Permitted principal uses, if construction of a new building,
modification of a building's exterior, or modification of the site is
involved.
B. Used allowed by Conditional Use Permit as specified on the Land Use .
Chart, Section 1320.05, for the I-Flex District.
C. Wholesaling and warehousing if such use is wholly contained within a
building and occupies not more than fifty (50) percent of the gross floor
area of the building in which it is located.
D. Wholesaling, warehousing and related accessory uses which were in
existence in April 1991 issued a Conditional Use Permit, which will allow
such uses to continue on the site, or within any existing or expanded
facilities or improvements thereon, provided that the ratios of conditional
uses to the gross floor area of the building do not exceed the ratios existing
as of the date hereof. The Conditional Use Permit shall define the scope
and ratios of existing uses and may be amended in compliance with the
procedural requirements of Section 1355.04 Subd 3 relative to Conditional
Use Permits.
E. Manufacturing or processing that generates hazardous waste with a
valid hazardous waste generators license from the Ramsey County Public
Health Department or other licensing agencies having jurisdiction.
Subd.4 Prohibited Uses. Some land uses are not compatible with the stated
purpose of this district and will not be allowed. The following uses are prohibited:
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A. Residential uses, except those required for safety and security reasons
in relation to the principal use.
B. Open sales, rental or storage uses or lots.
C. Vehicular sales, lease, rental or repair.
D. Truck terminals, freight terminals and freight forwarding services.
E. Bulk storage buildings, yards and terminals, including but not limited
to forest, metal, concrete, agricultural and petroleum products; chemicals
and similar products.
F. Manufacturing or processing that generates hazardous waste without a
valid hazardous waste generator license from the Ramsey County Public
Health Department or other licensing agencies having jurisdiction.
Subd.5 District Requirements: (The district requirements in Section 1320.06 for
the I-Flex District will apply). To further accomplish the stated purpose of the ]-Flex
District, developers are encouraged to plan their sites in the spirit of the purpose and
intent of the Planned Unit Development provision in Section 1320.14. At the time of
submittal for the Conditional Use Permit and Site Plan Review, the applicant shall
identify modifications to the standard zoning requirements otherwise applicable to the
site and the reasons why the modifications would be in the public interest and would
be consistent with the purpose of the district.
Subd.6 Building Exteriors, Site Features and Site Development. Accomplishing
the stated purpose of the I-Flex District requires particular concern for the design of
buildings, site features (such as landscaping, lighting, and signage) and site design.
The arrangement, geometry, massing, materials and colors shall be responsive to
existing buildings, site features and site design on adjoining sites in the district. The
City Council will make the final determination on the compatibility and consistency
with this provision.
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B-2 GENERAL BUSINESS DISTRICT •
Purpose of District
I. To group compatible retail and service business uses which will tend to draw trade that is
naturally interchangeable and so promote business prosperity.
2. To provide an adequate supply of businesses and professional service areas to meet the
needs of the residents.
3. To promote a high quality of total commercial development and design that produces a
positive visual image.
4. To minimize the effects of traffic congestion, noise, odor, glare and similar safety
problems
Development Standards
None.
•
4
• B-3 SERVICE BUSINESS DISTRICT
Purpose of District
1. To accommodate an adequate supply of businesses and services that serve the community
and motorists traveling through the community with a broad range of services and goods.
2. To provide locations for uses that may be incompatible with retail centers, thereby
keeping the retail centers compact and convenient.
3. To keep services in close proximity to arterial streets or highways in areas that are
appropriately designated on the Comprehensive Plan.
4. To encourage grouping of compatible and mutually supportive business uses and
services.
5. To promote business prosperity.
6. To establish a high standard of development and design that produces a positive visual
image and minimizes the effects of traffic congestion, noise, odor and glare.
7. To allow a transitional reuse of existing buildings until market conditions warrant
redevelopment.
8. To enhance redevelopment potential by prohibiting uses that would impede
redevelopment.
9. To ensure acceptable traffic operations on local streets
10.To promote flexibility in land uses and site development standards to achieve the
purposes of the district.
Development Standards
1320.09 Special Requirements for the B-3 Service Business District.
Subd. 1 Procedure. The application and the administrative and review procedure
established in Section 1355.04 Subd 3, Conditional Use Permits and in Appendix A,
Procedural Manual, shall be followed for all development that involves new building
construction, modification of a building's exterior or modification of the site.
Conditional use permits are not required for permitted uses that occupy approved
buildings that do not require exterior building modification or site modification. This
provision is subject to any modifications or additions set forth in this Section. The
prescribed procedure may be modified by the City to allow planning flexibility and to
encourage cooperative dialogue between the applicant and the City.
Subd.2 Permitted Uses. Permitted uses are allowed as specified in the Land Use
Chart, Section 1320.05, for the B-3 District.
Subd.3 Uses Allowed by Conditional Use Permit.
A. The above permitted uses, if construction of a new building,
modification of a building's exterior, or modification of the site is
involved.
B. Uses allowed by Conditional Use Permit as specified on the Land Use
Chart, 1320.05, for the B-3 District.
5
Subd. 4 Special Regulations for Drive-in Businesses and Fast Food Restaurants in •
the B-3 District. Section 1325.04 of this Code, specifies additional requirements for
drive-in businesses, fast food restaurants and automobile service stations. This
paragraph (Subd. 4) is a provision whereby the proximity requirement of one
thousand three hundred and twenty (1,320) feet between drive-in businesses or fast
food restaurants may be waived if the following conditions are met:
A. The operation consists of one or more drive-in businesses or fast food
restaurants and is an integral part of a building containing one or more
other allowed uses, or the operation is part of an architecturally unified
"food court" or "drive-in service court" complex containing two or more
restaurants, fast food restaurants or drive-in businesses.
B. Shared access drives and shared parking are utilized by all such
restaurants, fast food restaurants or drive-in businesses in said building or
complex.
C. Only one "food court" or "drive-in business court" or building
containing fast food restaurants or drive-in businesses will be allowed in
addition to one freestanding fast food restaurant.
D. The architecture and the site, grading, circulation, landscaping,
screening and signage plans shall unify the appearance and function of the
complex or building.
E. A "fast food court" or "drive-in business court" may consist of one or
more buildings on one or more parcels if the intent of providing a unified
appearance and function is not compromised.
Subd. 5 District Requirements: (The district requirements in Section 1320.06 for
the B-3 District will apply). To further accomplish the stated purpose of the B-3
District, developers are encouraged to plan their sites in the spirit of the purpose and
intent of the Planned Unit Development provision in Section 1320.14. At the time of
submittal for the Conditional Use Permit and Site Plan Review, the applicant shall
identify modifications to the standard zoning requirements otherwise applicable to the
site and the reasons why the modifications would be in the public interest and would
be consistent with the purpose of the district.
Subd.6 Building Exteriors, Site Features and Site Development. Accomplishing
the stated purpose of the B-3 Service Business District requires particular concern for
the design of buildings, site features (such as landscaping, lighting, and signage) and
site design. The arrangement, geometry, massing, materials and colors shall be
responsive to existing buildings, site features and site design on adjoining sites in the
district. The City Council will make the final determination on the compatibility and
consistency with this provision.
6
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• B-4 RETAIL CENTER DISTRICT
Purpose of District
I. To meet retail shopping needs of the surrounding community by providing a district that
will accommodate a wide range of retail goods and services.
2. To promote business prosperity by creating an attractive and functional retail center.
3. To provide an integrated retail trade center that groups compatible retail uses in one or
more multiple-occupancy buildings. Free standing, single-occupancy buildings will be
allowed if planned and constructed as part of a unified development that contains a retail
center or is developed after such a retail center is developed.
4. To produce a positive visual image by establishing a high standard of design and
development.
5. To allow transitional uses that will allow an orderly phasing out of existing uses and
development that are not appropriate in a contemporary retail center and a phasing in of
uses and development as warranted by market conditions.
6. To encourage grouping of uses that are mutually supportive and have similar require-
ments for vehicular and pedestrian accessibility and exposure.
7. To alleviate potential traffic congestion on local streets by the design of the circulation
pattern and arrangement of uses.
Development Standards
1320.10 Special Requirements for the B-4 Retail Center District.
Subd. 1 Procedure. The application and the administrative and review procedure
established in Section 1355.04 Subd 3, Conditional Use Permits and in Appendix A,
Procedural Manual, shall be followed for all development that involves new building
construction, modification of a building's exterior, or modification of the site. This
provision is subject to any modifications or additions set forth in this Section. The
prescribed procedure may be modified by the City to allow planning flexibility and to
encourage cooperative dialogue between the applicant and the City.
Subd.2 Permitted Uses. Due to the replacement, reuse or redevelopment nature of
potential development in this district, the list of 1-2 permitted uses as of April 1991,
that are not permitted in the 114 District, will be allowed in buildings existing in
April 1991 as permitted uses until redevelopment or replacement of the building or
buildings housing such uses occurs. Such uses will not be allowed in buildings
constructed after April 1991. The permitted uses on the Land Use Chart, Section
1320.05, in the B-4 District will be permitted either as replacement uses in buildings
existing as of April 1991 or as uses in replaced or redeveloped buildings.
Subd.3 Uses Allowed by Conditional Use Permit. Due to the replacement, reuse
or redevelopment nature of potential development in this district,the existing I-2 uses
allowed by conditional use permit as of April 1991 will be allowed to continue as
conditional uses until redevelopment or replacement of the building or buildings
housing such uses occurs. No new I-2 uses by conditional use permit will be allowed
unless those uses are permitted or allowed by conditional use permit in the B-4
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District. The uses allowed by Conditional Use Permit on the Land Use Chart, Section
1320.05, in the B-4 District will be allowed by conditional use permit either as
replacement uses in buildings existing as of April 1991 or as uses in replaced,
redeveloped or new buildings.
Subd.4 Special Regulations for Drive-in Businesses and Fast Food Restaurants in
the B-4 District. Section 1325.04 of the Zoning Ordinance, specifies additional
requirements for drive-in businesses, fast food restaurants and automobile service
stations. This paragraph (Subd. 7) is a provision whereby the proximity requirement
of one thousand three hundred and twenty (1,320) feet between drive-in businesses or
fast food restaurants may be waived if the following conditions are met:
A. The drive-in business or fast food restaurant operation is an integral
part of a building containing one or more allowed uses and the drive-in
business or fast food restaurant is clearly secondary to other principal uses
in the building.
B. The architectural treatment, circulation plan and signage system of
such drive-in business or fast food operations are designed to be visually
and functionally an integral part of the building and site in which they are
located.
Subd.5 District Requirements. The requirements below are established for
development of individual "lots" and for the overall development of "planned
projects". "Lots" are individual parcels on which may be placed a single building
(either single or multiple-occupancy). "Planned projects" are sites on which may be
placed (a) A single or multi-occupancy retail center; (b) Two or more free-standing,
single or multiple-occupancy buildings;or(c)A combination of(a) and (b).
A "retail center" is a single building housing either several retail outlets or a single
retail outlet with several departments. In a "planned project" individual lots may be
created for separate buildings or parts of buildings but separate buildings are not
required to be located on separate lots. To allow maximum development creativity
and flexibility, regulations such as lot area, side and rear yard building and parking
setbacks, Floor Area Ratio (F.A.R.), number of parking spaces, percent of landscape
area, etc., may be modified for individual parcels and interior lot lines within a
project. However, the regulations for these same items must be met for the total
project area and exterior project lot lines.
A. Minimum Lot Area Requirements:
1. Multiple-occupancy retail center: 5 acres
2. Free-standing, single or multiple-occupancy building: 2 Acres
B. Maximum Bulk Requirements:
1. Height: 35 feet
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2. Floor area ratio (F.A.R.): .30
3. Lot coverage by structure: 25%
C. Minimum Landscaped Area: 25%
D. Minimum Building Setbacks:
1. Front yard and exterior project Iines: 50 ft
2. Side yard: 20 feet
3. Rear yard: 20 feet
Subd.6 Building Exteriors, Site Features and Site Development. Accomplishing
the stated purpose of the B-4 District requires particular concern for the design of
buildings, site features (such as landscaping, lighting and signage) and site design.
The arrangement, geometry, massing, materials and colors shall be responsive to
existing buildings. The City Council will make the final determination on the
compatibility and consistency with this provision.
A. Landscaping (GB District regulations, Section 1320.13, shall apply)
B. Parking (GB District regulations, Section 1320.13, shall apply)
C. Signs (GB District regulations, Section 1320.13, shall apply)
D. Lighting (GB District regulations, Section 1320.13,) shall apply)
E. Pedestrian Circulation: All development within the B4 District shall
incorporate pedestrian improvements, which may include more specific
City requirements that become apparent in the plan review process.
F. Drainage /Water Management Plan: A plan must be submitted with
each project or lot development in the B-4 District. The plan must be
approved by the Rice Creek Watershed District, other agencies as
required, and by the City Engineer. On-site ponding is encouraged as a
visual and functional amenity. Two or more lots or projects may
coordinate their plans for their mutual benefit.
ATTACHMENTS
■ Zoning Map of Red Fox/Grey Fox Business Area
■ Property Information Spreadsheet
9
Red Fox - Grey Fox
Business Area
B-2-General Business District
1s
�• B-3-Service Business District sQ
B-4-Retail Center District
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City of Arden Hills Chapter 13 Zoning Code
space objectives of the GB District, mixed use projects shall conform
with the following relationships, F.A.R., building height, and
landscape lot area.
Minimum Maximum Minimum
Building Height Project Landscape
In Stories F.A.R. Lot Area
3 0.5 35%
2 0.4 35%
1 0.3 35%
Proj. F.A.R. =F.A. Bldg. 1 +F.A. Bldg. Bldg. 2 + ...F.A. Bldg. n
A
Where: F.A. =Total Floor Area in Square Feet
n =Total Number of Buildings
A =Project Area in Square Feet
B. Building Height and Setback. To accomplish the intensity and scale of
development consistent with the defined purpose of the GB District,
multi-story buildings will be encouraged.
1. Building height will be regulated only as it affects the safety of
occupants, compatibility with other uses and buildings, and other City and
District requirements.
2. The use of stepped building heights is encouraged to provide visual
transition. This applies to both multi-building complexes and single
buildings.
3. The location of buildings relative to their heights will consider views
and relationship from within the GB District and from public and private
areas off the site.
4. Minimum building setback requirements are fifty (50) feet from all
streets and exterior project property lines and twenty (20) from all interior
property lines, except that interior lot line setback requirements may be
modified by the city in the project review process if specific conditions of
the project plan justify modification.
C. Landscaping. Appropriate and unified landscaping is essential to
effectively meet the defined purpose of the GB District.
1. A landscape plan shall be submitted as required in Appendix A,
Procedure Manual.
Section 1320—District Provisions
Adopted:November 13,2006
Page 28 of 37
City of Arden Hills Chapter 13 Zoning Code
2. Special landscape enhancement of views from I-694 and I-35W will be
required.
D. Building Exteriors. The appearance of buildings is the most important
component in land development. Accomplishing the stated purpose of the GB
District requires particular concern for building design.
1. The arrangement, geometry and massing of individual buildings shall
be responsive to the arrangement, geometry and massing of the whole of
the GB District.
2. Exterior building treatment (wall surfaces) shall be of brick, stone,
glass or any combination thereof, except trim and accessories may be
metal.
3. Materials and colors selected for any individual building shall be
compatible with other buildings in the GB District.
4. All service entrance areas, mechanical equipment and trash handling
devices shall be screened from adjacent building and off-site visibility.
5. A "campus" plan arrangement is hereby encouraged and a "signature"
building is considered desirable.
E. Parking. Parking requirements contained in Section 1325.06 shall apply.
However, these requirements may be adjusted by the City in the project
review process if the changes will more effectively accomplish the stated
purpose of the GB District.
Surface parking shall maintain a fifty (50) foot landscape setback from all
public streets and a twenty (20) foot landscaped area from exterior project
property lines, except for access drives that may cross the setback area. Since
the intent of this parking setback is to provide visual separation for large scale
developments service stations with retail sales and services and with a car
wash shall be exempt for this particular requirement and instead shall be
required to meet the general parking setback requirements (a twenty (20) foot
parking setback from any public street or right-of-way and a five (5) foot
parking setback from any side or rear property lines) as stated in Section
1325.06.
F. Traffic Impact Study. The City has determined that the traffic capacity of
the interchange at I-35W and State Highway 96 will impose limitations on
traffic generated within the GB District. In order to maintain the functional
capacity of the area road system,both internal and external traffic and parking
plans and traffic generation studies prepared by registered traffic engineers
will be required for all project within the GB District.
•
Section 1320—District Provisions
Adopted:November 13,2006
Page 29 of 37
r
City of Arden Hills Chapter 13 Zoning Code
G. Signs. Signs will be regulated by the Arden Hills Sign Code subject to
any modifications or additions contained herein. To promote the purpose of
the GB District:
1. A sign plan shall be submitted in connection with the site plan or PUD
Master Plan that shows the location, type, size and design of the individual
signs.
2. Deviation from the standard regulations shall be allowed only after the
applicant demonstrates, and the City concurs, that the deviation is essential
to further the purpose of the GB District
3. Any billboard located in the GB District may be expanded, altered,
relocated or otherwise modified solely upon written approval of the City,
provided the expansion, alteration, relocation or modification is authored
by the City of Arden Hills in connection with a transaction which will
result in a net reduction in the number of billboards or in the aggregate
sign face area of the billboards, located within the GB District.
H. Lighting. Exterior lighting shall be provided for the safety and
convenience of occupants and visitors.
1. The source of illumination shall be hooded, concealed or controlled in
a manner so as not to be visible from adjoining lots, streets or highways or
residential areas east and south of Round Lake.
2. Accent lighting of buildings and sites may be permitted by the City.
3. A lighting plan shall be submitted that shows location, type of
illumination and design.
I. Pedestrian Circulation. All development within the District shall install
pedestrian improvements in accordance with the NE 1-694/I-35W Plan
approved by the City. Other pedestrian sidewalks and trails may be required
by the City.
J. Drainage, Wetlands and Flood Plain. A water management plan must be
submitted for each project in the GB District. The plan must be approved by
the Rice Creek Watershed District, other agencies as required and by the City
Engineer.
1. On-site ponding is encouraged as a visual and functional amenity.
2. Two or more projects may coordinate their water management plans
for their mutual benefit.
•
Section 1320—District Provisions
Adopted:November 13,2006
Page 30 of 37