HomeMy WebLinkAbout12-07-2016 PCAPPROVAL OF THE AGENDA
APPROVAL OF MINUTES
November 9, 2016, Planning Commission Regular Meeting Minutes
11 -09 -16 PC MINUTES.PDF
PLANNING CASES
Planning Case 16 -023 - Former Twin Cities Army Ammunition Plant (TCAAP)
Comprehensive Plan Amendment And Amendment To The TCAAP Redevelopment
Code - Public Hearing
MEMO.PDF
ATTACHMENT A.PDF
ATTACHMENT B.PDF
ATTACHMENT C.PDF
ATTACHMENT D.PDF
ATTACHMENT E.PDF
ATTACHMENT F.PDF
ATTACHMENT G.PDF
ATTACHMENT H.PDF
ATTACHMENT I.PDF
ATTACHMENT J.PDF
ATTACHMENT K.PDF
ATTACHMENT L.PDF
ATTACHMENT M.PDF
ATTACHMENT N.PDF
ATTACHMENT O.PDF
ATTACHMENT P.PDF
ATTACHMENT Q.PDF
UNFINISHED AND NEW BUSINESS
COMMENTS AND REPORTS
Report From The City Council
CITY COUNCIL UPDATE.PDF
Rice Creek Commons (TCAAP) Update
TCAAP UPDATE.PDF
Planning Commission Comments
Staff Comments
ADJOURNMENT
ADJOURN
A quorum of the City Council may be
present at this meeting.
Chair:
Roberta Thompson
Commissioners:
Brent Bartel
Angela Hames
Steven Jones
James Lambeth
Phillip Neururer
Clayton
Zimmerman
Nick Gehrig
(Alternate)
Council Liaison:
Mayor David Grant
Planning Commission
December 7, 2016
6:30 p.m.
City Hall
Address:
1245 W Highway 96
Arden Hills MN 55112
Phone:
651 -792 -7800
Website :
www.cityofardenhills.org
City Vision
Arden Hills is a strong community that values its unique environmental setting,
strong residential neighborhoods, vital business community, well -maintained
infrastructure, fiscal soundness, and our long -standing tradition as a desirable
City in which to live, work, and play.
Agenda
CALL TO ORDER
1.
2.
2.A.
Documents:
3.
3.A.
Documents:
4.
5.
5.A.
Documents:
5.B.
Documents:
5.C.
5.D.
6.
APPROVAL OF THE AGENDAAPPROVAL OF MINUTESNovember 9, 2016, Planning Commission Regular Meeting Minutes11-09 -16 PC MINUTES.PDFPLANNING CASESPlanning Case 16 -023 - Former Twin Cities Army Ammunition Plant (TCAAP) Comprehensive Plan Amendment And Amendment To The TCAAP Redevelopment Code - Public HearingMEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDFATTACHMENT C.PDFATTACHMENT D.PDFATTACHMENT E.PDF
ATTACHMENT F.PDF
ATTACHMENT G.PDF
ATTACHMENT H.PDF
ATTACHMENT I.PDF
ATTACHMENT J.PDF
ATTACHMENT K.PDF
ATTACHMENT L.PDF
ATTACHMENT M.PDF
ATTACHMENT N.PDF
ATTACHMENT O.PDF
ATTACHMENT P.PDF
ATTACHMENT Q.PDF
UNFINISHED AND NEW BUSINESS
COMMENTS AND REPORTS
Report From The City Council
CITY COUNCIL UPDATE.PDF
Rice Creek Commons (TCAAP) Update
TCAAP UPDATE.PDF
Planning Commission Comments
Staff Comments
ADJOURNMENT
ADJOURN
A quorum of the City Council may be
present at this meeting.
Chair:Roberta ThompsonCommissioners:Brent BartelAngela Hames Steven JonesJames LambethPhillip NeururerClayton ZimmermanNick Gehrig (Alternate)Council Liaison:Mayor David Grant Planning Commission December 7, 20166:30 p.m. City Hall Address:1245 W Highway 96Arden Hills MN 55112Phone:651 -792 -7800Website:www.cityofardenhills.orgCity VisionArden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirable City in which to live, work, and play. AgendaCALL TO ORDER1.2.2.A.Documents:3.3.A.Documents:
4.
5.
5.A.
Documents:
5.B.
Documents:
5.C.
5.D.
6.
Approved:
CITY OF ARDEN HILLS, MINNESOTA
PLANNING COMMISSION
WEDNESDAY, NOVEMBER 9, 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, James Lambeth, and Phillip Neururer.
Absent: Commissioners Angela Hames (unexcused) and Clayton Zimmerman (excused).
Also present were: Eric Zweber, Interim City Planner, Senior Planner Matthew Bachler, City
Attorney Joel Jamnik, Assistant City Attorney James Monge, and Mayor Grant.
APPROVAL OF AGENDA – JUNE 4, 2016
Chair Thompson stated the agenda will stand as published.
APPROVAL OF MINUTES
October 5, 2016 – Planning Commission Regular Meeting
Commissioner Gehrig moved, seconded by Commissioner Jones, to approve the October 5,
2016, Planning Commission Regular Meeting Minutes as presented. The motion carried
unanimously (6-0).
PLANNING CASES
A.Planning Case 16-023 – Minor Subdivision and Variance – 1401 County Road E
West - Public Hearing
Eric Zweber, Interim City Planner, stated the minor subdivision and variances requested are to
allow for the subdivision of a single parcel located at 1401 County Road E into two parcels
(Parcel A and Parcel B) to facilitate the sale of both parcels to settle the estate of Rhoda Behr, a
resident for almost 70 years. Over the past several decades, their much larger original parcel has
been split several times to facilitate sales and new construction of homes along Arden Oaks
Drive. This last subdivision would result in the fourth and final lot being split from the larger
DRAFT
ARDEN HILLS PLANNING COMMISSION – November 9, 2016 2
original parcel. This fourth lot had previously received subdivision approval in 1979, but was
never recorded.
Mr. Zweber explained an existing house is located on the current parcel, with existing
connections to sewer, water, and utilities. The sewer line that serves the house is located on the
eastern side of the house, which extends southeasterly and over the proposed lot line. An
easement is proposed along the inside of each Parcel A (6 feet) and Parcel B (12 feet) to
accommodate the existing sewer line.
Mr. Zweber reported two variances are also being requested. The first is to allow a 5-foot
deviation from Section 1320.06 District Requirements Chart of the City Code, which requires a
lot width of 95 feet. The second variance is to allow a deviation from the requirement in Section
1150.04 of the City Code, which requires that requests for subdivision meet the required
dimensions in order to be eligible for division.
Site Data
Land Use Plan: LDR – Low Density Residential
Existing Land Use: Single Family House/Vacant
Zoning: R-1 Single Family Residential
Lot Size: Current – 40,322 sq. ft.
Proposed – 23,064 sq. ft. and 17,268 sq. ft.
Topography: 10 foot drop over 210 feet (5% easterly slope)
Mr. Zweber reviewed the surrounding area, the Plan Evaluation and the Variance Evaluation
Criteria.
Mr. Zweber provided the Findings of Fact for review:
1. The property at 1401 County Road E is located in the LDR- Low Density Residential
Land Use District and the R-1 Single Family Residential zoning district.
2. The property is properly guided and zoned for the development of an additional single
family home.
3. The land was previously approved for such subdivision by the Arden Hills City Council
in 1979.
4. The request proposes to use the property in a reasonable manner (as a single-family
home).
5. The need for the variance to lot size and minor subdivision requirements are not due to
circumstances created by the property owner.
6. The variances, if granted, will not alter the essential character of the neighborhood.
7. Economic considerations are not the primary reason for the request for the variances.
8. Adequate access to sunlight will be maintained.
9. The requested variances meet the standard of practical difficulty.
10. The proposed use of land is consistent with the purpose and intent of the comprehensive
plan, the zoning code, and is consistent with the surrounding land uses.
11. The proposed minor subdivision request meets all other applicable standards of city code.
Mr. Zweber stated based on the submitted plans and findings of fact, staff recommends approval
of Planning Case 16-023 to approve the following actions:
1) A variance to allow the minor subdivision of previously platted parcels, despite not
meeting the dimensional standards for lot width;
ARDEN HILLS PLANNING COMMISSION – November 9, 2016 3
2) A 5-foot variance to allow Parcel B a lot width of 90 feet; and
3) A minor subdivision to allow the division of the existing parcel located at 1401 County
Road E into two parcels, Parcels A and B, subject to the condition that both a variance to
the minor subdivision requirements, and a variance to lot width are approved.
Staff recommends that the following two (2) conditions be included with the approval:
1. Approval of a 5-foot variance to lot width, and a variance to the requirement that minor
subdivisions comply with all zoning requirements.
2. The applicant shall record the Minor Subdivision and drainage and utility easements with
Ramsey County within 180 days of the City’s approval and a copy of the recording shall
be provided to the City.
Mr. Zweber 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 Jones asked if the proposed property line were moved five feet to the west what
type of variance would be needed.
Mr. Zweber estimated that a seven-foot setback would be created requiring a three-foot variance
from the 10 foot setback requirement.
Chair Thompson opened the public hearing at 6:38 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 6:39 p.m.
Chair Thompson questioned how many trees would be lost on the new lot.
Mr. Zweber explained this issue had been discussed with the applicant and noted the trees on
the lot have not been mapped. He stated the intent would be for the applicant to sell the lot to a
developer who would then review the City’s tree ordinance with staff in order to have the new
lot mapped.
Commissioner Jones moved and Commissioner Bartel seconded a motion to recommend
approval of Planning Case 16-023 that approves a five-foot variance to lot width and a
variance to the requirement that minor subdivisions comply with all zoning requirements
on the property located at 1401 County Road E based on the findings of fact and the
submitted plans in the November 9, 2016, report to the Planning Commission. The motion
carried unanimously (6-0).
ARDEN HILLS PLANNING COMMISSION – November 9, 2016 4
Commissioner Jones moved and Commissioner Bartel seconded a motion to recommend
approval of Planning Case 16-023 for a Minor Subdivision for a lot split on the property
located at 1401 County Road E based on the findings of fact and the submitted plans, as
amended by the two (2) conditions in the November 9, 2016, report to the Planning
Commission. The motion carried unanimously (6-0).
B. Planning Case 16-028; University of Northwestern-St. Paul – Zoning Code
Amendment and Conditional Use Permit – 1265 Grey Fox Road – Public Hearing
Mr. Zweber stated the property at 1265 Grey Fox Road is 14.3 acres in size and includes two
existing buildings with a gross floor area of approximately 165,000 square feet. Existing site
improvements include 570 surface parking stalls, landscaping, and stormwater management
facilities. The medical manufacturing company Smiths Medical previously occupied the property
until they vacated the space in 2015.
Mr. Zweber explained the University of Northwestern-St. Paul has plans to grow its
engineering, biology, and nursing academic programs and has identified the property as a
location for this expansion because of the existing building space. The University has a purchase
agreement in place with the property owner.
Mr. Zweber reported the University proposes to develop the property over two phases:
• Phase I would be completed in time for the 2017-2018 academic year. Existing facilities
would be renovated to support the Masters-level nursing and biology programs, and the
undergraduate engineering program. The University expects to have 389 students and 43
faculty and staff members in the first year. The concept plan shows that classroom and
office space would occupy approximately 63,300 square feet. Renovations would also be
completed to add a theater, cafeteria, and chapel. Excess building space would be leased
to other users during Phase I.
• Phase II would introduce additional undergraduate programs in mathematics and
chemistry, as well as graduate programs in biology and data analytics. Health services
would occupy approximately 46,000 square feet, biology and chemistry 72,000 square
feet, and engineering 30,000 square feet. A total of approximately 646 students would
attend classes and 66 faculty and staff members would be located on the property. The
University has not proposed any exterior changes to the existing buildings or the site to
accommodate Phase I or Phase II.
Mr. Zweber indicated the University anticipates the facility will be open daily from 7:00 a.m. to
10:00 p.m. Peak traffic times would coincide with class schedules, which typically are more
frequent during mid-morning and mid-afternoon hours. The University would operate a shuttle
service for students and faculty between their main campus at 3003 Snelling Avenue and 1265
Grey Fox Road.
Mr. Zweber stated the City approved a Campus Master Plan for the University of Northwestern
in 2007. The plan was designed to support a student population of 2,400 on the campus, and
included an additional 433,506 square feet of building space to be built over 12 to 20 years. To
date, approximately 70,000 square feet of new construction has been completed on the Arden
Hills portion of the campus. Based on the approved Master Plan and the work completed to date,
there is additional capacity on the main campus that could be used in place of the expansion
planned for 1265 Grey Fox Road.
ARDEN HILLS PLANNING COMMISSION – November 9, 2016 5
Site Data
Land Use Plan: Light Industrial and Office
Existing Land Use: Office
Zoning: I-Flex District
Current Lot Sizes: 14.25 acres (620,645 square feet)
Topography: The lot is generally flat
Mr. Zweber reviewed the surrounding area, the Plan Evaluation, along with the zoning code
amendment and conditional use permit criteria.
Mr. Zweber provided the Findings of Fact for review:
1. The property located at 1265 Grey Fox Road is located in the I-Flex Zoning District.
2. “Schools, higher education” uses are not a permitted use or conditional use in the I-Flex
Zoning District under Section 1320.05 of the Zoning Code.
3. The University of Northwestern-St. Paul has requested a Zoning Code Amendment to
allow “schools, higher education” as a conditional use in the I-Flex Zoning District.
4. The University of Northwestern-St. Paul has requested a Conditional Use Permit for a
“schools, higher education” use at the property located at 1265 Grey Fox Road pending
approval of the requested Zoning Code Amendment.
5. The “schools, higher education” land use is not compatible with the predominantly
industrial and employment-based permitted and conditional uses currently allowed in the
I-Flex District.
6. The proposed Zoning Code Amendment is not consistent with the land use goal within
the 2030 Comprehensive Plan to, “Develop and maintain a land use pattern that
strengthens the vitality, quality, and character of our residential neighborhoods,
commercial districts, and industrial areas while protecting the community’s natural
resources and developing a sustainable pattern for future development” (Arden Hills
2030 Comprehensive Plan, at 3-1).
7. The subject property is guided for Light Industrial and Office on the 2030
Comprehensive Plan Future Land Use Map, which is defined as “areas designated for a
broad range of light industrial uses such as warehousing with manufacturing. This land
use may also include offices” (Arden Hills 2030 Comprehensive Plan, at 6-8). The
proposed Zoning Code Amendment is not consistent with the Future Land Use map.
8. The proposed Zoning Code Amendment is not consistent with the purpose of the I-Flex
District to preserve, protect, enhance and perpetuate existing development in the district.
9. The proposed Zoning Code Amendment is not consistent with the purpose of the I-Flex
District 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.
10. The proposed Zoning Code Amendment is not consistent with the economic development
goal within the 2030 Comprehensive Plan to, “Promote the development, redevelopment,
and maintenance of a viable, innovative, and diverse business environment serving Arden
Hills and the metropolitan area” (Arden Hills 2030 Comprehensive Plan, at 8-1). The
“schools, higher education” land use does not create the same intensity of employment as
the existing uses in the I-Flex Zoning District.
11. The existing buildings create the opportunity for multiple new businesses that are
compatible with existing development in the I-Flex District to locate within community
of Arden Hills.
ARDEN HILLS PLANNING COMMISSION – November 9, 2016 6
12. The proposed Zoning Code Amendment is premature given the study ordered by the City
Council as part of the Interim Ordinance No. 2016-008.
Mr. Zweber stated based on the findings of fact, staff recommends denial of Planning Case 16-
028 for a Zoning Code Amendment and therefore the Conditional Use Permit at 1265 Grey Fox
Road. Based on its review of the Zoning Code and the 2030 Comprehensive Plan, staff has
concluded that the proposal from the University to expand their campus to 1265 Grey Fox Road
is not consistent with the purpose of the I-Flex District to maintain employment and industrial
uses or the goals of the 2030 Comprehensive Plan, and that the higher education school use
would be incompatible with the other uses currently allowed in the I-Flex District, and is
premature given the study ordered by the City Council as part of Ordinance No. 2016-008.
Mr. Zweber reviewed the options available to the Planning Commission on this matter:
1. Recommend Denial
2. Recommend Approval with Conditions
3. Recommend Approval as Submitted.
4. Table
Chair Thompson opened the floor to Commissioner comments.
Commissioner Lambeth asked if the Purchase Agreement was contingent upon City approval.
Mr. Zweber deferred this question to the applicant.
Commissioner Lambeth questioned if there had been other inquiries on this site.
Mr. Zweber explained Colliers has had other inquiries on this site.
Commissioner Bartel inquired what the tax implications would be if this site were to be
changed to an higher education school use.
Mr. Zweber deferred this question to the City Attorney.
City Attorney Jamnik advised that the University of Northwestern is tax exempt under
Minnesota State Statute and would therefore not pay taxes on this property. He explained
Northwestern has proposed a payment in lieu of taxes to the City. However, staff has not spent a
great deal of time reviewing this offer due to the fact staff has recommended denial of the zoning
code amendment.
Commissioner Jones asked for comment from staff on Northwestern’s approved Campus
Master Plan.
Mr. Zweber stated a general academic building was proposed that would have been located on
the Arden Hills side of the campus, along with a large dormitory and parking lot on the Roseville
side of the campus.
Commissioner Gehrig understood the Council had taken action to study the I-Flex zoning
district further over the next 12 months.
ARDEN HILLS PLANNING COMMISSION – November 9, 2016 7
Mr. Zweber reported this was the case, but noted all zoning districts would be evaluated with
regard to their compatibility to higher educational uses. He noted this action was taken on
October 10, 2016.
Chair Thompson opened the public hearing at 7:07 p.m.
Chair Thompson invited anyone for or against the application to come forward and make
comment.
Alan Cureton, President of University of Northwestern, provided context as to why a proposal
was being brought forward to the City of Arden Hills. He explained the University has seen
increases in STEM degrees, which included science, technology, engineering and math. He
agreed with staff that the 2007 Campus Master Plan did include future additional space including
60,000 square feet of academic space. He stated that the Smiths Medical facility is wonderful for
the University because of the science labs for the students and offices for the faculty to move
right into a science facility. He stated that the University has a pragmatic perspective on this
request because a new science facility would likely cost up to $400 per square foot while the
estimates to renovate the Smiths Medical facility is between $125 and $150 per square foot.
Mr. Cureton stated he understood the City was working to attract strong businesses. He
encouraged the City also see the benefit of raising talented and well-educated employees. He
believed a strong workforce would attract businesses to the community. He discussed the
number of individuals that would be retiring from the engineering and health care industries in
the coming years. He saw an opportunity for the University to expand their programming to
meet this need. The University would like to explore a partnership with the City, the local
Colleges and Corporations (the Three C’s) to meet these needs and demands. While he
understood the concerns of the City, he stated it was his hope Northwestern could partner with
the City on this issue.
There being no additional comment Chair Thompson closed the public hearing at 7:17 p.m.
Chair Thompson requested comments from the Commission and if they believed a higher
education school use belonged in the I-Flex zoning district.
Commissioner Jones did not object to a higher education school use being located in the I-Flex
zoning district. However, he did have concerns about the proposal given the Ordinance recently
approved by the City Council.
Chair Thompson loved the idea of having a large pool of talented employees but she did not see
how the higher education school use would fit into the I-Flex district.
Commissioner Bartel agreed this was not the right place for a higher education school use. He
complemented the existing University of Northwestern site as walkable and bikeable with
underpasses under their roads. He feared that Smiths Medical was not pedestrian friendly
located within a industrial and commercial neighborhood and that it would be difficult to walk or
bike from the main campus. He described that it is unsafe to bike along the freeway section of
Snelling Avenue to Red Fox Drive and that the same crossing of Snelling would be at County
Road E which would require biking all the way to Lexington Avenue to cross the railroad track
and then come all the way back. He described the amount of industrial/commercial truck traffic
that would continue to come in and out of this area due to the mix of businesses.
ARDEN HILLS PLANNING COMMISSION – November 9, 2016 8
Commissioner Neururer agreed with Commissioner Jones that the proposal was premature
given the study of higher education school uses that the City Council has ordered.
Commissioner Lambeth understood the space was currently vacant and available. He
questioned the capacity of the building for the University.
Mr. Zweber reported Phase I of Northwestern’s plan would have 389 students and 43 faculty
members and Phase II would have 646 students and 66 faculty members.
Commissioner Jones expressed concern with Northwestern’s timeline and additional
information on how additional space would be leased.
Commissioner Neururer asked if the site had adequate parking.
Mr. Zweber stated staff did not evaluate the parking on the site due to the fact it was determined
the use did not fit the site.
Commissioner Gehrig shared the same concerns that have been expressed. He is uncomfortable
with a zoning text amendment for a specific project that would have implications for the City and
for other projects down the road. He hopes that the school could still explore setting up a
business incubator that would meet the demands of the workforce. He encouraged the City to
work with the school and the business community on the business incubator concept at another
more suitable site or revisit this site after the completion of the study.
Chair Thompson moved and Commissioner Bartel seconded a motion to recommend denial
of Planning Case 16-028 for a Zoning Code Amendment and Conditional Use Permit at
1265 Grey Fox Road based on the findings of fact and the submitted plans in the November
9, 2016, report to the Planning Commission. The motion carried 5-1 (Lambath opposed).
C. Planning Case 16-029 – Bremer Bank – Preliminary & Final Plat, Master Planned
Unit Development, Final Planned Unit Development, and Conditional Use Permit –
4061 Lexington Avenue North – Public Hearing
Mr. Zweber stated Bremer Bank presently occupies the approximately 18,000 square feet two
story bank/office building upon the 4.8-acre subject site, located at the southwest intersection of
County Road F and Lexington Avenue. The majority of the parcel (approximately three acres) is
undeveloped, and is forested and partially covered by wetlands. The existing Bremer Bank
building has a footprint of approximately 6,000 square feet. The site includes a teller drive-up
lane on the south side of the building and an ATM with a drive-up lane on the north side of the
parking lot. There are two access points to the property: one on County Road F and the second
on Lexington Avenue. The Lexington Avenue access is a limited, right in, right out access.
Mr. Zweber reported Bremer Bank has owned and operated at this location since 2001.
According to the applicant, the building design and functions have become obsolete by today’s
operational standards. Bremer Bank indicates it would like to remain in Arden Hills as one of the
community’s long term employers and corporate citizens, and re-energize the site with a new
bank branch and complementary commercial development.
ARDEN HILLS PLANNING COMMISSION – November 9, 2016 9
Mr. Zweber explained the applicant is requesting approval of a Planned Unit Development that
would include demolition of the current Bremer Bank building, to be replaced with a new 2,750
square-foot bank facility. The PUD application also proposes an 11,500 square-foot
(approximate) daycare facility and a 7,500 square-foot multi-tenant commercial building. It is
planned that the multitenant building would include office, health care, restaurant, retail and
other commercial uses.
Mr. Zweber stated drive-up lanes are proposed for both the bank and the multi-tenant building.
A total of 112 parking stalls are proposed for use between the three buildings. Phase 1 of the
redevelopment would include the new bank and multi-tenant commercial buildings. The
applicant expects construction on the bank to begin in June or July of 2017 and be completed by
late 2017 or early 2018. Construction on the multi-tenant building would likely begin later in
2017. Phase 2 would be comprised of the daycare facility. A Final PUD application for Phase 2
is expected to be submitted in the spring of 2017.
Mr. Zweber stated the application also includes requests for Preliminary and Final Plat
approval. This process will subdivide the current parcel into three separate lots for the three
proposed buildings. However, since the site is being developed as a Planned Unit Development,
it would function as a whole and have a reciprocal easement agreement between the parcels to
govern access, parking, maintenance, and other items. A separate outlot is also being created for
stormwater management and drainage purposes.
Mr. Zweber indicated the redevelopment of a site with a bank is unique because FDIC rules do
not allow for a bank to close for construction. The applicant has proposed a plan where a
temporary trailer will be installed within the northern most parking stalls of the parking lot while
the existing bank is demolished and the new bank is constructed.
Site Data
Land Use Plan: Light Industrial and Office
Existing Land Use: Light Industrial (office space, manufacturing and
warehousing)
Zoning: I-1: Limited Industrial District
Current Lot Sizes: 4.86 acres
Topography: The developed portion of the site contains the current bank
building and parking lot. The three undeveloped acres are
forested and partially covered by wetlands.
Mr. Zweber reviewed the surrounding area, the Plan Evaluation, Surrounding Zoning
Regulations, Sign Code, and Subdivision Code.
Mr. Zweber provided the Findings of Fact for review:
1. The applicant is requesting approval of a Preliminary Plat, Final Plat, Master Planned
Unit Development (PUD) Plan, Final PUD Plan and Conditional Use Permit for the
Bremer Bank redevelopment project at 4061 Lexington Avenue North.
2. Phase 1 of the plan includes the demolition of the existing bank building, and the
construction of the new bank and multi-tenant commercial building.
3. The PUD process allows for flexibility within the City’s regulations through a negotiated
process with a developer.
4. Bremer Bank property is comprised of 4.86 acres.
ARDEN HILLS PLANNING COMMISSION – November 9, 2016 10
5. The Bremer Bank property is located at 4061 Lexington Avenue North.
6. The Bremer Bank property is located in the I-1 – Limited Industrial District.
7. The bank and daycare uses are permitted uses in the I-1 – Limited Industrial District.
8. Flexibility through the PUD is requested to allow retail as a principal use on Lot 3, as it is
currently only allowed as an accessory use in the I-1 District.
9. The Preliminary Plat, Final Plat, Master Planned Unit Development (PUD) Plan, Final
PUD Plan and Conditional Use Permit are in substantial conformance with the
requirements set forth in the City’s Zoning Code and design standards.
10. Where the plan is not in conformance with the City’s Zoning Code, flexibility has been
requested by the applicant.
11. The applicant is requesting approval of a Preliminary and Final Plat to split the existing
lot into three new lots.
12. The applicant is requesting Conditional Use Permit approval to allow a restaurant use in
the multi-tenant commercial building on Lot 3.
13. Ramsey County reviewed the traffic counts expected for the development and the County
does request adding a right turn lane to Lexington Avenue and no lane changes to County
Road F.
14. The proposed plan is in conformance with the City’s 2030 Comprehensive Plan. The
property at 4061 Lexington Avenue North is guided for Light Industrial and Office (I/O).
The I/O area is designated for a broad range of light industrial uses such as warehousing
with manufacturing and office.
Mr. Zweber stated based on the submitted plans and findings of fact, staff recommends approval
of Planning Case 16-029 for a Preliminary Plat, Final Plat, Master Planned Unit Development
(PUD) Plan, Final PUD Plan and Conditional Use Permit at 4061 Lexington Avenue North. If
the Planning Commission recommends approval of this request, staff recommends that the
following twenty-five (25) conditions be included with the approval:
1. The project shall be completed in accordance with the submitted plans as amended by the
conditions of approval. Any significant changes to these plans, as determined by the City
Planner, shall require review and approval by the Planning Commission and City
Council.
2. The applicant shall obtain the required building permits for Phase 1 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. The Final PUD application for Phase 2 of the redevelopment shall be submitted no later
than December 31, 2018, or at least forty-five (45) days prior to such date, an extension
of time to apply for the Phase 2 Final PUD shall be requested.
4. A Master PUD Agreement and Phase 1 Development Contract shall be prepared by the
City Attorney and subject to City Council approval. The Master PUD Agreement and
Phase 1 Development Contract shall be executed prior to the issuance of any
development permits for Phase 1.
5. The applicant shall file the Final Plat with Ramsey County within 180 days of the
approval from the City.
6. The applicant shall provide a construction phasing plan that includes plans for fire access
throughout construction, subject to the approval of the Fire Marshall and Public Works
Director prior to the issuance of any development permits.
7. The Developer shall submit a financial surety in the amount of $200,000 for site
improvements, including grading, utilities, and paving, prior to the issuance of any
ARDEN HILLS PLANNING COMMISSION – November 9, 2016 11
development permits. Upon completion of required Developer improvements, and
acceptance by the City, the City may reduce the amount of security for the improvements
still to be completed. 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 private site improvements stabilized in the event
that the Developer defaults on the Master PUD Agreement and Phase I Development
Contract.
8. The Developer shall submit a cash escrow for site improvements, including grading,
utilities, and paving, in the amount of $20,000 prior to the issuance of any development
permits. 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. If at any time during the course of construction on the project the
amount in the account is reduced to below $5,000, the Developer shall replenish the
account to not less than $20,000. In the event there is a failure to replenish the account in
accordance with the terms of the Agreement, the City has the right to withhold the
issuance of a Certificate of Occupancy until the deficiency is paid. Upon completion of
the project, payment of all outstanding bills and satisfaction of this Agreement, the City
shall refund the remainder of the account to the Developer.
9. The Developer shall submit a financial surety in the amount of 125 percent of the
estimated costs of landscaping prior to the issuance of any development permits. The
financial surety shall be in the form of a letter of credit issued by a FDIC-insured
Minnesota bank. The letter of credit shall automatically renew for successive one year
terms unless at least sixty (60) days prior to the next annual renewal date, the issuing
bank delivers notice to the City that it intends to modify the terms of, or cancel, the letter
of credit. A partial reduction in the letter of credit may be granted by the City in the event
that landscaping improvements are installed over successive growing seasons. 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.
10. The Developer shall submit a cash escrow for landscaping improvements in the amount
of $15,000 prior to the issuance of any development permits. 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.
11. The Developer shall make a cash payment of $14,150 as fee-in-lieu of tree replacement.
12. The proposed project may require permits, including, but not limited to, MPCA NPDES,
Rice Creek Watershed District, Minnesota Department of Health, 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.
13. The final plans for Phase 1 shall be subject to approval by the City Engineer, Building
Official, and Fire Marshal prior to the issuance of a grading and erosion control permit.
14. 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.
15. 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.
16. Add crosswalk striping to all locations where the sidewalks cross an access drive or
public street.
17. All sidewalk crossing ramps shall be constructed to ADA standards
18. Wall signage on the multi-tenant retail building shall comply with City Code Section
1250.01.
ARDEN HILLS PLANNING COMMISSION – November 9, 2016 12
19. The sign copy area for the two freestanding monument signs shall be reduced to no more
45 square feet total.
20. The retail principal use shall be restricted to the multi-tenant commercial building on Lot
3.
21. Restaurant or restaurant-fast food uses shall be restricted to the multi-tenant commercial
building on Lot 3 and shall not occupy more than 2,500 square feet of the building.
22. The developer shall install all landscaping for Lot 1 and Lot 3 and the landscaping at the
County Road F and Lexington Avenue entrance drives as part of the Phase 1
improvements.
23. The developer shall modify the Landscape Plan to include a minimum of ten (10) percent
parking lot island coverage within the parking lot area.
24. The applicant shall submit an agreement for shared management and maintenance of the
parking areas, landscaping, stormwater facilities, and common areas prior to the City
executing the Final Plat.
25. The applicant shall conform to all other City regulations.
Mr. Zweber 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 Lambeth understood the site would require a great deal of grading and a large
number of trees would be removed from the site. He asked for further information on the
proposed retaining wall.
Mr. Zweber explained the retaining wall would be constructed with the initial construction and
would be needed in order to properly cut and fill the hill on the property. He reported the wall
would be professionally engineered due to the fact the wall was higher than four feet in height
and a building permit would be required.
Chair Thompson questioned where the signs would be located.
Mr. Zweber reviewed the location of the monument signs and the existing pylon sign.
Commissioner Gehrig asked if there was additional opportunity to plant more trees.
Mr. Zweber commented on the location of the greenspace on the site. He reported no trees
could be located within the utility easement along County Road F.
Commissioner Gehrig questioned if there was an opportunity to have additional islands in the
parking lot.
Mr. Zweber did not believe this to be the case.
Commissioner Neururer questioned how the payment of a fee in lieu of tree replacement would
work.
ARDEN HILLS PLANNING COMMISSION – November 9, 2016 13
Mr. Zweber explained the City would receive a cash fee from the applicant in lieu of planting
trees on the site. These funds could then be used to plant trees throughout the City.
Chair Thompson opened the public hearing at 8:11 p.m.
Chair Thompson invited anyone for or against the application to come forward and make
comment.
Dave Anderson, Frauenshuh, introduced himself to the Planning Commission and explained he
was working with Bremer Bank on this project.
Carla Lawrence, Bremer Bank, further described the vision for the Bremer Bank project. She
was pleased Bremer Bank would remain in the community and was excited about the Arden
Hills project.
Mr. Anderson thanked staff for their thorough report and discussed the constraints on the site
surrounding its topography. He requested the Commission allow for 50 square feet on each side
of the monument sign and consider greater flexibility regarding the restaurant use in the multi-
tenant building allowing for up to 3,000 square feet.
There being no additional comment Chair Thompson closed the public hearing at 8:17 p.m.
Chair Thompson requested further information on the comment provided by Ramsey County.
Mr. Zweber discussed the letter from the County and described the right turn lane being
required by the County.
Commissioner Jones supported the existing Lexington Avenue entrance remain as is.
Commissioner Gehrig questioned what the speed limit was along Lexington Avenue.
Mr. Zweber reported the speed limit was 40 miles per hour.
Commissioner Jones did not object to a restaurant at this location or the increased size. He did
not believe a fast-food restaurant would be a good fit and preferred that a sit-down restaurant be
chosen for the site.
Commissioner Neururer asked why the City set a 2,500-square foot limit for the restaurant use.
Mr. Zweber explained this use within the site would generate the most amount of traffic and
was therefore limited to 2,500 square feet. However, he did not believe that increasing the site to
3,000 square feet would adversely impact traffic.
Commissioner Neururer recommended a condition for approval be added which would require
the County Road F entrance be moved to the west.
Commissioner Neururer moved and Commissioner Jones seconded a motion to recommend
the addition of Condition 26 requiring the County Road F entrance to be moved to the west
ARDEN HILLS PLANNING COMMISSION – November 9, 2016 14
to align with the entrance driveway for the property at 4105 Lexington Avenue North. The
motion carried unanimously (6-0).
Commissioner Jones supported the restaurant use size being 3,000 square feet.
Commissioner Jones moved and Commissioner Lambeth seconded a motion to recommend
approval of Planning Case 16-029 for a Preliminary and Final Plat at 4061 Lexington
Avenue North based on the findings of fact and the submitted plans, as amended by the
twenty-six (26) conditions revising Condition 19 to allow the monument signs to be up to 50
square feet of copy area and Condition 21 to allow the restaurant use on Lot 3 to occupy up
to 3,000 square feet in the November 9, 2016, report to the Planning Commission. The
motion carried unanimously (6-0).
Commissioner Neururer moved and Commissioner Gehrig seconded a motion to
recommend approval of Planning Case 16-029 for a Master Planned Unit Development
(PUD) Amendment for the entire site & Final PUD for Lot 1 and 3 include drive-thru
windows, retail as a principal use, no public frontage on Lot 2, reduced east side yard
setback for Lot 2, and fee-in-lieu of tree replacement at 4061 Lexington Avenue North,
based on the findings of fact, submitted plans, and the twenty-six (26) conditions outlined
revising Condition 19 to allow the monument signs to be up to 50 square feet of copy area
and Condition 21 to allow the restaurant use on Lot 3 to occupy up to 3,000 square feet in
the November 9, 2016, report to the Planning Commission. The motion carried
unanimously (6-0).
Commissioner Gehrig moved and Commissioner Bartel seconded a motion to recommend
approval of Planning Case 16-029 for a Conditional Use Permit to allow for restaurants at
4061 Lexington Avenue North, based on the findings of fact, submitted plans, and the
twenty-six (26) conditions revising Condition 19 to allow the monument signs to be up to 50
square feet of copy area and Condition 21 to allow the restaurant use on Lot 3 to occupy up
to 3,000 square feet in the November 9, 2016, report to the Planning Commission. The
motion carried unanimously (6-0).
UNFINISHED AND NEW BUSINESS
None.
REPORTS
A. Report from the City Council
Mayor Grant updated the Planning Commission on City Council activities from the October 31,
2016 City Council Regular Meeting, stating the City Council reviewed and approved Planning
Case 16-024 for a Final PUD at 1150 County Road E West for the development of a MedExpress
medical clinic. The City Council added a condition restricting the hours that the interior lighting
in the two tower features can be on, and a condition that the building be constructed of brick
masonry. The Planning Commission recommended approval (4-0) of this case at their meeting
on October 5, 2016.
ARDEN HILLS PLANNING COMMISSION – November 9, 2016 15
Mayor Grant discussed the recent election results and noted Councilmembers Holden and
Councilmember McClung had been reelected. In addition, he reported Steve Scott had been
elected to the City Council.
B. TCAAP Update
Mayor Grant provided the following update on TCAAP:
Meetings
• The City Council held work sessions with the Master Development Team on October 10,
17, and 31 to review proposed changes to the TCAAP Redevelopment Code and the
Regulating Plan that are needed to support the Developer’s proposed Master Plan.
Communications
• The City will hold an open house on Wednesday, November 16th in order to provide the
community with an opportunity to share their input on the updated development plans for
TCAAP. The open house will take place from 4:00 to 7:30 p.m. in the Marsden Room at
the Ramsey County Public Works building located at 1425 Kirkwold Drive. A mailing
announcing the open house will be sent to all residents and businesses in the City, and the
event will be promoted on the City’s website and social media pages.
Chair Thompson questioned how information would be gathered at the open house.
Mayor Grant reported there would be a number of ways information would be gathered, stating
a feedback form would be available for residents wishing to provide the City Council with
comments. He strongly encouraged the Planning Commission to attend the open house on
Wednesday, November 16th.
C. Planning Commission Comments and Requests
None.
D. Staff Comments
Mr. Zweber introduced Hannah Rybak from WSB to the Planning Commission.
ADJOURN
Chair Thompson moved, seconded by Commissioner Jones, to adjourn the November 9,
2016, Planning Commission Meeting at 8:40 p.m. The motion carried unanimously (6-0).
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MEMORANDUM
DATE: December 7, 2016 PC Agenda Item 3.A
TO: Planning Commission Chair Thompson and Commissioners
FROM: Eric Zweber, AICP, Interim City Planner
SUBJECT: Planning Case #16-025 – Public Hearing Required
Applicant: City of Arden Hills
Request: Comprehensive Plan Amendment, TCAAP Regulating Plan
Amendment, and TCAAP Redevelopment Code Amendment
Requested Action
The City of Arden Hills has requested a Comprehensive Plan Amendment, TCAAP Regulating
Plan Amendment, and TCAAP Redevelopment Code Amendment related to the proposed Master
Development Plan for the 427-acre former Twin Cities Army Ammunition Plant site (TCAAP)
to facilitate its redevelopment by Master Developer Alatus, LLC and its partners.
Background
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.
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. Alatus is a
Minneapolis-based real estate development company focusing on multi-family residential
development, and the company has partnered with Tradition Development Corporation (single-
family residential) and Inland Development Partners (commercial) to form a Master
Development Team for TCAAP.
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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.
Comprehensive Plan Amendment
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. As a guiding tool, the Plan
provides a system for measuring progress and direction for setting priorities in key areas critical
to the efficient functioning of a community, such as land use, housing, transportation, and public
facilities. The Comprehensive Plan is implemented through land use and development
regulations, the budgeting process, and community and economic development programs.
A City has broad discretion when reviewing a proposed amendment to its Comprehensive Plan,
and it should consider whether the proposal forwards the general goals of the plan.
Chapter 5: Twin Cities Army Ammunition Plant (TCAAP) Property Goal:
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.
Chapter 6: Land Use Goal:
Develop and maintain a land use pattern that strengthens the vitality, quality, and
character of our residential neighborhoods, commercial districts, and industrial areas
while protecting the community’s natural resources and developing a sustainable pattern
for future development.
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.
Section 6.4.7 TCAAP Redevelopment:
Though the Master Land Use Plan establishes a proposed allocation of the various uses
throughout the TCAAP area and illustrates the current preferred development pattern for
the area, the City remains open to considering proposals from its partners or eventual
developers for modifications to the Master Land Use Plan that propose different
locations for the allocated uses, or on its own initiative to consider amendments to the
adopted plan as development occurs or circumstances change in order to promote high
quality development of the area consistent with City goals and this Plan.
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,
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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. These modifications are reflected the table below and Attachment A: May 2015
Future Land Use Map and Attachment B: December 2015 Proposed Future Land Use Map.
2030 Future Land Use
Land Use (TCAAP) Adopted
2015 Acres
Proposed
2016 Acres
Neighborhood Residential (TCAAP)* 117 146
Neighborhood Transition (TCAAP)* 25 0
Town Center (TCAAP)* 10 16
Campus Commercial (TCAAP)* 46 40
Office Mixed Use (TCAAP)* 20 20
Retail Mixed Use (TCAAP)* 29 34
Flex Business (TCAAP)* 73 42
Public & Institutional (Civic ‐TCAAP) 3 2
Parks and Open Space (TCAAP) 24 24
Utilities (Water Infrastructure ‐ TCAAP) 51 46
Right‐of‐way (TCAAP) 31 51
Total** (TCAAP) 427 427
* Includes future right-of-way.
** May not equal 427 due to rounding.
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 (Attachment C) 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 (Attachment D) 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 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.
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Chapter 7 - Housing
Chapter 7 (Attachment E) 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 (Attachment F) 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 (Attachment G).
Appendix H – Zoning District Regulations
Appendix H (Attachment H) in the Comprehensive Plan outlines all zoning districts within the
City. In order to update the Comprehensive Plan the new zoning districts proposed in the TRC
have been included in Appendix H.
It should be noted that the proposed Comprehensive Plan Amendment (CPA) will be contingent
on final approval from the Metropolitan Council. In this case, the Metropolitan Council will
make the final determination on the CPA, though they provide great deference to the City as long
as the proposed land use change does not have a negative impact on a regional system (i.e.
transportation, sanitary sewer, and regional parks). The designated review period for CPA
applications is 60 days. Once the Metropolitan Council completes their review, they will notify
the City of their decision.
The City must also allow adjacent governments, affected special districts, and affected school
districts up to 60 days to review the proposed amendment. This waiting period allows interested
agencies to review and comment on the amendment before the Metropolitan Council review.
Given these requirements, the City expects to receive the final determination from the
Metropolitan Council for the Comprehensive Plan Amendment in April of 2017.
TCAAP Regulating Plan Amendment
The City Council adopted a Regulating Plan (Attachment I) 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 (Attachment J) 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.
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The differences in the projected residential units for the existing and proposed Regulating Plan
are within the following table.
Zoning Maximum Residential Density
May 26, 2015 December 7, 2016
Zone Maximum
Gross
Density
Acreage Maximum
Units
Zone Maximum
Gross
Density
Acreage Maximum
Units
Creek NR‐1 2.5 11.5 29 NR‐1 2.5 13.1 26*
NR‐2 4 23.3 93 NR‐2 4 23.7 96*
NR‐3 6.75 4.7 32 NR‐3 6.75 0 0
Subtotal N/A 39.5 154 Subtotal N/A 36.8 122*
Hill NR‐1 2.5 0 0 NR‐1 2.5 29.8 75*
NR‐2 4 30 120 NR‐2 4 27.8 96*
NR‐3 6.75 16.1 109 NR‐3 6.75 24.5 137*
NR‐4 8 16.1 129 NR‐4 8 0 0
Subtotal N/A 62.2 357 Subtotal N/A 82.1 308
Town
Center
NR‐3 6.75 15 101 NR‐3 6.75 5.8 33*
NR‐4 8 0 0 NR‐4 8 21.6 117*
NT 15 24.6 369 NT 15 0 0
TC 45 10 450 TC‐1 67 1.8 120
TC‐2 67 6.9 460
TC‐3 42 7.2 300
Subtotal N/A 49.6 920 Subtotal N/A 43.3 1030
Total N/A 151.3 1431 Total N/A 162.2 1460
The proposed 2016 NR-1, NR-2, NR-3 and NR-4 maximum units are based on a concept plan, not maximum densities.
TCAAP Redevelopment Code Amendment
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 is provided in Attachment K and a clean copy of the
proposed TRC is provided in Attachment J. 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. While the TRC
prescribes a higher level in detail in building design and form, the Code also allows property
owners and developers greater flexibility in land use and development parameters.
The proposed Zoning Code Amendment in Planning Case 16-024 would adopt the entirety of the
TRC as the new Section 1380 in the Arden Hills Zoning Code. Similar to the City’s Shoreland
Regulations (Section 1330) or Flood Plain Regulations (Section 1335), the TRC will apply to a
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specific geographic area within the City and it is therefore appropriate to include the regulations
within their own section of the Zoning Code.
For all properties within the TCAAP Regulating Plan area, the standards in the TRC will
supersede the regulatory requirements under the Arden Hills Zoning Code (Chapter 13), Sign
Code (Chapter 12), and Subdivision Ordinance (Chapter 11). However, in certain sections of the
TRC the standards within the Arden Hills City Code are adopted by reference as the standards
for development within TCAAP as well. Development standards that are not specifically
addressed in the TRC will still be governed by the Arden Hills City Code to the extent they are
not in conflict with the TRC.
Section 1:Introduction
There are no changes proposed to Section 1 of the TRC.
Section 2: Components of the Code
The changes to Section 2 are highlighted as:
Remove the Neighborhood Transition District.
Add the Civic District.
Limiting the Office Mixed-Use District to be occupied by no more than 10% retail uses.
Eliminating vertical mixed-use building from the description of the Retail Mixed-Use
District.
Section 3: Administration
The changes to Section 3 are highlighted as:
Remove the Neighborhood Transition District.
Required mid-block and open space pedestrian connections shall be 20 feet wide.
Limit reduction in open space to no more than 3% of each park’s area.
Section 4: Definitions
The change to Section 4 is to change and clarify the uses allowed in a mixed-use building.
Section 5: Schedule of Uses
The changes to Section 5 are highlighted as follows:
Remove the Neighborhood Transition District.
Add the Civic District.
Change Large Multi-Family and Medium Multi-Family from Permitted to Permitted with
Criteria Uses. The criteria require commercial uses on at least 50% of the first floor of
buildings along the mall.
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Add the Small Multi-Family Use to the NR-3 District.
Add the Cocktail Lounge Use as a Permitted Use in the Office Mixed-Use District.
Remove limitations on offices uses in the Retail Mixed-Use District.
Add the Pet Services Use as a Permitted Use in the Town Center District.
Add a queuing requirement for drive-through menu boards.
Add criteria to the Office Mixed-Use District limiting the amount of retail uses.
Limit the Indoor Theatre Use to the TC-3 District.
Remove the Public Use and replace it with the Community Center, Library, Municipal
Building and Preforming Arts Theatre Uses.
Remove Club, House of Worship, and Specialized Education School Uses from the Civic
District.
Section 6: Building and Site Development Standards
The changes to Section 6.1 are highlighted as:
Add Auto-Related, Assembly, Daycare, Medical Clinic, Indoor Recreation, School
(General) and School (Specialized) parking requirements.
Address front loaded garage requirements for various widths of lots.
The change to Section 6.2 Campus Commercial is to increase the maximum building height from
65 feet to 15 stories or 210 feet.
The changes to Section 6.3 Town Center are highlighted as:
Split the District into three Sub-Districts: the TC-1, TC-2, and TC-3 Sub-Districts.
Remove requirements adjacent to the Neighborhood Transition District.
Change the maximum density from 45 units/acre to a maximum of 67 units/acre for the
TC-1 and TC-2 Sub-Districts and a maximum of 42 units/acre for the TC-3 Sub-Districts.
Increase the maximum height of 55 feet to:
o In TC-1, 10 stories or 130 feet for 25% of the lot area and limit the remaining lot
area to 5 stories or 65 feet.
o In TC-2, 10 stories or 130 feet along the mall provided it does not exceed 25% of
the lot area and 60% of the mall frontage and limit the remaining lot area to 5
stories or 65 feet.
o In TC-3, 5 stories or 65 feet along the mall and 4 stories of 65 feet for the south
half of the block.
Add a concrete podium construction requirement for the first floor of buildings along the
mall.
The changes to Section 6.4 Office Mixed-Use are highlighted as:
Limit Retail Uses to no more than 10% of the uses.
Remove the requirement of vertical mixed-use buildings.
Increase maximum build-to line to allow for surface parking.
Add General Frontage parking requirement.
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The changes to Section 6.5 Retail Mixed-Use are highlighted as:
Remove the requirement of vertical mixed-use buildings.
Remove the Neighborhood Transition requirements.
The changes to Section 6.6 Flex Office are highlighted as:
Remove the Neighborhood Transition requirements.
Remove building frontage requirements.
Change to the location of the District boundaries have removed and adjacent residential
or pedestrian friendly frontages.
Section 6.7 Neighborhood Transition is removed and replaced with Section 6.7 Civic.
The new Section 6.7 Civic standards are highlighted as:
Similar Build-To, Building Frontage, and Parking requirements to those of the Town
Center.
Maximum building height of 65 feet.
The changes to Section 6.8 Neighborhood are highlighted as:
Clarify Natural Resource Corridor/Open Space requirements.
Increase maximum height from 30 feet to 35 feet.
Remove minimum parking setback distances from street frontages.
Section 7: Building Design Standards
The changes to Section 7 are highlighted as:
Remove the Neighborhood Transition District.
Require residential garage doors to be double clad solid core.
Add a minimum requirement for the decking on front porches.
Remove the requirement for roofing materials to change on every other single family
home.
Add a requirement for variations in roof designs.
Clarify that it must be individual bricks and masonry units, not panels of multiple units.
Allow engineered wood siding (e.g. LP SmartSiding).
Section 8: Street Design Standards
There are no changes proposed to Section 8.
Section 9: Open Space Standards
The changes to Section 9 are highlighted as:
Remove the Neighborhood Transition District.
City of Arden Hills
Planning Commission Meeting for December 7, 2016
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Add the Civic District.
Section 10: Streetscape and Landscape Standards
There are no changes proposed to Section 10.
Section 11: Sign Standards
The changes to Section 11 are highlighted as:
Remove the Neighborhood Transition District.
Add the Civic District.
Remove Marquee Signs from the Retail Mixed-Use District.
Change the block length require for multiple corridor monument signs from 500 feet to
700 feet in length.
Allow Electronic Changeable Copy signs in the Town Center for Marquee Signs and
Directional Signs to parking structures.
Remove Electronic Message Board signs for Marquee Signs.
Findings of Fact
The Planning Commission must make a finding as to whether or not the proposed
Comprehensive Plan Amendment, Rezoning, and TCAAP Redevelopment Code (TRC) meet the
City’s vision for the area or if these changes would adversely affect the surrounding
neighborhood or the community as a whole. Staff offers the following eight (8) findings of fact
for this proposal:
General Findings:
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.
City of Arden Hills
Planning Commission Meeting for December 7, 2016
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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.
Staff Recommendation
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.
Proposed Motion Language
1. Recommend Approval as Presented: 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.
2. Recommend Approval with additional comments: 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, with the following Public
Hearing comments to be forwarded to the City Council.
3. Recommend Denial: Motion to recommend denial 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, based on the following findings of fact…..
4. Table: Motion to table Planning Case 16-023 for a Comprehensive Plan Amendment,
Rezoning, and adoption of the TCAAP Redevelopment Code (TRC) as Section 1380 of the
Zoning Code: a specific reason and/or information request should be included with a motion
to table.
City of Arden Hills
Planning Commission Meeting for December 7, 2016
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Public Notice
Notice of the public hearing was published in the Shoreview-Arden Hills Bulletin on November
23, 2016, and mailed to all properties within 1,000 feet of the subject property.
Public Comments
On Wednesday, November 16, 2016, the City and the Master Developer conducted an Open
House for the development proposal. At the Open House, 158 people signed in and 125 people
filled out and turned in a survey. There were five (5) questions that were asked on the survey
that require people to pick a number from 1 to 5, with 1 being least impressed and 5 being most
impressed. The average and median responses are provided in the table below.
All Respondents (125)
Identified as
Arden Hills Resident
(105)
Average
Response
Median
Response
Average
Response
Median
Response
The development’s mix of residential housing
meets the future needs of Arden Hills. 3.673 4 3.577 4
I like the potential mix of retail in the
development plan. 4.000 4 3.908 4
The corporate campus contributes positively to
the development. 3.911 4 3.884 4
I will utilize the parks and outdoor amenities. 4.263 5 4.208 5
Please rate your overall feeling towards the
development. 3.690 4 3.577 4
There were additional questions asked on the survey that allowed open-ended responses. Tables
showing these generalized responses are provided in Attachment M.
Attachments
A. Adopted Future Land Use Map
B. Proposed Future Land Use Map
C. Chapter 5 (TCAAP) Redlined - Draft Comprehensive Plan Amendment
D. Chapter 6 (Land Use) Redlined - Draft Comprehensive Plan Amendment
E. Chapter 7 (Housing) Redlined - Draft Comprehensive Plan Amendment
F. Chapter 9 (Parks) Redlined - Draft Comprehensive Plan Amendment
G. Proposed Existing and Proposed Park and Pathway System Map
H. Appendix H (Zoning) Redlined - Draft Comprehensive Plan Amendment
I. Adopted Regulating Plan Map
J. Proposed Regulating Plan Map
City of Arden Hills
Planning Commission Meeting for December 7, 2016
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K. Redlined – Draft TCAAP Redevelopment Code (TRC)
L. Clean Draft Version of the Proposed TRC
M. Generalized Survey Response Tables
N. Ordinance 2016-011
O. Ordinance 2016-012
P. Summary Ordinance
Q. Resolution 2016-040
VLDR - Very Low Density Residential
LDR - Low Density Residential
MDR - Medium Density Residential
HDR - High Density Residential
NR - Neighborhood Residential
NT - Neighborhood Transition
TC - Town Center
NB - Neighborhood Business
MB - Mixed Business
COM - Commercial
CMU - Community Mixed Use
CC - Campus Commercial
RMU - Retail Mixed Use
OMU - Office Mixed Use
FO - Flex Office
I/O - Light Industrial and Office
P/I - Public & Institutional
UTL - Utility
P/OS - Park and Open Space
PP - Park Preserve
WAT - Water
RR - Railroad right-of-way
ROW - Right-of-Way
Updated: June 25, 2015Approved by the City Council: July 13, 2015Printed: November 10, 2015Source: City of Arden Hills
2015 Comprehensive Plan Amendment(2030 Comprehensive Plan)DISCLAIMER:This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, information and data from various sources regarding the area shown, and is to be used for reference purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purpose. The user of this map acknowledges that the City shall not be liable for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or third parties which arise out of the user's access or use of data provided.
¯
0 10.5 Miles
2030 Future Land Use
Figure 6.3
Attachment A
VLDR - Very Low Density Residential
LDR - Low Density Residential
MDR - Medium Density Residential
HDR - High Density Residential
NR - Neighborhood Residential
NT - Neighborhood Transition
TC - Town Center
NB - Neighborhood Business
MB - Mixed Business
COM - Commercial
CMU - Community Mixed Use
CC - Campus Commercial
RMU - Retail Mixed Use
OMU - Office Mixed Use
FO - Flex Office
I/O - Light Industrial and Office
P/I - Public & Institutional
UTL - Utility
P/OS - Park and Open Space
PP - Park Preserve
WAT - Water
RR - Railroad right-of-way
ROW - Right-of-Way
¸
Updated: December 1, 2016
Source: City of Arden Hills
2030 Comprehensive Plan
2030 Future Land Use
1
Mile
Figure 6.3
Attachment B
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
5-1
5.TWIN CITIES ARMY AMMUNITION PLANT (TCAAP) PROPERTY
REDEVELOPMENT
Goal: 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.
In 1941, the federal government started construction on the Twin Cities Army
Ammunition Plant (TCAAP), which occupied about 3.7 square miles (2,370 acres) in
what was then Mounds View Township (Figure 5.1). During a 16 month period, over
300 buildings were constructed to manufacture and test munitions for World War II. The
plant also produced munitions for the Korean conflict, Vietnam conflict, and the first Gulf
War. At its peak, the property had 40 miles of electric and telephone wire, 83 miles of
sewer, 37 miles of road and railroad track, and employed more than 25,000 people.
The entire TCAAP property was included in the Arden Hills municipal border when the
City incorporated in 1951, and now occupies approximately the northern third of Arden
Hills. The TCAAP property is bounded by Highway 96 on the south, Highways 10 and
35W on the west, Lexington Avenue on the east, and County Road I on the north.
5.1 TCAAP DECOMMISSIONING AND LAND TRANSFERS
Between 1974 and 1985, the federal government started decommissioning TCAAP.
While munitions production by private entities continued into the early 2000s, operations
were a fraction of peak production. Plans to transfer portions of the property and
redevelop it have been in the works since the 1980s. Redevelopment plans for the
former TCAAP property have continued to evolve and become more detailed:
Table 5.1 – TCAAP Land Reuse Proposals
1982 1998 2008 2015
(Approved)2016 (Approved)
Residential 970 445 168 151 146
Commercial/Industrial 500 222 182 168 198
Parks and Other Open Space 805 252 168 24 24
Institutional, Roads, & Other Public Use 95 215 65 84 53
na na 113 221 221
na 1,237 1,562 1,611 1,611
na na 113 113 113
2,370 2,370 2,371 2,371 2,371
R
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A
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a
Rice Creek Trail Corridor
Parks Preserve/Arden Hills Army Training Site (AHATS)/US
Army Reserve
Other (MnDot, Ramsey County, Arden Hills)
Total
Acerage is approximate.
Attachment C
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
5-2
Much of the former TCAAP property has already been transferred or leased to other
public entities, including the Minnesota Department of Transportation, Ramsey County,
Arden Hills, and the Minnesota National Guard (Figure 5.2). In April of 2013, Ramsey
County purchased 427 acres of the TCAAP site from the General Services
Administration (GSA) for redevelopment.
5.1.1 Ramsey County Parks and Recreation
Rice Creek traverses the northwestern corner of the former TCAAP property and
is an important animal habitat and recreation area. Approximately 113 acres
adjacent to the creek were transferred to Ramsey County in 2006 for the
development of the Rice Creek North Regional Trail (Figure 5.2). Ramsey
County is currently working with the GSA to have an additional 108 acres of land
transferred for the purpose of expanding the Rice Creek trail corridor.
Ramsey County Parks and Recreation also owns a parcel that is approximately 5
acres in size adjacent to Lexington Avenue near the Marsden Lake and wetland
complex. This site is known as the Marsden Archery Range.
5.1.2 Arden Hills Army Training Site (AHATS) and
Army Reserve
Approximately 1,611 acres will remain under federal ownership; however, the
Minnesota National Guard has a long-term lease for most of the land. A small
portion is used for the Army Reserve station in the far southeastern corner of the
property. This land is expected to remain under federal ownership for the
foreseeable future.
The Minnesota National Guard has designated their leased area as the Arden
Hills Army Training Site (AHATS). Although live munitions firing are prohibited
on the site, the Minnesota National Guard does use the property for training
purposes. Much of AHATS is anticipated to remain as open space, but the
National Guard is in the process of developing a long-term master plan for the
property.
The Arden Hills Army Training Site is anticipated to include a field maintenance
shop, training area management building, division headquarters, state joint force
headquarters, billeting, and a number of ancillary buildings. The project is also
expected to include an armory/training center that could have a community
center component. The future buildings would be located on the north and west
sides of the Ramsey County/Arden Hills Public Works Facility at the northwest
corner of the Hamline Avenue and Highway 96 intersection.
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
5-3
The potential impacts of the AHATS master plan have not been fully evaluated,
but it will increase use and workers on the National Guard property. The City
seeks to maintain a working relationship with the Minnesota National Guard on
planning activities and to potentially collaborate on a community center as part of
the training facility.
5.1.3 Ramsey County
In 2002, the General Services Administration (GSA) formally declared 585 acres
of the TCAAP property as excess that was to be sold. In 2013, Ramsey County
purchased 427 acres of the site from the U.S. Government with the intent to
clean up the property and put it back into productive economic use. The property
purchased by Ramsey County is adjacent to Interstate 35W and Highway 10
(Figure 5.2). The City of Arden Hills is partnering with Ramsey County on the
redevelopment project, with the City being responsible for preparing the master
plan and other land use control documents.
5.1.4 City of Arden Hills
The City of Arden Hills owns 6.9 acres of the former TCAAP property adjacent to
Highway 96 (Figure 5.2). This property was transferred to the City for use as a
new City Hall, which was completed in 2001.
5.1.5 State of Minnesota
The State of Minnesota controls nearly 62 acres of the former TCAAP property in
the northwestern corner adjacent to County Road I and Interstate 35W. The
Minnesota Department of Transportation has a facility on the site, including a
driver licensing center.
5.2 TCAAP Master Plan
The City of Arden Hills in partnership with Ramsey County approved a Joint Powers
Agreement (JPA) that created a Joint Development Authority (JDA) govern the
redevelopment of 427 acres of the TCAAP property. The JDA has initiated a master
planning process for the 427 acre parcel purchased by the County in April 2013. Over
the course of the subsequent year, the City held a series of public open houses to solicit
community preferences and met with local developers and other relevant stakeholders
to help inform the Master Plan. The long-term vision for the site that came out of this
process emphasized the need for regional employment, a variety of housing options,
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
5-4
well-designed and pedestrian-friendly commercial areas, and a network of parks and
open spaces.
The City Council approved the Master Land Use Map for the site in June 2014, and the
Alternative Urban Areawide Review (AUAR) and Mitigation Plan in July 2014. Following
these approvals, the City began work on the regulations and policies component of the
Master Plan in August 2014. This document, officially titled the TCAAP Redevelopment
Code (TRC), was adopted by the City Council in July 2015, and establishes the
development regulations for the parcel purchased by Ramsey County.
In 2016, the JDA initiated a request for proposals (RFP) process to solicit developers
interested in redeveloping the 427 acres site in keeping with the approved TCAAP
Master Plan. Following review of the RFPs, the JDA selected Alatus LLC as the Master
Developer on May 2, 2016. Over the next six months, Alatus and the City discussed
changed necessary to the TCAAP Master Plan to accommodate the the plans of Alatus
and their partners. To gather public input, an Open House was conducted on
November 16, 2016 and the Planning Commission conducted a Public Hearing on
December 7, 2016. The City Council approved amendments to the TCAAP Master Plan
on December 12, 2016.
The goals of the TRC are to promote a more functional and attractive community
through the use of recognized design principles and to allow property owners and
developers flexibility in land use while prescribing a higher level of detail in building
design and form. The City, along with the consultant team, drafted the TRC to codify
the goals and vision for the site that were identified through the public engagement
process.
Included in the TRC is the TCAAP Redevelopment Regulating Plan, which has been
adopted as the official zoning map for the site. While the Regulating Plan illustrates the
City Council’s current preferred development pattern for the area, as development
occurs or circumstances change, the City may consider amendments to the Regulating
Plan to promote high quality development consistent with City goals.The Regulating
Plan was amended by the City Council on December 12, 2016.
Since it is the City’s goal to fully incorporate the TCAAP property into the fabric of the
community, the land use, housing, parks and open space, transportation, and other
components of the proposed TCAAP redevelopment have been integrated into their
respective chapters in the Comprehensive Plan. The overall City vision, goals, and
policies of each chapter also apply to the entire TCAAP redevelopment.
5.2.1 ENVIRONMENTAL CLEANUP
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
5-5
Portions of the TCAAP property were subject to environmental contamination
during its four decades as a munitions manufacturing plant and testing area. The
United States Army initiated environmental cleanup in the 1980s and cleanup of
the groundwater is likely to continue for the next 40 years.
In 2013, Ramsey County entered into a contract with Carl Bolander & Sons Co.
for hazardous material abatement, demolition, and site remediation services for
the TCAAP property. The remediation project is expected to be completed in the
fall of was completed in November 2015. Remediation will complyhas complied
with the Minnesota Pollution Control Agency’s residential standard and the
Agency issued a certificate of completion in August 2016.
5.2.2 REDEVELOPMENT TIMELINE
Demolition and remediation of the site is scheduled to be completed by the fall
ofwas completed in November 2015. After the demolition and remediation is
concluded grading of the site will begin for the construction of the Spine Road
and trunk utilities in 20176. At this time, it is expected that private development
will begin in 2017. The project is anticipated to be completed in phases over the
next 10 to 20 years; however, the development timeline will depend on a number
of conditions, including the market, transportation improvements, and other
related factors.
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
6-1
6.LAND USE
Goal: Develop and maintain a land use pattern that strengthens the vitality, quality, and
character of our residential neighborhoods, commercial districts, and industrial areas
while protecting the community’s natural resources and developing a sustainable
pattern for future development.
To advance this land use goal, the following policies are proposed:
o Evaluate and amend the land use regulations to achieve the highest possible
development standards, enhance the natural environment, protect public
health, support a vital mix of land uses, and promote flexible approaches to
implement the Comprehensive Plan.
o Ensure that land use regulations promote development that is compatible with
nearby properties, neighborhood character, and natural features; minimize
pedestrian and vehicular conflict; and visually enhance development.
o Preserve the stability and quality of the city's neighborhoods while allowing for
redevelopment that is complimentary to existing development.
o Provide a balanced mix of residential, park, open space, and commercial land
uses.
o Construct all new development at an average density of at least three
residential units per net residential acre.
o Explore the possibility of creating additional community gathering space in
conjunction with public or private organizations, including AHATS.
6.1 INTRODUCTION
Land use is a defining characteristic of a community. While land use does not operate
independently from the other characteristics that create a community, it is a binding
factor between transportation, housing, parks, paths, and other characteristics.
Through zoning, subdivision, and other land use regulations, a city has powerful tools to
guide the long-term, look, feel, and vitality of their community.
Despite the vacant TCAAP property (see Chapter 5), Arden Hills is classified as a fully
developed community by the Metropolitan Council’s 2030 Regional Development
Framework. The City is also entirely within the Metropolitan Urban Service Area
(MUSA). The areas south of Highways 96 and 10 were mostly developed by the end of
the 1970s, and less than three percent of the developable land in that part of Arden Hills
is vacant. Significant land use changes are not anticipated in the developed part of
Arden Hills; however, study areas have been identified in the Future Land Use section
of this chapter. The City seeks to take a proactive stance to protect the high quality of
life that residents have come to expect and to prepare for potential redevelopment
opportunities on TCAAP and throughout the community.
Attachment D
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
6-2
6.2 FUTURE LAND USE – 1998 COMPREHENSIVE PLAN
The 1998 Comprehensive Plan included a future land use map (Figure 6.1) and
proposed mix of land uses for future development, including potential land uses for the
proposed TCAAP redevelopment:
Table 6.1 – 1998 Future Land Use
Acres
Low Density Residential 1,114
Medium Density Residential 199
High Density Residential 5
Neighborhood Business 9
Commercial 132
Industrial 390
Parks 350
Subtotal 882
Mixed Residential 445
Mixed Business 222
Parks 251
Park Preserve 1,237
Public/Institutional 215
Subtotal 2,370
Right-of-way (major roads only) & Open Water 2,902
Total 6,154
TC
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The 1998 future land use data did not include detailed open water coverage or right-of-
way area information, which makes comparing it to actual 2008 land uses difficult. In
order to make a more accurate comparison between the existing land uses in 2008 and
the proposed future land uses from 1998, estimated right-of-way and open water data
has been incorporated into the 1998 land use data (Table 6.2). Due to the methodology
for calculating land use data by the Metropolitan Council, only the rights-of-way for
highways are calculated. The rights-of-way for city streets and smaller roadways are
included with the adjacent land uses.
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
6-3
Table 6.2 – Adjusted 1998 Future Land Use Data
Acres
Low Density Residential 1,064
Medium Density Residential 129
High Density Residential 5
Neighborhood Business 20
Commercial 104
Industrial 407
Parks 336
Public & Institutional 339
Subtotal 1,207
Mixed Residential 445
Mixed Business 222
Parks 251
Park Preserve 1237
Public/Institutional 215
Subtotal 2370
Water 684
Right-of-way 1,893
Total 6,154
TC
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The following descriptions were used to define the future land use categories in the
1998 Comprehensive Plan:
1. Low density residential (LDR) – traditional single-family residential land use
category. A density range of three to five units per acre is allowed.
2. Medium density residential (MDR) – apartment and townhome land use
category for providing densities of up to eight units per acre.
3. High density residential (HDR) – apartment and townhome land use category
providing for densities of up to twelve units per acre. Mobile homes are also
included in this category.
4. Mixed Residential (MR) – designed to provide for a variety and mixture of
housing types, particularly in the TCAAP area. This category will allow for
those types of units not readily available now in the City.
5. Neighborhood business (NB) – neighborhood business designates small,
isolated areas for neighborhood commercial land uses when they are
compatible with surrounding residential uses. Commercial uses that are high
traffic generators, noise generators, or otherwise not compatible with
residential neighborhoods, are inappropriate. Typically, neighborhood
business areas will be located on intersections or nodes that are on the edge
of residential areas, are less desirable sites for housing, or have traditionally
been occupied with neighborhood services.
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
6-4
6. Commercial (C) – areas designated for a broad range of retail shopping and
services to meet the needs of the community. Compatible uses such as
office buildings are also intended for this area.
7. Mixed Business (MB) – areas designated for a variety of business,
commercial and industrial uses, including office, general business, retail, and
industrial uses. This designation will be used for the future
commercial/industrial uses on the TCAAP property.
8. Industrial (IND) – areas designated for a broad range of industrial uses,
including office, warehouse, and manufacturing.
9. Public & Institutional (P/I) – designates areas for uses including government
buildings, colleges, schools, and churches.
10. Parks – areas designated for city and county parks.
11. Park Preserve (PP) – areas designated as natural and scenic areas that are
to be preserved for public use.
12. Right-of-way (ROW) – public vehicular, transit rail, and/or pedestrian rights-of-
way.
13. Water (WAT) – includes permanently flooded open water, rivers and streams,
and wetlands (wetlands not included in the national wetland inventory data
may not be displayed).
6.3 EXISTING LAND USE – 2008
The 2008 existing land use data is based on City and County property records and
known land uses (Figure 6.2). The land uses are
classified into the following categories:
1. Single Family Attached (SFA) – includes
all attached single family homes such as
townhomes with separate entrances.
2. Single Family Detached (SFD) – includes
all detached single family homes.
3. Multiple Family (MF) – includes apartment
buildings and condominiums of more than
one story.
4. Manufactured Housing (MH) – includes
manufactured and mobile homes in
specialized parks.
5. Neighborhood Business (NB) –
neighborhood business designates small,
isolated areas for neighborhood
commercial land uses when they are
compatible with surrounding residential
uses.
Land Use Acres
Single Family Attached 84
Single Family Detached 904
Multiple Family 12
Manufactured Housing 48
Total Residential 1,048
Neighborhood Business 12
Commercial 65
Office 140
Mixed Use Industrial 106
Light Industrial 141
Park and Open Space 473
Public & Institutional 2,502
Utility 20
Vacant 131
Water (lakes and NWI wetlands) 796
Railroad Right-of-w ay 35
Right-of-w ay 685
Total 6,154
Table 6.3 – 2008 Existing Land Uses
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
6-5
6. Commercial (COM) – areas designated for a broad range of retail, shopping,
and services to meet the needs of the community and region. Compatible
uses such as office buildings are also intended for this area.
7. Office (OFC) – Predominantly administrative, professional, or clerical
services; includes medical clinics.
8. Mixed Use Industrial (MUI) – includes light manufacturing and/or processing,
warehousing, distribution, and offices.
9. Light Industrial (LI) – primarily light manufacturing and/or processing of
products; could include light industrial land use, distribution, warehouse
facilities, and offices as a secondary use.
10. Park and Open Space (P/OS) – areas designated as public parks.
11. Public & Institutional (P/I) – areas designated for uses such as government
buildings, colleges, schools, and religious uses but not medical uses.
12. Utility (UTL) – Public or private land occupied by a power substation, water
tower, municipal well, pumping station, or similar use.
13. Vacant (VAC) – Private land not occupied with a building or use.
14. Water (WAT) – includes permanently flooded open water, rivers and streams,
and wetlands (wetlands not included in the national wetland inventory data
may not be displayed).
15. Railroad right-of-way (RR) – Railroad right-of-way.
16. Right-of-way (ROW) – public vehicular, transit and/or pedestrian rights-of-
way.
Although there were few land use changes between 1998 and 2008, there are
differences between the 1998 future land use data and the 2008 existing land use data.
The differences are largely attributable to more accurate data in 2008, the delayed
redevelopment of the TCAAP property, and other vacant property that was not
developed. The two data sets use different land use descriptions because the 2008
existing land use data is based on actual land use while the 1998 future land use
numbers were based on anticipated development.
In addition to more accurate data, there were a few land use changes between 1998
and 2008. In 2007, the Hazelnut Park #3 subdivision and subsequent extension of
Katie Lane was approved, which increased the amount of land used for right-of-way. As
part of the 2005 pavement management program, the road that connected Red Fox
Road to Grey Fox Road was vacated, which reduced the amount of area used for right-
of-way. Fernwood Avenue on the Boston Scientific (formerly Guidant) campus was
vacated while Cummings Drive was dedicated to the City.
The land uses on the TCAAP property were the most notable differences from what was
expected in the 1998 future land uses to the actual land uses in 2008. Since 1998, the
number of acres that were anticipated to be part of the TCAAP redevelopment has been
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
6-6
reduced and, moreover, the redevelopment was delayed. Much of the TCAAP
redevelopment is anticipated to occur in phases over the next 10 to 20 years depending
on market conditions.
Finally, of the 131 acres of vacant land in 2008, approximately 70 acres are zoned for
residential, 40 acres are zoned commercial, and 21 acres are light industrial. The
vacant areas have not significantly changed anticipated land use types between the
1998 and 2030 future land use maps. The vacant land does not include the TCAAP
property, which is currently classified as public/institutional land since it is owned by the
federal government.
6.4 FUTURE LAND USE - 2030
While redevelopment may occur on some parcels throughout the City, no significant
land use changes in the developed areas of Arden Hills are anticipated (Figure 6.3).
Most of the City’s projected population, household, and employment growth will occur
on the TCAAP redevelopment site. Table 6.4 – 2030 Future Land Use
Acres Land Use (TCAAP) Acres
978 Neighborhood Residential (TCAAP)*146(117)
136 Neighborhood Transition (TCAAP)*0(25)
12 Town Center (TCAAP)*16(10)
19 Campus Commercial (TCAAP)*40(46)
79 Office Mixed Use (TCAAP)* 20
26 Retail Mixed Use (TCAAP)*34(29)
100 Flex Business (TCAAP)*42(73)
303 Public & Institutional (Civic - TCAAP)2(3)
461 Parks and Open Space (TCAAP) 24
15 Utilities (Water Infrastructure - TCAA P 46(51)
576 Right-of-way (Spine Road -TCAAP)51(31)
1,472
796
35
685
5,694 Total** (TCAAP) 427
Commercial
Community Mixed Use
*Includes future right-of-way.
**May not equal 5,694 or 427 due to rounding.
2030 Future Land Use
Low Density Residential
Medium Density Residential
High Density Residential
Mixed Business
Water
Park Preserve
Total** (Not Including TCAAP)
Railroad Right-of-way
Right-of-way
Land Use (Not Including TCAAP)
Neighborhood Business
Light Industrial and Office
Park and Open Space
Utilities
Public & Institutional
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
6-7
6.4.1 Future Land Use Classifications
There are twenty-twohree future land use classifications:
1. Very Low Density Residential (VLDR) – traditional single-family
residential land use category. A density range of 1.5 to 3 units per
acre.
2. Low Density Residential (LDR) – traditional single-family residential
land use category. A density range of three to five units per acre may
be allowed.
3. Medium Density Residential (MDR) – apartment and townhome land
use category for providing densities of six to nine units per acre.
4. High Density Residential (HDR) – apartment and townhome land use
category providing for densities of nine to twelve units per acre.
5. Neighborhood Residential (NR) – Provides for a range of attached and
detached single-family and small multi-family uses at a density of 1.5
to 8 units per acre.
6. Neighborhood Transition (NT) – Provides for a mix of small and
medium multi-family uses at a density of 8 to 15 units per acre. Small
scale commercial uses are also permitted in this district when transition
standards and development criteria have been met.
7.6. Town Center (TC) – Provides for a range of commercial and
residential uses that offer housing, assisted living, senior housing,
office, retail, restaurant, and civic uses. Medium and large residential
uses are permitted at a density of 15 to 6745 units per acre.
8.7. Neighborhood Business (NB) – neighborhood business designates
small, isolated areas for neighborhood commercial land uses when
they are compatible with surrounding residential uses. Commercial
uses that are high traffic generators, noise generators, or otherwise not
compatible with residential neighborhoods, are inappropriate.
Typically, Neighborhood Business areas will be located on
intersections or nodes that are on the edge of residential areas, are
less desirable sites for housing, or have traditionally been occupied
with neighborhood services. Dwelling units of three units per acre or
more may be permitted.
9.8. Mixed Business (MB) – areas designated for a variety of
businesses, including commercial, certain light industrial uses,
warehousing, office, general business, retail.
10.9. Commercial (C) – areas designated for a broad range of retail,
shopping, and services to meet the needs of the community and
region. Compatible uses such as office buildings are also intended for
this area.
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
6-8
11.10. Community Mixed Use (CMU) – areas designated for a broad
range of retail, shopping, services, and office space to meet the needs
of the community and surrounding areas. This area may also include
medium to high density housing with a potential density of three to 20
units per acre.
12.11. Campus Commercial (CC) – Provides for multiple, single tenant
buildings or campuses within a business park atmosphere.
13.12. Retail Mixed-Use (RMU) – Promotes retail as a primary use and
allows for other commercial uses to be incorporated as vertical mixed-
use buildings.
14.13. Office Mixed-Use – (OMU) – Focuses on office as a primary use,
but also permits other commercial uses to be incorporated as vertical
mixed-use buildings.
15.14. Flex Office (FO) – Permits large scale development for employment
and light manufacturing uses that take advantage of highway frontage
and automobile access.
16.15. Light Industrial and Office (I/O) – areas designated for a broad
range of light industrial uses such as warehousing with manufacturing.
This land use may also include offices.
17.16. Public & Institutional (P/I) – areas designated for uses such as
government buildings, colleges, schools, and religious uses, but not
medical uses.
18.17. Utility (UTL) – Public or private land occupied by a power
substation, water tower, municipal well, pumping station, drainage
infrastructure , or similar use.
19.18. Park and Open Space (P/OS) – areas designated as public parks.
20.19. Park Preserve (PP) – areas designated as natural or scenic areas
that are to be preserved for public use or open space.
21.20. Water – includes permanently flooded open water, rivers and
streams, and wetlands (wetlands not included in the national wetland
inventory data may not be displayed).
22.21. Railroad right-of-way (RR) – public or private freight or passenger
rail activities.
23.22. Right-of-way (ROW) – public vehicular, transit and/or pedestrian
rights-of-way.
6.4.2 Former City Hall/Public Works Property
The 6.82 acre former City Hall/Public Works property is undergoing a community
vision process to determine how the property should be redeveloped (Figure
6.4). The property was home to the Arden Hills City Hall and Public Works for
many years. While a redevelopment plan for this property was not adopted in
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
6-9
time for this Comprehensive Plan, residential uses or a mix of residential and
small-scale commercial uses are anticipated. Neither residential nor commercial
development should require a change to the future land use designation.
6.4.3 Guiding Plan for the B2 District
In March 2008, the City initiated a visioning and planning process for the B-2
General Business District, which generally includes the commercial properties
near County Road E between Lexington Avenue and Hamline Avenue/Highway
51 (Figure 6.4). This area hosts a number of retail, service, and office uses.
Long considered the “downtown” of Arden Hills, the district is a mix of newer and
older buildings. As this corridor ages, market initiated redevelopment is
anticipated.
The City completed the planning process and accepted the “Guiding Plan for the
B2 District” in October 2008. The Guiding Plan includes a long-term vision for
the future redevelopment of this corridor and addresses transportation issues,
land uses, infrastructure improvements, landscaping, pedestrian facilities,
building design, and site layout among other issues. While the primary uses
along this corridor are likely to remain retail, commercial, and office, the Guiding
Plan and subsequent land use changes add the possibility for housing in this
area.
Although the Guiding Plan document is not adopted as part of the
Comprehensive Plan, the future land use map has been updated to reflect the
proposed land uses in the B2 District (CMU), and the Capital Improvement Plan
(CIP) includes a potential timeline for the public improvements described in the
Guiding Plan (Appendix A).
6.4.4 Red Fox/Grey Fox/Lexington Avenue Business
Area Guiding Plan
Immediately north of the B2 District is a significant industrial, office, and retail
area for the City. This area includes Red Fox and Grey Fox roads and is
bounded by Lexington Avenue, Highway 51, Interstate 694, and the Canadian
Pacific railway (Figure 6.4). This area is used by a number of small and large
businesses for a variety of retail, distribution, warehousing, and office uses. This
area was largely developed between the 1950s and 1970s, though the retail area
has had some new development in the last 10 years.
While good access to regional transportation has helped to continue to make this
area viable, some of the buildings are becoming functionally obsolete for modern
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
6-10
manufacturing, warehousing, and business uses. As redevelopment pressure
increases, a more detailed guiding plan is required to comprehensively address
the overall redevelopment needs in this area of the City.
6.4.5 Neighborhood Business
The neighborhood business land use concept was developed in the 1998
Comprehensive Plan (Figure 6.1). The purpose of the concept was to promote
the development of commercial nodes that were compatible with the surrounding
residential uses and provided services to residential areas. Commercial uses
that would generate high traffic, noise, or other negative impacts were
considered undesirable. Neighborhood business areas were located at
intersections or nodes at the edge of residential areas, on properties not
considered desirable for housing, or properties that have traditionally been
occupied with neighborhood services. Housing could be a component of the
development but would not necessarily be the focal point.
To date, the success of the neighborhood business district has been mixed. Two
projects have been developed under this zoning designation, and both resulted in
the construction of small office buildings with a variety of services. However,
neither of the projects focused on providing neighborhood level services.
Nevertheless, the City seeks to maintain the neighborhood business areas and
the long-term goal of creating small commercial areas that enhance the
residential neighborhoods.
6.4.6 Manufactured Home Community
The Arden Manor neighborhood has been identified as an important community
and the primary supply of affordable housing options in the City. Bounded by
Interstate 35W, Highway 96, and Highway 10, the neighborhood is facing
pressure from adjacent highways and land uses. Although the 1998
Comprehensive Plan identified this area for potential redevelopment into non-
residential uses, the City anticipates this property will remain as a medium
density residential use for the foreseeable future.
Although complete impacts are not yet known, potential changes to Highways 10
and 96 may impact the manufactured home community. The City is currently in
the process of reviewing road design proposals for this area.
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
6-11
6.4.7 TCAAP Redevelopment
As noted in Chapter 5, the City of Arden Hills hired a consultant team in 2013, to
create a Master Plan for the redevelopment of the TCAAP site. A central
component of this work was the development of a Master Land Use Plan that
allocated an appropriate mix of residential, commercial, industrial, civic, and open
space uses on the site. The TCAAP Master Land Use Plan was approved by the
City Council in July 2015 and amended by the City Council in December 2016,
and has been incorporated in the revised 2030 Future Land Use data (Figure 6.3
and Table 6.4).
The City began work on the zoning and design standards to implement the
Master Land Use Plan in August 2014. These regulations and policies are found
in the TCAAP Redevelopment Code (TRC), which was approved in July 2015
and amended in December 2016. The TRC puts in place land use regulations
that will achieve the community’s goals for the TCAAP redevelopment including:
high development and design standards; defined residential neighborhoods and
commercial districts interconnected by streets, trails, and sidewalks; energy
resiliency and sustainability; and abundant parks and open space.
Though the TCAAP Master Land Use Plan establishes a proposed allocation of
the various uses throughout the TCAAP area and illustrates the current preferred
development pattern for the area, the City remains open tohas considereding the
proposals from Alatus LLC and its partners or eventual developers for
modifications to the TCAAP Master Land Use Plan that proposed different
locations for the allocated uses and amended the TCAAP Master Plan
accordingly in December 2016., or The City may consider on its own initiative to
consider amendments to the adopted plan as development occurs or
circumstances change in order to promote high quality development of the area
consistent with City goals and this Plan.
6.4.8 Development Capacity and Net Residential
Density
The Metropolitan Council’s 2030 Regional Development Framework requires an
average net residential density of at least three units per net residential acre.
Densities lower than this are not an efficient use of the region’s sanitary sewer
infrastructure. Net residential acreage is calculated by subtracting wetlands,
water bodies, public parks, arterial streets, and identified natural resources that
are protected by ordinance from gross acres. The number of net residential
acres is then divided by the number of lots to determine net residential density.
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
6-12
According to the 2005 land use data provided by the Metropolitan Council, there
were 1,318 acres of net residential land in Arden Hills, which includes the rights-
of-way of adjacent City streets. The United States Census Bureau lists 3,017
housing units in Arden Hills in 2000. Based on that information, the residential
density in the developed portion of Arden Hills is approximately 2.29 residential
units per net residential acre. While this is below the three units per net
residential acre required by the Metropolitan Council, the City is not required to
raise densities in the built portion of Arden Hills. However, all future land uses
should be able to accommodate development in average of three units per net
residential acre.
There are no expected land use changes that would result in a reduction in net
residential density in the developed part of Arden Hills. Furthermore, the
remaining vacant residential land that is south of Highway 96 and 10 is already
zoned for development that could be built at a density of an average of three
residential units per acre.
The approved Master Plan for the TCAAP property includes 162.251 acres of
residential land and a maximum of 1,46031 residential units for an overall
maximum gross density of 9.0048 units per acre. The gross density includes the
neighborhood collector roads; however, it excludes parks, arterial roads, and the
water infrastructure.
6.4.9 Staged Development
Since the areas south of Highways 96 and 10 are considered fully developed and
there is relatively little vacant property, a five year staged development has not
been developed. While a small amount of vacant land exists in the developed
portion of the City, development on the vacant land is unlikely to have a
significant impact on the City’s or region’s infrastructure.
As previously noted in Chapter 5.2.2 the demolition and remediation of the
TCAAP site is scheduled to bewas completed by the fall ofin November 2015.
After the demolition and remediation is concluded grading of the site will begin for
the construction of the Spine Road and trunk utilities in 20176. At this time, it is
expected that private development will begin in 2017. The project is anticipated
to be completed in phases over the next 10 to 20 years; however, the
development timeline will depend on a number of conditions, including the
market, transportation improvements, and other related factors.
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
6-13
6.5 IMPLEMENTATION STRATEGIES
In order to advance implementation of this land use chapter, the below activities are
proposed. This list is not intended to be all-inclusive and additional activities that
advance the land use goal are encouraged to be developed.
o Update the City’s Zoning Code to bring it into conformance with the land uses in
the Comprehensive Plan.
o Evaluate zoning regulations to ensure that sufficient buffers are provided
between commercial, industrial, and residential uses to protect the character of
the City’s residential neighborhoods.
o Develop small area plans for the B-2, B-3, B-4, and I-Flex Zoning Districts to
provide a more detailed redevelopment vision for incorporation into this
Comprehensive Plan.
o Develop design standards for commercial, industrial, and residential
developments to ensure the construction of high-quality, sustainable, and
aesthetically enhancing development.
o Develop zoning regulations that restrict housing construction that is not sensitive
to the character of the existing neighborhood.
o Continue to enforce property maintenance codes to protect quality and property
values in the City.
o Develop zoning classifications for all future development on the TCAAP property.
o Adopt design standards for the TCAAP development to create a cohesive
character that compliments the established neighborhoods in the City.
o Work to protect significant environmental features on the AHATS property as
park preserve.
o Work with the National Guard on the AHATS property to develop synergistic uses
such as a community center.
The above strategies should not be considered all-inclusive. New opportunities and
strategies should be identified to further advance the City’s land use goal and policies.
City of Arden Hills – 2030 Comprehensive Plan
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7-1
7.HOUSING
Goal: Develop and maintain a strong, vital, diverse and stable housing supply for all
members of the community.
To achieve this housing goal, the following policies are proposed:
o Promote the development of a variety of housing options by preserving and
increasing high-quality housing opportunities that are suitable for a mix of ages,
incomes and household types.
o Encourage the incorporation of affordable, life-cycle, and work force housing into
new development and redevelopment where feasible.
o Maintain the quality, safety, and unique character of the City’s housing stock.
o Preserve and strengthen the community’s neighborhoods to maintain a high-
quality of life for residents.
o Encourage housing development and redevelopment that is complimentary to
and enhances the character of the City’s established neighborhoods.
7.1 INTRODUCTION
One of the principal roles of a community is to serve as a place to live. In Arden Hills,
23.1 percent of all of the land area in the community is currently used for housing (not
including TCAAP). However, if public open spaces and roads are removed, housing
accounts for 52.9 percent of all developed land in Arden Hills. The approved TCAAP
Master Plan envisions that 35.4 8.0 percent of the total 427 acre site will be developed
for residential uses. Because housing is such an important part of Arden Hills,
maintaining the quality of the current housing stock while providing long-term
opportunities for new housing is important to the ongoing vitality of the community and
to retaining Arden Hills’ reputation as a highly desirable place to live.
7.2 CONTEXT
According to the United States Census, Arden Hills had 3,017 housing units in 2000. A
housing unit is the actual structure while a household refers to the people living in a
housing unit. Approximately 68 percent of the housing units in Arden Hills are detached
single-family homes, 12 percent are attached single family homes (commonly referred
to as townhomes), and nine percent are manufactured homes. These three housing
types comprise almost 90 percent of the City’s housing supply. Arden Hills has the
second highest percentage of single-family homes compared to adjacent communities
and is significantly above the Ramsey County and metropolitan area average.
Apartments with ten or more units are just 2.74 percent of the City’s housing stock. The
City has just one traditional apartment building with 37 units and one condominium
Attachment E
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
7-2
building with 72 units. The City has very few duplexes, which are relatively more
prevalent in other metropolitan communities (Figure 7.2).
0
500
1,000
1,500
2,000
2,500
1-unit
detached
1-unit
attached
2 to 4 units 5 to 9 units 10 or more
units
Mobile home,
trailer, or
other
Ho
u
s
i
n
g
U
n
i
t
s
1990 2000 Figure 7.1 – Arden Hills Housing Type
Source: US Census
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%7 -C o u nty Metr o R a ms e y C o un t y A r d en Hills Mo u nds V ie w New Brig h ton Ros e ville Shoreview
Single Family (attached and detached)Duplexes Mulit-Family and attached housing Mobile homes Other units Figure 7.2 – Housing Type by Community
Source: US Census
Household composition will play a role in defining future housing needs in Arden Hills.
Between 1990 and 2000, increases were seen in both the number of non-family
households and in householders living alone.
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
7-3
2,904
2,317
2,048
2,959
2,227
1,883
732 590440587
0
500
1,000
1,500
2,000
2,500
3,000
3,500
Total households Family households
(families)
Married-couple family Nonfamily
households
Householder living
alone
1990 2000 Figure 7.3 – Arden Hills Household Type
Source: US Census
Additionally, the age of Arden Hills’ residents will also impact housing choices. From
1990 to 2000, there was a significant increase in residents between 45 and 54 years of
age. By 2012, this segment will increase in absolute numbers and as a percentage of
the population. Additionally, by 2012 notable increases in the population between 65
and 74 as well as the 75+ age group will continue to occur.
0
500
1,000
1,500
2,000
2,500
3,000
17 and
under
18-24 years 25-44 years 45-54 years 55-64 years 65-74 years 75+
1990 2000 2012 Figure 7.4 – Arden Hills Age Distribution 1990, 2000, 2012
Source: US Census and Maxfield Research Group
The age of the existing housing stock is also an indicator of potential future needs.
From 1970 to 1979, 920 housing units were built in Arden Hills, the most of any decade
to date. Of note is the fact that 50 percent of the housing in the community was
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
7-4
constructed prior to 1974 (not including the manufactured homes). Homes that are
older than 30 years may typically need more repairs and renovations.
97
166
455
208
920
537
201
35
0
100
200
300
400
500
600
700
800
900
1,000
1939 or
Earlier
1940 -
1949
1950 -
1959
1960 -
1969
1970 -
1979
1980 -
1989
1990 -
1999
2000 -
2006
Figure 7.5 – Age of Housing Stock
Source: 1990 & 2000 US Census and City of Arden Hills
Group quarters, which include college dormitories, nursing homes, and group homes,
are calculated separately from traditional types of housing such as single family homes,
townhomes, and apartments. Since 1990, group quarters and the number of people
living in group quarters have increased:
Table 7.1 – Arden Hills Group Quarters Population
1990 2000 2008*
College Dormitories 631 1,557 1,776
Nursing Homes 384 411 377
Other Group Quarters 10 20 25
Total 1,025 1,988 2,178
Source: US Census, Bethel University, Presbyterian Homes
*Estimated
Almost the entire group quarters population is at Bethel University and Presbyterian
Homes. Between 2000 and 2004, Bethel University increased the on-campus housing
capacity from 1,530 to 1,963 students. Presbyterian Homes, a senior housing facility,
had a 377 capacity and 19 senior apartment units and is typically at capacity. The
remaining group quarters population lives in group homes in the residential areas of the
City.
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
7-5
While group quarters housing is calculated separately from traditional housing, it is
important to recognize this type of housing can impact the City’s sewer, water,
transportation, parks, and recreation systems differently than traditional types of
housing. It is likely that the number of people living in group quarters at Bethel
University, Presbyterian homes, and other group homes will increase as those facilities
do have additional land to expand. Therefore, it is important for the City to work with
these institutions to manage the potential impacts as well as promote a diversity of
housing.
7.3 HOUSEHOLD FORECASTS
The total number of households in Arden Hills is forecasted to increase by over 55
percent between 2010 and 2040.
Table 7.2 - Household Forecasts by City
2000 2010 2020 2030 2040 % Change
2000-2010
% Change
2010-2040
Arden Hills 2,959 2,957 3,750 4,600 4,600 -0.07% 55.56%
Mounds View 5,018 4,954 5,100 5,200 5,500 -1.28% 11.02%
New Brighton 9,013 8,915 9,800 10,600 11,200 -1.09% 25.63%
Roseville 14,598 14,632 15,100 15,600 17,000 0.23% 16.18%
Shoreview 10,125 10,402 10,800 11,200 11,300 2.74% 8.63%
Ramsey County 201,236 202,691 223,920 238,260 248,550 0.72% 22.63%
Twin Cities 7 County 1,021,456 1,117,749 1,259,450 1,390,990 1,510,090 9.43% 35.10%
Source: Metropolitan Council
The rate of forecasted household growth in Arden Hills surpasses all adjacent
communities as well as Ramsey County. In establishing its forecasts, the Metropolitan
Council is assuming full development of the buildable portion of the TCAAP property by
2030 which will also represent essentially a full build-out of Arden Hills.
Table 7.3 - People per Household
2010 2020 2030 2040
Arden Hills 3.23 3.04 2.89 2.93
Mounds View 2.45 2.43 2.40 2.38
New Brighton 2.41 2.35 2.32 2.32
Roseville 2.30 2.32 2.30 2.28
Shoreview 2.41 2.43 2.43 2.43
Ramsey County 2.51 2.44 2.41 2.40
Twin Cities 7 County 2.55 2.48 2.44 2.43
Source: Metropolitan Council
The significantly higher people per household in Arden Hills is misleading because the
people living in group quarters housing is included in the total population, but the group
quarters housing structures does not add to the number of households in the City.
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
7-6
When adjusted for group quarters population, the people per household is comparable
to the adjacent cities and metropolitan area.
Table 7.4 - People per Household Adjusted
1990 2000 2010 2020 2030
Total Population 9,199 9,652 11,200 12,900 12,900
Households 2,904 2,959 3,800 4,600 4,600
People per HH 3.17 3.26 2.95 2.80 2.80
Non-group Quarters Population* 8,174 7,664 8,860 10,560 10,560
People per Non-group Quarters HH 2.81 2.59 2.33 2.30 2.30
Source: 1990 and 2000 Census, Metropolitan Council
*Assumes full capacity and no growth after 2000
Consistent with long-term trends, the average occupancy of a housing unit in Arden
Hills is projected to continue to decline from 2.59 persons per unit in 2000 to 2.3 people
per unit in 2020 and 2030.
7.4 HOUSING ISSUES
Three primary housing issues will need to be addressed by Arden Hills in the next 20
years. They include housing diversity, housing affordability, and housing quality. Each
is discussed below.
7.4.1 Housing Diversity
Life-cycle housing, which was referenced
in the housing goals, is a common term
used to describe the provision of housing
types for all stages of life. Life-cycle
housing is based on the premise that as
people go through life, their housing
needs change. A young person getting
out of school and just starting out usually
cannot afford to own a home so they often
begin by renting. As a person grows
older, they often establish a family and
buy their first home, sometimes either a
starter home or townhome. As a family’s
income grows, they may move up to a
larger home. Once the children leave
and the family size decreases, parents often move back to a smaller home with
fewer maintenance needs or to one of the growing number of either single-family
or multi-family housing options that has an association that take care of home
Figure 7.6 - Life Cycle Housing
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
7-7
and property maintenance. Eventually, as a person ages, there is often a need
for assisted living or an extended care facility.
Housing in Arden Hills today is primarily focused on one stage of the housing life-
cycle, move-up housing. Ironically, a significant number of units constructed in
Arden Hills during the 1970s were oriented to the first-time homebuyer market.
As housing prices have risen over the past three to four decades, what was once
priced for a first-time buyer is now classified as move-up housing due to
escalated prices. Arden Hills does still have a limited supply of more entry level
housing. In 2007, there were 285 units in the Arden Manor manufactured home
community and approximately 80 percent of the units were owner occupied.
Rental housing is another component of life-cycle housing that needs to be
addressed. Rental housing is an important component of the overall housing
supply since it provides options for both the beginning and later stages of the life-
cycle chain. It may also serve the needs of several segments of the population
including retail service employees, seniors, young adults just entering the
workplace and economically disadvantaged households. Based on the
homestead data from Ramsey County, 10 percent of the housing in Arden Hills is
classified as non-homesteaded, which is a rough indicator for rental housing.
According to Ramsey County property information, slightly more than 94 percent
of the occupied single family homes and townhomes (not including manufactured
homes or condominiums) were owner occupied in 2008.
Arden Hills promotes housing diversity through its long-term goals, policies, and
strategies. The market is also expected to exert pressure on the City for more
housing diversity. As was noted earlier, factors such as an aging population, a
population that has more non-family households, and increased numbers of
householders living alone is expected to drive demand for more attached, multi-
family housing. Multi-family units expected to be in demand are likely to be
oriented toward both owners and renters.
7.4.2 Housing Affordability
Affordable housing is an issue in every Twin Cities area community. With
housing costs outpacing many wages, it is becoming increasingly important to
focus on affordable housing. Because of the disparity of housing costs and
wages throughout the Twin Cities, affordable housing continues to be a major
initiative of the Metropolitan Council.
According to the Metropolitan Council, housing is considered affordable if it is
priced at or below 30 percent of the gross income of a household earning 60
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
7-8
percent of the Twin Cities median family income. In 2007, the area median
income for the seven-county Minneapolis-St. Paul area adjusted by the
Department of Housing and Urban Development for a family of four was $78,500.
Therefore, in 2007, housing was considered affordable if annual housing costs
for a family of four do not exceed 30 percent of $47,100, which translates to
$14,130 per year or $1,177.50 per month for housing. While the purchasing
power of $1,177.50 per month depends on interest rates and other household
factors, it could be sufficient to purchase a home that is priced in the range of
$150,000.
To implement the Livable Communities Act in 2007, the Metropolitan Council
uses as the upper limit of affordability for ownership purchase price and monthly
rents, the following dollar amounts:
Table 7.5 - 2007 Owned Occupied Affordable Housing Prices
Household Income Level: Affordable Home Price
80% of area median income ($62,800) $206,800
60% of area median income ($47,100) $152,000
Source: Metropolitan Council
Table 7.6 - Rental Housing Affordable Prices
Bedroom size: *Monthly gross rent including tenant-paid utilities,
affordable at 50% of area median income
Efficiency $687
1 bedroom $736
2 bedrooms $883
3 bedrooms $1,020
4 bedrooms $1,138
2007 RENTAL HOUSING
Source: Metropolitan Council
The mean assessed value of housing in Arden Hills in 2007 was $291,778 with a
median of $272,100 (Figure 7.7). Based on 2007 assessed property values from
Ramsey County, 25 percent of the housing was at or below the affordable home
price of $206,800 and approximately 13 percent was at or below $152,000.
In January of 2006, the Metropolitan Council released a report entitled
“Determining the Affordable Housing Need in the Twin Cities 2011-2020”. The
report not only forecasts the regional need by 2020 for newly constructed,
affordable housing but it allocates each community’s share of the regional need.
The total need for newly constructed housing in the Twin Cities is estimated to be
51,000 units between 2011 and 2020.
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
7-9
Each community’s share of the regional need is allocated based on a number of
factors. According to the Metropolitan Council, 30.6 percent of new housing units
in all cities should be affordable. Allocations are then adjusted by job proximity,
the composition of the housing stock and access to transit service. Based on the
formula, the Metropolitan Council has allocated a need for 288 affordable
housing units to Arden Hills between now and the year 2020.
In order to ensure that this need can be met, Arden Hills has allocated several
land use classifications on the Future Land Use Map with development standards
that may accommodate affordable housing on TCAAP. In the remainder of
Arden Hills, the City expects the majority of new affordable housing units to be
constructed in areas designated as Medium Density Residential or High Density
Residential on the Future Land Use Map. The City would not seek to
concentrate affordable housing in any particular area.
In addition to ensuring that there is sufficient land designated that has the
potential to provide affordable housing, the City of Arden Hills is committed to
continuing its participation in the Metropolitan Livable Community Program. As a
participant, the City of Arden Hills continues to be eligible to compete for grant
funding provided by the Livable Communities Act (LCA) to assist with clean-up
operations for polluted land for redevelopment, creating development or
redevelopment opportunities that demonstrate efficient use of land and
infrastructure through connected development patterns, and opportunities to
create more affordable housing.
7.4.3 Housing Quality
Except for the TCAAP property, much of Arden Hills is considered developed.
As was pointed out earlier, the age of 70 percent of the current housing stock
makes ongoing maintenance a community concern. If Arden Hills’ existing
neighborhoods are going to remain attractive places to live, owners will need to
continue maintenance and reinvestment efforts.
Encouraging housing maintenance can be done in two ways, either through
voluntary efforts or through regulatory requirements. Many communities rely on
both. Ideally, all residents will maintain their property in a sound and attractive
manner. Realistically, however, a small percentage of properties will not be
adequately maintained and in such cases, they can have a significant negative
impact on surrounding properties and even the neighborhood as a whole.
Arden Hills relies primarily on individual owners to maintain property. The City
has nuisance provisions in its local code, it enforces the Minnesota State Building
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
7-10
Code, and the International Property Maintenance Code was adopted in 2007.
As was noted in the housing policies, the City stands ready to consider the
adoption of a rental regulations should it become necessary. Additionally, Arden
Hills will continue to work with programs offered by county, regional, state and
federal agencies as appropriate. Such programs are more limited than they were
in the past due to changes in priorities and reductions in funding.
7.5 FUTURE OPPORTUNITIES
While Arden Hills does have a limited number of smaller, infill vacant parcels south of
Highway 96, future housing opportunities will largely come from the development of the
TCAAP site. TCAAP offers an unparalleled opportunity to create a mix of housing
integrated with employment, entertainment, recreation and transit service. The flexibility
included in the design and development regulations for the site will help the community
address its goals of housing diversity and housing affordability.
The TCAAP site will include approximately 427 acres of gross development area. Of
this total, approximately 151 162.2 acres of land has been designated specifically for
residential development. Residential areas are divided between several zoning districts
with varying gross density requirements. A range of different housing types will be
accommodated, including single-family detached homes, twin homes, townhomes,
manor homes, apartments, condominiums, and senior housing. The City expects that
up to 1,46031 housing units will be constructed on the site at the time of full
development.
The residential component of the TCAAP site will offer a future mix of housing that will
compliment Arden Hills’ current supply of predominately single-family detached housing.
It will provide opportunities to address the changing needs of the local population and it
will attract new people to the community. Combined with the City’s efforts to maintain
the current supply of housing, the development of the TCAAP site will continue Arden
Hills’ position in the marketplace as a highly desirable place to live.
7.6 IMPLEMENTATION STRATEGIES
In order to advance the policies and ideas identified in this chapter, the following
implementation strategies could be used:
o Review City codes to consider and encourage a range of housing opportunities
and innovative site design.
o Pursue grants or other opportunities that promote the construction of affordable
housing.
o Explore the adoption of rental regulations to ensure the functionality and
maintenance of rental properties.
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
7-11
o Explore the adoption of an administrative fine program to deter ongoing
nuisance and property maintenance issues.
o Promote the use of high quality materials in new housing construction to
minimize long-term deterioration of the housing stock.
o Ensure safety, livability and durability of the housing stock through enforcement
of the Minnesota State Building Code, which includes educating property
owners and residents on housing and property maintenance codes.
o Develop regulations that prohibit the construction of housing that is not
compatible with the scale of the existing neighborhood.
o Develop standards for protecting lakes, wetlands, trees, and other open spaces
during redevelopments and infill projects.
o Establish architectural/design guidelines for new developments and
redevelopments.
o Identify programs, policies, and strategies that encourage aging in place for
senior citizens.
The above strategies should not be considered all-inclusive. New opportunities and
strategies should be identified to further advance the City’s housing goal and policies.
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
9-1
9.PARKS AND RECREATION
Goal: 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.
To achieve this parks and recreation goal, the following policies are proposed:
o Develop, maintain, and encourage the use of a system of neighborhood parks
and pathways that are safe and engaging, which includes:
Developing, maintaining, and encouraging the use of north-south and
east-west arterial pathways that connect neighborhood paths within the
City and to regional paths.
Connecting neighborhoods, parks, and other destination points through a
City-wide pathway system.
Strengthening the park and path system by making improvements as
feasible through the annual budgeting and CIP process.
o Provide recreation programs and activities that address the interests of all
segments of the community, including children, adolescents, adults, families, and
seniors.
o Encourage non-motorized transportation and commuting in and outside of Arden
Hills to reduce reliance on motor vehicles and increase physical activity.
o Work to connect the pathway system to transit facilities.
o Protect and maintain access to lakes, marshes, and wooded areas for active and
passive recreation.
o Plan for parks, paths, and recreation on the TCAAP property that addresses the
interests of Arden Hills’ residents.
o Explore financing and funding options to improve and expand the City’s parks
and recreation system.
o Promote the removal of invasive species throughout the park and recreational
system.
o Construct way-finding signage for parks and paths.
o Explore options for collaboration with other governmental, educational, and
private entities to provide an array of high-quality recreational programs.
o Work and coordinate with Ramsey County, the Metropolitan Council, the school
districts and other applicable organizations to enhance the park, pathway, and
recreation system.
9.1 PARKS, TRAILS AND OPEN SPACE PLAN
The City recognizes that demographic, recreation, and environmental trends will impact
park, recreation, trail, and open space user needs. To prepare for future needs, the City
of Arden Hills completed the Parks, Trails, and Open Space (PTOS) Plan in 2002. The
Attachment F
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Approved: September 28, 2009
9-2
PTOS Plan analyzed the City’s current parks and recreation system facilities and
developed a long-term vision for the City’s parks and recreation system. In order to
realize the City’s vision, the PTOS Plan recommended improvements to increase
efficiency and achieve the long-term parks and recreation vision and priorities for the
City. The vision and goals in the 2002 PTOS Plan were updated by the Parks, Trails,
and Recreation Committee and adopted by the City Council in 2006.
Progress has been made on implementing the 2002 PTOS Plan. Since the PTOS Plan
was intended to guide programs, improvements, and decision-making through 2020,
this chapter largely reflects the content in the PTOS Plan and the 2006 update to the
PTOS plan.
As part of the 2002 PTOS planning process, the City identified long-term trends to help
determine future park, trail, and recreation needs. Recreation interests and participation
are influenced by a number of factors, including, age, access to facilities, income,
available leisure time, interest in the environment, new recreation technology, and social
trends. In general, people are looking for quality recreation that is close to home, but
they are willing to travel to obtain higher quality or more specialized activities or
environments.
9.2 REGIONAL PARK AND RECREATION SYSTEM
Although the Arden Hills Comprehensive Plan focuses on local needs, the community
recognizes that Arden Hills is connected to and participates in a larger, regional network
of parks, pathways, and open spaces. The Metropolitan Council’s regional park system
includes 49 regional parks and park preserves that cover more than 52,000 acres. The
regional system also boasts 28 regional trails that span 170 miles.
Arden Hills is linked to three regional trails and is home to one regional park (Figure
9.1). The Highway 96 Regional Trail crosses the City from east to west adjacent to
Highway 96. The trail is primarily on the south side of the highway; however, it remains
incomplete between Highway 10 in Arden Hills and old County Road 8 in the City of
New Brighton. The proposed reconstruction of Highway 96 in this vicinity includes
completing this trail, which would connect Arden Hills to Long Lake Regional Park in
New Brighton. Completion of this trail is supported by the City.
The Lexington Parkway Regional Trail spans the entire length of the Shoreview and
Arden Hills border on the eastern side of the City. While the trail is complete on the
Shoreview side of Lexington Avenue, it is only extends from Tanglewood Ave. to County
Road F in Arden Hills. As redevelopment occurs and other opportunities arise, the City
does seek to complete the trail to both the north and south on the Arden Hills side of
Lexington Avenue.
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
9-3
In 2006, Ramsey County acquired 113 acres of land within the Twin Cities Army
Ammunition Plant (TCAAP) property for the Rice Creek North Regional Tail Corridor.
The new trail corridor is located in the northwestern corner of the TCAAP site adjacent
to Rice Creek and Interstate 35W. This land was transferred to the County by the
National Park Service as part of the Federal Lands to Parks Program. An amendment
to the Rice Creek North Regional Trail Corridor Master Plan in 2003, identified an
additional 49 acres to the east of the existing area to be acquired as a wildlife corridor.
Following the County’s purchase of 427 acres of the TCAAP site for redevelopment, a
subsequent amendment was made to the Master Plan identifying 60 additional acres for
the Rice Creek North Regional Trail Corridor. This area generally extends from
Highway 96 to County Road I and would facilitate a trailhead entry, additional trails, and
a 150 foot wide trail corridor along the eastern side of the TCAAP development.
Designated a regional park in 2006, the 217 acre Tony Schmidt Regional Park extends
from the northern shore of Lake Johanna to the west side of Mounds View High School
on Lake Valentine Road. Perry Park, a City of Arden Hills park, divides Tony Schmidt
Park; however, a railroad underpass completed in 2006 provides a trail connection
across Charles Perry Park to the two sections of Tony Schmidt Park. While much of the
park is open space, the park offers a variety of amenities and is connected to local
paths.
There are a number of regional parks within a short distance of Arden Hills. Long Lake
Regional Park is located in New Brighton, and the Snail Lake Regional Park is in
Shoreview. The Rice Creek Chain of Lakes Park Preserve is in Shoreview, Circle
Pines, and Lino Lakes.
9.3 ARDEN HILLS PARK AND RECREATION SYSTEM
Arden Hills has 15 City parks ranging in size from one acre to 28 acres and other open
areas that cover more than 145 acres (Figure 9.2 and Table 9.1). There is also
approximately 11 miles of paths, which are primarily located on or adjacent to County
roads. The surface of these paths varies between asphalt, concrete, gravel, wood chip
mulch, and grass. The parks in Arden Hills provide a variety of amenities ranging from
tennis courts and playgrounds to baseball diamonds and picnic shelters (Table 9.1).
The City parks are well-distributed throughout Arden Hills south of Highways 96 and 10
and most residents are within one mile of a City park; however, controlled access roads
interfere with convenient access to some parks that would otherwise be close by.
South of Highways 96 and 10, there are four lakes entirely within Arden Hills and one
lake shared by Arden Hills and Roseville. Lake Johanna and Lake Josephine have
public access and beaches, though the public access and beach for Lake Josephine is
in Roseville. Lake Valentine is a relatively shallow lake adjacent to Bethel University
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
9-4
with some limited public use and access. Karth Lake, which is located southwest of the
Highway 96 and Lexington Avenue intersection, is adjacent to a public park but is
primarily used for non-motorized recreation by the surrounding property owners. Round
Lake is unusable for recreation purposes due to contamination from the former Twin
Cities Army Ammunition Plant. The entire shoreline of Round Lake is owned by the
federal government, and there is no public access.
The City has approved the TCAAP Redevelopment Code (TRC) to guide development
on 427 acres purchased by Ramsey County of the former Twin Cities Army Ammunition
Plant site. Four City parks are planned to serve the new population on TCAAP and to
complement the City’s existing park and recreation amenities. Trails will be constructed
throughout the development to serve the site and to provide access to adjacent park
and open space areas.
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City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
9-6
9.4 PARKS AND RECREATION MAINTENANCE, UPGRADES, AND
EXPANSIONS
The proposed park and pathway upgrades are based on the recommendations in the
2002 PTOS Plan, which is supplanted by this Comprehensive Plan (Figure 9.2).
9.4.1 Park Renovation and Upgrades
In an effort to meet changing demographics, public safety, and the desires of the
community, the City of Arden Hills will continue to use a multi-year capital
improvement plan (CIP) to plan for park upgrades and renovations. The
improvement recommendations are intended to improve public safety, aesthetics,
function, and efficiency of individual parks as well as to promote overall public
health and activity. The City also seeks to meet American with Disabilities Act
(ADA) requirements.
In order to minimize park disruption, reduce costs through efficiency of
construction, and improve park function, park renovation is recommended to be
done all at once in each park, whenever possible. Individual park renovation
recommendations are summarized below by park:
o Arden Manor Park – Provide connections within the park and from the
park to the potential future paths along Highway 96 when reconstruction of
this highway occurs. Add new shaded benches near park features. Add a
park sign at the park entrance.
o Arden Oaks Park – Add benches and trash containers near the park
features. Add trees and landscaping to provide shade, spatial definition,
and to improve aesthetics.
o Charles Perry Park – Consider moving the entrance drive to line up with
Thom Drive. This will eliminate the conflict that exists with the ice rink
where skaters have to cross the entrance drive, and will create space for a
pleasure rink. Explore the possibility of paving the existing skating rink for
inline skating and half-court basketball. Complete the path from the
picnic pavilion to the Elmer L. Andersen Memorial Trail in Tony Schmidt
Regional Park. Look into the future acquisition of the single family home
nearest the park to accommodate future uses (Figure 9.2).
o Crepeau Nature Preserve – Add additional unpaved paths within the
park.
City of Arden Hills – 2030 Comprehensive Plan
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9-7
o Cummings Park – Explore the possibility of adding irrigation to the soccer
fields. This will enhance the quality of the fields and allow for additional
usage. Add benches along the paths and park amenities.
o Floral Park –Additional unpaved looped paths could be constructed in the
park to provide more walking and nature watching opportunities. Add
benches along the paths and park amenities.
o Freeway Park - Consider paving the hockey rink for year-round use.
Upgrade existing half basketball court.
o Hazelnut Park – Replace the warming house with a new structure and
provide a safer access to the rink. Install shaded benches near
recreational features. Add lights from parking lot to skating rink. Add a
picnic shelter or pavilion to meet the usage demands of the park.
o Ingerson Park – Add a connecting path to Lexington Avenue, Fernwood
Court, and Lake Lane, utilizing a sewer easement to Fernwood as a path
corridor and Lake Lane as a path access point.
o Johanna Marsh – Resurface tennis courts, add a park sign, and add
benches.
o Lindey’s Park – Provide benches. Utilize the Bocce Golf Course for
recreation programming.
o Round Lake Open Space – Explore the possibility of adding a path
connecting Old Highway 10 to the path west of Round Lake by easement
or land acquisition. Add a parking lot at Parkshore Drive. Determine what
type of amenities/fields meet the needs of the community and develop the
park.
o Royal Hills – Add a fence along the outfield and sideline of the ball field to
minimize balls going into the woods.
o Sampson Park – Add landscaping within the park to provide interest and
improve aesthetics. Replace the parking lot surface of the basketball
court with a colored, bituminous surface.
o Valentine Park – Complete drainage study and drainage improvements
for the future of the park. Future Improvements are contingent upon the
results of the study: Consider reconfiguring parking lot to detach park
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
9-8
features from the parking lot pavement. Replace the play structure. Add a
new warming house/picnic shelter. Move or improve the surface of the half
basketball court.
9.4.2 Recreation
The City currently has an extensive youth recreation program. While the
programs have been primarily focused on youth and adolescent activities, an
increased need for teen, adult, and senior activities was identified in the 2002
PTOS Plan as well as the community meetings held for the 2030 Comprehensive
Plan update. To help inform the recreation program development process, the
City may consider creating advisory groups for seniors, teens, children, and other
interested groups.
9.4.3 Pathway Expansion and Upgrades
A number of neighborhoods in Arden Hills have pathways; however, in order to
provide a connected and complete pathway system in Arden Hills, additional
arterial and neighborhood paths are needed (Figure 9.2). While paths are
popular for recreational purposes, there is also a growing demand for utilitarian
pathways that connect residential areas to destinations such as commercial
areas, offices, parks, and other popular places. Providing multiple destinations
on a pathway system can increase use, promote physical activity, and reduce
motorized travel.
This Plan includes the following recommendations for pathway expansions and
upgrades:
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
9-9
Table 9.2 - Trail Improvement List
Feet Miles
A Cleveland Ave. (County Road "D" to Stowe Ave.)2,623 0.50
A.2 Cleveland Ave. (Thom Ct. to existing path off Cty E2)1,672 0.32
B County Road D (Cleveland to New Brighton Road)2,644 0.50
C New Brighton Road (County Rd. D to Stowe Ave.)2,957 0.56
C.1 New Brighton Road (Stowe Ave. to County Road E2)5,333 1.01
D.1 County Road E2 (Cleveland Ave. to New Brighton Rd.)671 0.13
E.1 R.C. Open Space (from segment E path to MVHS)2,974 0.56
F Tony Schmidt Underpass trail North to County Road E2 (lift station rd.)1,560 0.30
G County Road E (Indian Pl. to Lk. Joh. Blvd. to Tony Schmidt U. Trail to end of park - north side)2,787 0.53
G.1 Lake Johanna Blvd. (From Segment G to Old 10 - Snelling)1,742 0.33
H County Road E (Old 10-Snelling to Connelly Ave.)2,185 0.41
I Snelling Ave. (Highway 51 to County Road E)4,382 0.83
I.1 Old Highway 10-Snelling (Cty Road E2 through CP Rail)1,056 0.20
I.2 Old Highway 10-Snelling (from CP Rail to County Rd. E2)2,270 0.43
I.3 Old Highway 10-Snelling (from Cty. Road E2 to Hwy. 96)8,870 1.68
J Lake Valentine Road (Mounds View H.S. to Old 10-Snelling)1,600 0.30
K Parkshore Dr. (from Old Hwy 10-Snelling to beginning of Rd. Lake Trail)2,395 0.45
K.1 Gateway Blvd. (from proposed segment K to Round Lk. Road)2,165 0.41
K.2 Round Lake Trail (Complete the loop that has a gap behind Nott Co.)2,421 0.46
L County Road 96 (Complete trail west from existing path to 35W)3,100 0.59
M North Snelling Ave. (From County Road 96 to Briarknoll)2,827 0.54
N County Road F (From Existing Sidewalk from Lexington to Hamline)400 0.08
O Lexington Ave. (From County Road F to County Road E)1,500 0.28
O.1 Lexington Ave. (From County Road E to Shoreline Lane)5,212 0.99
O.2 Lexington Ave. (From Tanglewood to County Road I - West Side)7,890 1.50
P Crepeau Preserve (From Cannon to Crepeau Nature Preserve)838 0.16
Q Highway 51 (From Old Hwy. 10/Snelling to just past Glenhill Rd)1,373 0.26
T.1 Spine Road Trail (From HWY 96 to County Road H)7,689 1.40
T.2 Town Center Trail (Along Water Infrastructure)4,267 0.80
T.3 Rice Creek North Trail Corridor Addition (From HWY 96 to Rice Creek North Regional Trail)8,977 1.70
Total Proposed Future Trails 96,380 18.21
LengthSegmentProposed Trail Location
The above list is not a ranked priority list of proposed path expansions and
upgrades. The City has identified certain trail segments that are crucial for
developing needed north-south and east-west path connections that are divided
by major highways: G, G1, H, I, I1, I2, and I3. In coordination with the capital
improvements plan (CIP), the City may benefit from setting specific trail priorities
to take advantage of grants, road reconstruction projects, and other opportunities
as they arise.
Segment D and E are planned pathways along County Road E2 and a
connection through Ramsey County open space from the nearby neighborhood
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
9-10
(Venus Ave.) The City was successful in obtaining a grant for $175,000 for these
two segments from the Federal Safe Routes to School Funding Program. The
goal of the pathways is to provide a safe route to Valentine Hills Elementary, the
Ramsey County Library, and Tony Schmidt Regional Park. County Road E2 is a
busy roadway that continues to increase in traffic and is a dangerous route for
pedestrians. This project is scheduled to occur in the federal fiscal year 2009.
This project is a cooperative effort between the City, Ramsey County Parks and
Recreation, School District 621, and Ramsey County Public Works.
In conjunction with Ramsey County and MnDOT, grade separated crossings of
major roads and railroads is one of the more important actions the City can take
to improve the path network, increase safety, enhance access to parks,
encourage increased physical activity, and help tie the community together
(Figure 9.2). The following connections and improvements for pedestrian and
bicyclists (non-motorized users), some of which are noted in the above list, are
recommended from the 2002 PTOS Plan and the community meetings:
o County Road E over Highway 51 – The existing bridge is very narrow
and unsafe for pedestrians or bicyclists. This location is a key connection
between the east and west portions of the City. The City will also need to
work with Ramsey County and MnDOT to consider options for expanding
or reconstructing the bridge to create adequate pedestrian and bike
crossings or build a freestanding bike and pedestrian bridge near the
vehicle bridge.
o Highway 96 – A grade separated trail connection may be needed at a
location between Highway 10 and Lexington Avenue. The grade-
separated connection would provide access to City Hall, the TCAAP area,
and the developed portion of the City south of Highway 96. A trail
crossing of Highway 10 could possibly be incorporated into the Highway
96 and 10 intersection when it is rebuilt.
o Highway 10 – Between Interstate 694 and the City border along Highway
10, a pathway crossing is needed. Two potential options for a grade
separated crossings: An area just south of Royal Hills Park and/or along
Highway 10 north of Highway 96. A minimum of one grade separated
crossing is desired.
o Interstate 35W – The City desires a pedestrian and bike bridge over
Interstate 35W. A specific location for this crossing needs to be identified.
This would be a crucial pathway crossing to connect the TCAAP area with
Long Lake Regional Park.
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
9-11
o Interstate 694 – A pathway crossing in Arden Hills is needed at Interstate
694. A final location(s) will be selected when Interstate 694 is
reconstructed; however, two potential locations include:
Hamline Avenue/Highway 51 – A pathway across Interstate 694
near Hamline Avenue/Highway 51 must be constructed when
Interstate 694 is reconstructed.
Lexington Avenue – While there is a pathway on the Shoreview
side of the Lexington Avenue bridge, there is not a path on the
Arden Hills side of the bridge. When the Interstate 694
reconstruction occurs, a pathway should be provided at this
location.
o Trail Signage – add small trail identification maps that include distance,
name, and standard city identification where needed.
Implementing the pathway expansion and improvement plan will require
cooperation with Ramsey County, MnDOT, the school districts, and other private
and public entities. The City recognizes that the entire network cannot be
completed at once; however, the above list represents the long-term goal of a
comprehensive pathway network to facilitate recreational and utilitarian uses.
9.4.4 Park and Open Space Acquisitions
While there is very little vacant land available in the City outside of the TCAAP
property, four locations were identified for potential incorporation into the City’s
park and recreational system (Figure 9.2). Two land parcels remain to be
acquired within the boundary of Tony Schmidt Regional Park. Additional public
lands adjacent to the park are proposed to be used for trails and trail connections
under cooperative agreements.
o Charles Perry Park – The City should consider acquiring the residential
property adjacent to Charles Perry in order to minimize the potential
conflict caused by reflected light, noise and trespassing while providing an
opportunity to expand the recreational offerings in the park and to provide
better park access.
o Round Lake Park - The open land west of Round Lake Park should be
considered for acquisition. This land could provide adequate space for
soccer fields, community gardens, ball fields, or other recreational uses.
The amount of property to acquire would be determined by what
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
9-12
programming needs exist at that time. This seeks to obtain the necessary
area by park dedication and acquisition as possible.
o Round Lake Trail Easements - The remaining easements are needed to
complete the trail around the west and south sides of Round Lake.
o Tony Schmidt Regional Park – While Tony Schmidt Regional Park is a
Ramsey County park, the City encourages the County to expand its facility
in accordance with their facility and land needs. The Tony Schmidt
Regional Park Master Plan lists potential land acquisitions, which are
shown on Figure 9.2
9.4.5 TCAAP Redevelopment Area
Ramsey County purchased 427 acres of the TCAAP property in April 2013. The
City has approved the TCAAP Redevelopment Code to regulate zoning and land
uses. Approximately 24.3 acres are planned to be used for City parks and public
open space. Ramsey County is acquiring an additional 30 acres from the federal
government for a north-south trail and 78 acres for a future wildlife corridor and
trailhead.
ThreeFour City parks will be located within or adjacent to residential
neighborhoods. Amenities will be planned for each park based on the population
served and to complement existing amenities in the developed portion of the
City. The timing of park development will be aligned to the development of
adjacent neighborhoods. In order to provide flexibility the exact boundary and
location of each park include on the TCAAP property may move within its given
district. However, each park will be required to include the identified amenities
within the City’s TCAAP Master Parks and Open Space Plan.
Green space will be provided along a pedestrian corridor linking the primary retail
area west of the Spine Road to a City park on the eastern edge of the site. Trails
will be provided along the Spine Road and along a collector road adjacent to the
natural resources corridor. In cases where private development is immediately
adjacent to park and open space areas, the TCAAP Redevelopment Code
requires frequent pedestrian connections to open space. Connections to the
north-south trail corridor and trails in the wildlife corridor will be provided from
adjacent neighborhoods.
Ramsey County has prepared and the City has approved the Rice Creek North
Regional Trail Wildlife Corridor Habitat Restoration plan. Improvements,
remediation, restoration and other development of the wildlife corridor property,
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
9-13
prior to and following transfer to Ramsey County, will be guided by this plan.
Trail connections for public use may be incorporated into the wildlife corridor.
However, they must be designed and aligned so as not to impede the movement
of wildlife.
9.5 IMPLEMENTATION STRATEGIES
9.5.1 Priority Setting
One tool to advance this chapter is to create a flexible priority list for
improvements and expansions. With the priorities laid out, the City would be
able better able to assess fund balances and make informed spending decisions
and coordinate improvements with other projects such as road improvements.
The priority list will need to be regularly evaluated to measure progress and to
adjust the list to accommodate funding availability, changing circumstances, and
changing priorities. A fully functioning and complete park and pathway system
adds to the attractiveness of the City and to the values of property owners.
While a long-term priority list will help the City in the decision making process
and help plan for future expenses, the list must be flexible. As new local and
regional projects, needs, and opportunities arise, it may be necessary to adjust
the list to take advantage of opportunities that may not yet be known.
9.5.2 Partnerships
Developing partnerships with other public and private organizations is an
important tool for implementing this and other chapters of the Comprehensive
Plan. With scarce resources and increasing demands, searching for
partnerships to reduce costs, increase efficiency, and expand services is
necessary. Working with adjacent cities, the Metropolitan Council, Ramsey
County, businesses, school districts, higher education institutions, and other
stakeholders may lead to better and more efficient implementation of this
Chapter.
MNDOT & Ramsey County Transportation – Coordinating with MnDOT and
Ramsey County Public Works will help ensure that pathway additions and
crossings are in their transportation master plans, included in reconstruction
projects, and are a priority for funding and implementation in their capital
improvement plans (CIP).
Ramsey County Parks and Recreation – With regional facilities in Arden Hills and
connecting to City pathways, it is important to coordinate with the County. The
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
9-14
County is working to implement the Tony Schmidt Master Plan, the Rice Creek
trail system, and other regional park and trail projects that connect to or impact
Arden Hills.
Mounds View and Roseville School Districts – The City has an opportunity to
work with the school districts and the two facilities in Arden Hills to increase
pedestrian and bike access to the schools, promote safe routes to school, and
increase physical activity.
Bethel University and Northwestern College – Both of these campuses have
trails that can be accessed by the public. The City should consider working with
these institutions to ensure continued access to these trails and to make
connections with City trails.
Twin Cities Army Ammunition Plant (TCAAP) Redevelopment Partner and the
Arden Hills Army Training Site (AHATS) – The proposed redevelopment on the
TCAAP property offers an opportunity to greatly expand the City’s park and
pathway network. The City seeks to continue working with the developers,
AHATS, and private entities to ensure a park and pathway system is constructed
that meets the needs of current and future residents. Although the AHATS
property is not freely open to the public, it could play a role in future park and
recreation opportunities.
9.5.3 Financing
While the City supports the park and recreation system, it is recognized that
other needs in the City compete for funds and funding will continue to be a
challenge. In order to implement the parks and recreation plan, yearly priorities
could be identified in the City’s capital improvement plan (CIP), which can be
adjusted annually as funding, opportunities, and needs change. Flexibility in
implementation will be necessary.
Since much of the City is developed, park and recreation expansion
improvements cannot rely on park dedication fees alone. Therefore, the City
may need to explore other financing options. Pursuing funding opportunities may
help advance implementation of this plan at a faster rate than would otherwise be
able to occur.
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
9-15
9.5.4 Additional Strategies
The strategies in the previous sections should not be considered all-inclusive.
New opportunities and strategies should be identified to further advance the
City’s parks and recreation goal and policies.
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Potential Additions to Park System
Exisiting Pathways and Parks
City Pathway
County Pathway
Private Pathway
Regional Pathway
Regional Parks
Arden Hills Parks and Public Open Spaces
This map is in draft format and subject to
change prior to adoption.
Printed: December 1, 2016
Source: City of Arden Hills
2030 Comprehensive Plan Update
0.5
Mile
DRAFT
Figure 9.2
Existing and
Proposed
Park and
Pathway System
Attachment G
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
H-1
APPENDIX H: ZONING DISTRICT REGULATIONS
Arden Hills Zoning District Regulations taken from the Arden Hills Code (AHC) of
Ordinances Chapter 13 and the TCAAP Redevelopment Code (TRC) as of July
December 123, 20165.
1.R-1 Single Family Residential District (AHC):
A. To establish areas for the development of single family detached housing
at a maximum density of approximately three (3) units per net acre.
B. To reserve development areas for single-family housing.
C. To restrict encroachment of incompatible uses.
D. To maintain density limitations.
E. To take advantage of municipal utilities.
F. To preserve open space.
2.R-2 Single Family and Two Family Residential District (AHC):
A. To establish areas for the development of single and two (2) family
housing at a maximum density of approximately five units per net acre.
B. To reserve development areas for single and two family housing.
C. To restrict encroachment of incompatible uses.
D. To maintain density limitations.
E. To take advantage of municipal utilities.
F. To preserve open space.
3.R-3 Townhouse and Low Density Multiple Dwelling District (AHC):
A. To provide areas offering a broad development range in housing units with
a maximum density of eight (8) units per net acre.
B. To retain the environment and character of less intensive residence areas
through carefully established bulk and lot area requirements.
4.R-4 Multiple Dwelling District (AHC):
A. To establish areas for the development of multiple dwelling structures with
a maximum density of twelve (12) units per net acre.
B. To permit the most intensive residential development allowed in the City.
C. To maintain an essentially residential character in areas developed at a
more intensive density.
5.NB Neighborhood Business District (AHC):
A. To be located at the edge of residential neighborhoods.
B. To provide a limited range of over-the-counter, convenience, retail, and
service uses to accommodate the needs of the adjacent residents.
Attachment H
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
H-2
C. To place limitations on the type, size and intensity of uses within this
district, given its proximity to residential uses.
D. To place emphasis on convenience for pedestrian, bicycle, and public
transportation access to the use.
E. To accommodate, where possible, a public commons giving residents a
place to gather and interact with one another.
F. To ensure adequate buffering is provided on these sites for the adjacent
residential uses.
G. To require, where applicable, compliance with the City’s gateway
requirements.
6. B-1 Limited Business District (AHC):
A. To establish areas for the location and development of administrative
office buildings and related office uses which are subject to more restrictive
controls.
B. To provide a district which is related to and may reasonably adjoin high
density or other residential districts.
C. To establish a business district in which there is limited contact with the
public and no exterior display or selling of merchandise to the general public.
7. B-2 General Business District (AHC):
A. To be a place in which people can live, work and play.
B. To create a compact, architecturally diverse, pedestrian- and bicycle-
friendly community with a distinct identity.
C. To provide a connected sidewalk system and places for people to gather
and socialize.
D. To implement design standards to promote an attractive environment with
lasting and sustainable value.
E. To group compatible retail and service business uses that tend to draw
trade that is naturally interchangeable and promotes business prosperity.
F. To provide an adequate supply of businesses and professional service
areas to meet the needs of the residents.
G. To minimize the effects of traffic congestion, noise, odor, glare and similar
safety problems.
H. To implement the Plan known as the “Guiding Plan for the B2 District,”
which was adopted by the City Council on October 27, 2008.
8. B-3 Service Business District (AHC):
A. 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.
B. To provide locations for uses that may be incompatible with retail centers,
thereby keeping the retail centers compact and convenient.
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
H-3
C. To keep services in close proximity to arterial streets or highways in areas
that are appropriately designated on the Comprehensive Plan.
D. To encourage grouping of compatible and mutually supportive business
uses and services.
E. To promote business prosperity.
F. 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.
G. To allow a transitional reuse of existing buildings until market conditions
warrant redevelopment.
H. To enhance redevelopment potential by prohibiting uses that would
impede redevelopment.
I. To ensure acceptable traffic operations on local streets.
J. To promote flexibility in land uses and site development standards to
achieve the purposes of the district.
9. B-4 Retail Center District (AHC):
A. To meet retail shopping needs of the surrounding community by providing
a district that will accommodate a wide range of retail goods and services.
B. To promote business prosperity by creating an attractive and functional
retail center.
C. 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.
D. To produce a positive visual image by establishing a high standard of
design and development.
E. 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.
F. To encourage grouping of uses that are mutually supportive and have
similar requirements for vehicular and pedestrian accessibility and exposure.
G. To alleviate potential traffic congestion on local streets by the design of
the circulation pattern and arrangement of uses.
10. CC Civic Center District (AHC):
A. To implement that part of City of Arden Hills Comprehensive Plan known
as the Civic Center (CC) area.
B. To create a destination-oriented area that serves as focal point for the
Community where a mix of uses including public, small retail, educational,
semi-public facilities and some mid-to-high-density housing are located.
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
H-4
C. To bring forth a government center that would integrate Sunfish Lake with
a civic campus and commercial area, and create a gathering/activity place
that is unified in purpose, design and use.
D. To require strict development standards and building materials to create a
high quality civic environment.
E. To preserve, protect, and enhance existing development adjacent to the
district.
F. To promote compact, unified development that takes advantage of the
proximity to the adjacent open space areas and regional transportation
facilities.
G. To minimize the effects of traffic congestion.
H. To allow development that will insure reasonable traffic operation on the
internal and surrounding transportation systems including Lexington, Hamline,
and Highway 96.
I. To encourage arrangement of uses that are mutually supportive and have
similar requirements for vehicular and pedestrian accessibility and exposure.
11. GB Gateway Business District (AHC):
A. To implement that part of Arden Hills Comprehensive Development Plan
known as the I-694/I-35W Plan.
B. To promote high quality, unified, large-scale development in a manner
similar to a planned unit development.
C. To take full advantage of the site's location as documented and described
in the NE I-694/I-35W Plan.
D. To allow only development that will create an attractive environment and a
positive image for this site, which is one of the most visible in the community
and represents the City's last major development site.
E. To protect the site's environmental resources.
F. To promote flexibility in land uses and development standards to achieve
the objectives of the I-694/I-35W Plan.
G. To allow development that will insure reasonable traffic operation on the
internal and surrounding transportation systems.
12. I-1 Limited Industrial District (AHC):
A. To allow only those types and intensities of industrial uses that do not
detract from the surrounding area.
B. To maintain performance standards to keep the intensity of land utilization
lower than in the general Industrial District.
13. I-2 General Industrial District (AHC):
A. To provide an area where more intensive light industrial land uses may
locate.
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
H-5
B. To present the least deleterious effect to adjacent, less intensive land
uses.
14. I-FLEX District (AHC):
A. To preserve, protect, enhance and perpetuate existing development in the
district.
B. 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.
C. 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.
D. To encourage new site development that will be compatible with existing
site development standards of existing development in the district.
E. To promote flexibility in land uses and site development standards to
achieve the objectives of the I-Flex District.
15. Planned Unit Development (PUD) Overlay District (AHC):
A. To allow flexibility in land development to benefit from new technology in
building design and construction and in land development.
B. To encourage variety in the organization of site elements, land uses
(residential and non-residential), building densities, and building and dwelling
types.
C. To promote higher standards of site and building design through the use
of trained and experienced professional land planners, landscape architects,
registered architects, engineers and surveyors to prepare plans for all PUD's.
D. To preserve and enhance desirable site characteristics and open space.
E. To promote more efficient and effective use of land, open space and
public facilities.
F. To effectuate the policies and standards of the Arden Hills Comprehensive
Development Plan.
16. POS Parks and Open Space District (AHC):
A. To support the Arden Hills Parks, Trails, and Open Space Plan and the
Ramsey County Parks and Recreation System Plan.
B. To provide an area for publicly owned lands that have recognized outdoor
recreational or open space resources.
C. To support community health through the provision of active and passive
outdoor recreational opportunities.
D. To promote natural and ecological stewardship.
E. To conserve vital environmental resources.
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
H-6
17. CD Conservation District (AHC):
A. To provide a “holding” zone for federally owned lands on the Arden Hills
Army Training Site to ensure that future development is staged, maintains
a sustainable level of public expenditures for utilities and services, and
protects those areas generally determined to be unsuitable for
development due to the presence of wetlands, floodplains, steep slopes,
certain drainage and soil conditions, and critical wildlife habitat.
18. Neighborhood District (TRC):
A. The Neighborhood Zoning District: Provides a range of attached and
detached single-family and small multi-family residential uses.
1) NR-1 Residential (Neighborhood Sub-District 1): Maximum density of
2.5 dwelling units per acre.
2) NR-2 Residential (Neighborhood Sub-District 2): Minimum density of
2.5 dwelling units per acre and a maximum density of 4 dwelling units
per acre.
3) NR-3 Residential (Neighborhood Sub-District 3): Minimum density of 4
dwelling units per acre and a maximum density of 6.75 dwelling units
per acre.
4) NR-4 Residential (Neighborhood Sub-District 4): Minimum density of 4
dwelling units per acre and a maximum density of 8 dwelling units per
acre.
19. NT - Neighborhood TransitionC - Civic (TRC):
A. The Neighborhood TransitionCivic Zoning District provides for a range of
residential (live-work, single family, and small and medium multi-family)
transitions between the active retail and employment mixed-use districts
and adjoining single-family neighborhoodsopportunities for civic functions
that potentially are operated by the City of Arden Hills, Ramsey County,
and/or civic focused non-profits.
B. Development standards in this district emphasize smaller scale residential
uses and establish building transition standards to adjoining
neighborhoodsThe civic use is intended to both bring visitors outside of
the TCAAP redevelopment site to the Town Center and serve as a
transition between the Town Center and the park and open space areas to
the east.
C. Residential uses permitted at a density of 8 to 15 units per acre.
20. TC - Town Center (TRC):
A. The Town Center Zoning District creates a vibrant commercial and
residential environment that maximizes the potential for an outdoor
experience.
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
H-7
B. This district promotes walkability through allowing for housing, office,
retail, restaurant, and civic uses all within close proximity of each other.
C. Residential uses permitted at a maximum density of 6745 units per acre.
21. OMU - Office Mixed-Use (TRC):
A. The Office Mixed-Use Zoning District creates a flexible zone that allows
and promotes a seamless transition from Retail Mixed-Use but focuses on
employment and other compatible uses.
B. This district promotes employment as a primary use, but allows for other
commercial uses to be incorporated as vertical mixed-use buildings.
22. RMU - Retail Mixed-Use (TRC):
A. The Retail Mixed-Use Zoning District creates a flexible zone that allows
and promotes a seamless transition from Office Mixed-Use but focuses on
retail and compatible uses.
B. This district promotes retail as a primary use and allows for other
commercial uses to be incorporated as vertical mixed-use buildings.
23. FO - Flex Office (TRC):
A. The Flex Office Zoning District creates an opportunity for large scale
development for employment and manufacturing uses that take advantage
of the highway frontage and automobile access.
24. CC - Campus Commercial (TRC):
A. The Campus Commercial Zoning District facilitates a building format that
allows multiple, single tenant buildings or campuses within the northern
“Thumb” site of the Plan Area.
B. The goal is to allow for an individual plan approach for each campus or
building, based on user preferences within a range of requirements.
25. OS - Open Space (TRC):
A. Open Space within the TRC shall be categorized as Required Open
Space.
B. The detailed Open Space Standards for different open space types are
included in Section 9.0 and Attachment 2 of the TRC. These standards
include general character, typical size, frontage requirements and typical
uses.
26. GO - Gateway Overlay (TRC)
A. The Gateway Overlay District indicates where additional aesthetic
treatments are required to create a welcoming environment that
City of Arden Hills – 2030 Comprehensive Plan
Approved: September 28, 2009
H-8
establishes the character of the TCAAP Redevelopment Area. The
specific standards are included in Section 7.6 of the TRC.
27. Water Infrastructure (TRC)
A. The Natural Resources Corridor within the TCAAP Site Redevelopment
will be designed with the goal of maximizing compatibility and functionality
of regional storm water, wetland mitigation, the Rice Creek re-meander,
floodplain restoration, and groundwater requirements.
B. An additional goal is to provide visual and active and passive recreational
features to support adjacent land uses. The Natural Resources Corridor is
intended to be an amenity to the site’s uses and users.
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Neighborhood Transition
NR-1 - Residential
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NR-3 - Residential
NR-4 - Residential
Gateway Overlay
Pedestrian Priority Frontage
Pedestrian Friendly Frontage
Civic/Open Space
Oce Mixed Use
Flex Oce
Water Infrastructure
Campus Commercial
Retail Mixed Use
Required Open Space
Attachment I
TCAAP REGULATING PLAN
Maximum Density
Land Use Plan
May 26, 2015
Zone
Maximum
Gross
Density Acreage
Maximum
Units
NR-1 2.5 11.5 29
NR-2 4 23.3 93
NR-3 6.75 4.7 32
Subtotal 39.5 154
NR-2 4 30.0 120
NR-3 6.75 16.1 109
NR-4 8 16.1 129
Subtotal 62.2 357
NR-3 6.75 15.0 101
NT 15 24.6 369
TC 45 10.0 450
Subtotal 49.6 920
Total 151.3 1431
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Attachment J
TCAAP Redevelopment Code
Approved by the Arden Hills City Council
July 13, 2015
Draft Revisions
December 7, 2016
Attachment K
Approved July 13, 2015
TCAAP Redevelopment Code
Page | 2
Table of Contents
1.0 Introduction
1.1 Purpose and Intent
1.2 Relationship to Adopted Plans
2.0 Components of the Code
2.1 The Regulating Plan
2.2 Development Standards
2.3 Using this Code
3.0 Administration
3.1 Applicability
3.2 Relationship to Other City Ordinances
3.3 JDA Development Review Process
3.4 Special Development Plan
3.5 TCAAP Regulating Plan Map and TCAAP Master Plan Modifications
3.6 Plat Approval
3.7 Hearing Requirements
4.0 Definitions
5.0 Schedule of Uses
5.1 Applicability
5.2 Additional Use Criteria
6.0 Building and Site Development Standards
6.1 General to All Zoning Districts
6.2 Campus Commercial
6.3 Town Center
6.4 Office Mixed- Use
6.5 Retail Mixed- Use
6.6 Flex Office
6.7 Neighborhood TransitionCivic
6.8 Neighborhood
7.0 Building Design Standards
7.1 Purpose and Intent
7.2 Building Orientation and Entrances
7.3 Façade Composition
7.4 Non-Residential, Mixed-Use, and Large and Medium Multi-Family Residential Building
Materials
7.5 Shading Requirement
7.6 Gateway Overlay District
7.7 Design of Automobile Related Building and Site Elements
7.8 Design of Parking Structures
8.0 Street Design Standards
8.1 Purpose and Intent
8.2 Street Designation Categories
8.3 Project Circulation Plan
Approved July 13, 2015
TCAAP Redevelopment Code
Page | 3
8.4 Street Standards
9.0 Open Space Standards
9.1 Open Space Approach
9.2 Required Open Space Designations
9.3 Water Infrastructure Designation
9.4 Permeable Area Requirements
9.5 Open Space Classification
9.6 Open Space Requirements
10.0 Streetscape and Landscape Standards
10.1 Sidewalks
10.2 Street Trees and Streetscape
10.3 Single-Family Landscaping and Tree Requirements
10.4 Screening Standards
10.5 Street Lighting
10.6 Exterior Lighting
10.7 Street Furniture
10.8 Utilities
10.9 Parking Lot Landscaping
11.0 Sign Standards
11.1 Applicability
11.2 Prohibited Signs
11.3 Sign Types Permitted
11.4 Sign Standards
Attachments:
1: Regulating Plan
2: Palette of Open Space Types
3: Development Review Chart
4: Street Cross Sections
5: Street Type Plan
6: Recommended Color Palette
7: Audubon Minnesota Bird-Safe Building Guidelines
Approved July 13, 2015
Section 1: Introduction TCAAP Redevelopment Code
Page | 4
Introduction
In 2013, the City of Arden Hills hired the consultant team to create a Master Plan for the Twin
Cities Army Ammunition Plant (TCAAP) site, to conduct an Alternative Urban Area Wide Review
(AUAR), and to draft local regulations and policies to implement the Master Plan. The Master Plan
will amend the City of Arden Hills 2030 Comprehensive Plan in an effort to successfully integrate
the TCAAP site into the rest of the City. This plan will also help ensure that appropriate
development and economic growth occurs and is in line with the vision set forth by the City of
Arden Hills and the owner of the property, Ramsey County.
It is the goal of this project 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” (Arden Hills 2030 Comprehensive Plan, 4). This initiative will be economically and
environmentally sustainable and provide for a range of uses and development types.
A comprehensive community process resulted in a long-term vision for the redevelopment of this
brownfield ammunitions plant site into a true mixed-use development area that incorporates
regional employment, shopping and dining and a variety of housing options. This document
provides the regulatory tools for redevelopment consistent with the TCAAP Master Plan for this
area.
1.1 Purpose and Intent
The purpose of the TCAAP Redevelopment Code (TRC) is to implement the vision for a
walkable, mixed-use, resilient, and vibrant TCAAP development (hereinafter, “Plan Area”)
by:
(a) Creating regulations that realize market potential and promote the creation of jobs
and economic development;
(b) Developing a regulatory process that encourages quality growth and saves time in the
development process;
(c) Focusing on predictability for both developers and the community; and
(d) Providing a Natural Resources Corridor that offers active and passive recreational
features and is an amenity to the site.
Therefore, the goals of the TRC are to promote and to provide a more functional and
attractive community through the use of recognized community design principles and to allow
property owners, applicants or developers flexibility in land use, while prescribing a higher
level of detail in building design and form than in the current standards of the Arden Hills
City Code (AHC). The standards in this code are not intended to stifle creativity nor over-
regulate building design but rather encourage better functional building patterns and to
create higher quality pedestrian environments along most streets.
1.2 Relationship to Adopted Plans
(a) Arden Hills Comprehensive Plan: In addition to implementing several goals of the
Arden Hills Comprehensive Plan, the TRC specifically implements the following goals:
1. 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.
Approved July 13, 2015
Section 1: Introduction TCAAP Redevelopment Code
Page | 5
2. 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. Promote the development, redevelopment and maintenance of a viable,
innovative and diverse business environment that serves Arden Hills and the
metropolitan area.
4. Develop and maintain a strong, vital, diverse and stable housing supply for all
members of the community.
5. Enhance the health, safety and well-being of all who live, work and play in the
City.
6. 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. Preserve, protect and restore the community’s natural resources, including open
spaces, lakes, wetlands other significant natural features, and historic resources.
Approved July 13, 2015
Section 2: Components of the Code TCAAP Redevelopment Code
Page | 6
2.0 Components of the Code
2.1 The Regulating Plan
The TCAAP Redevelopment Regulating Plan map (herein known as the Regulating Plan)
(Attachment 1) is hereby adopted as the official zoning map for the Plan Area. Within any
area subject to the approved Regulating Plan, this TRC becomes the exclusive and
mandatory regulation unless specified in Section 3.2. It shall establish the following
development standards for all properties within the Plan Area:
(a) Establishment of TCAAP Zoning Districts – The Plan Area is distinguished into
different specialized zoning districts. Each zoning district is intended to create a
distinct development pattern based on the TCAAP Master Plan for different sections
within the Plan Area. Each zoning district shall establish use and building development
standards including standards for building height, bulk, location, functional design and
parking. The Regulating Plan classifies all lots within the Plan Area into one of the
following seven (7) zoning districts:
1) Campus Commercial (CC) – The Campus Commercial Zoning District facilitates a
building format that allows multiple, single tenant buildings or campuses within the
northern “Thumb” site of the Plan Area. The goal is to allow for an individual plan
approach for each campus or building, based on user preferences within a range
of requirements.
2) Town Center (TC) – The Town Center Zoning District creates a vibrant commercial
and residential environment that maximizes the potential for an outdoor
experience. This district promotes walkability through allowing for housing, office,
retail, restaurant, and civic uses all within close proximity of each other.
3) Office Mixed-Use (OMU) – The Office Mixed-Use Zoning District creates a
flexible zone that allows and promotes a seamless transition from Retail Mixed-
Use but focuses on employment and other compatible uses. This district promotes
employment as a primary use, but allows for other commercial, and up to 10
percent retail uses to be incorporated as vertical mixed-use buildings.
4) Retail Mixed- Use (RMU) – The Retail Mixed-Use Zoning District creates a flexible
zone that allows and promotes a seamless transition from Office Mixed-Use but
focuses on retail and compatible uses. This district promotes retail as a primary
use, but and allows for other commercial uses to be incorporated as vertical
mixed-use buildings..
5) Flex Office (FO) – The Flex Office Zoning District creates an opportunity for large
scale development for employment and manufacturing uses that take advantage
of the highway frontage and automobile access.
6) Civic District (C) – The Civic District is intended to allow civic and community uses.
5)6) Neighborhood Transition (NT) – The Neighborhood Transition Zoning
District provides for a range of residential (live-work, single family, and small and
medium multi-family) transitions between the active retail and employment mixed-
use districts and adjoining single-family neighborhoods. Development standards in
this district emphasize smaller scale residential uses and establish building
transition standards to adjoining neighborhoods.
7) Neighborhood (NR) – The Neighborhood Zoning District provides for a range of
attached and detached single-family residential uses.
Approved July 13, 2015
Section 2: Components of the Code TCAAP Redevelopment Code
Page | 7
6)1) Civic District – The Civic District is intended to allow civic and community
uses as well as institutional uses such as educational or religious buildings.
(b) Street Designations – The Streets within TRC shall be classified in two different ways.
1) Street Cross Sections shall address vehicular lane widths, number of lanes,
pedestrian accommodation, street tree requirements, on-street parking, snow
storage and parkway and median standards. These standards are laid out in
Section 8.0 and Attachment 4.
2) Street Priority shall establish the phasing significance (Required or Recommended)
of different street segments within the Plan Area. Refer to Section 8.0: Street
Design Standards and Attachment 5 for the detailed regulations.
(c) Building Frontage Standards – Building Frontage designations shall classify different
block frontages based on the pedestrian priority goals of the TCAAP Master Plan on
the Regulating Plan (Attachment 1). They shall be classified into one of three frontage
designations: (i) Pedestrian Priority Frontage with the highest quality standards for
pedestrian-oriented building design; (ii) Pedestrian-Friendly Frontage that balances
pedestrian-oriented building design standards while accommodating some service
and parking functions; and (iii) General Frontage which mainly accommodates service,
utilities and parking functions.
(d) Open Space Designation – Open Space within the TRC shall be categorized as
Required Open Space. The detailed Open Space Standards for different open
space types are included in Section 9.0 and Attachment 2 of this Code. These
standards include general character, typical size, frontage requirements and typical
uses.
(e) Gateway Overlay Designation – The Gateway Overlay District indicates where
additional aesthetic treatments are required to create a welcoming environment that
establishes the character of the TCAAP Redevelopment Area. The specific standards
are included in Section 7.6 of this Code.
2.2 Development Standards: The TRC text portion of this Code enumerates the development
standards with text and graphics for Zoning Districts, Frontage Types, building form,
landscape, building design, signage and lighting.
2.3 Using This Code
The following basic steps should be followed to determine the uses and development
standards applicable on property within the Plan Area:
(a) Review Table 3-1 to evaluate the applicability of the TRC based on scope of the
proposed development.
(b) Locate the subject property on the Regulating Plan (Attachment 1).
(c) Identify the Zoning District in which the property is located.
(d) Review the Schedule of Uses by Zoning District as listed in Table 5-1 to determine
allowed uses.
(e) Examine the corresponding zone standards in the Building and Site Development
Standards in Section 6 to determine the applicable development standards and any
Frontage standards.
(f) Refer to Section 7.0 for Building Design Standards
The information listed in these graphics explain where the building will sit on the lot, the
limits on its physical form, the range of uses and the palette of materials that will cover it.
Approved July 13, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 8
3.0 Administration
3.1 Applicability
(a) The uses and buildings on all properties within the Plan Area shall conform exclusively
to the requirements of the TRC unless specifically referenced as otherwise in the TRC.
(b) Table 3-1 (Applicability Matrix) shall determine the extent to which different sections
of the TRC apply to any proposed development.
(c) In addition, Table 3-2 shall determine which sections of the TRC apply at which time in
the development review process such as Subdivision Review, Site Plan Review or
Building Permit Review.
(d) Provisions of the TRC are activated by “shall” when required; “should” or “may” when
recommended or optional.
(e) Terms used throughout the TRC are defined in Section 4.0: Definitions. For those terms
not defined in Section 4.0, definitions in various sections of the AHC shall apply. For
terms not defined in either section, they shall be accorded commonly accepted
meanings. In the event of conflict, the definitions of the TRC shall take precedence.
(f) Where in conflict, numerical metrics shall take precedence over graphic metrics.
3.2 Relationship to other City Ordinances
(a) For all properties within the Plan Area, the standards in this Code shall supersede
standards under:
i. Commercial and Multi-Family Design Standards under Chapter 13, of the AHC, as
amended, except as specifically referenced herein.
ii. Sign Standards under Chapter 12, as amended, except as specifically referenced
herein.
iii. Landscaping Standards under Chapter 13, as amended, except as specifically
referenced herein.
iv. Subdivision Ordinance under Chapter 11, as amended, except as specifically
referenced herein.
(b) Development standards not addressed in this TRC shall be governed by the AHC, to
the extent the AHC standards are not in conflict with the TRC.
Approved July 13, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 9
Table 3-1: Applicability Matrix
Legend = Section of the Code Applies Blank denotes Standards in this Section of the
Code does not apply
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1) Commercial (retail, office, restaurant), lodging, mixed- use building, apartment/multi-family building (3 or more units per lot),
and live-work units (more than one of the following may apply to one application based on the scope of the application)
a. New Construction All Sections of the TRC apply
b. Existing Building Remodel: Existing non-complying structures or sites may be repaired, maintained or altered provided that
such repair, maintenance, or alteration shall not create any new non-compliance of all or any part of such structure or site.
i. Change of Use/Expansion of Existing
Use (without expansion of conditioned
building area) (to a permitted or
conditional use in the designated
Zoning District)
ii. Expansion of Existing Buildings
(regardless of size of expansion):
Structures or sites may be enlarged or
expanded provided that such
enlargement shall not create any new
non-compliance of all or any part of
such structure or site. The TRC
applicable sections shall apply only to
proposed building expansions.
c. Expansion of parking area only (with or without a building or use expansion) (includes off-site or accessory parking)
i. Up to 10 spaces
ii. 11 or more additional spaces
d. Existing Signage
i. Refacing or changing a panel on an
existing sign
Approved July 13, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 10
Legend = Section of the Code Applies Blank denotes Standards in this Section of the
Code does not apply
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Table 3-1 Continued
ii. Signs may be repaired, maintained,
altered, or replaced as allowed by
state law (M.S. 462.357, Subd. 1e)
provided that such repair,
maintenance, alteration, or
replacement shall not create any new
non-compliance, or expansion of any
existing nonconformity, of all or any
part of such a sign. (applies during sign
permit review only)
f. New sign or expansion of an existing
sign (applies during sign permit review
only)
2. Residential Buildings (single family detached, single-family attached, twin home buildings; (1 – 2 units)
a. New construction
b. Change of Use (to a permitted or
conditional use in the designated Zoning
District)
c. Existing Building Remodels: Structures or
sites may be repaired, maintained or
altered provided that such repair,
maintenance, or alteration shall not
create any new non-compliance of all or
any part of such structure or site.
Approved July 13, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 11
Legend = Section of the Code Applies Blank denotes Standards in this Section of the
Code does not apply
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Type of Development
Table 3-1 Continued
d. Expansion of existing use/structure
(building additions and new accessory
building/structure on the lot): Structures
or sites may be enlarged provided that
such enlargement shall not create any
new non-compliance of all or any part of
such structure or site. Standards in the
TRC applicable sections shall apply only
to the building expansions. It shall allow
addition of non- conditioned space such
as patios, porches, arcades, canopies,
private open space, recreational
amenities and courtyards/forecourts.
Approved July 13, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 12
Table 3.2 Application Review Specific Matrix
Legend = Standards in this Section of the Code applies NA = Standards in this Section of the Code does not
apply
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Type Application Review
1. Subdivision Plan
Review (includes
revised plats)
2. Site Plan Review
3. Building Permit
Review *
= Applies for residential development only
*
= Applies during Sign Permit review only
Approved July 13, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 13
3.3 JDA Development Review Process
(a) Pre-submittal Meeting Required: All projects shall have a pre-submittal meeting with
the JDA Development staff prior to submitting the approved application form for
development in the Plan Area. At the pre-submittal meeting, the staff shall provide
information on the requirements for development and submittal within the Plan Area,
including related necessary City building permit and related final construction
approvals.
(b) Site Plan Required: A Site Plan shall be required for all proposed developments
within the Plan Area. Requirements for Site Plans are listed per Section 1355.03 of
the AHC. A site plan is reviewed by staff prior to preliminary plat submittal.
(c) JDA Review Generally: Projects that comply with all standards of the TRC and
projects that require Permitted Adjustments shall be processed by the Joint
Development Authority (JDA). The JDA shall review and consider projects which meet
all TRC standards as recommended by staff, with approval of such projects subject to
a majority vote of all the members of the JDA. Please refer to Attachment 3
Development Review flow chart for information on the development review process.
The JDA may amend its development review process at any time, subject to any
applicable requirements of the Joint Powers Agreement (the “JPA”).
(d) JDA Permitted Adjustments: The JDA may approve Permitted Adjustments per the
criteria set in Table 3-3 below, subject to a 3/5 vote of the JDA. The Permitted
Adjustment process may be used only to authorize a less restrictive standard and may
not be used to impose a higher standard than is established under the TRC on the
subject property. A JDA Development staff report and recommendation is required
for the JDA to make a determination on a Permitted Adjustment. Public notices shall be
issued for all Permitted Adjustment hearings; however, such hearings may be
combined with any other JDA hearing process, such as for consideration of approval
of a project and its related transactional documents.
(e) In reviewing any Permitted Adjustment request, the JDA shall use the following criteria:
i. The goals, intent and vision of the adopted Regulating Plan Map and TCAAP
Master Plan;
ii. The extent to which the proposal fits the adjoining design context by providing
appropriate building scale and use transitions;
iii. The extent to which the proposal provides public benefits such as usable civic and
open spaces, livable streets, affordable housing, living wage jobs, structured
and/or shared parking and linkages to transit;
iv. The extent to which the proposal does not hinder future opportunities for higher
intensity development;
v. The extent to which the proposal provides a demonstration of advanced energy
resilience which may have an educational value; and
vi. Considerations of health and welfare to the general public.
(f) In reviewing any Permitted Adjustment, the JDA shall not grant flexibility for the
following:
i. Deviation from requirements of Section 5.0 (Schedule of Uses);
ii. Building height;
iii. Definitions included in Section 4.0;
iv. Density parameters for residential land uses; and
v. Clear height.
Approved July 13, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 14
Table 3-3: Permitted Adjustments Table
Code Standard Extent of Adjustment Permitted Criteria
1. Regulating Plan Map
a. Location of any
Required Street
(Town Center, Retail
Mixed-Use, Office
Mixed-Use, and
Neighborhood
Transition Districts)
Streets shall be on a grid system with
block faces (measured right-of-way to
right-of-way) no less than 200 feet and
no more than 500 feet. Block faces may
be adjusted no more than 50%. Block
faces longer than 500 feet shall include
mid-block pedestrian connections.
Pedestrian connections to adjacent park
and open space areas shall be no
further apart than 750 feet. Pedestrian
connections to parks and open space
areas shall be at least 20 feet wide.
Pedestrian mid-block connections shall
be 20 feet.
i. Shall maintain the connectivity intended by the
Regulating Plan
ii. Shall maintain the continuation and/or connectivity with
any existing streets where possible
iii. Pedestrian connectivity must be maintained
iv. JDA staff, City Community Development and Public
Works staff approval
b. Location of any
Required Street
(Neighborhood
District)
Streets shall be on a modified grid
pattern. Public views and access to
open space areas are required. The use
of cul-de-sacs should be minimized and
must include pedestrian connections from
the cul-de-sac to streets or open space
located behind private lots. Block faces
longer than 500 feet shall include mid-
block pedestrian connections. Pedestrian
connections to adjacent park and open
space areas shall be no further apart
than 750 feet. Pedestrian connections to
parks and open space areas shall be at
least 50 feet wide and dedicated as
public right-of-way. Pedestrian mid-
block connections shall be 20 feet.
i. Shall maintain the connectivity intended by the
Regulating Plan
ii. Shall maintain the continuation and/or connectivity with
any existing streets where possible
iii. JDA staff, City Community Development and Public
Works staff approval
c. Area and Location
of any Required
Open Space
Area The area of any required Open
Space may be reduced by no more than
310%. The location of parks Open
Space in the Hill and Creek
Neighborhoods may be moved within
that those neighborhoods.
i. Shall include required amenities identified by the
City’s TCAAP Master Parks and Open Space Plan
ii. JDA staff, City Community Development and Public
Works staff approval
2. Building Form and Development Standards
a. Build to
zones/setbacks
No more than a 20% change in the
maximum or minimum setback applicable
or 6 feet whichever is greater.
1)Changes to the build-to-zones and setbacks may only
occur when there is cause by one or more of the
following:
i. A change to the street cross sections established in
Attachment 4; or
ii. Need to accommodate existing buildings and
structures on the lot that meet the overall intent and
vision for redevelopment in the Plan Area; or
iii. Need to accommodate other required modes of
transportation (transit, bike, pedestrian), storm
water drainage, water quality, or low impact
development (LID) elements on the site; or
iv. Need to accommodate overhead or underground
utilities and/or easements; or
v. Need to preserve existing heritage trees on the
property.
2) In no case shall the sidewalk be less than 8 feet in width
along the “Spine Road” and 6 feet in width along all
other streets when sidewalks will be publicly
maintained.
Approved July 13, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 15
3.4 Special Development Plan (SDP): The JDA may approve an SDP for projects comprising of
25 acres or more in the Neighborhood District and 10 acres or more in all other Zoning
Districts, which require additional flexibility in the application of the TRC not otherwise
available under Table 3-3 above. JDA approval of an SDP is subject to a 4/5 vote of the
JDA. The SDP process may be used only to authorize a less restrictive standard and may not
be used to impose a higher standard than is established under the TRC on the subject
property. Public notices shall be issued for all SDP hearings; however, such hearings may be
b. Building Frontage
No more than a 15% reduction in the
required building frontage (applicable
in the designated zoning district) along
each block or subject lot with Pedestrian
Priority Frontage designation or no more
than a 25% reduction in the required
building frontage (applicable in the
designated zoning district) along each
block or subject lot of a Pedestrian-
Friendly Frontage designation.
Any reduction in the required building frontage shall be to
address one or more of the following:
i. To accommodate porte-cocheres for drop-off and
pick-up; or
ii. To accommodate existing buildings and site
elements; or
iii. To accommodate other required transit, bike and
pedestrian related, storm water drainage, water
quality, or low impact development (LID) elements
on the site.
Parking garages and porte-cocheres are
allowed along Pedestrian Priority
Frontage and Pedestrian-Friendly streets
per authorization from the JDA.
Allowed when necessary for building design.
c. Corner Lot Building
Frontage
Reduction of building frontage
requirements for lots with two or more
Pedestrian Priority frontages (applicable
Frontage Standard for the zoning district
of the subject corner lot)
Frontage requirement along one Pedestrian Priority
designated frontage may be replaced with the
corresponding standard for Pedestrian-Friendly frontage
designation instead. In determining which Pedestrian
Priority frontage may be changed to a Pedestrian-Friendly
frontage, precedence shall be given to matching any
existing building Pedestrian Priority frontages of adjoining
blocks or lots on either side of the street.
Reduction of building frontage
requirements for lots with two or more
Pedestrian-Friendly frontages
(applicable Frontage Standards for the
designated zoning district of the subject
corner lot)
Frontage requirement along one Pedestrian-Friendly
designated frontage may be replaced with the
corresponding standard for General frontage designation
instead. In determining which Pedestrian-Friendly frontage
may be changed to a General frontage, precedence shall
be given to matching any existing building Pedestrian-
Friendly frontages of adjoining blocks or lots on either side
of the street.
d. Sidewalk and
Streetscape
standards
Sidewalks, street tree planting, street
lighting, and other streetscape standards
may be adjusted based on the
development context and street cross
section.
Any changes to the streetscape standards shall be based
on specific development context such as existing vegetation,
natural features, drainage, and fire access and is subject to
approval by the JDA.
e. Required Parking
Spaces
Reduction in the number of required
parking spaces up to 10% of total
spaces
Reduction in the number of parking spaces shall be based
on one or more of the following:
i. A shared parking plan for parking within 1,000 feet
of the subject property; or
ii. A parking study for the uses proposed on the site;
or
iii. A combination of the above
3. Other
a. Any other numerical
standard in the code
A modification up to 10% (increase or
decrease)
i.A modification of a numerical standard is needed to
accommodate existing conditions.
ii. The proposed development still meets the intent of
the TRC.
b. Phased
Developments
Deferment of building frontage
standards
i.Phased developments may defer building frontage
requirements as long as they meet the build-to-zone
and parking setback requirements
Approved July 13, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 16
combined with any other JDA hearing process, such as for consideration of approval of a
project and its related transactional documents.
(a) In reviewing any SDP, the JDA shall use the following criteria:
i. The goals, intent and vision of the adopted Regulating Plan Map and TCAAP
Master Plan;
ii. The extent to which the proposal fits the adjoining design context by providing
appropriate building scale and use transitions;
iii. The extent to which the proposal provides public benefits such as usable civic and
open spaces, livable streets, affordable housing, living wage jobs, structured
and/or shared parking and linkages to transit;
iv. The extent to which the proposal does not hinder future opportunities for higher
quality development;
v. The extent to which the proposal provides a demonstration of advanced energy
resilience which may have an educational value; and
vi. Considerations of health and welfare to the general public.
(b) In reviewing any SDP, the JDA shall not grant flexibility for the following:
i. Deviation from requirements of Section 5.0 (Schedule of Uses);
ii. Building height;
iii. Definitions included in Section 4.0;
iv. Density parameters for residential land uses; and
v. Clear height.
(c) Special Development Plan Submittal:
i. Applicant shall meet with JDA Development staff to clarify and determine SDP
requirements and discuss applicant's development concept.
ii. Applicant shall submit SDP Concept Plan to JDA Development staff.
iii. Applicant is encouraged to have community meetings where appropriate
(Optional).
iv. Applicant shall submit SDP Master Plan to JDA Development staff.
v. JDA conducts public hearing(s) on the SDP Master Plan and takes action on the SDP
Master Plan.
vi. The SDP Master Plan, as approved, including all applicable documents, is adopted
as the governing development plan for the SDP property.
vii. Applicant submits Final SDP Plan for elements that are to be developed
imminently. A Final SDP Plan will be submitted for each stage of development and
construction.
viii. JDA reviews Final SDP Plan and takes action on the Final SDP Plan.
ix. Applicant applies for all necessary permits to begin construction.
3.5. TCAAP Regulating Plan Map and TCAAP Master Plan Modifications: Upon denial by the
JDA of an application which requires an amendment to the TCAAP Regulating Plan Map (the
“Map”) and/or the TCAAP Master Plan (individually or collectively a “Plan Amendment”), or
a modification of the text of the TRC (“Text Change)”, or where the applicant has requested
such a change, the application shall be referred by the JDA to the City Council for its
consideration. A Community Development staff report and recommendation is required for a
Plan Amendment or Text Change request to be heard by the City Council. Public notices shall
be issued for all Plan Amendment or Text Change hearings. The City Council shall consult with
the County in the Council’s consideration, approval or denial of a Plan Amendment or Text
Change as required by § 3.0 of JPA.
i. If the City Council approves the Plan Amendment or Text Change, the JDA shall
consider the application, as amended pursuant to such approval.
Approved July 13, 2015
Section 3: Applicability TCAAP Redevelopment Code
Page | 17
ii. A proposed denial of a Plan Amendment or Text Change by City Council shall not
be delivered to the JDA and such decision shall constitute final denial of the
application.
iii. Upon such final denial of a Plan Modification or Text Change, the applicant may
reapply to the JDA to seek JDA approval of a revised project meeting the
requirements of the TRC, or a revised project requiring a Permitted Adjustment
consistent with Table 3-3.
3.6 Plat Approval: The TRC incorporates by reference Chapter 11 of the AHC for plat approval
for the purpose of design review, subject to the requirements for public infrastructure per the
TRC. This process includes City approval of grading/erosion control plans and utilities plans.
Fees or charges for public infrastructure or facilities established by or applicable to
subdivisions processed under the AHC shall be applied to subdivisions processed under the
TRC.
3.7 Hearing Requirements: The JDA shall conduct public hearings for consideration of all
development applications for the Plan Area. A notice of the time, place and purpose of the
hearing shall be published in the official newspaper of the City at least ten days prior to the
day of the hearing. In addition, JDA action on subdivision requests in the Plan Area shall be
governed by Minnesota Statutes 462.358.
Approved July 13, 2015
Section 4: Definitions TCAAP Redevelopment Code
Page | 18
4.0 Definitions
Many terms used in this document are defined in the AHC, Chapters 1 and 13. Definitions are only
included here if not defined in the AHC, or if the definition for this document differs from the AHC.
In case of a conflict between the definitions under this Section and the AHC, Chapters 1 and 13, the
definitions in this section shall supersede.
A
Arcade
A portion of the main façade of the building that is at or near the property line and a
colonnade supports the upper floors of the building. Arcades are intended for buildings with
ground floor commercial or retail uses and the arcade may be one or two stories. The ground
floor area within the arcade may be conditioned or non-conditioned space.
Images of Arcade Buildings
Approved July 13, 2015
Section 4: Definitions TCAAP Redevelopment Code
Page | 19
B
Build-to Zone (BTZ)
The area between the minimum and maximum front setbacks from the property line. The
principal building façade line shall be located within this area.
Illustration indicating
the location of the
build-to zone relative
to the minimum and
maximum setbacks and
the building façade line
Building and Site Development Standards
The standards established for each Zoning District including but not limited to building
placement, building height, parking, service access, and other functional design standards.
Building Façade Line
The location of the vertical plane of a building along a street frontage.
Section View – Gallery Building Section View – Arcade Building
Approved July 13, 2015
Section 4: Definitions TCAAP Redevelopment Code
Page | 20
Plan View
Building Façade Line Illustrations
Building Frontage
The percentage of a building’s façade line that is required to be located within the Build-to
Zone (BTZ) as a proportion of the lot’s width along the fronting public street. Required stairs to
access entrances, parks, plazas, squares, improved forecourts, and pedestrian breezeway
frontages shall count towards the required building frontage.
Image showing Building Frontage
calculation
Approved July 13, 2015
Section 4: Definitions TCAAP Redevelopment Code
Page | 21
Building Height
The vertical distance from the average elevation of the grade along a face of a building to
the highest point of the roof surface of flat roofs, the deck line of mansard roofs, or the
average height between the eaves and the highest ridge of gable, hip, or gambrel roofs.
The height of a stepped or terraced building shall be the height of the tallest segment of the
building.
Building Step-Back
Building step-back is the setting back of the building façade line away from the street at a
specific floor or height.
Illustration of a Building Step-Back
C D
Clear Height
The distance from the top of the finished floor to the bottom of the finished ceiling in portions of
commercial buildings used for warehousing or manufacturing.
Complete Street
A complete street is a transportation policy and design approach that requires streets to be
planned, designed, operated, and maintained to enable safe, convenient and comfortable
travel and access for users of all ages and abilities regardless of their mode of transportation.
Approved July 13, 2015
Section 4: Definitions TCAAP Redevelopment Code
Page | 22
Cottage/Patio Home
The Cottage or Patio Home building type consists of small, one and two-story single-family
detached residential units that are built close to the street and each other. They are typically
sideyard/zero lot line homes with a small yard or patio space. This type of building enables
appropriate infill residential within existing neighborhoods and is important for providing a
broad choice of housing types and promoting walkability.
Image of a Cottage or Patio Home
Cottage Court
The Cottage Court building type consists of a series of small, detached structures, providing
multiple units arranged to define a shared court that is typically perpendicular to the street.
The shared court takes the place of a private rear yard and becomes an important community-
enhancing element. This residential building type is appropriately-scaled to fit as transitions
between single-family neighborhoods and commercial corridors. It enables appropriately-
scaled, well-designed infill residential and is important for providing a broad choice of housing
types and promoting walkability.
Image of a Cottage Court
E
Encroachment
Any structural or non-structural element such as a sign, awning, canopy, terrace or balcony that
breaks the plane of a vertical or horizontal regulatory limit, extending into a setback, into the
public right-of-way, or above a height limit.
Approved July 13, 2015
Section 4: Definitions TCAAP Redevelopment Code
Page | 23
F
Façade Area
The surface area of a building’s elevation (including all floors) not counting minor indentations
fronting a particular street. Ground floor façade area is the surface area of a building’s
ground floor elevation not counting minor indentations fronting a particular street. Upper floor
façade area is the surface area of a building’s upper floor elevations not counting minor
indentations fronting a particular street.
G H I
Gallery
A roofed promenade or canopy, especially one extending along the wall of a building and
supported by arches or columns on the outer side. The gallery space is unenclosed (non-
conditioned) space and may be two (2) or more stories tall.
Illustration of a Gallery
Gross Density
The number of residential dwelling units per acre of a given land area, including public rights-
of-way for Town and Collector Streets but excluding publicly-owned recreation areas or open
space and public right-of-way for arterial roads.
Approved July 13, 2015
Section 4: Definitions TCAAP Redevelopment Code
Page | 24
J K
J-Swing Garage
A home with a driveway that loads from the primary street and swings into the side of the
home to enter the garage. Two of these homes side-by-side should share a driveway or a curb-
cut to driveways and have garages facing each other.
Images of a home with a J-Swing Garage from the front and side of home.
L
Large Multi-Family
A building containing more than fifty residential units which may include apartments or
condominiums.
Live-Work Unit
A dwelling unit that is also used for work purposes, provided that the ‘work’ component is
restricted to the uses of professional office, artist’s workshop, studio or other similar use as
allowed as a home occupation under the AHC and is located on the street level and constructed
as a separate unit under a condominium regime or as a single unit. The ‘live’ component may be
located on the street level (behind the work component) or any other level of the building. Live-
work unit is further distinguished from a home occupation otherwise defined by the AHC in that
the work use is not required to be incidental to the dwelling unit; non-resident employees may
be present on the premises and customers may be served on site.
Approved July 13, 2015
Section 4: Definitions TCAAP Redevelopment Code
Page | 25
M
Manor Home/Multi-Unit House
A multi-unit building (3 to 8 units) that is designed to appear as a large home from the exterior,
but functions as a multi-unit building on the interior. Manor Homes have one main front door for
the building, but may also have side and rear entries. Parking is accessed from an alley or a
driveway to the rear of the lot. Parking does not face a public right-of-way.
Image of Manor Home
Medium Multi-Family Use
A building containing nine to fifty multi-family units which may include stacked flats, apartments,
or condominiums.
Mixed-Use Building
A building that includes a combination of commercial, retail, residential, culturalcivic, or
institutional, or light industrial uses inside a single structure. Residential uses are not permitted
within mixed-use buildings.
N O
Numerical Standard
Any standard that has a numerical limit (minimums and maximums) or value as established
within both the text and graphic standards of the TRC.
P Q
Parking Setback Line
The distance that any surface parking lot is to be set back from either the principal building
façade line or property line along any street frontage (depending on the specific standard in
the Zoning District). Surface parking may be located anywhere behind the parking setback line
on the property.
Approved July 13, 2015
Section 4: Definitions TCAAP Redevelopment Code
Page | 26
Illustration of a parking setback line
Perimeter Frontage
The measurement of the proportion of public street frontage of the total exterior perimeter of
a park or open space area.
Illustration showing how Perimeter Frontage
is calculated for Open Space along a
Public Street
Permitted Adjustment
A requested modification to TRC zoning district standards per the Permitted Adjustment
provision of Section 3.0. The JDA shall have the authority to approve a request for a Permitted
Adjustment.
Primary Entrance
The public entrance located along the front of a building facing a street or sidewalk that
provides access from the public sidewalk to the building. It is different from a secondary
entrance which may be located at the side or rear of a building providing private controlled
access into the building from a sidewalk, parking or service area.
Private Common Open Space
A privately owned outdoor or unenclosed area, located on the ground or on a terrace, deck,
porch, or roof, designed and accessible for outdoor gathering, recreation, and landscaping
Approved July 13, 2015
Section 4: Definitions TCAAP Redevelopment Code
Page | 27
and intended for use by the residents, employees, and/or visitors to the development. This may
or may not be accessible to the public, but shall be maintained privately.
Property Line
A line dividing one lot or property from another or from a right-of-way.
Public Open Space
A publicly accessible open space in the form of parks, courtyards, forecourts, plazas, greens,
playgrounds, squares, etc. provided to meet the standards in Section 9.0 of this Code. Open
Space may be privately or publicly owned and/or maintained.
R
Residential Use Building
A building that is built to accommodate only residential uses on all floors of the building such as
a detached single-family home, attached single-family home (i.e., townhome), two family home
(i.e. twin home), Manor Home (3 to 8 units), or apartment building (under single ownership or
under multiple owners within a condominium regime).
Right-of-Way
An area dedicated to public use for vehicular and bicycle movement. Pedestrian facilities,
public utilities, and private utilities may be accommodated within the right-of-way or outside of
the right-of-way within public easements on private property.
Right-of-Way Line
The lines that form the boundary of a publicly-owned right-of-way.
S
Service-Related Uses
All uses that support the principal use on the lot including parking access, garbage/trash
collection, utility meters and equipment, loading/unloading areas and similar uses.
Setback
The minimum distance by which any building or structure must be separated from a right-of-
way or property line.
Single Family Use
A building containing one or two primary living units and which may include twin homes,
detached townhomes and cottage/patio homes.
Small Lot Single Family
A single-family residential lot that measures less than fifty (50) feet wide.
Approved July 13, 2015
Section 4: Definitions TCAAP Redevelopment Code
Page | 28
Image of a Small Lot Single
Family
Small Multi-Family Use
A building containing three to eight residential units and which may include townhomes, row
homes, manor homes/multi-unit houses, stacked flats, or triplexes/quadplexes.
Small Retail or Office Building
The Small Retail/Office Building is a commercial building that is generally located at street
intersections or as transitions between higher intensity commercial uses and lower intensity
residential uses. The ground floor space can be used for office, personal service or retail uses.
It is especially appropriate for incubating neighborhood-serving retail and service uses and
allowing some adjoining streets and multi-modal corridors to expand as the market demands.
Stacked Flats
Stacked flats building type is a medium-sized structure that consists of less than 12 side-by-side
and/or stacked dwelling units, typically with one shared entry. This type of building can
include a courtyard apartment. This residential building type is appropriately-scaled to fit
within medium-density neighborhoods or as transitions between neighborhoods and commercial
corridors. It enables appropriately-scaled, well-designed infill residential and is important for
providing a broad choice of housing types and promoting walkability.
Image of a Stacked Flat
Street Frontage Designation
As identified on the Regulating Plan, existing and recommended streets in the TRC area are
designated as Pedestrian Priority, Pedestrian-Friendly or General Streets. Each frontage
designation establishes a certain development context in order to improve walkability and
pedestrian orientation within the TRC Plan Area.
Approved July 13, 2015
Section 4: Definitions TCAAP Redevelopment Code
Page | 29
Street Screen
A freestanding wall or living fence or combination fence built along the frontage line or in line
with the building façade along the street. It may screen a parking lot or a loading/service
area from view or provide privacy to a side yard and/or strengthen the spatial definition of
the public realm.
Image of a combination masonry
and living street screen
Street Wall
Indicates the creation of a “wall” or a sense of enclosure along the street with buildings placed
immediately adjacent to the street/sidewalk. A street wall has a “void” if there is a surface
parking lot or service area adjacent to the sidewalk/street.
T U V W X Y Z
TCAAP Natural Resources Corridor
The Natural Resources Corridor within the TCAAP Site Redevelopment will be designed with the
goal of maximizing compatibility and functionality of regional storm water, wetland mitigation,
the Rice Creek re-meander, floodplain restoration, and groundwater requirements. An
additional goal is to provide visual features and active and passive recreational amenities to
support adjacent land uses.
TCAAP Redevelopment Regulating Plan (Regulating Plan)
The official Zoning Map for the TRC Plan Area. The Regulating Plan graphically depicts
development standards including Zoning Districts, Street Designations and Special
Requirement(s) applicable to properties within the TRC Plan Area.
Townhouse/Rowhouse
The Townhouse or Rowhouse is a small- to medium-sized typically attached structure that
consists of 3–8 houses attached horizontally, not stacked vertically. This type of residential
building is typically located in a location that transitions from a single-family neighborhood into
a commercial corridor. This type of building enables appropriately-scaled, well-designed
residential infill and is important for providing a broad choice of housing types and promoting
walkability. A townhouse/rowhouse is a single structure and does not require adjacent
townhomes/rowhomes to maintain stability.
Triplex/Quadplex
A Triplex/Quadplex building is a medium-sized attached structure that consists of 3–4 houses
placed side-by-side and/or stacked dwelling units. This residential building type is typically
located in a location that transitions from a primarily single-family neighborhood into a
commercial corridor. This building type enables appropriately-scaled, well-designed residential
infill and is important for providing a broad choice of housing types and promoting walkability.
Approved July 13, 2015
Section 4: Definitions TCAAP Redevelopment Code
Page | 30
Image of a Triplex/Quadplex
Twin Home
The Twin Home, also known as a duplex, is a small- to medium-sized structure that consists of
two side-by-side or stacked dwelling units, both facing the street, and within a single building
structure. This residential building type has the appearance of a medium to large single-family
home and is appropriately-scaled to fit within primarily single-family neighborhoods or
medium-density neighborhoods. It enables appropriately-scaled, well-designed residential infill
and is important for providing a broad choice of housing types and promoting walkability.
Image of a Twin Home
Approved July 13, 2015
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 31
5.0 Schedule of Permitted Uses
5.1 Applicability: General use categories have been identified by Zoning District (Table 5-1).
Uses that are not listed are prohibited. Uses that are allowed as accessory uses may only
remain in conjunction with an active principal use.
Table 5-1: TRC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2
A = Accessory | A/C = Accessory with Criteria in Table 5.2
Zoning District
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4
Additional
Requirements
Sub-District NR-1 NR-2 NR-3 NR-4
Residential Uses
Bed & Breakfast -- P -- -- -- P P/C P/C P/C P/C See Table 5-2
Home Occupation: Class I -- A -- -- -- A A A A A
Large Multi-Family -- P -- -- -- -- -- -- -- --
Live/Work -- P -- -- -- P -- -- -- --
Medium Multi-Family -- P -- -- -- P -- -- -- --
Nursing Home and Assisted
Living -- P -- -- -- P/C -- -- -- P/C See Table 5-2
Residential Facility -- P/C -- -- -- P/C P/C P/C P/C P/C See Table 5-2
Senior Independent Living -- P -- -- -- P/C -- P/C P/C P/C See Table 5-2
Single Family -- -- -- -- -- --
P P P --
Small Lot SF Residential -- -- -- -- -- --
-- P P --
Small Multi-Family -- -- -- -- -- P -- -- -- P/C See Table 5-2
Commercial Uses
Automotive Washing -- -- P/C P/C P/C -- -- See Table 5-2
Brewpub -- P P P P -- --
Business service P P P P P -- --
Clinic, medical office P P P P P -- --
Club, sports & fitness A P P P P -- --
Cocktail Lounge -- P -- P -- -- --
Commercial Off-Street
Parking P/C* P/C* P/C* P/C* P/C* P/C* --
* Permitted as an
accessory use with a
primary building
only
Commercial recreation -
indoor -- -- -- -- P -- --
Daycare Facility A P P P P P* --
* Less than 5,000
sq. ft. in
Neighborhood
Transition District
Daycare, family - 10 or
less P P P P P --
Approved July 13, 2015
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 32
Table 5-1: TRC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2
A = Accessory | A/C = Accessory with Criteria in Table 5.2
Zoning District
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Additional
Requirements
Sub-District NR-1 NR-2 NR-3 NR-4
Dog kennel -- -- -- -- P* -- --
* Completely
enclosed; no outside
runs
Drive-Up Windows A -- P/C P/C P/C -- -- See Table 5-2
Dry cleaning & laundry,
pick-up station -- P -- P -- -- --
Dry cleaning & laundry,
self-service laundry -- P -- P -- -- --
Financial Institution &
service P P P P P P* --
* Less than 5,000
sq. ft. in
Neighborhood
Transition District
Food Preparation P P P P P P --
Hotel/ motel P P P P P -- --
Microbrewery -- P -- P P -- --
Microdistillery -- P -- P P -- --
Mortuary, funeral home -- -- -- -- P/C -- -- See Table 5-2
Office P P P P* P P** --
* As part of a
mixed-use building
that includes retail
on the ground floor
** Less than 5,000
sq. ft. in
Neighborhood
Transition District
Personal services A P P P P P* --
* Less than 5,000
sq. ft. in
Neighborhood
Transition District
Pet Services P -- P P P -- --
Research and development
facility P -- P -- P -- --
Restaurant and restaurant
fast-food A* P P P P P** --
*May be integrated
within a buildingsa
building that has
another permitted
primary use in the
Campus Commercial
Zone
** Less than 5,000
sq. ft. in the
Neighborhood
Transition Zone
Retail sales & service -- P P P P P* --
* Less than 5,000
sq. ft. in
Neighborhood
Transition District
Approved July 13, 2015
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 33
Table 5-1: TRC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2
A = Accessory | A/C = Accessory with Criteria in Table 5.2
Zoning District
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Additional
Requirements
Sub-District NR-1 NR-2 NR-3 NR-4
Service station -- -- -- P/C P/C -- -- See Table 5-2
Storage, exterior -- -- -- -- -- -- --
Studio -- P -- P P P* --
* Less than 5,000
sq. ft. in the
Neighborhood
Transition Zone
Theater, indoor -- PA P P P -- --
Vehicle – motorized,
leasing and rentals -- -- P/C -- P/C -- -- See Table 5-2
Vehicle –motorized, service -- -- P/C P/C P/C -- -- See Table 5-2
Civic Uses
Antenna or Tower P/C P/C P/C P/C P/C P/C -- See Table 5-2
Club or lodge (non-profit) -- P P P P -- --
House of worship -- P P P P P* --
* Less than 5,000
sq. ft. in the
Neighborhood
Transition Zone
Park Facilities (Public) P P P P P P P
Public use P P P P P P --
School, general education -- P -- -- -- P P
School, specialized
education -- P P P -- P* --
* Less than 5,000
sq. ft. in the
Neighborhood
Transition Zone
Industrial Uses
Garage, Truck -- -- -- -- -- -- --
Manufacturing &
processing: Class I P/C -- -- -- P/C --
-- Warehousing
permitted as an
accessory use
Manufacturing &
processing: Class II -- -- -- -- -- -- --
Utility Substation P* -- -- -- P* --
-- *Equipment shall be
screened to not be
seen from any public
right of way and
shall not be placed
in the front of any
parcel
Warehousing A/C -- -- -- A/C -- --
Other Uses
Adult-Oriented Businesses -- -- -- -- -- -- --
Approved July 13, 2015
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 34
Table 5-1: TRC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2
A = Accessory | A/C = Accessory with Criteria in Table 5.2
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Ci
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Additional
Requirements
Zoning
District
Uses
Sub-District TC-1 TC-2 TC-3 NR-
1
NR-
2
NR-
3
NR-
4
Residential Uses
Bed &
Breakfast -- P P P -- -- -- P/C P/C P/C P/C -- See Table 5-2
Home
Occupation:
Class I
-- A A A -- -- -- A A A A --
Large Multi-
Family -- P/C P/C P/C -- -- -- -- -- -- -- -- See Table 5-2
Live/Work -- P P P -- -- -- -- -- -- -- --
Medium Multi-
Family -- P/C P/C P/C -- -- -- -- -- -- -- -- See Table 5-2
Nursing Home
and Assisted
Living
-- P P P -- -- -- -- -- -- P/C -- See Table 5-2
Residential
Facility -- P/C P/C P/C -- -- -- P/C P/C P/C P/C -- See Table 5-2
Senior
Independent
Living
-- P P P -- -- -- -- P/C P/C P/C -- See Table 5-2
Single Family -- -- -- -- -- -- -- P P P -- --
Small Lot SF
Residential -- -- -- -- -- -- -- -- P P -- --
Small Multi-
Family -- -- -- -- -- -- -- -- -- --
P/C P/C -- See Table 5-2
Commercial Uses
Automotive
Washing -- -- -- -- P/C P/C P/C -- -- See Table 5-2
Brewpub -- P P P P P P -- --
Business
service P P P P P P P -- --
Clinic, medical
office P P P P P P P -- --
Club, sports &
fitness A P P P P P P -- --
Cocktail
Lounge -- P P P P P -- -- --
Commercial
Off-Street
Parking
P/C* P/C* P/C* P/C* P/C* P/C* P/C* -- --
* Permitted as
an accessory
use with a
primary
building only
Commercial
recreation -
indoor
-- -- -- -- -- -- P -- --
Approved July 13, 2015
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 35
Table 5-1: TRC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2
A = Accessory | A/C = Accessory with Criteria in Table 5.2
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Ci
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Additional
Requirements
Zoning
District
Uses
Sub-District TC-1 TC-2 TC-3 NR-
1
NR-
2
NR-
3
NR-
4
Daycare
Facility A P P P P P P -- --
Daycare,
family - 10 or
less
P P P P P P -- --
Dog kennel -- -- -- -- -- -- P* -- --
* Completely
enclosed; no
outside runs
Drive-Up
Windows A -- -- -- P/C P/C P/C -- -- See Table 5-2
Dry cleaning
& laundry,
pick-up
station
-- P P P -- P -- -- --
Dry cleaning
& laundry,
self-service
laundry
-- P P P -- P -- -- --
Financial
Institution &
service
P P P P P P P -- --
Food
Preparation P P P P P P P -- --
Hotel/ motel P P P P P P P -- --
Liquor Store -- P P P -- P -- -- --
Microbrewery -- P P P -- P P -- --
Microdistillery -- P P P -- P P -- --
Mortuary,
funeral home -- -- -- -- -- -- P/C -- -- See Table 5-2
Office P P P P P P* P -- --
Personal
services A P P P P P P -- --
Pet Services P --P --P --P P P P -- --
Research and
development
facility
P -- -- -- P -- P -- --
Approved July 13, 2015
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 36
Table 5-1: TRC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2
A = Accessory | A/C = Accessory with Criteria in Table 5.2
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Ci
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Additional
Requirements
Zoning
District
Uses
Sub-District TC-1 TC-2 TC-3 NR-
1
NR-
2
NR-
3
NR-
4
Restaurant
and
restaurant
fast-food
A P P P P P P -- -- See Table 5-2
Retail sales &
service -- P P P P/C P P -- -- See Table 5-2
Service
station -- -- -- -- -- P/C P/C -- -- See Table 5-2
Storage,
exterior -- -- -- -- -- -- -- -- --
Studio -- P P P -- P P -- --
Theater,
indoor -- -- -- P --P --P --P -- --
Vehicle –
motorized,
leasing and
rentals
-- -- -- -- P/C -- P/C -- -- See Table 5-2
Vehicle –
motorized,
service
-- -- -- -- P/C P/C P/C -- -- See Table 5-2
Civic Uses
Antenna or
Tower P/C P/C P/C P/C P/C P/C P/C -- --
A/C See Table 5-2
Club or lodge
(non-profit) -- P P P P P P -- --P
Community
Center -- P P P -- -- -- -- P
House of
worship -- P P P P P P -- --P
Library -- P P P P P P P P
Municipal
Building -- P P P P P P -- P
Park Facilities
(Public) P P P P P P P P P
Public use P P P P P P P -- --P
School,
general -- P P P -- -- -- P P
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Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 37
Table 5-1: TRC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2
A = Accessory | A/C = Accessory with Criteria in Table 5.2
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Additional
Requirements
Zoning
District
Uses
Sub-District TC-1 TC-2 TC-3 NR-
1
NR-
2
NR-
3
NR-
4
education
School,
specialized
education
-- P P P P P -- -- --P
Theater,
performing
arts center
-- P P P -- -- -- -- P
Industrial Uses
Garage,
Truck -- -- -- -- -- -- -- -- --
Manufacturing
& processing:
Class I
P/C -- -- -- -- -- P/C -- --
Warehousing
permitted as an
accessory use
Manufacturing
& processing:
Class II
-- -- -- -- -- -- -- -- --
Utility
Substation P* -- -- -- -- -- P* -- --
*Equipment
shall be
screened to not
be seen from
any public right
of way and
shall not be
placed in the
front of any
parcel
Warehousing A/C -- -- -- -- -- A/C -- --
Other Uses
Adult-
Oriented
Businesses
-- -- -- -- -- -- -- -- --
5.2 Additional Use Criteria: All uses listed as P/C in Table 5-1 shall also meet the following standards in
Table 5-2.
Table 5-2 Additional Use Criteria Table
Use Zoning District Location & Design Criteria
Residential Uses
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Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 38
Table 5-2 Additional Use Criteria Table
Use Zoning District Location & Design Criteria
Bed & Breakfast Neighborhood No more than 6 rentable rooms permitted. Shall be owner-occupied.
Parking shall be placed behind the building, or screened from view of the
public right-of-way.
Large Multi-Family
Medium Multi-Family
Town Center Buildings with Pedestrian Priority or Pedestrian Friendly Frontage shall be
required to include ground floor commercial uses for a minimum of 50%
percent of their street frontage as measured in linear feet.
Nursing Home and Assisted
Living
Senior Independent Living
Neighborhood Transition
Neighborhood
i. Homes shall be designed as either a collective of single-family or
duplex homes to fit the scale of the surrounding development.
ii. These homes may also be mixed with mixed-generational housing.
Residential Facility
Town Center
Neighborhood Transition
i. Residential Facility shall be licensed by the State of Minnesota; and
ii. Residential Facility shall serve no more than sixteen (16) residents at
any given time.
Neighborhood
i. Residential Facility shall be licensed by the State of Minnesota;
ii. Residential Facility shall serve no more than six (6) residents at any
given time.
Small Multi-Family Neighborhood
i. Parking shall be placed against an alley or in the rear of the lot and
be screened from the public right-of-way.
ii. Entrances to units that are not accessible from the front entries may
have access from the rear or the side of the building.
Commercial Uses
Automotive Washing
Vehicle – motorized, leasing
and rentals
Vehicle- motorized, service
Office Mixed-Use
Flex Office
Retail Mixed-Use
i. Automotive drive through lanes, service bays, and/or gas station
canopies shall meet the design standards in Section 7, Building Design
Standards of this code.
ii. Outdoor storage of vehicles or other products sold shall NOT have
direct frontage along Pedestrian Priority Streets. Outdoor storage of
vehicles and/or other products sold shall be screened with a required
street screen along Pedestrian-Friendly Streets and General Streets
(see Section 10 for standards).
Service Station Retail Mixed-Use
Flex Office
Commercial Off-Street Parking
Campus Commercial
Town Center
Office Mixed-Use
Retail Mixed-Use
Flex Office
Neighborhood Transition
i. New surface parking lots shall be permitted as an interim use only in
the case of phasing.
ii. Applications for new surface lots shall include in-fill building concepts
on the lot with a site plan that meets the build-to-zone and building
frontage standards of the specific character zone.
iii. New surface parking shall be set back a minimum of 30’ from the
edge of the right-of-way of Pedestrian Priority Streets.
iv. New surface parking shall not be located at a street intersection (of
any Pedestrian Priority and Pedestrian-Friendly Streets only) for
minimum of 30’ from the intersection along each street.
Mortuary, funeral home Flex Office
i. Pick-up and drop-off lanes, storage of vehicles, service areas, and
drive through facilities shall NOT have direct frontage along
Pedestrian Priority Streets.
ii. All such areas along other streets shall be screened with a required
street screen (see Section 10 for standards).
Drive-Up Windows
Retail Mixed-Use
Flex Office
Office Mixed-Use
Drive through or drive-up facilities shall meet the design standards in
Section 7, Building Design Standards of this code.
Restaurant and Restaurant, Fast
Food
Campus Commercial
Town Center
Office Mixed-Use
Retail Mixed-Use
Flex Office
i. May be integrated within a building that has another permitted primary
use in the Campus Commercial Zone
ii. Six (6) queuing spaces per drive-through menu board.
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Table 5-2 Additional Use Criteria Table
Use Zoning District Location & Design Criteria
Retail sales and services
Office Mixed-Use
i.Retail sales and service uses may not comprise more than 2510
percent of the total gross square footage of building space within the
Office Mixed-Use District.
ii. Accessory retail uses associated with medical office clinics, including
but not limited to pharmaceutical and corrective lens sales, shall not
be counted towards the maximum square footage of retail sales and
service uses permitted in the Office Mixed-Use District, but may not
exceed 25 percent of the gross square footage of the building in
which they are located..
Civic Uses
Antenna or Tower
Campus Commercial
Town Center
Office Mixed-Use
Retail Mixed-Use
Flex Office
Neighborhood Transition
i. Located on top of a building or architectural component only.
ii. Shall conform to additional design and location requirements for
antennas and towers included in Section 1325 of the AHC.
Industrial Uses
Manufacturing and Processing:
Class I
Campus Commercial
Flex Office
For buildings where manufacturing and processing are a principal or
accessory use, a minimum of 30 percent of the gross building square
footage must be in office use.
Warehousing Campus Commercial
Flex Office
Warehousing is only allowed as an accessory use to Manufacturing and
Processing. For buildings where warehousing is an accessory use, a minimum
of 30 percent of the gross building square footage must be in office use.
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6.0 Building and Site Development Standards
All parcels within the TRC are assigned to one of seven (7) Zoning Districts:
1. Campus Commercial
2. Town Center
3. Office Mixed-Use
4. Retail Mixed-Use
5. Flex Office
6. Neighborhood TransitionCivic
7. Neighborhood
In addition to standards that apply to all Zoning Districts, Building and Site Development standards
applicable to each Zoning District are described in Sections 6.2 – 6.8.
The images and graphics in the first subsection of each zoning district standards are provided as
illustrative of intent and are advisory only without the power of law. Refer to the standards on the
following pages for the specific Building and Site Development Standards.
In addition, the graphics used to illustrate the building and development standards in each Zoning
District are NOT intended to indicate exact conditions within each Zoning District. Rather, illustrations
are conceptual and standards are to be applied based on the specific frontage types designated
along the subject property or site. For example, a specific site may not have frontages along all streets
as indicated in the illustrations and only the standards applicable to designated building frontages on
the property should be used. In addition, the illustrations may depict other site elements to establish
context and only the standards regulated by the specific subsection shall apply. For example, the
Building Placement graphics may depict sidewalks for context purposes only and the graphic should
only be used to establish standards for building placement on the site. Building form graphics in these
sections are NOT TO SCALE.
6.1 General to All Zoning Districts
(a) Building Frontage Designations: The Building Frontage designations are established on
the Regulating Plan (Attachment 1) to specify certain building and site development
standards along each street based on the priority placed on pedestrian-orientation. The
Regulating Plan illustrates the Building Frontage designations within the TRC. For the
purposes of this code, all Building Frontages are classified into one of the following three
categories:
i. Pedestrian Priority Frontages – Pedestrian Priority Frontages are intended to provide
the most pedestrian-friendly and contiguous development context. Buildings and sites
along Pedestrian Priority Frontages shall be held to the highest standard of
pedestrian-oriented design and few, if any, gaps shall be permitted in the ‘Street
Wall’. Breaks in the street wall may be permitted for courtyards, forecourts, sidewalk
cafes and pedestrian connections between the individual sites and the public sidewalk.
These street frontages are the main retail, restaurant, entertainment streets, or are
important neighborhood connectors, as identified in the Regulating Plan.
1. Specific to Pedestrian Priority Frontages: The area between the building facade
and property line or edge of any existing sidewalk along any street with
Pedestrian Priority Frontage shall be designed such that the sidewalk width shall
be a minimum as determined by the street type (see Attachment 4) and the
remainder of any setback area shall be paved flush with the public sidewalk.
Sidewalk cafes, public art, landscaping within tree-wells or planters may be
incorporated within this area.
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Section 6: Building and Site Development Standards TCAAP Redevelopment Code
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Illustration showing requirements
along Pedestrian Priority
Frontages only
ii. Pedestrian-Friendly Frontages – Pedestrian-Friendly Frontages are also intended to be
pedestrian-oriented with a mostly contiguous development context. However, in some
locations, where access to a General Frontage street or Alley is not available,
Pedestrian-Friendly Frontages may need to accommodate driveways, parking,
service/utility functions, and loading and unloading. In such cases, Pedestrian-Friendly
Frontages may balance pedestrian orientation with automobile accommodation.
Typically, they shall establish a hybrid development context that has a more
pedestrian-supportive development context at street intersections and accommodates
auto-related functions and surface parking in the middle of the block. Surface parking
shall be screened from the roadway following the Street Screen Standards in Section
10.4. Pedestrian-Friendly Frontages are designated on the Regulating Plan.
iii. General Frontages – General Frontages are intended to accommodate more auto-
oriented uses, surface parking and service functions on a site with a more
suburban/automobile orientation. The General Frontages shall be building frontages
not designated as either a Pedestrian Priority or Pedestrian-Friendly Frontage on the
Regulating Plan. Surface parking shall be screened following the Street Screen
Standards in Section 10.4.
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Graphic Illustrating the
Application of Street Type
Designation Based on the
Development Context
(b) Treatment of Street Intersections:
i. Corner building street facades along intersections of Pedestrian Priority Frontages and
Pedestrian-Friendly Frontages shall be built to the BTZ for a minimum of 20’ from the
intersection along each street or the width of the corner lot, whichever is less regardless
of the building frontage percentage required along that street. This requirement shall
not prohibit incorporation of curved, chamfered building corners or recessed entries or
civic/open spaces at such intersections. In addition, this standard shall apply regardless
of the frontage requirement along the intersecting street even if it is a General Street.
Illustration showing minimum frontage requirements at street intersections
ii. Corner Building Height Allowance: Corner buildings may exceed the maximum building
height by 25% along no more than 20% of the building’s frontage along each
corresponding street façade. The purpose of the allowance is to encourage inclusion of
architectural features and no mechanical equipment shall be located on top of a roof
area that takes advantage of this allowance. Corner Building Height Allowances are
not permitted in the Neighborhood Zone.
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Illustration showing Corner Building Height Allowance
(c) Parking and Service Access:
i. Location of parking (both structured and surface) shall be per the Zoning District
specific building standards (Section 6.2 – 6.8).
ii. Required off-street parking spaces shall be provided per Table 6-1 below.
Table 6-1 Parking Ratios
Zoning District TC/OMU/RMU/C CC/FO NT/NR Additional Criteria
Min. Off-Street Vehicular Parking Requirement
Retail and Similar
Uses1
1 space/200 sq. ft.
of gross retail sales
floor area
1 space/200 sq. ft. of
gross retail sales floor
area.
1 space/400 sq. ft.
of gross retail sales
floor area.N/A
1. Plans that include shared
parking or a reduction in the
required number of parking
spaces may be approved by
the JDA as a Permitted
Adjustment with the provision
of a parking demand study
(See Section 3.0).
2. On-street parking located
along any public street shall
count towards the required
off-street parking.
3. Landscaping within surface
parking lots shall meet
standards in Section 10.0 of
this Code.
Office and Similar
Uses2
1 space/250 sq. ft.
of gross floor area
1 space/250 sq. ft. of
gross floor area.
1 space/400 sq. ft.
of gross floor
area.N/A
Industrial Uses N/A
1 space/500 sq. ft. of
gross floor area for
general
manufacturing/
industrial; 1 space/
1,000 sq. ft. of gross
floor area for
warehousing/storage
N/A
Auto-related Uses3 4 spaces for each
service bay N/A N/A
Assembly Uses4 1 space/3 seats 1 space/3 seats 1 space/3 seats
Daycare
1 space/employee
and 1 space/5
persons cared for
1 space/employee
and 1 space/5
persons cared for
N/A
Clinic, Medical
Office
1space/employee
plus 1 space/200
sq. ft. of gross floor
area
1space/employee
plus 1 space/200 sq.
ft. of gross floor area
N/A
Indoor Recreation5
One space per
each 200 sq. ft.
non-
tennis/racquetball
court area. Two
spaces per
tennis/racquetball
court. One space
One space per
each 200 sq. ft.
non-
tennis/racquetball
court area. Two
spaces per
tennis/racquetball
court. One space
N/A
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Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 40
Zoning District TC/OMU/RMU/C CC/FO NT/NR Additional Criteria
Min. Off-Street Vehicular Parking Requirement
per each 50 sq. ft.
deck area for a
swimming pool.
per each 50 sq. ft.
deck area for a
swimming pool.
School, General
1 space/employee
plus 3
space/classroom
N/A
1 space/employee
plus 3
space/classroom
School, Specialized
Education
1 space/employee
plus 1 space/4
students
N/A N/A
All other Non-
Residential Uses
1 space/300 sq. ft.
of gross floor area.
1 space/300 sq. ft. of
gross floor area
1 space/400 sq. ft.
of gross floor area.
Residential –
Residential – Single
Family and Two-
Family Uses
N/A N/A
2.0
spaces/dwelling
unit
--
Residential – Multi-
Family Uses
1.0
space/efficiency
and one-bedroom
units; 1.5
spaces/two-
bedroom+ units
N/A
1.0
space/efficiency
and one-bedroom
units; 2.0
spaces/two-
bedroom+ units
1. See Section 1325.045 of the
Arden Hills Code for
additional criteria for multi-
family uses.
2. Plans that include shared
parking or a reduction in the
required number of parking
spaces may be approved by
the JDA as a Permitted
Adjustment with the provision
of a parking demand study
(See Section 3.0).
3. Landscaping within surface
parking lots shall meet
standards in Section 10.0 of
this Code.
Residential – Senior
Independent Living,
Nursing Home, and
Assisted Living Uses
1.0 space/unit for
Senior Independent
Living units; 0.75
space/unit for
Nursing Home and
Assisted Living
units.
N/A
1.0 space/unit for
Senior Independent
Living units; 0.75
spaces/unit for
Nursing Home and
Assisted Living
units.
Lodging Uses
(Hotels and Motels)
0.5 spaces per
guest room; all
other areas shall
be parked at the
non-residential rate
above
0.75 spaces per guest
room; all other areas
shall be parked at the
non-residential rate
above
N/A
Min. Bicycle Parking Requirement (# of Bicycles)
All Uses
10% of all
provided off-street
automobile spaces
5% of all provided
off-street automobile
spaces
N/A
1. Location of Bicycle Parking: For
retail buildings, 25% of all
provided bicycle parking shall
be located within 50 feet of a
primary building entrance.
2. See Section 1325.045 of the
Arden Hills Code for
additional criteria for multi-
family uses.
1 Includes Liquor Store.
2 Includes Business Services; Dog Kennel; Dry Cleaning; Library; Municipal Building; Personal Services; Pet Services; Research and Development Facility; and Vehicle –
Motorized, Leasing and Rental.
3 Includes Automotive Washing; Service Station; and Vehicle – Motorized, Service
4 Includes Brewpub; Club or Lodge (non-profit); Cocktail Lounge; Community Center; House of Warship; Microbrewery; Mortuary, Funeral Home; Restaurant and
Restaurant Fast-Food; Studio; Theater, Indoor; and Theater, Performing Arts Center.
5 Includes Club, Sports & Fitness and Commercial Recreation – Indoor.
iii. Driveways and Service Access:
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 41
1. Unless otherwise specified in the specific Zoning District standards in Sections 6.2
through 6.8, driveway access and off-street loading and unloading may be
along General Frontages only.
2. Unless otherwise specified in the specific Zoning District standards in Sections 6.2
through 6.8 or through permitted adjustments, driveway and off-street loading
and unloading may be located with access along a Pedestrian-Friendly
Frontage street only if the property has no access to either a General Frontage
street or joint use easement to an adjoining property with direct driveway
access to any other street.
3. Unless otherwise specified in the specific Zoning District standards in Sections 6.2
through 6.8 or through permitted adjustments, driveways and off-street loading
and unloading may be located with access along a Pedestrian Priority Frontage
street only if the property has no access to either a Pedestrian-Friendly or
General Frontage Street or joint use easement to an adjoining property with
direct access to any other street.
4. Along Pedestrian Priority and Pedestrian-Friendly Frontages, driveway spacing
shall be limited to one driveway per each block face or per 200 feet of block
face for blocks greater than 400 feet in length.
5. Shared driveways, joint use easements or joint access easements shall be
required to adjoining properties when driveway and service access is off a
Pedestrian Priority Frontage or Pedestrian-Friendly Frontage.
6. Service and loading/unloading areas shall be screened per standards in
Section 10.0.
7. Unless required to meet minimum fire access or service access standards all
commercial, mixed-use and multi-family residential driveways shall be a
maximum of 20 feet in width. Driveways used for service access (trash, fire,
deliveries, etc.) shall be a maximum of 30 feet in width. Driveways wider than
24 feet in width shall only be located off of General Frontage Streets.
Driveways along County controlled roadways shall meet Ramsey County
Standards or the City’s adopted standards.
8. Additional easements may be required if shared driveways or access
agreements are established.
9. Residential Driveways and Garages:
a. Unless required to meet minimum fire access or service access standards,
driveways for Single-Family Residential Use Buildings shall be a maximum of
12 feet in width at the curb cut.
b. Garages for Residential Buildings shall be located on streets with General
Frontage or at the rear of residential buildings.
c. If front-loaded garages are utilized on residential uses, each bay of the
garage shall be no greater than 24 feet wide and set back at least 3 feet
behind the front façade line, unless a front porch meets the requirements of
Section 6.1(c)(iii)(9)(d) below. Front-loaded garages on residential lots less
than 50 feet wide shall not be allowed. Townhomes and courtyard apartments
shall utilize garages at the rear of the lot with access from streets with General
Frontage or from Alleys.
i. Lots less than 675 feet in width shall not have more than 24
feet of garage facing the street. Front-loaded garages on
residential lots less than 50 feet wide shall not be allowed.
Townhomes and courtyard apartments shall utilize garages at
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 42
the rear of the lot with access from streets with General
Frontage or from Alleys.
ii. Lots 65’ to 70’ in width shall permit up to 3 car front-loaded
garages provided the homes meet the following requirements:
1. Each bay of the garage shall not be greater than 24
wide and setback at least 3 feet from the front
façade line, unless a front porch meets the
requirements of Section 6.1 (c) (iii) (9) (d) below.
2. The garage portion of the home facing the street shall
not exceed 55% of the total front façade of the
home.
iii. Lots greater than 70’ in width shall permit up to 3 car front-
loaded garages provided the homes meet the following
requirements:
1. Each bay of the garage shall not be greater than 24
wide and setback at least 3 feet from the front
façade line, unless a front porch meets the
requirements of Section 6.1 (c) (iii) (9) (d) below.
1.2. The garage portion of the home facing the street shall
not exceed 50% of the total front façade of the
home.
c.d. If garage is flush with the frontmain façade, a porch shall be added to the
frontmain façade measuring 50 percent of the main floor living space portion
of the front façade length and a minimum of seven six (67) feet in depth.
d.e. Front driveways shall be a minimum of 20 feet long and designed to fit at
least 2 parked vehicles and ensure that vehicles are parked outside of the
public right-of-way.
(d) Street Screen Required:
i. Any non-residential parking lot frontage along a public right-of-way with surface
parking shall be defined by a Street Screen. This required Street Screen shall be
located at the right-of-way edge. Refer to Section 10.0: Streetscape and
Landscape Standards of this Code for more specifications.
(e) Loading Dock Standards:
i. Facilities that include a loading dock shall have a maximum clear height of 24 feet
as measured from the surface of the ground floor to the lowest point on the ceiling.
ii. No more than one loading dock shall be allowed per 10,000 square feet of
building area.
iii. Cross docks, where loading docks are situated along two (2) walls of the same
building, shall not be permitted.
iv. Loading docks shall be located in the side or rear yard and shall be screened from
view of the public right-of-way.
(f) Fire Separation Requirement: Side and rear setbacks shall be based on minimum fire
separation required between buildings, if applicable.
(g) Recessed Entry Setbacks: Building façade lines on recessed entries and arcade buildings
shall be measured from the front of façade with the recessed entry or arcade (see Section
4.0 Definitions for illustration).
Approved July 13, 2015
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Page | 43
(h) Measuring Heights:
i. Elevator and stair enclosures; public flagpoles and monuments; and chimneys are
exempt from the height limit.
ii. Spires, belfries, cupolas, and domes of churches shall not exceed a height of 65 feet as
measured from the ground level.
iii. Vents, tanks, solar energy systems, HVAC equipment, and other mechanical enclosures
shall be exempted from the height limits so long as they do not extend more than 1512
feet above the roof upon which they are located.
iv. Internal building height shall be measured from finished floor to bottom of the structural
members of the ceiling.
v. Floor to ceiling heights shall not apply to parking structures or civic buildings.
(i) Encroachments:
i. Encroachments into the public right-of-way shall not be permitted.
ii. Encroachments over Required Setbacks: Canopies, awnings, galleries, and balconies
may encroach over any required setback areas per standards established in each
zoning district as long as the vertical clearance is a minimum of 10 feet from the
finished sidewalk elevation.
1. Maximum of 50% of the depth of the sidewalk or 10 feet (whichever is less)
(except blade signs which shall encroach no more than 6 feet from the building
façade line).
2. In no case shall an encroachment be located over an on-street parking or travel
lane.
3. Additional license agreements are required for all encroachments over public right-
of-way.
(j) Phased Developments: Due to the long-term development vision within the TRC, certain
building form and site development standards may be deferred for phased development
projects meeting the following criteria:
i. Submission of a site plan that illustrates how development and any related private
improvements will be phased over time. Each phase of the site plan shall independently
comply with all applicable standards of the TRC unless a Permitted Adjustment is
granted.
ii. Required private landscaping and open space amenities may also be phased with the
building.
iii. If a full block is being phased in development, design and development standards may
be measured at the full block level in order to accommodate the various phases of the
development.
(k) Required Public Improvements: All site plans that require public improvements such as
sidewalk and streetscape improvements may be deferred through the payment of a
proportional fee-in-lieu when the entire length of that block is not within the site plan.
Campus Commercial Zoning District
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Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 44
6.2 Campus Commercial (CC)
(a) Illustrations and Intent
The Campus Commercial Zoning District facilitates a building format that allows multiple, single
tenant buildings or campuses within the northern “Thumb” site of the Plan Area. The goal is to allow
for an individual plan approach for each campus or building, based on user preferences within a
range of requirements.
TCAAP Master Plan Vision for Campus Commercial Zone
UPDATED
Campus Commercial Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 45
(b) Building Placement
Public Open Space
50’ min. setback
Setback must be screened with vegetation and landscaping.
If loading or service is oriented towards Rice Creek Regional Park or public trails, appropriate
screening shall be required
General Frontage 10’ min. setback; no max. setback
Side No min.; no max.
Rear No min.; no max.
(c) Building Height
(i) Principal Building Standards
Building
maximum
15 stories or maximum height
of 210 feet 65’ max.
First floor to
ceiling height
(fin. floor to
ceiling structure)
Minimum height of 10 feet ’
min. for all frontages
Ground floor
finish level
Maximum of 12” inches max.
above sidewalk for all
buildings with Pedestrian
Priority designation
ADA Code applies
Upper floor(s)
height
(fin. floor to
ceiling structure)
Minimum height of 9 feet’
min.
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the CC Zone.
K
M
N
L
UPDATED
Campus Commercial Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 46
(d) Parking & Service Access
(i) Surface Parking Setbacks (with new building)
Public Open Space
Standards for S and T in the illustrations above are referenced in
standards for Driveways and Service Access section 6.1(c) iii.
Public Open
Space
50’ min. setback
Setback must be screened
with vegetation and
landscaping
If loading or service is
oriented towards Public
Open Space or public
trails, appropriate
screening shall be
required
General
Frontages 10’ min.
Side 0’ min.
Rear 0’ min.
(ii) Structured Parking or Below Grade Parking Setbacks
Public Open Space
Standards for S and T in the illustrations above are referenced in
standards for Driveways and Service Access section 6.1(c) iii.
Ge
n
e
r
a
l
F
r
o
n
t
a
g
e
Public Open
Space
50’ min. setback
Setback must be screened
with vegetation and
landscaping
If loading or service is
oriented towards Public
Open Space or public
trails, appropriate
screening shall be
required
General
Frontages 10’ min.
Side 0’ min.
Rear 0’ min.
(iii) Below Grade Parking
May be built up to the property line.
P
R
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Q’
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C
G
e
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a
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F
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o
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t
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Gener
al
Fronta
ge
Town Center Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 47
6.3 Town Center (TC) Zone
(a) Illustrations and Intent
The Town Center Zoning District creates a vibrant commercial and residential environment that
maximizes the potential for an outdoor experience. This district promotes walkability through
allowing for housing, office, retail, restaurant and civic use, all within close proximity of each
other.
TCAAP Master Plan Vision for Town Center Zone
UPDATED
Town Center Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 48
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian Priority/Open Space Frontage BTZ 10’ min. setback – 15’ max. setback
Pedestrian-Friendly Frontage BTZ 10’ min. setback – 25’ max. setback
General Frontage BTZ 10’ min. setback; no max. setback
Side – Adjacent to Neighborhood Transition or Neighborhood District
Side – All other adjacencies
10’ min.; no max. setback
0’ min.; no max. setback
Rear – Adjacent to Neighborhood Transition or Neighborhood District
Rear – All other adjacencies
10’ min.; no max. setback
0’ min.; no max. setback
(ii) Building Frontage
(Percentage of building façade built within the BTZ)
Pedestrian Priority Frontage 60% min.
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
(iii) Gross Density
ResidentialTown Center Sub-District 1 (TC-1) Maximum density of 67 45 dwelling units/acre
Non-ResidentialTown Center Sub-District 2 (TC-2) Maximum density of 67 dwelling units/acreNo maximum
Town Center Sub-District 3 (TC-3) Maximum density of 42 units/acre
A
B
C
D
D*
E
F
Town Center Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 49
(c) Building Height
(i) Principal Building Standards
Building maximum
Town Center
Sub-District 1
(TC-1)
10 stories or a maximum height of 130 feet: up
to 25 percent of total lot area.
5 stories or a maximum height of 65 feet:
remaining portion of lot area (up to 100 percent)
Town Center
Sub-District 2
(TC-2)
10 stories or a maximum height of 130 feet; up
to 25 percent of the total lot area for properties
with a Pedestrian Priority or Pedestrian Friendly
Fontage, but not to exceed 60 percent of the
public street frontage as measured in linear feet.
Intersecting private streets shall be excluded from
the total frontage.
5 stories or a maximum height of 65 feet:
remaining portion of lot area (up to 100 percent)
Town Center
Sub-District 3
(TC-3)
5 stories or a maximum height of 65 feet:
properties with Pedestrian Priority or Pedestrian
Friendly Frontage
4 stories or a maximum height of 65 feet: all
other properties.
Building maximum 55’ max.
First floor to ceiling height (fin. floor to
ceiling structure)
10’ min. for all frontagesMinimum height of 10 feet for all frontages.
Ground floor finish level
12” maxMaximum of 12 inches. above sidewalk for all buildings with Pedestrian
Priority Frontage
ADA Code applies
Concrete podium construction shall be used for ground floor of all building along
Pedestrian Priority of Pedestrian Friendly Frontage
Upper floor(s) height (fin. floor to
ceiling structure)
9’ min.Minimum height of 9 feet
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building standards in the TC Zone.
K
M
L
N
Town Center Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 50
UPDATED
Town Center Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 51
(d) Parking & Service Access
(i) Surface Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section 6.1(c) iii.
Pedestrian
Priority or
Open Space
Frontage
Shall be located behind the
principal building along that
street frontage; or
Min. 3’ behind the building
façade line along that street
Pedestrian-
Friendly
Frontage
Min. 3’ behind the building
façade line along that street
General
Frontage
Min. 3’ behind the property
line along that street
Side
6’ (min) only if adjacent to
Neighborhood Transition or
Neighborhood District;
0’ min. for all other
adjacencies
Rear
6’ (min) only if adjacent to
Neighborhood Transition or
Neighborhood District;
0’ min. for all other
adjacencies
(ii) Structured Parking
Standards for S and T in the illustrations above are referenced in
standards for Driveways and Service Access section 6.1(c) iii.
Pedestrian
Priority or Open
Space Frontage
Ground floor - Shall be min. of
30’ from the property line
Upper Floors – may be built to
the façade line along that
street
Pedestrian-
Friendly
Frontage or
General
Frontage
May be built up to the building façade line
along a that street; or
If no building is located along the street
frontage; then the structured parking shall
meet the setback standards along that
specific frontage.
Side
10’ (min) only if adjacent to
Neighborhood Transition or
Neighborhood District;
0’ for all other adjacencies
Rear
10’ (min) only if adjacent to
Neighborhood Transition or
Neighborhood District;
0’ min. for all other
adjacencies
(iii) Below Grade Parking
May be built up to the property lines along all streets
O
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Q*
Pedestrian Priority or Open Space Frontage
Neighborhood Transition or
Neighborhood District
Town Center Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 52
(e) Residential Transition Standards
The following transition standards shall apply to all new building
construction and all upper story additions to existing buildings
located adjacent to the Neighborhood Transition or
Neighborhood District. This requirement shall NOT apply if an
alley or other similar right-of-way separates the subject lot and
the Neighborhood Transition or Neighborhood district.
i. Transition Area 25’ min.
ii. Max. Building
Height within
Transition Area
2 stories or 30’
iii. Required setback Min. 10’
A Residential Transition Area fence (6 feet high) shall be
required when adjacent to Neighborhood Transition or
Neighborhood Districts and shall be optional for all other
adjacencies. The required fence shall NOT be chain link or vinyl.
A 6-foot wide landscape buffer with evergreen shrubs planted at
3’ on center and 6’ min. in height at maturity shall also be
required to be planted within the landscape buffer parallel to
the Neighborhood Transition or Neighborhood District border.
(see surface parking setbacks illustration).
U
V
W
Office Mixed-Use Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 53
6.4 Office Mixed-Use (OMU)
(a) Illustrations and Intent
The Office Mixed-Use Zoning District creates a flexible zone that allows and promotes a
seamless transition from Retail Mixed-Use but focuses on employment and compatible uses.
This district promotes employment as a primary use, but allows for other commercial and up to
10 percent retail uses. to be incorporated as vertical mixed-use buildings.
TCAAP Master Plan Vision for Office Mixed-Use Zone
UPDATED
Office Mixed-Use Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 54
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian-Priority/Open Space Frontage (BTZ) 10’ min. setback – 25’ max. setback
Pedestrian-Friendly/Spine Road Frontage (BTZ) 10’ min. setback – 75’ 95’ max.
setback
General or Highway Frontage 10’ min. setback; no max. setback
Side 0’ min.; no max. setback
Rear 0’ min.; no max. setback
(ii) Building Frontage
(Percentage of building façade built within the BTZ)
Pedestrian-Priority/Open Space Frontage 50% min.
Pedestrian-Friendly 40% min.
General Frontage None Required
B
C
A
D
D
E
D*
F
C
Office Mixed-Use Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 55
(c) Building Height
(i) Principal Building Standards
Building
maximum 65’ max.
First floor to
ceiling height
(fin. floor to
ceiling structure)
10’ min. for all frontages
Ground floor
finish level
12” max. above sidewalk for
all buildings with Pedestrian
Priority Frontage
ADA code applies.
Upper floor(s)
height (fin. floor
to ceiling
structure)
9’ min.
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the OMU Zone.
K
M
N
L
Office Mixed-Use Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 56
(d) Parking & Service Access
(i) Surface Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section 6.1(c) iii.
Pedestrian-
Priority,
Pedestrian-
Friendly, or
Open Space
or Spine Road
Frontage
Shall be located behind the
principal building along that
street frontage; or
Min. 3’ behind the building
façade line along that street;
If no building is located along
the street frontage; then
surface parking shall be
setback a minimum of 6’ from
the property line.
Pedestrian
Friendly
Frontage
Min. 3’ behind the building
façade line along that street.
If no building is located along
the street frontage; then
surface parking shall be
setback a minimum of 6’ from
the property line
General
Frontage
Min. 10’ behind the property
line; and
Maximum of two rows of
parking in front of building.
Highway
Frontage
Min. 15’ from the property
line and include a street
screen and landscape buffer
Side 0’
Rear 0’
(ii) Structured Parking or Below Grade Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section 6.1(c) iii.
Pedestrian-
Priority or
Open Space
Frontage
Ground floor - Shall be min.
of 30’ from the property
line
Upper Floors – may be built
to the façade line along
that street
Pedestrian
Friendly,
General or
Highway
Frontage
May be built up to the building façade
line along that street frontage; or
If no building is located along the street
frontage; then the structured parking
shall meet the setback standards along
that street.
Side 0’
Rear 0’
(iii) Below Grade Parking
May be built up to the property line along all streets.
O
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Q*
Q’
P
R
Pedestrian Priority, Pedestrian-Friendly, Open Space or Spine Road Frontage
Q
Office Mixed-Use Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 57
Retail Mixed-Use Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 58
6.5 Retail Mixed- Use (RMU)
(a) Illustrations and Intent
TCAAP Master Plan Vision for Retail Mixed- Use Zone
The Retail Mixed-Use Zoning
District creates a flexible zone
that allows and promotes a
seamless transition from Office
Mixed-Use, but focuses on retail
and compatible uses. This district
promotes retail as a primary use,
but allows for other commercial
uses to be incorporated as
vertical mixed-use buildings.
UPDATED
Retail Mixed-Use Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 59
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian Priority /Open Space Frontage (BTZ) 10’ min. setback – 25’ max. setback
Pedestrian-Friendly /Spine Road Frontage (BTZ) 10’ min. setback – 75’ max. setback
General or Highway Frontage 10’ min. setback; no max. setback
Side – Adjacent to Neighborhood Transition or
Neighborhood District
Side – All other adjacencies
10’ (min); no max setback;
0’ min; no max setback
Rear – Adjacent to Neighborhood Transition or
Neighborhood District
Rear – All other adjacencies
10’ (min); no max setback
0’ min; no max setback
(ii) Building Frontage
(Percentage of building façade built within the BTZ)
Pedestrian Priority /Open Space Frontage 60% min.
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
C
A
B
E
F
D
D*
Retail Mixed-Use Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 60
(c) Building Height
(i) Principal Building Standards
Building maximum 65’ max.
First floor to floor
height (fin. floor to
ceiling structure)
10’ min. for all frontages.
Ground floor finish
level
12” max. above sidewalk
for all buildings with
Pedestrian Priority
Frontage
ADA Code Applies
Upper floor(s)
height (fin. floor to
ceiling structure)
9’ min.
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the Retail Mixed-Use Zone.
K
N
M
L
Retail Mixed-Use Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 61
(d) Parking & Service Access
(i) Surface Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards for
Driveways and Service Access section 6.1(c) iii.
Pedestrian
Priority,
Pedestrian
Friendly,
Open
Space or
Spine Road
Frontage
Shall be located behind the
principal building along that
street frontage; or
Min. 3’ behind the building
façade line along that street
Highway
Frontage
Min. 15’ from the property line
and include Street Screen and
landscape buffer
General
Frontage
Min. 3’ behind the property line
along that street
Side
6’ (min) only if adjacent to
Neighborhood Transition or
Neighborhood District;
0’ min. for all other adjacencies
Rear
6’ (min) only if adjacent to
Neighborhood Transition or
Neighborhood District
0’ min. for all other adjacencies.
(ii) Structured Parking or Below Grade Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards for
Driveways and Service Access section 6.1(c) iii.
Pedestrian
Priority or
Open
Space
Frontage
Ground floor - Shall be min.
of 30’ from the property line
Upper Floors – may be built
to the façade line along that
street
Pedestrian-
Friendly,
General or
Highway
Frontage
May be built up to the building façade
line along a that street; or
If no building is located along the street
frontage; then the structured parking
shall meet the setback standards along
that specific frontage.
Side
10’ min. (adjacent to
Neighborhood Transition or
Neighborhood District )
0’ min. (all other adjacencies)
Rear
10’ min. (adjacent to
Neighborhood Transition or
Neighborhood District )
0’ min. (all other adjacencies)
(iii) Below Grade Parking
May be built up to the property line along all
streets.
O
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Q*
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Pedestrian Priority or Open Space Frontage
Retail Mixed-Use Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 62
(f)(e) Residential Transition Standards
The following transition standards shall apply to all new building
construction and all upper story additions to existing buildings
located adjacent to the Neighborhood Transition or
Neighborhood District. This requirement shall NOT apply if an
alley or other similar right-of-way separates the subject lot and
the Neighborhood Transition or Neighborhood District.
iv.i. Transition Area 25’ min.
v.ii. Max. Building
Height within
Transition Area
2 stories or 30’
vi.iii. Required setback Min. 10’
A Residential Transition Area fence (6 feet high) shall be
required when adjacent to the Neighborhood Transition or
Neighborhood District and shall be optional for all other
adjacencies. The required fence shall NOT be chain link or vinyl.
A 6-foot wide landscape buffer with evergreen shrubs planted at
3’ on center and 6’ min. in height at maturity shall also be
required to be planted within the landscape buffer parallel to
the Neighborhood Transition or Neighborhood District border.
(see surface parking setbacks illustration).
U
V
W
Flex Office Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 63
6.6 Flex Office (FO) Zone
(a) Illustrations and Intent
TCAAP Master Plan Vision for Flex Office Zone
The Flex Office Zoning District
creates an opportunity for large
scale development for
employment, and manufacturing
uses that take advantage of the
highway frontage and
automobile access.
UPDATED
Flex Office Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 64
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian Priority / Open Space Frontage (BTZ) 10’ min. setback – 25’ max. setback
Pedestrian-Friendly /Spine Road Frontage (BTZ) 10’ min. setback – 95’ max. setback
General or Highway Frontage 10’ min. setback; no max. setback
Side – Adjacent to Neighborhood Transition or Neighborhood
District
Side – All other adjacencies
30’ min setback; no max setback
0’ min setback; no max setback
Rear – Adjacent to Neighborhood Transition or Neighborhood
District
Rear – All other adjacencies
30’ min setback; no max setback
15’ min setback; no max. setback
(ii) Building Frontage
(Percentage of building façade built within the BTZ)
Pedestrian Priority or Open Space Frontage 50% min.None Required
Pedestrian-Friendly Frontage 40% min.None Required
General Frontage None Required
C
A
B
E
F
D
D*
Flex Office Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 65
(c) Building Height
(i) Principal Building Standards
Building maximum
45’ max.
65’ max. for buildings with
at least 75% office use.
First floor to floor
height (fin. floor to
ceiling structure)
10’ min. for all frontages
Ground floor
finish level
12” max. above sidewalk
for all buildings with
Pedestrian Priority Frontage
designation
ADA Code Applies
Upper floor(s)
height (fin. floor to
ceiling structure)
9’ min.
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the Flex Office Zone.
K
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M
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Flex Office Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 66
(d) Parking & Service Access
(i) Surface Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section below.
Highway
Frontage
15’ min. from the property line
and include a street screen
and landscape buffer
Pedestrian-
Friendly
3’ min. behind the building
façade line along that street;
General
Frontage
10’ min. behind the property
line along that street; and
Maximum of two rows of
parking in front of building.
Side
30’ min - adjacent to
Neighborhood Transition or
Neighborhood District;
0’ min. - all other adjacencies
Rear
30’ min - adjacent to
Neighborhood Transition or
Neighborhood District;
0’ min - all other adjacencies
(ii) Structured Parking or Below Grade Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section 6.1(c) iii.
Pedestrian
Priority / Open
Space
Frontage
Ground floor - Shall be min. of
30’ from the property line
Upper Floors – may be built to
the façade line along that
street
Pedestrian-
Friendly,
General or
Highway
Frontage
Shall be min. of 10’ from the property
line;
If no building is located along the street
frontage; then the structured parking
shall meet the setback standards along
that specific frontage.
Side
30’ min -adjacent to
Neighborhood Transition or
Neighborhood District
0’ min - all other adjacencies
Rear
30’ min - adjacent to
residential uses or
Neighborhood Transition or
Neighborhood District
0’ min - all other adjacencies
(iii) Below Grade Parking
May be built up to the property line along all streets.
Q*
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Flex Office Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 67
(e) Residential Transition Standards
The following transition standards shall apply to all new
building construction and all upper story additions to existing
buildings located adjacent to the Neighborhood Transition or
Neighborhood District. This requirement shall NOT apply if
an alley or other similar right-of-way separates the subject
lot and the Neighborhood Transition or Neighborhood
District.
i. Transition Area 40’ min.
ii. Max. Building
Height within
Transition Area
2 stories or 25’
iii. Required setback Min. 30’
A Residential Transition Area fence (6 feet high) shall be
required when adjacent to the Neighborhood Transition or
Neighborhood District and shall be recommended for all
other adjacencies. The required fence shall NOT be chain
link or vinyl. A 6-foot wide landscape buffer with evergreen
shrubs planted at 3’ on center and 6’ min. in height at
maturity shall also be required to be planted within the
landscape buffer parallel to the Neighborhood Transition or
Neighborhood District border. (see surface parking setbacks
illustration)
U
V
W
Neighborhood Transition Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 68
6.7 Neighborhood Transition (NT) Zone
(a) Illustrations and Intent
TCAAP Master Plan Vision of the Neighborhood Transition Zone
The Neighborhood Transition Zoning
District provides for a range of residential
(live-work, townhomes, duplexes, patio
homes, manor homes, etc.) transitions
between the active retail and employment
mixed-use districts and adjoining single-
family neighborhoods. Design standards in
this district emphasize smaller scale
residential uses and establish building
transition standards to adjoining
neighborhoods.
PAGE TO BE DELETED
Neighborhood Transition Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 69
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
Pedestrian-Friendly or Civic/Open Space Frontage (BTZ) 10’ min. setback – 20’ max. setback
General Frontage 10’ min. setback; no max. setback
Side – Adjacent to SF-detached Residential lot 5’ min. setback; no max. setback
Side – All other adjacencies 0’ min. setback; no max. setback
Rear – Adjacent to SF-detached Residential lot 10’ min. setback; no max. setback
Rear – All other adjacencies 0’ min. setback; no max. setback
(ii) Building Frontage
(Percentage of building façade built within the BTZ)
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
(iii) Gross Density
Neighborhood Transition (NT)
Minimum density of 8 No minimum dwelling units/acre
Maximum density of 15 dwelling units/acre
(c) Lot Standards
Lot Width
Min. 20’ for single-family
attached/duplex/townhome buildings
Min. 40’ for single-family detached buildings
Min. 50’ for front-loaded or J-swing units. See Section
6.1 (c) iii 9. For driveway and garage size
requirements
Less than 50’ wide lots shall be alley-loaded lots
No lot size requirement for multi-family
C
A
D*
E
BB
D
PAGE TO BE DELETED
Neighborhood Transition Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 70
(d) Building Height
(i) Principal Building Standards
Building
maximum 40’ max.
First floor to
floor height (fin.
floor to fin.
floor)
8’ min. for single-family
uses (all frontages)
9’ min. for all other uses
(all frontages)
Ground floor
finish level
18” min. above sidewalk
for ground floor
residential uses along
Pedestrian-Friendly
Frontages that are also
setback less than 10’
from the front property
line
ADA Code applies on
buildings with public
access
Upper floor(s)
height (fin. floor
to fin. floor)
8’ min.
(ii) Accessory Building Standards
Building Height 15’ maximum
BTZ/Setbacks
Shall be placed behind the front façade
of the principal building along all
frontages.
Building
Footprint
Shall be limited to no more than 50% of
the principal building footprint or 728
square feet, whichever is less.
K
M
N
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PAGE TO BE DELETED
Neighborhood Transition Zoning District
Approved July 13, 2015
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 71
(e) Parking & Service Access
i. Surface Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section 6.1(c) iii.
Pedestrian-Friendly
or Civic/Open Space
Frontage
Shall be located behind
the principal building
along that street
frontage; or
Min. 3’ behind the
building façade line
along that frontage
General Frontage
At or behind the
building façade line
along that frontage; or
Min. 6’ behind the
property line along that
street
Side
6’ min - Adjacent to SF-
detached residential lot
0’ min – all other
adjacencies
Rear
6’ min - Adjacent to SF-
detached residential lot
0’ min – all other
adjacencies
(f) Residential Transition Standards
The following transition standards shall apply to all new multi-
family, mixed-use and non-residential building construction and
all upper story additions to existing buildings located adjacent
to existing single-family detached lot(s). This requirement shall
NOT apply if an alley or other similar right-of-way separates
the subject lot and the existing single-family detached
residential lot(s).
i. Transition Area 20’ min.
ii. Max. Building
Height within
Transition Area
2 stories or 25’
iii. Required setback Min. 10’
A Residential Transition Area fence (6 feet high) shall be
required when adjacent to an existing single-family detached
residential lot and shall be optional for all other adjacencies.
The required fence shall NOT be chain link or vinyl. A 6-foot
wide landscape buffer with evergreen shrubs planted at 3’ on
center and 6’ min. in height at maturity shall also be required to
be planted within the landscape buffer parallel to the SF-
residential lot line. (see surface parking setbacks illustration)
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6.7 Civic District (D) Zone
(a) Illustrations and Intent
TCAAP Master Plan Vision for Civic District Zone
The Civic District is intended to allow
civic and community uses.
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(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian Priority/Open Space Frontage BTZ 10’ min. setback – 15’ max. setback
Pedestrian-Friendly Frontage BTZ 10’ min. setback – 25’ max. setback
General Frontage BTZ 10’ min. setback; no max. setback
Side – Adjacent to Neighborhood District
Side – All other adjacencies
10’ min.; no max. setback
0’ min.; no max. setback
Rear – Adjacent to Neighborhood District
Rear – All other adjacencies
10’ min.; no max. setback
0’ min.; no max. setback
(ii) Building Frontage
(Percentage of building façade built within the BTZ)
Pedestrian Priority Frontage 60% min.
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
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(c) Building Height
(iii) Principal Building Standards
Building
maximum 52’ max
First floor to
ceiling height (fin.
floor to ceiling
structure)
10’ min. for all frontages
Ground floor
finish level
12” max. above sidewalk
for all buildings with
Pedestrian Priority
Frontage
ADA Code applies
Upper floor(s)
height (fin. floor to
ceiling structure)
9’ min.
(iv) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the TC Zone.
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(d) Parking & Service Access
(iv) Surface Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section 6.1(c) iii.
Pedestrian
Priority or
Open Space
Frontage
Shall be located behind the
principal building along that
street frontage; or
Min. 3’ behind the building
façade line along that street
Pedestrian-
Friendly
Frontage
Min. 3’ behind the building
façade line along that street
General
Frontage
Min. 3’ behind the property
line along that street
Side
6’ (min) only if adjacent to
Neighborhood District;
0’ min. for all other
adjacencies
Rear
6’ (min) only if adjacent to
Neighborhood District;
0’ min. for all other
adjacencies
(v) Structured Parking
Standards for S and T in the illustrations above are referenced in
standards for Driveways and Service Access section 6.1(c) iii.
Pedestrian
Priority or Open
Space Frontage
Ground floor - Shall be min. of
30’ from the property line
Upper Floors – may be built to
the façade line along that
street
Pedestrian-
Friendly
Frontage or
General
Frontage
May be built up to the building façade line
along a that street; or
If no building is located along the street
frontage; then the structured parking shall
meet the setback standards along that
specific frontage.
Side
10’ (min) only if adjacent to
Neighborhood District;
0’ for all other adjacencies
Rear
10’ (min) only if adjacent to
Neighborhood District;
0’ min. for all other
adjacencies
(vi) Below Grade Parking
May be built up to the property lines along all streets
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6.8 Neighborhood (NR) Zone
(a) Illustrations and Intent
The Nneighborhood Zoning
District provides for a range of
attached and detached single-
family residential uses.
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(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
Civic/Open Space/Water Infrastructure Natural
Resources Corridor/Open Space Frontage (BTZ)
10’ min. setback – 20’ no max.
setback
General Frontage 10’ min. setback; no max. setback
Side – Adjacent to SF-detached residential lot 5’ min. setback; no max. setback
Side – All other adjacencies 0’ min. setback; no max. setback
Rear – Adjacent to SF-detached residential lot 10’ min. setback; no max. setback
Rear – All other adjacencies 0’ min. setback; no max. setback
(ii) Building Frontage
(iii)(ii) (Percentage of building façade built within the BTZ)
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
(iv)(iii) Gross Density
Neighborhood Sub-District 1 (NR-1) Maximum density of 2.5 dwelling units/acre
Neighborhood Sub-District 2 (NR-2) Minimum density of 2.5 dwelling units/acre
Maximum density of 4 dwelling units/acre
Neighborhood Sub-District 3 (NR-3) Minimum density of 4 dwelling units/acre
Maximum density of 6.75 dwelling units/acre
Neighborhood Sub-District 4 (NR-4) Minimum density of 4 dwelling units/acre
Maximum density of 8 dwelling units/acre
(c) Lot Standards
Lot Width
Min. 20’ for single-family
attached/duplex/townhome buildings
Min. 40’ for single-family detached buildings
Min. 50’ for front-loaded or J-swing units. See
Section 6.1 (c) iii 9. For driveway and garage size
requirements
Less than 50’ wide lots shall be alley-loaded lots.
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(d) Building Height
(i) Principal Building Standards
Building
maximum 350’ max.
First floor to
floor height (fin.
floor to fin.
floor)
8’ min for single-family
uses (all frontages)
9’ min. for all other uses
(all frontages)
Ground floor
finish level
18” min. above sidewalk
for ground floor
residential uses along
Pedestrian-Friendly
Frontages that are also
setback less than 10’
from the front property
line
ADA Code applies on
buildings with public
access
Upper floor(s)
height (fin. floor
to fin. floor)
8’ min.
(ii) Accessory Building Standards
Building Height 15’ maximum
BTZ/Setbacks
Shall be placed behind the front
façade of the principal building along
all frontages.
Building Footprint
Shall be limited to no more than 50%
of the principal building footprint or
728 square feet, whichever is less.
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e) Parking & Service Access
i. Residential Parking Setbacks
andards for S and T in the illustrations above are referenced in standards for
Driveways and Service Access section 6.1(c) iii.
Civic/Open
SpaceNatural
Resources
Corridor
Frontage
Min. 3’ behind the building
façade line along that
frontage; or
Shall be located behind
the principal building
along that street frontage
See Section 6(c)(iii)(9)(d)
for residential garage
design standards.
General
Frontage
Min. 6’ behind the
property line along that
street; or
At or behind the building
façade line along that
frontage
See Section 6.1 (c)(iii)(9)(d)
for residential garage
designparking standards.
Side / Rear
4’ min; no parking
permitted on driveway, OR
20’ min; parking permitted
on driveway
Alley Fence
4’ min from edge of
typical pavement or
8’ min from edge of
typical paving where
above ground franchise
equipment exists
) Residential Transition Standards
The following transition standards shall apply to all new multi-
family, mixed-use and non-residential building construction and
all upper story additions to existing buildings located adjacent
to existing single-family detached lot(s). This requirement shall
NOT apply if an alley or other similar right-of-way separates
the subject lot and the existing single-family detached
residential lot(s).
i. Transition Area 20’ min.
ii. Max. Building Height
within Transition Area 2 stories or 25’
iii. Required setback Min. 10’
A Residential Transition Area fence (6 feet high) shall be
required when adjacent to an existing single-family detached
residential lot and shall be optional for all other adjacencies.
The required fence shall NOT be chain link or vinyl. A 6-foot
wide landscape buffer with evergreen shrubs planted at 3’ on
center and 6’ min. in height at maturity shall also be required to
be planted within the landscape buffer parallel to the SF-
residential lot line. (see surface parking setbacks illustration)
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7.0 Building Design Standards
7.1 Purpose and Intent
The Building Design Standards for the TRC shall establish a coherent character and
encourage enduring and attractive development. Site and/or building plans shall be
reviewed by the JDA for compliance with the standards below (see Table 7-1 for more
detail).
The key design principles establish essential goals for the redevelopment within the Plan
Area to be consistent with the vision for a vibrant mixed-use development with a range of
commercial, employment and residential uses serving the neighborhoods and the region.
Buildings shall be located and designed so that they provide visual interest and create
enjoyable, human-scaled spaces. The key design principles include:
(a) New and redeveloped buildings and sites shall utilize building and site elements and
details to achieve a pedestrian-oriented public realm with glazing, shading and
shelter;
(b) Design compatibility is not meant to be achieved through uniformity, but through the
use of variations in building elements to achieve individual building identity;
(c) Building facades shall include appropriate architectural details and ornament to
create variety and interest;
(d) Open space(s) shall be incorporated to provide usable public areas integral to the
environment; and
(e) Increase the quality, adaptability, energy efficiency, sustainability, and resilience in
Arden Hills’ building stock.
Table 7-1: Review Process for Building Design Standards
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Site Plan Review
Building Permit Review
7.2 Building Orientation and Entrances
(a) Buildings shall be oriented towards Pedestrian Priority Frontages, where the lot has
frontage along Pedestrian Priority Frontages. If a building has no frontage along a
Pedestrian Priority Frontage, then it shall front a Pedestrian-Friendly Frontage. All
other buildings may be oriented towards General Streets or Civic/Open Spaces.
(b) Primary entrances to buildings shall be located on the street along which the building
is oriented (See Figure 7-1). At intersections, corner buildings may have their primary
entrances oriented at an angle to the intersection. Building entrances shall be
provided for all separate ground floor commercial use tenant spaces that are located
along a Pedestrian Priority or Pedestrian-Friendly frontage.
(c) All primary entrances shall be oriented to the public sidewalk for ease of pedestrian
access and entrances may be placed on the corner of the building in order to serve
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both the sidewalk and the parking lot. Secondary and service entrances may be
oriented to parking areas or alleys.
(d) Primary Entrance Design: Primary building entrances along Pedestrian Priority
Frontages and Pedestrian-Friendly Frontages shall consist of at least two (2) of
following design elements so that the main entrance is architecturally prominent and
clearly visible from that street (see Figures 7-2):
i. Architectural details such as arches, friezes, awnings, canopies, arcades, tile work,
murals, or moldings; or
ii. Integral planters or wing walls that incorporate landscape or seating elements; or
iii. Prominent three-dimensional, vertical features such as belfries, chimneys, clock
towers, domes, spires, steeples, towers, or turrets.
Figure 7-1 Figure showing required building orientation and location of primary entrances
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Figures 7-2 Examples of Primary Entrance Designs
7.3 Façade Composition
(a) Commercial Use, Mixed-Use and Large and Medium Multi-Family Buildings:
(i) Facades greater than 60’ in length along all Pedestrian Priority Frontage,
Pedestrian-Friendly Frontages and Civic/Open Spaces shall meet the following
façade articulation standards:
1. Include facade modulation such that a portion of the facade steps back or
extends forward with a depth of at least 24 inches (see Figure 7-3).
2. The distance from the inside edge of a building projection to the nearest
inside edge of an adjacent projection shall not be less than 20 feet and not
greater than 60 feet (see Figure 7-3).
(ii) All other facades shall be articulated by at least one discernable architectural
element every 20 feet. Such architectural elements include, but are not limited to:
1. Changes in material, color, and/or texture either horizontally or vertically at
intervals not less than 20 feet and not more than 60 feet (see Figure 7-3); or
2. The construction of building entrances, bay windows, display windows,
storefronts, arcades, façade relief, panels, balconies, cornices, bases,
pilasters, or columns (see Figures 7-4).
Figure 7-3 Illustration
showing building articulation
requirement
60
’ ma
x
.
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Figures 7-4 Images showing examples of appropriate building articulation
(iii) Façade Transparency Required:
1. All facades shall meet the minimum requirement for façade transparency
(percentage of doors and windows) as established in Table 7-2 below.
2. In order to reduce building heat loss, a maximum of 40 percent transparency
coverage is recommended for the upper floors of northern facing facades.
Table 7-2 Required Minimum Façade Transparency by Façade Frontage Type
Façade Frontage Type Pedestrian Priority or
Pedestrian-Friendly Frontage
General Frontage All other
facades
Commercial Use or Mixed-Use Buildings
Ground Floor 50% (min.) None None
Upper Floor(s) 25% (min) None None
Residential Use Buildings
Ground Floor 25% (min.) None None
Upper Floor(s) 20% (min.) None None
(b) Single-Family and Small Multi-Family Use Buildings
(i) At least one of the following shall be added along single-family building facades
to add pedestrian interest along the street:
porches,
stoops,
Images showing appropriate transparency required along Pedestrian Priority and Pedestrian-Friendly Frontages
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eaves, or
balconies
(ii) Attached townhome facades shall have variation in architectural features and
paint/siding between adjacent units. Variations of architectural features may
include one of the following:
porches,
stoops,
eaves,
windows or doorway treatments or framing, or
other architectural features acceptable as variation by community
development staff.
(iii) Windows and Doors: All building facades of single-family use buildings shall meet
the transparency requirements established in Table 7-2.
(iii) Windows and Doors:
1. All building facades single family use buildings shall meet the transparency
requirements established in Table 7-2
2. All residential garage doors shall be double clad solid core garage doors.
(iv) The decking of front porches shall be constructed of one of the following
materials:
1. Grade #2 or better cedar
2. Composite
3. Concrete
(iv)(v) In a detached single-family development, along each block face a
minimum of five (5) façade designs or styles shall be required. No home shall
have the same design, style, or paint/siding as the homes immediately adjacent
or across the street. The following design standards shall be met:
1. Roofing materials visible from any public right-of-way shall vary materials
in each design.
2.1. Variation to façade and roof designs or styles shall be required through
changes to size and location of windows, doorways, or changes in eave
lines and massing.
3.2. In an effort to decrease monotony of design, changing the paint color or
material type will not be considered a different design or style.
(v)(vi) Single Family and Small Multi-Family buildings shall not have more than
three materials used on the exterior of the structure. Of the three materials a
primary material shall be used for a minimum of 60 percent of facades facing a
public street. Primary materials shall be one of the following:
1. Masonry (individual brick, stone, cast stone, or other durable masonry
material; any masonry product shall be mortared in place)
2. Cementitious fiber clapboard with a minimum 50-year warranty
3. Engineered wood clapboard
3.4. Wood, or
4.5. Other durable material approved by the JDA
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(vi)(vii) Secondary materials may be used up to 40 percent of facades facing a
public street. Secondary materials shall be one of the following:
1. A primary building material, or
2. Architectural metal with matte finish, or
3. Stucco utilizing a 3-step process of application.
(c) A recommended palette for exterior building colors is included in Attachment
6. Fluorescent colors are prohibited. The colors of roofs, trim and siding, and accents
shall work together to create a unified whole.
(i) Accent colors shall be used on no more than 10% of any façade. No large
expanses such as panels shall be painted in accent colors.
(ii) A darker value than façade colors is recommended for roofing materials. White
roofs are prohibited on pitched roof buildings.
(d) Best practices for bird safety are recommended as described in Attachment 7.
Residential buildings with porches, fencing, balconies and stoops to add interest along the street.
7.4 Non-Residential, Mixed-Use, and Large and Medium Multi-Family Residential Building
Materials
(a) On Pedestrian Priority and Pedestrian Friendly Frontages, primary building structures
shall have a minimum of 60 percent of the following primary building materials:
(i) Masonry (individual brick, stone, cast stone, etc. that is mortared in place)
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(b) On General Frontages, primary building structures shall have a minimum of 40
percent of the following primary building materials:
(i) Masonry (individual brick, stone, cast stone, etc. that is mortared in place)
(c) Secondary materials shall only be used for up to 40 percent of the primary building
façade for Pedestrian Priority and Pedestrian Friendly frontages. On General
Frontages, secondary materials may be used for up to 60 percent of the primary
building façade.
(i) Secondary materials include:
1. Architectural metal with matte finish
2. Cementitious fiber clapboard with a minimum 50-year pro rata limited
warranty
3. Exterior Insulation Finish System (EIFS), on all frontages shall not be used on
the ground floor level. Use of EIFS is limited to 10% per total façade area.
4. Stucco utilizing a 3-step process of application.
4.5. Engineered wood siding
(d) Accessory buildings shall maintain the same building materials as the primary building.
(e) For tilt-up wall construction, a veneer system of materials shall be used to come into
conformance with the above listed materials.
(f) Canvas awnings are not permitted.
7.5 Shading Requirement: Shading of public and publicly accessible sidewalks, especially
sidewalks located along Pedestrian Priority and Pedestrian-Friendly frontages shall be
important to implementing the vision for walkable mixed-use in the Plan Area. Shading may
be achieved through any combination of canopies, awnings, street trees and other similar
devices. To this end, the following standards shall apply (see Figure 7-5):
(a) Shaded sidewalks shall be provided alongside at least:
(i) 50 percent of all building facades with Pedestrian Priority Frontage designation
per the Regulating Plan (Attachment 1).
(ii) 50 percent of all building facades with frontage along an off-street surface
parking lot
(b) When adjacent to a surface parking lot, the shaded sidewalk shall be raised above
the level of the parking lot by way of a defined edge, such as a curb. ADA ramps
along the building must also be shaded.
(c) A shaded sidewalk must meet the following requirements:
(i) Along a street, a shaded sidewalk shall comply with the applicable sidewalk
standards for its designated street type. If not otherwise required, the shaded
sidewalk shall provide trees planted no more than 50 feet on center.
(ii) Along any surface parking adjacent to the building (both off-street or on street),
the shaded sidewalk shall consist of a minimum 5 foot clear zone and 5 foot
planting zone, planted with trees no more than 50 feet on center, or a 5 foot
clear zone with a minimum 5 foot wide over- head weather protection.
(iii) Building entrances along Pedestrian Priority and Pedestrian-Friendly frontages shall be
located under a shade device, such as an awning or portico.
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Figure 7-5 Images showing examples of shading along sidewalks
7.6 Gateway Overlay District: Given the visual importance of certain entrances and gateways
to the site, advanced architectural elements or landscaping features are required to be
provided for properties within the Gateway Overlay District as identified on the Regulating
Plan (Attachment 1).
(a) Properties within the Town Center, Retail Mixed-Use, or Office Mixed-Use Districts
shall meet the following standards for the Gateway Overlay District:
(i) Corner buildings located at a street intersection must incorporate a distinctive
architectural feature as part of the building, such as a tower, cupola, turret, or
rotunda (see Section 6.1(b)(ii) for specifications and restrictions).
(ii) Principal building structures shall have a minimum of 75 percent of the required
primary building materials listed in Section 7.4(a)(i).
(iii) Commercial developments greater than 10 acres in size shall provide a
prominent gateway monument at the entrance to the development with
integrated landscaping.
(b) Properties within the Flex Office or Neighborhood Transition Districts shall meet the
following standards for the Gateway Overlay District:
(i) A landscaped buffer with a minimum width of 20’ shall be provided along all
frontages on public streets.
(ii) Landscaped buffers shall include a diversity of landscaping materials, including
shade, evergreen, and/or ornamental trees, shrubs, and annual and perennial
plants. Landscaping shall be a minimum of 50 percent opaque at maturity.
7.7 Design of Automobile Related Building and Site Elements
(a) Where permitted under Section 5 of this Code, drive-through lanes, auto service bays,
and gas station canopies for commercial uses shall not be located with frontage along
any Pedestrian Priority Frontage. Drive-through lanes may be permitted along
Pedestrian-Friendly or Spine Road frontages only if the property has no General or
Alley frontage. Drive-through lanes, auto service bays, and gas station canopies shall
be hidden behind a 3 feet high Street Screen along both Pedestrian-Friendly and
General frontages (see illustrations below). The Street Screen shall be made up of (i)
a living screen or (ii) a combination living and primary building material screen (See
Section 10.4 for details).
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(b) No more than 60% of a lot’s frontage along a Pedestrian-Friendly or Spine Road
frontage may be dedicated to drive through lanes, canopies, service bays, and other
auto-related site elements. There shall be no such limitation along General or Alley
frontages and along highway frontage roads.
Image illustrating the appropriate design of retail/restaurant drive-throughs (Corner Lot)
Image illustrating the appropriate design of auto-related site elements
(Gas stations, auto-service uses, and bank drive-throughs)
(c) Any automobile related retail sales or service use of a site or property with
Pedestrian Priority, Pedestrian-Friendly, or Spine Road frontage designation shall
have a primary building entrance along its Pedestrian Priority Frontage. A primary
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building entrance may be along a building’s Pedestrian-Friendly or Spine Road
Frontage only if the site has no Pedestrian Priority frontage designation.
(d) Drive through access (driveways only) may be from a Pedestrian Priority Frontage
only if the lot has no access to any Pedestrian Friendly or General Frontage. Drive
through access may be from a Pedestrian-Friendly or Spine Road Frontage only if the
lot has no access to any General Frontage. In cases where drive through access is
provided from a Pedestrian Priority Frontage, a joint access easement shall be
required to adjoining properties providing alternative access to a Pedestrian-Friendly
or General Frontage.
Image illustrating the appropriate design of retail/restaurant drive throughs (Interior Lot)
(e) All off-street loading, unloading, and trash pick-up areas shall be located along
alleys or General Frontages only unless permitted in the specific building form and
development standards in Section 6 of this Code. If a site has no General Frontage
or Alley access, off-street loading, unloading, and trash pick-up areas may be
permitted along a Pedestrian-Friendly or Spine Road Frontage.
(f) All off-street loading, unloading, or trash pick-up areas shall be screened using a
Street Screen that is at least as tall as the trash containers and/or service equipment.
The Street Screen shall be made up of (i) a living screen or (ii) a combination living
and primary building material screen.
7.8 Design of Parking Structures
(a) All ground floors of parking structures located on Pedestrian Priority frontages shall
be constructed in order to accommodate ground floor retail/commercial uses to a
minimum depth of 24 feet.
(b) To the extent possible, the amount of Pedestrian Priority frontage devoted to a
parking structure shall be minimized by placing the shortest dimension(s) of the
parking structure along the Pedestrian Priority frontage edge(s) (see Figures 7-8 for
illustrations below).
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Figures 7-8 Allowed Parking Garage Configurations
(c) Where above ground structured parking is located at the perimeter of a building with
Pedestrian Priority Frontage, it shall be screened in such a way that cars on all
parking levels are completely screened from view (see Figures 7-9 for illustrative
images). Architectural screens shall be used to articulate the façade, hide parked
vehicles, and shield lighting. Ramps within parking garages shall not be visible from
any Pedestrian Priority Frontages. Ramps shall not be located along the exterior
perimeter of the parking structure.
Figures 7-9 Illustrative Examples of Parking Garage Screening
July 13, 2015
Section 7: Building Design Standards TCAAP Redevelopment Code
Page | 84
(d) Ground floor façade treatment (building materials, windows, and architectural
detailing) shall be continued to the second floor of a parking structure along all
Pedestrian Priority Frontages (see Figures 7-10).
Figures 7-10 Images showing required façade treatment of parking garages along
Pedestrian Priority Frontages
(e) When parking structures are located at street intersections, corner emphasizing
elements (such as towers, pedestrian entrances, signage, glazing, etc.) shall be
incorporated.
(f) Parking structures and adjacent sidewalks shall be designed so pedestrians and
bicyclists are clearly visible (through sight distance clearance, signage, and other
warning signs) to entering and exiting automobiles.
July 13, 2015
Section 8: Street Design Standards TCAAP Redevelopment Code
Page | 85
8.0 Street Design Standards
8.1 Purpose and Intent: The Master Plan Vision for the TRC recognizes the importance of
providing adequate public infrastructure, which includes an ultimate Street Network that
maximizes connectivity, and other needed infrastructure to serve the vision for redevelopment
within the Plan Area.
Street design and connectivity is envisioned to support and balance automobile, bicycle, and
walking trips in addition to becoming the “living” space for development. The “living” nature
of streets will not only serve private redevelopment, but the community at large and the
people who live in and use it. This section establishes context sensitive standards for Street
Design and Connectivity.
8.2 Street Designation Categories: In order to service multiple modes of transportation within an
appropriate redevelopment context, streets within the TRC are designated under two (2)
major categories:
(a) Street Classification: The Street Classification designation establishes standards for the
actual cross-section of the street itself. The Street Classification includes information on
automobile, bicycle, pedestrian, and parking accommodation. It typically addresses the
space allocation within the public right-of-way and its emphasis towards different
modes of transportation. The TCAAP Street Type Plan (Attachment 5) identifies the
Street Classification designations within the Plan Area and Attachment 4 provides cross
sections for the different Street Classifications.
(b) Street Network: In addition to Street Classification designations, streets in plan are
identified as Required streets to implement the ultimate street network in the Master
Plan Vision. The TCAAP Street Type Plan (Attachment 5) illustrates the Street Network
within the TRC.
1. Required Streets – these are mainly existing, improved or new streets that are
needed to implement the ultimate street network envisioned in the Vision for the
TRC. They shall be mandatory at the time of redevelopment including the
requirement to dedicate right-of-way as identified in the Regulating Plan. The
alignment of new Required Streets may be modified per Permitted Adjustments in
Section 3.3 of this Code.
8.3 Project Circulation Plan: A Project Circulation Plan must be submitted with a site plan or
subdivision application (whichever comes first) for an area of four (4) acres or larger that is
subject to the requirements of this section. The Project Circulation Plan shall be developed and
reviewed for its consistency with this section and the Regulating Plan, which illustrates
proposed locations for new and improved streets within the Plan Area. Required streets on
the Regulating Plan shall be mandatory and their alignments may be adjusted per Section 3.3
Permitted Adjustments.
(a) A Project Circulation Plan must demonstrate:
1. How the proposed circulation meets the intent of the Master Plan Vision for
redevelopment of TCAAP;
2. How the on-site circulation system integrates with existing and planned streets,
bicycle and pedestrian facilities, and trails in the surrounding area;
3. How new street alignments conform with the Regulating Plan or how modifications
from the Regulating Plan, in terms of street placement, alignment, and design are
consistent with the intent of this Code;
4. How new street design conforms with the street cross section standards in Attachment
4;
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5. How the plan considers all modes of transportation including walking, biking, and
automobiles; and
6. How the plan provides adequate linkages between different destinations within the
Plan Area.
(b) For a subdivision, a private restrictive covenant depicting the Project Circulation Plan
shall be recorded and referenced on the plat. The covenant may be amended if the
JDA approves a revision to the Project Circulation Plan as authorized under this section.
(c) Approvals: A Project Circulation Plan may only be approved by the JDA.
1. The Project Circulation Plan shall create interconnected blocks bounded by streets to
the extent feasible. The JDA may approve a Project Circulation Plan containing
blocks bounded by Highway right-of-way, subdivision boundary lines, or natural
and infrastructure features if no reasonable alternatives are available.
2. When required, revisions to the Project Circulation Plan may be approved by the
JDA after considering the circulation characteristics of a proposed development
plan, the need for access to adjoining properties, phasing of a larger-scaled
project, and the context of surrounding development.
3. The JDA, with the recommendation of the Arden Hills Public Works and Community
Development Departments, may waive the requirement for a Project Circulation
Plan through the Permitted Adjustment process. This is permitted if the JDA finds
that a plan is not necessary due to the nature of the proposed development on the
site, the existence of surrounding incompatible development, or other factors unique
to the property which make strict compliance unfeasible.
4. A subdivision or site plan may not be approved if the Project Circulation Plan is not
approved.
5. Joint Access and Public Cross-Access Easements: If necessary to ensure access
management goals along the Spine Road and to meet the intent of the
recommended alley/public cross-access easements as indicated on the Regulating
Plan, the JDA may require joint use driveways or public cross-access easements
within the site to adjacent properties and/or easements.
8.4 Street Standards: Attachment 4 shall establish standards for all elements within the public
right-of-way including travel lane(s), on-street parking, bicycle accommodation,
streetscape/parkway standards, and sidewalk standards. The process and standards in the
Arden Hills Public Works Design Manual shall apply to the extent that they do not conflict with
the design and context standards in Attachment 4 and the Master Plan Vision for streets in
TCAAP. Landscaping within the public right-of-way shall be per standards in Section 10 in the
TRC. Attachment 4 provides recommended cross sections for public streets within the TRC
based on available right-of-way and intended development context per the Master Plan
Vision.
July 13, 2015
Section 9: Open Space Standards TCAAP Redevelopment Code
Page | 87
9.0 Open Space Standards
9.1 Open Space Approach: The Master Plan Vision for TCAAP recognizes the importance of
providing a network of open spaces with a multitude of passive and active recreational
opportunities. These opportunities are to be accommodated in a variety of spaces ranging
from large scale open spaces to small scale pocket parks located within the Plan Area. The
open space network will be serviced by an interconnected network of trails and paths for
pedestrians and bicyclists alike, providing desired amenities for future residents and visitors
alike.
The approach to Open Space facilitates the implementation of the Master Plan Vision for the
TRC. This vision for redevelopment is based on the City of Arden Hills’ goal 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. The Open Space approach recognizes that the development context, with varying
density and building types, is required to ensure quality open spaces that serve both
recreational and placemaking goals of the Master Plan.
9.2 Required Open Space Designations: This section establishes standards for Open Space
within the TRC. The TRC Regulating Plan (Attachment 1) designates areas for required Open
Spaces within the TRC. The detailed Open Space Standards for each type are included in
Attachment 2. These standards include general character, design, typical size, frontage
requirements, and typical uses.
(a) Required Open Spaces are the areas shown on the Regulating Plan with specific
locations of future Open Spaces (including parks, plazas, greens, and squares). These
spaces have been identified on the Regulating Plan due to the certainty of their location
within the context of the overall Plan Area. Such required spaces shall be publicly
accessible open spaces. The specific location of parks, particularly in the Hill and Creek
neighborhoods, are likely to change based on developer input, but will need to include
the amenities identified in the TCAAP Master Parks Plan.
9.3 Water Infrastructure Designation: The Natural Resources Corridor within the TCAAP Site
Redevelopment will be designed with the goal of maximizing compatibility and functionality
of regional storm water, wetland mitigation, the Rice Creek re-meander, floodplain
restoration, and groundwater requirements. An additional goal is to provide visual and active
and passive recreational features to support adjacent land uses. The Natural Resources
Corridor is intended to be an amenity to the site’s uses and users.
9.4 Permeable Area Requirement:
(a) All development is required to maintain a permeable ground area per Table 9-1. In
limited areas, the JDA may grant flexibility on these requirements in accordance with
MPCA guidelines.
Table 9-1 Permeable Area Requirements
(b) Permeable ground area shall be on-site within the parcel limits of the development.
(c) Up to 100% of Private Common Open Space may count towards the permeable ground
area requirements if the materials and ground cover for the Private Common Open
Space meets the standards of permeability.
District Min Pervious Lot Area
Neighborhood 40%
Transition 20%
TC, Retail, Office, Civic 10%
Flex Office, CC 25%
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Section 9: Open Space Standards TCAAP Redevelopment Code
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(d) Street screening for parking lots that utilize vegetative screening may count towards the
permeable ground area requirements.
(e) Permeable materials include:
i. Any natural vegetation or landscaping that allows direct water infiltration
ii. Permeable paving materials designed and engineered to allow direct water
infiltration. Any new material not listed in any best practice guides for permeable
paving will be evaluated and considered by Community Development Staff and
may be approved by the JDA. Permeable paving materials shall not count towards
more than 20 percent of the total permeable area requirements.
iii. Any material that requires a sheet flow and collection system for water infiltration
shall not be considered permeable cover.
(f) Design and placement:
i. In Town Center, Civic, Retail Mixed-Use and Office Mixed-Use Zones, permeable
area that is adjacent to or visible from the public right-of-way shall be designed in
context with the public realm and not interrupt the walkable form of the public
realm. An interruption may be considered any design that blocks pedestrian
walkability and clear zones, blocks views of entryways and windows, or blocks
access to any ingress/egress of a building.
ii. In the Neighborhood Transition, Neighborhood, Flex Office or Campus Commercial
Zones, any yard or buffer space on site shall be designed in context with the
primary building(s) and shall not block views or ingress/egress access to the
buildings.
9.5 Open Space Classification: For the purposes of this Code, all open space shall fall into one of
the following 3 major classes:
(a) Public Open Space: Open air or unenclosed to semi-unenclosed areas intended for
public access and use and located per the Regulating Plan (Attachment 1). These areas
range in size and development and serve to compliment and connect surrounding land
uses and Code requirements.
(b) Private Common Open Space: A privately owned outdoor or unenclosed area, located
on the ground or on a terrace, deck, porch, or roof, designed and accessible for outdoor
gathering, recreation, and/or landscaping and intended for use by the residents,
employees, and/or visitors to the development. This may or may not be accessible to
the public, but shall be maintained privately.
(c) Private Personal Open Space: A privately owned outdoor or unenclosed area, located
on the ground or on a balcony, deck, porch, or terrace and intended solely for use by
the individual residents of a condominium or multi-family dwelling unit.
9.6 Open Space Requirements
(a) All non-residential development shall provide 4.0 sq.ft. of Private Common Open Space
for every 100 sq. ft. of non-residential building space or fraction thereof. This standard
shall only apply to site plans two (2) acres in size or larger.
(b) All residential development of five (5) attached dwelling units or more, on a single
parcel, shall meet the Private Common Open Space standards established in this
Section. Table 9-2 establishes the Private Common Open Space requirement based on
the proposed intensity of residential development.
July 13, 2015
Section 9: Open Space Standards TCAAP Redevelopment Code
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Table 9-2 Private Common Open Space Requirements
Residential Density
(dwelling units per acre)
Private Common Open Space Standard Proposed
(area of private common space per dwelling unit)
0 – 4 DU / acre Not required
5 – 19 DU / acre Provide minimum of 160 sf per dwelling unit
20 – 29 DU / acre Provide minimum of 120 sf per dwelling unit
30 DU / acre or greater Provide minimum of 80 sf per dwelling unit
(c) All residential development with seven (7) or more attached units within the TRC shall
also meet the Private Personal Open Space standards established in this Section. Table
9-3 establishes the Private Personal Open Space requirement based on the proposed
intensity and type of residential development. Nursing Home and Assisted Living
residential uses and Live-work units are exempted from Private Personal Open Space
requirements.
Table 9-3 Private Personal Open Space Requirements
Residential Density
(dwellings per acre)
Private Personal Open Space Standard Proposed
7 - 19 DU / acre Ground floor units located on a Pedestrian Friendly or Pedestrian Priority Frontage: all dwelling units shall have private
personal open space including one of the following: Porch, Stoop, Patio, or Deck or combination
Upper floor units: 60% of all dwelling units shall have a balcony.
20 – 29 DU / acre Ground floor units located on a Pedestrian Friendly or Pedestrian Priority Frontage: all dwelling units shall have one of the
following: Porch, Stoop, Patio, or Deck
Upper floor units: 60% of all dwelling units shall have a Balcony.
30 or greater DU / acre Ground floor dwelling units located on a Pedestrian Friendly or Pedestrian Priority Frontage: All units shall include one of the
following: Porch, Stoop, Patio, or Deck
Upper floor dwelling units: 50% of all upper dwelling units shall have a Balcony.
(d) Attachment 2 shall provide the palette of open space types.
July 13, 2015
Section 10: Sidewalk and Landscape Standards TCAAP Redevelopment Code
Page | 90
10.0 Streetscape and Landscape Standards
10.1 Sidewalks. Publicly accessible sidewalks are required for all development under this Code
and shall meet the standards of Table 10-1 and shall be based on the Street Classification
per Attachment 4. The minimum sidewalk width requirement shall apply regardless of the
available right-of-way. If necessary to meet the required sidewalk width, the sidewalk shall
extend onto private property to fulfill the minimum requirement, with a permanent public
access easement provided. Sidewalks shall consist of two zones: a planting zone located
adjacent to the curb, and a clear zone (see Figures 10-1).
(a) Planting Zone: The planting zone is intended for the placement of street trees, if
required, and street furniture including seating, street lights, waste receptacles, fire
hydrants, traffic signs, newspaper vending boxes, bus shelters, bicycle racks, public utility
equipment such as electric transformers and water meters, and similar elements in a
manner that does not obstruct pedestrian access or motorist visibility (see Figure 10-1).
This zone may be planted with vegetation along the street or paved to match the grade
of the clear zone. Landscaping and streetscaping shall follow the City of Arden Hills
Street Design Manual for details and process.
(b) Clear Zone: The clear zone shall be hardscaped, shall be located adjacent to the
planting zone, shall comply with ADA and Minnesota Accessibility Code and shall be
unobstructed by any permanent or nonpermanent element for the required minimum
width and a minimum height of ten (10) feet (see Figure 10-1). Accessibility is required
to connect sidewalk clear zones on adjacent sites.
(c) Fee In-Lieu Option: An applicant may opt to pay a proportional fee in-lieu for the
required sidewalk if the development project is phased or the sidewalk improvements
need to match the timing of a programmed City capital project affecting that street
frontage.
Figures 10-1 Illustrations delineating the Streetscape Zone elements
10’ min
Clear Height
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Section 10: Sidewalk and Landscape Standards TCAAP Redevelopment Code
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Table 10-1 Required Public and Publicly Accessible Sidewalk Standards
Street Classification Spine Road
(Various)
Town Street Collector Road
(Various)
Neighborhood
(Various)
Standard
Min. Streetscape Zone
width (includes planting
zone and clear zone)
(feet)
Varies 11’ (two-sides) 11’ (two-sides) 11’ (two-sides)
6’ (one-sided
sidewalk; planting
zone on side without
sidewalk)
Min. Planting Zone
width (feet)
Varies 6’ 6’ 6’
Min. Clear Zone (feet) Varies 5’ (within public
access easement)
5’ (within public
access
easement)
5’ (one-side min.)
Street Trees Required
(see Section 10.2 for
standards)
Yes Yes Yes Varies
10.2 Street Trees and Streetscape:
(a) Street trees shall be required per Attachment 4 within the Planting/Furnishings Zone.
(b) Street trees shall be centered within the Planting Zone and be planted a minimum of 3
feet from the back of curb.
(c) Spacing shall be an average of 40 feet on center (measured per block face) along all
Streets as required by Attachment 4.
(d) Requirements for minimum caliper size and height are included in the Arden Hills Public
Works Design Manual. Each tree shall be planted in a planting area no less than 36
square feet.
(e) Preferred street tree species are identified in the Arden Hills Public Works Design
Manual. Arrangement of species shall be interspersed in order to prevent wholesale loss
of street trees in the case of disease.
(f) Area between the building facade and property line or edge of existing sidewalk
along Pedestrian Priority Frontages shall be such that the sidewalk width shall be a
minimum of 10’ (with public access easement if necessary) with the remainder of the
setback area paved flush with the public sidewalk. Sidewalk cafes, landscaping within
tree-wells or planters may be incorporated within this area. (see Illustration in Section
6.1)
(g) Placement of trees shall not impede the clear vision area as required in Section
1325.05, Subsection 1 of the AHC.
10.3 Single-Family Landscaping and Tree Requirements
(a) The following table sets the required trees and landscaping requirements for single-
family residential uses per lot size:
Table 10-2 Single-Family Landscaping and Tree Requirements
Lot Size Requirement
Less than 40 feet wide 40 percent of permeable area requirement shall be shrubbery or perennial; no on-site trees required.
40 feet wide to 75 feet wide 20 percent of permeable area requirement shall be shrubbery or perennial; 2 trees required on-site.
Over 75 feet wide 10 percent of permeable area requirement shall be shrubbery or perennial; 3 trees required on-site.
July 13, 2015
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10.4 Screening Standards
(a) Street Screen Required: Any surface parking lot with frontage along a public right of
way shall be defined by a 3-foot high Street Screen (see Figure 10-2). Furthermore,
along all streets (except alleys), service areas and ground-mounted utility equipment
shall be screened in such a manner that the service area shall not be visible to a person
standing on the property line on the far side of the adjoining street (see Figure 10-3).
Required Street Screens shall be of one of the following:
The same building material as the principal structure on the lot or
A vegetative screen composed of shrubs planted to be a minimum of 75 percent
opaque at maturity, or
A combination of the two.
i. Street Screens cannot block any required sight triangles along a cross street or
driveway.
ii. Street Screens may include breaks to provide pedestrian access from any surface
parking or service area to the public sidewalk.
Figure 10-2 Illustration showing required Street Screen along all frontages
without a Building within the BTZ
(b) Screening of Roof Mounted Equipment: All roof mounted mechanical equipment (except
solar panels) shall be screened from view of a person standing on the property line on
the far side of the adjoining street (see Figure 10-3). The screening material used shall
be the same as the primary exterior building material used.
July 13, 2015
Section 10: Sidewalk and Landscape Standards TCAAP Redevelopment Code
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Figure 10-3 Illustration showing required screening of roof and ground mounted equipment
10.5 Street Lighting: Street lighting should be provided on Spine, Town, Collector and Collector
with Trail roads. Refer to Arden Hills Public Works Design Manual for lighting palette. The
following standards shall apply for pedestrian scale lighting:
(a) Vehicular lighting shall be a maximum of 30 feet in height and pedestrian-oriented
lighting a maximum of 18 feet in height.
(b) Street lights shall be placed at an average of 40 feet on center, approximately three
(3) feet behind the back of curb, aligned with street trees, and where street trees are
planted.
(c) The light standard selected shall be compatible with the design of the street and
buildings.
(d) All other standards for street lighting shall direct light downward or properly shielded
with ¾ or fully shielded fixtures to prevent glare.
(e) High efficiency lighting, such as LED lamps, is required.
10.6 Exterior Lighting: All development in the TRC (including surface parking lots) with the
exception of Single-Family Attached, Single-Family detached, Townhouse, and Two-Family
Residential Uses shall comply with the Exterior Lighting regulations in AHC Section 1325.
10.7 Street Furniture
(a) Street Furniture shall be placed within the Plantings/Furnishings Zone or within the front
setback area only. Benches and bike racks are recommended along all Pedestrian
Priority Frontages and will be placed in alignment with light poles and street trees.
(b) Trash receptacles shall be required for all development along Pedestrian Priority
Frontages. Trash receptacles should be placed at street corners. If development is
located mid-block, place the trash can near front entry.
(c) All street furniture shall be located in such a manner as to allow a Clear Zone of a
minimum of six (6) feet in width. Placement of street furniture and fixtures shall be
July 13, 2015
Section 10: Sidewalk and Landscape Standards TCAAP Redevelopment Code
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coordinated with organization of sidewalks, landscaping, street trees, building entries,
curb cuts, signage, and other street fixtures.
(d) Materials selected for paving and street furniture shall be of durable quality and
require minimal maintenance.
10.8 Utilities
(a) All utility lines shall be underground.
(b) Locations on private property must be found for switchgear and transformer pads
needed to serve that property. Such locations shall be either along General Frontages
or at the side or rear of the property and screened from view of a person standing on
the property line on the far side of any adjoining street (see Figure 10-3).
10.9 Parking Lot Landscaping: All surface parking shall meet the standards for parking lot
landscaping in the AHC Section 1325.
July 13, 2015
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 95
11.0 Sign Standards
11.1 Applicability: Except for sign types, sign dimensional standards, and as specifically listed
below, all other signage and sign standards shall comply with the AHC Chapter 12.
11.2 Prohibited Signs: The following types of Signs shall be prohibited in the TRC:
(a) Any sign that flashes, blinks, revolves, or is put into motion will not be permitted
except as allowed in TRC Section 11.16;
(b) Streaming or video signs or screens;
(c) Non-shielded LED or flood lights;
(d) Streamers and inflatable mascots;
(e) Portable or wheeled signs and advertising devices on the site other than sandwich
board signs and mounted menu signs permitted in Table 11-1; and
(f) Any additional prohibited signage in AHC Section 1230.02.
11.3 Sign Types Permitted: All development to which this Section is applicable shall comply
with the Sign Regulations in Table 11-1 below.
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Section 11: Sign Standards TCAAP Redevelopment Code
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Table 11-1 Permitted Sign Types by Character Zone
LEGEND
Campus Commercial
Town Center
Retail Mixed- Use
Office Mixed- Use
Flex Office
Neighborhood Transition
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
Permanent Signs
HIGHWAY
MONUMENT
SIGN
OMU
A sign not attached to a
building, but
permanently supported
by a structure extending
from the ground and
permanently attached to
the ground.
11.4
CORRIDOR
MONUMENT
SIGNS
A sign not attached to a
building, but
permanently supported
by a structure extending
from the ground and
permanently attached to
the ground. A Corridor
Monument sign shall be
smaller than a Highway
Monument Sign.
11.5
CC TC RMU OMU
FO NT NR
CC
RMU
OMU
FO
CC
RMU
OMU
FO
CIVIC
CIVIC
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Section 11: Sign Standards TCAAP Redevelopment Code
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LEGEND
Campus Commercial
Town Center
Retail Mixed- Use
Office Mixed- Use
Flex Office
Neighborhood Transition
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
BUILDING
IDENTITY
SIGN
CC
A Wall Sign attached to
the upper floor of a
multiple story building or
parapet of single tenant
one-story building that
provides identification of
the entire building. (May
be used instead of the
Building Projecting Sign)
11.6
STOREFRONT/
TENANT WALL
SIGNS
Wall Sign attached to a
retail storefront or sign
band area directly
adjacent to the retail
storefront within a multi-
tenant building. (May be
used instead of a Tenant
Canopy Sign)
11.7
BUILDING
PROJECTING
SIGNS
Wall Sign that extends a
distance of more than
18” perpendicular from
the building façade.
Sign is placed on the
upper floors of a multiple
story building. (May be
used instead of the
Building Identity Sign)
11.8
CC TC RMU OMU
FO NT NR
CC
RMU
OMU
FO
TC
CC
RMU
OMU
TC
CC
RMU
OMU
FO
TC
CIVIC
CIVIC
July 13, 2015
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 98
LEGEND
Campus Commercial
Town Center
Retail Mixed- Use
Office Mixed- Use
Flex Office
Neighborhood Transition
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
ROOF SIGNS Not permitted A sign installed over or
on the roof of a building.
TENANT
CANOPY
SIGNS
A sign mounted to a
canopy or awning that is
within or directly
adjacent to a retail
storefront. (May be used
instead of a
Storefront/Tenant Wall
Sign)
11.9
TENANT
BLADE SIGNS
Wall Sign that extends a
distance more than 18”
perpendicular from the
building façade and is
oriented towards the
sidewalk. Sign is
mounted to a retail
storefront or may be
mounted under a canopy.
11.10
CC TC RMU OMU
FO NT NR
CC
RMU
OMU
FO
TC
NT
RMU
OMU
TC
NT
CIVIC
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Section 11: Sign Standards TCAAP Redevelopment Code
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LEGEND
Campus Commercial
Town Center
Retail Mixed- Use
Office Mixed- Use
Flex Office
Neighborhood Transition
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
WINDOW
SIGNS
A sign mounted to or
intended to be seen
through a window.
11.11
DIRECTIONAL
SIGNS
A vehicular sign with
directional information
intended to direct visitors
to various destinations
within a larger
development with
multiple buildings.
11.12
CC TC RMU OMU
FO NT NR
CC
RMU
OMU
FO
TC
CC
RMU
OMU
FO
TC
CIVIC
CIVIC
CIVIC
July 13, 2015
Section 11: Sign Standards TCAAP Redevelopment Code
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LEGEND
Campus Commercial
Town Center
Retail Mixed- Use
Office Mixed- Use
Flex Office
Neighborhood Transition
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
DIRECTORY
SIGNS
A pedestrian oriented
sign containing a listing
and or map of the
tenants and destinations
within an area, block,
building or development.
11.13
SANDWICH
BOARD AND
MOUNTED
MENU SIGNS
A temporary sign with
two connected faces
usually arranged back to
back.
A temporary pole or
wall mounted sign that
displays a restaurant
menu.
11.14
CC TC RMU OMU
FO NT NR
CC
RMU
OMU
TC
NT
CC
RMU
OMU
FO
TC
NT
CIVIC
CIVIC
CIVIC
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Section 11: Sign Standards TCAAP Redevelopment Code
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LEGEND
Campus Commercial
Town Center
Retail Mixed- Use
Office Mixed- Use
Flex Office
Neighborhood Transition
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
ADDRESS
SIGNS
All
A sign containing only the
lot, building or retail
tenant address.
11.15
MARQUEE
SIGN
A sign placed over the
entrance to a theatre or
other public gathering
venue. It has signage
stating either the name
of the establishment or, in
the case of theatres or
other public venues, the
name of the event, artist,
and other details of the
event appearing at that
venue. The marquee is
often identifiable by a
surrounding cache of
light bulbs, usually yellow
or white, that flash
intermittently or as
chasing lights. Marquee
signs may often be
combined with Building
Projecting signs.
11.16
Temporary Signs
CC TC RMU OMU
FO NT NR
RMU
TC
CIVIC
CIVIC
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Section 11: Sign Standards TCAAP Redevelopment Code
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LEGEND
Campus Commercial
Town Center
Retail Mixed- Use
Office Mixed- Use
Flex Office
Neighborhood Transition
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
BANNERS
A temporary fabric or
vinyl sign hung from a
building façade.
11.17
TEMPORARY
CONSTRUCTION
SIGNS
All
A temporary sign
mounted to a construction
fence that announces a
new business or
construction project.
11.18
CC TC RMU OMU
FO NT NR
CC
RMU
OMU
FO
TC
NT
CIVIC
CIVIC
July 13, 2015
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 103
11.4 Highway Monument Sign
Location Standards
(a) I-35W and Hwy 10
Frontages only
a.Located within 60 ft. of the edge of I-35W or Hwy 10.
b. Maximum height of 30 ft. above the street pavement grade of
the elevated portion of the highway.
c. Maximum total sign face area of 400 sq. ft (cumulative of all
surfaces). Sign face may be divided into multiple segments.
Area between segments does not count toward sign face area.
d. One sign allowed for lots with at least 1,000 ft. of highway
frontage. Two signs permitted for frontages greater than 1,000
ft. Signs to be a minimum of 1,000 ft. apart.
11.5 Corridor Monument Sign
Location Standards
(a) All per zoning
district permitted
i. Maximum area of 0.7 sq. ft. for each linear foot of street
frontage with a maximum of 150 sq. ft. for multi-tenant signs.
ii. Corridor Monument Sign not permitted for single-tenant
buildings, instead multiple single tenants should be combined
onto one (1) Corridor Monument Sign.
iii. One per lot. For lots with a total street frontage greater than
7500 ft., two (2) signs are permitted. Signs must be a minimum
of 400 ft. apart.
iv. For lots fronting two streets, one sign is permitted on each street.
v. Maximum height of 12 ft. above frontage street pavement
grade.
vi. Monument structure shall include a base, frame, and cap around
the sign area. Material shall be the same as the principal
structure on the lot.
vii. Maximum total area shall not exceed 1.5 times the permitted
sign copy area of a sign.
11.6 Building Identity Sign
Location Standards
(a) I-35W, Hwy 10 and
MN-96 Frontages only
i. May be used for single tenant commercial, office or institutional
buildings only (multiple tenant building shall be subject to 11.7
below).
ii. May be used instead of a Building Projecting Sign
iii. Maximum area of 200 sq. ft. or 15% of the façade area,
whichever is less.
iv. Mount in upper third of the facade.
(b)
All frontages other than
I-35W, Hwy 10 and
MN-96
i. May be used for single tenant commercial, office or institutional
buildings only (multiple tenant building shall be subject to 11.7
below).
ii. May be used instead of a Building Projecting Sign
iii. Maximum area of 150 sq. ft. or 10% of the façade area,
whichever is less.
iv. Mount in the upper third of the facade
July 13, 2015
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 104
11.7 Storefront/Tenant Wall Sign
Location Standards
(a) IH-35W, Hwy 10 and
MN-96 Frontages only
i. May be used for multiple tenant commercial, office or institutional
buildings only (single tenant building shall be subject to 11.6
above).
ii. May be used instead of a Tenant Canopy Sign
iii. May be located on the ground floor façade only (sign to be
mounted below 25 feet as measured from finished grade outside
the facade).
iv. One sign per tenant space; area to be calculated at 2 sq.ft. per
linear foot of tenant space façade along the building’s frontage
up to a maximum of 150 sq.ft.
v. Sign to be located between demising walls of leased storefront.
vi. Sign shall not overlap architectural features like window lintels,
canopy support points, coping, etc.
vii. Wall sign may encroach, a maximum of 12”, on to a sidewalk
while maintaining a vertical clearance of 8 ft. from the finished
sidewalk if it is non-illuminated and 11 ft. from the finished
sidewalk if it is illuminated.
viii. Building signs may be internally or externally lit.
(b)
All frontages other than
IH-35W, Hwy 10 and
MN-96
i. May be used for multiple tenant commercial, office or institutional
buildings only (single tenant building shall be subject to 11.6
above).
ii. May be used instead of a Tenant Canopy Sign
iii. May be located on the ground floor façade only (sign to be
mounted below 25 feet as measured from finished grade outside
the facade).
iv. One sign per tenant space; area to be calculated at 1.5 sq.ft.
per linear foot of tenant space façade along the building’s
frontage up to a maximum of 100 sq.ft.
v. Sign to be located between demising walls of leased storefront.
ix. Sign shall not overlap architectural features like window lintels,
canopy support points, coping, etc.
vi. Wall sign may encroach, a maximum of 12”, on to a sidewalk
while maintaining a vertical clearance of 8 ft. from the finished
sidewalk if it is non-illuminated and 11 ft. from the finished
sidewalk if it is illuminated.
vii. Building signs may be internally or externally lit.
viii. Live-Work and Home occupations: One sign limited to an area of
30 sq. ft. max.
11.8 Building Projecting Signs
Location Standards
(a)
All per zoning
district permitted
i. Building Projecting sign may be permitted in place of a Building
Identity Sign.
ii. Maximum area of 200 sq. ft. or 15% of the façade area,
whichever is less
iii. Will not obstruct any pedestrian or vehicular way (vertical
clearance of 10 ft. from the finished sidewalk if it is non-
illuminated and 11 ft. from the finished sidewalk if it is
illuminated).
July 13, 2015
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 105
iv.Sign may project no more than 50% of the width of the sidewalk
or six (6) ft. from building façade line (whichever is less).
v. Sign may not extend above building parapet line or eaves line.
vi. Maximum of one per façade
vii. Signs must be constructed of durable materials. Impermanent
materials, such as canvas or flexible vinyl, are not allowed.
11.9 Tenant Canopy Sign
Location Standards
(a)
All per zoning
district permitted
i. May only be used instead of a Storefront/Tenant Wall Sign.
ii. One sign per tenant space; area to be calculated at 1.5 sq.ft.
per linear foot of tenant space façade along the building’s
frontage up to a maximum of 100 sq.ft.
iii. Sign to be located between demising walls of leased storefront.
iv. Sign shall not extend beyond outermost edges of canopy.
v. Signs are to be mounted over the canopy, on the face of a
canopy or over any awnings
11.10 Tenant Blade Sign
Location Standards
(a)
All per zoning
district permitted
i. One Blade sign per tenant space
ii. May be located on the ground floor façade only (sign to be
mounted below 15 feet as measured from finished grade outside
the facade)
iii. Maximum area of 15 sq. ft.
iv. Will not obstruct any pedestrian or vehicular way. Minimum
vertical clearance of ten (10) ft. from the finished sidewalk if it is
non-illuminated and eleven (11) ft. from the finished sidewalk if it
is illuminated.
v. Sign may project no more than three (3) ft. from building wall or
a distance equal to 50% of the width of the abutting sidewalk
(whichever is less).
11.11 Window Sign
Location Standards
(a) All per zoning
district permitted
i. No permit is required for small-scale (under 1.0 sq. ft. in total
area) signs placed at the pedestrian eye level. These exempted
signs include: tenant logo and name, website or other social
media address store hours and address, and public safety decals
as required by applicable codes or government regulations.
ii. Window signs include any signage attached to the storefront
glazing or located on storefront interior within three (3) ft. of the
storefront and intended to be viewed from the storefront exterior.
iii. Maximum area of 25% of overall glazed storefront, including
doors.
July 13, 2015
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 106
11.12 Directional Signs
Location Standards
(a) All per zoning
district permitted
i. Permitted only for multi-tenant commercial and mixed-use
developments with multiple building within one development.
ii. Applies only to signs located at lot entrances accessible from
public streets.
iii. Maximum size of 60 sq. ft.
iv. Maximum height of eight (8) ft. above frontage street pavement
grade.
v. One sign permitted per development entrance. Maximum of two
(2) signs per street frontage.
vi. Signs located on interior of site and not intended to be viewed or
utilized by traffic on public streets do not require a permit.
vi.vii. In the Town Center, an electronic changeable copy sign is
allowed for each parking structure entrance.
11.13 Directory Signs
Location Standards
(a) All per zoning
district permitted
i. Signs located on interior of lot and not intended to be viewed or
utilized by traffic on public streets do not require a permit. In
such cases, any sign lettering or logos used must be less than 2”
(max.).
11.14 Sandwich Board and Mounted Menu Signs
Location Standards
(a) All per zoning
district permitted
i. Permitted only for retail, service, or restaurant tenants.
ii. Maximum area of 8 sq. ft. per sign face
iii. Maximum height of 4 ft.
iv. One per storefront.
v. Sign shall not interfere with any pedestrian way and a minimum
of 5 ft. of sidewalk shall remain clear.
vi. Chalkboards may be used for daily changing of messages.
Reader boards (electronic and non-electronic) shall be prohibited.
vii. Sandwich Board Signs and Pole-Mounted Menu Signs shall be
removed every day after the business is closed.
11.15 Address Signs
Location Standards
(a) All per zoning
district permitted
i. Allowed per AHC Section 1230.01 – Subsection 3.
11.16 Marquee Signs
Location Standards
(a) All per zoning
district permitted
i. Permitted for theatres, auditoriums, and other public gathering
venues of 100 persons or more;
July 13, 2015
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 107
ii.Marquee signs shall be attached to the building or located above
or below a canopy only;
iii. Area = 100 sq ft. maximum;
iv. Message board may be changeable copy (non-
electronic).provided that the copy does not change more than
once every 15 minutes.
v. Electronic message boards may be permitted with a Permitted
Adjustment.
11.17 Banners
Location Standards
(a) All per zoning
district permitted
i. Maximum area of 150 square feet or 10% of the façade area,
whichever is less.
ii. For multi-tenant buildings, individual tenant banners shall not
exceed the width of the tenant bay.
iii. Banners shall only be permitted on a temporary basis for a
maximum period of 30 days per calendar year. Upon review of
need by Community Development Department, an extension or
additional time may be granted with submittal of a new
application.
11.18 Temporary Construction Signs
Location Standards
(a) All per zoning
district permitted
i. Must be attached to a part of a temporary construction fence.
11.19 For Sale/Lease Signs
Location Standards
(a) All per zoning
district permitted
i. Allowed per AHC Section 1250.02 – Subsection 5.
11.20 Additional Standards
a. Signs located on interior of a lot and not intended to be viewed or utilized by traffic
on public streets do not require a permit.
b. Retail, service, and restaurant business that wrap a building corner creating two or
more storefronts will be permitted to place signs on each storefront.
c. Encroachments into public right-of-way shall not be permitted. See section 6.1(i) for
standards for encroachments over required setback areas.
TCAAP Redevelopment Code
Approved by the Arden Hills City Council
July 13, 2015
Revised
December 7, 2016
Attachment L
Approved July 13, 2015
Revised December 12, 2016
TCAAP Redevelopment Code
Page | 2
Table of Contents
1.0 Introduction
1.1 Purpose and Intent
1.2 Relationship to Adopted Plans
2.0 Components of the Code
2.1 The Regulating Plan
2.2 Development Standards
2.3 Using this Code
3.0 Administration
3.1 Applicability
3.2 Relationship to Other City Ordinances
3.3 JDA Development Review Process
3.4 Special Development Plan
3.5 TCAAP Regulating Plan Map and TCAAP Master Plan Modifications
3.6 Plat Approval
3.7 Hearing Requirements
4.0 Definitions
5.0 Schedule of Uses
5.1 Applicability
5.2 Additional Use Criteria
6.0 Building and Site Development Standards
6.1 General to All Zoning Districts
6.2 Campus Commercial
6.3 Town Center
6.4 Office Mixed-Use
6.5 Retail Mixed-Use
6.6 Flex Office
6.7 Civic
6.8 Neighborhood
7.0 Building Design Standards
7.1 Purpose and Intent
7.2 Building Orientation and Entrances
7.3 Façade Composition
7.4 Non-Residential, Mixed-Use, and Large and Medium Multi-Family Residential Building
Materials
7.5 Shading Requirement
7.6 Gateway Overlay District
7.7 Design of Automobile Related Building and Site Elements
7.8 Design of Parking Structures
8.0 Street Design Standards
8.1 Purpose and Intent
8.2 Street Designation Categories
8.3 Project Circulation Plan
8.4 Street Standards
Approved July 13, 2015
Revised December 12, 2016
TCAAP Redevelopment Code
Page | 3
9.0 Open Space Standards
9.1 Open Space Approach
9.2 Required Open Space Designations
9.3 Water Infrastructure Designation
9.4 Permeable Area Requirements
9.5 Open Space Classification
9.6 Open Space Requirements
10.0 Streetscape and Landscape Standards
10.1 Sidewalks
10.2 Street Trees and Streetscape
10.3 Single-Family Landscaping and Tree Requirements
10.4 Screening Standards
10.5 Street Lighting
10.6 Exterior Lighting
10.7 Street Furniture
10.8 Utilities
10.9 Parking Lot Landscaping
11.0 Sign Standards
11.1 Applicability
11.2 Prohibited Signs
11.3 Sign Types Permitted
11.4 Sign Standards
Attachments:
1: Regulating Plan
2: Palette of Open Space Types
3: Development Review Chart
4: Street Cross Sections
5: Street Type Plan
6: Recommended Color Palette
7: Audubon Minnesota Bird-Safe Building Guidelines
Approved July 13, 2015
Revised December 12, 2016
Section 1: Introduction TCAAP Redevelopment Code
Page | 4
Introduction
In 2013, the City of Arden Hills hired the consultant team to create a Master Plan for the Twin
Cities Army Ammunition Plant (TCAAP) site, to conduct an Alternative Urban Area Wide Review
(AUAR), and to draft local regulations and policies to implement the Master Plan. The Master Plan
will amend the City of Arden Hills 2030 Comprehensive Plan in an effort to successfully integrate
the TCAAP site into the rest of the City. This plan will also help ensure that appropriate
development and economic growth occurs and is in line with the vision set forth by the City of
Arden Hills and the owner of the property, Ramsey County.
It is the goal of this project 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” (Arden Hills 2030 Comprehensive Plan, 4). This initiative will be economically and
environmentally sustainable and provide for a range of uses and development types.
A comprehensive community process resulted in a long-term vision for the redevelopment of this
brownfield ammunitions plant site into a true mixed-use development area that incorporates
regional employment, shopping and dining and a variety of housing options. This document
provides the regulatory tools for redevelopment consistent with the TCAAP Master Plan for this
area.
1.1 Purpose and Intent
The purpose of the TCAAP Redevelopment Code (TRC) is to implement the vision for a
walkable, mixed-use, resilient, and vibrant TCAAP development (hereinafter, “Plan Area”)
by:
(a) Creating regulations that realize market potential and promote the creation of jobs
and economic development;
(b) Developing a regulatory process that encourages quality growth and saves time in the
development process;
(c) Focusing on predictability for both developers and the community; and
(d) Providing a Natural Resources Corridor that offers active and passive recreational
features and is an amenity to the site.
Therefore, the goals of the TRC are to promote and to provide a more functional and
attractive community through the use of recognized community design principles and to allow
property owners, applicants or developers flexibility in land use, while prescribing a higher
level of detail in building design and form than in the current standards of the Arden Hills
City Code (AHC). The standards in this code are not intended to stifle creativity nor over-
regulate building design but rather encourage better functional building patterns and to
create higher quality pedestrian environments along most streets.
1.2 Relationship to Adopted Plans
(a) Arden Hills Comprehensive Plan: In addition to implementing several goals of the
Arden Hills Comprehensive Plan, the TRC specifically implements the following goals:
1. 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.
Approved July 13, 2015
Revised December 12, 2016
Section 1: Introduction TCAAP Redevelopment Code
Page | 5
2. 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. Promote the development, redevelopment and maintenance of a viable,
innovative and diverse business environment that serves Arden Hills and the
metropolitan area.
4. Develop and maintain a strong, vital, diverse and stable housing supply for all
members of the community.
5. Enhance the health, safety and well-being of all who live, work and play in the
City.
6. 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. Preserve, protect and restore the community’s natural resources, including open
spaces, lakes, wetlands other significant natural features, and historic resources.
Approved July 13, 2015
Revised December 12, 2016
Section 2: Components of the Code TCAAP Redevelopment Code
Page | 6
2.0 Components of the Code
2.1 The Regulating Plan
The TCAAP Redevelopment Regulating Plan map (herein known as the Regulating Plan)
(Attachment 1) is hereby adopted as the official zoning map for the Plan Area. Within any
area subject to the approved Regulating Plan, this TRC becomes the exclusive and
mandatory regulation unless specified in Section 3.2. It shall establish the following
development standards for all properties within the Plan Area:
(a) Establishment of TCAAP Zoning Districts – The Plan Area is distinguished into
different specialized zoning districts. Each zoning district is intended to create a
distinct development pattern based on the TCAAP Master Plan for different sections
within the Plan Area. Each zoning district shall establish use and building development
standards including standards for building height, bulk, location, functional design and
parking. The Regulating Plan classifies all lots within the Plan Area into one of the
following seven (7) zoning districts:
1) Campus Commercial (CC) – The Campus Commercial Zoning District facilitates a
building format that allows multiple, single tenant buildings or campuses within the
northern “Thumb” site of the Plan Area. The goal is to allow for an individual plan
approach for each campus or building, based on user preferences within a range
of requirements.
2) Town Center (TC) – The Town Center Zoning District creates a vibrant commercial
and residential environment that maximizes the potential for an outdoor
experience. This district promotes walkability through allowing for housing, office,
retail, restaurant, and civic uses all within close proximity of each other.
3) Office Mixed-Use (OMU) – The Office Mixed-Use Zoning District creates a
flexible zone that allows and promotes a seamless transition from Retail Mixed-
Use but focuses on employment and other compatible uses. This district promotes
employment as a primary use, but allows for other commercial, and up to ten
percent retail uses.
4) Retail Mixed-Use (RMU) – The Retail Mixed-Use Zoning District creates a flexible
zone that allows and promotes a seamless transition from Office Mixed-Use but
focuses on retail and compatible uses. This district promotes retail as a primary
use, but allows for other commercial uses.
5) Flex Office (FO) – The Flex Office Zoning District creates an opportunity for large
scale development for employment and manufacturing uses that take advantage
of the highway frontage and automobile access.
6) Civic District (C) – The Civic District is intended to allow civic and community uses.
7) Neighborhood (NR) – The Neighborhood Zoning District provides for a range of
attached and detached single-family residential uses.
(b) Street Designations – The Streets within TRC shall be classified in two different ways.
1) Street Cross Sections shall address vehicular lane widths, number of lanes,
pedestrian accommodation, street tree requirements, on-street parking, snow
storage and parkway and median standards. These standards are laid out in
Section 8.0 and Attachment 4.
2) Street Priority shall establish the phasing significance (Required or Recommended)
of different street segments within the Plan Area. Refer to Section 8.0: Street
Design Standards and Attachment 5 for the detailed regulations.
Approved July 13, 2015
Revised December 12, 2016
Section 2: Components of the Code TCAAP Redevelopment Code
Page | 7
(c) Building Frontage Standards – Building Frontage designations shall classify different
block frontages based on the pedestrian priority goals of the TCAAP Master Plan on
the Regulating Plan (Attachment 1). They shall be classified into one of three frontage
designations: (i) Pedestrian Priority Frontage with the highest quality standards for
pedestrian-oriented building design; (ii) Pedestrian-Friendly Frontage that balances
pedestrian-oriented building design standards while accommodating some service
and parking functions; and (iii) General Frontage which mainly accommodates service,
utilities and parking functions.
(d) Open Space Designation – Open Space within the TRC shall be categorized as
Required Open Space. The detailed Open Space Standards for different open
space types are included in Section 9.0 and Attachment 2 of this Code. These
standards include general character, typical size, frontage requirements and typical
uses.
(e) Gateway Overlay Designation – The Gateway Overlay District indicates where
additional aesthetic treatments are required to create a welcoming environment that
establishes the character of the TCAAP Redevelopment Area. The specific standards
are included in Section 7.6 of this Code.
2.2 Development Standards: The TRC text portion of this Code enumerates the development
standards with text and graphics for Zoning Districts, Frontage Types, building form,
landscape, building design, signage, and lighting.
2.3 Using This Code
The following basic steps should be followed to determine the uses and development
standards applicable on property within the Plan Area:
(a) Review Table 3-1 to evaluate the applicability of the TRC based on scope of the
proposed development.
(b) Locate the subject property on the Regulating Plan (Attachment 1).
(c) Identify the Zoning District in which the property is located.
(d) Review the Schedule of Uses by Zoning District as listed in Table 5-1 to determine
allowed uses.
(e) Examine the corresponding zone standards in the Building and Site Development
Standards in Section 6 to determine the applicable development standards and any
Frontage standards.
(f) Refer to Section 7.0 for Building Design Standards
The information listed in these graphics explain where the building will sit on the lot, the
limits on its physical form, the range of uses and the palette of materials that will cover it.
Approved July 13, 2015
Revised December 12, 2016
Section 3: Applicability TCAAP Redevelopment Code
Page | 8
3.0 Administration
3.1 Applicability
(a) The uses and buildings on all properties within the Plan Area shall conform exclusively
to the requirements of the TRC unless specifically referenced as otherwise in the TRC.
(b) Table 3-1 (Applicability Matrix) shall determine the extent to which different sections
of the TRC apply to any proposed development.
(c) In addition, Table 3-2 shall determine which sections of the TRC apply at which time in
the development review process such as Subdivision Review, Site Plan Review or
Building Permit Review.
(d) Provisions of the TRC are activated by “shall” when required; “should” or “may” when
recommended or optional.
(e) Terms used throughout the TRC are defined in Section 4.0: Definitions. For those terms
not defined in Section 4.0, definitions in various sections of the AHC shall apply. For
terms not defined in either section, they shall be accorded commonly accepted
meanings. In the event of conflict, the definitions of the TRC shall take precedence.
(f) Where in conflict, numerical metrics shall take precedence over graphic metrics.
3.2 Relationship to other City Ordinances
(a) For all properties within the Plan Area, the standards in this Code shall supersede
standards under:
i. Commercial and Multi-Family Design Standards under Chapter 13, of the AHC, as
amended, except as specifically referenced herein.
ii. Sign Standards under Chapter 12, as amended, except as specifically referenced
herein.
iii. Landscaping Standards under Chapter 13, as amended, except as specifically
referenced herein.
iv. Subdivision Ordinance under Chapter 11, as amended, except as specifically
referenced herein.
(b) Development standards not addressed in this TRC shall be governed by the AHC, to
the extent the AHC standards are not in conflict with the TRC.
Approved July 13, 2015
Revised December 12, 2016
Section 3: Applicability TCAAP Redevelopment Code
Page | 9
Table 3-1: Applicability Matrix
Legend = Section of the Code Applies Blank denotes Standards in this Section of the
Code does not apply
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1) Commercial (retail, office, restaurant), lodging, mixed-use building, apartment/multi-family building (3 or more units per lot),
and live-work units (more than one of the following may apply to one application based on the scope of the application)
a. New Construction All Sections of the TRC apply
b. Existing Building Remodel: Existing non-complying structures or sites may be repaired, maintained or altered provided that
such repair, maintenance, or alteration shall not create any new non-compliance of all or any part of such structure or site.
i. Change of Use/Expansion of Existing
Use (without expansion of conditioned
building area) (to a permitted or
conditional use in the designated
Zoning District)
ii. Expansion of Existing Buildings
(regardless of size of expansion):
Structures or sites may be enlarged or
expanded provided that such
enlargement shall not create any new
non-compliance of all or any part of
such structure or site. The TRC
applicable sections shall apply only to
proposed building expansions.
c. Expansion of parking area only (with or without a building or use expansion) (includes off-site or accessory parking)
i. Up to ten (10)spaces
ii. Eleven (11) or more additional spaces
d. Existing Signage
i. Refacing or changing a panel on an
existing sign
Approved July 13, 2015
Revised December 12, 2016
Section 3: Applicability TCAAP Redevelopment Code
Page | 10
Legend = Section of the Code Applies Blank denotes Standards in this Section of the
Code does not apply
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Table 3-1 Continued
ii. Signs may be repaired, maintained,
altered, or replaced as allowed by
state law (M.S. 462.357, Subd. 1e)
provided that such repair,
maintenance, alteration, or
replacement shall not create any new
non-compliance, or expansion of any
existing nonconformity, of all or any
part of such a sign. (applies during sign
permit review only)
f. New sign or expansion of an existing
sign (applies during sign permit review
only)
2. Residential Buildings (single family detached, single-family attached, twin home buildings; (1-2 units)
a. New construction
b. Change of Use (to a permitted or
conditional use in the designated Zoning
District)
c. Existing Building Remodels: Structures or
sites may be repaired, maintained or
altered provided that such repair,
maintenance, or alteration shall not
create any new non-compliance of all or
any part of such structure or site.
Approved July 13, 2015
Revised December 12, 2016
Section 3: Applicability TCAAP Redevelopment Code
Page | 11
Legend = Section of the Code Applies Blank denotes Standards in this Section of the
Code does not apply
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Table 3-1 Continued
d. Expansion of existing use/structure
(building additions and new accessory
building/structure on the lot): Structures
or sites may be enlarged provided that
such enlargement shall not create any
new non-compliance of all or any part of
such structure or site. Standards in the
TRC applicable sections shall apply only
to the building expansions. It shall allow
addition of non- conditioned space such
as patios, porches, arcades, canopies,
private open space, recreational
amenities and courtyards/forecourts.
Approved July 13, 2015
Revised December 12, 2016
Section 3: Applicability TCAAP Redevelopment Code
Page | 12
Table 3.2 Application Review Specific Matrix
Legend = Standards in this Section of the Code applies NA = Standards in this Section of the Code does not
apply
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Type Application Review
1. Subdivision Plan
Review (includes
revised plats)
2. Site Plan Review
3. Building Permit
Review *
= Applies for residential development only
*
= Applies during Sign Permit review only
Approved July 13, 2015
Revised December 12, 2016
Section 3: Applicability TCAAP Redevelopment Code
Page | 13
3.3 JDA Development Review Process
(a) Pre-submittal Meeting Required: All projects shall have a pre-submittal meeting with
the JDA Development staff prior to submitting the approved application form for
development in the Plan Area. At the pre-submittal meeting, the staff shall provide
information on the requirements for development and submittal within the Plan Area,
including related necessary City building permit and related final construction
approvals.
(b) Site Plan Required: A Site Plan shall be required for all proposed developments
within the Plan Area. Requirements for Site Plans are listed per Section 1355.03 of
the AHC. A site plan is reviewed by staff prior to preliminary plat submittal.
(c) JDA Review Generally: Projects that comply with all standards of the TRC and
projects that require Permitted Adjustments shall be processed by the Joint
Development Authority (JDA). The JDA shall review and consider projects which meet
all TRC standards as recommended by staff, with approval of such projects subject to
a majority vote of all the members of the JDA. Please refer to Attachment 3
Development Review flow chart for information on the development review process.
The JDA may amend its development review process at any time, subject to any
applicable requirements of the Joint Powers Agreement (the “JPA”).
(d) JDA Permitted Adjustments: The JDA may approve Permitted Adjustments per the
criteria set in Table 3-3 below, subject to a three-fifths (3/5) vote of the JDA. The
Permitted Adjustment process may be used only to authorize a less restrictive
standard and may not be used to impose a higher standard than is established under
the TRC on the subject property. A JDA Development staff report and
recommendation is required for the JDA to make a determination on a Permitted
Adjustment. Public notices shall be issued for all Permitted Adjustment hearings;
however, such hearings may be combined with any other JDA hearing process, such as
for consideration of approval of a project and its related transactional documents.
(e) In reviewing any Permitted Adjustment request, the JDA shall use the following criteria:
i. The goals, intent and vision of the adopted Regulating Plan Map and TCAAP
Master Plan;
ii. The extent to which the proposal fits the adjoining design context by providing
appropriate building scale and use transitions;
iii. The extent to which the proposal provides public benefits such as usable civic and
open spaces, livable streets, affordable housing, living wage jobs, structured
and/or shared parking and linkages to transit;
iv. The extent to which the proposal does not hinder future opportunities for higher
intensity development;
v. The extent to which the proposal provides a demonstration of advanced energy
resilience which may have an educational value; and
vi. Considerations of health and welfare to the general public.
(f) In reviewing any Permitted Adjustment, the JDA shall not grant flexibility for the
following:
i. Deviation from requirements of Section 5.0 (Schedule of Uses);
ii. Building height;
iii. Definitions included in Section 4.0;
iv. Density parameters for residential land uses; and
v. Clear height.
Approved July 13, 2015
Revised December 12, 2016
Section 3: Applicability TCAAP Redevelopment Code
Page | 14
Table 3-3: Permitted Adjustments Table
Code Standard Extent of Adjustment Permitted Criteria
1. Regulating Plan Map
a. Location of any
Required Street
(Town Center, Retail
Mixed-Use, Office
Mixed-Use,)
Streets shall be on a grid system with
block faces (measured right-of-way to
right-of-way) no less than 200 feet and
no more than 500 feet. Block faces may
be adjusted no more than 50%. Block
faces longer than 500 feet shall include
mid-block pedestrian connections.
Pedestrian connections to adjacent park
and open space areas shall be no
further apart than 750 feet. Pedestrian
connections to parks and open space
areas shall be at least 20 feet wide.
Pedestrian mid-block connections shall
be 20 feet.
i. Shall maintain the connectivity intended by the
Regulating Plan
ii. Shall maintain the continuation and/or connectivity with
any existing streets where possible
iii. Pedestrian connectivity must be maintained
iv. JDA staff, City Community Development and Public
Works staff approval
b. Location of any
Required Street
(Neighborhood
District)
Streets shall be on a modified grid
pattern. Public views and access to open
space areas are required. The use of
cul-de-sacs should be minimized and
must include pedestrian connections from
the cul-de-sac to streets or open space
located behind private lots. Block faces
longer than 500 feet shall include mid-
block pedestrian connections. Pedestrian
connections to adjacent park and open
space areas shall be no further apart
than 750 feet. Pedestrian connections to
parks and open space areas shall be at
least 50 feet wide and dedicated as
public right-of-way. Pedestrian mid-
block connections shall be 20 feet.
i. Shall maintain the connectivity intended by the
Regulating Plan
ii. Shall maintain the continuation and/or connectivity with
any existing streets where possible
iii. JDA staff, City Community Development and Public
Works staff approval
c. Area and Location
of any Required
Open Space
The area of any required Open Space
may be reduced by no more than 3%.
The location of Open Space in the Hill
and Creek Neighborhoods may be
moved within those neighborhoods.
i. Shall include required amenities identified by the
City’s TCAAP Master Parks and Open Space Plan
ii. JDA staff, City Community Development and Public
Works staff approval
2. Building Form and Development Standards
a. Build to
zones/setbacks
No more than a 20% change in the
maximum or minimum setback applicable
or 6 feet whichever is greater.
1) Changes to the build-to-zones and setbacks may only
occur when there is cause by one or more of the
following:
i. A change to the street cross sections established in
Attachment 4; or
ii. Need to accommodate existing buildings and
structures on the lot that meet the overall intent and
vision for redevelopment in the Plan Area; or
iii. Need to accommodate other required modes of
transportation (transit, bike, pedestrian), storm
water drainage, water quality, or low impact
development (LID) elements on the site; or
iv. Need to accommodate overhead or underground
utilities and/or easements; or
v. Need to preserve existing heritage trees on the
property.
2) In no case shall the sidewalk be less than 8 feet in width
along the “Spine Road” and 6 feet in width along all
other streets when sidewalks will be publicly
maintained.
Approved July 13, 2015
Revised December 12, 2016
Section 3: Applicability TCAAP Redevelopment Code
Page | 15
b. Building Frontage
No more than a 15% reduction in the
required building frontage (applicable
in the designated zoning district) along
each block or subject lot with Pedestrian
Priority Frontage designation or no more
than a 25% reduction in the required
building frontage (applicable in the
designated zoning district) along each
block or subject lot of a Pedestrian-
Friendly Frontage designation.
Any reduction in the required building frontage shall be to
address one or more of the following:
i. To accommodate porte-cocheres for drop-off and
pick-up; or
ii. To accommodate existing buildings and site
elements; or
iii. To accommodate other required transit, bike and
pedestrian related, storm water drainage, water
quality, or low impact development (LID) elements
on the site.
Parking garages and porte-cocheres are
allowed along Pedestrian Priority
Frontage and Pedestrian-Friendly streets
per authorization from the JDA.
Allowed when necessary for building design.
c. Corner Lot Building
Frontage
Reduction of building frontage
requirements for lots with two or more
Pedestrian Priority frontages (applicable
Frontage Standard for the zoning district
of the subject corner lot)
Frontage requirement along one Pedestrian Priority
designated frontage may be replaced with the
corresponding standard for Pedestrian-Friendly frontage
designation instead. In determining which Pedestrian
Priority frontage may be changed to a Pedestrian-Friendly
frontage, precedence shall be given to matching any
existing building Pedestrian Priority frontages of adjoining
blocks or lots on either side of the street.
Reduction of building frontage
requirements for lots with two or more
Pedestrian-Friendly frontages
(applicable Frontage Standards for the
designated zoning district of the subject
corner lot)
Frontage requirement along one Pedestrian-Friendly
designated frontage may be replaced with the
corresponding standard for General frontage designation
instead. In determining which Pedestrian-Friendly frontage
may be changed to a General frontage, precedence shall
be given to matching any existing building Pedestrian-
Friendly frontages of adjoining blocks or lots on either side
of the street.
d. Sidewalk and
Streetscape
standards
Sidewalks, street tree planting, street
lighting, and other streetscape standards
may be adjusted based on the
development context and street cross
section.
Any changes to the streetscape standards shall be based
on specific development context such as existing vegetation,
natural features, drainage, and fire access and is subject to
approval by the JDA.
e. Required Parking
Spaces
Reduction in the number of required
parking spaces up to 10% of total
spaces
Reduction in the number of parking spaces shall be based
on one or more of the following:
i. A shared parking plan for parking within 1,000 feet
of the subject property; or
ii. A parking study for the uses proposed on the site;
or
iii. A combination of the above
3. Other
a. Any other numerical
standard in the code
A modification up to 10% (increase or
decrease)
i. A modification of a numerical standard is needed to
accommodate existing conditions.
ii. The proposed development still meets the intent of
the TRC.
b. Phased
Developments
Deferment of building frontage
standards
i. Phased developments may defer building frontage
requirements as long as they meet the build-to-zone
and parking setback requirements
Approved July 13, 2015
Revised December 12, 2016
Section 3: Applicability TCAAP Redevelopment Code
Page | 16
3.4 Special Development Plan (SDP): The JDA may approve an SDP for projects comprising of
twenty-five (25) acres or more in the Neighborhood District and ten (10) acres or more in all
other Zoning Districts, which require additional flexibility in the application of the TRC not
otherwise available under Table 3-3 above. JDA approval of an SDP is subject to a four-
fifths (4/5) vote of the JDA. The SDP process may be used only to authorize a less restrictive
standard and may not be used to impose a higher standard than is established under the TRC
on the subject property. Public notices shall be issued for all SDP hearings; however, such
hearings may be combined with any other JDA hearing process, such as for consideration of
approval of a project and its related transactional documents.
(a) In reviewing any SDP, the JDA shall use the following criteria:
i. The goals, intent and vision of the adopted Regulating Plan Map and TCAAP
Master Plan;
ii. The extent to which the proposal fits the adjoining design context by providing
appropriate building scale and use transitions;
iii. The extent to which the proposal provides public benefits such as usable civic and
open spaces, livable streets, affordable housing, living wage jobs, structured
and/or shared parking and linkages to transit;
iv. The extent to which the proposal does not hinder future opportunities for higher
quality development;
v. The extent to which the proposal provides a demonstration of advanced energy
resilience which may have an educational value; and
vi. Considerations of health and welfare to the general public.
(b) In reviewing any SDP, the JDA shall not grant flexibility for the following:
i. Deviation from requirements of Section 5.0 (Schedule of Uses);
ii. Building height;
iii. Definitions included in Section 4.0;
iv. Density parameters for residential land uses; and
v. Clear height.
(c) Special Development Plan Submittal:
i. Applicant shall meet with JDA Development staff to clarify and determine SDP
requirements and discuss applicant's development concept.
ii. Applicant shall submit SDP Concept Plan to JDA Development staff.
iii. Applicant is encouraged to have community meetings where appropriate
(Optional).
iv. Applicant shall submit SDP Master Plan to JDA Development staff.
v. JDA conducts public hearing(s) on the SDP Master Plan and takes action on the SDP
Master Plan.
vi. The SDP Master Plan, as approved, including all applicable documents, is adopted
as the governing development plan for the SDP property.
vii. Applicant submits Final SDP Plan for elements that are to be developed imminently.
A Final SDP Plan will be submitted for each stage of development and construction.
viii. JDA reviews Final SDP Plan and takes action on the Final SDP Plan.
ix. Applicant applies for all necessary permits to begin construction.
Approved July 13, 2015
Revised December 12, 2016
Section 3: Applicability TCAAP Redevelopment Code
Page | 17
3.5. TCAAP Regulating Plan Map and TCAAP Master Plan Modifications: Upon denial by the
JDA of an application which requires an amendment to the TCAAP Regulating Plan Map (the
“Map”) and/or the TCAAP Master Plan (individually or collectively a “Plan Amendment”), or
a modification of the text of the TRC (“Text Change)”, or where the applicant has requested
such a change, the application shall be referred by the JDA to the City Council for its
consideration. A Community Development staff report and recommendation is required for a
Plan Amendment or Text Change request to be heard by the City Council. Public notices shall
be issued for all Plan Amendment or Text Change hearings. The City Council shall consult with
the County in the Council’s consideration, approval or denial of a Plan Amendment or Text
Change as required by § 3.0 of JPA.
i. If the City Council approves the Plan Amendment or Text Change, the JDA shall
consider the application, as amended pursuant to such approval.
ii. A proposed denial of a Plan Amendment or Text Change by City Council shall not
be delivered to the JDA and such decision shall constitute final denial of the
application.
iii. Upon such final denial of a Plan Modification or Text Change, the applicant may
reapply to the JDA to seek JDA approval of a revised project meeting the
requirements of the TRC, or a revised project requiring a Permitted Adjustment
consistent with Table 3-3.
3.6 Plat Approval: The TRC incorporates by reference Chapter 11 of the AHC for plat approval
for the purpose of design review, subject to the requirements for public infrastructure per the
TRC. This process includes City approval of grading/erosion control plans and utilities plans.
Fees or charges for public infrastructure or facilities established by or applicable to
subdivisions processed under the AHC shall be applied to subdivisions processed under the
TRC.
3.7 Hearing Requirements: The JDA shall conduct public hearings for consideration of all
development applications for the Plan Area. A notice of the time, place and purpose of the
hearing shall be published in the official newspaper of the City at least ten (10) days prior to
the day of the hearing. In addition, JDA action on subdivision requests in the Plan Area shall
be governed by Minnesota Statutes 462.358.
Approved July 13, 2015
Revised December 12, 2016
Section 4: Definitions TCAAP Redevelopment Code
Page | 18
4.0 Definitions
Many terms used in this document are defined in the AHC, Chapters 1 and 13. Definitions are only
included here if not defined in the AHC, or if the definition for this document differs from the AHC.
In case of a conflict between the definitions under this Section and the AHC, Chapters 1 and 13, the
definitions in this section shall supersede.
A
Arcade
A portion of the main façade of the building that is at or near the property line and a
colonnade supports the upper floors of the building. Arcades are intended for buildings with
ground floor commercial or retail uses and the arcade may be one or two stories. The ground
floor area within the arcade may be conditioned or non-conditioned space.
Images of Arcade Buildings
Approved July 13, 2015
Revised December 12, 2016
Section 4: Definitions TCAAP Redevelopment Code
Page | 19
B
Build-to Zone (BTZ)
The area between the minimum and maximum front setbacks from the property line. The
principal building façade line shall be located within this area.
Illustration indicating
the location of the
build-to zone relative
to the minimum and
maximum setbacks and
the building façade line
Building and Site Development Standards
The standards established for each Zoning District including but not limited to building
placement, building height, parking, service access, and other functional design standards.
Building Façade Line
The location of the vertical plane of a building along a street frontage.
Section View – Gallery Building Section View – Arcade Building
Approved July 13, 2015
Revised December 12, 2016
Section 4: Definitions TCAAP Redevelopment Code
Page | 20
Plan View
Building Façade Line Illustrations
Building Frontage
The percentage of a building’s façade line that is required to be located within the Build-to
Zone (BTZ) as a proportion of the lot’s width along the fronting public street. Required stairs to
access entrances, parks, plazas, squares, improved forecourts, and pedestrian breezeway
frontages shall count towards the required building frontage.
Image showing Building Frontage
calculation
Approved July 13, 2015
Revised December 12, 2016
Section 4: Definitions TCAAP Redevelopment Code
Page | 21
Building Height
The vertical distance from the average elevation of the grade along a face of a building to
the highest point of the roof surface of flat roofs, the deck line of mansard roofs, or the
average height between the eaves and the highest ridge of gable, hip, or gambrel roofs.
The height of a stepped or terraced building shall be the height of the tallest segment of the
building.
Building Step-Back
Building step-back is the setting back of the building façade line away from the street at a
specific floor or height.
Illustration of a Building Step-Back
C D
Clear Height
The distance from the top of the finished floor to the bottom of the finished ceiling in portions of
commercial buildings used for warehousing or manufacturing.
Complete Street
A complete street is a transportation policy and design approach that requires streets to be
planned, designed, operated, and maintained to enable safe, convenient and comfortable
travel and access for users of all ages and abilities regardless of their mode of transportation.
Approved July 13, 2015
Revised December 12, 2016
Section 4: Definitions TCAAP Redevelopment Code
Page | 22
Cottage/Patio Home
The Cottage or Patio Home building type consists of small, one and two-story single-family
detached residential units that are built close to the street and each other. They are typically
sideyard/zero lot line homes with a small yard or patio space. This type of building enables
appropriate infill residential within existing neighborhoods and is important for providing a
broad choice of housing types and promoting walkability.
Image of a Cottage or Patio Home
Cottage Court
The Cottage Court building type consists of a series of small, detached structures, providing
multiple units arranged to define a shared court that is typically perpendicular to the street.
The shared court takes the place of a private rear yard and becomes an important community-
enhancing element. This residential building type is appropriately-scaled to fit as transitions
between single-family neighborhoods and commercial corridors. It enables appropriately-
scaled, well-designed infill residential and is important for providing a broad choice of housing
types and promoting walkability.
Image of a Cottage Court
E
Encroachment
Any structural or non-structural element such as a sign, awning, canopy, terrace or balcony that
breaks the plane of a vertical or horizontal regulatory limit, extending into a setback, into the
public right-of-way, or above a height limit.
Approved July 13, 2015
Revised December 12, 2016
Section 4: Definitions TCAAP Redevelopment Code
Page | 23
F
Façade Area
The surface area of a building’s elevation (including all floors) not counting minor indentations
fronting a particular street. Ground floor façade area is the surface area of a building’s
ground floor elevation not counting minor indentations fronting a particular street. Upper floor
façade area is the surface area of a building’s upper floor elevations not counting minor
indentations fronting a particular street.
G H I
Gallery
A roofed promenade or canopy, especially one extending along the wall of a building and
supported by arches or columns on the outer side. The gallery space is unenclosed (non-
conditioned) space and may be two (2) or more stories tall.
Illustration of a Gallery
Gross Density
The number of residential dwelling units per acre of a given land area, including public rights-
of-way for Town and Collector Streets but excluding publicly-owned recreation areas or open
space and public right-of-way for arterial roads.
Approved July 13, 2015
Revised December 12, 2016
Section 4: Definitions TCAAP Redevelopment Code
Page | 24
J K
J-Swing Garage
A home with a driveway that loads from the primary street and swings into the side of the
home to enter the garage. Two of these homes side-by-side should share a driveway or a curb-
cut to driveways and have garages facing each other.
Images of a home with a J-Swing Garage from the front and side of home.
L
Large Multi-Family
A building containing more than fifty (50) residential units, which may include apartments or
condominiums.
Live-Work Unit
A dwelling unit that is also used for work purposes, provided that the ‘work’ component is
restricted to the uses of professional office, artist’s workshop, studio or other similar use as
allowed as a home occupation under the AHC and is located on the street level and constructed
as a separate unit under a condominium regime or as a single unit. The ‘live’ component may be
located on the street level (behind the work component) or any other level of the building. Live-
work unit is further distinguished from a home occupation otherwise defined by the AHC in that
the work use is not required to be incidental to the dwelling unit; non-resident employees may
be present on the premises and customers may be served on site.
Approved July 13, 2015
Revised December 12, 2016
Section 4: Definitions TCAAP Redevelopment Code
Page | 25
M
Manor Home/Multi-Unit House
A multi-unit building (3 to8 units) that is designed to appear as a large home from the exterior,
but functions as a multi-unit building on the interior. Manor Homes have one main front door for
the building, but may also have side and rear entries. Parking is accessed from an alley or a
driveway to the rear of the lot. Parking does not face a public right-of-way.
Image of Manor Home
Medium Multi-Family Use
A building containing nine to fifty (9-50) multi-family units, which may include stacked flats,
apartments, or condominiums.
Mixed-Use Building
A building that includes a combination of commercial, retail, residential, civic, or institutional
uses inside a single structure.
N O
Numerical Standard
Any standard that has a numerical limit (minimums and maximums) or value as established
within both the text and graphic standards of the TRC.
P Q
Parking Setback Line
The distance that any surface parking lot is to be set back from either the principal building
façade line or property line along any street frontage (depending on the specific standard in
the Zoning District). Surface parking may be located anywhere behind the parking setback line
on the property.
Approved July 13, 2015
Revised December 12, 2016
Section 4: Definitions TCAAP Redevelopment Code
Page | 26
Illustration of a parking setback line
Perimeter Frontage
The measurement of the proportion of public street frontage of the total exterior perimeter of
a park or open space area.
Illustration showing how Perimeter Frontage
is calculated for Open Space along a
Public Street
Permitted Adjustment
A requested modification to TRC zoning district standards per the Permitted Adjustment
provision of Section 3.0. The JDA shall have the authority to approve a request for a Permitted
Adjustment.
Primary Entrance
The public entrance located along the front of a building facing a street or sidewalk that
provides access from the public sidewalk to the building. It is different from a secondary
entrance which may be located at the side or rear of a building providing private controlled
access into the building from a sidewalk, parking or service area.
Approved July 13, 2015
Revised December 12, 2016
Section 4: Definitions TCAAP Redevelopment Code
Page | 27
Private Common Open Space
A privately owned outdoor or unenclosed area, located on the ground or on a terrace, deck,
porch, or roof, designed and accessible for outdoor gathering, recreation, and landscaping
and intended for use by the residents, employees, and/or visitors to the development. This may
or may not be accessible to the public, but shall be maintained privately.
Property Line
A line dividing one lot or property, from another, or from a right-of-way.
Public Open Space
A publicly accessible open space in the form of parks, courtyards, forecourts, plazas, greens,
playgrounds, squares, etc. provided to meet the standards in Section 9.0 of this Code. Open
Space may be privately or publicly owned and/or maintained.
R
Residential Use Building
A building that is built to accommodate only residential uses on all floors of the building such as
a detached single-family home, attached single-family home (i.e., townhome), two family home
(i.e. twin home), Manor Home (3 to 8 units), or apartment building (under single ownership or
under multiple owners within a condominium regime).
Right-of-Way
An area dedicated to public use for vehicular and bicycle movement. Pedestrian facilities,
public utilities, and private utilities may be accommodated within the right-of-way or outside of
the right-of-way within public easements on private property.
Right-of-Way Line
The lines that form the boundary of a publicly-owned right-of-way.
S
Service-Related Uses
All uses that support the principal use on the lot including parking access, garbage/trash
collection, utility meters and equipment, loading/unloading areas and similar uses.
Setback
The minimum distance by which any building or structure must be separated from a right-of-
way or property line.
Single Family Use
A building containing one or two primary living units and which may include twin homes,
detached townhomes and cottage/patio homes.
Small Lot Single Family
A single-family residential lot that measures less than fifty feet wide.
Approved July 13, 2015
Revised December 12, 2016
Section 4: Definitions TCAAP Redevelopment Code
Page | 28
Image of a Small Lot Single
Family
Small Multi-Family Use
A building containing three to eight (3-8) residential units and which may include townhomes,
row homes, manor homes/multi-unit houses, stacked flats, or triplexes/quadplexes.
Small Retail or Office Building
The Small Retail/Office Building is a commercial building that is generally located at street
intersections or as transitions between higher intensity commercial uses and lower intensity
residential uses. The ground floor space can be used for office, personal service or retail uses. It
is especially appropriate for incubating neighborhood-serving retail and service uses and
allowing some adjoining streets and multi-modal corridors to expand as the market demands.
Stacked Flats
Stacked flats building type is a medium-sized structure that consists of less than twelve (12)
side-by-side and/or stacked dwelling units, typically with one shared entry. This type of
building can include a courtyard apartment. This residential building type is appropriately-
scaled to fit within medium-density neighborhoods or as transitions between neighborhoods and
commercial corridors. It enables appropriately-scaled, well-designed infill residential and is
important for providing a broad choice of housing types and promoting walkability.
Image of a Stacked Flat
Street Frontage Designation
As identified on the Regulating Plan, existing and recommended streets in the TRC area are
designated as Pedestrian Priority, Pedestrian-Friendly or General Streets. Each frontage
designation establishes a certain development context in order to improve walkability and
pedestrian orientation within the TRC Plan Area.
Approved July 13, 2015
Revised December 12, 2016
Section 4: Definitions TCAAP Redevelopment Code
Page | 29
Street Screen
A freestanding wall or living fence or combination fence built along the frontage line or in line
with the building façade along the street. It may screen a parking lot or a loading/service
area from view or provide privacy to a side yard and/or strengthen the spatial definition of
the public realm.
Image of a combination masonry
and living street screen
Street Wall
Indicates the creation of a “wall,” or a sense of enclosure along the street with buildings placed
immediately adjacent to the street/sidewalk. A street wall has a “void” if there is a surface
parking lot or service area adjacent to the sidewalk/street.
T U V W X Y Z
TCAAP Natural Resources Corridor
The Natural Resources Corridor within the TCAAP Site Redevelopment will be designed with the
goal of maximizing compatibility and functionality of regional storm water, wetland mitigation,
the Rice Creek re-meander, floodplain restoration, and groundwater requirements. An
additional goal is to provide visual features and active and passive recreational amenities to
support adjacent land uses.
TCAAP Redevelopment Regulating Plan (Regulating Plan)
The official Zoning Map for the TRC Plan Area. The Regulating Plan graphically depicts
development standards including Zoning Districts, Street Designations and Special
Requirement(s) applicable to properties within the TRC Plan Area.
Townhouse/Rowhouse
The Townhouse or Rowhouse is a small- to medium-sized typically attached structure that
consists of three to eight (3-8) houses attached horizontally, not stacked vertically. This type of
residential building is typically located in a location that transitions from a single-family
neighborhood into a commercial corridor. This type of building enables appropriately-scaled,
well-designed residential infill and is important for providing a broad choice of housing types
and promoting walkability. A townhouse/rowhouse is a single structure and does not require
adjacent townhomes/rowhomes to maintain stability.
Triplex/Quadplex
A Triplex/Quadplex building is a medium-sized attached structure that consists of three to four
(3-4) houses placed side-by-side and/or stacked dwelling units. This residential building type is
typically located in a location that transitions from a primarily single-family neighborhood into
a commercial corridor. This building type enables appropriately-scaled, well-designed
residential infill and is important for providing a broad choice of housing types and promoting
walkability.
Approved July 13, 2015
Revised December 12, 2016
Section 4: Definitions TCAAP Redevelopment Code
Page | 30
Image of a Triplex/Quadplex
Twin Home
The Twin Home, also known as a duplex, is a small- to medium-sized structure that consists of
two side-by-side or stacked dwelling units, both facing the street, and within a single building
structure. This residential building type has the appearance of a medium to large single-family
home and is appropriately-scaled to fit within primarily single-family neighborhoods or
medium-density neighborhoods. It enables appropriately-scaled, well-designed residential infill
and is important for providing a broad choice of housing types and promoting walkability.
Image of a Twin Home
Approved July 13, 2015
Revised December 12, 2016
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 31
5.0 Schedule of Permitted Uses
5.1 Applicability: General use categories have been identified by Zoning District (Table 5-1).
Uses that are not listed are prohibited. Uses that are allowed as accessory uses may only
remain in conjunction with an active principal use.
Table 5-1: TRC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2
A = Accessory | A/C = Accessory with Criteria in Table 5.2
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Zoning
District
Uses
Sub-District TC-1 TC-2 TC-3 NR-
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NR-
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NR-
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NR-
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Residential Uses
Bed &
Breakfast -- P P P -- -- -- P/C P/C P/C P/C -- See Table 5-2
Home
Occupation:
Class I
-- A A A -- -- -- A A A A --
Large Multi-
Family -- P/C P/C P/C -- -- -- -- -- -- -- -- See Table 5-2
Live/Work -- P P P -- -- -- -- -- -- -- --
Medium Multi-
Family -- P/C P/C P/C -- -- -- -- -- -- -- -- See Table 5-2
Nursing Home
and Assisted
Living
-- P P P -- -- -- -- -- -- P/C -- See Table 5-2
Residential
Facility -- P/C P/C P/C -- -- -- P/C P/C P/C P/C -- See Table 5-2
Senior
Independent
Living
-- P P P -- -- -- -- P/C P/C P/C -- See Table 5-2
Single Family -- -- -- -- -- -- -- P P P -- --
Small Lot SF
Residential -- -- -- -- -- -- -- -- P P -- --
Small Multi-
Family -- -- -- -- -- -- -- -- -- P/C P/C -- See Table 5-2
Commercial Uses
Automotive
Washing -- -- -- -- P/C P/C P/C -- -- See Table 5-2
Brewpub -- P P P P P P -- --
Business
service P P P P P P P -- --
Clinic, medical
office P P P P P P P -- --
Club, sports &
fitness A P P P P P P -- --
Cocktail
Lounge -- P P P P P -- -- --
Approved July 13, 2015
Revised December 12, 2016
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 32
Table 5-1: TRC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2
A = Accessory | A/C = Accessory with Criteria in Table 5.2
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Zoning
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Sub-District TC-1 TC-2 TC-3 NR-
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Commercial
Off-Street
Parking
P/C* P/C* P/C* P/C* P/C* P/C* P/C* -- --
* Permitted as
an accessory
use with a
primary
building only
Commercial
recreation -
indoor
-- -- -- -- -- -- P -- --
Daycare
Facility A P P P P P P -- --
Daycare,
family - 10 or
less
P P P P P P -- --
Dog kennel -- -- -- -- -- -- P* -- --
* Completely
enclosed; no
outside runs
Drive-Up
Windows A -- -- -- P/C P/C P/C -- -- See Table 5-2
Dry cleaning
& laundry,
pick-up
station
-- P P P -- P -- -- --
Dry cleaning
& laundry,
self-service
laundry
-- P P P -- P -- -- --
Financial
Institution &
service
P P P P P P P -- --
Food
Preparation P P P P P P P -- --
Hotel/ motel P P P P P P P -- --
Liquor Store -- P P P -- P -- -- --
Microbrewery -- P P P -- P P -- --
Microdistillery -- P P P -- P P -- --
Mortuary,
funeral home -- -- -- -- -- -- P/C -- -- See Table 5-2
Office P P P P P P P -- --
Personal
services A P P P P P P -- --
Pet Services P P P P P P P -- --
Approved July 13, 2015
Revised December 12, 2016
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 33
Table 5-1: TRC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2
A = Accessory | A/C = Accessory with Criteria in Table 5.2
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Zoning
District
Uses
Sub-District TC-1 TC-2 TC-3 NR-
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Research and
development
facility
P -- -- -- P -- P -- --
Restaurant
and
restaurant
fast-food
A P P P P P P -- -- See Table 5-2
Retail sales &
service -- P P P P/C P P -- -- See Table 5-2
Service
station -- -- -- -- -- P/C P/C -- -- See Table 5-2
Storage,
exterior -- -- -- -- -- -- -- -- --
Studio -- P P P -- P P -- --
Theater,
indoor -- -- -- P -- -- -- -- --
Vehicle –
motorized,
leasing and
rentals
-- -- -- -- P/C -- P/C -- -- See Table 5-2
Vehicle –
motorized,
service
-- -- -- -- P/C P/C P/C -- -- See Table 5-2
Civic Uses
Antenna or
Tower P/C P/C P/C P/C P/C P/C P/C -- A/C See Table 5-2
Club or lodge
(non-profit) -- P P P P P P -- --
Community
Center -- P P P -- -- -- -- P
House of
worship -- P P P P P P -- --
Library -- P P P P P P P P
Municipal
Building -- P P P P P P -- P
Park Facilities
(Public) P P P P P P P P P
Approved July 13, 2015
Revised December 12, 2016
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 34
Table 5-1: TRC Zoning District Land Use Table
P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2
A = Accessory | A/C = Accessory with Criteria in Table 5.2
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Additional
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Zoning
District
Uses
Sub-District TC-1 TC-2 TC-3 NR-
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NR-
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School,
general
education
-- P P P -- -- -- P --
School,
specialized
education
-- P P P P P -- -- --
Theater,
performing
arts center
-- P P P -- -- -- -- P
Industrial Uses
Garage,
Truck -- -- -- -- -- -- -- -- --
Manufacturing
& processing:
Class I
P/C -- -- -- -- -- P/C -- --
Warehousing
permitted as an
accessory use
Manufacturing
& processing:
Class II
-- -- -- -- -- -- -- -- --
Utility
Substation P* -- -- -- -- -- P* -- --
*Equipment
shall be
screened to not
be seen from
any public right
of way and
shall not be
placed in the
front of any
parcel
Warehousing A/C -- -- -- -- -- A/C -- --
Other Uses
Adult-
Oriented
Businesses
-- -- -- -- -- -- -- -- --
Approved July 13, 2015
Revised December 12, 2016
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 35
5.2 Additional Use Criteria: All uses listed as P/C in Table 5-1 shall also meet the following standards in
Table 5-2.
Table 5-2 Additional Use Criteria Table
Use Zoning District Location & Design Criteria
Residential Uses
Bed & Breakfast Neighborhood No more than six(6) rentable rooms permitted. Shall be owner-occupied.
Parking shall be placed behind the building, or screened from view of the
public right-of-way.
Large Multi-Family
Medium Multi-Family
Town Center Buildings with Pedestrian Priority or Pedestrian Friendly Frontage shall be
required to include ground floor commercial uses for a minimum of fifty
percent (50%) of their street frontage as measured in linear feet.
Nursing Home and Assisted
Living
Senior Independent Living
Neighborhood
i. Homes shall be designed as either a collective of single-family or
duplex homes to fit the scale of the surrounding development.
ii. These homes may also be mixed with mixed-generational housing.
Residential Facility
Town Center
i. Residential Facility shall be licensed by the State of Minnesota; and
ii. Residential Facility shall serve no more than sixteen (16) residents at
any given time.
Neighborhood
i. Residential Facility shall be licensed by the State of Minnesota;
ii. Residential Facility shall serve no more than six (6) residents at any
given time.
Small Multi-Family Neighborhood
i. Parking shall be placed against an alley or in the rear of the lot and
be screened from the public right-of-way.
ii. Entrances to units that are not accessible from the front entries may
have access from the rear or the side of the building.
Commercial Uses
Automotive Washing
Vehicle – motorized, leasing
and rentals
Vehicle- motorized, service
Office Mixed-Use
Flex Office
Retail Mixed-Use
i. Automotive drive through lanes, service bays, and/or gas station
canopies shall meet the design standards in Section 7, Building Design
Standards of this code.
ii. Outdoor storage of vehicles or other products sold shall NOT have
direct frontage along Pedestrian Priority Streets. Outdoor storage of
vehicles and/or other products sold shall be screened with a required
street screen along Pedestrian-Friendly Streets and General Streets
(see Section 10 for standards).
Service Station Retail Mixed-Use
Flex Office
Commercial Off-Street Parking
Campus Commercial
Town Center
Office Mixed-Use
Retail Mixed-Use
Flex Office
i. New surface parking lots shall be permitted as an interim use only in
the case of phasing.
ii. Applications for new surface lots shall include in-fill building concepts
on the lot with a site plan that meets the build-to-zone and building
frontage standards of the specific character zone.
iii. New surface parking shall be set back a minimum of thirty feet (30’)
from the edge of the right-of-way of Pedestrian Priority Streets.
iv. New surface parking shall not be located at a street intersection (of
any Pedestrian Priority and Pedestrian-Friendly Streets only) for
minimum of thirty feet (30’) from the intersection along each street.
Mortuary, funeral home Flex Office
i. Pick-up and drop-off lanes, storage of vehicles, service areas, and
drive through facilities shall NOT have direct frontage along
Pedestrian Priority Streets.
ii. All such areas along other streets shall be screened with a required
street screen (see Section 10 for standards).
Drive-Up Windows
Retail Mixed-Use
Flex Office
Office Mixed-Use
Drive through or drive-up facilities shall meet the design standards in
Section 7, Building Design Standards of this code.
Approved July 13, 2015
Revised December 12, 2016
Section 5: Schedule of Permitted Uses TCAAP Redevelopment Code
Page | 36
Table 5-2 Additional Use Criteria Table
Use Zoning District Location & Design Criteria
Restaurant and Restaurant, Fast
Food
Campus Commercial
Town Center
Office Mixed-Use
Retail Mixed-Use
Flex Office
i. May be integrated within a building that has another permitted primary
use in the Campus Commercial Zone
ii. Six (6) queuing spaces per drive-through menu board.
Retail sales and services Office Mixed-Use
i. Retail sales and service uses may not comprise more than ten percent
(10%) of the total gross square footage of building space within the
Office Mixed-Use District.
ii. Accessory retail uses associated with medical office clinics, including
but not limited to pharmaceutical and corrective lens sales, shall not
be counted towards the maximum square footage of retail sales and
service uses permitted in the Office Mixed-Use District, but may not
exceed twenty-five percent (25%) of the gross square footage of the
building in which they are located..
Civic Uses
Antenna or Tower
Campus Commercial
Town Center
Office Mixed-Use
Retail Mixed-Use
Flex Office
i. Located on top of a building or architectural component only.
ii. Shall conform to additional design and location requirements for
antennas and towers included in Section 1325 of the AHC.
Industrial Uses
Manufacturing and Processing:
Class I
Campus Commercial
Flex Office
For buildings where manufacturing and processing are a principal or
accessory use, a minimum of thirty percent (30%) of the gross building
square footage must be in office use.
Warehousing Campus Commercial
Flex Office
Warehousing is only allowed as an accessory use to Manufacturing and
Processing. For buildings where warehousing is an accessory use, a minimum
of thirty percent (30%) of the gross building square footage must be in
office use.
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 37
6.0 Building and Site Development Standards
All parcels within the TRC are assigned to one of seven (7) Zoning Districts:
1. Campus Commercial
2. Town Center
3. Office Mixed-Use
4. Retail Mixed-Use
5. Flex Office
6. Civic
7. Neighborhood
In addition to standards that apply to all Zoning Districts, Building and Site Development standards
applicable to each Zoning District are described in Sections 6.2 – 6.8.
The images and graphics in the first subsection of each zoning district standards are provided as
illustrative of intent and are advisory only without the power of law. Refer to the standards on the
following pages for the specific Building and Site Development Standards.
In addition, the graphics used to illustrate the building and development standards in each Zoning District
are NOT intended to indicate exact conditions within each Zoning District. Rather, illustrations are
conceptual and standards are to be applied based on the specific frontage types designated along the
subject property or site. For example, a specific site may not have frontages along all streets as
indicated in the illustrations and only the standards applicable to designated building frontages on the
property should be used. In addition, the illustrations may depict other site elements to establish context
and only the standards regulated by the specific subsection shall apply. For example, the Building
Placement graphics may depict sidewalks for context purposes only and the graphic should only be used
to establish standards for building placement on the site. Building form graphics in these sections are
NOT TO SCALE.
6.1 General to All Zoning Districts
(a) Building Frontage Designations: The Building Frontage designations are established on the
Regulating Plan (Attachment 1) to specify certain building and site development standards
along each street based on the priority placed on pedestrian-orientation. The Regulating
Plan illustrates the Building Frontage designations within the TRC. For the purposes of this
code, all Building Frontages are classified into one of the following three categories:
i. Pedestrian Priority Frontages – Pedestrian Priority Frontages are intended to provide
the most pedestrian-friendly and contiguous development context. Buildings and sites
along Pedestrian Priority Frontages shall be held to the highest standard of pedestrian-
oriented design and few, if any, gaps shall be permitted in the ‘Street Wall’. Breaks in
the street wall may be permitted for courtyards, forecourts, sidewalk cafes and
pedestrian connections between the individual sites and the public sidewalk. These street
frontages are the main retail, restaurant, entertainment streets, or are important
neighborhood connectors, as identified in the Regulating Plan.
1. Specific to Pedestrian Priority Frontages: The area between the building facade
and property line or edge of any existing sidewalk along any street with
Pedestrian Priority Frontage shall be designed such that the sidewalk width shall be
a minimum as determined by the street type (see Attachment 4) and the remainder
of any setback area shall be paved flush with the public sidewalk. Sidewalk cafes,
public art, landscaping within tree-wells or planters may be incorporated within this
area.
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 38
Illustration showing requirements
along Pedestrian Priority
Frontages only
ii. Pedestrian-Friendly Frontages – Pedestrian-Friendly Frontages are also intended to be
pedestrian-oriented with a mostly contiguous development context. However, in some
locations, where access to a General Frontage street or Alley is not available,
Pedestrian-Friendly Frontages may need to accommodate driveways, parking,
service/utility functions, and loading and unloading. In such cases, Pedestrian-Friendly
Frontages may balance pedestrian orientation with automobile accommodation.
Typically, they shall establish a hybrid development context that has a more pedestrian-
supportive development context at street intersections and accommodates auto-related
functions and surface parking in the middle of the block. Surface parking shall be
screened from the roadway following the Street Screen Standards in Section 10.4.
Pedestrian-Friendly Frontages are designated on the Regulating Plan.
iii. General Frontages – General Frontages are intended to accommodate more auto-
oriented uses, surface parking and service functions on a site with a more
suburban/automobile orientation. The General Frontages shall be building frontages not
designated as either a Pedestrian Priority or Pedestrian-Friendly Frontage on the
Regulating Plan. Surface parking shall be screened following the Street Screen
Standards in Section 10.4.
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 39
Graphic Illustrating the
Application of Street Type
Designation Based on the
Development Context
(b) Treatment of Street Intersections:
i. Corner building street facades along intersections of Pedestrian Priority Frontages and
Pedestrian-Friendly Frontages shall be built to the BTZ for a minimum of twenty feet
(20’) from the intersection along each street or the width of the corner lot, whichever is
less regardless of the building frontage percentage required along that street. This
requirement shall not prohibit incorporation of curved, chamfered building corners or
recessed entries or civic/open spaces at such intersections. In addition, this standard shall
apply regardless of the frontage requirement along the intersecting street even if it is a
General Street.
Illustration showing minimum frontage requirements at street intersections
ii. Corner Building Height Allowance: Corner buildings may exceed the maximum building
height by 25% along no more than 20% of the building’s frontage along each
corresponding street façade. The purpose of the allowance is to encourage inclusion of
architectural features and no mechanical equipment shall be located on top of a roof
area that takes advantage of this allowance. Corner Building Height Allowances are not
permitted in the Neighborhood Zone.
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 40
Illustration showing Corner Building Height Allowance
(c) Parking and Service Access:
i. Location of parking (both structured and surface) shall be per the Zoning District
specific building standards (Section 6.2 – 6.8).
ii. Required off-street parking spaces shall be provided per Table 6-1 below.
Table 6-1 Parking Ratios
Zoning District TC/OMU/RMU/C CC/FO NR Additional Criteria
Min. Off-Street Vehicular Parking Requirement
Retail and Similar
Uses1
1 space/200 sq. ft.
of gross retail sales
floor area
1 space/200 sq. ft. of
gross retail sales floor
area.
N/A
1. Plans that include shared
parking or a reduction in the
required number of parking
spaces may be approved by
the JDA as a Permitted
Adjustment with the provision
of a parking demand study
(See Section 3.0).
2. On-street parking located
along any public street shall
count towards the required
off-street parking.
3. Landscaping within surface
parking lots shall meet
standards in Section 10.0 of
this Code.
Office and Similar
Uses2
1 space/250 sq. ft.
of gross floor area
1 space/250 sq. ft. of
gross floor area. N/A
Industrial Uses N/A
1 space/500 sq. ft. of
gross floor area for
general
manufacturing/
industrial; 1 space/
1,000 sq. ft. of gross
floor area for
warehousing/storage
N/A
Auto-related Uses3 4 spaces for each
service bay N/A N/A
Assembly Uses4 1 space/3 seats 1 space/3 seats 1 space/3 seats
Daycare
1 space/employee
and 1 space/5
persons cared for
1 space/employee
and 1 space/5
persons cared for
N/A
Clinic, Medical
Office
1space/employee
plus 1 space/200
sq. ft. of gross floor
area
1space/employee
plus 1 space/200 sq.
ft. of gross floor area
N/A
Indoor Recreation5
One space per each
200 sq. ft. non-
tennis/racquetball
court area. Two spaces
per tennis/racquetball
court. One space per
each 50 sq. ft. deck
area for a swimming
pool.
One space per each
200 sq. ft. non-
tennis/racquetball
court area. Two spaces
per tennis/racquetball
court. One space per
each 50 sq. ft. deck
area for a swimming
pool.
N/A
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 41
Zoning District TC/OMU/RMU/C CC/FO NR Additional Criteria
Min. Off-Street Vehicular Parking Requirement
School, General
1 space/employee
plus 3
space/classroom
N/A
1 space/employee
plus 3
space/classroom
School, Specialized
Education
1 space/employee
plus 1 space/4
students
N/A N/A
All other Non-
Residential Uses
1 space/300 sq. ft.
of gross floor area.
1 space/300 sq. ft. of
gross floor area
1 space/400 sq. ft.
of gross floor area.
Residential – Single
Family and Two-
Family Uses
N/A N/A
2.0
spaces/dwelling
unit
--
Residential – Multi-
Family Uses
1.0
space/efficiency
and one-bedroom
units; 1.5
spaces/two-
bedroom+ units
N/A
1.0
space/efficiency
and one-bedroom
units; 2.0
spaces/two-
bedroom+ units
1. See Section 1325.045 of the
Arden Hills Code for
additional criteria for multi-
family uses.
2. Plans that include shared
parking or a reduction in the
required number of parking
spaces may be approved by
the JDA as a Permitted
Adjustment with the provision
of a parking demand study
(See Section 3.0).
3. Landscaping within surface
parking lots shall meet
standards in Section 10.0 of
this Code.
Residential – Senior
Independent Living,
Nursing Home, and
Assisted Living Uses
1.0 space/unit for
Senior Independent
Living units; 0.75
space/unit for
Nursing Home and
Assisted Living
units.
N/A
1.0 space/unit for
Senior Independent
Living units; 0.75
spaces/unit for
Nursing Home and
Assisted Living
units.
Lodging Uses
(Hotels and Motels)
0.5 spaces per
guest room; all
other areas shall
be parked at the
non-residential rate
above
0.75 spaces per guest
room; all other areas
shall be parked at the
non-residential rate
above
N/A
Min. Bicycle Parking Requirement (# of Bicycles)
All Uses
10% of all
provided off-street
automobile spaces
5% of all provided
off-street automobile
spaces
N/A
1. Location of Bicycle Parking: For
retail buildings, 25% of all
provided bicycle parking shall
be located within 50 feet of a
primary building entrance.
2. See Section 1325.045 of the
Arden Hills Code for
additional criteria for multi-
family uses.
1 Includes Liquor Store.
2 Includes Business Services; Dog Kennel; Dry Cleaning; Library; Municipal Building; Personal Services; Pet Services; Research and Development Facility; and Vehicle –
Motorized, Leasing and Rental.
3 Includes Automotive Washing; Service Station; and Vehicle – Motorized, Service
4 Includes Brewpub; Club or Lodge (non-profit); Cocktail Lounge; Community Center; House of Warship; Microbrewery; Mortuary, Funeral Home; Restaurant and Restaurant
Fast-Food; Studio; Theater, Indoor; and Theater, Performing Arts Center.
5 Includes Club, Sports & Fitness and Commercial Recreation – Indoor.
iii. Driveways and Service Access:
1. Unless otherwise specified in the specific Zoning District standards in Sections 6.2
through 6.8, driveway access and off-street loading and unloading may be
along General Frontages only.
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 42
2. Unless otherwise specified in the specific Zoning District standards in Sections 6.2
through 6.8 or through permitted adjustments, driveway and off-street loading
and unloading may be located with access along a Pedestrian-Friendly Frontage
street only if the property has no access to either a General Frontage street or
joint use easement to an adjoining property with direct driveway access to any
other street.
3. Unless otherwise specified in the specific Zoning District standards in Sections 6.2
through 6.8 or through permitted adjustments, driveways and off-street loading
and unloading may be located with access along a Pedestrian Priority Frontage
street only if the property has no access to either a Pedestrian-Friendly or
General Frontage Street or joint use easement to an adjoining property with
direct access to any other street.
4. Along Pedestrian Priority and Pedestrian-Friendly Frontages, driveway spacing
shall be limited to one driveway per each block face or per 200 feet of block
face for blocks greater than 400 feet in length.
5. Shared driveways, joint use easements or joint access easements shall be
required to adjoining properties when driveway and service access is off a
Pedestrian Priority Frontage or Pedestrian-Friendly Frontage.
6. Service and loading/unloading areas shall be screened per standards in Section
10.0.
7. Unless required to meet minimum fire access or service access standards all
commercial, mixed-use and multi-family residential driveways shall be a
maximum of twenty feet (20’) in width. Driveways used for service access (trash,
fire, deliveries, etc.) shall be a maximum of thirty feet (30’) in width. Driveways
wider than twenty-four feet (24’) in width shall only be located off of General
Frontage Streets. Driveways along County controlled roadways shall meet
Ramsey County Standards or the City’s adopted standards.
8. Additional easements may be required if shared driveways or access
agreements are established.
9. Residential Driveways and Garages:
a. Unless required to meet minimum fire access or service access standards,
driveways for Single-Family Residential Use Buildings shall be a maximum of
twelve feet (12’) in width at the curb cut.
b. Garages for Residential Buildings shall be located on streets with General
Frontage or at the rear of residential buildings.
c. If front-loaded garages are utilized on residential uses, each bay of the
garage shall be no greater than twenty-four feet (24’) wide and set back at
least three feet (3’) behind the front façade line, unless a front porch meets the
requirements of Section 6.1(c)(iii)(9)(d) below. Front-loaded garages on
residential lots less than fifty feet (50’) wide shall not be allowed. Townhomes
and courtyard apartments shall utilize garages at the rear of the lot with access
from streets with General Frontage or from Alleys.
i. Lots less than sixty-five feet (65’) in width shall not have more
than twenty-four feet (24’) of garage facing the street.
ii. Lots sixty-five to seventy feet (65’-70’) in width shall permit up
to three (3) car front-loaded garages provided the homes meet
the following requirements:
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 43
1. Each bay of the garage shall not be greater than
twenty-four feet (24’) wide and setback at least three
feet (3’) from the front façade line, unless a front porch
meets the requirements of Section 6.1 (c) (iii) (9) (d)
below.
2. The garage portion of the home facing the street shall
not exceed fifty-five percent (55%) of the total front
façade of the home.
iii. Lots greater than seventy feet (70’) in width shall permit up to
three (3) car front-loaded garages provided the homes meet
the following requirements:
1. Each bay of the garage shall not be greater than
twenty-four feet (24’) wide and setback at least three
feet (3’) from the front façade line, unless a front porch
meets the requirements of Section 6.1 (c) (iii) (9) (d)
below.
2. The garage portion of the home facing the street shall
not exceed fifty percent (50%) of the total front
façade of the home.
d. If garage is flush with the front façade, a porch shall be added to the front
façade measuring fifty percent (50%) of the main floor living space portion of
the front façade and a minimum of six (6) feet in depth.
e. Front driveways shall be a minimum of twenty feet (20’) long and designed to
fit at least two (2) parked vehicles and ensure that vehicles are parked outside
of the public right-of-way.
(d) Street Screen Required:
i. Any non-residential parking lot frontage along a public right-of-way with surface
parking shall be defined by a Street Screen. This required Street Screen shall be
located at the right-of-way edge. Refer to Section 10.0: Streetscape and Landscape
Standards of this Code for more specifications.
(e) Loading Dock Standards:
i. Facilities that include a loading dock shall have a maximum clear height of twenty-
four feet (24’) as measured from the surface of the ground floor to the lowest point
on the ceiling.
ii. No more than one loading dock shall be allowed per 10,000 square feet of building
area.
iii. Cross docks, where loading docks are situated along two (2) walls of the same
building, shall not be permitted.
iv. Loading docks shall be located in the side or rear yard and shall be screened from
view of the public right-of-way.
(f) Fire Separation Requirement: Side and rear setbacks shall be based on minimum fire
separation required between buildings, if applicable.
(g) Recessed Entry Setbacks: Building façade lines on recessed entries and arcade buildings
shall be measured from the front of façade with the recessed entry or arcade (see Section
4.0 Definitions for illustration).
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 44
(h) Measuring Heights:
i. Elevator and stair enclosures; public flagpoles and monuments; and chimneys are
exempt from the height limit.
ii. Spires, belfries, cupolas, and domes of churches shall not exceed a height of sixty-five
feet (65’) as measured from the ground level.
iii. Vents, tanks, solar energy systems, HVAC equipment, and other mechanical enclosures
shall be exempted from the height limits so long as they do not extend more than fifteen
feet (15’) above the roof upon which they are located.
iv. Internal building height shall be measured from finished floor to bottom of the structural
members of the ceiling.
v. Floor to ceiling heights shall not apply to parking structures or civic buildings.
(i) Encroachments:
i. Encroachments into the public right-of-way shall not be permitted.
ii. Encroachments over Required Setbacks: Canopies, awnings, galleries, and balconies
may encroach over any required setback areas per standards established in each
zoning district as long as the vertical clearance is a minimum of ten feet (10’) from the
finished sidewalk elevation.
1. Maximum of fifty percent (50% of the depth of the sidewalk or ten feet (10’)
(whichever is less) (except blade signs which shall encroach no more than six feet (6’)
from the building façade line).
2. In no case shall an encroachment be located over an on-street parking or travel
lane.
3. Additional license agreements are required for all encroachments over public right-
of-way.
(j) Phased Developments: Due to the long-term development vision within the TRC, certain
building form and site development standards may be deferred for phased development
projects meeting the following criteria:
i. Submission of a site plan that illustrates how development and any related private
improvements will be phased over time. Each phase of the site plan shall independently
comply with all applicable standards of the TRC unless a Permitted Adjustment is
granted.
ii. Required private landscaping and open space amenities may also be phased with the
building.
iii. If a full block is being phased in development, design and development standards may
be measured at the full block level in order to accommodate the various phases of the
development.
(k) Required Public Improvements: All site plans that require public improvements such as
sidewalk and streetscape improvements may be deferred through the payment of a
proportional fee-in-lieu when the entire length of that block is not within the site plan.
Sec
tion 6: Building an
6.2 C
(a
d Site Developmen
ampus Comm
a) Illustration
The Camp
tenant buil
for an indi
range of re
TCAAP M
Ca
nt Standards
mercial (CC)
ns and Intent
pus Commerci
dings or cam
ividual plan a
equirements.
Master Plan Visio
ampus Comm
al Zoning Dis
puses within t
approach for
on for Campus
mercial Zonin
strict facilitat
the northern “
each campu
Commercial Zo
ng District
es a building
“Thumb” site o
s or building,
one
R
g format that
of the Plan Ar
, based on us
Approved J
Revised Decem
TCAAP Redeve
t allows multi
rea. The goal
ser preferenc
July 13, 2015
mber 12, 2016
elopment Code
Page | 45
iple, single
is to allow
es within a
Campus Commercial Zoning District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 46
(b) Building Placement
Public Open Space
50’ min. setback
Setback must be screened with vegetation and landscaping.
If loading or service is oriented towards Rice Creek Regional Park or public trails, appropriate
screening shall be required
General Frontage 10’ min. setback; no max. setback
Side No min.; no max.
Rear No min; no max.
(c) Building Height
(i) Principal Building Standards
Building
maximum
15 stories or maximum height
of 210 feet
First floor to
ceiling height
(fin. floor to
ceiling structure)
Minimum height of 10 feet
for all frontages
Ground floor
finish level
Maximum of 12 inches.
above sidewalk for all
buildings with Pedestrian
Priority designation
ADA Code applies
Upper floor(s)
height
(fin. floor to
ceiling structure)
Minimum height of 9 feet.
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the CC Zone.
K
M
N
L
Campus Commercial Zoning District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 47
(d) Parking & Service Access
(i) Surface Parking Setbacks (with new building)
Public Open Space
Standards for S and T in the illustrations above are referenced in
standards for Driveways and Service Access section 6.1(c) iii.
Public Open
Space
50’ min. setback
Setback must be screened
with vegetation and
landscaping
If loading or service is
oriented towards Public
Open Space or public
trails, appropriate
screening shall be
required
General
Frontages 10’ min.
Side 0’ min.
Rear 0’ min.
(ii) Structured Parking or Below Grade Parking Setbacks
Public Open Space
Standards for S and T in the illustrations above are referenced in
standards for Driveways and Service Access section 6.1(c) iii.
Ge
n
e
r
a
l
F
r
o
n
t
a
g
e
Public Open
Space
50’ min. setback
Setback must be screened
with vegetation and
landscaping
If loading or service is
oriented towards Public
Open Space or public
trails, appropriate
screening shall be
required
General
Frontages 10’ min.
Side 0’ min.
Rear 0’ min.
(iii) Below Grade Parking
May be built up to the property line.
P
R
Q
Q’
P
R
C
G
e
n
e
r
a
l
F
r
o
n
G
e
n
e
r
a
l
F
r
o
n
t
O
Gener
al
Fronta
ge
Se
ection 6: Building a
6.3 Tow
(a)
and Site Developm
wn Center (TC
Illustrations
The Town C
maximizes
allowing fo
other.
ent Standards
C) Zone
s and Intent
Center Zoning
the potentia
or housing, of
Town C
g District crea
l for an outdo
ffice, retail, r
TCAAP Mast
Center Zoning
ates a vibrant
oor experien
estaurant and
ter Plan Vision
g District
commercial a
ce. This distric
d civic use, al
for Town Cente
and residentia
ct promotes w
ll within close
er Zone
Approv
Revised De
TCAAP Redev
al environmen
walkability th
proximity of
ved July 13, 20
ecember 12, 20
velopment Code
Page | 48
nt that
rough
f each
15
16
Town Center Zoning District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 49
b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian Priority/Open Space Frontage BTZ 10’ min. setback – 15’ max. setback
Pedestrian-Friendly Frontage BTZ 10’ min. setback – 25’ max. setback
General Frontage BTZ 10’ min. setback; no max. setback
Side – Adjacent to Neighborhood District
Side – All other adjacencies
10’ min. setback; no max. setback
0’ min. setback; no max. setback
Rear – Adjacent to Neighborhood District
Rear – All other adjacencies
10’ min. setback; no max. setback
0’ min. setback; no max. setback
(ii) Building Frontage
(Percentage of building façade built within the BTZ)
Pedestrian Priority Frontage 60% min.
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
(iii) Gross Density
Town Center Sub-District 1 (TC-1) Maximum density of 67 dwelling units/acre
Town Center Sub-District 2 (TC-2) Maximum density of 67 dwelling units/acre
Town Center Sub-District 3 (TC-3) Maximum density of 42 units/acre
A
B
C
D
D*
E
F
Town Center Zoning District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 50
(c) Building Height
(i) Principal Building Standards
Building
maximum
Town Center
Sub-District
1 (TC-1)
10 stories or a maximum height of
130 feet: up to 25 percent of total lot
area.
5 stories or a maximum height of 65
feet: remaining portion of lot area (up
to 100 percent)
Town Center
Sub-District
2 (TC-2)
10 stories or a maximum height of
130 feet; up to 25 percent of the
total lot area for properties with a
Pedestrian Priority or Pedestrian
Friendly Fontage, but not to exceed
60 percent of the public street
frontage as measured in linear feet.
Intersecting private streets shall be
excluded from the total frontage.
5 stories or a maximum height of 65
feet: remaining portion of lot area (up
to 100 percent)
Town Center
Sub-District
3 (TC-3)
5 stories or a maximum height of 65
feet: properties with Pedestrian
Priority or Pedestrian Friendly
Frontage
4 stories or a maximum height of 65
feet: all other properties.
First floor to ceiling
height (fin. floor to
ceiling structure)
Minimum height of 10 feet for all
frontages.
Ground floor finish
level
Maximum of 12 inches above
sidewalk for all buildings with
Pedestrian Priority Frontage
ADA Code applies
Concrete podium construction shall be
used for ground floor of all building
along Pedestrian Priority of
Pedestrian Friendly Frontage
Upper floor(s)
height (fin. floor to
ceiling structure)
Minimum height of 9 feet
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building standards in
the TC Zone.
K
M
N
L
Town Center Zoning District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 51
(d) Parking & Service Access
(i) Surface Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section 6.1(c) iii.
Pedestrian
Priority or
Open Space
Frontage
Shall be located behind the
principal building along that
street frontage; or
Min. 3’ behind the building
façade line along that street
Pedestrian-
Friendly
Frontage
Min. 3’ behind the building
façade line along that street
General
Frontage
Min. 3’ behind the property
line along that street
Side
6’ (min) only if adjacent to
Neighborhood District;
0’ min. for all other
adjacencies
Rear
6’ (min) only if adjacent to
Neighborhood District;
0’ min. for all other
adjacencies
(ii) Structured Parking
Standards for S and T in the illustrations above are referenced in
standards for Driveways and Service Access section 6.1(c) iii.
Pedestrian
Priority or Open
Space Frontage
Ground floor - Shall be min. of
30’ from the property line
Upper Floors – may be built to
the façade line along that
street
Pedestrian-
Friendly
Frontage or
General
Frontage
May be built up to the building façade line
along a that street; or
If no building is located along the street
frontage; then the structured parking shall
meet the setback standards along that
specific frontage.
Side
10’ (min) only if adjacent to
Neighborhood District;
0’ for all other adjacencies
Rear
10’ (min) only if adjacent to
Neighborhood District;
0’ min. for all other
adjacencies
(iii) Below Grade Parking
May be built up to the property lines along all streets
O
P
R
O
Q
O*
R
P
Q*
Pedestrian Priority or Open Space Frontage
Neighborhood Transition or
Neighborhood District
Section 6: Buildi
6.4 Off
(a)
ng and Site Develo
ice Mixed-Us
Illustrations
The Office
seamless t
This district
ten percen
opment Standards
se (OMU)
s and Intent
e Mixed-Use
ransition from
t promotes em
nt (10%) retai
T
Office Mixe
s
Zoning Distri
m Retail Mixe
mployment as
l uses.
TCAAP Master
ed-Use Zonin
ict creates a
ed-Use but fo
a primary us
Plan Vision for
ng District
flexible zon
ocuses on em
se, but allows
r Office Mixed-
ne that allow
ployment and
for other com
-Use Zone
Approved
Revised Decem
TCAAP Redevelo
ws and promo
d compatible
mmercial and
d July 13, 2015
mber 12, 2016
opment Code
Page | 52
otes a
e uses.
up to
Office Mixed-Use Zoning District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 53
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian-Priority/Open Space Frontage (BTZ) 10’ min. setback – 25’ max. setback
Pedestrian-Friendly/Spine Road Frontage (BTZ) 10’ min. setback – 95’ max. setback
General or Highway Frontage 10’ min. setback; no max. setback
Side 0’ min. setback; no max. setback
Rear 0’ min. setback; no max. setback
(ii) Building Frontage
(Percentage of building façade built within the BTZ)
Pedestrian-Priority/Open Space Frontage 50% min.
Pedestrian-Friendly 40% min.
General Frontage None Required
B
C
A
D
E
D
F
C
D*
Office Mixed-Use Zoning District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 54
(c) Building Height
(i) Principal Building Standards
Building
maximum 65’ max.
First floor to
ceiling height
(fin. floor to
ceiling structure)
10’ min. for all frontages M
Ground floor
finish level
12” max. above sidewalk for
all buildings with Pedestrian
Priority Frontage
ADA code applies.
L
Upper floor(s)
height (fin. floor
to ceiling
structure)
9’ min. N
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the OMU Zone.
K
Office Mixed-Use Zoning District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 55
(d) Parking & Service Access
(i) Surface Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section 6.1(c) iii.
Pedestrian-
Priority or
Open Space
Frontage
Shall be located behind the
principal building along that
street frontage; or
Min. 3’ behind the building
façade line along that street;
If no building is located along
the street frontage; then surface
parking shall be setback a
minimum of 6’ from the property
line.
Pedestrian
Friendly
Frontage
Min. 3’ behind the building
façade line along that street.
If no building is located along
the street frontage; then surface
parking shall be setback a
minimum of 6’ from the property
line
General
Frontage
Min. 10’ behind the property
line; and
Maximum of two rows of parking
in front of building.
Highway
Frontage
Min. 15’ from the property line
and include a street screen and
landscape buffer
Side 0’
Rear 0’
(ii) Structured Parking or Below Grade Parking Setbacks
Standards for S and T in the illustrations above are referenced in
standards for Driveways and Service Access section 6.1(c) iii.
Pedestrian-Priority
or Open Space
Frontage
Ground floor - Shall be
min. of 30’ from the
property line
Upper Floors – may be
built to the façade line
along that street
Pedestrian
Friendly, General
or Highway
Frontage
May be built up to the building
façade line along that street
frontage; or
If no building is located along the
street frontage; then the structured
parking shall meet the setback
standards along that street.
Side 0’
Rear 0’
(iii) Below Grade Parking
May be built up to the property line along all streets.
O
P
Q*
P
R
Pedestrian Priority, Pedestrian-Friendly, Open Space or Spine Road Frontage
Q
Q’
Q’
O
Section 6: Buildi
6.5 Reta
(a)
ng and Site Develo
ail Mixed-Us
Illustrations
TCAAP Ma
opment Standards
e (RMU)
s and Intent
aster Plan Visio
Retail Mixed
s
on for Retail Mi
d-Use Zoning
ixed-Use Zone
g District
R
The Ret
District c
that allo
seamless
Mixed-Us
and com
promotes
but allow
uses.
Approved J
Revised Decem
TCAAP Redevelo
tail Mixed-U
creates a fle
ows and p
transition f
se, but focus
patible uses.
s retail as a p
ws for other
July 13, 2015
mber 12, 2016
opment Code
Page | 56
Use Zoning
exible zone
promotes a
rom Office
es on retail
This district
primary use,
commercial
Retail Mixed-Use Zoning District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 57
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian Priority /Open Space Frontage (BTZ) 10’ min. setback – 25’ max. setback
Pedestrian-Friendly /Spine Road Frontage (BTZ) 10’ min. setback – 75’ max. setback
General or Highway Frontage 10’ min. setback; no max. setback
Side – Adjacent to Neighborhood District
Side – All other adjacencies
10’ min. setback; no max. setback
0’ min. setback; no max. setback
Rear – Adjacent to Neighborhood District
Rear – All other adjacencies
10’ min. setback; no max. setback
0’ min. setback; no max. setback
(ii) Building Frontage
(Percentage of building façade built within the BTZ)
Pedestrian Priority /Open Space Frontage 60% min.
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
C
A
B
E
F
D
D*
Retail Mixed-Use Zoning District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 58
(c) Building Height
(i) Principal Building Standards
Building maximum 65’ max.
First floor to floor
height (fin. floor to
ceiling structure)
10’ min. for all frontages.
Ground floor finish
level
12” max. above sidewalk
for all buildings with
Pedestrian Priority
Frontage
ADA Code Applies
Upper floor(s)
height (fin. floor to
ceiling structure)
9’ min.
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the Retail Mixed-Use Zone.
K
N
M
L
Retail Mixed-Use Zoning District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 59
(d) Parking & Service Access
(i) Surface Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards for
Driveways and Service Access section 6.1(c) iii.
Pedestrian
Priority,
Pedestrian
Friendly,
Open
Space or
Spine Road
Frontage
Shall be located behind the
principal building along that
street frontage; or
Min. 3’ behind the building
façade line along that street
Highway
Frontage
Min. 15’ from the property line
and include Street Screen and
landscape buffer
General
Frontage
Min. 3’ behind the property line
along that street
Side
6’ (min) only if adjacent to
Neighborhood District;
0’ min. for all other adjacencies
Rear
6’ (min) only if adjacent to
Neighborhood District
0’ min. for all other adjacencies.
(ii) Structured Parking or Below Grade Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards for
Driveways and Service Access section 6.1(c) iii.
Pedestrian
Priority or
Open
Space
Frontage
Ground floor - Shall be min.
of 30’ from the property line
Upper Floors – may be built
to the façade line along that
street
Pedestrian-
Friendly,
General or
Highway
Frontage
May be built up to the building façade
line along a that street; or
If no building is located along the street
frontage; then the structured parking
shall meet the setback standards along
that specific frontage.
Side
10’ min. (adjacent to
Neighborhood District )
0’ min. (all other adjacencies)
Rear
10’ min. (adjacent to
Neighborhood District )
0’ min. (all other adjacencies)
(iii) Below Grade Parking
May be built up to the property line along all streets.
O
P
R
Q
Q*
Q’
O
P
R
Pedestrian Priority or Open Space Frontage
Retail Mixed-Use Zoning District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 60
(e) Residential Transition Standards
The following transition standards shall apply to all new building
construction and all upper story additions to existing buildings
located adjacent to the Neighborhood District. This requirement
shall NOT apply if an alley or other similar right-of-way
separates the subject lot and the Neighborhood District.
i. Transition Area 25’ min.
ii. Max. Building
Height within
Transition Area
2 stories or 30’
iii. Required setback Min. 10’
A Residential Transition Area fence (6 feet high) shall be
required when adjacent to the Neighborhood District and shall
be optional for all other adjacencies. The required fence shall
NOT be chain link or vinyl. A 6-foot wide landscape buffer with
evergreen shrubs planted at 3-foot on center and 6 feet min. in
height at maturity shall also be required to be planted within the
landscape buffer parallel to the Neighborhood District border.
(see surface parking setbacks illustration).
U
V
W
Section 6: Buildi
6.6 Flex
(a)
ng and Site Develo
x Office (FO)
Illustrations
TCAAP
opment Standards
Zone
s and Intent
P Master Plan V
Flex Off
s
Vision for Flex
fice Zoning D
Office Zone
District
The Fle
create
large
emplo
manuf
advan
fronta
access
Approve
Revised Dece
TCAAP Redevelo
ex Office Zon
es an oppor
scale develo
yment,
acturing uses
ntage of the
ge and a
s.
ed July 13, 2015
ember 12, 2016
opment Code
Page | 61
ning District
rtunity for
opment for
and
s that take
e highway
automobile
Flex Office Zoning District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 62
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian Priority / Open Space Frontage (BTZ) 10’ min. setback – 25’ max. setback
Pedestrian-Friendly /Spine Road Frontage (BTZ) 10’ min. setback – 95’ max. setback
General or Highway Frontage 10’ min. setback; no max. setback
Side 0’ min. setback; no max setback
Rear 15’ min. setback; no max. setback
C
A
B
D
D*
Flex Office Zoning District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 63
(c) Building Height
(i) Principal Building Standards
Building maximum
45’ max.
65’ max. for buildings with
at least 75% office use.
First floor to floor
height (fin. floor to
ceiling structure)
10’ min. for all frontages
Ground floor
finish level
12” max. above sidewalk
for all buildings with
Pedestrian Priority Frontage
designation
ADA Code Applies
Upper floor(s)
height (fin. floor to
ceiling structure)
9’ min.
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the Flex Office Zone.
K
N
M
L
Flex Office Zoning District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 64
(d) Parking & Service Access
(i) Surface Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section below.
Highway
Frontage
15’ min. from the property line
and include a street screen
and landscape buffer
General
Frontage
10’ min. behind the property
line along that street; and
Maximum of two rows of
parking in front of building.
Side 0’ min.
Rear 0’ min
(ii) Structured Parking or Below Grade Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section 6.1(c) iii.
Pedestrian
Priority / Open
Space
Frontage
Ground floor - Shall be min. of
30’ from the property line
Upper Floors – may be built to
the façade line along that
street
Pedestrian-
Friendly,
General or
Highway
Frontage
Shall be min. of 10’ from the property
line;
If no building is located along the street
frontage; then the structured parking
shall meet the setback standards along
that specific frontage.
Side 0’ min
Rear 0’ min
(iii) Below Grade Parking
May be built up to the property line along all streets.
Q*
P
R
O
P
R
Q’
Section 6: Buildi
6.7 Civ
(a
ng and Site Develo
ic District (D)
a) Illustra
The Civic D
opment Standards
Zone
ations and Inte
District is inten
TCAAP Mast
C
s
ent
nded to allow
ter Plan Vision f
Civic District
civic and com
for Civic Distric
mmunity uses.
ct Zone
Approve
Revised Dece
TCAAP Redevelo
ed July 13, 2015
ember 12, 2016
opment Code
Page | 65
Civic District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 66
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian Priority/Open Space Frontage BTZ 10’ min. setback – 15’ max. setback
Pedestrian-Friendly Frontage BTZ 10’ min. setback – 25’ max. setback
General Frontage BTZ 10’ min. setback; no max. setback
Side – Adjacent to Neighborhood District
Side – All other adjacencies
10’ min.; no max. setback
0’ min.; no max. setback
Rear – Adjacent to Neighborhood District
Rear – All other adjacencies
10’ min.; no max. setback
0’ min.; no max. setback
(ii) Building Frontage
(Percentage of building façade built within the BTZ)
Pedestrian Priority Frontage 60% min.
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
A
B
C
D
D*
E
F
Civic District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 67
(c) Building Height
(iii) Principal Building Standards
Building
maximum 52’ max
First floor to
ceiling height (fin.
floor to ceiling
structure)
10’ min. for all frontages
Ground floor
finish level
12” max. above sidewalk
for all buildings with
Pedestrian Priority
Frontage
ADA Code applies
Upper floor(s)
height (fin. floor to
ceiling structure)
9’ min.
(iv) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the TC Zone.
K
M
N
L
Civic District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 68
(d) Parking & Service Access
(iv) Surface Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards
for Driveways and Service Access section 6.1(c) iii.
Pedestrian
Priority or
Open Space
Frontage
Shall be located behind the
principal building along that
street frontage; or
Min. 3’ behind the building
façade line along that street
Pedestrian-
Friendly
Frontage
Min. 3’ behind the building
façade line along that street
General
Frontage
Min. 3’ behind the property
line along that street
Side
6’ (min) only if adjacent to
Neighborhood District;
0’ min. for all other
adjacencies
Rear
6’ (min) only if adjacent to
Neighborhood District;
0’ min. for all other
adjacencies
(v) Structured Parking
Standards for S and T in the illustrations above are referenced in
standards for Driveways and Service Access section 6.1(c) iii.
Pedestrian
Priority or Open
Space Frontage
Ground floor - Shall be min. of
30’ from the property line
Upper Floors – may be built to
the façade line along that
street
Pedestrian-
Friendly
Frontage or
General
Frontage
May be built up to the building façade line
along a that street; or
If no building is located along the street
frontage; then the structured parking shall
meet the setback standards along that
specific frontage.
Side
10’ (min) only if adjacent to
Neighborhood District;
0’ for all other adjacencies
Rear
10’ (min) only if adjacent to
Neighborhood District;
0’ min. for all other
adjacencies
(vi) Below Grade Parking
May be built up to the property lines along all streets
O
P
R
O
Q
O*
R
P
Q*
Pedestrian Priority or Open Space Frontage
Neighborhood District
SSection 6: Building
6.8 Nei
(a)
The Neigh
uses.
and Site Developm
ghborhood (
Illustrations
hborhood Zon
ment Standards
NR) Zone
s and Intent
ning District pr
Neighbor
rovides for a
hood Zoning
range of atta
g District
ached and deetached single
Approve
Revised Dece
TCAAP Red
e-family resid
ed July 13, 2015
ember 12, 2016
evelopment Code
Page | 69
dential
Neighborhood Zoning District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 70
(b) Building Placement
(i) Build-to Zones (BTZs) and Setbacks
Natural Resources Corridor/Open Space Frontage
(BTZ) 10’ min. setback – no max. setback
General Frontage 10’ min. setback; no max. setback
Side – Adjacent to SF-detached residential lot 5’ min. setback; no max. setback
Side – All other adjacencies 0’ min. setback; no max. setback
Rear – Adjacent to SF-detached residential lot 10’ min. setback; no max. setback
Rear – All other adjacencies 0’ min. setback; no max. setback
(ii) Building Frontage (Percentage of building façade built within the BTZ)
Pedestrian-Friendly Frontage 50% min.
General Frontage None Required
(iii) Gross Density
Neighborhood Sub-District 1 (NR-1) Maximum density of 2.5 dwelling units/acre
Neighborhood Sub-District 2 (NR-2) Minimum density of 2.5 dwelling units/acre
Maximum density of 4 dwelling units/acre
Neighborhood Sub-District 3 (NR-3) Minimum density of 4 dwelling units/acre
Maximum density of 6.75 dwelling units/acre
Neighborhood Sub-District 4 (NR-4) Minimum density of 4 dwelling units/acre
Maximum density of 8 dwelling units/acre
(c) Lot Standards
Lot Width
Min. 20’ for single-family
attached/duplex/townhome buildings
Min. 40’ for single-family detached buildings
Min. 50’ for front-loaded or J-swing units. See
Section 6.1 (c) iii 9. For driveway and garage size
requirements
Less than 50’ wide lots shall be alley-loaded lots.
C
A
D*
E
D
B
Natural Resources Corridor/Open Space Frontage
Neighborhood Zoning District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 71
(d) Building Height
(i) Principal Building Standards
Building
maximum 35’ max.
First floor to
floor height (fin.
floor to fin.
floor)
8’ min for single-family
uses (all frontages)
9’ min. for all other uses
(all frontages)
Ground floor
finish level
18” min. above sidewalk
for ground floor
residential uses along
Pedestrian-Friendly
Frontages that are also
setback less than 10’
from the front property
line
ADA Code applies on
buildings with public
access
Upper floor(s)
height (fin. floor
to fin. floor)
8’ min.
(ii) Accessory Building Standards
Building Height 15’ maximum
BTZ/Setbacks
Shall be placed behind the front façade
of the principal building along all
frontages.
Building Footprint
Shall be limited to no more than 50% of
the principal building footprint or 728
square feet, whichever is less.
K
M
N
L
Neighborhood Zoning District
Approved July 13, 2015
Revised December 12, 2016
Section 6: Building and Site Development Standards TCAAP Redevelopment Code
Page | 72
(e) Parking & Service Access
i. Residential Parking Setbacks
Standards for S and T in the illustrations above are referenced in standards for
Driveways and Service Access section 6.1(c) iii.
Natural
Resources
Corridor
Frontage
Shall be located behind
the principal building
along that street
frontage
General
Frontage
See Section 6.1
(c)(iii)(9)(d) for
residential parking
standards.
Side / Rear
4’ min; no parking
permitted on driveway,
OR
20’ min; parking
permitted on driveway
Alley Fence
4’ min from edge of
typical pavement or
8’ min from edge of
typical paving where
above ground franchise
equipment exists
(f) Residential Transition Standards
The following transition standards shall apply to all new multi-
family, mixed-use and non-residential building construction and
all upper story additions to existing buildings located adjacent to
existing single-family detached lot(s). This requirement shall NOT
apply if an alley or other similar right-of-way separates the
subject lot and the existing single-family detached residential
lot(s).
i. Transition Area 20’ min.
ii. Max. Building Height
within Transition Area 2 stories or 25’
iii. Required setback Min. 10’
A Residential Transition Area fence (6 feet high) shall be required
when adjacent to an existing single-family detached residential
lot and shall be optional for all other adjacencies. The required
fence shall NOT be chain link or vinyl. A 6-foot wide landscape
buffer with evergreen shrubs planted at 3’ on center and 6’ min.
in height at maturity shall also be required to be planted within
the landscape buffer parallel to the SF-residential lot line. (see
surface parking setbacks illustration)
R
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Approved July 13, 2015
Revised December 12, 2016
Section 7: Building Design Standards TCAAP Redevelopment Code
Page | 73
7.0 Building Design Standards
7.1 Purpose and Intent
The Building Design Standards for the TRC shall establish a coherent character and
encourage enduring and attractive development. Site and/or building plans shall be
reviewed by the JDA for compliance with the standards below (see Table 7-1 for more
detail).
The key design principles establish essential goals for the redevelopment within the Plan
Area to be consistent with the vision for a vibrant mixed-use development with a range of
commercial, employment and residential uses serving the neighborhoods and the region.
Buildings shall be located and designed so that they provide visual interest and create
enjoyable, human-scaled spaces. The key design principles include:
(a) New and redeveloped buildings and sites shall utilize building and site elements and
details to achieve a pedestrian-oriented public realm with glazing, shading and
shelter;
(b) Design compatibility is not meant to be achieved through uniformity, but through the
use of variations in building elements to achieve individual building identity;
(c) Building facades shall include appropriate architectural details and ornament to
create variety and interest;
(d) Open space(s) shall be incorporated to provide usable public areas integral to the
environment; and
(e) Increase the quality, adaptability, energy efficiency, sustainability, and resilience in
Arden Hills’ building stock.
Table 7-1: Review Process for Building Design Standards
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7.2 Building Orientation and Entrances
(a) Buildings shall be oriented towards Pedestrian Priority Frontages, where the lot has
frontage along Pedestrian Priority Frontages. If a building has no frontage along a
Pedestrian Priority Frontage, then it shall front a Pedestrian-Friendly Frontage. All
other buildings may be oriented towards General Streets or Civic/Open Spaces.
(b) Primary entrances to buildings shall be located on the street along which the building
is oriented (See Figure 7-1). At intersections, corner buildings may have their primary
entrances oriented at an angle to the intersection. Building entrances shall be
provided for all separate ground floor commercial use tenant spaces that are located
along a Pedestrian Priority or Pedestrian-Friendly frontage.
Approved July 13, 2015
Revised December 12, 2016
Section 7: Building Design Standards TCAAP Redevelopment Code
Page | 74
(c) All primary entrances shall be oriented to the public sidewalk for ease of pedestrian
access and entrances may be placed on the corner of the building in order to serve
both the sidewalk and the parking lot. Secondary and service entrances may be
oriented to parking areas or alleys.
(d) Primary Entrance Design: Primary building entrances along Pedestrian Priority
Frontages and Pedestrian-Friendly Frontages shall consist of at least two (2) of
following design elements so that the main entrance is architecturally prominent and
clearly visible from that street (see Figures 7-2):
i. Architectural details such as arches, friezes, awnings, canopies, arcades, tile work,
murals, or moldings; or
ii. Integral planters or wing walls that incorporate landscape or seating elements; or
iii. Prominent three-dimensional, vertical features such as belfries, chimneys, clock
towers, domes, spires, steeples, towers, or turrets.
Figure 7-1 Figure showing required building orientation and location of primary entrances
Approved July 13, 2015
Revised December 12, 2016
Section 7: Building Design Standards TCAAP Redevelopment Code
Page | 75
Figures 7-2 Examples of Primary Entrance Designs
7.3 Façade Composition
(a) Commercial Use, Mixed-Use and Large and Medium Multi-Family Buildings:
(i) Facades greater than sixty feet (60’) in length along all Pedestrian Priority
Frontage, Pedestrian-Friendly Frontages and Civic/Open Spaces shall meet the
following façade articulation standards:
1. Include facade modulation such that a portion of the facade steps back or
extends forward with a depth of at least twenty-four inches (24”)(see Figure
7-3).
2. The distance from the inside edge of a building projection to the nearest
inside edge of an adjacent projection shall not be less than twenty feet (20’)
and not greater than sixty feet (60’) (see Figure 7-3).
(ii) All other facades shall be articulated by at least one discernable architectural
element every twenty feet (20’). Such architectural elements include, but are not
limited to:
1. Changes in material, color, and/or texture either horizontally or vertically at
intervals not less than twenty feet (20’) and not more than sixty feet (60’) (see
Figure 7-3); or
2. The construction of building entrances, bay windows, display windows,
storefronts, arcades, façade relief, panels, balconies, cornices, bases,
pilasters, or columns (see Figures 7-4).
Approved July 13, 2015
Revised December 12, 2016
Section 7: Building Design Standards TCAAP Redevelopment Code
Page | 76
Figure 7-3 Illustration
showing building articulation
requirement
Figures 7-4 Images showing examples of appropriate building articulation
(iii) Façade Transparency Required:
1. All facades shall meet the minimum requirement for façade transparency
(percentage of doors and windows) as established in Table 7-2 below.
2. In order to reduce building heat loss, a maximum of forty percent (40%)
transparency coverage is recommended for the upper floors of northern
facing facades.
Table 7-2 Required Minimum Façade Transparency by Façade Frontage Type
Façade Frontage Type Pedestrian Priority or
Pedestrian-Friendly Frontage
General Frontage All other
facades
Commercial Use or Mixed-Use Buildings
Ground Floor 50% (min.) None None
Upper Floor(s) 25% (min) None None
Residential Use Buildings
Ground Floor 25% (min.) None None
Upper Floor(s) 20% (min.) None None
60
’
m
Approved July 13, 2015
Revised December 12, 2016
Section 7: Building Design Standards TCAAP Redevelopment Code
Page | 77
(b) Single-Family and Small Multi-Family Use Buildings
(i) At least one (1) of the following shall be added along single-family building
facades to add pedestrian interest along the street:
porches,
stoops,
eaves, or
balconies
(ii) Attached townhome facades shall have variation in architectural features and
paint/siding between adjacent units. Variations of architectural features may
include one of the following:
porches,
stoops,
eaves,
windows or doorway treatments or framing, or
other architectural features acceptable as variation by community
development staff.
(iii) Windows and Doors:
1. All building facades single family use buildings shall meet the transparency
requirements established in Table 7-2
2. All residential garage doors shall be double clad solid core garage doors.
(iv) The decking of front porches shall be constructed of one of the following
materials:
1. Grade #2 or better cedar
2. Composite
3. Concrete
(v) In a detached single-family development, along each block face a minimum of
five (5) façade designs or styles shall be required. No home shall have the same
design, style, or paint/siding as the homes immediately adjacent or across the
street. The following design standards shall be met:
1. Variation to façade and roof designs or styles shall be required through
changes to size and location of windows, doorways, or changes in eave
lines and massing.
Images showing appropriate transparency required along Pedestrian Priority and Pedestrian-Friendly Frontages
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Page | 78
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Approved July 13, 2015
Revised December 12, 2016
Section 7: Building Design Standards TCAAP Redevelopment Code
Page | 79
Residential buildings with porches, fencing, balconies and stoops to add interest along the street.
7.4 Non-Residential, Mixed-Use, and Large and Medium Multi-Family Residential Building
Materials
(a) On Pedestrian Priority and Pedestrian Friendly Frontages, primary building structures
shall have a minimum of sixty percent (60%) of the following primary building
materials:
(i) Masonry (individual brick, stone, cast stone, etc. that is mortared in place)
(b) On General Frontages, primary building structures shall have a minimum of forty
percent (40%) of the following primary building materials:
(i) Masonry (individual brick, stone, cast stone, etc. that is mortared in place)
(c) Secondary materials shall only be used for up to forty percent (40%)of the primary
building façade for Pedestrian Priority and Pedestrian Friendly frontages. On
General Frontages, secondary materials may be used for up to sixty percent (60%)
of the primary building façade.
(i) Secondary materials include:
1. Architectural metal with matte finish
2. Cementitious fiber clapboard
3. Exterior Insulation Finish System (EIFS), on all frontages shall not be used on
the ground floor level. Use of EIFS is limited to ten percent (10%) per total
façade area.
4. Stucco utilizing a 3-step process of application.
5. Engineered wood siding
(d) Accessory buildings shall maintain the same building materials as the primary building.
(e) For tilt-up wall construction, a veneer system of materials shall be used to come into
conformance with the above listed materials.
(f) Canvas awnings are not permitted.
7.5 Shading Requirement: Shading of public and publicly accessible sidewalks, especially
sidewalks located along Pedestrian Priority and Pedestrian-Friendly frontages shall be
important to implementing the vision for walkable mixed-use in the Plan Area. Shading may
be achieved through any combination of canopies, awnings, street trees and other similar
devices. To this end, the following standards shall apply (see Figure 7-5):
Approved July 13, 2015
Revised December 12, 2016
Section 7: Building Design Standards TCAAP Redevelopment Code
Page | 80
(a) Shaded sidewalks shall be provided alongside at least:
(i) Fifty percent (50%) of all building facades with Pedestrian Priority Frontage
designation per the Regulating Plan (Attachment 1).
(ii) Fifty percent (50%) of all building facades with frontage along an off-street
surface parking lot
(b) When adjacent to a surface parking lot, the shaded sidewalk shall be raised above
the level of the parking lot by way of a defined edge, such as a curb. ADA ramps
along the building must also be shaded.
(c) A shaded sidewalk must meet the following requirements:
(i) Along a street, a shaded sidewalk shall comply with the applicable sidewalk
standards for its designated street type. If not otherwise required, the shaded
sidewalk shall provide trees planted no more than fifty feet (50’) on center.
(ii) Along any surface parking adjacent to the building (both off-street or on street),
the shaded sidewalk shall consist of a minimum five foot (5’) clear zone and five
foot (5’) planting zone, planted with trees no more than fifty feet (50’) on center,
or a five foot (5’) clear zone with a minimum five foot (5’) wide over- head
weather protection.
(iii) Building entrances along Pedestrian Priority and Pedestrian-Friendly frontages shall be
located under a shade device, such as an awning or portico.
Figure 7-5 Images showing examples of shading along sidewalks
7.6 Gateway Overlay District: Given the visual importance of certain entrances and gateways
to the site, advanced architectural elements or landscaping features are required to be
provided for properties within the Gateway Overlay District as identified on the Regulating
Plan (Attachment 1).
(a) Properties within the Town Center, Retail Mixed-Use, or Office Mixed-Use Districts
shall meet the following standards for the Gateway Overlay District:
(i) Corner buildings located at a street intersection must incorporate a distinctive
architectural feature as part of the building, such as a tower, cupola, turret, or
rotunda (see Section 6.1(b)(ii) for specifications and restrictions).
(ii) Principal building structures shall have a minimum of seventy-five percent (75%)
of the required primary building materials listed in Section 7.4(a)(i).
Approved July 13, 2015
Revised December 12, 2016
Section 7: Building Design Standards TCAAP Redevelopment Code
Page | 81
(iii) Commercial developments greater than ten (10) acres in size shall provide a
prominent gateway monument at the entrance to the development with
integrated landscaping.
(b) Properties within the Flex Office or Neighborhood Districts shall meet the following
standards for the Gateway Overlay District:
(i) A landscaped buffer with a minimum width of twenty feet (20’) shall be
provided along all frontages on public streets.
(ii) Landscaped buffers shall include a diversity of landscaping materials, including
shade, evergreen, and/or ornamental trees, shrubs, and annual and perennial
plants. Landscaping shall be a minimum of fifty percent (50%) opaque at
maturity.
7.7 Design of Automobile Related Building and Site Elements
(a) Where permitted under Section 5 of this Code, drive-through lanes, auto service bays,
and gas station canopies for commercial uses shall not be located with frontage along
any Pedestrian Priority Frontage. Drive-through lanes may be permitted along
Pedestrian-Friendly or Spine Road frontages only if the property has no General or
Alley frontage. Drive-through lanes, auto service bays, and gas station canopies shall
be hidden behind a three foot (3’) high Street Screen along both Pedestrian-Friendly
and General frontages (see illustrations below). The Street Screen shall be made up
of (i) a living screen or (ii) a combination living and primary building material screen
(See Section 10.4 for details).
(b) No more than sixty percent (60%) of a lot’s frontage along a Pedestrian-Friendly or
Spine Road frontage may be dedicated to drive through lanes, canopies, service
bays, and other auto-related site elements. There shall be no such limitation along
General or Alley frontages and along highway frontage roads.
Image illustrating the appropriate design of retail/restaurant drive-throughs (Corner Lot)
Approved July 13, 2015
Revised December 12, 2016
Section 7: Building Design Standards TCAAP Redevelopment Code
Page | 82
Image illustrating the appropriate design of auto-related site elements
(Gas stations, auto-service uses, and bank drive-throughs)
(c) Any automobile related retail sales or service use of a site or property with
Pedestrian Priority, Pedestrian-Friendly, or Spine Road frontage designation shall
have a primary building entrance along its Pedestrian Priority Frontage. A primary
building entrance may be along a building’s Pedestrian-Friendly or Spine Road
Frontage only if the site has no Pedestrian Priority frontage designation.
(d) Drive through access (driveways only) may be from a Pedestrian Priority Frontage
only if the lot has no access to any Pedestrian Friendly or General Frontage. Drive
through access may be from a Pedestrian-Friendly or Spine Road Frontage only if the
lot has no access to any General Frontage. In cases where drive through access is
provided from a Pedestrian Priority Frontage, a joint access easement shall be
required to adjoining properties providing alternative access to a Pedestrian-Friendly
or General Frontage.
Image illustrating the appropriate design of retail/restaurant drive throughs (Interior Lot)
Approved July 13, 2015
Revised December 12, 2016
Section 7: Building Design Standards TCAAP Redevelopment Code
Page | 83
(e) All off-street loading, unloading, and trash pick-up areas shall be located along
alleys or General Frontages only unless permitted in the specific building form and
development standards in Section 6 of this Code. If a site has no General Frontage or
Alley access, off-street loading, unloading, and trash pick-up areas may be permitted
along a Pedestrian-Friendly or Spine Road Frontage.
(f) All off-street loading, unloading, or trash pick-up areas shall be screened using a
Street Screen that is at least as tall as the trash containers and/or service equipment.
The Street Screen shall be made up of (i) a living screen or (ii) a combination living
and primary building material screen.
7.8 Design of Parking Structures
(a) All ground floors of parking structures located on Pedestrian Priority frontages shall
be constructed in order to accommodate ground floor retail/commercial uses to a
minimum depth of twenty-four feet (24’).
(b) To the extent possible, the amount of Pedestrian Priority frontage devoted to a
parking structure shall be minimized by placing the shortest dimension(s) of the
parking structure along the Pedestrian Priority frontage edge(s) (see Figures 7-8 for
illustrations below).
Figures 7-8 Allowed Parking Garage Configurations
(c) Where above ground structured parking is located at the perimeter of a building with
Pedestrian Priority Frontage, it shall be screened in such a way that cars on all
parking levels are completely screened from view (see Figures 7-9 for illustrative
images). Architectural screens shall be used to articulate the façade, hide parked
vehicles, and shield lighting. Ramps within parking garages shall not be visible from
any Pedestrian Priority Frontages. Ramps shall not be located along the exterior
perimeter of the parking structure.
Approved July 13, 2015
Revised December 12, 2016
Section 7: Building Design Standards TCAAP Redevelopment Code
Page | 84
Figures 7-9 Illustrative Examples of Parking Garage Screening
(d) Ground floor façade treatment (building materials, windows, and architectural
detailing) shall be continued to the second floor of a parking structure along all
Pedestrian Priority Frontages (see Figures 7-10).
Figures 7-10 Images showing required façade treatment of parking garages along
Pedestrian Priority Frontages
(e) When parking structures are located at street intersections, corner emphasizing
elements (such as towers, pedestrian entrances, signage, glazing, etc.) shall be
incorporated.
(f) Parking structures and adjacent sidewalks shall be designed so pedestrians and
bicyclists are clearly visible (through sight distance clearance, signage, and other
warning signs) to entering and exiting automobiles.
Approved July 13, 2015
Revised December 12, 2016
Section 8: Street Design Standards TCAAP Redevelopment Code
Page | 85
8.0 Street Design Standards
8.1 Purpose and Intent: The Master Plan Vision for the TRC recognizes the importance of
providing adequate public infrastructure, which includes an ultimate Street Network that
maximizes connectivity, and other needed infrastructure to serve the vision for redevelopment
within the Plan Area.
Street design and connectivity is envisioned to support and balance automobile, bicycle, and
walking trips in addition to becoming the “living” space for development. The “living” nature
of streets will not only serve private redevelopment, but the community at large and the
people who live in and use it. This section establishes context sensitive standards for Street
Design and Connectivity.
8.2 Street Designation Categories: In order to service multiple modes of transportation within an
appropriate redevelopment context, streets within the TRC are designated under two (2)
major categories:
(a) Street Classification: The Street Classification designation establishes standards for the
actual cross-section of the street itself. The Street Classification includes information on
automobile, bicycle, pedestrian, and parking accommodation. It typically addresses the
space allocation within the public right-of-way and its emphasis towards different
modes of transportation. The TCAAP Street Type Plan (Attachment 5) identifies the
Street Classification designations within the Plan Area and Attachment 4 provides cross
sections for the different Street Classifications.
(b) Street Network: In addition to Street Classification designations, streets in plan are
identified as Required streets to implement the ultimate street network in the Master
Plan Vision. The TCAAP Street Type Plan (Attachment 5) illustrates the Street Network
within the TRC.
1. Required Streets – these are mainly existing, improved or new streets that are
needed to implement the ultimate street network envisioned in the Vision for the
TRC. They shall be mandatory at the time of redevelopment including the
requirement to dedicate right-of-way as identified in the Regulating Plan. The
alignment of new Required Streets may be modified per Permitted Adjustments in
Section 3.3 of this Code.
8.3 Project Circulation Plan: A Project Circulation Plan must be submitted with a site plan or
subdivision application (whichever comes first) for an area of four (4) acres or larger that is
subject to the requirements of this section. The Project Circulation Plan shall be developed and
reviewed for its consistency with this section and the Regulating Plan, which illustrates
proposed locations for new and improved streets within the Plan Area. Required streets on the
Regulating Plan shall be mandatory and their alignments may be adjusted per Section 3.3
Permitted Adjustments.
(a) A Project Circulation Plan must demonstrate:
1. How the proposed circulation meets the intent of the Master Plan Vision for
redevelopment of TCAAP;
2. How the on-site circulation system integrates with existing and planned streets,
bicycle and pedestrian facilities, and trails in the surrounding area;
3. How new street alignments conform with the Regulating Plan or how modifications
from the Regulating Plan, in terms of street placement, alignment, and design are
consistent with the intent of this Code;
4. How new street design conforms with the street cross section standards in Attachment
4;
Approved July 13, 2015
Revised December 12, 2016
Section 8: Street Design Standards TCAAP Redevelopment Code
Page | 86
5. How the plan considers all modes of transportation including walking, biking, and
automobiles; and
6. How the plan provides adequate linkages between different destinations within the
Plan Area.
(b) For a subdivision, a private restrictive covenant depicting the Project Circulation Plan
shall be recorded and referenced on the plat. The covenant may be amended if the
JDA approves a revision to the Project Circulation Plan as authorized under this section.
(c) Approvals: A Project Circulation Plan may only be approved by the JDA.
1. The Project Circulation Plan shall create interconnected blocks bounded by streets to
the extent feasible. The JDA may approve a Project Circulation Plan containing
blocks bounded by Highway right-of-way, subdivision boundary lines, or natural
and infrastructure features if no reasonable alternatives are available.
2. When required, revisions to the Project Circulation Plan may be approved by the
JDA after considering the circulation characteristics of a proposed development
plan, the need for access to adjoining properties, phasing of a larger-scaled
project, and the context of surrounding development.
3. The JDA, with the recommendation of the Arden Hills Public Works and Community
Development Departments, may waive the requirement for a Project Circulation
Plan through the Permitted Adjustment process. This is permitted if the JDA finds that
a plan is not necessary due to the nature of the proposed development on the site,
the existence of surrounding incompatible development, or other factors unique to
the property which make strict compliance unfeasible.
4. A subdivision or site plan may not be approved if the Project Circulation Plan is not
approved.
5. Joint Access and Public Cross-Access Easements: If necessary to ensure access
management goals along the Spine Road and to meet the intent of the
recommended alley/public cross-access easements as indicated on the Regulating
Plan, the JDA may require joint use driveways or public cross-access easements
within the site to adjacent properties and/or easements.
8.4 Street Standards: Attachment 4 shall establish standards for all elements within the public
right-of-way including travel lane(s), on-street parking, bicycle accommodation,
streetscape/parkway standards, and sidewalk standards. The process and standards in the
Arden Hills Public Works Design Manual shall apply to the extent that they do not conflict with
the design and context standards in Attachment 4 and the Master Plan Vision for streets in
TCAAP. Landscaping within the public right-of-way shall be per standards in Section 10 in the
TRC. Attachment 4 provides recommended cross sections for public streets within the TRC
based on available right-of-way and intended development context per the Master Plan
Vision.
Approved July 13, 2015
Revised December 12, 2016
Section 9: Open Space Standards TCAAP Redevelopment Code
Page | 87
9.0 Open Space Standards
9.1 Open Space Approach: The Master Plan Vision for TCAAP recognizes the importance of
providing a network of open spaces with a multitude of passive and active recreational
opportunities. These opportunities are to be accommodated in a variety of spaces ranging
from large scale open spaces to small scale pocket parks located within the Plan Area. The
open space network will be serviced by an interconnected network of trails and paths for
pedestrians and bicyclists alike, providing desired amenities for future residents and visitors
alike.
The approach to Open Space facilitates the implementation of the Master Plan Vision for the
TRC. This vision for redevelopment is based on the City of Arden Hills’ goal 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. The Open Space approach recognizes that the development context, with varying
density and building types, is required to ensure quality open spaces that serve both
recreational and placemaking goals of the Master Plan.
9.2 Required Open Space Designations: This section establishes standards for Open Space
within the TRC. The TRC Regulating Plan (Attachment 1) designates areas for required Open
Spaces within the TRC. The detailed Open Space Standards for each type are included in
Attachment 2. These standards include general character, design, typical size, frontage
requirements, and typical uses.
(a) Required Open Spaces are the areas shown on the Regulating Plan with specific
locations of future Open Spaces (including parks, plazas, greens, and squares). These
spaces have been identified on the Regulating Plan due to the certainty of their location
within the context of the overall Plan Area. Such required spaces shall be publicly
accessible open spaces. The specific location of parks, particularly in the Hill and Creek
neighborhoods, are likely to change based on developer input, but will need to include
the amenities identified in the TCAAP Master Parks Plan.
9.3 Water Infrastructure Designation: The Natural Resources Corridor within the TCAAP Site
Redevelopment will be designed with the goal of maximizing compatibility and functionality
of regional storm water, wetland mitigation, the Rice Creek re-meander, floodplain
restoration, and groundwater requirements. An additional goal is to provide visual and active
and passive recreational features to support adjacent land uses. The Natural Resources
Corridor is intended to be an amenity to the site’s uses and users.
9.4 Permeable Area Requirement:
(a) All development is required to maintain a permeable ground area per Table 9-1. In
limited areas, the JDA may grant flexibility on these requirements in accordance with
MPCA guidelines.
Table 9-1 Permeable Area Requirements
(b) Permeable ground area shall be on-site within the parcel limits of the development.
(c) Up to 100% of Private Common Open Space may count towards the permeable ground
area requirements if the materials and ground cover for the Private Common Open
Space meets the standards of permeability.
District Min Pervious Lot Area
Neighborhood 40%
TC, Retail, Office, Civic 10%
Flex Office, CC 25%
Approved July 13, 2015
Revised December 12, 2016
Section 9: Open Space Standards TCAAP Redevelopment Code
Page | 88
(d) Street screening for parking lots that utilize vegetative screening may count towards the
permeable ground area requirements.
(e) Permeable materials include:
i. Any natural vegetation or landscaping that allows direct water infiltration
ii. Permeable paving materials designed and engineered to allow direct water
infiltration. Any new material not listed in any best practice guides for permeable
paving will be evaluated and considered by Community Development Staff and
may be approved by the JDA. Permeable paving materials shall not count towards
more than twenty percent (20%) of the total permeable area requirements.
iii. Any material that requires a sheet flow and collection system for water infiltration
shall not be considered permeable cover.
(f) Design and placement:
i. In Town Center, Civic, Retail Mixed-Use and Office Mixed-Use Zones, permeable
area that is adjacent to or visible from the public right-of-way shall be designed in
context with the public realm and not interrupt the walkable form of the public
realm. An interruption may be considered any design that blocks pedestrian
walkability and clear zones, blocks views of entryways and windows, or blocks
access to any ingress/egress of a building.
ii. In the Neighborhood, Flex Office or Campus Commercial Zones, any yard or buffer
space on site shall be designed in context with the primary building(s) and shall not
block views or ingress/egress access to the buildings.
9.5 Open Space Classification: For the purposes of this Code, all open space shall fall into one of
the following three major classes:
(a) Public Open Space: Open air or unenclosed to semi-unenclosed areas intended for
public access and use and located per the Regulating Plan (Attachment 1). These areas
range in size and development and serve to compliment and connect surrounding land
uses and Code requirements.
(b) Private Common Open Space: A privately owned outdoor or unenclosed area, located
on the ground or on a terrace, deck, porch, or roof, designed and accessible for outdoor
gathering, recreation, and/or landscaping and intended for use by the residents,
employees, and/or visitors to the development. This may or may not be accessible to the
public, but shall be maintained privately.
(c) Private Personal Open Space: A privately owned outdoor or unenclosed area, located
on the ground or on a balcony, deck, porch, or terrace and intended solely for use by
the individual residents of a condominium or multi-family dwelling unit.
9.6 Open Space Requirements
(a) All non-residential development shall provide four (4.0) sq.ft. of Private Common Open
Space for every 100 sq. ft. of non-residential building space or fraction thereof. This
standard shall only apply to site plans two (2) acres in size or larger.
(b) All residential development of five (5) attached dwelling units or more, on a single
parcel, shall meet the Private Common Open Space standards established in this
Section. Table 9-2 establishes the Private Common Open Space requirement based on
the proposed intensity of residential development.
Approved July 13, 2015
Revised December 12, 2016
Section 9: Open Space Standards TCAAP Redevelopment Code
Page | 89
Table 9-2 Private Common Open Space Requirements
Residential Density
(dwelling units per acre)
Private Common Open Space Standard Proposed
(area of private common space per dwelling unit)
0 – 4 DU / acre Not required
5 – 19 DU / acre Provide minimum of 160 sf per dwelling unit
20 – 29 DU / acre Provide minimum of 120 sf per dwelling unit
30 DU / acre or greater Provide minimum of 80 sf per dwelling unit
(c) All residential development with seven (7) or more attached units within the TRC shall
also meet the Private Personal Open Space standards established in this Section. Table
9-3 establishes the Private Personal Open Space requirement based on the proposed
intensity and type of residential development. Nursing Home and Assisted Living
residential uses and Live-work units are exempted from Private Personal Open Space
requirements.
Table 9-3 Private Personal Open Space Requirements
Residential Density
(dwellings per acre)
Private Personal Open Space Standard Proposed
7 - 19 DU / acre Ground floor units located on a Pedestrian Friendly or Pedestrian Priority Frontage: all dwelling units shall have private
personal open space including one of the following: Porch, Stoop, Patio, or Deck or combination
Upper floor units: 60% of all dwelling units shall have a balcony.
20 – 29 DU / acre Ground floor units located on a Pedestrian Friendly or Pedestrian Priority Frontage: all dwelling units shall have one of the
following: Porch, Stoop, Patio, or Deck
Upper floor units: 60% of all dwelling units shall have a Balcony.
30 or greater DU / acre Ground floor dwelling units located on a Pedestrian Friendly or Pedestrian Priority Frontage: All units shall include one of the
following: Porch, Stoop, Patio, or Deck
Upper floor dwelling units: 50% of all upper dwelling units shall have a Balcony.
(d) Attachment 2 shall provide the palette of open space types.
Approved July 13, 2015
Revised December 12, 2016
Section 10: Sidewalk and Landscape Standards TCAAP Redevelopment Code
Page | 90
10.0 Streetscape and Landscape Standards
10.1 Sidewalks: Publicly accessible sidewalks are required for all development under this Code
and shall meet the standards of Table 10-1 and shall be based on the Street Classification
per Attachment 4. The minimum sidewalk width requirement shall apply regardless of the
available right-of-way. If necessary to meet the required sidewalk width, the sidewalk shall
extend onto private property to fulfill the minimum requirement, with a permanent public
access easement provided. Sidewalks shall consist of two zones: a planting zone located
adjacent to the curb, and a clear zone (see Figures 10-1).
(a) Planting Zone: The planting zone is intended for the placement of street trees, if
required, and street furniture including seating, street lights, waste receptacles, fire
hydrants, traffic signs, newspaper vending boxes, bus shelters, bicycle racks, public utility
equipment such as electric transformers and water meters, and similar elements in a
manner that does not obstruct pedestrian access or motorist visibility (see Figure 10-1).
This zone may be planted with vegetation along the street or paved to match the grade
of the clear zone. Landscaping and streetscaping shall follow the City of Arden Hills
Street Design Manual for details and process.
(b) Clear Zone: The clear zone shall be hardscaped, shall be located adjacent to the
planting zone, shall comply with ADA and Minnesota Accessibility Code and shall be
unobstructed by any permanent or nonpermanent element for the required minimum
width and a minimum height of ten (10) feet (see Figure 10-1). Accessibility is required
to connect sidewalk clear zones on adjacent sites.
(c) Fee In-Lieu Option: An applicant may opt to pay a proportional fee in-lieu for the
required sidewalk if the development project is phased or the sidewalk improvements
need to match the timing of a programmed City capital project affecting that street
frontage.
Figures 10-1 Illustrations delineating the Streetscape Zone elements
10’ min
Clear Height
Approved July 13, 2015
Revised December 12, 2016
Section 10: Sidewalk and Landscape Standards TCAAP Redevelopment Code
Page | 91
Table 10-1 Required Public and Publicly Accessible Sidewalk Standards
Street Classification Spine Road
(Various)
Town Street Collector Road
(Various)
Neighborhood
(Various)
Standard
Min. Streetscape Zone
width (includes planting
zone and clear zone)
(feet)
Varies 11’ (two-sides) 11’ (two-sides) 11’ (two-sides)
6’ (one-sided
sidewalk; planting
zone on side without
sidewalk)
Min. Planting Zone
width (feet)
Varies 6’ 6’ 6’
Min. Clear Zone (feet) Varies 5’ (within public
access easement)
5’ (within public
access
easement)
5’ (one-side min.)
Street Trees Required
(see Section 10.2 for
standards)
Yes Yes Yes Varies
10.2 Street Trees and Streetscape:
(a) Street trees shall be required per Attachment 4 within the Planting/Furnishings Zone.
(b) Street trees shall be centered within the Planting Zone and be planted a minimum of
three feet (3’) from the back of curb.
(c) Spacing shall be an average of forty feet (40’) on center (measured per block face)
along all Streets as required by Attachment 4.
(d) Requirements for minimum caliper size and height are included in the Arden Hills Public
Works Design Manual. Each tree shall be planted in a planting area no less than thirty-
six (36) square feet.
(e) Preferred street tree species are identified in the Arden Hills Public Works Design
Manual. Arrangement of species shall be interspersed in order to prevent wholesale loss
of street trees in the case of disease.
(f) Area between the building facade and property line or edge of existing sidewalk
along Pedestrian Priority Frontages shall be such that the sidewalk width shall be a
minimum of ten feet (10’) (with public access easement if necessary) with the remainder
of the setback area paved flush with the public sidewalk. Sidewalk cafes, landscaping
within tree-wells or planters may be incorporated within this area. (see Illustration in
Section 6.1)
(g) Placement of trees shall not impede the clear vision area as required in Section
1325.05, Subsection 1 of the AHC.
10.3 Single-Family Landscaping and Tree Requirements
(a) The following table sets the required trees and landscaping requirements for single-
family residential uses per lot size:
Table 10-2 Single-Family Landscaping and Tree Requirements
Lot Size Requirement
Less than 40 feet wide 40 percent of permeable area requirement shall be shrubbery or perennial; no on-site trees required.
40 feet wide to 75 feet wide 20 percent of permeable area requirement shall be shrubbery or perennial; 2 trees required on-site.
Over 75 feet wide 10 percent of permeable area requirement shall be shrubbery or perennial; 3 trees required on-site.
Approved July 13, 2015
Revised December 12, 2016
Section 10: Sidewalk and Landscape Standards TCAAP Redevelopment Code
Page | 92
10.4 Screening Standards
(a) Street Screen Required: Any surface parking lot with frontage along a public right of
way shall be defined by a three-foot (3’) high Street Screen (see Figure 10-2).
Furthermore, along all streets (except alleys), service areas and ground-mounted utility
equipment shall be screened in such a manner that the service area shall not be visible
to a person standing on the property line on the far side of the adjoining street (see
Figure 10-3). Required Street Screens shall be of one of the following:
The same building material as the principal structure on the lot or
A vegetative screen composed of shrubs planted to be a minimum of seventy-five
percent (75%) opaque at maturity, or
A combination of the two.
i. Street Screens cannot block any required sight triangles along a cross street or
driveway.
ii. Street Screens may include breaks to provide pedestrian access from any surface
parking or service area to the public sidewalk.
Figure 10-2 Illustration showing required Street Screen along all frontages
without a Building within the BTZ
(b) Screening of Roof Mounted Equipment: All roof mounted mechanical equipment (except
solar panels) shall be screened from view of a person standing on the property line on
the far side of the adjoining street (see Figure 10-3). The screening material used shall
be the same as the primary exterior building material used.
Approved July 13, 2015
Revised December 12, 2016
Section 10: Sidewalk and Landscape Standards TCAAP Redevelopment Code
Page | 93
Figure 10-3 Illustration showing required screening of roof and ground mounted equipment
10.5 Street Lighting: Street lighting should be provided on Spine, Town, Collector and Collector
with Trail roads. Refer to Arden Hills Public Works Design Manual for lighting palette. The
following standards shall apply for pedestrian scale lighting:
(a) Vehicular lighting shall be a maximum of thirty feet (30’) in height and pedestrian-
oriented lighting a maximum of eighteen feet (18’) in height.
(b) Street lights shall be placed at an average of forty feet (40’) on center, approximately
three (3) feet behind the back of curb, aligned with street trees, and where street trees
are planted.
(c) The light standard selected shall be compatible with the design of the street and
buildings.
(d) All other standards for street lighting shall direct light downward or properly shielded
with three-quarter (¾) or fully shielded fixtures to prevent glare.
(e) High efficiency lighting, such as LED lamps, is required.
10.6 Exterior Lighting: All development in the TRC (including surface parking lots) with the
exception of Single-Family Attached, Single-Family detached, Townhouse, and Two-Family
Residential Uses shall comply with the Exterior Lighting regulations in AHC Section 1325.
10.7 Street Furniture
(a) Street Furniture shall be placed within the Plantings/Furnishings Zone or within the front
setback area only. Benches and bike racks are recommended along all Pedestrian
Priority Frontages and will be placed in alignment with light poles and street trees.
(b) Trash receptacles shall be required for all development along Pedestrian Priority
Frontages. Trash receptacles should be placed at street corners. If development is
located mid-block, place the trash can near front entry.
Approved July 13, 2015
Revised December 12, 2016
Section 10: Sidewalk and Landscape Standards TCAAP Redevelopment Code
Page | 94
(c) All street furniture shall be located in such a manner as to allow a Clear Zone of a
minimum of six (6) feet in width. Placement of street furniture and fixtures shall be
coordinated with organization of sidewalks, landscaping, street trees, building entries,
curb cuts, signage, and other street fixtures.
(d) Materials selected for paving and street furniture shall be of durable quality and
require minimal maintenance.
10.8 Utilities
(a) All utility lines shall be underground.
(b) Locations on private property must be found for switchgear and transformer pads
needed to serve that property. Such locations shall be either along General Frontages
or at the side or rear of the property and screened from view of a person standing on
the property line on the far side of any adjoining street (see Figure 10-3).
10.9 Parking Lot Landscaping: All surface parking shall meet the standards for parking lot
landscaping in the AHC Section 1325.
Approved July 13, 2015
Revised December 12, 2016
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 95
11.0 Sign Standards
11.1 Applicability: Except for sign types, sign dimensional standards, and as specifically listed
below, all other signage and sign standards shall comply with the AHC Chapter 12.
11.2 Prohibited Signs: The following types of Signs shall be prohibited in the TRC:
(a) Any sign that flashes, blinks, revolves, or is put into motion will not be permitted
except as allowed in TRC Section 11.16;
(b) Streaming or video signs or screens;
(c) Non-shielded LED or flood lights;
(d) Streamers and inflatable mascots;
(e) Portable or wheeled signs and advertising devices on the site other than sandwich
board signs and mounted menu signs permitted in Table 11-1; and
(f) Any additional prohibited signage in AHC Section 1230.02.
11.3 Sign Types Permitted: All development to which this Section is applicable shall comply
with the Sign Regulations in Table 11-1 below.
Sectio
C
Sign
Perm
HIG
MON
S
COR
MON
SI
on 11: Sign Standa
Campus Comme
n Type
anent Signs
HWAY
NUMENT
IGN
RRIDOR
NUMENT
GNS
CC
C
Civic
ards
ercial
Zoning
District
Allowed
s
OMU
CC
RMU
OMU
FO
CC
RMU
OMU
FO
C
Table 11-
Town C
Flex O
Descr
A sign not at
building, but
permanently
by a structur
from the gro
permanently
the ground.
A sign not at
building, but
permanently
by a structur
from the gro
permanently
the ground.
Monument si
smaller than
Monument S
TC
FO
-1 Permitted
L
Center
Office
ription
ttached to a
t
y supported
re extending
ound and
y attached to
ttached to a
t
y supported
re extending
ound and
y attached to
A Corridor
ign shall be
a Highway
ign.
C
O
Sign Types b
EGEND
Reta
Nei
by Character Z
il Mixed-Use
ighborhood
Im
RMU
NR
Ap
Revise
Zone
age
pproved July 13
d December 12
TCAAP Redev
Office Mixed
OMU
3, 2015
2, 2016
velopment Code
Page | 96
d-Use
Standard
11.4
11.5
U
Approved July 13, 2015
Revised December 12, 2016
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 97
LEGEND
Campus Commercial
Town Center
Retail Mixed-Use
Office Mixed-Use
Flex Office
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
BUILDING
IDENTITY
SIGN
CC
A Wall Sign attached to
the upper floor of a
multiple story building or
parapet of single tenant
one-story building that
provides identification of
the entire building. (May
be used instead of the
Building Projecting Sign)
11.6
STOREFRONT/
TENANT WALL
SIGNS
Wall Sign attached to a
retail storefront or sign
band area directly
adjacent to the retail
storefront within a multi-
tenant building. (May be
used instead of a Tenant
Canopy Sign)
11.7
BUILDING
PROJECTING
SIGNS
Wall Sign that extends a
distance of more than
18” perpendicular from
the building façade.
Sign is placed on the
upper floors of a multiple
story building. (May be
used instead of the
Building Identity Sign)
11.8
CC TC RMU
FO NR
CC
RMU
OMU
FO
TC
CC
RMU
OMU
TC
CC
RMU
OMU
FO
TC
C
C
OMU
Civic
Approved July 13, 2015
Revised December 12, 2016
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 98
LEGEND
Campus Commercial
Town Center
Retail Mixed-Use
Office Mixed-Use
Flex Office
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
ROOF SIGNS Not permitted A sign installed over or
on the roof of a building.
TENANT
CANOPY
SIGNS
A sign mounted to a
canopy or awning that is
within or directly
adjacent to a retail
storefront. (May be used
instead of a
Storefront/Tenant Wall
Sign)
11.9
TENANT
BLADE SIGNS
Wall Sign that extends a
distance more than 18”
perpendicular from the
building façade and is
oriented towards the
sidewalk. Sign is
mounted to a retail
storefront or may be
mounted under a canopy.
11.10
CC TC RMU
FO NR
CC
RMU
OMU
FO
TC
RMU
OMU
TC
C
OMU
Civic
Approved July 13, 2015
Revised December 12, 2016
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 99
LEGEND
Campus Commercial
Town Center
Retail Mixed-Use
Office Mixed-Use
Flex Office
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
WINDOW
SIGNS
A sign mounted to or
intended to be seen
through a window.
11.11
DIRECTIONAL
SIGNS
A vehicular sign with
directional information
intended to direct visitors
to various destinations
within a larger
development with
multiple buildings.
11.12
CC TC RMU
FO NR
CC
RMU
OMU
FO
TC
CC
RMU
OMU
FO
TC
C
C
C
OMU
Civic
Approved July 13, 2015
Revised December 12, 2016
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 100
LEGEND
Campus Commercial
Town Center
Retail Mixed-Use
Office Mixed-Use
Flex Office
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
DIRECTORY
SIGNS
A pedestrian oriented
sign containing a listing
and or map of the
tenants and destinations
within an area, block,
building or development.
11.13
SANDWICH
BOARD AND
MOUNTED
MENU SIGNS
A temporary sign with
two connected faces
usually arranged back to
back.
A temporary pole or
wall mounted sign that
displays a restaurant
menu.
11.14
CC TC RMU
FO NR
CC
RMU
OMU
TC
CC
RMU
OMU
FO
TC
C
C
C
OMU
Civic
Approved July 13, 2015
Revised December 12, 2016
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 101
TC
LEGEND
Campus Commercial
Town Center
Retail Mixed-Use
Office Mixed-Use
Flex Office
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
ADDRESS
SIGNS
All
A sign containing only the
lot, building or retail
tenant address.
11.15
MARQUEE
SIGN
A sign placed over the
entrance to a theatre or
other public gathering
venue. It has signage
stating either the name
of the establishment or, in
the case of theatres or
other public venues, the
name of the event, artist,
and other details of the
event appearing at that
venue. The marquee is
often identifiable by a
surrounding cache of
light bulbs, usually yellow
or white, that flash
intermittently or as
chasing lights. Marquee
signs may often be
combined with Building
Projecting signs.
11.16
CC TC RMU
FO NR
RMU
C
OMU
Civic
C
Approved July 13, 2015
Revised December 12, 2016
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 102
LEGEND
Campus Commercial
Town Center
Retail Mixed-Use
Office Mixed-Use
Flex Office
Neighborhood
Sign Type
Zoning
District
Allowed
Description Image Standard
Temporary Signs
BANNERS
A temporary fabric or
vinyl sign hung from a
building façade.
11.17
TEMPORARY
CONSTRUCTION
SIGNS
All
A temporary sign
mounted to a construction
fence that announces a
new business or
construction project.
11.18
CC TC RMU
FO NR
CC
RMU
OMU
FO
TC
C
C
OMU
Civic
Approved July 13, 2015
Revised December 12, 2016
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 103
11.4 Highway Monument Sign
Location Standards
(a) I-35W and Hwy 10
Frontages only
a. Located within 60 ft. of the edge of I-35W or Hwy 10.
b. Maximum height of 30 ft. above the street pavement grade of
the elevated portion of the highway.
c. Maximum total sign face area of 400 sq. ft. (cumulative of all
surfaces). Sign face may be divided into multiple segments. Area
between segments does not count toward sign face area.
d. One sign allowed for lots with at least 1,000 ft. of highway
frontage. Two signs permitted for frontages greater than 1,000
ft. Signs to be a minimum of 1,000 ft. apart.
11.5 Corridor Monument Sign
Location Standards
(a) All per zoning
district permitted
i. Maximum area of 0.7 sq. ft. for each linear foot of street
frontage with a maximum of 150 sq. ft. for multi-tenant signs.
ii. Corridor Monument Sign not permitted for single-tenant
buildings, instead multiple single tenants should be combined
onto one (1) Corridor Monument Sign.
iii. One per lot. For lots with a total street frontage greater than
700 ft., two (2) signs are permitted. Signs must be a minimum of
400 ft. apart.
iv. For lots fronting two streets, one sign is permitted on each street.
v. Maximum height of 12 ft. above frontage street pavement
grade.
vi. Monument structure shall include a base, frame, and cap around
the sign area. Material shall be the same as the principal
structure on the lot.
vii. Maximum total area shall not exceed 1.5 times the permitted
sign copy area of a sign.
11.6 Building Identity Sign
Location Standards
(a) I-35W, Hwy 10 and
MN-96 Frontages only
i. May be used for single tenant commercial, office or institutional
buildings only (multiple tenant building shall be subject to 11.7
below).
ii. May be used instead of a Building Projecting Sign
iii. Maximum area of 200 sq. ft. or 15% of the façade area,
whichever is less.
iv. Mount in upper third of the facade.
(b)
All frontages other than
I-35W, Hwy 10 and
MN-96
i. May be used for single tenant commercial, office or institutional
buildings only (multiple tenant building shall be subject to 11.7
below).
ii. May be used instead of a Building Projecting Sign
iii. Maximum area of 150 sq. ft. or 10% of the façade area,
whichever is less.
iv. Mount in the upper third of the facade
Approved July 13, 2015
Revised December 12, 2016
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 104
11.7 Storefront/Tenant Wall Sign
Location Standards
(a) IH-35W, Hwy 10 and
MN-96 Frontages only
i. May be used for multiple tenant commercial, office or institutional
buildings only (single tenant building shall be subject to 11.6
above).
ii. May be used instead of a Tenant Canopy Sign
iii. May be located on the ground floor façade only (sign to be
mounted below 25 feet as measured from finished grade outside
the facade).
iv. One sign per tenant space; area to be calculated at 2 sq.ft. per
linear foot of tenant space façade along the building’s frontage
up to a maximum of 150 sq.ft.
v. Sign to be located between demising walls of leased storefront.
vi. Sign shall not overlap architectural features like window lintels,
canopy support points, coping, etc.
vii. Wall sign may encroach, a maximum of 12”, on to a sidewalk
while maintaining a vertical clearance of 8 ft. from the finished
sidewalk if it is non-illuminated and 11 ft. from the finished
sidewalk if it is illuminated.
viii. Building signs may be internally or externally lit.
(b)
All frontages other than
IH-35W, Hwy 10 and
MN-96
i. May be used for multiple tenant commercial, office or institutional
buildings only (single tenant building shall be subject to 11.6
above).
ii. May be used instead of a Tenant Canopy Sign
iii. May be located on the ground floor façade only (sign to be
mounted below 25 feet as measured from finished grade outside
the facade).
iv. One sign per tenant space; area to be calculated at 1.5 sq.ft.
per linear foot of tenant space façade along the building’s
frontage up to a maximum of 100 sq.ft.
v. Sign to be located between demising walls of leased storefront.
ix. Sign shall not overlap architectural features like window lintels,
canopy support points, coping, etc.
vi. Wall sign may encroach, a maximum of 12”, on to a sidewalk
while maintaining a vertical clearance of 8 ft. from the finished
sidewalk if it is non-illuminated and 11 ft. from the finished
sidewalk if it is illuminated.
vii. Building signs may be internally or externally lit.
viii. Live-Work and Home occupations: One sign limited to an area of
30 sq. ft. max.
Approved July 13, 2015
Revised December 12, 2016
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 105
11.8 Building Projecting Signs
Location Standards
(a)
All per zoning
district permitted
i. Building Projecting sign may be permitted in place of a Building
Identity Sign.
ii. Maximum area of 200 sq. ft. or 15% of the façade area,
whichever is less
iii. Will not obstruct any pedestrian or vehicular way (vertical
clearance of 10 ft. from the finished sidewalk if it is non-
illuminated and 11 ft. from the finished sidewalk if it is
illuminated).
iv. Sign may project no more than 50% of the width of the sidewalk
or six (6) ft. from building façade line (whichever is less).
v. Sign may not extend above building parapet line or eaves line.
vi. Maximum of one per façade
vii. Signs must be constructed of durable materials. Impermanent
materials, such as canvas or flexible vinyl, are not allowed.
11.9 Tenant Canopy Sign
Location Standards
(a)
All per zoning
district permitted
i. May only be used instead of a Storefront/Tenant Wall Sign.
ii. One sign per tenant space; area to be calculated at 1.5 sq.ft.
per linear foot of tenant space façade along the building’s
frontage up to a maximum of 100 sq.ft.
iii. Sign to be located between demising walls of leased storefront.
iv. Sign shall not extend beyond outermost edges of canopy.
v. Signs are to be mounted over the canopy, on the face of a
canopy or over any awnings
11.10 Tenant Blade Sign
Location Standards
(a)
All per zoning
district permitted
i. One Blade sign per tenant space
ii. May be located on the ground floor façade only (sign to be
mounted below 15 feet as measured from finished grade outside
the facade)
iii. Maximum area of 15 sq. ft.
iv. Will not obstruct any pedestrian or vehicular way. Minimum
vertical clearance of ten (10) ft. from the finished sidewalk if it is
non-illuminated and eleven (11) ft. from the finished sidewalk if it
is illuminated.
v. Sign may project no more than three (3) ft. from building wall or
a distance equal to 50% of the width of the abutting sidewalk
(whichever is less).
Approved July 13, 2015
Revised December 12, 2016
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 106
11.11 Window Sign
Location Standards
(a) All per zoning
district permitted
i. No permit is required for small-scale (under 1.0 sq. ft. in total
area) signs placed at the pedestrian eye level. These exempted
signs include: tenant logo and name, website or other social
media address store hours and address, and public safety decals
as required by applicable codes or government regulations.
ii. Window signs include any signage attached to the storefront
glazing or located on storefront interior within three (3) ft. of the
storefront and intended to be viewed from the storefront exterior.
iii. Maximum area of 25% of overall glazed storefront, including
doors.
11.12 Directional Signs
Location Standards
(a) All per zoning
district permitted
i. Permitted only for multi-tenant commercial and mixed-use
developments with multiple building within one development.
ii. Applies only to signs located at lot entrances accessible from
public streets.
iii. Maximum size of 60 sq. ft.
iv. Maximum height of eight (8) ft. above frontage street pavement
grade.
v. One sign permitted per development entrance. Maximum of two
(2) signs per street frontage.
vi. Signs located on interior of site and not intended to be viewed or
utilized by traffic on public streets do not require a permit.
vii. In the Town Center, an electronic changeable copy sign is allowed
for each parking structure entrance.
11.13 Directory Signs
Location Standards
(a) All per zoning
district permitted
i. Signs located on interior of lot and not intended to be viewed or
utilized by traffic on public streets do not require a permit. In
such cases, any sign lettering or logos used must be less than 2”
(max.).
11.14 Sandwich Board and Mounted Menu Signs
Location Standards
(a) All per zoning
district permitted
i. Permitted only for retail, service, or restaurant tenants.
ii. Maximum area of 8 sq. ft. per sign face
iii. Maximum height of 4 ft.
iv. One per storefront.
v. Sign shall not interfere with any pedestrian way and a minimum
of 5 ft. of sidewalk shall remain clear.
vi. Chalkboards may be used for daily changing of messages.
Reader boards (electronic and non-electronic) shall be prohibited.
vii. Sandwich Board Signs and Pole-Mounted Menu Signs shall be
removed every day after the business is closed.
Approved July 13, 2015
Revised December 12, 2016
Section 11: Sign Standards TCAAP Redevelopment Code
Page | 107
11.15 Address Signs
Location Standards
(a) All per zoning
district permitted
i. Allowed per AHC Section 1230.01 – Subsection 3.
11.16 Marquee Signs
Location Standards
(a) All per zoning
district permitted
i. Permitted for theatres, auditoriums, and other public gathering
venues of 100 persons or more;
ii. Marquee signs shall be attached to the building or located above
or below a canopy only;
iii. Area = 100 sq ft. maximum;
iv. Message board may be changeable copy provided that the copy
does not change more than once every 15 minutes.
11.17 Banners
Location Standards
(a) All per zoning
district permitted
i. Maximum area of 150 square feet or 10% of the façade area,
whichever is less.
ii. For multi-tenant buildings, individual tenant banners shall not
exceed the width of the tenant bay.
iii. Banners shall only be permitted on a temporary basis for a
maximum period of 30 days per calendar year. Upon review of
need by Community Development Department, an extension or
additional time may be granted with submittal of a new
application.
11.18 Temporary Construction Signs
Location Standards
(a) All per zoning
district permitted
i. Must be attached to a part of a temporary construction fence.
11.19 For Sale/Lease Signs
Location Standards
(a) All per zoning
district permitted
i. Allowed per AHC Section 1250.02 – Subsection 5.
11.20 Additional Standards
a. Signs located on interior of a lot and not intended to be viewed or utilized by traffic
on public streets do not require a permit.
b. Retail, service, and restaurant business that wrap a building corner creating two or
more storefronts will be permitted to place signs on each storefront.
c. Encroachments into public right-of-way shall not be permitted. See section 6.1(i) for
standards for encroachments over required setback areas.
1
TCAAP OPEN HOUSE SURVEY RESPONSES
Wednesday, November 16, 2016
4:30 to 7:30 p.m.
All Respondents (125)
Identified as
Arden Hills Resident
(105)
Average
Response
Median
Response
Average
Response
Median
Response
The development’s mix of residential housing
meets the future needs of Arden Hills. 3.673 4 3.577 4
I like the potential mix of retail in the
development plan. 4.000 4 3.908 4
The corporate campus contributes positively to
the development. 3.911 4 3.884 4
I will utilize the parks and outdoor amenities. 4.263 5 4.208 5
Please rate your overall feeling towards the
development. 3.690 4 3.577 4
Generalized Subject-Based Responses to Open Ended Questions
Density and Height
All Respondents (76)
Identified as
Arden Hills Resident
(70)
Too Dense (did not mention specific height in their
response) 25 23
10 Stories are OK (mentioned that they liked the
greater height) 18 16
Maintain 5 Story Maximum (stated they did not
like 10 or liked 5 stories) 33 31
Parks, Amenities and Natural Features
All Respondents Identified as
Arden Hills Resident
Adequate Amount of Parkland 8 7
Insufficient Parkland 5 5
Liked the Parks as Proposed 15 14
Parks are Missing at least One Amenity 9 8
Incorporate more Natural Features 8 8
Attachment M
2
Commercial and Corporate Campus
All Respondents Identified as
Arden Hills Resident
Concerned that the Retail will not be
Successful 3 3
Emphasis should be placed on Small and Local
Retail 8 6
Excited about the Retail Commercial 16 15
Concerns about the Corporate Campus 5 5
Housing and Affordability
All Respondents Identified as
Arden Hills Resident
Likes the Affordable Housing 6 5
Affordable Housing brings Issues/Concerns 4 3
Likes the Single Family Homes 3 2
Single Family Homes are Too Small 4 4
Single Family Homes are Too Expensive 9 9
Community Context
All Respondents Identified as
Arden Hills Resident
Liked more Urban Feel/Density 18 16
Not Suburban/Arden Hills 26 24
Other Comments
All Respondents Identified as
Arden Hills Resident
Likes the Mix and/Variety of Uses 35 26
Likes the Workability 6 4
Needs more Bicycle of Pedestrian
Amenities 11 10
Comment about Traffic 30 27
Comment about Transit 11 10
Comment about Schools 10 8
Comment about Taxes 4 4
When will it Start 7 5
Scrap the Whole Thing 3 2
182485v2
ORDINANCE NO. 2016-011
CITY OF ARDEN HILLS
RAMSEY COUNTY, MINNESOTA
AN ORDINANCE AMENDING CHAPTER 13, OF THE
ARDEN HILLS CITY CODE, ZONING CODE
THE CITY COUNCIL OF THE CITY OF ARDEN HILLS, MINNESOTA, ORDAINS:
SECTION 1. Chapter 13, Section 1315.01, Zoning Map, of the City Code shall
hereby be amended to reflect the zoning district designations as shown for the area legally
described in Attachment A, commonly referred to as the TCAAP or Rice Creek Commons
property.
SECTION 2. This Ordinance shall be effective immediately following Metropolitan
Council authorization to amend the City’s Comprehensive Plan as proposed by Resolution
No. 2016-040.
PASSED and ADOPTED this _____ day of December, 2016, by the City Council of
the City of Arden Hills, Minnesota.
CITY OF ARDEN HILLS
By _______________________________
David Grant, Mayor
ATTEST:
_____________________________
Julie Hanson, City Clerk
Published in the Shoreview-Arden Hills Bulletin on December 21, 2016.
Attachment N
182485v2
ATTACHMENT A
182488v2
ORDINANCE NO. 2016-012
CITY OF ARDEN HILLS
RAMSEY COUNTY, MINNESOTA
AN ORDINANCE AMENDING CHAPTER 13, OF THE
ARDEN HILLS CITY CODE, ZONING CODE
THE CITY COUNCIL OF THE CITY OF ARDEN HILLS, MINNESOTA, ORDAINS:
SECTION 1. Chapter 13, Zoning Code, of the Arden Hills Code, is hereby amended
by amending Section 1380, TCAAP Redevelopment Code (TRC).
SECTION 2. The TRC shall control development in the area legally described in
Attachment A and shown on the City Zoning Map.
SECTION 3. This Ordinance shall be effective immediately following Metropolitan
Council authorization to amend the City’s Comprehensive Plan as proposed by Resolution
No. 2016-040.
PASSED and ADOPTED this _____ day of December 12, 2016, by the City Council
of the City of Arden Hills, Minnesota.
CITY OF ARDEN HILLS
By __________________________________
David Grant, Mayor
ATTEST:
_________________________________
Julie Hanson, City Clerk
Published in the Shoreview-Arden Hills Bulletin on December 21, 2016.
Attachment O
182488v2
ATTACHMENT A
182498
CITY OF ARDEN HILLS
RAMSEY COUNTY, MINNESOTA
SUMMARY ORDINANCE NO. 2016-011
SUMMARY ORDINANCE NO. 2016-012
ORDINANCES AMENDING CHAPTER 13, OF THE
ARDEN HILLS CITY CODE, ZONING CODE
NOTICE IS HEREBY GIVEN that, on December 12, 2016, Ordinances No. 2016-011
and 2016-012 were adopted by the City Council of the City of Arden Hills, Minnesota.
NOTICE IS FURTHER GIVEN that, because of the lengthy nature of the Ordinances,
the following summary of each ordinance has been prepared for publication.
Ordinance No. 2016-011 amends the Zoning Map to reflect zoning district designations
for the approximately 427 acre portion of the former Twin Cities Army Ammunition Plant
(TCAAP) now owned by Ramsey County, and commonly referred to as the Rice Creek
Commons Property.
Ordinance No. 2016-012 amends section (Section 1380) to the Arden Hills City Code,
amending regulations that will control development of the Rice Creek Commons Property.
Printed copies of each ordinance in its entirety are available for inspection by any person
during the City’s regular office hours and are posted on the City’s website.
APPROVED for publication by the City Council of the City of Arden Hills,
Minnesota, this _____ day of December, 2016.
CITY OF ARDEN HILLS
By __________________________________
David Grant, Mayor
ATTEST:
_________________________________
Julie Hanson, City Clerk
Attachment P
CITY OF ARDEN HILLS
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION NO. 2016-040
RESOLUTION ADOPTING AN AMENDMENT TO THE COMPREHENSIVE PLAN
FOR THE TCAAP PROPERTY
WHEREAS, the Arden Hills 2030 Comprehensive Plan was officially approved in
September of 2009; and
WHEREAS, the City Council considered approval of a Comprehensive Plan
Amendment in order to rezone the approximately 427 acre portion of the Twin Cities Army
Ammunition Plant (TCAAP) property owned by Ramsey County and to adopt the TCAAP
Redevelopment Code (TRC) on December 12, 2016; and
WHEREAS, the Comprehensive Plan Amendment and related approvals would
change the land use designations on the TCAAP property from Mixed Business and Mixed
Residential to Neighborhood Residential, Town Center, Campus Commercial, Retail Mixed-
Use, Office Mixed-Use, Flex Office, Public and Institutional, Utility, and Parks and Open
Space; and
WHEREAS, the City’s Future Land Use Map would be amended to re-designate the
property to reflect the changes in land use classifications; and
WHEREAS, the chapters and appendixes that pertain to this amendment would be
updated to ensure compatibility with the TCAAP Master Plan;
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Arden
Hills, Minnesota, that the proposed Comprehensive Plan Amendment for the TCAAP
property are approved subject to review by the Metropolitan Council pursuant to Minnesota
Statutes §473.864:
ADOPTED BY THE CITY COUNCIL OF THE CITY OF ARDEN HILLS
THIS 12th DAY OF DECEMBER, 2016.
____________________________________
ATTEST:David Grant, Mayor
__________________________________________
Julie Hanson, City Clerk
Attachment Q
Page 1 of 1
DATE: December 7, 2016 PC Agenda Item 5.A
TO: Planning Commission Chair Thompson and Commissioners
FROM: Eric Zweber, AICP, Interim City Planner
SUBJECT: Report from the City Council
November 14, 2016 City Council Regular Meeting
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.
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.
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.
MEMORANDUM
Page 1 of 1
DATE: December 7, 2016 PC Agenda Item 5.B
TO: Planning Commission Chair Thompson and Commissioners
FROM: Eric Zweber, AICP, Interim City Planner
SUBJECT: Rice Creek Commons (TCAAP) and Update
Meetings
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.
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.
MEMORANDUM