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05-03-2017 PC
APPROVAL OF THE AGENDA APPROVAL OF MINUTES April 5, 2017 Planning Commission Regular Meeting 04 -05 -17PC.PDF PLANNING CASES Planning Case 17 -010 - 3246 New Brighton Road - Preliminary & Final Plat And Variance (Public Hearing Required) MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF Planning Case 17 -011 - 3930 Northwoods Drive - Health Partners - Master And Final Planned Unit Development (Public Hearing Required) MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF Planning Case 17 -012 - 4255 -4295 Lexington Avenue North - CSM Corporation - Master And Final Planned Unit Development (Public Hearing Required) MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF UNFINISHED AND NEW BUSINESS Planning Case 17 -006 - Higher Education Moratorium Study MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF COMMENTS AND REPORTS Report From The City Council 05 -03 -17 - REPORT FROM THE CITY COUNCIL.PDF Planning Commission Comments Staff Comments ADJOURNMENT ADJOURN A quorum of the City Council may be present at this meeting. Chair: Roberta Thompson Commissioners: Nick Gehrig Angela Hames Phillip Neururer Clayton Zimmerman Steven Jones James Lambeth Brent Bartel (Alternate) Council Liaison: Fran Holmes Planning Commission May 3, 2017 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: 3.B. Documents: 3.C. Documents: 4. 4.A. Documents: 5. 5.A. Documents: 5.B. 5.C. 6. APPROVAL OF THE AGENDAAPPROVAL OF MINUTESApril 5, 2017 Planning Commission Regular Meeting04-05 -17PC.PDFPLANNING CASESPlanning Case 17 -010 - 3246 New Brighton Road - Preliminary & Final Plat And Variance (Public Hearing Required)MEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDFATTACHMENT C.PDFATTACHMENT D.PDFATTACHMENT E.PDF ATTACHMENT F.PDF Planning Case 17 -011 - 3930 Northwoods Drive - Health Partners - Master And Final Planned Unit Development (Public Hearing Required) MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF Planning Case 17 -012 - 4255 -4295 Lexington Avenue North - CSM Corporation - Master And Final Planned Unit Development (Public Hearing Required) MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF UNFINISHED AND NEW BUSINESS Planning Case 17 -006 - Higher Education Moratorium Study MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF COMMENTS AND REPORTS Report From The City Council 05 -03 -17 - REPORT FROM THE CITY COUNCIL.PDF Planning Commission Comments Staff Comments ADJOURNMENT ADJOURN A quorum of the City Council may be present at this meeting. Chair:Roberta ThompsonCommissioners:Nick GehrigAngela Hames Phillip NeururerClayton ZimmermanSteven JonesJames LambethBrent Bartel (Alternate)Council Liaison:Fran Holmes Planning CommissionMay 3, 2017 6:30 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: 3.B. Documents: 3.C. Documents: 4. 4.A. Documents: 5. 5.A. Documents: 5.B. 5.C. 6. APPROVAL OF THE AGENDAAPPROVAL OF MINUTESApril 5, 2017 Planning Commission Regular Meeting04-05 -17PC.PDFPLANNING CASESPlanning Case 17 -010 - 3246 New Brighton Road - Preliminary & Final Plat And Variance (Public Hearing Required)MEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDFATTACHMENT C.PDFATTACHMENT D.PDFATTACHMENT E.PDFATTACHMENT F.PDFPlanning Case 17 -011 - 3930 Northwoods Drive - Health Partners - Master And Final Planned Unit Development (Public Hearing Required) MEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDFATTACHMENT C.PDFATTACHMENT D.PDFPlanning Case 17 -012 - 4255 -4295 Lexington Avenue North - CSM Corporation -Master And Final Planned Unit Development (Public Hearing Required)MEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDFATTACHMENT C.PDFUNFINISHED AND NEW BUSINESSPlanning Case 17 -006 - Higher Education Moratorium StudyMEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDFATTACHMENT C.PDFCOMMENTS AND REPORTSReport From The City Council05-03 -17 - REPORT FROM THE CITY COUNCIL.PDFPlanning Commission Comments Staff CommentsADJOURNMENTADJOURN A quorum of the City Council may be present at this meeting. Chair:Roberta ThompsonCommissioners:Nick GehrigAngela Hames Phillip NeururerClayton ZimmermanSteven JonesJames LambethBrent Bartel (Alternate)Council Liaison:Fran Holmes Planning CommissionMay 3, 2017 6:30 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:3.B.Documents:3.C.Documents:4.4.A.Documents:5.5.A.Documents:5.B.5.C.6. Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, APRIL 5, 2017 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 Nick Gehrig, Steven Jones, James Lambeth, and Phillip Neururer. Absent: Commissioners Angela Hames, Brent Bartel and Clayton Zimmerman. Also present were: Senior Planner Matthew Bachler, Hannah Rybak (WSB) and Councilmember Steve Scott. APPROVAL OF AGENDA – APRIL 5, 2017 Chair Thompson stated the agenda will stand as published. APPROVAL OF MINUTES March 8, 2017 – Planning Commission Regular Meeting Commissioner Lambeth moved, seconded by Commissioner Jones, to approve the March 8, 2017, Planning Commission Regular Meeting minutes as presented. The motion carried unanimously (5-0). PLANNING CASES A. Planning Case 17-007; 3517 Siems Court - Variance –No Public Hearing Required Hannah Rybak, WSB, stated the property at 3517 Siems Court is located in the R-1 District on the northeast side of Lake Johanna. The applicants have proposed taking down the existing dwelling on the property and constructing a new single-family dwelling. The new house would consist of one level with a walkout basement facing Lake Johanna. Overall, the structure would ARDEN HILLS PLANNING COMMISSION – APRIL 5, 2017 2 have an area of 2,549 square feet. Included in this footprint are a 792-square foot attached garage and a 64-square foot porch. Ms. Rybak reported one setback variance is needed for the proposed dwelling. The required front yard setback in the R-1 District is 40 feet. Due to other considerations on the lot, the applicants have proposed at 25-foot front yard setback. A variance is needed for the dwelling to encroach 15 feet into the required setback. The existing dwelling on the property is considered to be legal nonconforming because it encroaches approximately 18.7 feet into the 40-foot setback. Site Data Land Use Plan: Low Density Residential Existing Land Use: Single Family Detached Residential Zoning: R-1: Single Family Residential Current Lot Sizes: 0.74 Acres (31,722 square feet) Topography: Slopes down approximately 35 feet from southeast corner of property to Lake Johanna ordinary high water level Ms. Rybak reviewed the surrounding area, the Plan Evaluation and the Variance Evaluation Criteria. Ms. Rybak provided the Findings of Fact for review: General Findings: 1. The property at 3517 Siems Court is located in the R-1 Single Family Residential Zoning District. 2. The lot is a conforming lot within the R-1 District. 3. The applicants have proposed taking down the existing dwelling on the property and constructing a new single-family dwelling. 4. The proposed principal structure would encroach 15 feet into the front yard setback, creating a setback of 25 feet from the Siems Court property line. The minimum front yard setback in the R-1 District is 40 feet. 5. All other aspects of the proposed construction are in conformance with the Zoning Code requirements for the R-1 District. 6. The proposed dwelling would not encroach on any flood plains, wetlands, or easements. Variance Findings: 7. The variance would be in harmony with the purpose and intent of the City’s Code because the dwelling would be constructed in a location to preserve the property’s natural features and neighboring views of Lake Johanna. 8. The variance would be consistent with the City’s Comprehensive Plan because it meets the City’s housing goal of encouraging property reinvestment that complements and enhances the character of the City’s established neighborhoods. 9. The proposed construction of a new single-family dwelling is a reasonable use of the property that would not be allowed under the rules of the Zoning Code without the requested variance. 10. The property is unique and presents development challenges because of its topography. The unique characteristics of the property were not created by the property owners. ARDEN HILLS PLANNING COMMISSION – APRIL 5, 2017 3 11. The proposed dwelling would not alter the essential character of the neighborhood because it would result in a structure that is consistent and compatible with other construction in the area. 12. The requested variance does not appear to be based on economic considerations alone. Ms. Rybak stated based on the submitted plans and findings of fact, staff recommends approval of Planning Case 17-007 for a Variance at 3517 Siems Court. If the Planning Commission votes to recommend approval of Planning Case 17-007, staff is recommending the following four (4) conditions of approval: 1. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. A Grading and Erosion Control permit shall be required prior to the issuance of a Building Permit. 3. A Building Permit shall be required prior to commencement of construction. 4. The structure shall conform to all other regulations in the City Code. Ms. Rybak 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 staff had an overhead view of the neighborhood. Ms. Rybak reviewed an overhead view of the homes on their lots for this street and noted the proposed setback would be keeping in line with the neighborhood. Commissioner Lambeth stated he lived near this property and he understood the grade of the rear lot was extremely steep. He stated it would be impractical to require this property to meet the City’s setback requirements. For this reason, he stated he would be supporting the requested variance. Chair Thompson asked if the retaining walls had been reviewed by the City Engineer. Senior Planner Bachler noted the retaining walls had been reviewed by the City Engineer. He noted the location of the retaining walls was within an easement and would have to be moved. He explained staff received an updated site plan from the applicant pushing the retaining walls outside of the easement. He noted that the City Engineer would need to verify the location of the retaining wall before issuing a Grading and Erosion Control Permit. Chair Thompson questioned if the City had received any comments from the neighbors. ARDEN HILLS PLANNING COMMISSION – APRIL 5, 2017 4 Ms. Rybak reported staff had not received any comments. Commissioner Gehrig moved and Commissioner Neururer seconded a motion to recommend approval of Planning Case 17-007 for a variance at 3517 Siems Court, based on the findings of fact and submitted plans, as amended by the four (4) conditions in the April 5, 2017, Report to the Planning Commission. The motion carried unanimously (5-0). B. Planning Case 17-008; Lexington Station – Master PUD Amendment and Final PUD Phase 2 – Public Hearing Senior Planner Bachler stated in 2013, the City approved a Master PUD for the Lexington Station redevelopment project at the southwest corner of Lexington Avenue North and Red Fox Road. The total project area is 7.57 acres in size and is comprised of three separate parcels (3833 and 3771 Lexington Avenue and 1120 Red Fox Road). Phase 1 of the redevelopment was completed in 2013-2014 and included the demolition of the former Blue Fox Restaurant and the construction of a 15,340-square foot multi-tenant commercial building. Senior Planner Bachler reported the approved Master PUD identified Phase 2 as the remodeling of the existing light industrial building at 1120 Red Fox Road for an approximately 17,000 square foot retail use. Phase 3 included the demolition of the existing building at 3771 Lexington Avenue, and the construction of a new multi-tenant commercial building and two retail/office two-story buildings. Roberts Management is requesting an amendment for Phases 2 and 3 of the approved PUD. Senior Planner Bachler explained Roberts Management has proposed modifications to the Master PUD based on changes in market demand and from their experience with Phase 1 of the development. For Phase 2, the existing building at 1120 Red Fox Road would be demolished and a new 16,922 square foot retail/office building would be constructed in its place. The proposed floor plan shows a total of 12 tenant bays within the building with the two bays at the north and south end of the building being slightly larger in size. The building would be repositioned closer to the western property boundary, which would allow for construction of a greater number of parking stalls to serve the two buildings. Phase 2 calls for an additional 155 parking stalls, which would bring the total number of spaces for the first two phases to 230. A drive-up window has also been added on the south side of the building. Senior Planner Bachler indicated for Phase 3, the footprint of the multi-tenant commercial building on Lexington Avenue has been reduced to 15,210 square feet. A drive-up window has also been added on the north side of the building and would be accessed by a drive lane along the east side of the building. The two retail/office buildings would be replaced by one 17,841 square foot retail building at the southwest corner of the site. The original proposal had included some underground parking for the two retail/office buildings and this would be replaced by additional surface parking. After the completion of Phase 3, the total number of parking stalls for the development would be 413. Senior Planner Bachler stated with the completion of Phase 2, three driveways would provide access to the site: two on Red Fox Road and one on Lexington Avenue. A new access driveway would be constructed in conjunction with Phase 3 on Lexington Avenue in alignment with the Target service road, and the existing Lexington Avenue driveway would be closed. ARDEN HILLS PLANNING COMMISSION – APRIL 5, 2017 5 Senior Planner Bachler commented Roberts Management anticipates they will commence work on Phase 2 this year with the demolition of the existing building at 1120 Red Fox Road and the expansion of the shared parking areas for Phases 1 and 2. Construction on the Phase 2 building would likely take place during 2018. Phase 3 is expected to be completed between 2021 and 2023. Site Data Land Use Plan: Commercial Existing Land Use: Multi-tenant commercial, office/flex industrial Zoning: B-3: Service Business District Current Lot Sizes: 7.57 Acres Topography: Level Senior Planner Bachler reviewed the surrounding area, the Plan Evaluation and the Design Standards. Senior Planner Bachler provided the Findings of Fact for review: 1. The properties located at 3771 and 3833 Lexington Avenue North and 1120 Red Fox Road are located in the B-3 – Service Business District. 2. The City approved a Planned Unit Development comprised of 3771 and 3833 Lexington Avenue North and 1120 Red Fox Road on July 8, 2013 in Planning Case 13-003. 3. The applicant has proposed an amendment to the approved Planned Unit Development in order to reconfigure the parking and site layout and building orientation and size for Phase 2 and Phase 3 of the redevelopment project. 4. The applicant has submitted a Final Planned Unit Development for Phase 2 of the redevelopment project. 5. The Master PUD Amendment and Final PUD for Phase 2 are in substantial conformance with the PUD approved in Planning Case 13-003 and the requirements of the City Code. 6. Where the plan is not in conformance with the City Code, flexibility has been requested by the applicant and/or conditions have been placed on an approval that would mitigate the nonconformity. 7. Flexibility through the PUD process has been requested in the following areas: landscape coverage, drive-up window requirements, planting island coverage, location and number of off-street parking stalls, building materials, site furnishings and seating, and freestanding signage. 8. The proposed development plans exceed the minimum requirements of the City Code in the following areas: minimum caliper inches, street trees, and commercial façade transparency. 9. The Master PUD Amendment and Final PUD for Phase 2 are in conformance with the Arden Hills 2030 Comprehensive Plan. The properties at 3771 and 3833 Lexington Avenue North and 1120 Red Fox Road are guided for Commercial. The Commercial land use category is applied to 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. 10. The application is not anticipated to create a negative impact on the immediate area or the community as a whole. ARDEN HILLS PLANNING COMMISSION – APRIL 5, 2017 6 Senior Planner Bachler stated based on the submitted plans and findings of fact, staff recommends approval of Planning Case 17-008 for a Master PUD Amendment and Final PUD at 3771 and 3833 Lexington Avenue North and 1120 Red Fox Road. If the Planning Commission votes to recommend approval of Planning Case 17-008, staff is recommending the following nineteen (19) conditions of approval: 1. The Developer shall continue to abide by the conditions of all previous Master PUD Agreements, permits, and reviews, except as hereinafter amended. 2. 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 the City Council. 3. The Developer shall obtain the required development permits within one year of the approval date 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. 4. A PUD Amendment and Phase 2 Development Agreement shall be prepared by the City Attorney and subject to City Council approval. The Agreement shall be executed prior to the issuance of any development permits. 5. The Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of site improvements including grading, utilities, and paving, prior to the issuance of any development permits. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured bank, and be in a form acceptable to the City. The purpose of the letter of credit is to ensure that site improvements are completed in the event that the developer defaults on the Development Agreement. 6. The Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of site improvements including grading, utilities, and paving, prior to the issuance of any development permits. 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. 7. 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 bank. The purpose of the letter of credit is to ensure that landscaping is completed in the event that the developer defaults on the Development Agreement. The City will hold the letter of credit for two years after the installation of landscaping. The letter of credit should not expire during the two-year period. 8. The Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of landscaping 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. 9. The Developer shall provide the City with a copy of the Rice Creek Watershed District permit for the project prior to the issuance of any development permits. 10. Final grading, drainage, utility, and site plans shall be subject to approval by the City Engineer, Building Official, City Planner, and Fire Marshall prior to the issuance of a Grading and Erosion Control Permit or other development permits. 11. The Developer shall obtain a Right-of-Way Permit from the City for any construction work required for the development within the Red Fox Road right-of-way. ARDEN HILLS PLANNING COMMISSION – APRIL 5, 2017 7 12. The proposed monument sign on Red Fox Road shall be redesigned so that it conforms to the freestanding sign standards for Sign District 5, as defined in Section 1240.02 of the City Code. 13. All roof-mounted mechanical equipment shall be screened from ground-level view of public streets. Wood screening shall not be permitted. 14. The Rock Face CMU-2 building material shall have a color consistent with the Brick building material, as shown on Sheet A3.1. 15. The western access driveway on Red Fox Road shall be redesigned to have the same radius as the eastern access driveway on Red Fox Road. 16. Sheet C2 shall be revised to include “Do Not Enter” and “One-Way” signs for the Phase 2 drive-thru. 17. Prior to City Council review, the parking stalls at the southwest corner of the Phase 2 site, immediately south of the trash enclosure, shall be removed from the development plans so as to allow for adequate fire truck circulation. 18. The Developer shall provide the City with a copy of the Shared Parking Agreement that provides for shared parking between 3833 Lexington Avenue and 1120 Red Fox Road prior to the issuance of a building permit for Phase 2. 19. The PUD Amendment and Phase 2 Development Agreement shall address the Developer’s responsibility for the cost of the eastbound right-turn lane at the Red Fox Road and Lexington Avenue intersection scheduled to be constructed as part of the Ramsey County improvement project for Lexington Avenue in 2020. Senior Planner Bachler reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval with Conditions 2. Recommend Approval as Submitted. 3. Recommend Denial 4. Table Chair Thompson opened the floor to Commissioner comments. Commissioner Jones asked if the plan included a stormwater drainage system. Senior Planner Bachler noted the plan included an underground stormwater drainage system, similar to the system that was installed for Phase 1. Commissioner Lambeth expressed concern with the turning radiuses depicted in the plan for fire trucks. He questioned if there was any opportunity to modify the plan to provide for improved safety. Senior Planner Bachler explained the plans were reviewed by the Lake Johanna Fire Marshal. He indicated the Fire Marshal recommended the parking stalls at the southwest corner of the site be removed. Commissioner Gehrig inquired where the monument sign would be located. ARDEN HILLS PLANNING COMMISSION – APRIL 5, 2017 8 Senior Planner Bachler discussed the location of the monument sign noting it would be at the more easterly driveway access, on the western side of the driveway. Commissioner Gehrig asked how many tenants would be using the monument sign. Senior Planner Bachler reported the building could have up to 12 tenants. Chair Thompson questioned where signage would be located and how traffic would flow for Phase 3 of this development. Senior Planner Bachler discussed the approved PUD for Lexington Station and commented on the location of the Phase 1 monument sign, along with the proposed locations of the Phase 2 and Phase 3 monument signs. He explained the existing Lexington Avenue driveway access would be removed during Phase 3 of the development and replaced with a new driveway in alignment with the Target service road. Commissioner Jones requested the Phase 3 monument sign be smaller in size. Chair Thompson asked that the applicant come forward at this time. Nicholas Roberts, Roberts Management Group, thanked the Commission for their time and consideration. He commented on the proposed PUD for Phase 2 of Lexington Station. Chair Thompson questioned what type of tenants would be occupying Phase 2. Mr. Roberts anticipated this portion of the development would house quick serve food, chiropractor, cell phone and retail tenants. Commissioner Jones asked if the tenants within the building that will be redeveloped for Phase 3 would be encouraged to move into the Phase 2 building. Mr. Roberts indicated he would be contacting these businesses to discuss this opportunity. Commissioner Jones stated he would love to see a stop light at the new intersection on Lexington Avenue. Chair Thompson inquired if the applicant supported removal of several parking spaces in the southwest corner of the site in order to improve fire access. Mr. Roberts commented he supported this recommendation from staff. Chair Thompson requested further information on how delivery trucks would flow through the site. Mr. Roberts described how delivery trucks would flow through Phase 1 and Phase 2 of the property. ARDEN HILLS PLANNING COMMISSION – APRIL 5, 2017 9 Commissioner Lambeth asked for additional comment from the applicant on the monument sign. Mr. Roberts explained he was trying to keep the monument signs for Phase 1 and Phase 2 similar in size. He noted the Phase 1 monument sign has seven tenant panels at this time. Commissioner Jones understood the Phase 1 sign was 20 feet in height. He stated he supported the 26-foot-high monument sign for Phase 2 given the proposed location. Chair Thompson questioned if the monument sign location could be relocated. Mr. Roberts stated this could be considered, but stated he was trying to put the monument sign relatively close to the new businesses. Chair Thompson inquired if any of the tenants within Phase 2 would require outdoor seating. Mr. Roberts explained he had provided space for outdoor seating on the east and north side of the building. He indicated he did not have a specific tenant in mind, but noted he would be working to find a user that was interested in utilizing this outdoor space. Commissioner Lambeth questioned when this project would begin construction. Mr. Roberts commented he would begin construction on the Phase 2 building in the spring of 2018. Commissioner Neururer discussed Condition #12 and asked if staff was recommending a 16- foot monument sign. Senior Planner Bachler stated this was correct, staff was recommending the monument sign on Red Fox Road be a maximum of 16 feet in height. Mr. Roberts requested the Commission allow him a small amount of flexibility with regard to the monument sign. Chair Thompson opened the public hearing at 7:42 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. There being no additional comment Chair Thompson closed the public hearing at 7:43 p.m. Commissioner Gehrig did not believe this development should be held strictly to the sign code given the number of potential tenants and because the sign was offset from Lexington Avenue. He was uncertain if 26 feet was the correct height, but believed this was reasonable. Chair Thompson commented on the monument sign and stated she believed the design was favorable given the proposed location of the Phase 2 building. She explained she would support a sign larger than 16 feet in height to ensure patrons could properly find the new businesses. ARDEN HILLS PLANNING COMMISSION – APRIL 5, 2017 10 Commissioner Lambeth agreed with this comment. Commissioner Jones supported the Phase 2 sign being 26 feet in height. Commissioner Lambeth asked if the monument sign would be illuminated. Mr. Roberts reported this was the case and noted the Phase 2 sign would match the Phase 1 monument sign in terms of its design. Chair Thompson requested signage be posted internally within Lexington Station to slow traffic down. She asked how the Commission would like to address Condition 12. Senior Planner Bachler recommended Condition 12 be eliminated if the Commission supported the applicants sign as presented. Commissioner Gehrig suggested Condition 12 read: The proposed monument sign on Red Fox Road shall be proportionate to the existing Lexington Station monument signage, but allowing for additional tenant space. Chair Thompson understood the applicant was requesting smaller building signage in order to allow for a larger monument sign. Senior Planner Bachler reported this was the case. He recommended a new condition be added stating for the record that each of the internal tenants would be allowed 40 square feet of wall signage and the end tenants would be allowed to have 60 square feet of wall signage. Commissioner Jones supported the development having a slightly larger monument sign with smaller wall signs. He recommended that Condition #12 be removed and that Condition #20 be added. Chair Thompson supported the 26-foot monument sign along with the reduced size of the wall signage. Commissioner Jones moved and Commissioner Lambeth seconded a motion to recommend approval of Planning Case 17-008 for a Master PUD Amendment and Final PUD at 3771 and 3833 Lexington Avenue North and 1120 Red Fox Road, based on the findings of fact and submitted plans, as amended by the eighteen (18) conditions, in the April 5, 2017, Report to the Planning Commission, striking Condition 12 and adding Condition 20 to read: Each of the internal tenants will be allowed 40 square feet of wall signage and the end tenants will be allowed to have 60 square feet of wall signage. The motion carried unanimously (5-0). UNFINISHED AND NEW BUSINESS None. ARDEN HILLS PLANNING COMMISSION – APRIL 5, 2017 11 REPORTS A. Report from the City Council Councilmember Scott updated the Planning Commission on City Council activities from the March 13, 2017 City Council Regular Meeting stating the City Council approved Planning Case 17-002 for a Site Plan Review on Boston Scientific’s campus. The application was for the construction of a new parking and drop-off area for the Building 10 daycare facility. The Planning Commission reviewed this case at their meeting on February 8, 2017, and unanimously recommended approval. In addition, the City Council approved a proposal from WSB & Associates to complete the 2040 Comprehensive Plan Update. The Comprehensive Plan Update is expected to be completed by January 2018. The Planning Commission will be discussing components of the Plan at several upcoming meetings. The next meeting this item is scheduled to be discussed is on June 7, 2017, when the Planning Commission will review topics on land use and housing. Councilmember Scott updated the Planning Commission on City Council activities from the March 20, 2017 City Council Work Session stating the City Council reviewed a Concept Plan Review from Lyngblomsten for a senior housing project on the south end of the North Heights Lutheran Church property located at 1700 West Highway 96. The concept plan included the construction of up to 200 units comprised of a full continuum of care on an approximately 6-acre development parcel. The proposal would require a Comprehensive Plan Amendment, rezoning, Conditional Use Permit for a nursing home and assisted living, Planned Unit Development, and Preliminary and Final Plat. B. Planning Commission Comments and Requests Commissioner Lambeth stated he attended the WSB Planning 101 training last Saturday. He commended Ms. Rybak and her associates for their great work. C. Staff Comments None. ADJOURN Commissioner Jones moved, seconded by Commissioner Gehrig, to adjourn the April 5, 2017, Planning Commission Meeting at 8:17 p.m. The motion carried unanimously (5-0). City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-010 - 3246 New Brighton Road - Preliminary Plat & Variance\Memos_Reports_17-010\PC Report_(5- 3-17)_17-010.docx Page 1 of 11 MEMORANDUM DATE: May 3, 2017 PC Agenda Item 3.A TO: Planning Commission Chair Thompson and Commissioners FROM: Matthew Bachler, Senior Planner SUBJECT: Planning Case #17-010 – Public Hearing Required Applicant: Don Palme Property Owner: Lake Johanna Fire Department Property Location: 3246 New Brighton Road Request: Preliminary Plat, Final Plat, and Variance Requested Action The applicant is requesting approval of a Preliminary Plat, Final Plat, and Variance for the property located at 3246 New Brighton Road in order to subdivide the one (1) parcel with a decommissioned fire station into four (4) parcels to be developed with single-family homes. The property is zoned R-2 – Single & Two Family Residential District, which has a lot width requirement of 85 feet. The applicant is requesting a variance to allow for a reduced lot width of 81.75 feet. Background Don Palme of Car-Don LLC has a purchase agreement with Lake Johanna Fire Department for approximately 3.12 acres of land consisting of one parcel at 3246 New Brighton Road. The property at 3246 New Brighton Road is the site of the former Lake Johanna Fire Station, which closed in April of 2017. The applicant is requesting approval for a project that would result in the redevelopment of the property for four single-family homes. The property at 3246 New Brighton Road is zoned R-2 – Single & Two Family Residential District, and is guided for Public Institutional uses in the City’s 2030 Comprehensive Plan. The adjacent properties to the north, east, west and south are zoned R-2 District and are guided for Low Density Residential uses in the Comprehensive Plan. The property to the northwest is City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-010 - 3246 New Brighton Road - Preliminary Plat & Variance\Memos_Reports_17-010\PC Report_(5- 3-17)_17-010.docx Page 2 of 11 occupied by Trinity Lutheran Church, and is zoned R-2 District and is guided for Public and Institutional uses in the Comprehensive Plan. The site is bordered to the north, east and south by single family detached homes. Generally, the topography of the site along New Brighton Road is relatively flat while the rear of the property drops off about 28 feet to a wetland. This wetland is a land locked basin and does not have an overland connection to Lake Johanna. 1. Overview of Request The site is approximately 3.12 gross acres in size and located near the intersection of New Brighton Road and Jerrold Avenue and is within the block bounded by New Brighton Road to the west, Beckman Avenue to the north, and Lake Johanna Boulevard to the east, creating a triangular shaped block. The site is comprised of one parcel which has existing structures of the closed fire station that would be demolished as part of the project. Five separate driveways on New Brighton Road currently provide access to the property and the various fire department structures and parking lots. After accounting for the right-of-way area that extends into New Brighton Road and the flood wetlands areas located on the site, 1.54 acres of net buildable area exists on the site. The applicant is requesting approval to subdivide the site into four single- family lots. In this case the applicant is proposing four driveways from New Brighton Road in order to provide access to the residential lots. This is a decrease of one additional driveway from the existing conditions. In addition to the Preliminary and Final Plat for the subdivision, a Variance is required for the reduced lot width from the required 85 feet to the requested 81.75 feet. A Comprehensive Plan Amendment is also required to change the designation of the property to VLDR Very Low Density Residential from its current designation as P/I Public and Institutional. The application submitted included the Preliminary Plat, Final Plat and Variance requests, but did not include the Comprehensive Plan Amendment. The Public Hearing Notice for the May 3, 2017 Planning Commission meeting only included the Preliminary Plat, Final Plat and Variance items. Those items can be reviewed at the May 3 meeting, but not the Comprehensive Plan Amendment. The Public Hearing for the Comprehensive Plan Amendment will be scheduled for the June 7, 2017 Planning Commission meeting. Staff is requesting that the Planning Commission open the Public Hearing and take testimony from the public and the applicant, but following the testimony, the Planning Commission should table Planning Case 17-010 to the June 7 meeting. The application submitted is provided in Attachment A and the plan set and Preliminary and Final Plat are included in Attachments B and C. City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-010 - 3246 New Brighton Road - Preliminary Plat & Variance\Memos_Reports_17-010\PC Report_(5- 3-17)_17-010.docx Page 3 of 11 Planning Case 17-010 will include four (4) requests: 1. Variance (Review May 3) 2. Preliminary Plat (Review May 3) 3. Final Plat (Review May 3) 4. Comprehensive Plan Amendment (Review June 7) 2. Surrounding Area: Direction Future Land Use Plan Zoning Existing Land Use North LDR – Low Density Residential R2 – Single & Two Family Residential Single-family Detached South LDR – Low Density Residential R2 – Single & Two Family Residential Single-family Detached East LDR – Low Density Residential R2 – Single & Two Family Residential Single-family Detached West LDR – Low Density Residential R2 – Single & Two Family Residential Single-family Detached Northwest P/I Public Institutional R2 – Single & Two Family Residential Church 3. Site Data: Future Land Use Plan: P/I Public Institutional Existing Land Use: Fire Station Zoning: R2 – Single & Two Family Residential Lot Size: 3.12 Acres Plan Evaluation 1. Chapter 11, Subdivision Regulations Review A. Street Plan & Streets No new streets are being constructed for the Ernie Nelson Estates development. All four lots will have their own driveway access onto New Brighton Road, similar to the other single family detached housing along New Brighton Road. B. Easements City subdivision regulations require 12-foot wide utility and drainage easements dedicated to the City along the right-of-way and centered on common lot lines. The plat includes 10-foot utility and drainage easements that are centered on the common lots lines throughout the development and a 10-foot easement along the New Brighton Road right-of-way and along the rear property line of Lot 1. The rear drainage and utility easement on Lots 2, 3, and 4 include the area around the infiltration basin and wetland. Staff recommends that the easements be expanded in the areas City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-010 - 3246 New Brighton Road - Preliminary Plat & Variance\Memos_Reports_17-010\PC Report_(5- 3-17)_17-010.docx Page 4 of 11 necessary to meet the City’s subdivision regulations. All utility and drainage easements will be dedicated to the public as required by the Subdivision Code. C. Park Dedication The Subdivision Ordinance requires developers of subdivisions to dedicate to the public a reasonable percentage of the tract to be developed. Section 1130.08 Subd. 2 of the Subdivision Ordinance indicates that for a subdivision that results in new dwelling units less than two units per acre, the applicant shall dedicate six percent of the buildable land area in the subdivision or pay a park dedication fee of $6,500 per lot. Six percent of the development would be 0.187 acres which would not allow for a feasible park area. A condition of approval would be payment of $26,000 of park dedication fees. D. Required Improvements All other required improvements, including sewer, water, utilities, and driveway connections to New Brighton Road will be constructed in accordance with the City’s Subdivision Code. The Subdivision Code requires that each lot be provided with a minimum of three trees to be placed in the front yard. Coniferous trees must be at least 6 feet in height and deciduous trees a dimeter of 2.5 inches. These tree plantings will be required to be installed at the time each lot is developed. 2. Chapter 13, Zoning Regulations Review Section 1320 – District Provisions (R-2 Single & Two Family Residential District) A. Lot Area and Dimensions The applicant is proposing to subdivide the property into four single-family lots. As proposed, Lot 1 has a size of 21,827 square feet, Lot 2 has a size of 28,140 square feet, Lot 3 has a size of 31,793 square feet and Lot 4 has a size of 43,357 square feet. The Zoning Code requires a minimum lot size of 11,000 square feet in the R-2 District. All lots within the Ernie Nelson Estates subdivision meet the requirements required for lot area. The Code also requires individual lots in the R-2 Zoning District to have a street frontage of at least 85 feet, and a lot depth of at least 120 feet. Lot frontage is measured at the minimum front yard setback, which allows homes to be constructed on a radius, such as on a cul-de-sac, a curve, or lots without parallel lot lines. As indicated by the applicant and reflected on the submitted plans, all lots have a lot width 81.75 feet and a minimum depth of 120 feet. The reduced lot width would require approval of the Variance requested. City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-010 - 3246 New Brighton Road - Preliminary Plat & Variance\Memos_Reports_17-010\PC Report_(5- 3-17)_17-010.docx Page 5 of 11 Lot Total Lot Area (Square Feet) Width (Feet) Depth (Feet) Zoning Code (R-2 District) 11,000 85 120 1 21,187 81.75 267 2 28,140 81.75 288 3 31,793 81.75 389 4 43,357 81.75 321 B. Floor Area Ratio (FAR) The FAR is the sum of the gross horizontal area of all floors of a building as measured in square feet from the exterior sides of the exterior walls, but not including covered porches; decks; any space where the average floor-to-ceiling height is less than six feet; attached or detached garages; and other detached accessory structures. The R-2 District allows for an FAR of up to 30 percent for a residential structure in this district. All homes constructed on the site will be required to meet the FAR requirements. The diagram below provides an example of the existing FAR requirement of 30 percent when applied to the Ernie Nelson Estates development. Lot Size Home Size with FAR of 30% 21,187 (Smallest Lot Proposed) *6,356 square feet 43,357 (Largest Lot Proposed) *13,007 square feet C. Building Coverage and Landscaped Lot Area The applicant has submitted a site plan that indicates proposed building pads for each lot. The building pads reflect the typical area of each lot that a home would be built upon. Based on a measurement of the proposed building pads, each lot can be constructed to meet the City’s required building coverage maximum and landscaped lot area minimum. The maximum structure coverage is 25 percent and the minimum landscape coverage is 65 percent in the R-2 District. D. Building Height and Density The maximum building height in the R-2 District is 35 feet. All homes constructed on the site will be required to meet the City’s height requirements. The maximum density allowed in the R-2 District is 5 units per net acre. There are 1.54 buildable acres on this property. The construction of four single-family homes would result in a net density of 2.60 units per acre. The City’s Comprehensive Plan states that “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 land use classification City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-010 - 3246 New Brighton Road - Preliminary Plat & Variance\Memos_Reports_17-010\PC Report_(5- 3-17)_17-010.docx Page 6 of 11 of Very Low Density is defined as 1.5 to 3 units per acre. If the proposed development is approved, the City will reclassify this property in the 2030 Future Land Use Map as Very Low Density Residential. F. Setbacks The minimum building setbacks in the R-2 District are 40 feet in the front yard, 30 feet in the rear yard, and a 5-foot minimum in the side yard, with both sides required to add up to a minimum of 15 feet. Based on the site plan provided, all setback requirements stated in the Zoning Code would be met by the proposed Ernie Nelson Estates development. Section 1325 – General Regulations A. Accessory Structures No accessory structures are proposed at this time. Future homeowners who choose to construct accessory structures will be required to do so in accordance with the Zoning Code. B. Tree Preservation There are several significant trees on the property that would be removed during demolition of the fire station structure and the grading of the site for residential building pads. The applicant has not submitted a Tree Preservation Plan. A recommended condition of approval is that a Tree Preservation Plan in accordance with the City Code requirements be submitted before City Council approval. The applicant may be required to provide mitigation for the removed trees based on the completed Tree Preservation Plan. Section 1355.04 Subd. 4 - Variance Requirements The applicant has requested a Variance from the R-2 District minimum lot width requirement of 85 feet to a reduced standard of 81.75 feet. This reduced width would allow for a four lot subdivision. If the Variance is not approved, the plat would need be reduced to three lots to comply with the 85-foot width requirement. As background, staff has reviewed the lot widths of the 30 existing residential lots within this block (Attachment D). Nine of the lots have a lot width less than the 85-foot requirement and eight lots have a width less than the 81.75 feet requested by the applicant. Additionally, the majority of the lots west of New Brighton Road are approximately 75 feet wide and are also zoned R-2 District. The Planning Commission and City Council must use the following criteria when reviewing a request for a Variance: City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-010 - 3246 New Brighton Road - Preliminary Plat & Variance\Memos_Reports_17-010\PC Report_(5- 3-17)_17-010.docx Page 7 of 11 1. Purpose and Intent. The Variance request shall comply with the purpose and intent of the provisions of City's Zoning Regulations and with the policies of the City's Comprehensive Plan. The Comprehensive Plan states that one and one-half to three units per acre is allowed in the Very Low Density Residential land use district. The proposed density of the subdivision is 2.60 units per net acre. Should the Comprehensive Plan be amended to Very Low Density Residential, then this criterion would be met. Require the Comprehensive Plan Amendment. 2. Practical Difficulties. The applicant for a Variance shall establish that there are practical difficulties in complying with the provisions of the Arden Hills Zoning Regulations. The following criteria apply to this application: a) Reasonable Use. The property owner proposes to use the property in a reasonable manner not permitted by the Zoning Ordinance. A single family home with allowed accessory structure can be constructed on an 81.75 foot wide lot and would be a reasonable use of the property. Criterion met. b) Unique Circumstances. The plight of property owner is due to circumstances unique to the property not created by the landowner. The property has been used as a fire station for decades and it is assumed that forethought into the eventual redevelopment of the property into residential lots did not occur. Criterion met. c) Character of Neighborhood. The variance, if granted, will not alter the essential character of the neighborhood. There are a number of lots within this block that have lot widths less than the required 85 feet, but the majority of the lots on this block are 85 feet wide or greater. Planning Commission determination needed. d) Economic Consideration. Economic consideration alone does not constitute a practical difficulty. The practical difficulty could be the difficulty of converting a property designed as a fire station into a residential subdivision. Planning Commission determination needed. e) Access to Sunlight. Inadequate access to direct sunlight for solar energy systems shall be considered a practical difficulty. The lots face southwest and have adequate access to sunlight. Not Applicable. Additional Review Building Official and Fire Marshal The Building Official has reviewed the application and does not have any objections to the proposed project. Since this is a property owned by the Fire Department, the Fire Marshal is recusing himself from commenting on the proposed project. All final plans will be subject to the Building Official and Fire Marshal’s approval prior to the issuance of any permits. City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-010 - 3246 New Brighton Road - Preliminary Plat & Variance\Memos_Reports_17-010\PC Report_(5- 3-17)_17-010.docx Page 8 of 11 Public Works Director/City Engineer The Public Works Director/City Engineer has reviewed the plans for the Ernie Nelson Estates development project. Comments from the City Engineer/Public Works Department can be found in Attachment E. All final grading and utility plans will be subject to the approval by the City Engineer prior to the issuance of any development permits. Ramsey County Ramsey County has reviewed the application for Ernie Nelson Estates but has not provided any formal comments. Any work conducted within the right-of-way will require a County permit. Rice Creek Watershed District The Rice Creek Watershed District (RCWD) is charged with reviewing and approving the drainage plan. The proposal for the Ernie Nelson Estates development has been submitted to the RCWD but they will not provide any approvals until the Variance is approved by the City. The correspondence with the RCWD does not indicate any regulations that would be expected to impact the plat design. Based on initial comments from the RCWD review, the applicant has included individual infiltration facilities on each lot in order to treat stormwater runoff from the site. These filtration facilities direct stormwater from the front and sides of each lot to the rear or north side of each property where a larger infiltration facility will collect the stormwater before it is released. The infiltration facilities will be maintained by each individual land owner under a maintenance agreement with the RCWD. Findings of Fact Staff offers the following findings of fact for this proposal: General Findings: 1. The proposed Ernie Nelson Estates subdivision is comprised of a total of 3.12 acres. 2. The proposed Ernie Nelson Estates subdivision property is located at 3246 New Brighton Road and is currently zoned R-2 – Single & Two Family Residential. 3. The Ernie Nelson Estates subdivision is proposed as R-2 – Single & Two Family Residential. 4. The R-2 – Single & Two Family Residential District permits up to five (5) units per acre. 5. The proposed Ernie Nelson Estates development is proposed at 2.6 units per net acre. 6. The Ernie Nelson Estates subdivision property currently has the land use designation of Public & Institutional in the City’s 2030 Comprehensive Plan. 7. The applicant is proposing to re-plat the property into four (4) single-family lots. 8. The applicant is proposing to construct four (4) single-family homes. 9. No new streets will be constructed as a result of this development. 10. The proposed development requires park dedication. City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-010 - 3246 New Brighton Road - Preliminary Plat & Variance\Memos_Reports_17-010\PC Report_(5- 3-17)_17-010.docx Page 9 of 11 11. The park dedication requirement for this application is six percent of the buildable land area in the subdivision or a park dedication fee of $6,500 per lot. Six percent of the development would be 0.187 acres which would not allow for a feasible park area. The park dedication fee of $6,500 per lot will be applied in this case. 12. As currently designed the proposed plan is not in conformance with the City’s 2030 Comprehensive Plan in regards to the land use classification. The property at 3246 New Brighton Road is guided for Public & Institutional uses. 13. The development plan would require that the property be designated in the Comprehensive Plan as Very Low Density Residential. Variance Findings: 14. The applicant has requested a variance from the R-2 lot width standard of 85 feet to a reduced standard of 81.75 feet. 15. A Comprehensive Plan Amendment is required to re-guide the property for Very Low Density Residential use from its current classification as Public and Institutional. 16. A single family home with allowed accessory structures can be constructed on a 81.75 foot wide lot and would be a reasonable use of the property. 17. The property has been used as a fire station for decades and it is assumed that forethought into the eventual redevelopment into residential lots did not occur. 18. There are a number of lots within this block that have lot widths less than the required 85 feet, but the majority of the lots on this block are 85 feet wide or greater. 19. The practical difficulty could be the difficulty of converting a property designed as a fire station into a residential subdivision. 20. The proposed lots face southwest and have adequate access to sunlight. Recommendation For the benefit of the Planning Commission and the applicant, staff has prepared the following recommended conditions. Since this project is being requested to be tabled until the June 7, 2017 Planning Commission meeting, some of the condition may change if plan revisions are submitted by the applicant: 1. The Preliminary Plat and Final Plat drainage easements shall be expanded to twelve (12) feet in width dedicated to the City along the right-of-way and centered on common lot lines to match the City Code requirement. 2. The applicant will supply a Tree Preservation Plan that complies with the City Code requirements before the City Council approval of the Ernie Nelson Estates plat. 3. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 4. The execution of the Final Plat shall be contingent upon the Metropolitan Council’s approval of the Comprehensive Plan Amendment. City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-010 - 3246 New Brighton Road - Preliminary Plat & Variance\Memos_Reports_17-010\PC Report_(5- 3-17)_17-010.docx Page 10 of 11 5. The development agreement shall be prepared by the City Attorney and subject to City Council approval. The development agreement shall be executed prior to execution of the Final Plat. 6. The Developer shall submit a park dedication, subject to the approval of the City Council, equal to $26,000 (four (4) lots times $6,500 per lot). The City shall use the park dedication to expand the City’s parks, trails, and recreation system. 7. The Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of site improvements including grading, utilities, stormwater filtration systems, and driveway openings, 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 bank, and be in a form acceptable to the City. The purpose of the letter of credit is to ensure that site improvements are completed in the event that the developer defaults on the Development Agreement. 8. The Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of site improvements including grading, utilities, stormwater filtration systems, and driveway openings, 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. 9. The Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of the materials and installation for any tree replacement requirements 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 bank. The purpose of the letter of credit is to ensure that landscaping is completed in the event that the developer defaults on the Development Agreement. The City will hold the letter of credit for two years after the installation of landscaping. The letter of credit should not expire during the two-year period. 10. The proposed project may require permits, including, but not limited to, MPCA-NPDES, Rice Creek Watershed District, Minnesota Department of Health, MPCA- Sanitary Sewer Extension, Ramsey County and City Right of Way, and City Grading and Erosion Control permits. Copies of all issued permits shall be provided to the City prior to the issuance of any building permits. 11. The final plans shall be subject to approval by the Fire Marshal prior to the issuance of a building permit. 12. The final grading, drainage, and utility plans shall be subject to approval by the City Engineer prior to the commencement of any construction on the site. 13. 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. 14. Sanitary sewer and water shall be accepted by the City and ready for hookup prior to the issuance of any building permits. 15. The application shall be required to meet the requirements as outlined in the memo from the City Engineer dated 4/25/17. 16. All landscaping materials shall be put in place as the approved grading plan is completed with the exception of the required front yard trees, which shall be the responsibility of the applicant to install at the time each house is constructed. City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-010 - 3246 New Brighton Road - Preliminary Plat & Variance\Memos_Reports_17-010\PC Report_(5- 3-17)_17-010.docx Page 11 of 11 17. The maintenance agreement between the RCWD and the developer for the stormwater filtration system shall be provided to the City before the issuance of any development permits. 18. The applicant shall conform to all other City regulations. Proposed Motion Language Table the Planning Case 17-010 to the June 7, 2017 Planning Commission meeting. Public Notice Notice of the public hearing for the Preliminary Plat, Final Plat, and Variance was published in the Shoreview-Arden Hills Bulletin on April 19, 2017, and mailed to all properties within 1,000 feet of the subject property. A new public hearing notice will be published for the Comprehensive Plan Amendment, Preliminary Plat, Final Plat, and Variance. Resident Comment Staff has received one phone call from a resident in the neighborhood who opposed the requested Variance for four lots where three lots would be permitted under the City Code. The resident expressed concern about the additional density that would be allowed and the impact on adjacent properties. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on April 12, 2017. Pursuant to Minnesota State Statute, the City is required to act on this request by June 12, 2017, (60 days), unless the City provides the petitioner with written reasons for an additional 60-day review period. Attachments A. Land Use Application B. Development Plans (Demolition, Grading, and Utility Plans) C. Preliminary Plat and Draft Final Plat D. Lot Width of the Residential Lots of this Block E. City Engineer Comments, dated April 25, 2017 F. Aerial Map Lot Width 50 3167 Lake Johanna Blvd 60 3173 Lake Johanna Blvd 65 3199 Lake Johanna Blvd 75 3264 New Brighton Road 75 3272 New Brighton Road 75 3280 New Brighton Road 80 3180 New Brighton Road 80 1858 Beckman Ave 82.5 3170 New Brighton Road 85 3240 New Brighton Road 85 3163 Lake Johanna Blvd 85 1850 Beckman Ave 90 3176 New Brighton Road 90 3244 New Brighton Road 90 3263 Lake Johanna Blvd 100 3232 New Brighton Road 100 3256 New Brighton Road 100 3223 Lake Johanna Blvd 100 3243 Lake Johanna Blvd 105 3191 Lake Johanna Blvd 120 3153 Lake Johanna Blvd 125 3248 New Brighton Road 125 3253 Lake Johanna Blvd 130 1870 Beckman Ave 135 3211 Lake Johanna Blvd 135 1828 Beckman Ave 135 1838 Beckman Ave 150 3192 New Brighton Road 150 3235 Lake Johanna Blvd 170 3275 Lake Johanna Blvd Address 701 Xenia Avenue South | Suite 300 | Minneapolis, MN 55416 | (763) 541-4800 Building a legacy – your legacy. Equal Opportunity Employer | wsbeng.com K:\03455-220\WR\Plan Reviews\2017-04-13 Ernie Nelson Estates\2017-04-24 Plan Review Memo.docx Memorandum To: Sue Polka – Arden Hills City Engineer From: Maia Harold, Michael Billings – WSB Date: April 25, 2017 Re: Ernie Nelson Estates Application Review Comments WSB Project No. 03455-220 WSB has reviewed the documents provided by Plowe Engineering, Inc. on 04/25/2017 for the Ernie Nelson Estates Application. Documents Reviewed include: 11x17 Drainage Areas – Exist (4/17/2017) 11x17 Drainage Areas – Prop (4/17/2017) Cover C1 (4/24/2017) Removals C2 (4/24/2017) Civil C3 (4/24/2017) Grading C4 (4/24/2017) Details C5 (4/17/2017) Storm Water Pollution Prevention Plan C6.1 (4/17/2017) Storm Water Pollution Prevention Plan C6.2 (4/17/2017) Storm Calculations 04-11-2017 (4/17/2017) Based on review of the plan and calculations, we offer the following comments. Grading, Drainage, and Erosion Control Comments: 1.General a. Existing and proposed drainage and utility easements should be shown, if any. b. Clearing and grubbing limits should be clearly shown. 2.Basins and Wetlands a. Identify wetland buffer areas. b.The Normal Water Level (NWL) and the High Water Level (HWL) should be shown for the pond on the plan sheet. The HWL should be shown for the proposed infiltration basin. c.Emergency Overflow (EOF) for both the existing pond and proposed infiltration basin are not shown on the plan sheet. This should be labeled and the flow route clearly displayed on the plan sheet. d. Infiltration basin pretreatment should be identified, if any. Ernie Nelson Estates Application Review Comments April 25, 2017 Page 2 K:\03455‐220\WR\Plan Reviews\2017‐04‐13 Ernie Nelson Estates\2017‐04‐24 Plan Review Memo.docx 3. Erosion Control: a. Erosion control blanket is required on all slopes 3:1 or greater. Portions along the proposed infiltration basin appear to have slopes greater than 3:1. b. Identify where the rock construction entrance will be located. _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-011 - 3930 Northwoods Drive - Master and Final PUD\Memos_Reports_17-011 Page 1 of 11 Requested Action Health Partners Medical Group has requested a Master and Final Planned Unit Development (PUD) in order to complete an 8,531 square foot building addition and to expand the parking area at their existing medical clinic located at 3930 and 3928 Northwoods Drive. Background 1. Overview of Request Health Partners Medical Group has requested a Master and Final PUD in order to complete an 8,531 square foot building addition at their existing medical clinic. The current building is approximately 26,537 square feet in size. The addition would be constructed on the western end of the building and include a new secondary entrance to the clinic. The expansion of the building will allow for additional primary care providers to be added to the site, as well as specialty medical providers that are not currently located at the Arden Hills clinic. The proposal also includes updating the current wall signage and constructing 41 additional parking stalls, most of which would be located on the north side of the building. The existing medical clinic was approved through the Site Plan Review process in 1990 (Planning Case 90-02). There have been no significant modifications to the site since then. The Special Requirements for the I-Flex District in the Zoning Code requires that proposals for new construction, redevelopment of a site, or significant modifications to existing sites use the PUD MEMORANDUM DATE: May 3, 2017 PC Agenda Item 3.B TO: Planning Commission Chair Thompson and Commissioners FROM: Matthew Bachler, Senior Planner SUBECT: Planning Case #17-011 – Public Hearing Required Applicant: Health Partners Medical Group Property Location: 3930 and 3928 Northwoods Drive Request: Master and Final Planned Unit Development _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-011 - 3930 Northwoods Drive - Master and Final PUD\Memos_Reports_17-011 Page 2 of 11 or Conditional Use Permit process. The site is comprised of two lots, 3930 and 3928 Northwoods Drive, but it functions as one continuous development. The existing medical clinic and most of the parking stalls that serve the building are located on 3930 Northwoods Drive. A small portion of the parking area and a regional stormwater pond are located on the 3928 Northwoods Drive parcel. The proposed PUD would cover both lots. 2. Planned Unit Development (PUD) Process: The Planned Unit Development process is a tool that provides additional flexibility for development that an underlying zoning district would not otherwise allow. For example, a PUD may make exceptions to setbacks, lot coverage, parking requirements, signage, or landscaping requirements. It is intended to overcome the limitations of zoning regulations and improve the overall design of a project. While the PUD process allows the City to negotiate certain aspects of the development, any conditions imposed on the PUD must have a rational basis related to the expected impact of the development. A PUD cannot be used to permit uses that would not otherwise be permitted in the underlying zoning district. If a PUD is comprised of multiple lots, it is often treated as one continuous development. The development as a whole would be expected to meet the landscaping and structure coverage, and other similar requirements. For example, one property in the PUD may have 60 percent building coverage, but the development as a whole may not exceed 50 percent building coverage to maintain conformance with the underlying zoning district. The PUD development process is often comprised of multiple steps. The first step is the Master PUD, which is a detailed concept plan for the entire development outlining the individual phases over a period of time. A Final PUD proposal is then submitted prior to the development of each phase of the project. In this case, The Master and Final PUD are being applied for concurrently for the proposed addition. There are no future development phases proposed at this time. 3. Surrounding Area: Direction Future Land Use Plan Zoning Existing Land Use North Right-of-Way (Interstate 694) Right-of-Way (Interstate 694) Right-of-Way (Interstate 694) South Mixed Business I-FLEX District Office East Mixed Business B-3 – Service Business District Office West Mixed Business I-FLEX District Office/Light Industrial _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-011 - 3930 Northwoods Drive - Master and Final PUD\Memos_Reports_17-011 Page 3 of 11 4. Site Data: Future Land Use Plan: Mixed Business Existing Land Use: Medical Clinic Zoning: I-FLEX District (3930 Northwoods Dr.) & B-3 – Service Business District (3928 Northwoods Dr.) Lot Size: 5.27 acres (229,533 square feet) Topography: Relatively flat with slight slope up in northwest corner. There is an existing stormwater pond located at the southeast corner of the site. Plan Evaluation The two lots within the PUD are within different zoning districts: 3930 Northwoods Drive is zoned I-Flex District and 3928 Northwoods Drive is zoned B-3 District. For the purpose of the plan evaluation, the development plans were analyzed based on the I-Flex District requirements since the existing building and proposed addition, and most of the site improvements are located on 3930 Northwoods Drive. Any areas where flexibility is needed through the PUD process have been identified. 1. Chapter 13, Zoning Code Review Section 1320 – District Provisions A. Lot Size, Building Coverage, and Landscaping – Meets Requirements The minimum lot size in the I-Flex District is 24,000 square feet. The combined area of the two lots within the PUD is 229,533 square feet. No more than 40 percent of the total lot area may be covered by structures. In this case, with the addition the building would have a footprint of 35,068 square feet or approximately 15.3 percent of the total site area. The Zoning Code requires properties in the I-Flex District to maintain a minimum landscaped lot area of 25 percent. Landscape lot area is defined as all plantings, including trees, grass, and shrubs, as well as water features. The proposal would reduce landscape coverage to 94,995 square feet or 41.4 percent of the total site area. Proposed PUD (Sq. Ft.) Proposed PUD (PCT) I-Flex District Requirements Structure Coverage 35,068 sq. ft 15.28% Max. of 40% Landscape Coverage 94,995 sq. ft. 41.39% Min. of 25% Total area of two lots within PUD: 229,533 square feet _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-011 - 3930 Northwoods Drive - Master and Final PUD\Memos_Reports_17-011 Page 4 of 11 B. Height – Meets Requirements The maximum height for buildings in the I-Flex District is 45 feet. The proposed addition would have a maximum height of 19 feet – 8 inches. C. Setbacks – Meets Requirements The minimum setback for principal buildings in the I-Flex District is 50 feet in the front yard, and 20 feet in the rear and side yards. In planned unit developments, the building setbacks from the internal lot lines are less of a concern. The primary concern is the setback measurement from Northwoods Drive and Interstate 694, and the adjacent properties to the west and the east of the property. The proposed addition would meet all setback requirements. Northwoods Drive (Front) Interstate 694 (Rear) Western Boundary (Side) Eastern Boundary (Side) Proposed Setbacks 180 feet 50 feet 50 feet 240 feet I-Flex District Requirements 50 Feet 20 Feet 20 Feet 20 Feet D. I-Flex District Special Requirements – Meets Requirements The I-Flex Special Requirements section states that to accomplish the goals of the district, particular attention should be given to the design of buildings, site features (such as landscaping, lighting, and signage) and site design The geometry, massing, materials, and colors of the building shall be responsive to existing buildings, site features, and site design on adjoining sites in the district. The City Council will make the final determination on the compatibility and consistency with this provision. The proposed addition would be consistent with the existing building in terms of massing, materials, and colors. As part of the project, Health Partners would update the existing façade with a stone veneer material that would also be included on the addition. The site currently has extensive tree coverage around the stormwater pond and along Northwoods Drive and the western property boundary. Additional trees and perennial planting areas would be added as part of the addition project. Section 1325 – General Regulations A. Landscaping and Tree Preservation – Section 1325.05 Subd. 1 and 1325.055 Minimum Caliper Inches and Tree Ratio – Exceeds Requirements Based on the square footage of the proposed building addition, the City Code requires 26.7 caliper inches of new trees be planted. A Tree Preservation Plan was provided and no mitigation _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-011 - 3930 Northwoods Drive - Master and Final PUD\Memos_Reports_17-011 Page 5 of 11 is required for the proposed tree removal. The Landscape Plan shows a total of 27 caliper inches of new trees. Caliper Inches Number of Trees Total Existing Significant Trees 761 80 Permitted Removal (10% of Existing) 76.1 -- Proposed Significant Tree Removal 76 3 Mitigation Requirement 0 0 New Trees for Building Addition 26.7 -- Proposed Tree Plantings 30.5 10 The Zoning Code requires that the minimum total caliper inches include a certain percentage of trees in various size ranges based on the building height in stories. The building addition is one- story in height and 50 percent of the new trees would need to be 2.0” – 3.0” in size, 30 percent 3.5” – 4.0”, and 20 percent 4.5” – 6.0”. The landscape plan indicates the new trees would satisfy this requirement. Perennials and Shrubberies – Exceeds Requirements The City Code requires that at least ten percent of the total landscaped area shall be covered with perennials and/or shrubbery. Since a large portion of the site is covered by a stormwater pond, staff subtracted out the surface area of the pond (34,649 square feet) in order to determine a required perennial or shrubbery coverage of 6,035 square feet. The applicant has provided 6,739 square feet of perennial or shrubbery plantings, or 11.18 percent. Planting Islands – Flexibility Requested At least ten percent of a parking area must be occupied by planting islands that are at least 150 square feet in size and have at least one tree. The site currently includes 3,358 square feet of planting islands. No additional planting islands are proposed for the expanded parking area. The total percentage of all parking areas covered by planting islands would be approximately four percent. The Landscape Plan includes additional perennial plantings for the existing islands. Tree Selection – Meets Requirements The proposed Maple, Birch, and Spruce trees are appropriate for urbanized locations and should grow in their proposed locations. D. Lighting – Section 1325.05 Subd. 3 – Meets Requirements Additional exterior lighting is proposed on the west side of the addition and on the north side of the expanded parking area. The proposed light fixtures would be adequately hooded to direct light to the intended area. Exterior lighting for a site cannot result in cast light that exceeds a _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-011 - 3930 Northwoods Drive - Master and Final PUD\Memos_Reports_17-011 Page 6 of 11 footcandle measurement of more than 1.0 on adjacent public streets. The Photometric Plan shows the highest footcandle readings along the Interstate 694 right-of-way line would be 0.6. E. Screening – Section 1325.05 Subd. 4 – Meets Requirements All parking, loading service, utility, and outdoor storage areas are required to be screened and buffered from all public streets and adjacent differing land uses. Mechanical, trash, utility, and storage areas are currently located on the east end of the existing building and would be utilized by the expanded facilities. Existing and new tree plantings on the north side of the site would provide screening of the expanded parking area. F. Requirements for Parking, Loading, and Circulation – Section 1325.06 Location – Meets Requirements The City Code requires that off-street parking spaces be located at a minimum 20 feet from the right-of-way of any public street. At its closest point, the expanded parking area on the north side of the building would be approximately 20 feet from the Interstate 694 right-of-way line. Off-Street Parking Spaces Required – Flexibility Requested Parking requirements are determined by the specific type of land use proposed for a site. Medical clinics are required to provide 1 parking stall for each 200 square feet of gross floor area, and 1 parking stall for each doctor or other professional employee. Based on this ratio, Health Partners would need to provide 277 parking stalls. With the addition of the 41 new parking stalls, the site would have 193 stalls for a parking deficit of 84 stalls. Square Feet/ Number of Employees Required Parking Stalls Clinic Gross Square Footage 35,068 gross sq. ft. 175 stalls Doctors and Professional Staff 102 employees 102 stalls Total Parking Stalls Required 277 stalls Proposed Parking Stalls 193 stalls The applicant has provided a memo explaining why the proposed parking will be adequate for the site (Attachment B). When the clinic was approved in 1990, the Zoning Code required 145 parking stalls for the 26,537 square foot building, or a ratio of approximately 5.5 stalls per 1,000 square feet. There are a total of 152 stalls on the site today. Health Partners completed an informal parking survey in November 2016 and found that on an average day the site is currently over parked by 34 stalls. Health Partners has requested a reduction in the required number of parking stalls based on the current usage patterns on the site and what is recommended for industry standards. Staff is _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-011 - 3930 Northwoods Drive - Master and Final PUD\Memos_Reports_17-011 Page 7 of 11 supportive of the proposed reduction. The 193 stalls for the expanded 35,068 square foot clinic would be the equivalent of 5.5 stalls per 1,000 square feet, the same ratio required for the original development in 1990. Additionally, on average a parking stall requires 300 square feet for standing and maneuvering area and if the 84 additional stalls were required landscape coverage would be reduced by approximately 25,200 square feet. 2. Chapter 12, Sign Code Review A. Wall Signage – Flexibility Requested Properties in Sign District 7 are permitted 45 square feet of wall signage. When the clinic was originally approved in 1990, Health Partners was permitted to have 188.3 square feet of wall signage. A Site Plan Review application in 2007 (Planning Case 07-17) was approved for additional wall signage totaling 233.3 square feet. The applicant has requested new wall signage for the current project that would bring the total amount of signage on the building to 692.5 square feet. Of this total, 405.3 square feet would be located on the north building wall and 187.25 square feet on the west building wall, both primarily visible from Interstate-694. A 100 square foot wall sign would be installed on the south façade to be visible from Northwoods Drive. Permitted (District 7) Previously Approved (PC 07-17) Proposed Sign Copy Area 45 sq. ft. 233.3 sq. ft. 692.5 sq. ft. Section 1260.01 of the Sign Code permits adjustments to sign height, number, type, lighting, area, and/or location through the Site Plan Review or PUD process if criteria number 1 or 2 is met and the required criteria number 3 is met. The criteria are as follows: 1. There are site conditions which require a sign adjustment to allow the sign to be reasonably visible from a street immediately adjacent to the site; or, 2. The sign adjustment will allow a sign of exceptional design or a style that will enhance the area or that is more consistent with the architecture and design of the site; and, 3. The sign adjustment will not result in a sign that is inconsistent with the purpose of the zoning district in which the property is located or the current land use. Health Partners has addressed the need for additional signage in the project memo (Attachment A). The main concern is that the patients be able to identify the building location from Interstate 694 and Northwoods Drive. _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-011 - 3930 Northwoods Drive - Master and Final PUD\Memos_Reports_17-011 Page 8 of 11 B. Freestanding Signage There is one existing monument sign at the entrance to the site. Health Partners is not proposing any changes to this sign and no additional freestanding signage is being requested. The existing sign is considered to be a legal nonconforming sign. Freestanding signs in Sign District 7 are permitted to be 25 square feet in area and 8 feet in height. The existing sign is 81.25 square feet in size and 8 feet – 8 inches in height. 3. Additional Review City Engineer The City Engineer has reviewed the development plans and does not have any additional comments. A Grading and Erosion Control permit will be required for the project. Building Official The City Building Official has reviewed the development plans and does not have any additional comments. Lake Johanna Fire Department The Lake Johanna Fire Marshall has reviewed the development plans and has noted that no parking signs will be required to be installed for the area designated for fire truck turn around on the northeast side of the building. This requirement has been included as a recommended condition of approval. Rice Creek Watershed District The applicant has submitted the required paperwork for a Rice Creek Watershed District Permit for the project. A copy of the approved RCWD will need to be provided before the issuance of any City permits. Findings of Fact Staff offers the following ten findings of fact for consideration: 1. The subject property is comprised of two lots: 3930 Northwoods Drive and 3928 Northwoods Drive. 2. The property at 3930 Northwoods Drive is located in the I-Flex District and the property at 3928 Northwoods Drive is located in the B-3 – Service Business District. 3. The City previously approved a Special Use Permit and Site Plan Review in Planning Case 90-002 for the construction and operation of a medical clinic on the subject property. _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-011 - 3930 Northwoods Drive - Master and Final PUD\Memos_Reports_17-011 Page 9 of 11 4. Section 1320.12 – Special Requirements for the I-Flex District of the Zoning Code states that proposals for new construction, redevelopment of a site, or significant modifications to existing sites shall use the Planned Unit Development (PUD) or Conditional Use Permit process. 5. The applicant has requested a Master and Final PUD in order to complete an 8,531 square foot addition to the existing building and to expand the parking area by 41 stalls. 6. The Master and Final PUD are in substantial conformance with the requirements of the Zoning Code. 7. Where the plan is not in conformance with the Zoning Code, flexibility has been requested by the applicant and/or conditions have been placed on an approval that would mitigate the nonconformity. 8. The subject property is located in Sign District 7 and is permitted 45 square feet of wall signage. 9. The City previously approved a Site Plan Review in Planning Case 07-017 for additional wall signage for the subject property with a total area of 233.3 square feet. 10. The applicant has requested a Sign Standard Adjustment through the PUD process for a total of 692.5 square feet of wall signage for the subject property. 11. Flexibility through the PUD process has been requested in the following areas: parking lot planting islands, minimum number of off-street parking spaces, and wall signage. 12. The Master and Final PUD are in conformance with the Arden Hills 2030 Comprehensive Plan. The subject property is guided for Mixed Business. The Mixed Business land use category is applied to areas designated for a variety of businesses, including commercial, certain light industrial uses, warehousing, office, general business, and retail. 13. The application is not anticipated to create a negative impact on the immediate area or the community as a whole. Recommendation Based on the submitted plans and findings of fact, staff recommends approval of Planning Case 17-011 for a Master and Final PUD at 3930 and 3928 Northwoods Drive. If the Planning Commission votes to recommend approval of Planning Case 17-011, staff is recommending the following ten (10) conditions of 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 the City Council. 2. The Developer shall obtain the required development permits within one year of the approval date 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. _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-011 - 3930 Northwoods Drive - Master and Final PUD\Memos_Reports_17-011 Page 10 of 11 3. A Master PUD and Final PUD Development Agreement shall be prepared by the City Attorney and subject to City Council approval. The Agreement shall be executed prior to the issuance of any development permits. 4. The Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of site improvements including grading, utilities, and paving, prior to the issuance of any development permits. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured bank, and be in a form acceptable to the City. The purpose of the letter of credit is to ensure that site improvements are completed in the event that the developer defaults on the Development Agreement. 5. The Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of site improvements including grading, utilities, and paving, prior to the issuance of any development permits. The escrow will be used for City costs related to review, approval, and inspection of site improvements or any costs incurred by the City in the event of a developer default. 6. 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 bank. The purpose of the letter of credit is to ensure that landscaping is completed in the event that the developer defaults on the Development Agreement. The City will hold the letter of credit for two years after the installation of landscaping. The letter of credit should not expire during the two-year period. 7. The Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of landscaping 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. 8. The Developer shall provide the City with a copy of the Rice Creek Watershed District permit for the project prior to the issuance of any development permits. 9. Final grading, drainage, utility, and site plans shall be subject to approval by the City Engineer, Building Official, City Planner, and Fire Marshall prior to the issuance of a Grading and Erosion Control Permit or other development permits. 10. The Developer shall provide “No Parking” signs for the area designated for fire truck turn around on the northeast side of the building. Proposed Motion Language 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 17-011 for a Master and Final PUD at 3930 and 3928 Northwoods Drive, based on the findings of fact and submitted plans, as amended by the ten (10) conditions in the May 3 , 2017, Report to the Planning Commission. _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-011 - 3930 Northwoods Drive - Master and Final PUD\Memos_Reports_17-011 Page 11 of 11 2. Recommend Approval without Conditions: Motion to recommend approval of Planning Case 17-011 for a Master and Final PUD at 3930 and 3928 Northwoods Drive, based on the findings of fact and submitted plans in the May 3, 2017, Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of Planning Case 17-011 for a Master and Final PUD at 3930 and 3928 Northwoods Drive based on the following findings of fact: findings to deny should specifically reference the reasons for denial and why those reasons cannot be mitigated. 4. Table: Motion to table Planning Case 17-011 for a Master and Final PUD at 3930 and 3928 Northwoods Drive for the following reasons: a specific reason and/or information request should be included with a motion to table. Notice and Public Comments Notice was published in the Arden Hills-Shoreview Bulletin on April 19, 2017. Notice was prepared by the City and mailed to property owners within 500 feet of the subject property. Staff has not received any letters, e-mails, or telephone calls from property owners or residents in regards to this planning case. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on April 3, 2017. Pursuant to Minnesota State Statute, the City must act on this request by June 2, 2017 (60 days), unless the City provides the petitioner with written reasons for an additional 60 day review period. The City may, with the consent of the applicant, extend the review period beyond the initial 120 days. Attachments A. Land Use Application and Project Memo B. Health Partners Clinic Expansion Parking Memo C. Site and Aerial Maps D. Development Plan Set (Civil, Architectural, Electric, Landscape, and Signage) This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. © Ramsey County Enterprise GIS 1,333.3 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet1,333.30666.67 3930 and 3928 Northwoods Drive 8,0001: This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. © Ramsey County Enterprise GIS 200.0 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet200.00100.00 3930 and 3928 Northwoods Drive 1,2001: CITY SUBMITTAL OCCUPANCY REQUIREMENTS CLIENT APPROVAL ARDEN HILLS CLINIC 3930 NORTHWOODS DRIVE ARDEN HILLS, MN 55112 APPLICABLE CODES APRIL 3, 2017 CERTIFICATION 17031.0HLPHEALTH PARTNERS 8100 34TH AVENUE SOUTH BLOOMINGTON, MN 55425 AS A REPRESENTATIVE OF: I ACCEPT AND APPROVE THE INFORMATION PRESENTED IN THIS DRAWING SET AS A REPRESENTATION OF OUR DESIGN INTENT. SHOULD OWNER INITIATE CHANGES THAT RESULT IN REVISIONS AND/OR MODIFICATIONS ADDITIONAL DESIGN SERVICE FEES WILL BE CHARGED. TITLE: HEALTHPARTNERS TODD C. YOUNG DIRECTOR OF FACILITY DEVELOPMENT I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. MARK L. HANSEN, AIA, NCARB, LEED AP REGISTRATION NUMBER:20506 FIRE SPRINKLER PROTECTION: FULLY SPRINKLED TYPE OF CONSTRUCTION: II-B BUILDING OCCUPANCY: 'B' OUTPATIENT CLINIC FIRE RESISTIVE CONSTRUCTION: CONSTRUCTION REQUIREMENTS: EXTERIOR BEARING WALLS NON-COMB. INTERIOR BEARING WALLS NON-COMB. EXTERIOR NON-BEARING WALLS NON-COMB. STRUCTURAL FRAME NON-COMB. PARTITIONS- PERMANENT NON-COMB. SHAFT ENCLOSURES NON-COMB. FLOOR- CEILINGS/FLOORS NON-COMB. ROOFS- CEILING/ROOFS NON-COMB. EXTERIOR DOORS & WINDOWS N.A. AREA MAP PR O J E C T PR O J . N O . DA T E PR O J E C T A D D R E S S HE A L T H P A R T N E R S /17 0 3 1 . 0 H L P /CI T Y S U B M I T T A L /AR D E N H I L L S C L I N I C A D D I T I O N MohagenHansen.com 1000 Twelve Oaks Center Drive Suite 200, Wayzata, MN 55391 T: 952 426 7400 F: 952 426 7440 CL I E N T PR O J E C T P H A S E A000 A300 ARCHITECTURAL EXTERIOR ELEVATIONS TITLE SHEET, CODE REVIEW, AREA MAP SHEET INDEX CITY S U B M I T T A L : 0 4 - 0 3 - 1 7 INTERNATIONAL BUILDING CODE (IBC) 2012 AMENDMENTS IN MSBC: CHAPTER 1300 2015 AMENDMENTS IN MSBC: CHAPTER 1341 2015 AMENDMENTS IN MSBC: CHAPTER 1307 2015 INTERNATIONAL FIRE CODE (IFC) 2012 INTERNATIONAL MECHANICAL AND FUEL GAS CODE 2012 AMENDMENTS IN MSBC: CHAPTER 1346 2015 STATE BUILDING CODE (MSBC) 2015 MN PLUMBING CODE 2015 INTERNATIONAL ENERGY CONSERVATION CODE (IECC)2012 W/ ASHRAE 90.1-2010 CRITERIA AMENDMENTS IN MSBC: CHAPTER 1323 2015 NATIONAL ELECTRICAL CODE 2014 MN STATE FIRE CODE 2015 SITE LOCATION SHEET #SHEET DESCRIPTION NOTES ARDEN HILLS CLINIC ADDITION 8 1/2" X 11"24" X 36"30" X 42"11" X 17" C-0 CIVIL EXISTING CONDITIONS PLAN C-1 SITE & UTILITY PLAN C-2 REMOVAL PLAN C-3 GRADING & EROSION CONTROL PLAN PROJECT DESCRIPTION L101 TREE PRESERVATION PLAN L102 TREE MITIGATION PLAN L103 LANDSCAPE PLAN L104 LANDSCAPE DETAILS L105 LANDSCAPE AREA CALCULATION A301 EXTERIOR ELEVATIONS PM100 LIGHTING AND PHOTOMETRIC PLAN A101 ARCHITECTURAL SITE PLAN A302 SCHEMATIC BUILDING PERSPECTIVES General The HealthPartners Clinic located at 3930 Northwoods Drive, Arden Hills, MN is proposing to expand their current clinic building to accommodate current growth needs as well as anticipated future growth. The current building is approximately 26,537 gsf with a proposed building expansion of 8,531 gsf. The building and site expansion will be designed to offer an extension of the existing building form and material to provide a cohesive design. The expansion of the building will allow for additional primary care providers to be added as well as specialty providers that were not previously located at this clinic. Site/ Parking The current site was designed to accommodate 152 parking stalls for patients, visitors, and full and part time employees. The site parking was to be designed to accommodate a minimum parking ratio of 5 stalls / 1,000 sq. ft., but the ultimate design provided a parking ratio of 5.7 stalls/1000. This calculation accommodates both the patients and staff and in addition reduced the pervious parking surface. HealthPartners even conducted their own Parking Analysis in November of 2016 and found the site to be over parked on an average of 34 spaces throughout the day. Building Expansion The proposed building expansion will increase the gross building area by 8,531 gsf for a total building area of 35,068 gsf. Mohagen Hansen is proposing to expand the parking for the new clinic addition at a parking ratio of 5.5/1000 which was determined to be acceptable to accommodate the existing clinic volume and staff once you account for the open stalls throughout the day, since the site is currently overparked. The new building expansion will provide a total of 193 parking stalls to accommodate the patients and additional staff members. Landscape The project's total landscaped area is 56,459 sf in total. There are 5,653 sf of total landcaped area planted with trees, shrubs, and perennials. 10% of all landscaped areas are planted to meet the 10% requirement. Signage The current building has an Urgent Care sign and a HealthPartners Clinic sign on the North side of the building. The owner is requesting that they be allowed to add a HealthPartners sign to the front or South side of the building, and also one to the West end of the new building addition to help patients identify the building location from a distance as they approach the building in their vehicle. They are anticipating that new patients will be coming to the building due to the specialty clinic that will be added to the building.A004 REFERENCE PLAN EXTERIOR SIGNAGE SIGNAGE PACKAGE---6 SHEETS TOTAL A310 EXTERIOR WALL SECTIONS (DEMOLITION) A312 EXTERIOR WALL SECTIONS A313 EXTERIOR WALL SECTIONS A200 PARTIAL DEMOLITION SHELL PLAN 'A' A001 GENERAL NOTES, DOOR SCHEDULE, MISC. A002 CODE PLAN A003 PERFORMANCE SPECIFICATIONS A201 PARTIAL DEMOLITION SHELL PLAN 'B' A202 PARTIAL SHELL FLOOR PLAN 'A' A203 PARTIAL SHELL FLOOR PLAN 'B' A204 PARTIAL INTERIOR FLOOR PLAN 'A' A205 PARTIAL INTERIOR FLOOR PLAN 'B' A206 PARTIAL INTERIOR FLOOR PLAN 'B' A207 PARTIAL DIMENSION FLOOR PLAN 'A' A208 PARTIAL DIMENSION FLOOR PLAN 'B' A209 PARTIAL ELECTRICAL AND EQUIPMENT PLAN 'A' A210 PARTIAL ELECTRICAL AND EQUIPMENT PLAN 'B' A400 ENLARGED EXTERIOR PLANS AND ELEVATIONS A401 ENLARGED INTERIOR PLANS AND ELEVATIONS A500 INTERIOR ELEVATIONS A501 INTERIOR ELEVATIONS A600 PARTIAL REFLECTED CEILING PLAN 'A' A211 PARTIAL ROOF PLAN 'A' A212 PARTIAL ROOF PLAN 'B' A601 PARTIAL REFLECTED CEILING PLAN 'B' A800 EXTERIOR DETAILS A900 INTERIOR DETAILS INTERIOR FINISHES SIGNAGE PACKAGEF100 C-1.1 FIRE TRUCK TURNING PLAN CIT Y C O M M E N T S R E - S U B M I T T A L : 0 4 - 2 4 - 1 7 L.P.L.P.L.P. L.P.L.P.L.P.L.P. EXISTING BUILDING 3930 NORTHWOODS DR AREA = 26,537 SF S Wall NORTHWOODS DRIVE INTE R S T A T E H I G H W A Y N O . 6 9 4 BUILDING ADDITION AREA = 8,531 SF FFE=939.50 BB BB AA AA AA 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.2 0.1 0.0 0.0 0.0 0.1 0.2 0.5 0.7 0.5 0.0 0.0 0.0 0.1 0.3 1.0 1.7 1.7 0.0 0.0 0.0 0.1 0.4 1.9 3.4 4.1 0.0 0.0 0.0 0.1 0.6 2.6 5.4 5.9 0.1 0.8 3.0 7.4 6.4 0.2 0.8 3.3 7.6 6.5 0.2 0.8 3.6 6.8 7.7 0.2 0.8 3.8 6.7 8.1 0.2 0.9 3.7 7.2 7.5 0.2 0.9 3.5 8.1 7.0 0.0 0.1 0.1 0.0 0.2 0.8 3.2 6.9 6.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.4 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.1 0.1 0.2 0.7 2.7 4.9 5.9 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.5 0.7 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.6 0.4 0.2 0.1 0.1 0.5 2.0 3.2 3.7 0.4 0.4 0.3 0.3 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.4 0.4 0.7 1.2 1.7 2.1 2.3 2.3 2.3 2.2 2.0 1.6 1.0 0.5 0.2 0.1 0.1 0.4 1.2 2.0 2.1 1.1 1.2 1.2 1.1 1.2 1.2 1.1 0.9 0.7 0.7 0.8 0.9 1.0 1.0 0.9 1.0 1.0 1.0 0.9 0.7 0.6 0.9 1.6 2.6 3.3 4.2 4.6 4.6 4.1 3.2 2.4 1.4 0.6 0.2 0.1 0.1 0.4 0.9 1.5 2.2 2.4 2.8 3.0 3.0 2.9 2.6 2.2 1.5 1.0 0.9 1.4 2.0 2.3 2.6 2.6 2.6 2.5 2.2 1.7 1.1 0.7 0.9 1.9 3.0 3.6 5.3 7.2 7.0 5.0 3.5 2.9 1.6 0.7 0.2 0.1 0.1 0.3 0.7 1.5 2.5 3.2 4.3 5.4 5.7 5.0 3.6 2.9 1.9 1.2 1.1 1.8 2.7 3.4 4.6 5.0 5.0 4.2 3.2 2.4 1.4 0.7 0.8 1.9 3.8 4.7 4.8 5.9 5.7 4.8 4.6 3.5 1.6 0.5 0.1 0.0 0.1 0.2 0.6 1.5 2.8 3.7 4.5 6.3 7.2 5.4 4.0 3.3 2.2 1.1 1.1 2.0 3.2 3.8 5.4 7.5 6.8 4.7 3.6 2.8 1.5 0.7 0.5 1.2 3.2 5.2 4.8 6.1 5.7 4.9 5.0 2.8 0.9 0.2 0.1 0.0 0.0 0.1 0.3 1.2 3.3 5.3 5.1 6.0 8.3 5.0 5.4 4.5 2.1 0.8 0.8 2.0 4.1 5.0 4.8 7.0 5.9 5.0 4.9 3.4 1.4 0.4 0.2 0.2 0.3 0.5 1.1 1.9 1.8 0.9 0.4 0.3 0.2 0.1 0.0 0.0 0.1 0.1 0.5 1.5 2.5 2.8 3.9 5.6 2.9 2.8 2.0 0.9 0.3 0.4 1.1 2.7 4.1 3.9 6.1 4.9 4.1 3.8 2.1 0.7 0.2 0.1 0.1 0.2 0.3 0.5 0.6 0.6 0.4 0.2 0.1 0.1 0.0 0.0 0.1 0.1 0.1 0.3 0.6 1.2 1.4 1.0 0.4 0.2 0.1 0.1 0.1 0.2 0.2 0.4 1.1 1.7 1.5 0.8 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.3 0.3 0.2 0.1 0.0 0.0 0.0 0.1 0.1 0.2 0.4 0.4 0.5 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.2 0.3 0.5 0.5 0.5 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.1 0.0 0.0 0.0 0.0 0.1 0.2 0.2 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.3 0.3 0.2 0.2 0.1 0.1 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc1 fc 1 fc 1 fc 1 fc 0.5 fc 0.5 fc 0.5 fc 0.5 fc 0.5 fc 0.5 fc 0.5 fc 0.5 fc0.5 fc 0.5 fc 0.25 fc 0.25 fc 0.25 fc 0.25 fc 0.25 fc 0.25 fc 0.25 fc 0.25 fc 0.25 fc LIGHTING AND PHOTOMETRIC PLAN SH E E T D E S C R I P T I O N - PM100N NO.DESCRIPTION DATE THE ARCHITECT SHALL BE DEEMED THE AUTHORS AND OWNERS OF THEIR RESPECTIVE INSTRUMENTS OF SERVICE AND SHALL RETAIN ALL COMMON LAW, STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHTS OF THE ATTACHED DOCUMENTS. I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. MARK L. HANSEN, AIA, NCARB, LEED AP REGISTRATION NUMBER:20506 ARDEN HILLS CLINIC ADDITION ARDEN HILLS CLINIC 3930 NORTHWOODS DRIVE ARDEN HILLS, MN 55112 PR O J E C T N A M E RE G I S T R A T I O N IS S U E R E C O R D AR C H I T E C T CHECKED BY: COMPUTER DIRECTORY: DATE: DRAWN BY: PROJECT NUMBER: DR A W I N G I N F O R M A T I O N PH A S E 17031.0HLP M. HANSEN/ S. COLLINS APRIL 3, 2017 K:\Jobs...\Arden_Hills\Clinic...17031\05_Dwg CITY SUBMITTAL NO T F O R CON S T R U C T I O N 1000 Twelve Oaks Center Dr. Suite 200 Wayzata MN 55391 Tel 952.426.7400 Fax 952.426.7440 K: \ J o b s \ h e a l t h _ p a r t n e r s \ a r d e n _ h i l l s \ c l i n i c a d d i t i o n _ 1 7 0 3 1 \ 0 5 _ D w g \ a r d e n h i l l s c l i n i c \ s h e e t s \ 1 7 0 3 1 - P 1 0 0 S i t e P h o t o m e t r i c s a n d L i g h t i n g . d w g 1.CITY SUBMITTAL 04-03-17 1 A004 REFERENCE PLAN NOT TO SCALE MA T C H L I N E MA T C H L I N E A.1 A.2 B.1 C.1 D.1 D.2 -2-4-5 -3-6 FE FE FE FE FE LT / 3 6 3 0 / 1 8 S T G 3 0 / 1 8 S T G 2 4 / 7 8 2 4 / 7 8 24 / 6 0 S H / 4 8 30 2 D W R L A T S H / 3 6 FD U / 3 6 2 4 / 2 4 F 5 3 / 1 8 N F 5 3 / 2 4 G 4 8 T B - 1 6 4 8 T B - 1 6 3 6 TB - 1 6 3 6 L T / 3 6 6 0 6 0 6 0 6 0 6 0 60 60 60 6 0 6 0 OBGYN OBGYN MTM PRIMARY CARE PRIMARY CARE PRIMARY CARE PRIMARY CARE PRIMARY CARE PRIMARY CARE OBGYN OBGYN OBGYN DERM. CHIRO NURSE ONLY DERM. STOR. DERM. DERM. URGENT CARE URGENT CARE URGENT CARE URGENT CARE URGENT CARE URGENT CARE URGENT CARE/ OBGYN - PROCEDURE NST MAMMO ULTRA SOUND CH. X-RAY EKG LAB RECEPTION OBGYN- CHECK-OUT OBGYN- STORAGEPRIMARY CARE PRIMARY CARE PEDS PEDS PEDS PEDS PEDS PEDSPRIMARY CARE PRIMARY CARE PRIMARY CARE PRIMARY CARE PEDS URGENT CAREDERM.OBGYN CH. CH. CHECK-OUT A 2 3 4 5 6 7 8 9 10 11 12 B C D E F 2 3 4 5 6 7 8 9 10 11 121 1 REFERENCE PLAN SH E E T D E S C R I P T I O N PGL/ J. METZGER A004N 2.CITY COMMENTS RE-SUBMITTAL04-24-2017 1.CITY SUBMITTAL 04-03-2017 NO.DESCRIPTION DATE THE ARCHITECT SHALL BE DEEMED THE AUTHORS AND OWNERS OF THEIR RESPECTIVE INSTRUMENTS OF SERVICE AND SHALL RETAIN ALL COMMON LAW, STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHTS OF THE ATTACHED DOCUMENTS. I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. MARK L. HANSEN, AIA, NCARB, LEED AP REGISTRATION NUMBER:20506 ARDEN HILLS CLINIC ADDITION ARDEN HILLS CLINIC 3930 NORTHWOODS DRIVE ARDEN HILLS, MN 55112 PR O J E C T N A M E RE G I S T R A T I O N IS S U E R E C O R D AR C H I T E C T CHECKED BY: COMPUTER DIRECTORY: DATE: DRAWN BY: PROJECT NUMBER: DR A W I N G I N F O R M A T I O N PH A S E 17031.0HLP M. HANSEN/ S. COLLINS APRIL 3, 2017 K:\Jobs...\Arden_Hills\Clinic...17031\05_Dwg CITY SUBMITTAL NO T F O R CON S T R U C T I O N 1000 Twelve Oaks Center Dr. Suite 200 Wayzata MN 55391 Tel 952.426.7400 Fax 952.426.7440 K: \ J o b s \ h e a l t h _ p a r t n e r s \ a r d e n _ h i l l s \ c l i n i c a d d i t i o n _ 1 7 0 3 1 \ 0 5 _ D w g \ a r d e n h i l l s c l i n i c \ s h e e t s \ 1 7 0 3 1 - 0 0 2 R e f e r e n c e P l a n . d w g 1 A101 ARCHITECTURAL SITE PLAN N.T.S. 26 28 1 1 1 1 2 2 2 3 3 4 4 4 5 5 4 4 Gutter is covered by bituminous overylay EPED X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X NORTHWOODS DRIVE INTE R S T A T E H I G H W A Y N O . 6 9 4 EXISTING BUILDING 3930 NORTHWOODS DR AREA = 26,537 SF HV A C HV A C BUILDING ADDITION AREA = 8,531 SF FFE=939.50 EXST NEW 6 EXISTING PARKINGEXISTING PARKING NEW PARKING 7 7 7 7 777 1 1 POND 8 (FFE MATCHES EXISTING BUILDING SLAB ELEVATION) PARKING DESIGN PROVIDED: 147 EXISTING STALLS 5 EXISTING HANDICAP STALLS TOTAL: 152 EXISTING STALLS -13 EXISTING STALLS REMOVED 54 NEW STALLS TOTAL:193 STALLS (PARKING RATIO: 5.2 STALLS/ 1,000 SF) 'B' OCCUPANCY MEDICAL: 1/200 SF REQUIRED 26,537 SF/200 = 133 REQUIRED STALLS * IF FUTURE BUILDING ADDITION IS COMPLETED: 8,587 SF + 26,537 SF = 35,068 SF/200 = 176 REQUIRED STALLS KEY NOTES NEW PARKING STRIPPING1 NEW SIDEWALK2 NEW CONCRETE CURB3 NEW LANDSCAPING. SEE CIVIL.4 NEW ASPHALT PAVING5 NEW RETAINING WALL. SEE CIVIL.6 EXISTING LIGHT POLE TO REMAIN.7 NEW FIRE DEPARTMENT CONNECTION.8 ARCHITECTURAL SITE PLAN SH E E T D E S C R I P T I O N PGL/J. METZGER A101N 2.CITY COMMENTS RE-SUBMITTAL04-24-2017 1.CITY SUBMITTAL 04-03-2017 NO.DESCRIPTION DATE THE ARCHITECT SHALL BE DEEMED THE AUTHORS AND OWNERS OF THEIR RESPECTIVE INSTRUMENTS OF SERVICE AND SHALL RETAIN ALL COMMON LAW, STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHTS OF THE ATTACHED DOCUMENTS. I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. MARK L. HANSEN, AIA, NCARB, LEED AP REGISTRATION NUMBER:20506 ARDEN HILLS CLINIC ADDITION ARDEN HILLS CLINIC 3930 NORTHWOODS DRIVE ARDEN HILLS, MN 55112 PR O J E C T N A M E RE G I S T R A T I O N IS S U E R E C O R D AR C H I T E C T CHECKED BY: COMPUTER DIRECTORY: DATE: DRAWN BY: PROJECT NUMBER: DR A W I N G I N F O R M A T I O N PH A S E 17031.0HLP M. HANSEN/ S. COLLINS APRIL 3, 2017 K:\Jobs...\Arden_Hills\Clinic...17031\05_Dwg CITY SUBMITTAL NO T F O R CON S T R U C T I O N 1000 Twelve Oaks Center Dr. Suite 200 Wayzata MN 55391 Tel 952.426.7400 Fax 952.426.7440 K: \ J o b s \ h e a l t h _ p a r t n e r s \ a r d e n _ h i l l s \ c l i n i c a d d i t i o n _ 1 7 0 3 1 \ 0 5 _ D w g \ a r d e n h i l l s c l i n i c \ s h e e t s \ 1 7 0 3 1 - A 1 0 1 S I T E P L A N . d w g 100'-0" T.O. FOUNDATION/ SLAB 103'-0" PRECAST SILL 109'-0" T.O. WINDOW 115'-8" T.O. PARAPET NEW BUILDING ADDITION MA T C H L I N E 117'-2" T.O. PARAPET 2 A300 SOUTH ELEVATION - A 1/8" = 1'-0" A311 # A311 # A311 # A311 # 1 2 3 BRK-2 BRK-1 BRK-4BRK-1MTL-1 BRK-2 BRK-1 BRK-4 BRK-1MTL-1STN-1 MTL-2BRK-3 BRK-3CSTN-1 ALL NEW WINDOWS TO BE EXTERIOR ALUMINUM TO MATCH EXISTING. NEW SIGN BY OWNER'S VENDOR - SEE SIGNAGE EXISTING BUILDING -6 -4 -3 -2 W1 W1 W1 W1W1W1W1W1 W2NEW FDC NOTE: NEW BUILDING ADDITION FLOOR LINE AND TOP OF BLOCK MATCHES EXISTING BUILDING. NEW STONE FINISH ON EXISTING WALL 100'-0" T.O. FOUNDATION/ SLAB 117'-2" T.O. PARAPET EXISTING BUILDING MA T C H L I N E 3 A300 SOUTH ELEVATION - B 1/8" = 1'-0" A311 # A311 # 4 5 6 7 8 9 10 11 12 STN-1 MTL-3 MTL-3 MTL-3 NEW LED WALL SCONCE STN-1 NEW STONE FINISH ON EXISTING COLUMNS NEW METAL PANEL AT CANOPY STN-1 MTL-2 NEW FINISH MATERIALS ON EXISTING BUILDING NEW ENTRY VESTIBULE. SEE DOOR AND WINDOW SCHEDULES ON A001. 4 A300 EAST ELEVATION 1/8" = 1'-0" NEW STONE FINISH ON EXISTING WALL 117'-2" T.O. PARAPET 100'-0" T.O. FOUNDATION/ SLAB F E D C B A A.1 A311 # STN-1 MTL-2STN-1 MTL-2STN-1 MTL-3 NEW STONE FINISH ON EXISTING COLUMNS NEW STONE FINISH ON EXISTING COLUMNS NEW METAL PANEL AT CANOPY BRK-3BRK-1 BRK-4 MTL-1 BRK-1 NEW FINISH MATERIALS ON EXISTING BUILDING NOTE: NEW BUILDING ADDITION FLOOR LINE AND TOP OF BLOCK MATCHES EXISTING BUILDING. 100'-0" T.O. FOUNDATION/ SLAB 103'-0" PRECAST SILL 109'-0" T.O. FRAME NEW BUILDING ADDITION EXISTING BUILDING 117'-2" T.O. PARAPET 115'-8" T.O. PARAPET 5 A300 WEST ELEVATION 1/8" = 1'-0" A311 # A311 # A311 # A311 # A312 # F STN-1 BRK-2 BRK-1 BRK-4 BRK-1MTL-1MTL-2 STN-1 MTL-2BRK-3CSTN-1CSTN-1 ALL NEW WINDOWS TO BE EXTERIOR ALUMINUM TO MATCH EXISTING. NEW SIGN BY OWNER'S VENDOR - SEE SIGNAGE MTL-3 STN-1 NEW STONE FINISH ON EXISTING COLUMNS NEW METAL PANEL AT CANOPY B.1 C.1 D.1 D.2A.1 W1W1W1 W1W1W1 W1 NOTE: NEW BUILDING ADDITION FLOOR LINE AND TOP OF BLOCK MATCHES EXISTING BUILDING. STONE VENEER: STN-1: VENEER STONE, IMPERIAL STACK STONE, DESERT SAND UTILITY BRICK VENEER WITH 4" X 4" X 12"; BRK-1: BELDEN UTILITY NO. 8531 STN-1 BRK-1 UTILITY BRICK VENEER WITH 4" X 4" X 12"; BRK-2: BELDEN UTILITY NO. 8532 DARK WITH DARTEX BRK-2 SPECIAL BRICK WATERTABLE & SILL; BRK-3: BELDEN NO. 8523 DARK WITH DARTEX BRK-3 RECESSED SOLDIER COURSE UTILITY BRICK WITH VENEER 4" X 4" X 12"; BRK-4: SAME AS BRK-1 BRK-4 PREFINISHED METAL COPING: MTL-1: COLOR TO MATCH EXISTING BUILDING MTL-1 PREFINISHED 12" METAL COPING: MTL-2: FIRESTONE UNA-CLAD, SIERRA TAN MTL-2 PREFINISHED METAL PANEL: MTL-3: FIRESTONE UNA-CLAD, SIERRA TAN MTL-3 NOTE: ALL NEW BRICK SPECIFICATIONS AND DETAILING TO MATCH EXISTING BUILDING. CAST STONE: CSTN-1: CAST STONE, STONEWORKS, BUFFSTONE #5127, LIGHT SAND BLAST CSTN-1 EXTERIOR ELEVATIONS SH E E T D E S C R I P T I O N PGL/J. METZGER A300 2.CITY COMMENTS RE-SUBMITTAL04-24-2017 1.CITY SUBMITTAL 04-03-2017 NO.DESCRIPTION DATE THE ARCHITECT SHALL BE DEEMED THE AUTHORS AND OWNERS OF THEIR RESPECTIVE INSTRUMENTS OF SERVICE AND SHALL RETAIN ALL COMMON LAW, STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHTS OF THE ATTACHED DOCUMENTS. I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. MARK L. HANSEN, AIA, NCARB, LEED AP REGISTRATION NUMBER:20506 ARDEN HILLS CLINIC ADDITION ARDEN HILLS CLINIC 3930 NORTHWOODS DRIVE ARDEN HILLS, MN 55112 PR O J E C T N A M E RE G I S T R A T I O N IS S U E R E C O R D AR C H I T E C T CHECKED BY: COMPUTER DIRECTORY: DATE: DRAWN BY: PROJECT NUMBER: DR A W I N G I N F O R M A T I O N PH A S E 17031.0HLP M. HANSEN/ S. COLLINS APRIL 3, 2017 K:\Jobs...\Arden_Hills\Clinic...17031\05_Dwg CITY SUBMITTAL NO T F O R CON S T R U C T I O N 1000 Twelve Oaks Center Dr. Suite 200 Wayzata MN 55391 Tel 952.426.7400 Fax 952.426.7440 K: \ J o b s \ h e a l t h _ p a r t n e r s \ a r d e n _ h i l l s \ c l i n i c a d d i t i o n _ 1 7 0 3 1 \ 0 5 _ D w g \ a r d e n h i l l s c l i n i c \ s h e e t s \ 1 7 0 3 1 - A 3 0 0 E X T E R I O R E L E V A T I O N S . d w g NEW STONE FINISH ON EXISTING WALL EXISTING BUILDING MA T C H L I N E 1 A301 NORTH ELEVATION - A 1/8" = 1'-0" A311 # A311 # 12 11 10 9 8 7 6 5 4 STN-1 MTL-2 NEW FINISH MATERIALS ON EXISTING BUILDING CSTN-1CSTN-1 RELOCATED SIGN - SEE SIGNAGE 100'-0" T.O. FOUNDATION/ SLAB 103'-0" PRECAST SILL 109'-0" T.O. WINDOW 115'-8" T.O. PARAPET 117'-2" T.O. PARAPET 100'-0" T.O. FOUNDATION/ SLAB 103'-0" B.O. WINDOW 109'-0" T.O. WINDOW 117'-2" T.O. PARAPET NEW BUILDING ADDITION MA T C H L I N E 2 A301 NORTH ELEVATION - B 1/8" = 1'-0" 115'-8" T.O. PARAPET A311 # A311 # A311 # A311 # 4 3 2 1 STN-1 MTL-2BRK-2 BRK-1 BRK-4 BRK-1MTL-1 BRK-3 CSTN-1CSTN-1 ALL NEW WINDOWS TO BE EXTERIOR ALUMINUM TO MATCH EXISTING. RELOCATED SIGN - SEE SIGNAGE EXISTING BUILDING -2 -3 -4 -6 W1W1W1W1W1W1W1W1W1 NOTE: NEW BUILDING ADDITION FLOOR LINE AND TOP OF BLOCK MATCHES EXISTING BUILDING. STONE VENEER: STN-1: VENEER STONE, IMPERIAL STACK STONE, DESERT SAND UTILITY BRICK VENEER WITH 4" X 4" X 12"; BRK-1: BELDEN UTILITY NO. 8531 STN-1 BRK-1 UTILITY BRICK VENEER WITH 4" X 4" X 12"; BRK-2: BELDEN UTILITY NO. 8532 DARK WITH DARTEX BRK-2 SPECIAL BRICK WATERTABLE & SILL; BRK-3: BELDEN NO. 8523 DARK WITH DARTEX BRK-3 RECESSED SOLDIER COURSE UTILITY BRICK WITH VENEER 4" X 4" X 12"; BRK-4: SAME AS BRK-1 BRK-4 PREFINISHED METAL COPING: MTL-1: COLOR TO MATCH EXISTING BUILDING MTL-1 PREFINISHED 12" METAL COPING: MTL-2: FIRESTONE UNA-CLAD, SIERRA TAN MTL-2 PREFINISHED METAL PANEL: MTL-3: FIRESTONE UNA-CLAD, SIERRA TAN MTL-3 NOTE: ALL NEW BRICK SPECIFICATIONS AND DETAILING TO MATCH EXISTING BUILDING. CAST STONE: CSTN-1: CAST STONE, STONEWORKS, BUFFSTONE #5127, LIGHT SAND BLAST CSTN-1 EXTERIOR ELEVATIONS SH E E T D E S C R I P T I O N PGL/ J. METZGER A301 2.CITY COMMENTS RE-SUBMITTAL04-24-2017 1.CITY SUBMITTAL 04-03-2017 NO.DESCRIPTION DATE THE ARCHITECT SHALL BE DEEMED THE AUTHORS AND OWNERS OF THEIR RESPECTIVE INSTRUMENTS OF SERVICE AND SHALL RETAIN ALL COMMON LAW, STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHTS OF THE ATTACHED DOCUMENTS. I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. MARK L. HANSEN, AIA, NCARB, LEED AP REGISTRATION NUMBER:20506 ARDEN HILLS CLINIC ADDITION ARDEN HILLS CLINIC 3930 NORTHWOODS DRIVE ARDEN HILLS, MN 55112 PR O J E C T N A M E RE G I S T R A T I O N IS S U E R E C O R D AR C H I T E C T CHECKED BY: COMPUTER DIRECTORY: DATE: DRAWN BY: PROJECT NUMBER: DR A W I N G I N F O R M A T I O N PH A S E 17031.0HLP M. HANSEN/ S. COLLINS APRIL 3, 2017 K:\Jobs...\Arden_Hills\Clinic...17031\05_Dwg CITY SUBMITTAL NO T F O R CON S T R U C T I O N 1000 Twelve Oaks Center Dr. Suite 200 Wayzata MN 55391 Tel 952.426.7400 Fax 952.426.7440 K: \ J o b s \ h e a l t h _ p a r t n e r s \ a r d e n _ h i l l s \ c l i n i c a d d i t i o n _ 1 7 0 3 1 \ 0 5 _ D w g \ a r d e n h i l l s c l i n i c \ s h e e t s \ 1 7 0 3 1 - A 3 0 1 E X T E R I O R E L E V A T I O N S . d w g SCHEMATIC BUILDING PERSPECTIVES SH E E T D E S C R I P T I O N PGL A302 2.CITY COMMENTS RE-SUBMITTAL04-24-2017 1.CITY SUBMITTAL 04-03-2017 NO.DESCRIPTION DATE THE ARCHITECT SHALL BE DEEMED THE AUTHORS AND OWNERS OF THEIR RESPECTIVE INSTRUMENTS OF SERVICE AND SHALL RETAIN ALL COMMON LAW, STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHTS OF THE ATTACHED DOCUMENTS. I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. MARK L. HANSEN, AIA, NCARB, LEED AP REGISTRATION NUMBER:20506 ARDEN HILLS CLINIC ADDITION ARDEN HILLS CLINIC 3930 NORTHWOODS DRIVE ARDEN HILLS, MN 55112 PR O J E C T N A M E RE G I S T R A T I O N IS S U E R E C O R D AR C H I T E C T CHECKED BY: COMPUTER DIRECTORY: DATE: DRAWN BY: PROJECT NUMBER: DR A W I N G I N F O R M A T I O N PH A S E 17031.0HLP M. HANSEN/ S. COLLINS APRIL 3, 2017 K:\Jobs...\Arden_Hills\Clinic...17031\05_Dwg CITY SUBMITTAL NO T F O R CON S T R U C T I O N 1000 Twelve Oaks Center Dr. Suite 200 Wayzata MN 55391 Tel 952.426.7400 Fax 952.426.7440 K: \ J o b s \ h e a l t h _ p a r t n e r s \ a r d e n _ h i l l s \ c l i n i c a d d i t i o n _ 1 7 0 3 1 \ 0 5 _ D w g \ a r d e n h i l l s c l i n i c \ s h e e t s \ 1 7 0 3 1 - - - - S C H E M A T I C B U I L D I N G P E R S P E C T I V E S . d w g ARDEN HILLS, MN 0.1 www.lawrencesign.com PAGE: These plans are the exclusive property of Walker Sign Holdings Inc. dba Lawrence Sign and are the result of the original work of its employees. They are submitted to your company for the sole purpose of your consideration of whether to purchase these plans or to purchase from Walker Sign Holdings Inc. dba Lawrence Sign A sign manufactured according to these plans, distribution or exhibition of these plans to anyone other than employees of your company, or use of these plans to construct a sign similar to the one embodied herein, is expressly prohibited and will render the user liable for damages. Copyright 2017 © Walker Sign Holdings Inc. All rights reserved. SITE PLAN 3960 Northwoods Drive Arden Hills, MN XXJH TD 04.03.17 11711 945 Pierce Butler Route, St. Paul, MN 55104 651.488.6711 800.998.8901 DWG: NAME: DATE: CUSTOMER APPROVAL SALES:PR: DESIGN: DATE: REV1 REV2 REV3 REV4 REV5 REV6 REV7 REV8 A C E B D NO CHANGE ARDEN HILLS, MN 2 1 NORTH ELEVATION - SIGN A ILLUMINATED CHANNEL LETTERS - ELEVATION 6’ - 0 ” 2 ’ - 2 - 7 / 8 ” n 3 ’ - 6 ” C 54’-0” SCALE: 3/32”=1’-0” SCALE: 1/8”=1’-0” 0.2 www.lawrencesign.com PAGE: These plans are the exclusive property of Walker Sign Holdings Inc. dba Lawrence Sign and are the result of the original work of its employees. They are submitted to your company for the sole purpose of your consideration of whether to purchase these plans or to purchase from Walker Sign Holdings Inc. dba Lawrence Sign A sign manufactured according to these plans, distribution or exhibition of these plans to anyone other than employees of your company, or use of these plans to construct a sign similar to the one embodied herein, is expressly prohibited and will render the user liable for damages. Copyright 2017 © Walker Sign Holdings Inc. All rights reserved. ILLUMINATED CHANNEL LETTERS SIGN A 3960 Northwoods Drive Arden Hills, MN XXJH TD 04.03.17 11711 945 Pierce Butler Route, St. Paul, MN 55104 651.488.6711 800.998.8901 DWG: NAME: DATE: CUSTOMER APPROVAL SALES:PR: DESIGN: DATE: REV1 REV2 REV3 REV4 REV5 REV6 REV7 REV8 FINISH SCHEDULE V1 V2 V3 HPPN CUSTOM GREEN - HPPN CUSTOM VIOLET - HPPN CUSTOM BLUE - 3M ENVISION 3M ENVISION 3M ENVISION TRANSLUCENT FILM TRANSLUCENT FILM TRANSLUCENT FILM SERIES 3730-6124 SERIES VT4484 SERIES 3730-8353 ILLUMINATED LOGO CABINET ILLUMINATED CHANNEL LETTERS A B A4 EVONIK WRT 30 3/16” WHITE ACRYLIC - 5” DEEP FABRICATED LOGO CABINET W/ RETRO BLEED FRAME - .063” PRE-PAINTED ALUM. (MATTE BLACK) RETURNS & BACK - FULL BLEED FLEX FACE - (3) COLOR TRANS. VINYL GRAPHICS / 1ST SURFACE - 120V SLOAN V-180 4000K LED LIGHTING - 5” DEEP PRE-FINISHED BLACK RETURNS - .063” PRE-PAINTED ALUM. (MATTE BLACK) RETURNS & BACK - EVONIK WRT 30 3/16” WHITE ACRYLIC - 1” WHITE TRIM CAP/ #5687 GEM TRIM CAP - 120V SLOAN V-180 4000K LED LIGHTING DESCRIPTION ARDEN HILLS, MN 0.2 www.lawrencesign.com PAGE: These plans are the exclusive property of Walker Sign Holdings Inc. dba Lawrence Sign and are the result of the original work of its employees. They are submitted to your company for the sole purpose of your consideration of whether to purchase these plans or to purchase from Walker Sign Holdings Inc. dba Lawrence Sign A sign manufactured according to these plans, distribution or exhibition of these plans to anyone other than employees of your company, or use of these plans to construct a sign similar to the one embodied herein, is expressly prohibited and will render the user liable for damages. Copyright 2017 © Walker Sign Holdings Inc. All rights reserved. EXISTING MONUMENT SIGN B 3960 Northwoods Drive Arden Hills, MN XXJH TD 04.03.17 11711 945 Pierce Butler Route, St. Paul, MN 55104 651.488.6711 800.998.8901 DWG: NAME: DATE: CUSTOMER APPROVAL SALES:PR: DESIGN: DATE: REV1 REV2 REV3 REV4 REV5 REV6 REV7 REV8 EXISTING SIGN B - NO CHANGE ARDEN HILLS, MN 2 1 NORTH ELEVATION - SIGN C ILLUMINATED CHANNEL LETTERS - ELEVATION SCALE: 1-16”=1’-0” SCALE: 1/4”=1’-0” 0.3 www.lawrencesign.com PAGE: These plans are the exclusive property of Walker Sign Holdings Inc. dba Lawrence Sign and are the result of the original work of its employees. They are submitted to your company for the sole purpose of your consideration of whether to purchase t h e s e p l a n s o r t o p u r c h a s e f r o m Walker Sign Holdings Inc. dba Lawrence Sign A sign manufactured according to these plans, distribution or exhibition of t h es e pl a ns t o a n y o n e o t h e r th a n employees of your company, or use of these plans to construct a sign similar to the one embodied herein, is expressly prohibited and will render the user liable for damages. Copyright 2017 © Walker Sign Holdings Inc. All rights reserved. ILLUMINATED CHANNEL LETTERS SIGN C 3960 Northwoods Drive Arden Hills, MN XXJH TD 04.03.17 11711 945 Pierce Butler Route, St. Paul, MN 55104 651.488.6711 800.998.8901 DWG: NAME: DATE: CUSTOMER APPROVAL SALES:PR: DESIGN: DATE: REV1 REV2 REV3 REV4 REV5 REV6 REV7 REV8 FINISH SCHEDULE P1 V1 MATHEWS SATIN PMS267C VIOLET MP 18107 HPPN CUSTOM VIOLET - 3M ENVISIONTRANSLUCENT FILM SERIES VT4484 ILLUMINATED LOGO CABINETA - 6” DEEP SIGNCOMP S/F ALUM. CAB W/ REMOVABLE RETAINER ON ONE END PAINTED P1 - 3/16” CLEAR POLY CARBONATE FACE W/ VINYL GRAPHICS APPLIED TO FACE - INTERNALLY LIT WITH WHITE LED MODULES DESCRIPTION 4’ - 0 ” 20’-4” ARDEN HILLS, MN 2 1 WEST ELEVATION - SIGN D ILLUMINATED CHANNEL LETTERS - ELEVATION 6’ - 0 ” 1 ’ - 6 - 1 / 4 ” n 2 ’ - 3 - 1 / 2 ” P 31’-2-5/8” SCALE: 3/32”=1’-0” SCALE: 1/4”=1’-0” 0.4 www.lawrencesign.com PAGE: These plans are the exclusive property of Walker Sign Holdings Inc. dba Lawrence Sign and are the result of the original work of its employees. They are submitted to your company for the sole purpose of your consideration of whether to purchase t h e s e p l a n s o r t o p u r c h a s e f r o m Walker Sign Holdings Inc. dba Lawrence Sign A sign manufactured according to these plans, distribution or exhibition of t h es e pl a ns t o a n y o n e o t h e r th a n employees of your company, or use of these plans to construct a sign similar to the one embodied herein, is expressly prohibited and will render the user liable for damages. Copyright 2017 © Walker Sign Holdings Inc. All rights reserved. ILLUMINATED CHANNEL LETTERS SIGN D 3960 Northwoods Drive Arden Hills, MN XXJH TD 04.03.17 11711 945 Pierce Butler Route, St. Paul, MN 55104 651.488.6711 800.998.8901 DWG: NAME: DATE: CUSTOMER APPROVAL SALES:PR: DESIGN: DATE: REV1 REV2 REV3 REV4 REV5 REV6 REV7 REV8 FINISH SCHEDULE V1 V2 V3 HPPN CUSTOM GREEN - HPPN CUSTOM VIOLET - HPPN CUSTOM BLUE - 3M ENVISION 3M ENVISION 3M ENVISION TRANSLUCENT FILM TRANSLUCENT FILM TRANSLUCENT FILM SERIES 3730-6124 SERIES VT4484 SERIES 3730-8353 ILLUMINATED LOGO CABINET ILLUMINATED CHANNEL LETTERS A B A4 EVONIK WRT 30 3/16” WHITE ACRYLIC - 5” DEEP FABRICATED LOGO CABINET W/ RETRO BLEED FRAME - .063” PRE-PAINTED ALUM. (MATTE BLACK) RETURNS & BACK - FULL BLEED FLEX FACE - (3) COLOR TRANS. VINYL GRAPHICS / 1ST SURFACE - 120V SLOAN V-180 4000K LED LIGHTING - 5” DEEP PRE-FINISHED BLACK RETURNS - .063” PRE-PAINTED ALUM. (MATTE BLACK) RETURNS & BACK - EVONIK WRT 30 3/16” WHITE ACRYLIC - 1” WHITE TRIM CAP/ #5687 GEM TRIM CAP - 120V SLOAN V-180 4000K LED LIGHTING DESCRIPTION ARDEN HILLS, MN 3 2 1 SOUTH ELEVATION - SIGN E SOUTH ELEVATION - SIGN E - ZOOMED IN ILLUMINATED CHANNEL LETTERS - ELEVATION 3’ - 4 ” 1 ’ - 2 - 3 / 4 ” N 1 ’ - 1 1 - 1 / 2 ” C 30’-0” SCALE: 1/16”=1’-0” SCALE: NTS SCALE: 1/4”=1’-0” 0.5 www.lawrencesign.com PAGE: These plans are the exclusive property of Walker Sign Holdings Inc. dba Lawrence Sign and are the result of the original work of its employees. They are submitted to your company for the sole purpose of your consideration of whether to purchase t h e s e p l a n s o r t o p u r c h a s e f r o m Walker Sign Holdings Inc. dba Lawrence Sign A sign manufactured according to these plans, distribution or exhibition of t h es e pl a ns t o a n y o n e o t h e r th a n employees of your company, or use of these plans to construct a sign similar to the one embodied herein, is expressly prohibited and will render the user liable for damages. Copyright 2017 © Walker Sign Holdings Inc. All rights reserved. ILLUMINATED CHANNEL LETTERS SIGN E 3960 Northwoods Drive Arden Hills, MN XXJH TD 04.03.17 11711 945 Pierce Butler Route, St. Paul, MN 55104 651.488.6711 800.998.8901 DWG: NAME: DATE: CUSTOMER APPROVAL SALES:PR: DESIGN: DATE: REV1 REV2 REV3 REV4 REV5 REV6 REV7 REV8 FINISH SCHEDULE V1 V2 V3 HPPN CUSTOM GREEN - HPPN CUSTOM VIOLET - HPPN CUSTOM BLUE - 3M ENVISION 3M ENVISION 3M ENVISION TRANSLUCENT FILM TRANSLUCENT FILM TRANSLUCENT FILM SERIES 3730-6124 SERIES VT4484 SERIES 3730-8353 ILLUMINATED LOGO CABINET ILLUMINATED CHANNEL LETTERS A B A4 EVONIK WRT 30 3/16” WHITE ACRYLIC - 5” DEEP FABRICATED LOGO CABINET W/ RETRO BLEED FRAME - .063” PRE-PAINTED ALUM. (MATTE BLACK) RETURNS & BACK - FULL BLEED FLEX FACE - (3) COLOR TRANS. VINYL GRAPHICS / 1ST SURFACE - 120V SLOAN V-180 4000K LED LIGHTING - 5” DEEP PRE-FINISHED BLACK RETURNS - .063” PRE-PAINTED ALUM. (MATTE BLACK) RETURNS & BACK - EVONIK WRT 30 3/16” WHITE ACRYLIC - 1” WHITE TRIM CAP/ #5687 GEM TRIM CAP - 120V SLOAN V-180 4000K LED LIGHTING DESCRIPTION _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-012 - 4255-4295 Lexington Avenue - CSM - Master and Final PUD\Memos_Reports_17-012 Page 1 of 9 MEMORANDUM DATE: May 3, 2017 PC Agenda Item 3.C TO: Planning Commission Chair Thompson and Commissioners FROM: Hannah Rybak, Interim City Planner SUBJECT: Planning Case #17-012 – Public Hearing Required Applicant: CSM Corporation Property Location: 4255, 4265, 4293, 4295 Lexington Avenue North Request: Master Planned Unit Development (PUD) and Final PUD Requested Action CSM Corporation has requested a Master and Final Planned Unit Development (PUD) at the Arden Hills Corporate Center located at 4255, 4265, 4293, and 4295 Lexington Avenue North in order to reconfigure the parking on the properties to allow for additional stalls to be added. Background CSM Corporation owns the Arden Hills Corporate Center located off of Lexington Avenue just north of the Boston Scientific corporate campus. The 16.6 acre site is comprised of four lots that were created through two separate subdivisions granted by the City in 1995 and 1999. There are a total of four existing buildings on the site, with the buildings at 4293 and 4295 Lexington Avenue sharing a common wall. The development today functions as a single entity with the four lots sharing common access driveways, utilities, stormwater management, and parking. The Arden Hills Corporate Center was previously part of the Control Data site, which included the subject four lots and a portion of what is now the Boston Scientific campus located to the south of Cummings Park Drive. A PUD was previously approved in 1996 for Control Data and included a portion of the existing Arden Hills Corporate Center. This PUD is no longer in effect and the site currently does not operate under any special agreements with the City. In 2015, the City approved a Site Plan Review and Variance in Planning Case 15-003 permitting CSM to construct 22 parking stalls at 4293 Lexington Avenue. The additional parking stalls were _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-012 - 4255-4295 Lexington Avenue - CSM - Master and Final PUD\Memos_Reports_17-012 Page 2 of 9 never constructed and the approval has since expired. A Variance was needed in this case to allow the parking area to encroach within the five-foot setback from the side property line. Staff has recommended that CSM apply for the proposed parking expansion through the PUD process given that the properties currently function as a planned unit development and in order to clean up the past planning case history for the site. 1. Overview of Request CSM has requested a Master PUD that would cover the four lots within the existing Arden Hills Corporate Center and a Final PUD for the construction of additional parking stalls to meet the needs of their existing tenants. The proposed parking expansion would include new stalls located in several areas throughout the properties. Parking would be accessible to all tenants within the development: • 14 stalls along the western side of Parcel 1 • 8 stalls in the northwestern corner of Parcel 2 • 22 stalls along the southwestern side of Parcel 2 • 15 stalls in the northwestern corner of Parcel 3 The applicant has submitted a development plan set including an overall site plan, grading plan, and landscape plan (Attachment C). 2. Planned Unit Development (PUD) Process: The Planned Unit Development process is a tool that provides additional flexibility for development that an underlying zoning district would not otherwise allow. For example, a PUD may make exceptions to setbacks, lot coverage, parking requirements, signage, or landscaping requirements. It is intended to overcome the limitations of zoning regulations and improve the overall design of a project. While the PUD process allows the City to negotiate certain aspects of the development, any conditions imposed on the PUD must have a rational basis related to the expected impact of the development. A PUD cannot be used to permit uses that would not otherwise be permitted in the underlying zoning district. If a PUD is comprised of multiple lots, it is often treated as one continuous development. The development as a whole would be expected to meet the landscaping and structure coverage, and other similar requirements. For example, one property in the PUD may have 60 percent building coverage, but the development as a whole may not exceed 50 percent building coverage to maintain conformance with the underlying zoning district. The PUD development process is often comprised of multiple steps. The first step is the Master PUD, which is a detailed concept plan for the entire development outlining the individual phases over a period of time. A Final PUD proposal is then submitted prior to the development of each phase of the project. In this case, The Master and Final PUD are being applied for concurrently _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-012 - 4255-4295 Lexington Avenue - CSM - Master and Final PUD\Memos_Reports_17-012 Page 3 of 9 for the proposed parking expansion. There are no future development phases proposed at this time. 3. Surrounding Area: Direction Future Land Use Plan Zoning Existing Land Use North P/OS – Parks and Open Space POS – Parks and Open Space District Park South I/O – Light Industrial and Office I-1 – Limited Industrial Industrial East Residential – Up to 4 units per acre PUD – Planned Urban Development Multi-Family Residential West (Shoreview) Low Density Residential R-1 – Single Family Residential District Single Family Residential 4. Site Data: Future Land Use Plan: I/O – Light Industrial and Office Existing Land Use: OFC - Office Zoning: I-1 – Limited Industrial District Lot Size: Parcel 1: 6.94 acres (302,355 s.f.) Parcel 2: 3.42 acres (148,975 s.f.) Parcel 3: 2.76 acres (120,313 s.f.) Parcel 4: 3.46 acres (150,915 s.f) TOTAL: 16.59 acres (722,558 s.f.) Topography: Fairly Flat Plan Evaluation 1. Chapter 13, Zoning Regulations Review As noted, this project is being reviewed through the Planned Unit Development (PUD) process. The following section reviews the project based on the I-1 Limited Industrial District and general regulations and notes where flexibility is needed. Section 1320 – District Provisions (I-1 Limited Industrial District) A. Lot Area – Meets Requirements The Zoning Code requires a minimum lot size of 30,000 square feet in the I-1 Limited Industrial District. All four lots far exceed this minimum requirement. _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-012 - 4255-4295 Lexington Avenue - CSM - Master and Final PUD\Memos_Reports_17-012 Page 4 of 9 B. Lot Dimensions – Meets Requirements The Code requires parcels within the I-1 Limited Industrial District to have a street frontage of at least 100 feet and a lot depth of at least 130 feet. Lot frontage is measured at the minimum front yard setback, which allows buildings to be constructed on a radius, such as on a cul-de-sac or curve. Three of the four lots exceed these requirements. Parcel 2 (4293 Lexington Avenue) has approximately 83 feet of frontage on Cummings Park Drive. This is an existing lot that was previously approved by the City and the lot width is not relevant to the proposed project. C. Building Coverage and Landscaped Lot Area – Meets Requirements The Arden Hills Corporate Center is comprised of four separate lots. The site as a whole is expected to conform to the structure and landscape coverage requirements for the I-1 District while individual lots within the PUD may exceed the underlying zoning requirements. The proposed expansion of the parking lot will decrease the overall landscaping coverage from 51.8 to 50.0 percent. Within the I-1 District, the City Code permits a minimum landscaping coverage of 35 percent. The total structure coverage on the site is currently approximately 16 percent. The I-1 District allows for a maximum structure coverage of 30 percent. No change to structure coverage is proposed as part of this application. Total Area (square feet) Structure Coverage (Existing) Landscape Coverage (Existing) Landscape Coverage (Proposed) Permitted (I-1District) - 30% max 35% min Parcel 1 302,355 8% 24,536 sf 69.2% 209,084 sf 68.4% 206,946 sf Parcel 2 148,975 17% 25,908 sf 37.0% 55,133 sf 33.6% 49,991 sf Parcel 3 120,313 27% 32,693 sf 34.7% 41,793 sf 29.9% 35,920 sf Parcel 4 150,914 22% 32,958 sf 45.2% 68,173 sf 45.2% 68,173 sf Total 722,558 16% 116,095 sf 51.8% 374,185 sf 50.0% 361,031 sf _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-012 - 4255-4295 Lexington Avenue - CSM - Master and Final PUD\Memos_Reports_17-012 Page 5 of 9 F. Setbacks – Meets Requirements The minimum setback for principal buildings in the I-1 District is 55 feet in the front yard, and 20 feet in the rear and side yards. In planned unit developments, the building setbacks from the internal lot lines are less of a concern. The primary concern is the setback measurement from Lexington Avenue, Cummings Park Drive, and the adjacent properties to the west and north of the site. The existing structures on the site meet all of the required setback requirements. No modifications to the current structures are proposed as part of this application. Section 1325 – General Regulations A. Tree Preservation – Section 1325.055 – Meets Requirements The applicant submitted a Site and Removals Plan and a Landscaping Plan as part of their tree preservation and mitigation requirements. The following table outlines these numbers and the additional requirements of the tree preservation ordinance pertaining to tree removal and tree mitigation regulations. Caliper Inches Number of Trees Proposed Removal 571 22 Replacement Trees Required 286 -- Replacement Trees Proposed 287 78 A variety of trees species and tree sizes are proposed to be planted. The proposed trees plantings consist of Skyline Honeylocust, Spring Snow Crabapple, Red Oak, Coralburst Crabapple, Little Leaf Linden, Thornless Hawthorn, Austrian Pine, Black Hills Spruce, and Amur Chokecherry. B. Requirements for Parking, Loading, and Circulation – Section 1325.06 Area and Dimensions of Each Parking Space – Meets Requirements The Zoning Code requires individual parking stalls to be at least 9 feet in width and 18 feet in length. All of the new parking stalls shown on the Site Plan conform to this standard. Location of Parking Spaces – Meets Requirements The minimum parking lot setback in the I-1 District is 5 feet from any property line. For a PUD, this setback is measured from the external lot lines and not the internal lot lines. All proposed parking stalls would meet the 5-foot setback requirement from the external property lines. _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-012 - 4255-4295 Lexington Avenue - CSM - Master and Final PUD\Memos_Reports_17-012 Page 6 of 9 Off-Street Parking Spaces Required – Flexibility Required The number of parking stalls required by the City Code is determined based on the type of land use proposed for a site. Based on the current uses on the site, 618 parking stalls are required. With the proposed additional 59 stalls, the total number of stalls would increase to 591 stalls for a deficit of 27 stalls. Land Use Total Square Footage Required Stalls Office: 1 stall for each 250 sq. ft. of gross floor area 150,065 s.f. 600 stalls Other Business and Industry: 1 stall for each 1,000 square feet of floor area 17,758 s.f. 18 stalls Total Required Parking Stalls 618 stalls Total Parking Provided 591 stalls 6. Additional Review Building Official The Building Official has reviewed the plans and has no additional comments at this time. City Engineer The City Engineer has reviewed the plans and has provided the following comments: 1. Verify the total number of parking spaces, total number of accessible spaces and location of accessible parking space. 2. Verify location of underground gas line from the northwest corner of the 4255 building, running underground to the garage/storage building located at 4293 Lexington Ave. Lake Johanna Fire Marshal The Lake Johanna Fire Marshal has reviewed the plans and has verified that there is adequate space for Lake Johanna fire trucks to maneuver in the proposed parking lot. Findings of Fact: Staff offers the following ten findings of fact for this proposal: 1. The applicant is requesting approval of a Master Planned Unit Development (PUD) and Final PUD at their Arden Hills Corporate Center located at 4255, 4265, 4293, and 4295 Lexington Avenue North. 2. The purpose of the PUD is to reconfigure the parking on the properties to allow for additional stalls to be added. _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-012 - 4255-4295 Lexington Avenue - CSM - Master and Final PUD\Memos_Reports_17-012 Page 7 of 9 3. The PUD process allows for flexibility within the City’s regulations through a negotiated process with a developer. 4. The CSM properties are comprised of a total of 16.6 acres. 5. The CSM properties are located at 4255, 4265, 4293 and 4295 Lexington Avenue North. 6. The CSM properties are located in the I-1 – Limited Industrial District. 7. The proposed use is a permitted use in the I-1 – Limited Industrial District. 8. The Master and Final PUD are in substantial conformance with the requirements set forth in the City’s Zoning Code and design standards. 9. Where the plan is not in conformance with the City’s Zoning Code, flexibility has been requested by the applicant. 10. The proposed plan is in conformance with the City’s 2030 Comprehensive Plan. The properties are 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. Recommendation Based on the submitted plans and findings of fact, staff recommends approval of Planning Case 17-012 for a Master and Final Planned Unit Development (PUD) at 4255, 4265, 4293, and 4295 Lexington Avenue North. If the Planning Commission recommends approval of this request, staff recommends that the following nine 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 a permit within one year of the 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. A PUD Agreement shall be prepared by the City Attorney and subject to City Council approval. The PUD Agreement shall be executed prior to the issuance of any development permits. 4. The applicant 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 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 PUD Agreement. _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-012 - 4255-4295 Lexington Avenue - CSM - Master and Final PUD\Memos_Reports_17-012 Page 8 of 9 5. The applicant shall submit a cash escrow for landscaping improvements in the amount of $10,000 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. 6. The 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. 7. 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. 8. The applicant shall verify the location of the underground gas line from the northwest corner of the 4255 Lexington Avenue building, running underground to the garage/storage building located at 4293 Lexington Avenue. 9. The applicant shall conform to all other City regulations. Proposed Motion Language 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 17-012 for a Master and Final Planned Unit Development at 4255, 4265, 4293, and 4295 Lexington Avenue North, based on the findings of fact and submitted plans, as amended by the nine conditions in the May 3, 2017, Report to the Planning Commission. 2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 17- 012 for a Master and Final Planned Unit Development at 4255, 4265, 4293, and 4295 Lexington Avenue North, based on the findings of fact and submitted plans in the May 3 , 2017, Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of Planning Case 17-012 for a Master and Final Planned Unit Development at 4255, 4265, 4293, and 4295 Lexington Avenue, based on the following findings of fact: findings to deny should specifically reference the reasons for denial and why those reasons cannot be mitigated. 4. Table: Motion to table Planning Case 17-012 for a Master and Final Planned Unit Development at 4255, 4265, 4293, and 4295 Lexington Avenue North: a specific reason and/or information request should be included with a motion to table. Public Notice A public hearing notice was mailed to all properties within 500 feet of the subject property and published in the Shoreview-Arden Hills Bulletin on April 19, 2017. _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-012 - 4255-4295 Lexington Avenue - CSM - Master and Final PUD\Memos_Reports_17-012 Page 9 of 9 Resident Comment Staff has not received any letters, e-mails, or telephone calls from property owners or residents in regards to this planning case. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on April 6, 2017. Pursuant to Minnesota State Statute, the City is required to act on this request by June 5, 2017, (60 days), unless the City provides the petitioner with written reasons for an additional 60-day review period. Attachments A. Land Use Application B. Location and Aerial Maps C. Development Plan Set (Overall Site Plan, Grading Plan, Utility Plan, Landscape Plan, and Fire Truck Turning Exhibit) This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. © Ramsey County Enterprise GIS Division 1,333.3 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet1,333.30666.67 Notes Enter Map Description Legend City Halls Schools Hospitals Fire Stations Police Stations Recreational Centers Parcel Points Parcel Boundaries Airports Parks (8-64K) State Park Regional Parks, Preserves, and Open Spaces County Park Local Parks Golf Course Special Use Facility Rec Center This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. © Ramsey County Enterprise GIS Division 400.0 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet400.00200.00 Notes Enter Map Description Legend City Halls Schools Hospitals Fire Stations Police Stations Recreational Centers Parcel Points Parcel Boundaries Airports Drawing name: X:\2012\120050\plan sheets\Additional Parking - 212-0050.2\120050site.dwg Apr 07, 2017 - 10:20am ARDEN HILLS CORPORATE PARKING EXPANSION PUD AMENDMENT OVERALL SITE PLAN A T T A C H M E N T C _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-006 - Higher Education Study\Memos_Reports_17-006\PC Memo (05-03- 17)_17-006 Final.docx Page 1 of 8 DATE: May 3, 2017 PC Agenda Item 4.A TO: Planning Commission Chair Thompson and Commissioners FROM: Eric Zweber, Interim City Planner Hannah Rybak, Interim City Planner SUBJECT: Planning Case #17-006: Higher Education Study Background At the March 8, 2017 regular Planning Commission meeting, WSB presented the first steps of the Higher Education Moratorium Study. This information included a review of the Bethel University and University of Northwestern Campus Master Plans and the current Arden Hills commercial and industrial zones’ purposes and uses. This meeting also included an overview of the Higher Education Study schedule. Per that schedule, a review of economic activity from commercial and industrial uses, and an evaluation of how other cities zone for higher education will be provided in this report. MEMORANDUM _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-006 - Higher Education Study\Memos_Reports_17-006\PC Memo (05-03- 17)_17-006 Final.docx Page 2 of 8 Economic Activity from Commercial and Industrial Uses The above table illustrates the employment and economic activity for NAISC industry sectors. Due to their space irregularities and the context of Arden Hills the following industries have been excluded from this analysis: Agriculture, Forestry, Fishing and Hunting; Mining, Quarrying, and Oil and Gas Extractions; Utilities; Construction; Management of Companies; and Public Administration. The Minnesota Department of Employment and Economic Development provided the average hourly wages for each of the fourteen (14) industries within the seven county metropolitan area. Wages were then multiplied by 2,080 hours to calculate the median gross salary for a full-time employee. As the table show, the Information industry has the highest median gross salary of $131,248 and the Accommodation and Food Services industries have the lowest of $19,760. The square foot per employee figures were derived from a similar study conducted in Reno, NV by Economic and Planning Systems Inc. who used national industry averages and norms. These numbers were compared with the UMore AUAR traffic study, a Kansas DOT Corridor Master Plan, the Institute of Transportation Engineers Trip Generation Manual and architectural guidelines. These studies show that office based employment fields have the least space per employee (250 square feet) while Transportation and Warehousing and Wholesale Trade have the most space per employee (1,500 square feet). Category NAISC #NAISC Classification Median Wage Median Gross Salary (full-time) Sq. Ft. Per Employee Employees Per 1,000 Sq. Ft. Salary Per 1,000 Sq. Ft. Disposable Income Per 1,000 Sq. Ft. 51 Information 63.10$ 131,248$ 250 4.00 524,992$ 51,449$ 54 Professional, Scientific, and Technical Services 36.63$ 76,190$ 250 4.00 304,762$ 29,867$ 52 Finance and Insurance 36.50$ 75,920$ 250 4.00 303,680$ 29,761$ 53 Real Estate and Rental and Leasing 28.87$ 60,050$ 250 4.00 240,198$ 23,539$ 56 Administrative and Support**18.62$ 38,730$ 250 4.00 154,918$ 15,182$ 44-45 Retail Trade 29.35$ 61,048$ 400 2.50 152,620$ 14,957$ 31-33 Manufacturing 55.26$ 114,941$ 1000 1.00 114,941$ 11,264$ 62 Health Care and Social Assistance 20.54$ 42,723$ 400 2.50 106,808$ 10,467$ 71 Arts, Entertainment, and Recreation 24.69$ 51,355$ 600 1.67 85,763$ 8,405$ 81 Other Services (except Public Administration)19.05$ 39,624$ 600 1.67 66,172$ 6,485$ 48-49 Transportation and Warehousing 44.17$ 91,874$ 1500 0.67 61,555$ 6,032$ 61 Educational Services 23.49$ 48,859$ 1000 1.00 48,859$ 4,788$ 42 Wholesale Trade 32.12$ 66,810$ 1500 0.67 44,762$ 4,387$ 72 Accommodation and Food Services 9.50$ 19,760$ 600 1.67 32,999$ 3,234$ Employment and Economic Activity - EDR11* 1 2 3 *Economic Development Region 11 - 7 County Metro **Includes waste management and Remediation Services Sources: MNDEED 2015 & 2016, Institute of Transportation Engineers 2008, Economic & Planning Systems, Inc. August 2016 _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-006 - Higher Education Study\Memos_Reports_17-006\PC Memo (05-03- 17)_17-006 Final.docx Page 3 of 8 The salary per 1,000 square feet for each NAISC classification were calculated by dividing 1,000 by the square foot per employee and then multiplying that number by the median gross salary. A building with an Information industry has the highest median payroll of $524, 992 per 1,000 square feet while a building with Accommodation and Food Services industries has the lowest median payroll of $32,999 per 1,000 square feet. Reviewing these figures, the industries can be divided into three categories: Category 1 generating $200,000 or more of payroll per 1,000 square feet; Category 2 generating between $100,000 and $200,000 of payroll per 1,000 square feet; and Category 3 generating less than $100,000 of payroll per 1,000 square feet. Category 1 industries are technical and professional industries that normally work in an office building. Category 2 industries do not have the same similarities. Manufacturing has a high median income ($114,941) but has an average of 1,000 square feet per employee, four times the amount of the area for the average office employee. Health Care and Social Assistance and Retail Trade have lower median incomes ($42,723 and $61,048 respectively) but require less area per employee (400 square feet per employee). Administrative and Support is an office based industry, but its median income ($38,730) is much lower than other office based industries. Category 3 industries are either low wage industries (Arts and Entertainment; Education; or Accommodations and Food Services) or better than average wage jobs requiring a larger area per employee (Transportation and Warehousing or Wholesale Trade). The disposable income figures were calculated by multiplying the salary per 1,000 square foot column by 9.8%, which according to Business Analyst 1 is what the average household spends on food away from home, alcoholic beverages, and entertainment and recreation. The disposable income figure can show potential economic impact on the community, but employees will only spend money in Arden Hills if there are businesses to spend that money in. In other words, Category 1 industries will have their greatest impact on the local economy when there are Category 3 businesses (Arts and Entertainment and Accommodations and Food Services) for those Category 1 employees to spend their disposable income at. Economic Impact of the Business and Industrial Zones The following tables illustrate some opportunities within the Arden Hills zoning code for each of the fourteen (14) industry sectors. As stated above, the industries in Category 1 are the most valuable for a local economy in terms of salary based on building square footage. In general, if a city chooses to attract Category 1 and Category 2 industries, Category 3 industries will generally follow based on market forces. 1 Business Analyst is a data processing servicer that used ESRI technologies and US Census data. _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-006 - Higher Education Study\Memos_Reports_17-006\PC Memo (05-03- 17)_17-006 Final.docx Page 4 of 8 This table illustrates the permitted or conditional uses allowed within the transitional neighborhood/business zones (Neighborhood Business District and B-1 District). These zones currently permit ten (10) of the fourteen (14) industries and three (3) of the four (4) industries within Category 1. The difference in economic impact is only in the Category 3 industries which have the lowest overall impact. NAISC Classification Salary/1,000 Sq. Ft.NAISC Classification Salary/1,000 Sq. Ft. Information $524,992 Information $524,992 Professional, Scientific, and Technical Services $304,762 Professional, Scientific, and Technical Services $304,762 Finance and Insurance $303,680 Finance and Insurance $303,680 NA NA NA NA Administrative and Support $154,918 Administrative and Support $154,918 Retail Trade $152,620 NA NA NA NA NA NA Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 NA NA NA NA NA NA Arts, Entertainment, and Recreation $85,763 Other Services (except Public Administration)$66,172 Other Services (except Public Administration)$66,172 NA NA Educational Services $48,859 Accommodation and Food Services $32,999 NA NA 3 Transitional Neighborhood/Business Zones NB B-1Category 1 2 _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-006 - Higher Education Study\Memos_Reports_17-006\PC Memo (05-03- 17)_17-006 Final.docx Page 5 of 8 This table illustrates the permitted or conditional uses allowed within the business zones (B-2 District, B-3 District, and B-4 District). These zones currently permit twelve (12) of the fourteen (14) industries and all four (4) Category 1 industries. There is one difference in the Category 1 industries (Real Estate is only allowed in the B-3 District) and no difference in Category 2 industries. All three of the districts currently support the types of Category 3 businesses where employees tend to spend disposable income. NAISC Classification Salary/1,000 Sq. Ft.NAISC Classification Salary/1,000 Sq. Ft.NAISC Classification Salary/1,000 Sq. Ft. Information $524,992 Information $524,992 Information $524,992 Professional, Scientific, and $304,762 Professional, Scientific, and $304,762 Professional, Scientific, and $304,762 Finance and Insurance $303,680 Finance and Insurance $303,680 Finance and Insurance $303,680 NA NA Real Estate and Rental and Leasing $240,198 NA NA Administrative and Support $154,918 Administrative and Support $154,918 Administrative and Support $154,918 Retail Trade $152,620 Retail Trade $152,620 Retail Trade $152,620 Manufacturing $114,941 Manufacturing $114,941 Manufacturing $114,941 Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 NA NA NA NA NA NA Arts, Entertainment, and Recreation $85,763 Arts, Entertainment, and Recreation $85,763 Arts, Entertainment, and Recreation $85,763 Other Services (except Public Administration)$66,172 Other Services (except Public Administration)$66,172 Other Services (except Public $66,172 Educational Services $48,859 Educational Services $48,859 Educational Services $48,859 Accommodation and Food Services $32,999 Accommodation and Food Services $32,999 Accommodation and Food Services $32,999 3 Business Zones B-2 B-3 B-4 Category 1 2 _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-006 - Higher Education Study\Memos_Reports_17-006\PC Memo (05-03- 17)_17-006 Final.docx Page 6 of 8 This table illustrates the permitted or conditional uses allowed within the industrial zones (Gateway Business District, I-1 District, I-2 District, and I-Flex District). These zones currently permit ten (10) of the fourteen (14) industries and two (2) of the four (4) Category 1 industries. There are no differences in Category 1 business and only one difference in Category 2 industries (Retail Trade is not allowed in the I-Flex District). Higher Education Zoning in Other Communities The cities included in our evaluation are as follows: • Minneapolis • St. Paul • Bloomington • Roseville • Shoreview • New Brighton • Mounds View • White Bear Lake • Brooklyn Park • Inver Grove Heights • Rosemount • Eden Prairie • Anoka • Coon Rapids • St. Cloud • Mankato • St. Peter • New Ulm • Northfield • Winona NAISC Classification Salary/1,000 Sq. Ft. NAISC Classification Salary/1,000 Sq. Ft. NAISC Classification Salary/1,000 Sq. Ft. NAISC Classification Salary/1,000 Sq. Ft. NA NA NA NA NA NA NA NA Professional, Scientific, and $304,762 Professional, Scientific, and $304,762 Professional, Scientific, and $304,762 Professional, Scientific, and $304,762 Finance and Insurance $303,680 Finance and Insurance $303,680 Finance and Insurance $303,680 Finance and Insurance $303,680 NA NA NA NA NA NA NA NA Administrative and Support $154,918 Administrative and Support $154,918 Administrative and Support $154,918 Administrative and Support $154,918 Retail Trade $152,620 Retail Trade $152,620 Retail Trade $152,620 NA NA Manufacturing $114,941 Manufacturing $114,941 Manufacturing $114,941 Manufacturing $114,941 Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 Transportation and Warehousing $61,555 Transportation and Warehousing $61,555 Transportation and Warehousing $61,555 Transportation and Warehousing $61,555 Arts, Entertainment, and Recreation $85,763 Arts, Entertainment, and Recreation $85,763 NA NA Arts, Entertainment, and Recreation $85,763 Other Services (except Public $66,172 NA NA NA NA NA NA NA NA NA NA NA NA NA NA Accommodation and Food Services $32,999 Accommodation and Food Services $32,999 Accommodation and Food Services $32,999 NA NA I-1 I-2 Industrial Zones 1 2 3 I-FLEX Category GB _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-006 - Higher Education Study\Memos_Reports_17-006\PC Memo (05-03- 17)_17-006 Final.docx Page 7 of 8 To begin, staff went through each zoning district to determine which zones within each city higher education uses are a permitted or conditional use in. From there, the specific districts were generalized (commercial, industrial, residential, etc.) to allow for comparison across cities. This evaluation revealed that there really is no pattern in how cities in Minnesota allow for higher education uses. However, several cities separate higher education uses out into two categories: college or university, campus; and college or university, office-based. This is beneficial to these cities because the intensity of use between these two categories can be vastly different. Colleges with campuses often include students living on campuses in residence halls, athletic facilities for sport, theatres for performing arts and cafeterias or other types of food service in addition to their classrooms, laboratories, libraries and other educational spaces. College campuses are often lively places 24 hours a day, 7 days a week. In comparison, traditional colleges are opening office-based colleges that have been dominated by the Globe of Rasmussen Business Colleges in the past. The University of St. Thomas campus in Downtown Minneapolis and the Hamline University facility in the West End of St. Louis Park are two examples of traditional colleges that have office-based campuses away from their main campuses. These office-based campuses are often occupied by graduated students or adults participating in continuing education courses and the activity at them are often limited to weeknights or Saturdays. Should Arden Hills choose to adopt two different college uses, staff would recommend that the office-based definition include language that the office building be used, constructed and operated similar to other office buildings. This is meant to allow classrooms with lab courses such as biology or medical that may draw blood but which would not require special air handling HVAC equipment, the storage of large volumes of chemicals or generating hazardous wastes that can be common with hard science labs for chemistry or physics courses. The final step in evaluating higher education in other communities was to look at specific institutions of higher education and evaluate whether or not they are located in a district where higher education is a permitted or conditional use. Of the 38 institutions evaluated, seven of them were located in a zoning district that does not allow for higher education uses. Of these seven, five are public colleges and universities of either the MNSCU or University of Minnesota system. MNSCU system schools are regulated by the state and the University of Minnesota regulates itself, so they preempt any city zoning requirements. The remaining two non- conforming schools are private and in smaller, greater-Minnesota cities. These schools were in existence prior to current zoning standards. Next Steps Staff has one relating topic to research and discuss within the scope of the Higher Education Study: the amount of land and the total square footage of buildings within each business or industrial zone. With this fifth and final piece of information, staff will be asking the Planning _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for May 3, 2017 P:\Planning\Planning Cases\2017\PC 17-006 - Higher Education Study\Memos_Reports_17-006\PC Memo (05-03- 17)_17-006 Final.docx Page 8 of 8 Commission to recommend if any changes should be made to the City Code regarding higher education uses, as well as any other changes to the business or industrial zones that should be included within the Comprehensive Plan update. Attachments A. NAISC Classifications and Zoning Districts B. Evaluation of Other Cities’ Zoning Districts for Higher Education C. Institutions of Higher Education NA I S C Cl a s s i f i c a t i o n S a l a r y / 1 , 0 0 0 Sq . Ft . N A I S C Cl a s s i f i c a t i o n S a l a r y / 1 , 0 0 0 Sq . Ft . N A I S C Cl a s s i f i c a t i o n Sa l a r y / 1 , 0 0 0 Sq . Ft . NA I S C Cl a s s i f i c a t i o n Sa l a r y / 1 , 0 0 0 Sq . Ft . NA I S C Cl a s s i f i c a t i o n Sa l a r y / 1 , 0 0 0 Sq . Ft . NA I S C Cl a s s i f i c a t i o n Sa l a r y / 1 , 0 0 0 Sq . Ft . NAISC Classification Salary/1,000 Sq. Ft.NAISC Classification Salary/1,000 Sq. Ft.NAISC Classification Salary/1,000 Sq. Ft. In f o r m a t i o n $5 2 4 , 9 9 2 In f o r m a t i o n $5 2 4 , 9 9 2 In f o r m a t i o n $ 5 2 4 , 9 9 2 I n f o r m a t i o n $ 5 2 4 , 9 9 2 I n f o r m a t i o n $ 5 2 4 , 9 9 2 NA NA NA NA NA NA NA NA Pr o f e s s i o n a l , Sc i e n t i f i c , an d Te c h n i c a l Se r v i c e s $3 0 4 , 7 6 2 Pr o f e s s i o n a l , Sc i e n t i f i c , an d Te c h n i c a l Se r v i c e s $3 0 4 , 7 6 2 Pr o f e s s i o n a l , Sc i e n t i f i c , an d Te c h n i c a l Se r v i c e s $3 0 4 , 7 6 2 Pr o f e s s i o n a l , Sc i e n t i f i c , an d Te c h n i c a l Se r v i c e s $3 0 4 , 7 6 2 Pr o f e s s i o n a l , Sc i e n t i f i c , an d Te c h n i c a l Se r v i c e s $3 0 4 , 7 6 2 Pr o f e s s i o n a l , Sc i e n t i f i c , an d Te c h n i c a l Se r v i c e s $3 0 4 , 7 6 2 Professional, Scientific, and Technical Services $304,762 Professional, Scientific, and Technical Services $304,762 Professional, Scientific, and Technical Services $304,762 Fi n a n c e an d In s u r a n c e $3 0 3 , 6 8 0 F i n a n c e an d In s u r a n c e $ 3 0 3 , 6 8 0 F i n a n c e an d In s u r a n c e $ 3 0 3 , 6 8 0 F i n a n c e an d In s u r a n c e $ 3 0 3 , 6 8 0 F i n a n c e an d In s u r a n c e $ 3 0 3 , 6 8 0 F i n a n c e an d In s u r a n c e $ 3 0 3 , 6 8 0 F i n a n c e and Insurance $303,680 Finance and Insurance $303,680 Finance and Insurance $303,680 NA NA NA NA NA NA Re a l Es t a t e an d Re n t a l an d L e a s i n g $2 4 0 , 1 9 8 NA NA NA NA NA NA NA NA NA NA Ad m i n i s t r a t i v e an d Su p p o r t $1 5 4 , 9 1 8 Ad m i n i s t r a t i v e an d Su p p o r t $1 5 4 , 9 1 8 Ad m i n i s t r a t i v e an d Su p p o r t $1 5 4 , 9 1 8 Ad m i n i s t r a t i v e an d Su p p o r t $1 5 4 , 9 1 8 Ad m i n i s t r a t i v e an d Su p p o r t $1 5 4 , 9 1 8 Ad m i n i s t r a t i v e an d Su p p o r t $1 5 4 , 9 1 8 Administrative and Support $154,918 Administrative and Support $154,918 Administrative and Support $154,918 Re t a i l Tr a d e $1 5 2 , 6 2 0 NA NA Re t a i l Tr a d e $ 1 5 2 , 6 2 0 R e t a i l Tr a d e $ 1 5 2 , 6 2 0 R e t a i l Tr a d e $ 1 5 2 , 6 2 0 R e t a i l Tr a d e $ 1 5 2 , 6 2 0 R e t a i l Trade $152,620 Retail Trade $152,620 NA NA NA NA NA NA Ma n u f a c t u r i n g $ 1 1 4 , 9 4 1 Ma n u f a c t u r i n g $1 1 4 , 9 4 1 Ma n u f a c t u r i n g $1 1 4 , 9 4 1 Ma n u f a c t u r i n g $1 1 4 , 9 4 1 Manufacturing $114,941 Manufacturing $114,941 Manufacturing $114,941 He a l t h Ca r e an d So c i a l As s i s t a n c e $1 0 6 , 8 0 8 He a l t h Ca r e an d So c i a l As s i s t a n c e $1 0 6 , 8 0 8 He a l t h Ca r e an d So c i a l As s i s t a n c e $1 0 6 , 8 0 8 He a l t h Ca r e an d So c i a l As s i s t a n c e $1 0 6 , 8 0 8 He a l t h Ca r e an d So c i a l As s i s t a n c e $1 0 6 , 8 0 8 He a l t h Ca r e an d So c i a l As s i s t a n c e $1 0 6 , 8 0 8 Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 NA NA NA NA NA NA NA NA NA NA Tr a n s p o r t a t i o n an d Wa r e h o u s i n g $6 1 , 5 5 5 Transportation and Warehousing $61,555 Transportation and Warehousing $61,555 Transportation and Warehousing $61,555 NA NA Ar t s , En t e r t a i n m e n t , an d Re c r e a t i o n $8 5 , 7 6 3 Ar t s , En t e r t a i n m e n t , an d Re c r e a t i o n $8 5 , 7 6 3 Ar t s , En t e r t a i n m e n t , an d Re c r e a t i o n $8 5 , 7 6 3 Ar t s , En t e r t a i n m e n t , an d Re c r e a t i o n $8 5 , 7 6 3 Ar t s , En t e r t a i n m e n t , an d Re c r e a t i o n $8 5 , 7 6 3 Arts, Entertainment, and Recreation $85,763 NA NA Arts, Entertainment, and Recreation $85,763 Ot h e r Se r v i c e s (e x c e p t Pu b l i c Ad m i n i s t r a t i o n ) $6 6 , 1 7 2 Ot h e r Se r v i c e s (e x c e p t Pu b l i c Ad m i n i s t r a t i o n ) $6 6 , 1 7 2 Ot h e r Se r v i c e s (e x c e p t Pu b l i c Ad m i n i s t r a t i o n ) $6 6 , 1 7 2 Ot h e r Se r v i c e s (e x c e p t Pu b l i c Ad m i n i s t r a t i o n ) $6 6 , 1 7 2 Ot h e r Se r v i c e s (e x c e p t Pu b l i c Ad m i n i s t r a t i o n ) $6 6 , 1 7 2 Ot h e r Se r v i c e s (e x c e p t Pu b l i c Ad m i n i s t r a t i o n ) $6 6 , 1 7 2 NA NA NA NA NA NA NA NA Ed u c a t i o n a l Se r v i c e s $ 4 8 , 8 5 9 E d u c a t i o n a l Se r v i c e s $ 4 8 , 8 5 9 E d u c a t i o n a l Se r v i c e s $ 4 8 , 8 5 9 E d u c a t i o n a l Se r v i c e s $ 4 8 , 8 5 9 NA NA NA NA NA NA NA NA Ac c o m m o d a t i o n an d Fo o d Se r v i c e s $3 2 , 9 9 9 NA NA Ac c o m m o d a t i o n an d Fo o d Se r v i c e s $3 2 , 9 9 9 Ac c o m m o d a t i o n an d Fo o d Se r v i c e s $3 2 , 9 9 9 Ac c o m m o d a t i o n an d Fo o d Se r v i c e s $3 2 , 9 9 9 Ac c o m m o d a t i o n an d Fo o d Se r v i c e s $3 2 , 9 9 9 Accommodation and Food Services $32,999 Accommodation and Food Services $32,999 NA NA Bu s i n e s s Zo n e s Industrial Zones I ‐1I ‐2 3 Tr a n s i t i o n a l Ne i g h b o r h o o d / B u s i n e s s Zo n e s I ‐FLEX NB B ‐1B ‐2B ‐3 2 B ‐4G B Ca t e g o r y 1 ATTACHMENT A Commercial Districts Industrial Districts Public/Institutional/ Educational Mixed Use /Downtown Residential Agricultural Roseville Student Housing Permitted (3/4) College (campus)Permitted (2/4)Conditional (1/1) College (office based)Permitted (3/4)Permitted (2/2)Not permitted Permitted (4/4) Shoreview Adult & continuing education and secondary level learning centers Permitted (1/4) New Brighton Vocational or trade schools, public or private Special Use (1/4) Business colleges and private trade schools Special Use (2/4) Colleges Special Use (1/4) Mounds View Educational or instructional facilities Permitted (3/4) White Bear Lake Civic/institutional & transportation uses Permitted (1/7) Trade Schools Permitted (5/7) Brooklyn Park For profit business, trade or non-academic colleges Permitted (4/5) Public or private post-secondary institutions Permitted (1/1) Inver Grove Heights Business or trade school Conditional (1/5)Conditional (1/2)Conditional (1/1) Higher education facilities Permitted (1/1) Rosemount Business, trade and vocational schools Permitted (1/3) Colleges or universities Permitted (1/1) Eden Prairie Public & private school Permitted (1/1) Anoka Trade schools, vocational schools Conditional (2/6) Universities Conditional (2/6) Trade Schools Permitted (1/3) Coon Rapids Schools & colleges Permitted (1/2)Conditional (3/4) St. Cloud Dormitory Permitted (3/5)Permitted (2/10) Vocational Training Permitted (3/5) University Permitted (1/10) Mankato Dormitories Permitted-overlay district (1/1) Universities & colleges Permitted- overlay district (1/1) St. Peter College/university facilities Conditional (3/5)Permitted (1/1)Conditional (3/5) Secondary educational facilities Conditional (1/5) Evaluation of Other Cities' Zoning Districts for Higher Education ATTACHMENT B Commercial Districts Industrial Districts Public/Institutional/ Educational Mixed Use /Downtown Residential Agricultural New Ulm Institutions of a religious, educational, charitable or philanthropic nature Permitted (2/3)Permitted (1/4) Schools: Music, dance and business Permitted (1/3) Business, commercial, trade schools Permitted (1/3) Northfield College related offices Permitted (1/3) Dormitories/residences halls Permitted (1/3)Pre-Existing Use (1/4) Institutions of higher ed.- College, seminary or university Conditional (2/5) Permitted/Conditional (1/3)Pre-Existing Use (1/4)Permitted (1/1) Winona Trade or business schools Permitted (1/4) Dormitories, libraries, classrooms, offices, dining facilities, other public gathering facilities, stores open to the public, athletic and auditorium facilities and other college-related facilities Permitted -overlay district (1-1) Minneapolis School, vocational or business Permitted/Conditional (5/5)Permitted (3/3)Permitted (6/7) College or university Conditional (5/7) St. Paul College, university, seminary, etc.Permitted (7/7) Permitted/Conditional (3/5) Trade school, art school, dance school Permitted (7/7) Permitted/Conditional (3/5) Bloomington College or university Conditional (5/10) Permitted/Condition al (2/2)Conditional (7/9) Post-secondary institutions Conditional (1/10) Name Type City Generalized Zoning District Zoning District Not Permitted/Conditional Use Minneapolis Business College For-profit Roseville Commercial Office/Business Park National American University For-profit Roseville Commercial Office/Business Park Normandale Community College Public Bloomington Residential R-1 Rassmussen For-profit Bloomington Commercial CS-1 Northwestern Health Sciences University Private Bloomington Residential R-1 North Hennepin Community College Public Brooklyn Park Public/Institutional/Educational Public Institution Hennepin Technical College Public Brooklyn Park Industrial General Industrial X Rasmussen For-profit Brooklyn Park Public/Institutional/Educational Public Institution Inver Hills Community College Public Inver Grove Heights Public/Institutional/Educational Institutional Dakota County Technical College Public Rosemount Public/Institutional/Educational Public and Institutional Hennepin Technical College Public Eden Prairie Agricultural Rural X Anoka Technical College Public Anoka Industrial Light Industrial Anoka-Ramsey Community College Public Coon Rapids Residential Low Density Residential 1 St. Cloud State University Public St. Cloud Residential Multifamily Residential St. Cloud Technical and Community College Public St. Cloud Residential Single Family Residential X Minnesota State University Mankato Public Mankato Residential Office Residential Bethany Lutheran College Private Mankato Residential Office Residential, Institutional Overlay Rasmussen For-profit Mankato Residential Office Residential Gustavus Adolphus College Private St. Peter Public/Institutional/Educational Educational/Institutional Martin Luther College Private New Ulm Residential Single Family Residential X Carleton College Private Northfield Public/Institutional/Educational College Development St. Olaf College Private Northfield Public/Institutional/Educational College Development Winona State University Public Winona Residential One to Four Family Residence, WSU Campus Overlay St. Mary's University Private Winona Residential Residential Suburban X Minnesota State College Southeast Public Winona Residential Residential Suburban, General Business University of Minnesota Public Minneapolis Various: Residential Institutional Office Residence X Industrial Light Industrial X Residential High Density Office Residence X Public/Institutional/Educational Community Activity Center X Commercial Neighborhood Commercial X Commercial Neighborhood Corridor Commercial X Augsburg Private Minneapolis Residential Institutional Office Residence Minneapolis Community and Technical College Public Minneapolis Residential Institutional Office Residence, Community Activity Center College of Art and Design Private Minneapolis Residential Institutional Office Residence Capella University For-profit Minneapolis Commercial Downtown Business Dunwoody For-profit Minneapolis Industrial Limited Industrial Art Institutes For-profit Minneapolis Commercial Downtown Service St. Thomas Private St. Paul Residential Single Family Residential St. Catherine Private St. Paul Residential Single Family Residential Macalester Private St. Paul Residential Single Family Residential Concordia Private St. Paul Residential Two Family Residential McNally Smith For-profit St. Paul Public/Institutional/Educational Capitol Area Jurisdiction X St. Paul College Public St. Paul Residential Multifamily Residential Institutions of Higher Education ATTACHMENT C City of Arden Hills Planning Commission Meeting for May 3, 2017 Page 1 of 1 MEMORANDUM DATE: May 3, 2017 PC Agenda Item 5.A TO: Planning Commission Chair Thompson and Commissioners FROM: Matthew Bachler, Senior Planner SUBJECT: Report from the City Council April 24, 2017 City Council Regular Meeting The City Council approved Planning Case 17-007 for a front yard setback variance at 3517 Siems Court. The Planning Commission reviewed this case at their meeting on April 5, 2017, and unanimously recommended approval. The City Council also reviewed Planning Case 17-008 for a Master PUD Amendment and Final PUD for Phase 2 of the Lexington Station redevelopment project at the southwest corner of Lexington Avenue and Red Fox Road. The City Council approved this request with modifications to the wall signage permitted for the Phase 2 building and the design of the west building elevation. The Planning Commission recommended approval of Planning Case 17-008 at their meeting on April 5, 2017.