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HomeMy WebLinkAbout12-07-16 PC Approved: February 8, 2017 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, DECEMBER 7, 2016 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, Nick Gehrig, Steven Jones, and Clayton Zimmerman. Absent: Commissioner Angela Hames, James Lambeth and Phillip Neururer. Also present were: Interim City Planner Eric Zweber and Mayor Grant. APPROVAL OF AGENDA – DECEMBER 7, 2016 Chair Thompson stated the agenda will stand as published. APPROVAL OF MINUTES November 9, 2016 – Planning Commission Regular Meeting Commissioner Jones requested the discussion regarding the entrance and retaining wall from County Road F be added to the minutes. Commissioner Jones moved, seconded by Commissioner Bartel, to approve the November 9, 2016, Planning Commission Regular Meeting as amended. The motion carried unanimously (5-0). PLANNING CASES A. Planning Case 16-023; Former Twin Cities Army Ammunition Plant (TCAAP) Comprehensive Plan Amendment and Amendment to the TCAAP Redevelopment Code – Public Hearing ARDEN HILLS PLANNING COMMISSION – December 7, 2016 2 Interim City Planner Zweber stated In July 2015, the City adopted the TCAAP Redevelopment Code and Regulating Plan Map in order to guide the redevelopment of the 427-acre TCAAP site (Planning Case 15-015). The City also approved an amendment to the 2030 Comprehensive Plan at this time to incorporate the goals and policies within the TCAAP Master Plan and to ensure consistency between the Comprehensive Plan and the newly adopted zoning for the site. Interim City Planner Zweber explained the Joint Development Authority (JDA) selected Alatus, LLC as the Master Developer for the TCAAP property in May 2016. The JDA, which is made up of elected officials from the City and Ramsey County, is the body that will oversee the redevelopment of TCAAP. Interim City Planner Zweber indicated the Master Development Team has met in a series of work sessions with the City Council beginning in August 2016 to present their Master Plan for the site. In order to implement this plan, the Developer has identified areas within the TCAAP Redevelopment Code and Regulating Plan that would need to be amended. The changes to the zoning regulations would also necessitate a corresponding amendment to certain sections of the Comprehensive Plan. Interim City Planner Zweber reported the Comprehensive Plan is a policy document that reflects the City’s value system and creates a framework for the future by providing an overall vision for the City. Beyond these broad goals, the City adopted specific language into its 2015 Comprehensive Plan Amendment that acknowledged that the City would likely modify the Comprehensive Plan and Master Land Use Plan after a Master Developer was selected in consultation with that developer’s plans. Interim City Planner Zweber commented as part of the Comprehensive Plan Amendment, changes to the Future Land Use Map are requested for the designations Neighborhood Residential, Town Center, Retail Mixed-Use, Office Mixed-Use, Flex Office, Public and Institutional, Utility, and Parks and Open Space is being proposed. No changes are requested for the Campus Commercial designation and the Neighborhood Transition designation is requested to be removed from the Future Land Use map and the Comprehensive Plan. The Developer has proposed a 1.6-acre Civic space in the TCAAP Redevelopment Code (TRC) which is being proposed within the existing Public and Institutional designation. Interim City Planner Zweber stated the proposed Comprehensive Plan Amendment also includes updates to the following chapters and appendixes within the Comprehensive Plan to ensure compatibility with the TCAAP Master Plan: Chapter 5 – Twin Cities Army Ammunition Plant (TCAAP) Property Chapter 5 outlines the City’s policies regarding the redevelopment of the TCAAP property. The updates to this Chapter include updating the acreages of the land use designations, the status of the cleanup, status of infrastructure improvements, the selection of the Master Developer and the updates to the TRC reviewed at tonight’s public hearing. Chapter 6 – Land Use Chapter 6 outlines the City’s policies regarding land use. This chapter evaluates existing land uses and sets a vision for how the community should change over time. The Future Land Use Map and land use classifications have been updated to include the land use districts identified in ARDEN HILLS PLANNING COMMISSION – December 7, 2016 3 the TRC. The section on development capacity and net residential density has also be revised to reflect the forecasted number of residential acreage and units for the TCAAP site. Chapter 7 - Housing Chapter 7 discusses policies to maintain the existing housing stock and the construction of new housing, including at the TCAAP site. The updates include an update to the acreages and overall density of the residential development with the TCAAP site. Chapter 9 – Parks and Recreation Chapter 9 discusses the existing regional and local park and recreation system and the proposed upgrades to the City’s parks and pathways. This chapter has been updated to include the proposed trail improvements and required public parks and open spaces for the TCAAP redevelopment. The update includes adding the revised parks to the Existing and Proposed Park and Pathway System map. Appendix H – Zoning District Regulations Appendix H in the Comprehensive Plan outlines all zoning districts within the City. It should be noted that the proposed Comprehensive Plan Amendment (CPA) will be contingent on final approval from the Metropolitan Council. Interim City Planner Zweber turned the discussion to the TCAAP Regulating Plan Amendments. He reported the City Council adopted a Regulating Plan in 2015 that provided the zoning for the 427 acre TCAAP parcel. The second component of Planning Case 16-024 is the rezoning of the 427 acre TCAAP parcel, based on the proposed Regulating Plan that has been included in the TCAAP Redevelopment Code (TRC). The zoning districts depicted on the Regulating Plan for different areas within the TCAAP site will be incorporated within the City’s official Zoning Map. While the Comprehensive Plan Amendment will lay out the proposed future land uses for the TCAAP property, the revised Zoning Map will identify the specific zoning districts through which the land uses and goals for the TCAAP redevelopment will be implemented. He noted a pedestrian friendly walk-way that was mistakenly left off the plan. Staff reviewed the differences in the projected residential units for the existing and proposed Regulating Plan with the Commission. Interim City Planner Zweber explained the TCAAP Redevelopment Code (TRC) establishes the development and design regulations for the 427 acre TCAAP property owned by Ramsey County. A redlined document showing the proposed changes to the 2015 TRC was provided to the Commission along with a clean copy of the proposed TRC. It was noted this document will implement the community’s goals and visions for the redevelopment site as outlined in the Comprehensive Plan Amendment. The regulations contained within the TRC are meant to promote functional and attractive development through the use of recognized community design principles. Interim City Planner Zweber reviewed the changes for each Section of the TRC in detail with the Commission, along with the updates made by the Council at their meeting dated Monday, December 5th. Interim City Planner Zweber provided the following Findings of Fact for review: ARDEN HILLS PLANNING COMMISSION – December 7, 2016 4 1. The proposed CPA, Rezoning, and TRC advance the City’s Comprehensive Plan to develop and maintain a land use pattern that strengthens the vitality, quality, and character of the residential neighborhoods, commercial districts and industrial areas, while protecting the community’s natural resources to develop a sustainable pattern for future development. 2. The proposed CPA, Rezoning, and TRC advance the City’s Comprehensive Plan to develop TCAAP in a way that accommodates a mix of land uses that is sensitive to the natural environment, economically sustainable and a benefit to the community. 3. The proposed CPA, Rezoning, and TRC advance the City’s Comprehensive Plan to promote the development, redevelopment and maintenance of a viable, innovative, and diverse business environment that serves Arden Hills and the metropolitan area. 4. The proposed CPA, Rezoning, and TRC advance the City’s Comprehensive Plan to develop and maintain a strong, vital, diverse, and stable housing supply for all members of the community. 5. The proposed CPA, Rezoning, and TRC advance the City’s Comprehensive Plan to enhance the health, safety, and well-being of all who live, work, and play in the City. 6. The proposed CPA, Rezoning, and TRC advance the City’s Comprehensive Plan to create a comprehensive, maintained, and interconnected system of parks, pathways, and open spaces, as well as a balanced program of recreational activities for residents of all ages, incomes and abilities. 7. The proposed CPA, Rezoning, and TRC advance the City’s Comprehensive Plan to preserve, protect, and restore the community’s natural resources, including open spaces, lakes, wetlands, other significant natural features, and historic resources. 8. The proposed TRC implements the vision for a walkable, mixed-use, resilient, and vibrant TCAAP development. Interim City Planner Zweber stated staff recommends approval of Planning Case 16-024 for a Comprehensive Plan Amendment, Rezoning, and adoption of the TCAAP Redevelopment Code (TRC) as Section 1380 of the Zoning Code, as presented in the December 7, 2016, Report to the Planning Commission. Interim City Planner Zweber reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval as Presented 2. Recommend Approval with Additional Comments 3. Recommend Denial 4. Table Chair Thompson opened the floor to Commissioner comments. Commissioner Jones asked if the development would have a movie theater or stage theater. Interim City Planner Zweber explained both would be allowed on TCAAP. He noted a performing arts theater would also be allowed in the Civic district. Chair Thompson questioned how often the language on a marquee/electronic changeable copy sign could change. ARDEN HILLS PLANNING COMMISSION – December 7, 2016 5 Interim City Planner Zweber reported the language could change once every 15 minutes. He explained that all electronic signs would have to follow the City’s current sign code. Commissioner Bartel discussed the survey results and believed the main issue brought up by residents was building height. He understood that some residents supported taller buildings while others did not. He requested further information from staff on why the building heights within the Town Center hand changed. Interim City Planner Zweber deferred this question to the developer. Commissioner Gehrig questioned if staff had any idea how much it would cost the City to provide core services to the TCAAP development based on the new plan. Interim City Planner Zweber stated there would only be a slight increase in density from the City’s 2015 plan. Bob Lux, Alatus, introduced himself to the Commission and explained that as the plans for this development evolved, he saw the need to be able to offer a variety of housing types. One of these housing types that was of interest was a condominium product constructed of concrete. This led him to request a 10-story building height. He believed the proposed building height standards would also allow the hotel owner greater flexibility. Commissioner Zimmerman asked if the developer had reviewed the topography of the Town Center properties from within and outside the development. He inquired if the developer had any idea how a 10-story building would look from surrounding properties. Mr. Lux explained a study had been completed that focused mainly on the views from offsite. He commented there would be little or no view of a 10-story building from offsite given the grade changes from County Road 96. He stated there would be a view of a 10-story building from Highway 10. However, he believed this would be a good way of drawing people into Town Center. He reported his development team fully supported the proposed building height. Chair Thompson requested further information on why the developer was proposing to build the condominiums out of concrete. Mr. Lux reported the cost of concrete construction was 30-40% more than a stick built structure. He stated concrete construction allowed for units to be extremely high quality and sound proof. Chair Thompson opened the public hearing at 7:23 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. Dorothy McClung, 4370 North Snelling Avenue, stated she has been involved in TCAAP discussions since the mid 1980’s. She discussed the numerous commissions she has served on over the years. She believed the plan before the Commission was both unique and reasonable. ARDEN HILLS PLANNING COMMISSION – December 7, 2016 6 She hoped the site would be a draw for the community with restaurants and public transportation. She urged the Commission to support the Comprehensive Plan Amendment and TRC. Tony Novak, 4494 Royal Hills Drive, explained he and his wife have three young children and they were excited to see the TCAAP project being completed. He appreciated the unique mix of housing and uses on the site. He indicated he was an attorney by trade and believed the TRC was a high-quality document. He encouraged the Commission to approve the TRC. Jeff Holmes, 1804 Venus Avenue, reported he was in a relationship with one of the Councilmembers. He stated he was Minnesota born and has lived in Arden Hills for the past 28 years. He believed that for the most part the majority of residents supported the dynamic plans for TCAAP. He explained that he and his daughter were considering opening an eatery within TCAAP in the coming years. He stated he was really excited about the redevelopment of TCAAP and recommended the Commission offer their support. There being no additional comment Chair Thompson closed the public hearing at 7:31 p.m. Commissioner Jones supported the new unit sizes as proposed by the developer. Chair Thompson thanked staff for reviewing and updating the TRC in such a comprehensive manner. Commissioner Bartel believed the proposed TCAAP development met the City’s vision. He stated he supported the TRC and Comprehensive Plan Amendment. Commissioner Jones discussed the comments received from the public and was pleased to see there was general support. Commissioner Zimmerman indicated he too has been working on TCAAP for many years. He was excited by the potential of the development and offered his full support of staff’s recommendation. Chair Thompson stated she personally did not support a 10-story building on TCAAP at the beginning of the meeting. However, after discussing this matter further with the developer and staff she would be willing to offer her support. She asked how far the 10-story building would be from the adjacent neighborhoods. Mr. Lux estimated there would be 1,000 feet between the condominium building and the Creek neighborhood. Commissioner Gehrig believed the changes that had been made to the code were thoughtful. He thanked the residents for coming forward with their opinions and offered his support of the TRC. Chair Thompson requested the recommendations from the City Council dated December 5th be included in the motion for approval of the TRC. ARDEN HILLS PLANNING COMMISSION – December 7, 2016 7 Commissioner Bartel moved and Commissioner Gehrig seconded a motion to recommend approval of Planning Case 16-024 for a Comprehensive Plan Amendment, Rezoning, and Adoption of the TCAAP Redevelopment Code (TRC) as Section 1380 of the Zoning Code as presented in the December 7, 2016, Report to the Planning Commission, including the City Council discussion points dated December 5th. The motion carried unanimously (5-0). UNFINISHED AND NEW BUSINESS None. REPORTS A. Report from the City Council Mayor Grant updated the Planning Commission on City Council activities from the November 14, 2016 City Council Regular Meeting, stating the City Council reviewed and approved Planning Case 16-031 Land O’Lakes PUD Amendment to allow greater height for the elevator equipment on the roof. Since this is a minor amendment to the PUD, the Planning Commission is not required to review the amendment. In addition, the City Council reviewed the Final PUD Agreement for MedExpress (PC 16-024). They recommended that a condition be added to the PUD Agreement that required a sidewalk easement and cash escrow to allow for the construction of a sidewalk from Arden Plaza to the Red Cross site. The Planning Commission recommended approval (4-0) of this case at their meeting on October 5, 2016. Mayor Grant stated at the November 28, 2016 City Council Regular Meeting, the City Council reviewed and approved Planning Case 16-023 Minor Subdivision and Variance for 1401 County Road E. The Planning Commission recommended approval (6-0) of this case at their meeting on November 9, 2016. The City Council reviewed the approved Final PUD Agreement for MedExpress (PC 16-024) with the sidewalk easement and cash escrow requirement. The Planning Commission recommended approval (4-0) of this case at their meeting on October 5, 2016. B. TCAAP Update Mayor Grant provided the Planning Commission with the following meeting update for TCAAP: • On November 14, 2016, the City Council met with the communications consultant to overview and provide input on the survey for the public open house on the updated TCAAP Plans. In addition, staff provided cost estimates for the proposed park improvements for review and discussion with the Council. • On November 16, 2016, the City and Master Development Team hosted a public open house from 4:30 to 7:30 to overview the updated plans and to receive community feedback. There were approximately 158 attendees that signed in. ARDEN HILLS PLANNING COMMISSION – December 7, 2016 8 • On November 21, 2016, the City Council met in a work session with the Master Development Team to review the 125 survey responses and discuss next steps for approval of the updated TRC. • The Planning Commission will hold the required public hearing on the updated TRC on December 7, 2016. Staff and the Master Development Team are working on finalizing information related to park development costs and the land zoned for civic use prior to the Council approval of the updated TRC which will be scheduled for either the December 12th regular Council meeting or December 19th special Council meeting. • On November 23, 2016, the City and County Staff and consultants met with the Master Development Team and their consultants to discuss project updates. • On November 28, 2016, the City Council held a work session in which amendments to the TRC, the status of the Civic district, park costs and the Planning Commission Public Hearing were discussed. • On December 5, 2016, the City Council held a work session to discuss amendments to the TRC including the minimum multi-family unit sizes and parking ratios. C. Planning Commission Comments and Requests Commissioner Gehrig requested an update from staff on the University of Northwestern request. Interim City Planner Zweber reported he would address this question under staff comments. Chair Thompson encouraged those interested in serving on the Planning Commission to contact City Hall for further information. Mayor Grant explained the City was also seeking applications for those interested in serving as Chair of the JDA. D. Staff Comments Interim City Planner Zweber explained the University of Northwestern held a board meeting last Friday and a letter was sent to the City requesting their matter be addressed on December 12th. He then provided the Commission with an update on Bremer Bank and noted this item would be coming back before the Planning Commission in January. ADJOURN Commissioner Zimmerman moved, seconded by Commissioner Jones, to adjourn the December 7, 2016, Planning Commission Meeting at 7:53 p.m. The motion carried unanimously (6-0).