The URL can be used to link to this page

Home My WebLink About06-07-2017 PCAPPROVAL OF THE AGENDA APPROVAL OF MINUTES May 3, 2017 Planning Commission Regular Meeting 05 -03 -17PC.PDF PLANNING CASES Planning Case 17 -010 –3246 New Brighton Road –Preliminary & Final Plat, Comprehensive Plan Amendment, And Variance (Public Hearing Required) MEMO.PDF Planning Case 17 -013 -Boston Scientific -4100 Hamline Avenue North -PUD Amendment (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 2040 Comprehensive Plan Update MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF ATTACHMENT G.PDF ATTACHMENT H.PDF COMMENTS AND REPORTS Report From The City Council 06 -07 -17 - REPORT FROM THE CITY COUNCIL.PDF Planning Commission Comments Staff Comments 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 June 7, 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: 4. 4.A. Documents: 4.B. Documents: 5. 5.A. Documents: 5.B. 5.C. APPROVAL OF THE AGENDAAPPROVAL OF MINUTESMay 3, 2017 Planning Commission Regular Meeting 05 -03 -17PC.PDFPLANNING CASESPlanning Case 17 -010 –3246 New Brighton Road –Preliminary & Final Plat, Comprehensive Plan Amendment, And Variance (Public Hearing Required) MEMO.PDFPlanning Case 17 -013 -Boston Scientific -4100 Hamline Avenue North -PUD Amendment (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 2040 Comprehensive Plan Update MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF ATTACHMENT G.PDF ATTACHMENT H.PDF COMMENTS AND REPORTS Report From The City Council 06 -07 -17 - REPORT FROM THE CITY COUNCIL.PDF Planning Commission Comments Staff Comments 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 CommissionJune 7, 20176:30 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: 4. 4.A. Documents: 4.B. Documents: 5. 5.A. Documents: 5.B. 5.C. Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, MAY 3, 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 Steven Jones, Phillip Neururer and Clayton Zimmerman. Absent: Commissioners Brent Bartel, Nick Gehrig, Angela Hames, and James Lambeth. Also present were: Senior Planner Matthew Bachler; Eric Zweber, WSB; Hannah Rybak, WSB; and Councilmember Fran Holmes. APPROVAL OF AGENDA – MAY 3, 2017 Chair Thompson stated the agenda will stand as published. APPROVAL OF MINUTES April 5, 2017 – Planning Commission Regular Meeting Commissioner Zimmerman moved, seconded by Commissioner Jones, to approve the April 5, 2017, Planning Commission Regular Meeting minutes as presented. The motion carried unanimously (4-0). PLANNING CASES A. Planning Case 17-010 – 3246 New Brighton Road – Preliminary & Final Plat and Variance – Public Hearing Senior Planner Bachler stated 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 ARDEN HILLS PLANNING COMMISSION – May 3, 2017 2 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. Senior Planner Bachler explained 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 occupied by Trinity Lutheran Church, and is zoned R-2 District and is guided for Public and Institutional uses in the Comprehensive Plan. Senior Planner Bachler reported 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. Senior Planner Bachler indicated 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. Senior Planner Bachler stated 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. Senior Planner Bachler explained 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. Site Data Future Land Use Plan: P/I Public Institutional Existing Land Use: Fire Station Zoning: R2 – Single & Two Family Residential ARDEN HILLS PLANNING COMMISSION – May 3, 2017 3 Current Lot Sizes: 3.12 Acres Senior Planner Bachler reviewed the surrounding area, the Plan Evaluation and the Variance Evaluation Criteria. Senior Planner Bachler provided the Findings of Fact for review: 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. 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 an 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. Senior Planner Bachler stated for the benefit of the Planning Commission and the applicant, staff has prepared the following recommended conditions. Since this project is being requested to ARDEN HILLS PLANNING COMMISSION – May 3, 2017 4 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. 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. ARDEN HILLS PLANNING COMMISSION – May 3, 2017 5 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. 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. Senior Planner Bachler requested the Planning Commission open the public hearing for the Preliminary and Final Plat and Variance requests, but that they table action on this item to the June 7, 2017 meeting. Chair Thompson opened the floor to Commissioner comments. Commissioner Jones asked for further information on the setback and easement requirements in the side yards. Senior Planner Bachler stated the minimum side yard setback in this district was five feet, however a drainage and utility easement is required along the side property line, which is six feet in width. Structures cannot be located within the drainage and utility easement. Don Palme, 1370 Arden Oaks Drive, stated he has been a resident of Arden Hills for 60+ years. He thanked staff for the thorough presentation and explained if the Variance was not approved by the City, the property may be developed for twin homes. Pat Palme, indicated he was interested in developing four single family lots, however he has been contacted by several high-end builders that were interested in constructing twinhomes given the properties current zoning. Chair Thompson questioned the size of the homes that would be built on the proposed four lots. Mr. Palme stated the size of the homes would vary but estimated the homes would range in price from $600,000 to $700,000. Chair Thompson opened the public hearing at 6:53 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. ARDEN HILLS PLANNING COMMISSION – May 3, 2017 6 Carol Linders, 1945 Glen Paul Avenue, stated she was present to hear the plans for this property. She believed the plans were not well thought out and recommended only three lots be pursued in lieu of approving the Variance. Karen Cloutier, 1890 Jerrold Avenue, expressed concern with the number of homes being proposed for the development and believed this would not fit with the character of the neighborhood. There being no additional comment Chair Thompson closed the public hearing at 6:56 p.m. Commissioner Jones had concerns with the proposed size of the new homes along with their value when compared to the surrounding homes in the neighborhood. He believed the new homes should more closely match the style and scale of the homes in the neighborhood. Commissioner Neururer agreed with this recommendation. Commissioner Zimmerman indicated a developer should be able to construct the type of homes the market was requesting. He stated a twinhome may be a better option for this neighborhood than four large homes. Commissioner Jones questioned the maximum number of units that could be placed on this property. Senior Planner Bachler stated three conforming lots could be created and a twin home could be constructed on each lot for a total of six units. He noted that a two-family residential use requires a Conditional Use Permit in the R-2 District. Chair Thompson asked if staff needed any additional feedback from the Commission. Senior Planner Bachler requested additional feedback regarding the economics of the project. Chair Thompson believed the costs associated with the redevelopment would be a challenge, but that the site is still buildable. Commissioner Jones moved and Commissioner Zimmerman seconded a motion to table Planning Case 17-010 to the June 7, 2017 Planning Commission meeting. The motion carried unanimously (4-0). B. Planning Case 17-011; 3930 Northwoods Drive – Health Partners – Master and Final Planned Unit Development – Public Hearing Senior Planner Bachler stated 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 ARDEN HILLS PLANNING COMMISSION – May 3, 2017 7 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. Senior Planner Bachler commented 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 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. Site Data Land Use Plan: Mixed Business Existing Land Use: Medical Clinic Zoning: I-FLEX District (3930 Northwoods Drive) & B-3 – Service Business District (3928 Northwoods Drive) Current Lot Sizes: 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. Senior Planner Bachler reviewed the surrounding area and the Plan Evaluation. Senior Planner Bachler provided the Findings of Fact for review: 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. 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. ARDEN HILLS PLANNING COMMISSION – May 3, 2017 8 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. Senior Planner Bachler stated 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. 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. ARDEN HILLS PLANNING COMMISSION – May 3, 2017 9 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. 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. Chair Thompson asked where the existing walls signs were located on the building. Senior Planner Bachler commented on the location of the existing and proposed wall signs, and noted their sizes. Commissioner Jones requested further information on the landscaping plan. Senior Planner Bachler reviewed the landscaping plan for the site with the Commission. Chair Thompson asked if the additional parking would be used for employees. Mark Hansen, representative for Health Partners, stated this was the case noting the new parking would be used for employees. He explained that the City of Arden Hills had higher parking requirements than other communities. Chair Thompson opened the public hearing at 7:36 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. There being no comment Chair Thompson closed the public hearing at 7:37 p.m. Commissioner Zimmerman was pleased that Health Partners would be expanding in Arden Hills and believed this clinic was an asset to the community. Commissioner Jones stated he was pleased the site had its own stormwater retention pond. ARDEN HILLS PLANNING COMMISSION – May 3, 2017 10 Chair Thompson asked if the Commission supported the requested wall sign flexibility. Commissioner Zimmerman commented he supported the wall sign requests. Commissioner Neururer and Commissioner Jones also supported the request. Chair Thompson stated she was pleased to see the building would have new signs and believed the proposed wall sign locations made sense. She commended the architect on the proposed improvements that would be made to the building façade. Commissioner Zimmerman moved and Commissioner Neururer seconded a 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. The motion carried unanimously (4-0). C. Planning Case 17-012; 4255-4295 Lexington Avenue North – CSM Corporation – Master and Final Planned Unit Development – Public Hearing Hannah Rybak, WSB, stated 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. Ms. Rybak reported 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. Ms. Rybak commented 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 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. Ms. Rybak explained 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: ARDEN HILLS PLANNING COMMISSION – May 3, 2017 11 • 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 Ms. Rybak indicated 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. Site Data Future Land Use Plan: I/O – Light Industrial and Office Existing Land Use: OFC – Office Zoning: I-1 – Limited Industrial District Lot Sizes: 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 Ms. Rybak reviewed the surrounding area and the Plan Evaluation. Ms. Rybak provided the Findings of Fact for review: 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. 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. Ms. Rybak stated 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 ARDEN HILLS PLANNING COMMISSION – May 3, 2017 12 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. 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. 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. ARDEN HILLS PLANNING COMMISSION – May 3, 2017 13 Commissioner Zimmerman asked what the applicant’s rationale was to provide only 591 parking stalls when 618 spaces were required. Ms. Rybak stated the applicant has seen no need to increase the parking situation beyond 591 spaces and noted the current parking lot was non-conforming. Commissioner Jones requested further information regarding the parking lot and the changes that were previously approved in 2015. Jon Ferrier, CSM Corporation, discussed the parking lot portion that was approved in 2015. He explained the number of proposed parking spaces was based on the needs of his tenants. Chair Thompson opened the public hearing at 7:53 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. There no additional comment Chair Thompson closed the public hearing at 7:54 p.m. Commissioner Neururer moved and Commissioner Jones seconded a 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 (9) conditions in the May 3, 2017, Report to the Planning Commission. The motion carried unanimously (4-0). UNFINISHED AND NEW BUSINESS A. Planning Case 17-006 – Higher Education Moratorium Study Eric Zweber, WSB, reported 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 were provided within his report. Mr. Zweber reviewed the economic activity from commercial and industrial uses within the City in detail with the Commission. It was noted staff has one remaining 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 that fifth and final piece of information, staff will be asking the Planning 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. Commissioner Zimmerman asked if there was any correlation between the nature of businesses in the City and the people that live in Arden Hills. ARDEN HILLS PLANNING COMMISSION – May 3, 2017 14 Mr. Zweber believed that businesses attracted related businesses and the people of the community then supported these businesses. Commissioner Jones indicated the City could not make Land O’Lakes employees live in Arden Hills. However, he anticipated that a large portion of the students that attend the two universities in the community visit local businesses and would buy their groceries in Arden Hills. Mr. Zweber agreed with this fact but noted the differences in disposable income between graduate students versus employees at Land O’Lakes. Commissioner Jones commented on how higher education was changing. Mr. Zweber understood higher education was evolving and believed that students would be in the community less and less over time. Commissioner Jones added that office space was also changing and noted some employees were now allowed to work from home. Councilmember Holmes explained the Council wanted this study to be completed in order to better understand the viability and opportunities available to the City. She thanked Mr. Zweber for his efforts. Commissioner Zimmerman stated the City also had to be concerned with the tax revenue that would be lost if college campuses expanded into business and industrial zones. Mr. Zweber reported Northwestern was very interested in this manufacturing facility given the fact it could be converted into a STEM facility for half the price of constructing a new building. He explained this also had to be considered for new businesses that may be interested in entering the community. Commissioner Jones thanked staff for this detailed information as it changed his thinking on the matter. Mr. Zweber reviewed the next steps for the Higher Education Moratorium Study noting he would be meeting with the Economic Development Commission and the Planning Commission on Wednesday, June 7th. The City Council would then be reviewing the study in work session on Monday, June 19th. It was noted the moratorium on Higher Education would end on October 19th. Commissioner Jones asked if the new Bethel property at 2 Pine Tree Drive was tax exempt. Councilmember Holmes reported this was the case, but noted Bethel had agreed to assist the City in completing a trail. Mr. Zweber explained the Pine Tree property was used for both educational and office uses. ARDEN HILLS PLANNING COMMISSION – May 3, 2017 15 Commissioner Zimmerman understood that over time uses would change in the City and encouraged the Commission to consider what level of flexibility should be offered in order to continually spur development. Chair Thompson appreciated all of the information provided by staff this evening. She looked forward to reviewing this information again in June. REPORTS A. Report from the City Council Councilmember Holmes updated the Planning Commission on City Council activities from the April 24, 2017 City Council Regular Meeting stating 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. B. Planning Commission Comments and Requests None. C. Staff Comments None. ADJOURN Commissioner Zimmerman moved, seconded by Commissioner Jones, to adjourn the May 7, 2017, Planning Commission Meeting at 8:46 p.m. The motion carried unanimously (4-0). City of Arden Hills Planning Commission Meeting for June 7, 2017 P:\Planning\Planning Cases\2017\PC 17-010 - 3246 New Brighton Road - Preliminary Plat & Variance\Memos_Reports_17-010\PC Report_(6- 7-17)_17-010 Table.docx Page 1 of 2 MEMORANDUM DATE: June 7, 2017 PC Agenda Item 3.A TO: Planning Commission Chair and Commissioners FROM: Matthew Bachler, Senior Planner SUBJECT: Planning Case #17-010 – Public Hearing Required Applicant: Don Palme/Car-Don, LLC Property Owner: Lake Johanna Fire Department Property Location: 3246 New Brighton Road Request: Preliminary Plat, Final Plat, Comprehensive Plan Amendment, and Variance Requested Action The owner of the property, Lake Johanna Fire Department, does not support the variance request for four (4) lots and has requested that the variance be removed from the agenda. Lake Johanna Fire Department has discussed this with the applicant, Don Palme, and they are attempting to renegotiate their purchase agreement based on a three (3) lot subdivision that would comply with the City Code. Staff recommends that the Planning Commission open the public hearing and then adopt a motion continue the Preliminary Plat, Final Plat, and Comprehensive Plan Amendment to the July 5, 2017 Planning Commission meeting. Proposed Motion Language Table the Planning Case 17-010 to the July 5, 2017 Planning Commission meeting. Public Notice Notice of the public hearing for the Preliminary Plat, Final Plat, Comprehensive Plan Amendment, and Variance was published in the Shoreview-Arden Hills Bulletin on May 24, 2017, and mailed to all properties within 1,000 feet of the subject property. City of Arden Hills Planning Commission Meeting for June 7, 2017 P:\Planning\Planning Cases\2017\PC 17-010 - 3246 New Brighton Road - Preliminary Plat & Variance\Memos_Reports_17-010\PC Report_(6- 7-17)_17-010 Table.docx Page 2 of 2 Public Comments Staff received a phone call from a resident in the neighborhood who opposed the requested Variance due to concerns about the additional density that would be allowed and the impact on adjacent properties. Staff received a phone call from the resident at 3355 Lake Johanna who expressed concern about the reduction of green space that would result from an additional home on the site, and who believed a Variance was not justified in this case. A public hearing was held for Planning Case 17-010 at the Planning Commission meeting on May 3, 2017. Draft minutes from that meeting were addressed in Agenda Item 2.A of tonight’s meeting. 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. The applicant was notified on May 24, 2017 of the City’s request for an additional 60-day review period. Pursuant to Minnesota State Statute, the City must now act on this request by August 11, 2017. The City may, with the consent of the applicant, extend the review period beyond the initial 120 days. Attachments None City of Arden Hills Planning Commission Meeting for June 7, 2017 P:\Planning\Planning Cases\2017\PC 17-013 - Boston Scientific - PUD Amendment\Memos_Reports_17-013 Page 1 of 9 MEMORANDUM DATE: June 7, 2017 PC Agenda Item 3.B TO: Planning Commission Chair and Commissioners FROM: Matthew Bachler, Senior Planner SUBJECT: Planning Case #17-013 – Public Hearing Required Applicant: Boston Scientific Corporation Property Location: 4100 Hamline Avenue North Request: Planned Unit Development Amendment Requested Action Boston Scientific has requested a Planned Unit Development (PUD) Amendment to construct a 5,330 square foot building addition on the northeast corner of Building 9 on their campus. Background The Boston Scientific campus at 4100 Hamline Avenue North operates under a Planned Unit Development (PUD) that was originally approved in 2002 for the Guidant Corporation. The last comprehensive update to the PUD and Campus Master Plan took place in 2015 when the City approved a subdivision of the property to help facilitate the sale of Buildings A, B, and C located in the southwest corner of the campus (Planning Case 15-001). The Campus Master Plan was revised at this time to make adjustments to the location of future buildings and parking ramps so that the two lots could function independently. New building construction or site modifications identified on the approved Campus Master Plan require the submittal of a Site Plan Review application prior to construction. For building construction or site modifications not included on the Master Plan, a PUD Amendment is required. The proposed addition to Building 9 is not shown on the current Master Plan and a PUD Amendment is therefore being requested. The following table provides a history of recent City approvals since the approval of the Campus Master Plan in 2015: City of Arden Hills Planning Commission Meeting for June 7, 2017 P:\Planning\Planning Cases\2017\PC 17-013 - Boston Scientific - PUD Amendment\Memos_Reports_17-013 Page 2 of 9 Planning Case Request Comments CC Action 15-001 PUD Amendment Update to Campus Master Plan 02/23/15 (Approved) 15-017 Site Plan Review Relocation of daycare facility and parking modifications 08/31/15 (Approved) 16-004 Site Plan Review Buildings 3 and 10 skyway connection 02/29/16 (Approved) 17-002 Site Plan Review Daycare facility parking area modifications 03/13/17 (Approved) 1. Overview of Request The purpose of the proposed addition is to allow Boston Scientific to construct a new and expanded sterilization facility in Building 9. The company’s existing sterilization facility is located in Building C and its relocation to Building 9 is part of a process that has been underway for the past several years to move operations out of Buildings A, B, and C to allow for their eventual sale. The facility will be used for the sterilization of medical products manufactured by Boston Scientific. The addition would be located on the northeast corner of Building 9, which is located in the northeast corner of the campus adjacent to Cummings Park Drive and Lexington Avenue North. The sterilization facility would have a footprint of 4,927 square feet measuring approximately 97 feet in length and 46 feet in width. The location of the addition would impact an existing parking area on the north side of Building 9. As a result of the construction, eight parking stalls would be removed. The project would also include 3,400 square feet of interior renovations for the new sterilization facility. The addition would be approximately 15 feet in height with a mechanical penthouse extending an additional 13.5 feet above the roof deck on a portion of the structure. The addition would be constructed with reinforced masonry material. Exterior finish materials would include translucent fiberglass, synthetic stucco, and metal profile panels. Operating equipment located on the roof would be screened by an approximately 9-foot metal paneling screen. Additional ground level operating equipment would be contained in an approximately 403 square foot enclosure on the west side of the proposed addition. A complete plan set, including building and grading plans, is provided in Attachment C. City of Arden Hills Planning Commission Meeting for June 7, 2017 P:\Planning\Planning Cases\2017\PC 17-013 - Boston Scientific - PUD Amendment\Memos_Reports_17-013 Page 3 of 9 2. Surrounding Area Direction Future Land Use Plan Zoning Existing Land Use North Low Density Residential, Light Industrial and Office R-1: Single Family Residential, I-1: Limited Industrial Single Family Residential, Office South Light Industrial and Office, High Density Residential I-1: Limited Industrial, R-4: Multiple Dwelling Office, Utility, Multiple Family Residential East (Shoreview) RL-Residential / Office / RH- Residential PUD (Townhouses & Offices)/ R-3:Multiple Dwelling Residential Single Family Detached Residential / Office / Multiple Family West Low Density Residential Light Industrial and Office R-1: Single Family Residential I-1: Limited Industrial Single Family Residential Office 3. Site Data Future Land Use Plan: Light Industrial and Office Existing Land Use: Light Industrial and Office Zoning: I-1: Limited Industrial / PUD Overlay Size: Lot 1: 77.4 acres Proposed Density: N/A Topography: Level Plan Review The Boston Scientific campus is located in the I-1 Limited Industrial Zoning District. The approved PUD for the property acts as an additional governing document for the campus providing flexibility in certain areas that the underlying zoning regulations would not otherwise allow. The following section reviews the proposed construction based on the approved PUD and the I-1 District regulations. Section 1320.06 – District Requirements A. Lot Size, Structure Coverage, and Landscape Coverage The maximum structure coverage permitted in the I-1 District is 30 percent and the minimum landscape coverage is 35 percent. The project would result in an additional 5,330 square feet of structure coverage (building addition and equipment enclosure). This would bring the total current structure coverage on the property to 17.71 percent. The amount of landscape coverage would decrease by 3,617 square feet. As a result, overall landscape coverage on the campus would decrease to 48.19 percent of the lot area. City of Arden Hills Planning Commission Meeting for June 7, 2017 P:\Planning\Planning Cases\2017\PC 17-013 - Boston Scientific - PUD Amendment\Memos_Reports_17-013 Page 4 of 9 The last update to the Campus Master Plan approved in Planning Case 15-001 includes structure coverage of 30.06 percent and landscape coverage of 55.23 percent at full build-out. Lot Coverage Requirements Total Area Structure Coverage Landscape Coverage Existing Boston Scientific Campus 3,372,063 sq. ft. (77.41 Acres) 17.55% (591,960 sq. ft.) 48.30% (1,628,541 sq. ft.) Proposed Boston Scientific Campus 3,372,063 sq. ft. (77.41 Acres) 17.71% (597,290 sq. ft.) 48.19% (1,624,924 sq. ft.) Boston Scientific Campus Master Plan 3,372,063 sq. ft. (77.41 Acres) 30.06% (1,007,527 sq. ft.) 55.23% (1,862,340 sq. ft.) I-1 Zoning District Requirements 30,000 30% or less 35% or more B. Height The maximum building height in the I-1 District is 35 feet. The Building 9 addition would have a height of 15 feet – 4 inches from the ground level to the roof deck. A penthouse structure at the southwest corner of the addition would extend 13 feet – 2 inches above the roofline for an overall height of 28 feet – 6 inches. The existing height of Building 9 is 28 feet – 6 inches. A stack for the ground level operating equipment enclosure would measure 33 feet – 9 inches from the first floor elevation. C. Setbacks The approved PUD requires a 50-foot structure setback along all exterior property lines of the campus. The proposed addition would extend Building 9 closer to the Cummings Park Drive property line. The addition would be setback approximately 80 feet from this property line. Section 1325.05 – Design Standards A. Landscaping - Section 1325.05, Subdivision 1 Since the proposal includes additional building space, the City’s landscaping requirements apply. The minimum landscape requirements are determined based on the gross square footage of new building space. In this case, Boston Scientific would be required to provide 16.7 caliper inches of trees (5,330 square feet / 320 = 16.7). The Landscape Plan indicates six Black Hill Spruce trees will be planted on the north side of Building 9 totaling 19.5 caliper inches B. Screening - Section 1325.05, Subdivision 4 On non-residential properties, screening is required for mechanical operating equipment located on the ground or on the roof. Screening is required to completely screen mechanical equipment City of Arden Hills Planning Commission Meeting for June 7, 2017 P:\Planning\Planning Cases\2017\PC 17-013 - Boston Scientific - PUD Amendment\Memos_Reports_17-013 Page 5 of 9 from view of adjacent streets. The proposed addition includes new mechanical equipment located on the roof and ground on the west side of the addition. The roof-mounted equipment would be screened by an approximately 9-foot tall metal paneling along the perimeter of the roof. The ground-mounted equipment would be located on the west side of the building addition and would be entirely enclosed within a structure comprised of metal paneling. The Zoning Code does not include specific regulations regarding acceptable levels of noise for mechanical operating equipment. However, all properties in the City must meet the noise rules established by the State of Minnesota. The State sets noise limits by establishing “noise area classifications” based on the land use at the location of the person that hears the noise. The Minnesota Pollution Control Agency has been given statutory authority to enforce the state noise rules. C. Aesthetics - Section 1325.05, Subdivision 6 The Zoning Code does not have specific guidelines for building materials in the I-1 District. The Planning Commission should consider if the appearance of a proposed structure would cause substantial depreciation in the property values in the surrounding area or to unreasonably detract from the appearance of the area. The exterior finish of the proposed addition would be primarily EIFS and translucent fiberglass, and would be consistent with the existing architecture on the campus. An 8-foot tall security fence would run along the north and part of the east side of the addition. Boston Scientific has provided exterior elevation drawings that are included in Attachment C. Section 1325.06 – Requirements for Parking, Loading, and Circulation A. Off-Street Parking Based on the existing building area on the campus, Boston Scientific is required to provide 3,899 parking stalls. The 4,927 square foot sterilization facility would require an additional 5 parking stalls. The addition to Building 9 is not expected to increase parking demand on the campus. Off Street Parking Requirements Office (1 stall/250 sq. ft. gross floor area) Manufacturing (1 stall/1,000 sq. ft. floor area) Total Area 921,101 sq. ft. 224,118 sq. ft. Required Spaces 3,685 225 Total Required Spaces 3,910 Proposed Spaces 2,653 Proposed “Proof of Parking” 704 Total Proposed Parking 3,357 City of Arden Hills Planning Commission Meeting for June 7, 2017 P:\Planning\Planning Cases\2017\PC 17-013 - Boston Scientific - PUD Amendment\Memos_Reports_17-013 Page 6 of 9 The plan includes the removal of 8 parking stalls from the parking lot north of Building 9 in order to create room for the addition. These stalls would not be replaced elsewhere on the campus. The total number of spaces provided between existing parking stalls and areas designated as proof of parking would decrease to 3,357 stalls. The current number of employees on the Arden Hills campus is approximately 2,200 and Boston Scientific has acknowledged that the existing parking satisfies the parking demand. B. Traffic and Circulation The proposed modifications to the parking lot on the north side of Building 9 are not expected to impact internal traffic circulation. The plans have been reviewed by the Lake Johanna Fire Department and they do not have concerns regarding the site layout. Additional Review Building Official The Building Official reviewed the plans for the project and recommended that a condition be included that MPCA noise standards are met by the new roof and ground-mounted operating equipment. City Engineer The City Engineer has reviewed the plans for the project and has no additional comments. Lake Johanna Fire Department The Fire Marshal for the Lake Johanna Fire Department reviewed the plans and has no additional comments at this time. The proposed sterilization facility will include hazardous materials that require special building design based on the Fire Code. Review and approval of the final construction plans by the Fire Marshal will be required before issuance of a building permit. Findings of Fact The Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following findings of fact for this proposal: 1. Boston Scientific has requested approval of a Planned Unit Development Amendment in order to construct an approximately 5,330 square foot building addition on the northeast corner of Building 9 on their corporate campus located at 4100 Hamline Avenue North. 2. The Boston Scientific Campus is a conforming use in the I-1 Limited Industrial Zoning District and operates under an approved PUD. 3. New building construction or site modifications identified on the approved Campus Master Plan require the submittal of a Site Plan Review application prior to construction. City of Arden Hills Planning Commission Meeting for June 7, 2017 P:\Planning\Planning Cases\2017\PC 17-013 - Boston Scientific - PUD Amendment\Memos_Reports_17-013 Page 7 of 9 4. The proposed addition to Building 9 is not identified on the approved Campus Master Plan and therefore a PUD Amendment is required. 5. The proposal is in conformance with underlying I-1 Zoning District requirements and the approved PUD. 6. The proposed modifications to the Building 9 parking lot would result in a reduction of total parking by eight stalls. 7. Boston Scientific has provided a Campus Parking Plan that identifies existing parking stalls and proof of parking areas to meet the current needs of the approximately 2,200 employees on the property. 8. The proposal is not expected to adversely affect the surrounding neighborhood or the community as a whole. Staff Recommendation Based on the submitted plans and findings of fact, staff recommends approval of Planning Case 17-013 for a Planned Unit Development Amendment to construct a 5,330 square foot building addition on the northeast corner of Building 9 at 4100 Hamline Avenue North. If the Planning Commission recommends approval of this request, staff recommends that the following eight (8) conditions be included with the approval: 1. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. The applicant shall continue to abide by all previous Development Agreements, Master PUD approvals, and subsequent PUD Amendment approvals. 3. A PUD Agreement shall be prepared by the City Attorney and executed prior to the issuance of any City development permits. 4. All necessary City permits for the addition shall be obtained within one year of approval by the City Council, or an extension request shall be submitted in writing to the City at least forty-five (45) days prior to the expiration date. 5. Final construction plans shall be subject to approval by the City Building Official, City Engineer, and Fire Marshall prior to the issuance of a Building Permit. 6. The applicant shall obtain all necessary permits, including, but not limited to, NPDES and Rice Creek Watershed District. Copies of all necessary permits shall be submitted to the City prior to the issuance of any development permits. 7. The applicant shall submit a financial surety in the amount of 125% 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 this Agreement. The surety shall be valid for two full years from the date of installation. City of Arden Hills Planning Commission Meeting for June 7, 2017 P:\Planning\Planning Cases\2017\PC 17-013 - Boston Scientific - PUD Amendment\Memos_Reports_17-013 Page 8 of 9 8. If noise from Building 9 exceeds MPCA noise regulations for residential areas at the property line, the applicant shall reduce noise levels in order to be in compliance with MPCA regulations. If the City receives complaints regarding noise levels, the applicant shall be responsible for providing decibel measurements from the property line and reducing noise levels to be in compliance with MPCA regulations. Proposed Motion Language 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 17-013 for a Planned Unit Development Amendment at 4100 Hamline Avenue North, based on the findings of fact and the submitted plans as amended by the eight (8) conditions in the June 7, 2017, Report to the Planning Commission. 2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 17- 013 for a Planned Unit Development Amendment at 4100 Hamline Avenue North, based on the findings of fact and the submitted plans in the June 7, 2017, Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of Planning Case 17-013 for a Planned Unit Development Amendment at 4100 Hamline Avenue North, 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 17-013 for a Planned Unit Development Amendment at 4100 Hamline Avenue North, in order to gather the following information: a specific reason and/or information request should be included with a motion to table. Notice Notice was published in the Arden Hills-Shoreview Bulletin on May 24, 2017. Notice was prepared by the City and mailed to property owners within 500 feet of the subject property. Public Comments Staff has not received any letters, e-mails, or telephone calls from property owners or residents in regards to this planning case. City of Arden Hills Planning Commission Meeting for June 7, 2017 P:\Planning\Planning Cases\2017\PC 17-013 - Boston Scientific - PUD Amendment\Memos_Reports_17-013 Page 9 of 9 Deadline for Agency Actions The City of Arden Hills received the completed application for this request on May 1, 2017. Pursuant to Minnesota State Statute, the City must act on this request by June 30, 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 Narrative B. Site and Aerial Maps C. Proposed Sterilization Facility Development Plan Set MEMORANDUM COMM. NO.: 6131.037.08 CLIENT: Boston Scientific PROJECT: Building 9 Sterilization Facility SUBJECT: Land Use Application Narrative MEMO BY: Joe Ford, RSP Architects DATE: May 23, 2017 ATTENTION: Matthew Bachler, Senior Planner, City of Arden Hills COPY: Lorne Rothbauer, Boston Scientific Jeff Hejl, Boston Scientific Boston Scientific Corporation proposes to construct a new sterilization facility on the northeast corner of existing Building 9. BSC’s existing sterilization facility is located in the south portion of Building C and the proposed work represents a relocation and expansion of the existing functions. This work is associated with the overall relocation of operations from Buildings A, B and C to Buildings 7 and 9 that has been underway for the past several years. The purpose of the facility is the sterilization of finished medical products. Products are pre-packaged and staged in the Sterile Pack and Sterile Prep areas. The packaged goods are then placed in a sterilization chamber. The packages have a vapor permeable closure so that when they are placed in the chamber steam or a chemical vapor permeates the package and sterilizes the product. Sterilized goods are then taken elsewhere in Building 9 for final packaging and distribution. The project scope includes approximately 5,325 SF of building addition and 3,400 SF of interior renovation. The proposed addition is a single story reinforced masonry structure with a screen wall around the perimeter of the roof. All mechanical and process equipment located on the roof will be screened from view. The project also includes process equipment on grade, which will be located in a steel framed enclosure finished with insulated metal panels. Exterior finish materials include translucent fiberglass wall panels, synthetic stucco, metal profile panels, and insulated metal panel. 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 2,666.7 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet2,666.701,333.33 Notes Enter Map Description Legend4100 Hamline Avenue North 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 County Road F H a m l i n e A v e n u e . Planning Case #17-013 Boston Scientific - 4100 Hamline Avenue PUD Amendment - Building 9 Addition Map Date: May 15, 2017 0 400 800200Feet L e x i n g t o n A v e n u e Building 9 Cummings Park Drive Approximate L oca tion of Ad dition OWNER ARCHITECT RSP Architects, Ltd. 1220 Marshall Street NE Minneapolis, MN 55413 Phone: 612-677-7100 Contact: Joe Ford Boston Scientific 4100 Hamline Avenue N Arden Hills, MN 55112 Phone: (651) 582-5924 Contact: Jeff Hjel PROJECT TEAM 0 0 ELEVATION / LEVEL TAG REVISION REFERENCE MATCH LINE SEE X/XXX MATCH LINE XXXX AAA PARTITION TAG DRAWING TITLE NORTH ARROW A101 1 SIM ELEVATION TAG - SINGLE VIEW A101 1 ELEVATION TAG - MULTIPLE VIEW A101 2 DETAIL TAG WALL SECTION TAG BUILDING SECTION TAG ENLARGED PLAN OR DETAIL REFERENCE A101 1 SIM 234 ROOM TAG KEYNOTE 1t WINDOW TAG EQUIPMENT TAG 101 DOOR TAG FINISH TAG - WITH EXTENT OF FINISH FINISH TAG - ALL SURFACES FINISH TRANSITION VB1 CPT1 CPT-01 CPT-02 VIEW NAME 1/8" = 1'-0" 12 TRUE NORTH XX EL. = 100'-0" SPOT ELEVATION 0 COLUMN OR GRID LINE - NEW COLUMN OR GRID LINE - EXISTING 0 23 ROOM NAME 101 150 SF (ROOM NAME) (ROOM NUMBER) (ROOM AREA) 1 NORTH DRAWING SYMBOLS x Elevation T.O. SLAB 1 A101 SIM 1 A101 SIM RB-1 CPT-1 PT-1 WALL WALL BASE FLOOR PROJECT SITE LOCATION MAP TRUE NORTH PROJECT NUMBER: Boston Scientific STERILIZATION FACILITY 4100 Hamline Avenue North Arden Hills, MN. 55112 6131.037.08 Project No. Revisions 1220 Marshall Street NE Minneapolis Minnesota 55413-1036 612.677.7100 612.677.7499 fax www.rsparch.com RSP Architects Certification Project For 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. Date Registration Number Signature Drawn By Checked By Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2016. All rights reserved. Consultants 5/22/2017 5:06:18 PM \\minfs01.rsparch.internal\RSP Projects\Corporate\Boston Scientific\Arden Hills\Bldg 579\9-2 Sterilization Facility\Revit\00_Models\A16_02-579_STERILIZATION_20170502_rev1.rvt COVER SHEET Boston Scientific STERILIZATION FACILITY 6131.037.08 DAB JRF/JAL MAY 1, 2017 11902 MAY 1, 2017 David C. Norback G000 DRAWING PACKAGE ISSUED: 1 MAY, 2017 PACKAGE: CITY SUBMITTAL SHEET INDEX DRAWINGS ISSUES SHEET NO. NAME C I T Y S U B M I T T A L 5 - 1 - 2 0 1 7 00-General G000 COVER SHEET X G010 CAMPUS MASTER PLAN X G020 PARKING CALCULATIONS X 05 - Civil C100 CIVIL GRADING, DRAINAGE & EROSION CONTROL PLAN X 20-Architectural A102 FLOOR & ROOF PLANS X A400 BUILDING SECTION & ELEVATIONS X A510 BUILDING & WALL SECTIONS No. Date Description 2017/05/01 CITY SUBMITTAL 12" = 1'-0" PERSPECTIVE VIEW FROM NORTHWEST 1 PROPOSED ADDITION 4,927 GSF EXTENTS OF PROPOSED PUD AMENDMENT (BLDG 5) (BLDG 7) (BLDG 9) LANDSCAPE CALCULATIONS 1325.05, SUBD. 1 LANDSCAPING, F. CALIPER INCH REQUIREMENTS = GROSS SQUARE FOOTAGE / 320 4,927 GSF / 320 = 15.5" REQUIRED TREE RATIO (1 STORY BLDG) 15.5 x 50% = 7.75" @ 2.0" - 3.0" 15.5 x 30% = 4.65" @ 3.5" - 4.0" 15.5 x 20% = 3.10" @ 4.5" - 6.0" TREES PROVIDED: 2 @ 2.5", 1 @ 3" = 8.0" 2 @ 3.5" = 7.0" 1 @ 4.5" = 4.5" TOTAL CALIPER INCHES PROVIDED = 19.5" CONIFEROUS CALIPER INCH EQUIVALENT = HEIGHT (FEET) / 2.4 MINIMUM PLANTING SIZE: DECIDUOUS = 2.5 CALIPER INCHES CONIFEROUS = 6'-0" HEIGHT ADDITIONAL PLANTING REQUIREMENTS 10% OF LANDSCAPE AREA = PERENNIALS & SHRUBBERY Project No. Revisions 1220 Marshall Street NE Minneapolis Minnesota 55413-1036 612.677.7100 612.677.7499 fax www.rsparch.com RSP Architects Certification Project For 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. Date Registration Number Signature Drawn By Checked By Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2016. All rights reserved. Consultants 5/22/2017 5:07:47 PM \\minfs01.rsparch.internal\RSP Projects\Corporate\Boston Scientific\Arden Hills\Bldg 579\9-2 Sterilization Facility\Revit\00_Models\A16_02-579_STERILIZATION_20170502_rev1.rvt CAMPUS MASTER PLAN Boston Scientific STERILIZATION FACILITY 6131.037.08 JRF JAL MAY 1, 2017 11902 MAY 1, 2017 David C. Norback G010 No. Date Description 2017/05/01 CITY SUBMITTAL 12" = 1'-0" CAMPUS MASTER PLAN 1 0'100'50'100'200' SCALE : 1" = 100'-0" NORTH Project No. Revisions 1220 Marshall Street NE Minneapolis Minnesota 55413-1036 612.677.7100 612.677.7499 fax www.rsparch.com RSP Architects Certification Project For 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. Date Registration Number Signature Drawn By Checked By Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2016. All rights reserved. Consultants 4/28/2017 2:03:06 PM C:\Revit Projects\A16_02-579_STERILIZATION_JFord.rvt PARKING CALCULATIONS Boston Scientific STERILIZATION FACILITY 6131.037.08 JRF JAL MAY 1, 2017 11902 MAY 1, 2017 David C. Norback G020 No. Date Description 2017/05/01 CITY SUBMITTAL 12" = 1'-0" PARKING CALCULATIONS 2 0'100'50'100'200' SCALE : 1" = 100'-0" NORTH 282.0 x LP O.5 P 1 M M.5 N N.5 O 0.5 0.9 0.1 O.9 M.6 INSULATED ROOF PANEL SYSTEM ASPHALT DRIVEWAY 20 ' - 0 " 20' - 0" 1 2 1 1 EXISTING CONCRETE WALK EXISTING CONCRETE WALK 3 3 3 4 4 4 45 6 6 6 7 7 EXST EXST EXST EXST EXST BHS 8' BHS 8' BHS 10' BHS 12' BHS 8' BHS 10' 4'-0" x 8'-0" (PAIR) GATE W/ HASP & CANE BOLT EXISTING MONUMENT SIGN 8 EXTEND EXISTING RETAINING WALL 10 ' - 0 " EQUIPMENT ENCLOSURE P 2 1 3 4 M N O 1642 SF STERILE PACK 9-2-C42 1208 SF STERILE PREP 9-2-C41 410 SF DISPENSING 9-2-C35 20' - 0" 2' - 0 3/4" 72' - 0" 734 SF QUAD + DUAL 9-2-C36 616 SF DUAL + G8 9-2-C37 721 SF MECH/ELEC 9-2-C38 446 SF STAGING 9-2-C40 886 SF HALL 9-2-C34 11 5 / 8 " 26 ' - 3 1 / 8 " 11 5 / 8 " 18 ' - 1 0 " 97' - 4" A400 1 A400 2 0.5 20 ' - 0 " 20 ' - 0 " 20 ' - 0 " 1' - 1 1 5 / 8 " 27 ' - 2 3 / 4 " 18 ' - 1 0 " 1' - 0 " 11 5/8" 95' - 4 3/4" 11 5/8" 0.9 0.1 O.9 M.6 9' - 3 1 / 8 " 7 1 / 4 " 16 ' - 4 3 / 4 " 48 ' - 0 " 17' - 8 3/4" 3' - 4" 2' - 4" 3' - 4" 28' - 0" 6' - 4" 2' - 4" 3' - 4" 18' - 4" 10' - 4" 16 ' - 0 " 4" 11 5 / 8 " 21' - 9 1/8" 11 5/8" 39' - 0" 11 5/8" 32' - 8 3/8" 3' - 4 " 3' - 4 " 23' - 6" 16' - 10" 23' - 6" A400 3 216 SF GOWN 9-2-C44 133 SF PASS-THROUGH 9-2-C43 20 ' - 2 " 21' - 8" 403 SF EQUIPMENT ENCLOSURE 392 SF STEAM AUTOCLAVE 9-2-C39 18 ' - 1 0 " 17 ' - 0 " 40' - 4" Project No. Revisions 1220 Marshall Street NE Minneapolis Minnesota 55413-1036 612.677.7100 612.677.7499 fax www.rsparch.com RSP Architects Certification Project For 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. Date Registration Number Signature Drawn By Checked By Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2016. All rights reserved. Consultants 5/22/2017 5:06:32 PM \\minfs01.rsparch.internal\RSP Projects\Corporate\Boston Scientific\Arden Hills\Bldg 579\9-2 Sterilization Facility\Revit\00_Models\A16_02-579_STERILIZATION_20170502_rev1.rvt FLOOR & ROOF PLANS BUILDING 9 - FLOOR 2 Boston Scientific STERILIZATION FACILITY 6131.037.08 JRF JRF MAY 1, 2017 11902 MAY 1, 2017 David C. Norback A102 1/8" = 1'-0" ROOF PLAN 2 1/16" = 1'-0" ARCHITECTURAL SITE PLAN 3 No. Date Description 2017/05/01 CITY SUBMITTAL TRUE NORTH 0' SCALE : 1/8" = 1'-0" 8'4'8'16' KEYNOTES - SITE PLAN NO. DESCRIPTION 1 CONCRETE STOOP. SEE STRUCTURAL. 2 CONCRETE SIDEWALK 3 8' NARROW-SPACED WIRE FENCE SYSTEM 4 LANDSCAPED AREA 5 EXISTING PIPE BOLLARDS TO REMAIN 6 RELOCATE EXISTING CONIFEROUS PLANTINGS TO NEW FENCE LINE 7 RELOCATE EXISTING ORNAMENTAL GRASSES TO NEW FENCE LINE 8 ALL EXISTING PLAYGROUND EQUIPMENT, FENCE & PLAY SURFACE TO BE REMOVED PLANTING SCHEDULE TAG DESCRIPTION BHS 8' BLACK HILLS SPRUCE 8'-0" BHS 10' BLACK HILLS SPRUCE 10'-0" BHS 12' BLACK HILLS SPRUCE 12'-0" EXST EXISTING TREE TO REMAIN 1/8" = 1'-0" FIRST FLOOR PLAN 1 BLDG 9 LEVEL 2 100' - 0" BLDG 9 ROOF 127' - 6" O.5 P MM.5 NN.5 OO.9 M.6 B/O ROOF DECK 115' - 4" T/O SCREEN WALL 124' - 8" EXISTING DECORATIVE BRACKET BEYOND 1/2" REVEAL, TYPICAL @ EIFS 2" REVEAL, TYPICAL @ METAL PANEL MP-1 EIFS-1 EIFS-2 FP-1 NEW EQUIPMENT STACK MP-1 MP-1 MP-2 MP-2 TOP OF WALL 128' - 6" SLOPED ROOF - LOW 110' - 0" SLOPED ROOF - HIGH 114' - 8" MECHANICAL PENTHOUSE WALL BEYOND 25' - 1" BLDG 9 LEVEL 2 100' - 0" BLDG 9 ROOF 127' - 6" BLDG 9 LEVEL 3 113' - 10" 1 0.5 0.9 0.1 B/O ROOF DECK 115' - 4" T/O SCREEN WALL 124' - 8" MP-1 EIFS-1 FP-1 EIFS-2 EXST NEW BLDG 9 LEVEL 2 100' - 0" 10.5 0.9 T/O SCREEN WALL 124' - 8" EIFS-1 EIFS-2 METAL GUARDRAIL TOP OF WALL 128' - 6" SLOPED ROOF - LOW 110' - 0" SLOPED ROOF - HIGH 114' - 8" MP-1 MP-2 MP-2 MP-1 MP-1 Project No. Revisions 1220 Marshall Street NE Minneapolis Minnesota 55413-1036 612.677.7100 612.677.7499 fax www.rsparch.com RSP Architects Certification Project For 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. Date Registration Number Signature Drawn By Checked By Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2016. All rights reserved. Consultants 5/22/2017 5:06:46 PM \\minfs01.rsparch.internal\RSP Projects\Corporate\Boston Scientific\Arden Hills\Bldg 579\9-2 Sterilization Facility\Revit\00_Models\A16_02-579_STERILIZATION_20170502_rev1.rvt BUILDING SECTION & ELEVATIONS Boston Scientific STERILIZATION FACILITY 6131.037.08 JRF JAL MAY 1, 2017 A400 No. Date Description 2017/05/01 CITY SUBMITTAL 3/16" = 1'-0" NORTH ELEVATION 1 3/16" = 1'-0" EAST ELEVATION 2 3/16" = 1'-0" WEST ELEVATION @ EQUIP. SCREEN 3 EXTERIOR BUILDING SYSTEMS ID DESCRIPTION SYSTEM DETAILS SYSTEM DIMENSION FINISH / COLOR EIFS-1 EXTERIOR INSULATION & FINISH SYSTEM 4" MATCH EXISTING EIFS-2 EXTERIOR INSULATION & FINISH SYSTEM 4" MATCH EXISTING FP-1 TRANSLUCENT FIBERGLASS WALL PANEL INSULATED, THERMALLY BROKEN 2-3/4" PANEL = CRYSTAL, FRAMING = BONE WHITE MP-1 DEEP RIB METAL PROFILE PANEL EXPOSED FASTENER PANEL 4" PREFINISHED MP-2 3" INSULATED METAL PANEL SYSTEM MP-2 -- SUBGIRT 3" MATCH EXISTING LIGHT EIFS FINISH _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for June 7, 2017 P:\Planning\Planning Cases\2017\PC 17-006 - Higher Education Study\Memos_Reports_17-006\PC Memo (06-07- 17)_17-006.docx Page 1 of 6 DATE: June 7, 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 and May 3, 2017 regular Planning Commission meetings, WSB presented the first four components of the Higher Education Moratorium Study. This information included a review of the Bethel University and University of Northwestern Campus Master Plans; an evaluation of how other cities zone for higher education; the current Arden Hills commercial and industrial zones’ purposes and uses; and a review of economic activity from commercial and industrial uses, and an evaluation of how other cities zone for higher education. This meeting will include the final component, the amount of land and the total square footage of buildings within each business or industrial zone. MEMORANDUM _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for June 7, 2017 P:\Planning\Planning Cases\2017\PC 17-006 - Higher Education Study\Memos_Reports_17-006\PC Memo (06-07- 17)_17-006.docx Page 2 of 6 ANALYSIS OF COMMERCIAL AND INDUSTRIAL PARCELS AND BUILDINGS Land & Building Space Availability - Transitional Neighborhood/Business Zones NB B-1 Total Number of Parcels 23 9 32 Undeveloped Parcels 13 6 19 Land Total (acres) 25.7 277.7 303.4 Vacant Acres 21.3 232.9 254.2 % Available for Development 82.9% 83.8% 83.8% Median Lot Size 1.0 3.4 1.2 Largest Lot 6.8 191.3 - - Property Address 1450 Highway 96 W 3900 Bethel Dr - - Property Owner City Of Arden Hills Bethel University - - Property Tenant(s) City Of Arden Hills Bethel University - Smallest Lot 0.03 1.3 - - Property Address 3820 Cleveland Ave N 3801 Bethel Dr - - Property Owner Mickelson Holdings Llc Bethel University - - Property Tenant(s) American Family Insurance Bethel University - Building Total (sq.ft.) 47,462 242,985 290,447 Number of Vacant Buildings* 1 0 1.0 Median Building Size 2,464 48,062 7,200 Largest Building 8,908 146,862 - - Property Address 3610 Snelling Ave N 1700 Highway 96 W - - Property Owner Lindey S Inc North Heights Lutheran - - Property Tenant(s) Lindey’s Steak House North Heights Lutheran - Smallest Building 2,464 43,401 - - Property Address 3820 Cleveland Ave N 3801 Bethel Dr - - Property Owner Mickelson Holdings Llc Bethel University - - Property Tenant(s) Mickelson Rehabilitation Bethel University - * The summation of properties listed for lease and for sale. Sources: Ramsey County Assessor, LoopNet Real Estate Listings, WSB & Associates. • The smallest lot in the NB district is part of a commercial condo. This condo consists of eight (8) lots ranging from 0.03 to 1.11 acres. • The transitional neighborhood/business zones have nineteen (19) undeveloped parcels, 252.4 acres of vacant land, and one (1) vacant building. The vacant NB land includes the northwest corner of the North Heights Lutheran Church property, which will not have its own access and contains wetlands, and the collection of small on the west side of Cleveland Avenue and south of County Road E2, which are wooded, contains wetlands and is split by a creek. The vacant NB land has little development opportunity. The majority of the vacant land in the B-1 district is a part of the Bethel University Campus or Valentine Lake and therefore is not available for development. _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for June 7, 2017 P:\Planning\Planning Cases\2017\PC 17-006 - Higher Education Study\Memos_Reports_17-006\PC Memo (06-07- 17)_17-006.docx Page 3 of 6 Land & Building Space Availability - Business Zones B-2 B-3 B-4 Total Number of Parcels 33 17 9 59 Undeveloped Parcels 5 3 0 8 Land Total (acres) 100.7 44.4 21.0 166.1 Vacant Acres 24.9 4.4 0.0 29.2 % Available for Development 24.7% 10.0% 0% 17.6% Median Lot Size 1.5 1.5 2.6 1.7 Largest Lot 21.3 8.1 4.0 - - Property Address 12 Pine Tree Dr 1160 Grey Fox Rd 3757 Dunlap St N - - Property Owner Bethel University St Paul Fire And Marine Ins Co St Paul Fire And Marine Ins Co - - Property Tenant(s) Bethel University Venture Solutions Sherwin-Williams - Smallest Lot 0.2 1.0 0.9 - - Property Address 0 Pine Tree Dr 3928 Northwoods Dr 3755 Dunlap St N - - Property Owner City Of Arden Hills Group Health Plan L2 Holdings V Llc - - Property Tenant(s) City Of Arden Hills HealthPartners Pharmacy Aspect LED - Building Total (sq.ft.) 98,2138 584,486 317,706 1,884,330 Number of Vacant Buildings* 7 0 0 7 Median Building Size 14,594 27,664 41,890 24,000 Largest Building 227,138 132,000 60,000 - - Property Address 2 Pine Tree Dr 1160 Grey Fox Rd 3757 Dunlap St N - - Property Owner Bethel University St Paul Fire And Marine Ins Co St Paul Fire And Marine Ins Co - - Property Tenant(s) Bethel University Venture Solutions Sherwin-Williams - Smallest Building 3,088 3,260 11,720 - - Property Address 1306 County Road E W 3751 Lexington Ave N 3755 Dunlap St N - - Property Owner T & C Land Holding Ii Llc Cs&m Arden Hills Llc L2 Holdings V Llc - - Property Tenant(s) Brausen Automotive Arby’s Aspect LED - * The summation of properties listed for lease and for sale. Sources: Ramsey County Assessor, LoopNet Real Estate Listings, WSB & Associates. • The B-2 district has more parcels than any other business/industrial district in the city. It also has the largest number of vacant buildings. • The business zones have eight (8) undeveloped parcels, 29.2 acres of vacant land, and seven (7) vacant buildings. 17.6% of the land in these districts is vacant, while some of this vacant land provides parking for Flaherty’s Bowling Alley, and the high number of vacant building indicates that there is an opportunity to bring in new businesses through new development and redevelopment. _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for June 7, 2017 P:\Planning\Planning Cases\2017\PC 17-006 - Higher Education Study\Memos_Reports_17-006\PC Memo (06-07- 17)_17-006.docx Page 4 of 6 Land & Building Space Availability - Industrial Zones GB I-1 I-2 I-FLEX Total Number of Parcels 18 16 2 11 47 Undeveloped Parcels 8 5 1 0 14 Land Total (acres) 113.0 175.4 7.4 65.8 361.6 Vacant Acres 37.3 40.6 1.7 0.0 79.6 % Available for Development 33.0% 23.1% 23.0% 0% 22.0% Median Lot Size 5.6 3.4 3.7 5.0 5.0 Largest Lot 20.8 77.3800 5.7400 14.2200 - - Property Address 4200 Round Lake Rd 4100 Hamline Ave N 4797 Highway 10 1265 Grey Fox Rd - - Property Owner North American Land Company Cardiac Pacemakers Inc Scherer Bros Lumber Co Pharmacia Deltec Inc - - Property Tenant(s) Vacant Boston Scientific Scherer Bros Lumber Smiths Medical - Smallest Lot 0.1 0.5 1.7 0.7 - - Property Address 0 Gateway Blvd NE 1296 County Road F W 4789 Highway 10 1230 Red Fox Rd - - Property Owner Clear Channel Outdoor Inc Sba Towers Iii Llc Murlowski Properties Inc City Of Arden Hills - - Property Tenant(s) Vacant SBA Radio Tower & Station Railway City Of Arden Hills - Building Total (sq.ft.) 78,0227 2,235,065 61,342 930,805 4,007,439 Number of Vacant Buildings* 2 3 0 3 8 Median Building Size 88,641 2,235,065 61,342 84,985 51,535 Largest Building 174,126 1,207,355 61,342 199,939 - - Property Address 4300 Round Lake Rd W 4100 Hamline Ave N 4797 Highway 10 1300 Red Fox Rd - - Property Owner Space Center Arden Hills Llc Cardiac Pacemakers Inc Scherer Bros Lumber Co International Paper Company - -Property Tenant(s) AER Sales Laird Plastics Boston Scientific Scherer Bros Lumber International Paper - Smallest Building 400 1,680 61,342 956 - - Property Address 1777 Gateway Blvd 1296 County Road F W 4797 Highway 10 1230 Red Fox Rd - - Property Owner Arden Towers Inc Sba Towers Iii Llc Scherer Bros Lumber Co City Of Arden Hills - -Property Tenant(s) Arden Towers SBA Radio Tower Scherer Bros Lumber City Of Arden Hills - * The summation of properties listed for lease and for sale. Sources: Ramsey County Assessor, LoopNet Real Estate Listings, WSB & Associates. • The industrial zones have fourteen (14) undeveloped parcels, 79.6 acres of undeveloped land, and eight (8) vacant buildings. 33% of the land in Gateway Business district is _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for June 7, 2017 P:\Planning\Planning Cases\2017\PC 17-006 - Higher Education Study\Memos_Reports_17-006\PC Memo (06-07- 17)_17-006.docx Page 5 of 6 vacant, most of which is visible from I-694. 23% of the I-1 district is vacant, but the majority of that (31 acres) is the Land O Lakes addition currently being constructed. The vacant parcel in the I-2 district is an abandoned railroad right-of-way with no access. Similar to the business zones, the industrial zones have an opportunity to bring in new businesses through new development and redevelopment. • The median building size is twice that of the business zones, meaning vacant buildings could be divided up to accommodate a largest number of new businesses. Available Buildings Buildings Available for Sale/Lease - Transitional Neighborhood/Business Zones Property Address Property Tax Payer Available Building Area (Sq.Ft.) NB 3130 Cleveland Ave N Msp Arden Hills Llc 7,368 B-1 - - 0 Total - - 7,368 Buildings Available for Sale/Lease - Business Zones Property Address Property Tax Payer Available Building Area (Sq.Ft.) B-2 1160 County Road E W Arden Square Llc 4,654 1200 County Road E W Lsref4 Bison Llc 4,000 1210 County Road E W Lsref4 Bison Llc 2,659 3527 Lexington Ave N Frattallone I Llc 3,916 3628 Connelly Ave Frank H Freels 9,858 6 Pine Tree Dr Lsref4 Bison Llc 5,786 8 Pine Tree Dr Lsref4 Bison Llc 2,539 B-3 - - 0 B-4 - - 0 Total - - 33,412 Buildings Available for Sale/Lease - Industrial Zones Property Address Property Tax Payer Available Building Area (Sq.Ft.) GB 4354 Round Lake Rd Ax Tc Industrial Ii Lp 7,629 4444 Round Lake Rd W W Grainger Inc 28,715 I-1 4255 Lexington Ave N Csm Corporation 12,946 4293 Lexington Ave N Csm Corporation 8,119 4295 Lexington Ave N Csm Corporation 21,774 I-2 - - 0 I-FLEX 1235 Red Fox Rd Red Fox Business Center Llc 34,915 1265 Grey Fox Rd Pharmacia Deltec Inc 166,255 1275 Red Fox Rd Et Arden Hills Llc 74,338 Total - - 354,691 • The above tables list the buildings available for sale or lease in each of the three (3) district groups. _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for June 7, 2017 P:\Planning\Planning Cases\2017\PC 17-006 - Higher Education Study\Memos_Reports_17-006\PC Memo (06-07- 17)_17-006.docx Page 6 of 6 • As stated earlier, the B-2 district has the largest number of available buildings. • In total, the four (4) industrial zones have the most available buildings (8) and the largest amount of available building area (354,691). o This comes to no surprise as industrial lots and buildings are typically much larger than those allowed in business districts. Land & Building Space Availability Transitional Neighborhood/ Business Zones Business Zones Industrial Zones Total Number of Parcels 32 59 16 107 Undeveloped Parcels 19 8 5 32 Land Total (acres) 303.4 166.1 175.4 644.9 Vacant Acres 254.2 29.2 40.6 324 % Available for Development 83.8% 17.6% 23.1% 50.2% Building Total (sq.ft.) 290,447 1,884,330 4,007,439 6,182,216 Number of Vacant Buildings 1 7 8 16 Available Building Area 7,368 33,412 354,691 395,471 % Available for Re-development 2.5% 1.8% 8.9% 6.4% • In total, the City’s commercial and industrial districts have 32 undeveloped parcels, 324 acres of vacant land, and 16 vacant buildings. Just over half of the land in these districts in available for development. Next Steps On June 26, the City Council will be reviewing the draft Higher Education Moratorium Study report and providing recommendations of 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. On July 5, the Planning Commission will review the report and begin drafting language for any Zoning Code text amendments and provide recommendations on the items to be included in the 2040 Comprehensive Plan. The information in this report can be applied to the 2040 Comprehensive Plan discussion, which Agenda Item 4.B on the June 7, 2017 Planning Commission meeting. Attachments A. Zoning Map CD TRC-WI TRC-NR-2 TRC-FO TRC-NR-3 TRC-NR-4 R-2 R-2 R-2 R-2R-2 R-2 R-2 R-2 R-2 R-2 R-2 R-2 R-2 R-2 R-2 R-2 R-2 R-4 I-1 R-4 B-1 B-1 B-1 B-1 B-1 B-1 B-2 B-2 B-2 B-2 B-3 B-3 B-3 B-4 G-B I-2 I-FLEX I-FLEX I-FLEX NB NB NB NB NB R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-3 R-3 R-3 R-3 R-3 R-3 R-3 R-3 R-3 R-4 RAIL RAIL RAIL RAIL I-1 I-1 R-1 B-1 NB CC CD POS POS POS POS POS POS POS POS POS POS POS POS POS POS POS POS POS POS POS POS POS POS POS POS POS R-2 R-3 R-3 CC CC CD CD CD CD CD CD POS POS POS POS TRC-CC TRC-WI TRC-RMU TRC-RMU TRC-OMU TRC-FO TRC-CTRC-OS TRC-OS TRC-NR-2 TRC-NR-1 TRC-NR-1 TRC-NR-2 TRC-OS TRC-NR-3 TRC-NR-3 TRC-NR-4 TRC-TC-1TRC-TC-2 TRC-TC-3 The zoning district designations represented on this map correspond to the City of Arden Hills official Zoning Map. Questions concerning the Zoning Map should be directed to City Hall. Zoning designations are subject to change. Please refer to the Zoning Code for complete information. Adopted: April 12, 1993Printed: April 1, 2016 Zoning Map ¯0 1,750 3,500Feet TRC CC- Campus Commercial TRC C- Civic TRC FO- Flex Office TRC RMU- Retail Mixed Use TRC NR-1- Residential TRC NR-2- Residential TRC NR-3- Residential TRC NR-4- Residential TRC OMU- Office Mixed Use TRC OS- Open Space TRC TC-1- Town Center TRC TC-2- Town Center TRC TC-3- Town Center TRC WI- Water Infrastructure R-1 - Single Family Residential District R-2 - Single & Two Family Residential District R-3 - Townhouse & Low Density Multiple Dwelling District R-4 - Multiple Dwelling District B-1 - Limited Business District B-2 - General Business District B-3 - Service Business District B-4 - Retail Center District NB - Neigborhood Business District CC - Civic Center District GB - Gateway Business I-1 - Limited Industrial District I-2 - General Industrial District I-FLEX District POS - Parks and Open Space District CD - Conservation District Railroad ROW WATER ATTACHMENT A _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for June 7, 2017 Page 1 of 6 DATE: June 7, 2017 PC Agenda Item 4.B TO: Planning Commission Chair Thompson and Commissioners FROM: Eric Zweber, Interim City Planner SUBJECT: 2040 Comprehensive Plan Update Background The Metropolitan Council requires all communities within the seven-county metro area to update their comprehensive plans every ten years. The City Council has authorized WSB & Associates to prepare the 2018 update. The scope of work includes the minimum amount of updates required to meet the Metropolitan Council Requirements. The information in this staff report and attachments includes the updates to the housing chapter of the plan, as well as an evaluation of affordable housing requirements. The results of the Higher Education Study, which was discussed in Agenda Item 4.A., will determine potential updates to Land Use chapter of the plan. Housing Chapter Attachment E is a red-lined copy of the existing Housing chapter. Changes include only updates to the data, to reflect the current period of the Comprehensive Plan Update. The new sections of the Housing chapter address the new affordable housing information required by the Metropolitan Council. Affordable Housing On September 17, 2015, the Metropolitan Council released a System Statement for each community that listed each community’s requirements for their 2040 Comprehensive Plan Update. Arden Hills’ System Statement’s Land Use and Housing requirements are provided in Attachment A. MEMORANDUM _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for June 7, 2017 Page 2 of 6 Affordable Housing Need Allocation The table below lists the Arden Hills affordable housing requirement from 2021 to 2030. The requirement is broken out into three bands for 2040, while 2030 requirement only addressed affordable housing at 60% of the area median income or below. At or Below 30% Area Median Income (AMI ) 129 Units 31 to 50% AMI 100 Units 51 to 80% AMI 144 Units Total Units 373 Units To demonstrate that these Metropolitan Council requirements are met, two criteria must be addressed: 1. Density 2. Tools Density In order to meet the Metropolitan Council’s density requirement, the City of Arden Hills must show that it has sufficient land available that is guided for a high enough density to accommodate the need allocation. The Metropolitan Council expects affordable housing at 50% of AMI or below to be developed on land guided for a minimum of twelve (12) units per acre and that the affordable housing between 50% and 80% AMI to be developed on land guided for minimum of six (6) units per acre. • Housing Land Uses and Density Ranges The 2030 Comprehensive Plan has seven land uses that allow for housing at various density ranges. The land use categories and density ranges are shown on the table below. Only three of the land use categories can be implemented to meet the Metropolitan Council’s affordable housing requirements: Town Center for the allocations of 50% of AMI and below; and Medium Density Residential and High Density Residential for the allocations between 50% and 80% of AMI. _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for June 7, 2017 Page 3 of 6 2030 Land Use Category Density Range Affordability Category Very Low Density Residential (VLDR) 1.5 to 3 units per acre N/A Low Density Residential (LDR) 3 to 5 units per acre N/A Medium Density Residential (MDR) 6 to 9 units per acre 50% to 80% of AMI High Density Residential (HDR) 9 to 12 units per acre 50% to 80% of AMI Neighborhood Residential (NR) 1.5 to 8 units per acre N/A Town Center (TC) 15 to 67 units per acre 50% of AMI and below Community Mixed Use (CMU) 3 to 20 units per acre N/A • 50% of AMI and Below The City has 15.9 acres of land zoned Town Center in the TCAAP development that allows for a minimum density of fifteen (15) units per acre. The Town Center properties would allow for a minimum of 239 units. This would accommodate the need allocation for 50% of the area median income and below. 50% AMI and Below Requirement Arden Hills Designation Acres Minimum Density Minimum Units Difference 229 Units Town Center 15.9 Acres 15 Units/Acre 239 Units +10 Units • 50% to 80% of AMI There are 144 units of housing in the 50% to 80% AMI category that needs to be accommodate within land uses that a minimum of six units per acre. Below is a table of possible areas where this could be accomplished. The Planning Commission should consider each of these possibilities and provide guidance on possible changes for the 2040 Comprehensive Plan. _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for June 7, 2017 Page 4 of 6 Area 2030 Land Use Possible 2040 Land Use Acres Units Surplus Town Center Units Town Center Town Center N/A 10 Units Parkshore Dr. and Old Hwy 10 MDR MDR 7.02 Acres 42 Units Old City Hall/Public Works NB MDR 6.82 Acres 41 Units Properties South of 3820 Cleveland Ave NB MDR 1.23 Acres 7 Units Properties North of Cottage Villas (Cleveland Ave) NB MDR 2.53 Acres 15 Units Community Mixed Uses (B-2 Zoning) CMU CMU with 5% Residential at 6 Units per Acre. 100.2 Acres 30 Units Total N/A N/A 22.55 Acres 145 Units Tools The Metropolitan Council requires communities to offer tools that can be used by developers and residents to provide for the affordable housing that the community needs. The following tools have been identified: Tool Administrator Minnesota Housing Consolidated Request for Proposals MN Housing Finance Agency Community Development Block Grants (CDBG) HUD, Ramsey County HOME Funds HUD, Ramsey County Neighborhood Stabilization Program (NSP) Grants HUD, Ramsey County Homebuyer Assistance Programs Ramsey County Repair and Rehabilitation Support Ramsey County Foreclosure Prevention Ramsey County Energy Assistance Ramsey County _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for June 7, 2017 Page 5 of 6 Rental Assistance Metro Housing and Redevelopment Authority Livable Communities Grants Metropolitan Council Local Fair Housing Policy Twin Cities Metro Area Fair Housing Implementation Council, Ramsey County Land Trusts None Development Authorities City of Arden Hills Housing Bonds Ramsey County Tax Abatement City of Arden Hills Tax Increment Financing City of Arden Hills Fee Waivers or Adjustments City of Arden Hills Zoning & Subdivision Policies City of Arden Hills 4(d) Tax Program MN Housing Finance Agency These programs and how they can be used is described in further detail in Attachment E. Land Use Chapter The Land Use Chapter was updated on December 12, 2016 in response to the TCAAP Redevelopment Code (TRC) updates (Attachment G). The Higher Education Study is generating some information that may warrant further amendments within the 2040 Land Use chapter (Attachment D). The draft Higher Education Study report and recommendations is anticipated in July. Discussions on possible Land Use Chapter amendments can be reviewed further at the July Planning Commission meeting. Next Steps Staff is requesting Planning Commission comments on the proposed Housing chapter amendments, particularly those proposed to address the 50% to 80% of AMI affordable housing allocation. At the July Planning Commission meeting, discussions will be conducted to determine any Land Use Chapter amendments suggested as a part of the Higher Education Study report. In September, the Planning Commission will review the Capital Improvement Program and Implementation chapter that would implement the amendments to the 2030 Comprehensive Plan. In November, the Planning Commission will review the entire draft 2040 Comprehensive Plan in anticipation for the December Public Hearing recommending approval of the 2040 Comprehensive Plan. _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for June 7, 2017 Page 6 of 6 Attachments A. Arden Hills 2015 Housing and Land Use System Statement B. Zoning Map C. 2030 Future Land Use Map D. Redline of Proposed 2040 Comprehensive Plan Land Use Chapter E. Redline of Proposed 2040 Comprehensive Plan Housing Chapter F. December 12, 2017 Redline of Amendment to the 2030 Comprehensive Plan TCAAP Chapter G. December 12, 2017 Redline of Amendment to the 2030 Comprehensive Plan Land Use Chapter H. December 12, 2017 Redline of Amendment to the 2030 Comprehensive Plan Housing Chapter 2015 SYSTEM STATEMENT System Statement Issue Date: 2015SYSTEM STATEMENT ATTACHMENT A Page - 1 | 2015 SYSTEM STATEMENT – ARDEN HILLS INTRODUCTION 2015 SYSTEM STATEMENT FOR CITY OF ARDEN HILLS September 17, 2015 Regional Development Plan Adoption In May 2014, the Metropolitan Council adopted Thrive MSP 2040. Following adoption of Thrive, the Council adopted the 2040 Transportation Policy Plan, the 2040 Regional Parks Policy Plan, the 2040 Water Resources Policy Plan, and the 2040 Housing Policy Plan. The Metropolitan Council is now issuing system statements pursuant to State statute. Receipt of this system statement and the metropolitan system plans triggers a community’s obligation to review and, as necessary, amend its comprehensive plan within the next three years, by the end of 2018. The complete text of Thrive MSP 2040 as well as complete copies of the recently adopted metropolitan system and policy plans are available for viewing and downloading at http://www.metrocouncil.org/Communities/Planning.aspx. Paper copies are available by calling the Council’s Data Center at 651-602-1140. System Statement Definition Metropolitan system plans are long-range comprehensive plans for the regional systems – transit, highways, and airports; wastewater services; and parks and open space – along with the capital budgets for metropolitan wastewater services, transportation, and regional recreation open space. System statements explain the implications of metropolitan system plans for each individual community in the metropolitan area. They are intended to help communities prepare or update their comprehensive plan, as required by the Metropolitan Land Planning Act: Within nine months after receiving a system statement for an amendment to a metropolitan system plan, and within three years after receiving a system statement issued in conjunction with the decennial review required under section 473.864, subdivision 2, each affected local governmental unit shall review its comprehensive plan to determine if an amendment is necessary to ensure continued conformity with metropolitan system plans. If an amendment is necessary, the governmental unit shall prepare the amendment and submit it to the council for review. Local comprehensive plans, and amendments thereto, will be reviewed by the Council for conformance to metropolitan system plans, consistency with Council policies, and compatibility with adjacent and affected governmental units. Updated local comprehensive plans are due to the Council for review by December 31, 2018. What is in this System Statement The system statement includes information specific to your community, including: •your community designation or designation(s); •forecasted population, households, and employment through the year 2040; •guidance on appropriate densities to ensure that regional services and costly regional infrastructure can be provided as efficiently as possible. •affordable housing need allocation; Page - 2 | 2015 SYSTEM STATEMENT – ARDEN HILLS INTRODUCTION In the following sections, this system statement contains an overview of each of the system plan updates and specific system changes that affect your community. The sections are: • Transportation, including metropolitan highways, aviation, and transit • Water Resources, including wastewater, surface water, and water supply planning • Regional parks and trails Dispute Process If your community disagrees with elements of this system statement, or has any questions about this system statement, please contact your Sector Representative, Eric Wojchik, at 651-602-1330, to review and discuss potential issues or concerns. The Council and local government units and districts have usually resolved issues relating to the system statement through discussion. Request for Hearing If a local governmental unit and the Council are unable to resolve disagreements over the content of a system statement, the unit or district may, by resolution, request that a hearing be conducted by the Council’s Land Use Advisory Committee or by the State Office of Administrative Hearings for the purpose of considering amendments to the system statement. According to Minnesota Statutes section 473.857, the request shall be made by the local governmental unit or school district within 60 days after receipt of the system statement. If no request for a hearing is received by the Council within 60 days, the statement becomes final. Page - 3 | 2015 SYSTEM STATEMENT – ARDEN HILLS INTRODUCTION Regional Development Guide The Council adopted Thrive MSP 2040 as the new regional development guide on May 28, 2014. Thrive identifies five outcomes that set the policy direction for the region’s system and policy plans. Building on our region’s history of effective stewardship of our resources, Thrive envisions a prosperous, equitable, and livable region that is sustainable for today and generations to come. The Council is directing its operations, plans, policies, programs, and resources toward achieving this shared long-term vision. Three principles define the Council’s approach to implementing regional policy: integration, collaboration, and accountability. These principles reflect the Council’s roles in integrating policy areas, supporting local governments and regional partners, and promoting and implementing the regional vision. The principles define the Council’s approach to policy implementation and set expectations for how the Council interacts with local governments. Thrive also outlines seven land use policies and community designations important for local comprehensive planning updates. The land use policies establish a series of commitments from the Council for local governments and uses community designations to shape development policies for communities. Community designations group jurisdictions with similar characteristics based on Urban or Rural character for the application of regional policies. Together, the land use policies and community designations help to implement the region’s vision by setting expectations for development density and the character of development throughout the region. Community Designation Community designations group jurisdictions with similar characteristics for the application of regional policies. The Council uses community designations to guide regional growth and development; establish land use expectations including overall development densities and patterns; and outline the respective roles of the Council and individual communities, along with strategies for planning for forecasted growth. If there are discrepancies between the Thrive MSP 2040 Community Designations Map and the Community Designation map contained herein because of adjustments and refinements that occurred subsequent to the adoption of Thrive, communities should follow the specific guidance contained in this System Statement. Thrive identifies Arden Hills with the community designation of Suburban (Figure 1). Suburban communities experienced continued growth and expansion during the 1980s and early 1990s, and typically have automobile-oriented development patterns at significantly lower densities than in previous eras. Suburban communities are expected to plan for forecasted population and household growth at average densities of at least 5 units per acre for new development and redevelopment. In addition, Suburban communities are expected to target opportunities for more intensive development near regional transit investments at densities and in a manner articulated in the 2040 Transportation Policy Plan. Specific strategies for Suburban communities can be found on Arden Hills’ Community Page in the Local Planning Handbook. Forecasts The Council uses the forecasts developed as part of Thrive to plan for regional systems. Communities should base their planning work on these forecasts. Given the nature of long-range forecasts and the planning timeline undertaken by most communities, the Council will maintain on-going dialogue with Page - 4 | 2015 SYSTEM STATEMENT – ARDEN HILLS INTRODUCTION communities to consider any changes in growth trends or community expectations about growth that may have an impact on regional systems. The Thrive forecasts for population, households, and employment for your community are: 2010 (actual) 2014 (est.) 2020 2030 2040 Population 9,552 9,652 10,000 12,000 12,900 Households 2,957 3,121 3,200 4,100 4,500 Employment 12,402 12,188 15,000 16,300 17,500 Housing Policy The Council adopted the Housing Policy Plan on December 10, 2014, and amended the plan on July 8, 2015. The purpose of the plan is to provide leadership and guidance on regional housing needs and challenges and to support Thrive MSP 2040. The Housing Policy Plan provides an integrated policy framework to address housing challenges greater than any one city or county can tackle alone. Consistent with state statute (Minn. Stat. 473.859, subd. 2(c) and subd. 4), communities must include a housing element and implementation program in their local comprehensive plans that address existing and projected housing needs. The Council has also determined the regional need for low and moderate income housing for the decade of 2021-2030 (see Part III and Appendix B in the Housing Policy Plan). Arden Hills’ share of the region’s need for low and moderate income housing is 373 new units affordable to households earning 80% of area median income (AMI) or below. Of these new units, the need is for 129 affordable to households earning at or below 30% of AMI, 100 affordable to households earning 31% to 50% of AMI, and 144 affordable to households earning 51% to 80% of AMI. Affordable Housing Need Allocation for Arden Hills At or below 30% AMI 129 31 to 50% AMI 100 51 to 80% AMI 144 Total Units 373 Specific requirements for the housing element and housing implementation programs of local comprehensive plans can be found in the Local Planning Handbook. Page - 5 | 2015 SYSTEM STATEMENT – ARDEN HILLS INTRODUCTION Figure 1. Arden Hills Community Designation The zoning district designations represented on this map correspond to the City of Arden Hills official Zoning Map. Questions concerning the Zoning Map should be directed to City Hall. Zoning designations are subject to change. Please refer to the Zoning Code for complete information. Adopted: April 12, 1993 Amended: December 12, 2016 Zoning Map ¯0 1,750 3,500Feet TRC CC- Campus Commercial TRC C- Civic TRC FO- Flex Office TRC RMU- Retail Mixed Use TRC NR-1- Residential TRC NR-2- Residential TRC NR-3- Residential TRC NR-4- Residential TRC OMU- Office Mixed Use TRC OS- Open Space TRC TC-1- Town Center TRC TC-2- Town Center TRC TC-3- Town Center TRC- Water Infrastructure R-1 - Single Family Residential District R-2 - Single & Two Family Residential District R-3 - Townhouse & Low Density Multiple Dwelling District R-4 - Multiple Dwelling District B-1 - Limited Business District B-2 - General Business District B-3 - Service Business District B-4 - Retail Center District NB - Neigborhood Business District CC - Civic Center District GB - Gateway Business I-1 - Limited Industrial District I-2 - General Industrial District I-FLEX District POS - Parks and Open Space District CD - Conservation District Railroad ROW WATER Attachment B Updated: December 12, 2016Source: City of Arden Hills 2030 Comprehensive Plan 2030 Future Land Use ¯0 1,750 3,500Feet VLDR - Very Low Density Residential LDR - Low Density Residential MDR - Medium Density Residential HDR - High Density Residential NR - Neighborhood Residential TC - Town Center NB - Neighborhood Business MB - Mixed Business COM - Commercial CMU - Community Mixed Use CC - Campus Commercial RMU - Retail Mixed Use OMU - Office Mixed Use FO - Flex Office I/O - Light Industrial and Office P/I - Public & Institutional UTL - Utility P/OS - Park and Open Space PP - Park Preserve WAT - Water RR - Railroad right-of-way ROW - Right-of-Way Attachment C City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-1 6.LAND USE Goal: Develop and maintain a land use pattern that strengthens the vitality, quality, and character of our residential neighborhoods, commercial districts, and industrial areas while protecting the community’s natural resources and developing a sustainable pattern for future development. To advance this land use goal, the following policies are proposed: o Evaluate and amend the land use regulations to achieve the highest possible development standards, enhance the natural environment, protect public health, support a vital mix of land uses, and promote flexible approaches to implement the Comprehensive Plan. o Ensure that land use regulations promote development that is compatible with nearby properties, neighborhood character, and natural features; minimize pedestrian and vehicular conflict; and visually enhance development. o Preserve the stability and quality of the city's neighborhoods while allowing for redevelopment that is complimentary to existing development. o Provide a balanced mix of residential, park, open space, and commercial land uses. o Construct all new development at an average density of at least three residential units per net residential acre. o Explore the possibility of creating additional community gathering space in conjunction with public or private organizations, including AHATS. 6.1 INTRODUCTION Land use is a defining characteristic of a community. While land use does not operate independently from the other characteristics that create a community, it is a binding factor between transportation, housing, parks, paths, and other characteristics. Through zoning, subdivision, and other land use regulations, a city has powerful tools to guide the long-term, look, feel, and vitality of their community. Despite the vacant TCAAP property (see Chapter 5), Arden Hills is classified as a fully developed community by the Metropolitan Council’s 2030 Regional Development Framework. The City is also entirely within the Metropolitan Urban Service Area (MUSA). The areas south of Highways 96 and 10 were mostly developed by the end of the 1970s, and less than three percent of the developable land in that part of Arden Hills is vacant. Significant land use changes are not anticipated in the developed part of Arden Hills; however, study areas have been identified in the Future Land Use section of this chapter. The City seeks to take a proactive stance to protect the high quality of life that residents have come to expect and to prepare for potential redevelopment opportunities on TCAAP and throughout the community. Attachment D City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-2 6.2 FUTURE LAND USE – 1998 COMPREHENSIVE PLAN The 1998 Comprehensive Plan included a future land use map (Figure 6.1) and proposed mix of land uses for future development, including potential land uses for the proposed TCAAP redevelopment: Table 6.1 – 1998 Future Land Use Acres Low Density Residential 1,114 Medium Density Residential 199 High Density Residential 5 Neighborhood Business 9 Commercial 132 Industrial 390 Parks 350 Subtotal 882 Mixed Residential 445 Mixed Business 222 Parks 251 Park Preserve 1,237 Public/Institutional 215 Subtotal 2,370 Right-of-way (major roads only) & Open Water 2,902 Total 6,154 TC A A P Land Use So u t h o f H i g h w a y 9 6 / 1 0 The 1998 future land use data did not include detailed open water coverage or right -of- way area information, which makes comparing it to actual 2008 land uses difficult. In order to make a more accurate comparison between the existing land uses in 2008 and the proposed future land uses from 1998, estimated right-of-way and open water data has been incorporated into the 1998 land use data (Table 6.2). Due to the methodology for calculating land use data by the Metropolitan Council, only the rights-of-way for highways are calculated. The rights-of-way for city streets and smaller roadways are included with the adjacent land uses. City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-3 Table 6.2 – Adjusted 1998 Future Land Use Data Acres Low Density Residential 1,064 Medium Density Residential 129 High Density Residential 5 Neighborhood Business 20 Commercial 104 Industrial 407 Parks 336 Public & Institutional 339 Subtotal 1,207 Mixed Residential 445 Mixed Business 222 Parks 251 Park Preserve 1237 Public/Institutional 215 Subtotal 2370 Water 684 Right-of-way 1,893 Total 6,154 TC A A P Ot h e r Land use So u t h o f H i g h w a y 9 6 / 1 0 The following descriptions were used to define the future land use categories in the 1998 Comprehensive Plan: 1. Low density residential (LDR) – traditional single-family residential land use category. A density range of three to five units per acre is allowed. 2. Medium density residential (MDR) – apartment and townhome land use category for providing densities of up to eight units per acre. 3. High density residential (HDR) – apartment and townhome land use category providing for densities of up to twelve units per acre. Mobile homes are also included in this category. 4. Mixed Residential (MR) – designed to provide for a variety and mixture of housing types, particularly in the TCAAP area. This category will allow for those types of units not readily available now in the City. 5. Neighborhood business (NB) – neighborhood business designates small, isolated areas for neighborhood commercial land uses when they are compatible with surrounding residential uses. Commercial uses that are high traffic generators, noise generators, or otherwise not compatible with residential neighborhoods, are inappropriate. Typically, neighborhood business areas will be located on intersections or nodes that are on the edge of residential areas, are less desirable sites for housing, or have traditionally been occupied with neighborhood services. City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-4 6. Commercial (C) – areas designated for a broad range of retail shopping and services to meet the needs of the community. Compatible uses such as office buildings are also intended for this area. 7. Mixed Business (MB) – areas designated for a variety of business, commercial and industrial uses, including office, general business, retail, and industrial uses. This designation will be used for the future commercial/industrial uses on the TCAAP property. 8. Industrial (IND) – areas designated for a broad range of industrial uses, including office, warehouse, and manufacturing. 9. Public & Institutional (P/I) – designates areas for uses including government buildings, colleges, schools, and churches. 10. Parks – areas designated for city and county parks. 11. Park Preserve (PP) – areas designated as natural and scenic areas that are to be preserved for public use. 12. Right-of-way (ROW) – public vehicular, transit rail, and/or pedestrian rights-of- way. 13. Water (WAT) – includes permanently flooded open water, rivers and streams, and wetlands (wetlands not included in the national wetland inventory data may not be displayed). 6.3 EXISTING LAND USE – 2008 The 2008 existing land use data is based on City and County property records and known land uses (Figure 6.2). The land uses are classified into the following categories: 1. Single Family Attached (SFA) – includes all attached single family homes such as townhomes with separate entrances. 2. Single Family Detached (SFD) – includes all detached single family homes. 3. Multiple Family (MF) – includes apartment buildings and condominiums of more than one story. 4. Manufactured Housing (MH) – includes manufactured and mobile homes in specialized parks. 5. Neighborhood Business (NB) – neighborhood business designates small, isolated areas for neighborhood commercial land uses when they are compatible with surrounding residential uses. Land Use Acres Single Family Attached 84 Single Family Detached 904 Multiple Family 12 Manufactured Housing 48 Total Residential 1,048 Neighborhood Business 12 Commercial 65 Office 140 Mixed Use Industrial 106 Light Industrial 141 Park and Open Space 473 Public & Institutional 2,502 Utility 20 Vacant 131 Water (lakes and NWI wetlands)796 Railroad Right-of-way 35 Right-of-way 685 Total 6,154 Table 6.3 – 2008 Existing Land Uses City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-5 6. Commercial (COM) – areas designated for a broad range of retail, shopping, and services to meet the needs of the community and region. Compatible uses such as office buildings are also intended for this area. 7. Office (OFC) – Predominantly administrative, professional, or clerical services; includes medical clinics. 8. Mixed Use Industrial (MUI) – includes light manufacturing and/or processing, warehousing, distribution, and offices. 9. Light Industrial (LI) – primarily light manufacturing and/or processing of products; could include light industrial land use, distribution, warehouse facilities, and offices as a secondary use. 10. Park and Open Space (P/OS) – areas designated as public parks. 11. Public & Institutional (P/I) – areas designated for uses such as government buildings, colleges, schools, and religious uses but not medical uses. 12. Utility (UTL) – Public or private land occupied by a power substation, water tower, municipal well, pumping station, or similar use. 13. Vacant (VAC) – Private land not occupied with a building or use. 14. Water (WAT) – includes permanently flooded open water, rivers and streams, and wetlands (wetlands not included in the national wetland inventory data may not be displayed). 15. Railroad right-of-way (RR) – Railroad right-of-way. 16. Right-of-way (ROW) – public vehicular, transit and/or pedestrian rights-of- way. Although there were few land use changes between 1998 and 2008, there are differences between the 1998 future land use data and the 2008 existing land use data. The differences are largely attributable to more accurate data in 2008, the delayed redevelopment of the TCAAP property, and other vacant property that was not developed. The two data sets use different land use descriptions because the 2008 existing land use data is based on actual land use while the 1998 future land use numbers were based on anticipated development. In addition to more accurate data, there were a few land use changes between 1998 and 2008. In 2007, the Hazelnut Park #3 subdivision and subsequent extension of Katie Lane was approved, which increased the amount of land used for right-of-way. As part of the 2005 pavement management program, the road that connected Red Fox Road to Grey Fox Road was vacated, which reduced the amount of area used for right - of-way. Fernwood Avenue on the Boston Scientific (formerly Guidant) campus was vacated while Cummings Drive was dedicated to the City. The land uses on the TCAAP property were the most notable differences from what was expected in the 1998 future land uses to the actual land uses in 2008. Since 1998, the number of acres that were anticipated to be part of the TCAAP redevelopment has been City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-6 reduced and, moreover, the redevelopment was delayed. Much of the TCAAP redevelopment is anticipated to occur in phases over the next 10 to 20 years depending on market conditions. Finally, of the 131 acres of vacant land in 2008, approximately 70 acres are zoned for residential, 40 acres are zoned commercial, and 21 acres are light industrial. The vacant areas have not significantly changed anticipated land use types between the 1998 and 2030 future land use maps. The vacant land does not include the TCAAP property, which is currently classified as public/institutional land since it is owned by the federal government. 6.4 FUTURE LAND USE - 2030 While redevelopment may occur on some parcels throughout the City, no significant land use changes in the developed areas of Arden Hills are anticipated (Figure 6.3). Most of the City’s projected population, household, and employment growth will occur on the TCAAP redevelopment site. Table 6.4 – 2030 Future Land Use Acres Land Use (TCAAP)Acres 978 Neighborhood Residential (TCAAP)*146 136 Neighborhood Transition (TCAAP)*0 12 Town Center (TCAAP)*16 19 Campus Commercial (TCAAP)*40 79 Office Mixed Use (TCAAP)*20 26 Retail Mixed Use (TCAAP)*34 100 Flex Business (TCAAP)*42 303 Public & Institutional (Civic - TCAAP)2 461 Parks and Open Space (TCAAP)24 15 Utilities (Water Infrastructure - TCAAP)46 576 Right-of-way (TCAAP)51 1,472 796 35 685 5,694 Total** (TCAAP)427 Park Preserve Total** (Not Including TCAAP) Railroad Right-of-way Right-of-way Land Use (Not Including TCAAP) Neighborhood Business Light Industrial and Office Park and Open Space Utilities Public & Institutional Commercial Community Mixed Use *Includes future right-of-way. **May not equal 5,694 or 427 due to rounding. 2030 Future Land Use Low Density Residential Medium Density Residential High Density Residential Mixed Business Water City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-7 6.4.1 Future Land Use Classifications There are twenty-two future land use classifications: 1. Very Low Density Residential (VLDR) – traditional single-family residential land use category. A density range of one and one-half (1.5) to three (3)1.5 to 3 units per acre. 2. Low Density Residential (LDR) – traditional single-family residential land use category. A density range of three (3) to five (5) units per acre may be allowed. 3. Medium Density Residential (MDR) – apartment and townhome land use category for providing densities of six (6) to nine (9) units per acre. 4. High Density Residential (HDR) – apartment and townhome land use category providing for densities of nine (9) to twelve (12) units per acre. 5. Neighborhood Residential (NR) – Provides for a range of attached and detached single-family and small multi-family uses at a density of one and one-half (1.5) to eight (8) units per acre. 6. Town Center (TC) – Provides for a range of commercial and residential uses that offer housing, assisted living, senior housing, office, retail, restaurant, and civic uses. Medium and large residential uses are permitted at a density of fifteen (15) to sixty-seven (67) units per acre. 7. Neighborhood Business (NB) – neighborhood business designates small, isolated areas for neighborhood commercial land uses when they are compatible with surrounding residential uses. Commercial uses that are high traffic generators, noise generators, or otherwise not compatible with residential neighborhoods, are inappropriate. Typically, Neighborhood Business areas will be located on intersections or nodes that are on the edge of residential areas, are less desirable sites for housing, or have traditionally been occupied with neighborhood services. Dwelling units of three (3) units per acre or more may be permitted. 8. Mixed Business (MB) – areas designated for a variety of businesses, including commercial, certain light industrial uses, warehousing, office, general business, retail. 9. Commercial (C) – areas designated for a broad range of retail, shopping, and services to meet the needs of the community and region. Compatible uses such as office buildings are also intended for this area. 10. Community Mixed Use (CMU) – areas designated for a broad range of retail, shopping, services, and office space to meet the needs of the community and surrounding areas. This area may also include City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-8 medium to high density housing with a potential density of three (3) to twenty (20) units per acre. 11. Campus Commercial (CC) – Provides for multiple, single tenant buildings or campuses within a business park atmosphere. 12. Retail Mixed-Use (RMU) – Promotes retail as a primary use and allows for other commercial uses to be incorporated as vertical mixed-use buildings. 13. Office Mixed-Use – (OMU) – Focuses on office as a primary use, but also permits other commercial uses to be incorporated as vertical mixed-use buildings. 14. Flex Office (FO) – Permits large scale development for employment and light manufacturing uses that take advantage of highway frontage and automobile access. 15. Light Industrial and Office (I/O) – areas designated for a broad range of light industrial uses such as warehousing with manufacturing. This land use may also include offices. 16. Public & Institutional (P/I) – areas designated for uses such as government buildings, colleges, schools, and religious uses, but not medical uses. 17. Utility (UTL) – Public or private land occupied by a power substation, water tower, municipal well, pumping station, drainage infrastructure , or similar use. 18. Park and Open Space (P/OS) – areas designated as public parks. 19. Park Preserve (PP) – areas designated as natural or scenic areas that are to be preserved for public use or open space. 20. Water – includes permanently flooded open water, rivers and streams, and wetlands (wetlands not included in the national wetland inventory data may not be displayed). 21. Railroad right-of-way (RR) – public or private freight or passenger rail activities. 22. Right-of-way (ROW) – public vehicular, transit and/or pedestrian rights- of-way. 6.4.2 Former City Hall/Public Works Property The 6.82 acre former City Hall/Public Works property is undergoing a community vision process to determine how the property should be redeveloped (Figure 6.4). The property was home to the Arden Hills City Hall and Public Works for many years. While a redevelopment plan for this property was not adopted in time for this Comprehensive Plan, residential uses or a mix of residential and small-scale commercial uses are anticipated. Neither residential nor commercial development should require a change to the future land use designation. City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-9 6.4.3 Guiding Plan for the B2 District In March 2008, the City initiated a visioning and planning process for the B -2 General Business District, which generally includes the commercial properties near County Road E between Lexington Avenue and Hamline Avenue/Highway 51 (Figure 6.4). This area hosts a number of retail, service, and office uses. Long considered the “downtown” of Arden Hills, the district is a mix of newer and older buildings. As this corridor ages, market initiated redevelopment is anticipated. The City completed the planning process and accepted the “Guiding Plan for the B2 District” in October 2008. The Guiding Plan includes a long-term vision for the future redevelopment of this corridor and addresses transportation issues, land uses, infrastructure improvements, landscaping, pedestrian facilities, building design, and site layout among other issues. While the primary uses along this corridor are likely to remain retail, commercial, and office, the Guiding Plan and subsequent land use changes add the possibility for housing in this area. Although the Guiding Plan document is not adopted as part of the Comprehensive Plan, the future land use map has been updated to reflect the proposed land uses in the B2 District (CMU), and the Capital Improvement Plan (CIP) includes a potential timeline for the public improvements described in the Guiding Plan (Appendix A). 6.4.4 Red Fox/Grey Fox/Lexington Avenue Business Area Guiding Plan Immediately north of the B2 District is a significant industrial, office, and retail area for the City. This area includes Red Fox and Grey Fox roads and is bounded by Lexington Avenue, Highway 51, Interstate 694, and the Canadian Pacific railway (Figure 6.4). This area is used by a number of small and large businesses for a variety of retail, distribution, warehousing, and office uses. This area was largely developed between the 1950s and 1970s, though the retail area has had some new development in the last 10 years. While good access to regional transportation has helped to continue to make this area viable, some of the buildings are becoming functionally obsolete for modern manufacturing, warehousing, and business uses. As redevelopment pressure increases, a more detailed guiding plan is required to comprehensively address the overall redevelopment needs in this area of the City. City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-10 6.4.5 Neighborhood Business The neighborhood business land use concept was developed in the 1998 Comprehensive Plan (Figure 6.1). The purpose of the concept was to promote the development of commercial nodes that were compatible with the surrounding residential uses and provided services to residential areas. Commercial us es that would generate high traffic, noise, or other negative impacts were considered undesirable. Neighborhood business areas were located at intersections or nodes at the edge of residential areas, on properties not considered desirable for housing, or properties that have traditionally been occupied with neighborhood services. Housing could be a component of the development but would not necessarily be the focal point. To date, the success of the neighborhood business district has been mixed. Two projects have been developed under this zoning designation, and both resulted in the construction of small office buildings with a variety of services. However, neither of the projects focused on providing neighborhood level services. Nevertheless, the City seeks to maintain the neighborhood business areas and the long-term goal of creating small commercial areas that enhance the residential neighborhoods. 6.4.6 Manufactured Home Community The Arden Manor neighborhood has been identified as an important community and the primary supply of affordable housing options in the City. Bounded by Interstate 35W, Highway 96, and Highway 10, the neighborhood is facing pressure from adjacent highways and land uses. Although the 1998 Comprehensive Plan identified this area for potential redevelopment into non- residential uses, the City anticipates this property will remain as a medium density residential use for the foreseeable future. Although complete impacts are not yet known, potential changes to Highways 10 and 96 may impact the manufactured home community. The City is currently in the process of reviewing road design proposals for this area. 6.4.7 TCAAP Redevelopment City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-11 As noted in Chapter 5, the City of Arden Hills hired a consultant team in 2013, to create a Master Plan for the redevelopment of the TCAAP site. A central component of this work was the development of a Master Land Use Plan that allocated an appropriate mix of residential, commercial, industrial, civic, and open space uses on the site. The TCAAP Master Plan was approved by the City Council in July 2015 and amended by the City Council in December 2016, and has been incorporated in the revised 2030 Future Land Use data (Figure 6.3 and Table 6.4). The City began work on the zoning and design standards to implement the Master Land Use Plan in August 2014. These regulations and policies are found in the TCAAP Redevelopment Code (TRC), which was approved in July 2015 and amended in December 2016. The TRC puts in place land use regulations that will achieve the community’s goals for the TCAAP redevelopment including: high development and design standards; defined residential neighborhoods and commercial districts interconnected by streets, trails, and sidewalks; energy resiliency and sustainability; and abundant parks and open space. Though the TCAAP Master Plan establishes a proposed allocation of the various uses throughout the TCAAP area and illustrates the current preferred development pattern for the area, the City has considered the proposal from Alatus LLC and its partners for modifications to the TCAAP Master Plan that proposed different locations for the allocated uses and amended the TCAAP Master Plan accordingly in December 2016. The City may consider on its own initiative to consider amendments to the adopted plan as development occurs or circumstances change in order to promote high quality development of the area consistent with City goals and this Plan. 6.4.8 Development Capacity and Net Residential Density The Metropolitan Council’s 2030 Regional Development Framework requires an average net residential density of at least three units per net residential acre. Densities lower than this are not an efficient use of the region’s sanitary sewer infrastructure. Net residential acreage is calculated by subtracting wetlands, water bodies, public parks, arterial streets, and identified natural resources that are protected by ordinance from gross acres. The number of net residential acres is then divided by the number of lots to determine net residential density. According to the 2005 land use data provided by the Metropolitan Council, there were 1,318 acres of net residential land in Arden Hills, which includes the rights- of-way of adjacent City streets. The United States Census Bureau lists 3,017 City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-12 housing units in Arden Hills in 2000. Based on that information, the residential density in the developed portion of Arden Hills is approximately 2.29 residential units per net residential acre. While this is below the three units per net residential acre required by the Metropolitan Council, the City is not required to raise densities in the built portion of Arden Hills. However, all future land uses should be able to accommodate development in average of three units per net residential acre. There are no expected land use changes that would result in a reduction in net residential density in the developed part of Arden Hills. Furthermore, the remaining vacant residential land that is south of Highway 96 and 10 is already zoned for development that could be built at a density of an average of three residential units per acre. The approved Master Plan for the TCAAP property includes 1 62.2 acres of residential land and a maximum of 1,460 residential units for an overall maximum gross density of 9.00 units per acre. The gross density includes the neighborhood collector roads; however, it excludes parks, arterial roads, and the water infrastructure. 6.4.9 Staged Development Since the areas south of Highways 96 and 10 are considered fully developed and there is relatively little vacant property, a five year staged development has not been developed. While a small amount of vacant land exists in the developed portion of the City, development on the vacant land is unlikely to have a significant impact on the City’s or region’s infrastructure. As previously noted in Chapter 5.2.2 the demolition and remediation of the TCAAP site was completed in November 2015. After the demolition and remediation is concluded grading of the site will begin for the construction of th e Spine Road and trunk utilities in 2017. At this time, it is expected that private development will begin in 2017. The project is anticipated to be completed in phases over the next 10 to 20 years; however, the development timeline will depend on a number of conditions, including the market, transportation improvements, and other related factors. 6.5 IMPLEMENTATION STRATEGIES City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-13 In order to advance implementation of this land use chapter, the below activities are proposed. This list is not intended to be all-inclusive and additional activities that advance the land use goal are encouraged to be developed. o Update the City’s Zoning Code to bring it into conformance with the land uses in the Comprehensive Plan. o Evaluate zoning regulations to ensure that sufficient buffers are provided between commercial, industrial, and residential uses to protect the character of the City’s residential neighborhoods. o Develop small area plans for the B-2, B-3, B-4, and I-Flex Zoning Districts to provide a more detailed redevelopment vision for incorporation into this Comprehensive Plan. o Develop design standards for commercial, industrial, and residential developments to ensure the construction of high-quality, sustainable, and aesthetically enhancing development. o Develop zoning regulations that restrict housing construction that is not sensitive to the character of the existing neighborhood. o Continue to enforce property maintenance codes to protect quality and property values in the City. o Develop zoning classifications for all future development on the TCAAP property. o Adopt design standards for the TCAAP development to create a cohesive character that compliments the established neighborhoods in the City. o Work to protect significant environmental features on the AHATS property as park preserve. o Work with the National Guard on the AHATS property to develop synergistic uses such as a community center. The above strategies should not be considered all-inclusive. New opportunities and strategies should be identified to further ad vance the City’s land use goal and policies. City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 7.Housing Goal: Develop and maintain a strong, vital, diverse and stable housing supply for all members of the community. To achieve this housing goal, the following policies are proposed: o Promote the development of a variety of housing options by preserving and increasing high- quality housing opportunities that are suitable for a mix of ages, incomes and household types. o Encourage the incorporation of affordable, life-cycle, and work force housing into new development and redevelopment where feasible. o Maintain the quality, safety, and unique character of the City’s housing stock. o Preserve and strengthen the community’s neighborhoods to maintain a high-quality of life for residents. o Encourage housing development and redevelopment that is complimentary to and enhances the character of the City’s established neighborhoods. 7.1 7.2 7.1 Introduction One of the principal roles of a community is to serve as a place to live. In Arden Hills, 21.223.1 percent of all of the land area in the community is currently used for housing (not including TCAAP). However, if public open spaces and roads are removed, housing accounts for 52.9 percent of all developed land in Arden Hills. The Formatted: Subtitle, None,No bullets or numbering Formatted: Subtitle,Tab stops: Not at 0.24" Attachment E City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 approved TCAAP Master Plan envisions that 38.0 percent of the total 427 acre site will be developed for residential uses. Because housing is such an important part of Arden Hills, maintaining the quality of the current housing stock while providing long-term opportunities for new housing is important to the ongoing vitality of the community and to retaining Arden Hills’ reputation as a highly desirable place to live. 7.3 7.4 7.2 Context According to the United States CensusMetropolitan Council, Arden Hills had 3,198017 housing units in 201500. A housing unit is the actual structure while a household refers to the people living in a housing unit. Approximately 668 percent of the housing units in Arden Hills are detached single- family homes, 132 percent are attached single family homes (commonly referred to as townhomes), and nine 12 percent are multifamily, with five units or more, and finally eight percent of units are manufactured homes. These three housing types comprise almost 90 percent of the City’s housing supply. Arden Hills has the second highest percentage of single-family homes compared to adjacent communities and is significantly above the Ramsey County and metropolitan area average. Apartments with ten or more units are just 2.74 percent of the City’s housing stock. The City has just one traditional apartment building with 37 units and one condominium building with 72 units. The City has very few duplexes, which are relatively more prevalent in other metropolitan communities (Figure 7.2). Formatted: Font: (Default) Calibri Formatted: Tab stops: Not at 0.35" Formatted: None, No bullets or numbering, Tab stops: 0.35", Left Formatted: Subtitle, None, No bullets or numbering Formatted: Font: Bold Formatted: Subtitle, Tab stops: Not at 0.24" City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 0 500 1,000 1,500 2,000 2,500 1-unit detached 1-unit attached 2 to 4 units 5 to 9 units 10 or more units Mobile home, trailer, or other Ho u s i n g U n i t s 1990 2000 Figure 7.1?? – Arden Hills Housing Type Source: US Metropolitan CouncilCensus City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 7-C o u n t y M e t r o Ra m s e y C o u n t y Ar d e n H i l l s Mo u n d s V i e w Ne w B r i g h t o n Ro s e v i l l e Sh o r e v i e w Single Family (attached and detached)Duplexes Mulit-Family and attached housing Mobile homes Other units Figure 7.2 – Housing Type by Community Source: US Census Household composition will play a role in defining future housing needs in Arden Hills. Between 1990 2000 and 201000, increases were seen in both the number of non-family households and in householders living alone. Formatted: Centered Formatted: Highlight City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 2,904 2,317 2,048 2,959 2,227 1,883 732 590440587 0 500 1,000 1,500 2,000 2,500 3,000 3,500 Total households Family households (families) Married-couple family Nonfamily households Householder living alone 1990 2000 Figure 7.3 – Arden Hills Household Type Source: US Census Additionally, the age of Arden Hills’ residents will also impact housing choices. From 1990 2000 to 20002015, there was a significant deincrease in residents between 45 and 54 years of age. By 2012, this segment will increase in absolute numbers and as a percentage of the population. Additionally, by 2012there have also been notable increases in the population between 65 and 74 as well as the 75+ age group will continue to occur. City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 0 500 1,000 1,500 2,000 2,500 3,000 17 and under 18-24 years 25-44 years 45-54 years 55-64 years 65-74 years 75+ 1990 2000 2012 0 200 400 600 800 1000 1200 1400 1600 1800 Under 5 5 to 9 10 to 14 15 to 19 20 to 24 25 to 34 35 to 44 45 to 54 55 to 59 60 to 64 65 to 74 75 to 84 85 and over 2000 2010 2015 Figure 7.4?? – Arden Hills Age Distribution 1990, 2000, 20102 and 2015 Source: US Census and Maxfield Research GroupAmerican Community Survey Formatted: Left, Tab stops: 0.35", Left + Not at 0.24" City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 The age of the existing housing stock is also an indicator of potential future needs. From 1970 to 1979, 920 housing units were built in Arden Hills, the most of any decade to date. Of note is the fact that 50 percent of the housing in the community was constructed prior to 1974 (not including the manufactured homes). Homes that are older than 30 years may typically need more repairs and renovations. 97 166 455 208 920 537 201 35 0 100 200 300 400 500 600 700 800 900 1,000 1939 or Earlier 1940 - 1949 1950 - 1959 1960 - 1969 1970 - 1979 1980 - 1989 1990 - 1999 2000 - 2006 City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 Figure ??7.5 – Age of Housing Stock Source: 1990 & 2000 US Census and City of Arden Hills2015 American Community Survey Group quarters, which include college dormitories, nursing homes, and group homes, are calculated separately from traditional types of housing such as single family homes, townhomes, and apartments. Since 1990, group quarters and the number of people living in group quarters have increased: TABLE ??7.1 – ARDEN HILLS GROUP QUARTERS POPULATION 1990 2000 2010 College Dormitories 631 1,557 Nursing Homes 384 411 Other Group Quarters 10 20 Total 1,025 1,988 2,298 Source: US Census, Bethel University, Presbyterian Homes City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 Almost the entire group quarters population is at Bethel University and Presbyterian Homes. Between 2000 and 2004, Bethel University increased the on-campus housing capacity from 1,530 to 1,963 students. Presbyterian Homes, a senior housing facility, had a 377 capacity and 19 senior apartment units and is typically at capacity. The remaining group quarters population lives in group homes in the residential areas of the City. While group quarters housing is calculated separately from traditional housing, it is important to recognize this type of housing can impact the City’s sewer, water, transportation, parks, and recreation systems differently than traditional types of housing. It is likely that the number of people living in group quarters at Bethel University, Presbyterian homes, and other group homes will increase as those facilities do have additional land to expand. Therefore, it is important for the City to work with these institutions to manage the potential impacts as well as promote a diversity of housing. 7.5 7.3 Household Forecasts The total number of households in Arden Hills is forecasted to increase by over 55 1300 households percent between 20210 and 2040. TABLE ??7.2 - HOUSEHOLD FORECASTS BY CITY 1990 2000 2010 2020 2030 2040 Arden Hills 2,904 2,959 2,957 3,200 4,100 4,500 Mounds View 4,885 5,018 4,954 5,100 5,200 5,200 New Brighton 8,811 9,013 8,915 9,500 10,000 10,400 Roseville 14,216 14,598 14,623 15,300 15,700 16,100 Formatted: Font: Bold Formatted: Subtitle, None, No bullets or numbering Formatted: Font: Bold Formatted: Subtitle, Tab stops: Not at 0.24" City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 Shoreview 9,280 10,125 10,402 11,000 11,200 11,300 Ramsey County 201,016 201,236 202,691 223,460 236,090 246,050 7 county Metro 947,465 1,021,456 1,117,749 1,257,730 1,378,830 1,490,470 2000 2010 2020 2030 2040 % Change 2000-2010 % Change 2010-2040 Arden Hills 2,959 2,957 3,750 4,600 4,600 -0.07%55.56% Mounds View 5,018 4,954 5,100 5,200 5,500 -1.28%11.02% New Brighton 9,013 8,915 9,800 10,600 11,200 -1.09%25.63% Roseville 14,598 14,632 15,100 15,600 17,000 0.23%16.18% Shoreview 10,125 10,402 10,800 11,200 11,300 2.74%8.63% Ramsey County 201,236 202,691 223,920 238,260 248,550 0.72%22.63% Twin Cities 7 County 1,021,456 1,117,749 1,259,450 1,390,990 1,510,090 9.43%35.10% Source: Metropolitan Council The rate of forecasted household growth in Arden Hills surpasses all adjacent communities as well as Ramsey County. In establishing its forecasts, the Metropolitan Council is assuming full development of the buildable portion of the TCAAP property by 2030 ???? which will also represent essentially a full build-out of Arden Hills. TABLE 7.13 - PEOPLE PER HOUSEHOLD 2010 2020 2030 2040 2.45 3.13 2.93 2.93 Formatted: Font: (Default) Calibri Formatted: Normal, Left, Don't keep with next Formatted: Subtitle, Tab stops: Not at 0.24" Formatted: Font: (Default) Calibri Formatted: Normal, Left, Don't keep with next City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 2010 2020 2030 2040 Arden Hills 3.23 3.04 2.89 2.93 Mounds View 2.45 2.43 2.40 2.38 New Brighton 2.41 2.35 2.32 2.32 Roseville 2.30 2.32 2.30 2.28 Shoreview 2.41 2.43 2.43 2.43 Ramsey County 2.51 2.44 2.41 2.40 Twin Cities 7 County 2.55 2.48 2.44 2.43 Source: Metropolitan Council The significantly higher people per household in Arden Hills is misleading because the people living in group quarters housing is included in the total population, but the group quarters housing structures does not add to the number of households in the City. When adjusted for group quarters population, the people per household is comparable to the adjacent cities and metropolitan area. TABLE 7.4 - PEOPLE PER HOUSEHOLD ADJUSTED 1990 2000 2010 2020 2030 Total Population 9,199 9,652 11,200 12,900 12,900 Households 2,904 2,959 3,800 4,600 4,600 People per HH 3.17 3.26 2.95 2.80 2.80 Non-group Quarters Population*8,174 7,664 8,860 10,560 10,560 People per Non-group Quarters HH 2.81 2.59 2.33 2.30 2.30 Source: 1990 and 2000 Census, Metropolitan Council *Assumes full capacity and no growth after 2000 Consistent with long-term trends, the average occupancy of a housing unit in Arden Hills is projected to continue to decline from 2.59 persons per unit in 2000 to 2.3 people per unit in 2020 and 2030. 7.6 7.4 Housing Issues Three primary housing issues will need to be addressed by Arden Hills in the next 20 years. They include housing diversity, housing affordability, and housing quality. Each is discussed below. Field Code Changed Field Code Changed Formatted: Centered, Indent: Left: 0.35", Tab stops: 0.35", Left + Not at 0.24" Formatted: Subtitle, None, No bullets or numbering Formatted: Font: Bold Formatted: Subtitle, Tab stops: Not at 0.24" City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 7.6.1 7.4.1 Housing Diversity Life-cycle housing, which was referenced in the housing goals, is a common term used to describe the provision of housing types for all stages of life. Life-cycle housing is based on the premise that as people go through life, their housing needs change. A young person getting out of school and just starting out usually cannot afford to own a home so they often begin by renting. As a person grows older, they often establish a family and buy their first home, sometimes either a starter home or townhome. As a family’s income grows, they may move up to a larger home. Once the children leave and the family size decreases, parents often move back to a smaller home with fewer maintenance needs or to one of the growing number of either single-family or multi-family housing options that has an association that take care of home and property maintenance. Eventually, as a person ages, there is often a need for assisted living or an extended care facility. Housing in Arden Hills today is primarily focused on one stage of the housing life-cycle, move-up housing. Ironically, a significant number of units constructed in Arden Hills during the 1970s were oriented to the first-time homebuyer market. As housing prices have risen over the past three to four decades, what was once priced for a first-time buyer is now classified as move-up housing due to escalated prices. Arden Hills does still have a limited supply of more entry level housing. In 2007, there were 285 units in the Arden Manor manufactured home community and approximately 80 percent of the units were owner occupied. FIGURE 7.6 - LIFE CYCLE HOUSING Formatted: Font: 15 pt Formatted: No bullets or numbering Formatted: Emphasis, Font: (Default) Calibri, 15 pt, Not Bold Formatted: Indent: Left: 0" Formatted: Tab stops: 0.35", Left + Not at 0.24" City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 Rental housing is another component of life-cycle housing that needs to be addressed. Rental housing is an important component of the overall housing supply since it provides options for both the beginning and later stages of the life-cycle chain. It may also serve the needs of several segments of the population including retail service employees, seniors, young adults just entering the workplace and economically disadvantaged households. Based on the homestead data from Ramsey County, 10 percent of the housing in Arden Hills is classified as non-homesteaded, which is a rough indicator for rental housing. According to Ramsey Countythe 2010 Census, property information, slightly more than 8694 percent of the occupied single family homes and townhomes (not including manufactured homes or condominiums) were owner occupied in 20082010. Arden Hills promotes housing diversity through its long-term goals, policies, and strategies. The market is also expected to exert pressure on the City for more housing diversity. As was noted earlier, factors such as an aging population, a population that has more non-family households, and increased numbers of householders living alone is expected to drive demand for more attached, multi-family housing. Multi-family units expected to be in demand are likely to be oriented toward both owners and renters. 7.6.2 7.4.2 Housing Affordability Affordable housing is an issue in every Twin Cities area community. With housing costs outpacing many wages, it is becoming increasingly important to focus on affordable housing. Because of the disparity of housing costs and wages throughout the Twin Cities, affordable housing continues to be a major initiative of the Metropolitan Council. According to the Metropolitan Council, housing is considered affordable if it is priced at or below 30 percent of the gross income of a household earning 560 percent of the Twin Cities median family income. In 20107, the area median income for the seven-county Minneapolis- St. Paul area adjusted by the Department of Housing and Urban Development for a family of Formatted: Tab stops: 0.35", Left + Not at 0.24" Formatted: Emphasis, Font: (Default) Calibri Formatted: No bullets or numbering Formatted: Emphasis, Font: (Default) Calibri, 15 pt, Not Bold Formatted: Tab stops: 1.25", Left + Not at 0.24" City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 four was $78,50090,400. Therefore, in 20107, housing was considered affordable if annual housing costs for a family of four do not exceed 30 percent of $47,100$45,200, which translates to $13,5604,130 per year or $1,13077.50 per month for housing. While the purchasing power of $1,177.50 130 per month depends on interest rates and other household factors, it could be sufficient to purchase a home that is priced in the range of $150,000. To implement the Livable Communities Act in 2007, the Metropolitan Council uses as the upper limit of affordability for ownership purchase price and monthly rents, the following dollar amounts: TABLE ??7.5 - 201607 OWNED OCCUPIED AFFORDABLE HOUSING PRICES Household Income Level:Affordable Home Price 80% of area median income $235,000 50% of area median income $148,000 30% of area median income $82,500 TABLE ??7.6 - RENTAL HOUSING AFFORDABLE PRICES Bedroom size: *Monthly gross rent including tenant-paid utilities, affordable at 50% of area median income Efficiency $687 1 bedroom $736 2 bedrooms $883 3 bedrooms $1,020 4 bedrooms $1,138 2007 RENTAL HOUSING Source: Metropolitan Council Number of Bedrooms Affordable Rent at 30% of AMI Affordable Rent at 50% of AMI Affordable Rent at 80% of AMI Studio $450 $751 $1,201 Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Highlight Formatted: Caption, Keep with next, Tab stops: Not at 0.24" Formatted: Caption, Keep with next, Tab stops: Not at 0.24" City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 1-BR $483 $805 $1,288 2-BR $579 $966 $1,545 3-BR $669 $1,115 $1,784 4-BR $747 $1,245 $1,992 The mean assessed value of housing in Arden Hills in 2007 was $291,778 with a median of $272,100 (Figure 7.7). The average housing value in 2015 was $281,300. Based on 2007 assessed property values from Ramsey County, 25 percent of the housing was at or below the affordable home price of $206,800230,500 and approximately 13 percent was at or below $152,000. In January December of 201406, the Metropolitan Council released a report entitled “Thrive 2040 Housing Policy Plan”“Determining the Affordable Housing Need in the Twin Cities 2011-2020”. The report not only forecasts the regional need by 20320 for newly constructed, affordable housing but it allocates each community’s share of the regional need. The total need for newly constructed housing in the Twin Cities is estimated to be 37,90051,000 units between 20211 and 20320. Each community’s share of the regional need is allocated based on a number of factors. According to the Metropolitan Council, 30.6 percent of new housing units in all cities should be affordable. Allocations are then adjusted by job proximity, the composition of the housing stock and access to transit service. Based on the formula, the Metropolitan Council has allocated a need for 288 373 affordable housing units to Arden Hills between now and the year 20320. In order to ensure that this need can be met, Arden Hills has allocated several land use classifications on the Future Land Use Map with development standards that may accommodate affordable housing on TCAAP. In the remainder of Arden Hills, the City expects the majority of new affordable housing units to be constructed in areas designated Formatted: Left Comment [HR1]: Mike’s map Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Highlight Comment [HR2]: Comment [HR3]: ? Comment [EZ4R3]: Look at Figure B-3 on page 152 of this document: https://metrocouncil.org/METC/files/54/54ec40bb- d6ce-45bb-a571-ee00326ccd20.pdf Formatted: Strikethrough Formatted: Not Highlight City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 as Medium Density Residential or High Density Residential on the Future Land Use Map. The City would not seek to concentrate affordable housing in any particular area. In addition to ensuring that there is sufficient land designated that has the potential to provide affordable housing, the City of Arden Hills is committed to continuing its participation in the Metropolitan Livable Community Program. As a participant, the City of Arden Hills continues to be eligible to compete for grant funding provided by the Livable Communities Act (LCA) to assist with clean-up operations for polluted land for redevelopment, creating development or redevelopment opportunities that demonstrate efficient use of land and infrastructure through connected development patterns, and opportunities to create more affordable housing. 7.4.3 Housing Quality 7.6.3 Housing Quality Except for the TCAAP property, much of Arden Arden Hills is considered developed. As was pointed out earlier, the age of 70 percentthe majority of the current housing stock makes ongoing maintenance a community concern. If Arden Hills’ existing neighborhoods are going to remain attractive places to live, owners will need to continue maintenance and reinvestment efforts. Encouraging housing maintenance can be done in two ways, either through voluntary efforts or through regulatory requirements. Many communities rely on both. Ideally, all residents will maintain their property in a sound and attractive manner. Realistically, however, a small percentage of properties will not be adequately maintained and in such cases, they can have a significant negative impact on surrounding properties and even the neighborhood as a whole. Formatted: Font: 15 pt Formatted: Indent: Left: 0.5", Tab stops: 0.35", Left + Not at 0.24" Formatted: Emphasis, Font: (Default) Calibri, 15 pt Formatted: Font: (Default) Calibri, 15 pt, Italic, Font color: Custom Color(RGB(112,173,71)) City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 Arden Hills relies primarily on individual owners to maintain property. The City has nuisance provisions in its local code, it enforces the Minnesota State Building Code, and the International Property Maintenance Code was adopted in 2007???. As was noted in the housing policies, the City stands ready to consider the adoption of a rental regulations should it become necessary. Additionally, Arden Hills will continue to work with programs offered by county, regional, state and federal agencies as appropriate. Such programs are more limited than they were in the past due to changes in priorities and reductions in funding. 7.5 Affordable Housing Tools and Programs 7.5.1 Need Allocation At or Below 30% AMI 129 31 to 50% AMI 100 51 to 80% AMI 144 Total Units 373 The City of Arden Hills has 16 acres guided for Town Center zoning within the TCAAP development. At minimum density, this could provide 240 units. In order to ensure that this need can be met, Arden Hills has allocated several land use classifications on the Future Land Use Map with development standards that may accommodate affordable housing on TCAAP. In the remainder of Arden Hills, the City expects the majority of new affordable housing units to be constructed in areas designated as Medium Density Residential or High Density Residential on the Future Land Use Map. The City would not seek to concentrate affordable housing in any particular area. In addition to ensuring that there is sufficient land designated that has the potential to provide affordable housing, the City of Arden Hills is committed to continuing its participation in the Metropolitan Livable Community Program. As a participant, the City of Arden Hills continues Comment [HR5]: Eric to talk to Dave S Comment [EZ6R5]: Leave for now. Formatted: Font: Bold Formatted: Font: Bold Formatted: Indent: First line: 0.5" Formatted: Font: Calibri Formatted Formatted: Not Highlight City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 to be eligible to compete for grant funding provided by the Livable Communities Act (LCA) to assist with clean-up operations for polluted land for redevelopment, creating development or redevelopment opportunities that demonstrate efficient use of land and infrastructure through connected development patterns, and opportunities to create more affordable housing. 7.5.2 Programs Numerous programs are available to help the City meet its housing goals and policies. The City shall consider utilizing certain programs such as fee waivers and/or adjustments to facilitate affordability. In addition, the City may also consider encouraging and working with potential developers who plan to use federal low income housing tax credits to do affordable rental housing. Other options include: affordable housing assistance or development and preservation programs available through the local, county, state, and federal government. The City may consider including the following in its housing maintenance or enforcement code. Minnesota Housing Consolidated Request for Proposals: The Minnesota Housing Finance Agency provides a once annually request for proposal (RFP) where affordable housing developers can apply for funding to construct affordable housing. Arden Hills encourages developers to apply to the Consolidated RFP to provide affordable housing for those Arden Hills residents in need. Community Development Block Grants (CDBG): The U.S. Department of Housing and Urban Development (HUD) provides CDBG funds to communities with over 45,000 residents for the use of providing and maintaining affordable housing. Ramsey County Community and Economic Development (CED) administers these CDBG funds for the City of Arden Hills. Arden Hills encourages the Ramsey County CED to use CDBG funds to provide affordable housing for those Arden Hills residents in need. HOME Funds: The HOME Investment Partnerships Program (HOME) is a flexible federal grant program that allows Ramsey County to fund affordable housing activities for very low and low- income families or individuals, homeless families, and persons with special needs. Arden Hills encourages the Ramsey County CED to use HOME funds to provide affordable housing for those Arden Hills residents in need. Neighborhood Stabilization Program (NSP) Grants: The NSP was established by HUD for the purpose of stabilizing communities that have suffered from foreclosures and abandonment. The focus of this program is the purchase, rehabilitation and resale of foreclosed and abandoned Comment [HR7]: Moved from section above, as we now have a section on Affordability Formatted: Level 1, Indent: First line: 0.5" Formatted: Emphasis, Font: (Default) Calibri, 15 pt, Not Bold Formatted: Font: (Default) Calibri, 15 pt, Not Bold, Italic, Font color: Custom Color(RGB(112,173,71)) City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 properties. The NSP operates under Ramsey County for Arden Hills. Arden Hills encourages Ramsey County to use NSP funds to purchase foreclosed or abandoned properties to provide affordable housing for those Arden Hills residents in need. Homebuyer Assistance Programs: Homebuyer assistance programs funded directly by Ramsey County CED are available to first time homebuyers. Arden Hills encourages residents to contact the Minnesota Homeownership Center regarding homebuyer assistance programs that are currently available. Repair and Rehabilitation Support: Ramsey County offers a residential rehabilitation deferred loan program to assist homeowners with home repair projects. Foreclosure Prevention: The Housing Crisis Response in Ramsey County provides foreclosure counseling to Arden Hills residents. The Minnesota Home Ownership Center and Lutheran Social Services may also be resources to the residents of Arden Hills. Energy Assistance: Ramsey County offers an energy conservation deferred loan program to Arden Hills residents. EnergySmartsPays.com is also an energy conservation program that is available. Rental Assistance: Renters interested in suburban rental housing assistance are encouraged to contact the Metro Housing and Redevelopment Authority, which is the program that administers the Section 8/Housing Voucher program to Arden Hills residents. Livable Communities Grants: Arden Hills is a participating community in the Metropolitan Council’s Livable Community Act (LCA) programs. Arden Hills will apply for livable communities grant on behalf of developers who are provide level of affordable housing and the guaranteed length of affordability that generates a public benefit greater than the resources required to apply for and administer the livable community grants. Local Fair Housing Policy: Ramsey County works with the Twin Cities Metro Area Fair Housing Implementation Council to stop discrimination and promote integration. Any Arden Hills residents that feel they have been subjected to unfair housing practices should contact this organization. Arden Hills encourages the Ramsey County CED to continue the implementation of its fair housing policy. Land Trusts: There is no established Land Trust serving the City of Arden Hills currently. Should a Land Trust be established, the Rondo Community Land Trust in St. Paul would be a good model to use. Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Comment [EZ8]: I saved a document in the “2040 Comp Pan” folder that talks about Ramsey County. Formatted: None City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 7.5.3 Fiscal Devices Fiscal devices, such as revenue bonds, tax increment, financing, or tax abatement can be used to help ease the construction and availability of affordable housing in the City of Arden Hills. Development Authorities: Arden Hills does not have its own Housing and Redevelopment Authority (HRA) and depends on Ramsey County Coordinate HRA for affordable housing and redevelopment services. Arden Hills encourages Ramsey County to construct, finance and/or partner with private developers to provide affordable housing for those Arden Hills residents in need. Housing Bonds: Minnesota State Statute allows HRAs the ability to issue housing bonds to provide affordable housing. Arden Hills encourages the Ramsey County HRA to issue housing bonds to provide affordable housing for those Arden Hills residents in need. Tax Abatement: Cities may issue bonds to be used to support the construction of affordable housing and use a portion of the property tax received (tax abatement) from the development to finance these bonds. This removes this property taxes revenue from paying for the services needed for this property, its residents and the community in general. The City will develop a tax abatement policy to determine when the level of affordable housing and the guaranteed length of affordability to provide a public benefit great enough to justify the use of tax abatement. Tax Increment Financing: Cities may create a housing district to create a tax increment financing (TIF) district. The TIF bonds issued on this district are to be used to support the construction of affordable housing and entire property taxes received above the original tax value (increment) from the development to finance these bonds. This removes this property taxes revenue from paying for the services needed for this property, its residents and the community in general. 7.5.4 Official Controls Official controls and land use regulation can be used to assist in the construction of affordable housing units. Controls and regulations can also be used to simplify the process of expanding local housing options also. Fee Waivers or Adjustments: Cities may waive or reduce fee to reduce the cost of construction of affordable housing. Conversely, State rules require that the fee that a City charges be related to the cost of providing the services for which the fee are collected. This waiver or reduction could create a deficiency in the funding for services which could would be required the use of general funds to resolve. The City should develop a fee waiver or reduction policy to determine when the level of Formatted: Level 1, Indent: First line: 0.5" Formatted: Emphasis, Font: (Default) Calibri, 15 pt, Not Bold Formatted: Font: (Default) Calibri, 15 pt, Not Bold, Italic, Font color: Custom Color(RGB(112,173,71)) Formatted: Font: Not Bold Formatted: Level 1, Indent: First line: 0.5" Formatted: Emphasis, Font: (Default) Calibri, 15 pt, Not Bold Formatted: Font: (Default) Calibri, 15 pt, Not Bold, Italic, Font color: Custom Color(RGB(112,173,71)) City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 affordable housing and the guaranteed length of affordability provide a public benefit great enough to justify the reduction or waiver of development fees. Zoning and Subdivision Policies: The City has the ability to adjust its zoning and subdivision regulations through a planned unit development (PUD). Zoning and subdivision regulation are created in part to mitigate the impacts that a development may have on adjoining properties. When considering a PUD for affordable housing, the City should determine when the level of affordable housing and the guaranteed length of affordability provide a public benefit great enough to justify the potential impacts that would result from a deviation in the zoning or subdivision regulations. 4(d) Tax Program: The 4(d) tax program provides a 4% tax credit to affordable housing developers. This program is administered through the Minnesota Housing Finance Agency. Arden Hills encourages Minnesota Housing Finance Agency to continue administer the 4(d) tax program to provide affordable housing for those Arden Hills residents in need. Formatted: Tab stops: 0.24", Left City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 Arden Hills Housing Goals/Policies De v e l o p m e n t A u t h o r i t i e s Ho u s i n g B o n d s Ta x A b a t e m e n t Ta x I n c r e m e n t F i n a n c e MN H o u s i n g Co n s o l i d a t e d R F P CD B G g r a n t s (R a m s e y Co u n t y ) HO M E f u n d s (R a m s e y Co u n t y ) NS P F u n d s Ho m e b u y e r a s s i s t a n c e pr o g r a m s Re p a i r & R e h a b S u p p o r t pr o g r a m s Fo r e c l o s u r e p r e v e n t i o n pr o g r a m s En e r g y A s s i s t a n c e pr o g r a m s Re n t a l A s s i s t a n c e Li v a b l e C o m m u n i t i e s gr a n t ( M e t C o u n c i l ) Lo c a l F a i r H o u s i n g P o l i c y La n d t r u s t s Fe e w a i v e r s o r ad j u s t m e n t s Zo n i n g a n d s u b d i v i s i o n po l i c i e s 4( d ) t a x p r o g r a m Develop and maintain a strong, vital, diverse, and stable housing supply for all members of the community. X X X X X X X X X X X X X Promote the development of a variety of housing options by preserving X X X X X X X X X X X Formatted Table Formatted: Width: 11", Height: 8.5" Formatted: Not Highlight City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 Arden Hills Housing Goals/Policies De v e l o p m e n t A u t h o r i t i e s Ho u s i n g B o n d s Ta x A b a t e m e n t Ta x I n c r e m e n t F i n a n c e MN H o u s i n g Co n s o l i d a t e d R F P CD B G g r a n t s (R a m s e y Co u n t y ) HO M E f u n d s (R a m s e y Co u n t y ) NS P F u n d s Ho m e b u y e r a s s i s t a n c e pr o g r a m s Re p a i r & R e h a b S u p p o r t pr o g r a m s Fo r e c l o s u r e p r e v e n t i o n pr o g r a m s En e r g y A s s i s t a n c e pr o g r a m s Re n t a l A s s i s t a n c e Li v a b l e C o m m u n i t i e s gr a n t ( M e t C o u n c i l ) Lo c a l F a i r H o u s i n g P o l i c y La n d t r u s t s Fe e w a i v e r s o r ad j u s t m e n t s Zo n i n g a n d s u b d i v i s i o n po l i c i e s 4( d ) t a x p r o g r a m and increasing high-quality housing opportunities that are suitable for a mix of ages, incomes and household types. Encourage the incorporation of affordable, life- cycle, and workforce X X X X X X X X X X X Formatted Table Formatted: Width: 11", Height: 8.5" Formatted: Not Highlight City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 Arden Hills Housing Goals/Policies De v e l o p m e n t A u t h o r i t i e s Ho u s i n g B o n d s Ta x A b a t e m e n t Ta x I n c r e m e n t F i n a n c e MN H o u s i n g Co n s o l i d a t e d R F P CD B G g r a n t s (R a m s e y Co u n t y ) HO M E f u n d s (R a m s e y Co u n t y ) NS P F u n d s Ho m e b u y e r a s s i s t a n c e pr o g r a m s Re p a i r & R e h a b S u p p o r t pr o g r a m s Fo r e c l o s u r e p r e v e n t i o n pr o g r a m s En e r g y A s s i s t a n c e pr o g r a m s Re n t a l A s s i s t a n c e Li v a b l e C o m m u n i t i e s gr a n t ( M e t C o u n c i l ) Lo c a l F a i r H o u s i n g P o l i c y La n d t r u s t s Fe e w a i v e r s o r ad j u s t m e n t s Zo n i n g a n d s u b d i v i s i o n po l i c i e s 4( d ) t a x p r o g r a m housing into new development and redevelopment where feasible. Preserve and strengthen the community’s neighborhoods to maintain a high-quality of life for residents. X X X X X X X X X X X Formatted Table Formatted: Width: 11", Height: 8.5" Formatted: Not Highlight City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 Arden Hills Housing Goals/Policies De v e l o p m e n t A u t h o r i t i e s Ho u s i n g B o n d s Ta x A b a t e m e n t Ta x I n c r e m e n t F i n a n c e MN H o u s i n g Co n s o l i d a t e d R F P CD B G g r a n t s (R a m s e y Co u n t y ) HO M E f u n d s (R a m s e y Co u n t y ) NS P F u n d s Ho m e b u y e r a s s i s t a n c e pr o g r a m s Re p a i r & R e h a b S u p p o r t pr o g r a m s Fo r e c l o s u r e p r e v e n t i o n pr o g r a m s En e r g y A s s i s t a n c e pr o g r a m s Re n t a l A s s i s t a n c e Li v a b l e C o m m u n i t i e s gr a n t ( M e t C o u n c i l ) Lo c a l F a i r H o u s i n g P o l i c y La n d t r u s t s Fe e w a i v e r s o r ad j u s t m e n t s Zo n i n g a n d s u b d i v i s i o n po l i c i e s 4( d ) t a x p r o g r a m Encourage housing development and redevelopment that is complimentary to and enhances the character of the City’s established neighborhoods. X X X X X X X X Formatted Table Formatted: Width: 11", Height: 8.5" Formatted: Not Highlight City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 7.7 7.6 Future Opportunities While Arden Hills does have a limited number of smaller, infill vacant parcels south of Highway 96, future housing opportunities will largely come from the development of the TCAAP site. TCAAP offers an unparalleled opportunity to create a mix of housing integrated with employment, entertainment, recreation and transit service. The flexibility included in the design and development regulations for the site will help the community address its goals of housing diversity and housing affordability. The TCAAP site will include approximately 427 acres of gross development area. Of this total, approximately 162.2 acres of land has been designated specifically for residential development. Residential areas are divided between several zoning districts with varying gross density requirements. A range of different housing types will be accommodated, including single-family detached homes, twin homes, townhomes, manor homes, apartments, condominiums, and senior housing. The City expects that up to 1,460 housing units will be constructed on the site at the time of full development. The residential component of the TCAAP site will offer a future mix of housing that will compliment Arden Hills’ current supply of predominately single-family detached housing. It will provide opportunities to address the changing needs of the local population and it will attract new people to the community. Combined with the City’s efforts to maintain the current supply of housing, the development of the TCAAP site will continue Arden Hills’ position in the marketplace as a highly desirable place to live. 7.8 7.7 Implementation Strategies Formatted: Not Highlight Formatted: Subtitle, None, No bullets or numbering Formatted: Subtle Emphasis, Font: (Default) Calibri Light, 15 pt, Not Small caps Comment [EZ9]: Unbold. Leave this as is for now. This was updated in Dec. 2016. Formatted: Font: (Default) Calibri Formatted: Subtle Emphasis, Font: (Default) Calibri Light, 15 pt, Not Small caps Formatted: Subtitle, Tab stops: Not at 0.24" + 0.36" Formatted: Not Highlight Formatted: Subtitle, None, No bullets or numbering Formatted: Font: (Default) Calibri Light, 15 pt, Not Small caps City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 In order to advance the policies and ideas identified in this chapter, the following implementation strategies could be used: o Review City codes to consider and encourage a range of housing opportunities and innovative site design. o Pursue grants or other opportunities that promote the construction of affordable housing. o Explore the adoption of rental regulations to ensure the functionality and maintenance of rental properties. o Explore the adoption of an administrative fine program to deter ongoing nuisance and property maintenance issues. o Promote the use of high quality materials in new housing construction to minimize long- term deterioration of the housing stock. o Ensure safety, livability and durability of the housing stock through enforcement of the Minnesota State Building Code, which includes educating property owners and residents on housing and property maintenance codes. o Develop regulations that prohibit the construction of housing that is not compatible with the scale of the existing neighborhood. o Develop standards for protecting lakes, wetlands, trees, and other open spaces during redevelopments and infill projects. o Establish architectural/design guidelines for new developments and redevelopments. o Identify programs, policies, and strategies that encourage aging in place for senior citizens. The above strategies should not be considered all-inclusive. New opportunities and strategies should be identified to further advance the City’s housing goal and policies. City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 5-1 5.TWIN CITIES ARMY AMMUNITION PLANT (TCAAP) PROPERTY REDEVELOPMENT Goal: Develop TCAAP in a way that accommodates a mix of land uses that is sensitive to the natural environment, economically sustainable, and a benefit to the community. In 1941, the federal government started construction on the Twin Cities Army Ammunition Plant (TCAAP), which occupied about 3.7 square miles (2,370 acres) in what was then Mounds View Township (Figure 5.1). During a 16 month period, over 300 buildings were constructed to manufacture and test munitions for World War II. The plant also produced munitions for the Korean conflict, Vietnam conflict, and the first Gulf War. At its peak, the property had 40 miles of electric and telephone wire, 83 miles of sewer, 37 miles of road and railroad track, and employed more than 25,000 people. The entire TCAAP property was included in the Arden Hills municipal border when the City incorporated in 1951, and now occupies approximately the northern third of Arden Hills. The TCAAP property is bounded by Highway 96 on the south, Highways 10 and 35W on the west, Lexington Avenue on the east, and County Road I on the north. 5.1 TCAAP DECOMMISSIONING AND LAND TRANSFERS Between 1974 and 1985, the federal government started decommissioning TCAAP. While munitions production by private entities continued into the early 2000s, operations were a fraction of peak production. Plans to transfer portions of the property and redevelop it have been in the works since the 1980s. Redevelopment plans for the former TCAAP property have continued to evolve and become more detailed: Table 5.1 – TCAAP Land Reuse Proposals 1982 1998 2008 2015 (Approved)2016 (Approved) Residential 970 445 168 151 146 Commercial/Industrial 500 222 182 168 198 Parks and Other Open Space 805 252 168 24 24 Institutional, Roads, & Other Public Use 95 215 65 84 53 na na 113 221 221 na 1,237 1,562 1,611 1,611 na na 113 113 113 2,370 2,370 2,371 2,371 2,371 R e d e v e l o p m e n t A r e a Rice Creek Trail Corridor Parks Preserve/Arden Hills Army Training Site (AHATS)/US Army Reserve Other (MnDot, Ramsey County, Arden Hills) Total Acerage is approximate. ATTACHMENT F City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 5-2 Much of the former TCAAP property has already been transferred or leased to other public entities, including the Minnesota Department of Transportation, Ramsey County, Arden Hills, and the Minnesota National Guard (Figure 5.2). In April of 2013, Ramsey County purchased 427 acres of the TCAAP site from the General Services Administration (GSA) for redevelopment. 5.1.1 Ramsey County Parks and Recreation Rice Creek traverses the northwestern corner of the former TCAAP property and is an important animal habitat and recreation area. Approximately 113 acres adjacent to the creek were transferred to Ramsey County in 2006 for the development of the Rice Creek North Regional Trail (Figure 5.2). Ramsey County is currently working with the GSA to have an additional 108 acres of land transferred for the purpose of expanding the Rice Creek trail corridor. Ramsey County Parks and Recreation also owns a parcel that is approximately 5 acres in size adjacent to Lexington Avenue near the Marsden Lake and wetland complex. This site is known as the Marsden Archery Range. 5.1.2 Arden Hills Army Training Site (AHATS) and Army Reserve Approximately 1,611 acres will remain under federal ownership; however, the Minnesota National Guard has a long-term lease for most of the land. A small portion is used for the Army Reserve station in the far southeastern corner of the property. This land is expected to remain under federal ownership for the foreseeable future. The Minnesota National Guard has designated their leased area as the Arden Hills Army Training Site (AHATS). Although live munitions firing are prohibited on the site, the Minnesota National Guard does use the property for training purposes. Much of AHATS is anticipated to remain as open space, but the National Guard is in the process of developing a long-term master plan for the property. The Arden Hills Army Training Site is anticipated to include a field maintenance shop, training area management building, division headquarters, state joint force headquarters, billeting, and a number of ancillary buildings. The project is also expected to include an armory/training center that could have a community center component. The future buildings would be located on the north and west sides of the Ramsey County/Arden Hills Public Works Facility at the northwest corner of the Hamline Avenue and Highway 96 intersection. City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 5-3 The potential impacts of the AHATS master plan have not been fully evaluated, but it will increase use and workers on the National Guard property. The City seeks to maintain a working relationship with the Minnesota National Guard on planning activities and to potentially collaborate on a community center as part of the training facility. 5.1.3 Ramsey County In 2002, the General Services Administration (GSA) formally declared 585 acres of the TCAAP property as excess that was to be sold. In 2013, Ramsey County purchased 427 acres of the site from the U.S. Government with the intent to clean up the property and put it back into productive economic use. The property purchased by Ramsey County is adjacent to Interstate 35W and Highway 10 (Figure 5.2). The City of Arden Hills is partnering with Ramsey County on the redevelopment project, with the City being responsible for preparing the master plan and other land use control documents. 5.1.4 City of Arden Hills The City of Arden Hills owns 6.9 acres of the former TCAAP property adjacent to Highway 96 (Figure 5.2). This property was transferred to the City for use as a new City Hall, which was completed in 2001. 5.1.5 State of Minnesota The State of Minnesota controls nearly 62 acres of the former TCAAP property in the northwestern corner adjacent to County Road I and Interstate 35W. The Minnesota Department of Transportation has a facility on the site, including a driver licensing center. 5.2 TCAAP Master Plan The City of Arden Hills in partnership with Ramsey County approved a Joint Powers Agreement (JPA) that created a Joint Development Authority (JDA) govern the redevelopment of 427 acres of the TCAAP property. The JDA has initiated a master planning process for the 427 acre parcel purchased by the County in April 2013. Over the course of the subsequent year, the City held a series of public open houses to solicit community preferences and met with local developers and other relevant stakeholders to help inform the Master Plan. The long-term vision for the site that came out of this process emphasized the need for regional employment, a variety of housing options, City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 5-4 well-designed and pedestrian-friendly commercial areas, and a network of parks and open spaces. The City Council approved the Master Land Use Map for the site in June 2014, and the Alternative Urban Areawide Review (AUAR) and Mitigation Plan in July 2014. Following these approvals, the City began work on the regulations and policies component of the Master Plan in August 2014. This document, officially titled the TCAAP Redevelopment Code (TRC), was adopted by the City Council in July 2015, and establishes the development regulations for the parcel purchased by Ramsey County. In 2016, the JDA initiated a request for proposals (RFP) process to solicit developers interested in redeveloping the 427 acres site in keeping with the approved TCAAP Master Plan. Following review of the RFPs, the JDA selected Alatus LLC as the Master Developer on May 2, 2016. Over the next six months, Alatus and the City discussed changed necessary to the TCAAP Master Plan to accommodate the the plans of Alatus and their partners. To gather public input, an Open House was conducted on November 16, 2016 and the Planning Commission conducted a Public Hearing on December 7, 2016. The City Council approved amendments to the TCAAP Master Plan on December 12, 2016. The goals of the TRC are to promote a more functional and attractive community through the use of recognized design principles and to allow property owners and developers flexibility in land use while prescribing a higher level of detail in building design and form. The City, along with the consultant team, drafted the TRC to codify the goals and vision for the site that were identified through the public engagement process. Included in the TRC is the TCAAP Redevelopment Regulating Plan, which has been adopted as the official zoning map for the site. While the Regulating Plan illustrates the City Council’s current preferred development pattern for the area, as development occurs or circumstances change, the City may consider amendments to the Regulating Plan to promote high quality development consistent with City goals.The Regulating Plan was amended by the City Council on December 12, 2016. Since it is the City’s goal to fully incorporate the TCAAP property into the fabric of the community, the land use, housing, parks and open space, transportation, and other components of the proposed TCAAP redevelopment have been integrated into their respective chapters in the Comprehensive Plan. The overall City vision, goals, and policies of each chapter also apply to the entire TCAAP redevelopment. 5.2.1 ENVIRONMENTAL CLEANUP City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 5-5 Portions of the TCAAP property were subject to environmental contamination during its four decades as a munitions manufacturing plant and testing area. The United States Army initiated environmental cleanup in the 1980s and cleanup of the groundwater is likely to continue for the next 40 years. In 2013, Ramsey County entered into a contract with Carl Bolander & Sons Co. for hazardous material abatement, demolition, and site remediation services for the TCAAP property. The remediation project is expected to be completed in the fall of was completed in November 2015. Remediation will complyhas complied with the Minnesota Pollution Control Agency’s residential standard and the Agency issued a certificate of completion in August 2016. 5.2.2 REDEVELOPMENT TIMELINE Demolition and remediation of the site is scheduled to be completed by the fall ofwas completed in November 2015. After the demolition and remediation is concluded grading of the site will begin for the construction of the Spine Road and trunk utilities in 20176. At this time, it is expected that private development will begin in 2017. The project is anticipated to be completed in phases over the next 10 to 20 years; however, the development timeline will depend on a number of conditions, including the market, transportation improvements, and other related factors. City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 6-1 6.LAND USE Goal: Develop and maintain a land use pattern that strengthens the vitality, quality, and character of our residential neighborhoods, commercial districts, and industrial areas while protecting the community’s natural resources and developing a sustainable pattern for future development. To advance this land use goal, the following policies are proposed: o Evaluate and amend the land use regulations to achieve the highest possible development standards, enhance the natural environment, protect public health, support a vital mix of land uses, and promote flexible approaches to implement the Comprehensive Plan. o Ensure that land use regulations promote development that is compatible with nearby properties, neighborhood character, and natural features; minimize pedestrian and vehicular conflict; and visually enhance development. o Preserve the stability and quality of the city's neighborhoods while allowing for redevelopment that is complimentary to existing development. o Provide a balanced mix of residential, park, open space, and commercial land uses. o Construct all new development at an average density of at least three residential units per net residential acre. o Explore the possibility of creating additional community gathering space in conjunction with public or private organizations, including AHATS. 6.1 INTRODUCTION Land use is a defining characteristic of a community. While land use does not operate independently from the other characteristics that create a community, it is a binding factor between transportation, housing, parks, paths, and other characteristics. Through zoning, subdivision, and other land use regulations, a city has powerful tools to guide the long-term, look, feel, and vitality of their community. Despite the vacant TCAAP property (see Chapter 5), Arden Hills is classified as a fully developed community by the Metropolitan Council’s 2030 Regional Development Framework. The City is also entirely within the Metropolitan Urban Service Area (MUSA). The areas south of Highways 96 and 10 were mostly developed by the end of the 1970s, and less than three percent of the developable land in that part of Arden Hills is vacant. Significant land use changes are not anticipated in the developed part of Arden Hills; however, study areas have been identified in the Future Land Use section of this chapter. The City seeks to take a proactive stance to protect the high quality of life that residents have come to expect and to prepare for potential redevelopment opportunities on TCAAP and throughout the community. ATTACHMENT G City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 6-2 6.2 FUTURE LAND USE – 1998 COMPREHENSIVE PLAN The 1998 Comprehensive Plan included a future land use map (Figure 6.1) and proposed mix of land uses for future development, including potential land uses for the proposed TCAAP redevelopment: Table 6.1 – 1998 Future Land Use Acres Low Density Residential 1,114 Medium Density Residential 199 High Density Residential 5 Neighborhood Business 9 Commercial 132 Industrial 390 Parks 350 Subtotal 882 Mixed Residential 445 Mixed Business 222 Parks 251 Park Preserve 1,237 Public/Institutional 215 Subtotal 2,370 Right-of-way (major roads only) & Open Water 2,902 Total 6,154 TC A A P Land Use So u t h o f H i g h w a y 9 6 / 1 0 The 1998 future land use data did not include detailed open water coverage or right-of- way area information, which makes comparing it to actual 2008 land uses difficult. In order to make a more accurate comparison between the existing land uses in 2008 and the proposed future land uses from 1998, estimated right-of-way and open water data has been incorporated into the 1998 land use data (Table 6.2). Due to the methodology for calculating land use data by the Metropolitan Council, only the rights-of-way for highways are calculated. The rights-of-way for city streets and smaller roadways are included with the adjacent land uses. City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 6-3 Table 6.2 – Adjusted 1998 Future Land Use Data Acres Low Density Residential 1,064 Medium Density Residential 129 High Density Residential 5 Neighborhood Business 20 Commercial 104 Industrial 407 Parks 336 Public & Institutional 339 Subtotal 1,207 Mixed Residential 445 Mixed Business 222 Parks 251 Park Preserve 1237 Public/Institutional 215 Subtotal 2370 Water 684 Right-of-way 1,893 Total 6,154 TC A A P Ot h e r Land use So u t h o f H i g h w a y 9 6 / 1 0 The following descriptions were used to define the future land use categories in the 1998 Comprehensive Plan: 1. Low density residential (LDR) – traditional single-family residential land use category. A density range of three to five units per acre is allowed. 2. Medium density residential (MDR) – apartment and townhome land use category for providing densities of up to eight units per acre. 3. High density residential (HDR) – apartment and townhome land use category providing for densities of up to twelve units per acre. Mobile homes are also included in this category. 4. Mixed Residential (MR) – designed to provide for a variety and mixture of housing types, particularly in the TCAAP area. This category will allow for those types of units not readily available now in the City. 5. Neighborhood business (NB) – neighborhood business designates small, isolated areas for neighborhood commercial land uses when they are compatible with surrounding residential uses. Commercial uses that are high traffic generators, noise generators, or otherwise not compatible with residential neighborhoods, are inappropriate. Typically, neighborhood business areas will be located on intersections or nodes that are on the edge of residential areas, are less desirable sites for housing, or have traditionally been occupied with neighborhood services. City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 6-4 6. Commercial (C) – areas designated for a broad range of retail shopping and services to meet the needs of the community. Compatible uses such as office buildings are also intended for this area. 7. Mixed Business (MB) – areas designated for a variety of business, commercial and industrial uses, including office, general business, retail, and industrial uses. This designation will be used for the future commercial/industrial uses on the TCAAP property. 8. Industrial (IND) – areas designated for a broad range of industrial uses, including office, warehouse, and manufacturing. 9. Public & Institutional (P/I) – designates areas for uses including government buildings, colleges, schools, and churches. 10. Parks – areas designated for city and county parks. 11. Park Preserve (PP) – areas designated as natural and scenic areas that are to be preserved for public use. 12. Right-of-way (ROW) – public vehicular, transit rail, and/or pedestrian rights-of- way. 13. Water (WAT) – includes permanently flooded open water, rivers and streams, and wetlands (wetlands not included in the national wetland inventory data may not be displayed). 6.3 EXISTING LAND USE – 2008 The 2008 existing land use data is based on City and County property records and known land uses (Figure 6.2). The land uses are classified into the following categories: 1. Single Family Attached (SFA) – includes all attached single family homes such as townhomes with separate entrances. 2. Single Family Detached (SFD) – includes all detached single family homes. 3. Multiple Family (MF) – includes apartment buildings and condominiums of more than one story. 4. Manufactured Housing (MH) – includes manufactured and mobile homes in specialized parks. 5. Neighborhood Business (NB) – neighborhood business designates small, isolated areas for neighborhood commercial land uses when they are compatible with surrounding residential uses. Land Use Acres Single Family Attached 84 Single Family Detached 904 Multiple Family 12 Manufactured Housing 48 Total Residential 1,048 Neighborhood Business 12 Commercial 65 Office 140 Mixed Use Industrial 106 Light Industrial 141 Park and Open Space 473 Public & Institutional 2,502 Utility 20 Vacant 131 Water (lakes and NWI wetlands) 796 Railroad Right-of-w ay 35 Right-of-w ay 685 Total 6,154 Table 6.3 – 2008 Existing Land Uses City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 6-5 6. Commercial (COM) – areas designated for a broad range of retail, shopping, and services to meet the needs of the community and region. Compatible uses such as office buildings are also intended for this area. 7. Office (OFC) – Predominantly administrative, professional, or clerical services; includes medical clinics. 8. Mixed Use Industrial (MUI) – includes light manufacturing and/or processing, warehousing, distribution, and offices. 9. Light Industrial (LI) – primarily light manufacturing and/or processing of products; could include light industrial land use, distribution, warehouse facilities, and offices as a secondary use. 10. Park and Open Space (P/OS) – areas designated as public parks. 11. Public & Institutional (P/I) – areas designated for uses such as government buildings, colleges, schools, and religious uses but not medical uses. 12. Utility (UTL) – Public or private land occupied by a power substation, water tower, municipal well, pumping station, or similar use. 13. Vacant (VAC) – Private land not occupied with a building or use. 14. Water (WAT) – includes permanently flooded open water, rivers and streams, and wetlands (wetlands not included in the national wetland inventory data may not be displayed). 15. Railroad right-of-way (RR) – Railroad right-of-way. 16. Right-of-way (ROW) – public vehicular, transit and/or pedestrian rights-of- way. Although there were few land use changes between 1998 and 2008, there are differences between the 1998 future land use data and the 2008 existing land use data. The differences are largely attributable to more accurate data in 2008, the delayed redevelopment of the TCAAP property, and other vacant property that was not developed. The two data sets use different land use descriptions because the 2008 existing land use data is based on actual land use while the 1998 future land use numbers were based on anticipated development. In addition to more accurate data, there were a few land use changes between 1998 and 2008. In 2007, the Hazelnut Park #3 subdivision and subsequent extension of Katie Lane was approved, which increased the amount of land used for right-of-way. As part of the 2005 pavement management program, the road that connected Red Fox Road to Grey Fox Road was vacated, which reduced the amount of area used for right- of-way. Fernwood Avenue on the Boston Scientific (formerly Guidant) campus was vacated while Cummings Drive was dedicated to the City. The land uses on the TCAAP property were the most notable differences from what was expected in the 1998 future land uses to the actual land uses in 2008. Since 1998, the number of acres that were anticipated to be part of the TCAAP redevelopment has been City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 6-6 reduced and, moreover, the redevelopment was delayed. Much of the TCAAP redevelopment is anticipated to occur in phases over the next 10 to 20 years depending on market conditions. Finally, of the 131 acres of vacant land in 2008, approximately 70 acres are zoned for residential, 40 acres are zoned commercial, and 21 acres are light industrial. The vacant areas have not significantly changed anticipated land use types between the 1998 and 2030 future land use maps. The vacant land does not include the TCAAP property, which is currently classified as public/institutional land since it is owned by the federal government. 6.4 FUTURE LAND USE - 2030 While redevelopment may occur on some parcels throughout the City, no significant land use changes in the developed areas of Arden Hills are anticipated (Figure 6.3). Most of the City’s projected population, household, and employment growth will occur on the TCAAP redevelopment site. Table 6.4 – 2030 Future Land Use Acres Land Use (TCAAP) Acres 978 Neighborhood Residential (TCAAP)*146(117) 136 Neighborhood Transition (TCAAP)*0(25) 12 Town Center (TCAAP)*16(10) 19 Campus Commercial (TCAAP)*40(46) 79 Office Mixed Use (TCAAP)* 20 26 Retail Mixed Use (TCAAP)*34(29) 100 Flex Business (TCAAP)*42(73) 303 Public & Institutional (Civic - TCAAP)2(3) 461 Parks and Open Space (TCAAP) 24 15 Utilities (Water Infrastructure - TCAA P 46(51) 576 Right-of-way (Spine Road -TCAAP)51(31) 1,472 796 35 685 5,694 Total** (TCAAP) 427 Commercial Community Mixed Use *Includes future right-of-way. **May not equal 5,694 or 427 due to rounding. 2030 Future Land Use Low Density Residential Medium Density Residential High Density Residential Mixed Business Water Park Preserve Total** (Not Including TCAAP) Railroad Right-of-way Right-of-way Land Use (Not Including TCAAP) Neighborhood Business Light Industrial and Office Park and Open Space Utilities Public & Institutional City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 6-7 6.4.1 Future Land Use Classifications There are twenty-twohree future land use classifications: 1. Very Low Density Residential (VLDR) – traditional single-family residential land use category. A density range of 1.5 to 3 units per acre. 2. Low Density Residential (LDR) – traditional single-family residential land use category. A density range of three to five units per acre may be allowed. 3. Medium Density Residential (MDR) – apartment and townhome land use category for providing densities of six to nine units per acre. 4. High Density Residential (HDR) – apartment and townhome land use category providing for densities of nine to twelve units per acre. 5. Neighborhood Residential (NR) – Provides for a range of attached and detached single-family and small multi-family uses at a density of 1.5 to 8 units per acre. 6. Neighborhood Transition (NT) – Provides for a mix of small and medium multi-family uses at a density of 8 to 15 units per acre. Small scale commercial uses are also permitted in this district when transition standards and development criteria have been met. 7.6. Town Center (TC) – Provides for a range of commercial and residential uses that offer housing, assisted living, senior housing, office, retail, restaurant, and civic uses. Medium and large residential uses are permitted at a density of 15 to 6745 units per acre. 8.7. Neighborhood Business (NB) – neighborhood business designates small, isolated areas for neighborhood commercial land uses when they are compatible with surrounding residential uses. Commercial uses that are high traffic generators, noise generators, or otherwise not compatible with residential neighborhoods, are inappropriate. Typically, Neighborhood Business areas will be located on intersections or nodes that are on the edge of residential areas, are less desirable sites for housing, or have traditionally been occupied with neighborhood services. Dwelling units of three units per acre or more may be permitted. 9.8. Mixed Business (MB) – areas designated for a variety of businesses, including commercial, certain light industrial uses, warehousing, office, general business, retail. 10.9. Commercial (C) – areas designated for a broad range of retail, shopping, and services to meet the needs of the community and region. Compatible uses such as office buildings are also intended for this area. City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 6-8 11.10. Community Mixed Use (CMU) – areas designated for a broad range of retail, shopping, services, and office space to meet the needs of the community and surrounding areas. This area may also include medium to high density housing with a potential density of three to 20 units per acre. 12.11. Campus Commercial (CC) – Provides for multiple, single tenant buildings or campuses within a business park atmosphere. 13.12. Retail Mixed-Use (RMU) – Promotes retail as a primary use and allows for other commercial uses to be incorporated as vertical mixed- use buildings. 14.13. Office Mixed-Use – (OMU) – Focuses on office as a primary use, but also permits other commercial uses to be incorporated as vertical mixed-use buildings. 15.14. Flex Office (FO) – Permits large scale development for employment and light manufacturing uses that take advantage of highway frontage and automobile access. 16.15. Light Industrial and Office (I/O) – areas designated for a broad range of light industrial uses such as warehousing with manufacturing. This land use may also include offices. 17.16. Public & Institutional (P/I) – areas designated for uses such as government buildings, colleges, schools, and religious uses, but not medical uses. 18.17. Utility (UTL) – Public or private land occupied by a power substation, water tower, municipal well, pumping station, drainage infrastructure , or similar use. 19.18. Park and Open Space (P/OS) – areas designated as public parks. 20.19. Park Preserve (PP) – areas designated as natural or scenic areas that are to be preserved for public use or open space. 21.20. Water – includes permanently flooded open water, rivers and streams, and wetlands (wetlands not included in the national wetland inventory data may not be displayed). 22.21. Railroad right-of-way (RR) – public or private freight or passenger rail activities. 23.22. Right-of-way (ROW) – public vehicular, transit and/or pedestrian rights-of-way. 6.4.2 Former City Hall/Public Works Property The 6.82 acre former City Hall/Public Works property is undergoing a community vision process to determine how the property should be redeveloped (Figure 6.4). The property was home to the Arden Hills City Hall and Public Works for many years. While a redevelopment plan for this property was not adopted in City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 6-9 time for this Comprehensive Plan, residential uses or a mix of residential and small-scale commercial uses are anticipated. Neither residential nor commercial development should require a change to the future land use designation. 6.4.3 Guiding Plan for the B2 District In March 2008, the City initiated a visioning and planning process for the B-2 General Business District, which generally includes the commercial properties near County Road E between Lexington Avenue and Hamline Avenue/Highway 51 (Figure 6.4). This area hosts a number of retail, service, and office uses. Long considered the “downtown” of Arden Hills, the district is a mix of newer and older buildings. As this corridor ages, market initiated redevelopment is anticipated. The City completed the planning process and accepted the “Guiding Plan for the B2 District” in October 2008. The Guiding Plan includes a long-term vision for the future redevelopment of this corridor and addresses transportation issues, land uses, infrastructure improvements, landscaping, pedestrian facilities, building design, and site layout among other issues. While the primary uses along this corridor are likely to remain retail, commercial, and office, the Guiding Plan and subsequent land use changes add the possibility for housing in this area. Although the Guiding Plan document is not adopted as part of the Comprehensive Plan, the future land use map has been updated to reflect the proposed land uses in the B2 District (CMU), and the Capital Improvement Plan (CIP) includes a potential timeline for the public improvements described in the Guiding Plan (Appendix A). 6.4.4 Red Fox/Grey Fox/Lexington Avenue Business Area Guiding Plan Immediately north of the B2 District is a significant industrial, office, and retail area for the City. This area includes Red Fox and Grey Fox roads and is bounded by Lexington Avenue, Highway 51, Interstate 694, and the Canadian Pacific railway (Figure 6.4). This area is used by a number of small and large businesses for a variety of retail, distribution, warehousing, and office uses. This area was largely developed between the 1950s and 1970s, though the retail area has had some new development in the last 10 years. While good access to regional transportation has helped to continue to make this area viable, some of the buildings are becoming functionally obsolete for modern City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 6-10 manufacturing, warehousing, and business uses. As redevelopment pressure increases, a more detailed guiding plan is required to comprehensively address the overall redevelopment needs in this area of the City. 6.4.5 Neighborhood Business The neighborhood business land use concept was developed in the 1998 Comprehensive Plan (Figure 6.1). The purpose of the concept was to promote the development of commercial nodes that were compatible with the surrounding residential uses and provided services to residential areas. Commercial uses that would generate high traffic, noise, or other negative impacts were considered undesirable. Neighborhood business areas were located at intersections or nodes at the edge of residential areas, on properties not considered desirable for housing, or properties that have traditionally been occupied with neighborhood services. Housing could be a component of the development but would not necessarily be the focal point. To date, the success of the neighborhood business district has been mixed. Two projects have been developed under this zoning designation, and both resulted in the construction of small office buildings with a variety of services. However, neither of the projects focused on providing neighborhood level services. Nevertheless, the City seeks to maintain the neighborhood business areas and the long-term goal of creating small commercial areas that enhance the residential neighborhoods. 6.4.6 Manufactured Home Community The Arden Manor neighborhood has been identified as an important community and the primary supply of affordable housing options in the City. Bounded by Interstate 35W, Highway 96, and Highway 10, the neighborhood is facing pressure from adjacent highways and land uses. Although the 1998 Comprehensive Plan identified this area for potential redevelopment into non- residential uses, the City anticipates this property will remain as a medium density residential use for the foreseeable future. Although complete impacts are not yet known, potential changes to Highways 10 and 96 may impact the manufactured home community. The City is currently in the process of reviewing road design proposals for this area. City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 6-11 6.4.7 TCAAP Redevelopment As noted in Chapter 5, the City of Arden Hills hired a consultant team in 2013, to create a Master Plan for the redevelopment of the TCAAP site. A central component of this work was the development of a Master Land Use Plan that allocated an appropriate mix of residential, commercial, industrial, civic, and open space uses on the site. The TCAAP Master Land Use Plan was approved by the City Council in July 2015 and amended by the City Council in December 2016, and has been incorporated in the revised 2030 Future Land Use data (Figure 6.3 and Table 6.4). The City began work on the zoning and design standards to implement the Master Land Use Plan in August 2014. These regulations and policies are found in the TCAAP Redevelopment Code (TRC), which was approved in July 2015 and amended in December 2016. The TRC puts in place land use regulations that will achieve the community’s goals for the TCAAP redevelopment including: high development and design standards; defined residential neighborhoods and commercial districts interconnected by streets, trails, and sidewalks; energy resiliency and sustainability; and abundant parks and open space. Though the TCAAP Master Land Use Plan establishes a proposed allocation of the various uses throughout the TCAAP area and illustrates the current preferred development pattern for the area, the City remains open tohas considereding the proposals from Alatus LLC and its partners or eventual developers for modifications to the TCAAP Master Land Use Plan that proposed different locations for the allocated uses and amended the TCAAP Master Plan accordingly in December 2016., or The City may consider on its own initiative to consider amendments to the adopted plan as development occurs or circumstances change in order to promote high quality development of the area consistent with City goals and this Plan. 6.4.8 Development Capacity and Net Residential Density The Metropolitan Council’s 2030 Regional Development Framework requires an average net residential density of at least three units per net residential acre. Densities lower than this are not an efficient use of the region’s sanitary sewer infrastructure. Net residential acreage is calculated by subtracting wetlands, water bodies, public parks, arterial streets, and identified natural resources that are protected by ordinance from gross acres. The number of net residential acres is then divided by the number of lots to determine net residential density. City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 6-12 According to the 2005 land use data provided by the Metropolitan Council, there were 1,318 acres of net residential land in Arden Hills, which includes the rights- of-way of adjacent City streets. The United States Census Bureau lists 3,017 housing units in Arden Hills in 2000. Based on that information, the residential density in the developed portion of Arden Hills is approximately 2.29 residential units per net residential acre. While this is below the three units per net residential acre required by the Metropolitan Council, the City is not required to raise densities in the built portion of Arden Hills. However, all future land uses should be able to accommodate development in average of three units per net residential acre. There are no expected land use changes that would result in a reduction in net residential density in the developed part of Arden Hills. Furthermore, the remaining vacant residential land that is south of Highway 96 and 10 is already zoned for development that could be built at a density of an average of three residential units per acre. The approved Master Plan for the TCAAP property includes 162.251 acres of residential land and a maximum of 1,46031 residential units for an overall maximum gross density of 9.0048 units per acre. The gross density includes the neighborhood collector roads; however, it excludes parks, arterial roads, and the water infrastructure. 6.4.9 Staged Development Since the areas south of Highways 96 and 10 are considered fully developed and there is relatively little vacant property, a five year staged development has not been developed. While a small amount of vacant land exists in the developed portion of the City, development on the vacant land is unlikely to have a significant impact on the City’s or region’s infrastructure. As previously noted in Chapter 5.2.2 the demolition and remediation of the TCAAP site is scheduled to bewas completed by the fall ofin November 2015. After the demolition and remediation is concluded grading of the site will begin for the construction of the Spine Road and trunk utilities in 20176. At this time, it is expected that private development will begin in 2017. The project is anticipated to be completed in phases over the next 10 to 20 years; however, the development timeline will depend on a number of conditions, including the market, transportation improvements, and other related factors. City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 6-13 6.5 IMPLEMENTATION STRATEGIES In order to advance implementation of this land use chapter, the below activities are proposed. This list is not intended to be all-inclusive and additional activities that advance the land use goal are encouraged to be developed. o Update the City’s Zoning Code to bring it into conformance with the land uses in the Comprehensive Plan. o Evaluate zoning regulations to ensure that sufficient buffers are provided between commercial, industrial, and residential uses to protect the character of the City’s residential neighborhoods. o Develop small area plans for the B-2, B-3, B-4, and I-Flex Zoning Districts to provide a more detailed redevelopment vision for incorporation into this Comprehensive Plan. o Develop design standards for commercial, industrial, and residential developments to ensure the construction of high-quality, sustainable, and aesthetically enhancing development. o Develop zoning regulations that restrict housing construction that is not sensitive to the character of the existing neighborhood. o Continue to enforce property maintenance codes to protect quality and property values in the City. o Develop zoning classifications for all future development on the TCAAP property. o Adopt design standards for the TCAAP development to create a cohesive character that compliments the established neighborhoods in the City. o Work to protect significant environmental features on the AHATS property as park preserve. o Work with the National Guard on the AHATS property to develop synergistic uses such as a community center. The above strategies should not be considered all-inclusive. New opportunities and strategies should be identified to further advance the City’s land use goal and policies. City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 7-1 7.HOUSING Goal: Develop and maintain a strong, vital, diverse and stable housing supply for all members of the community. To achieve this housing goal, the following policies are proposed: o Promote the development of a variety of housing options by preserving and increasing high-quality housing opportunities that are suitable for a mix of ages, incomes and household types. o Encourage the incorporation of affordable, life-cycle, and work force housing into new development and redevelopment where feasible. o Maintain the quality, safety, and unique character of the City’s housing stock. o Preserve and strengthen the community’s neighborhoods to maintain a high- quality of life for residents. o Encourage housing development and redevelopment that is complimentary to and enhances the character of the City’s established neighborhoods. 7.1 INTRODUCTION One of the principal roles of a community is to serve as a place to live. In Arden Hills, 23.1 percent of all of the land area in the community is currently used for housing (not including TCAAP). However, if public open spaces and roads are removed, housing accounts for 52.9 percent of all developed land in Arden Hills. The approved TCAAP Master Plan envisions that 35.4 8.0 percent of the total 427 acre site will be developed for residential uses. Because housing is such an important part of Arden Hills, maintaining the quality of the current housing stock while providing long-term opportunities for new housing is important to the ongoing vitality of the community and to retaining Arden Hills’ reputation as a highly desirable place to live. 7.2 CONTEXT According to the United States Census, Arden Hills had 3,017 housing units in 2000. A housing unit is the actual structure while a household refers to the people living in a housing unit. Approximately 68 percent of the housing units in Arden Hills are detached single-family homes, 12 percent are attached single family homes (commonly referred to as townhomes), and nine percent are manufactured homes. These three housing types comprise almost 90 percent of the City’s housing supply. Arden Hills has the second highest percentage of single-family homes compared to adjacent communities and is significantly above the Ramsey County and metropolitan area average. Apartments with ten or more units are just 2.74 percent of the City’s housing stock. The City has just one traditional apartment building with 37 units and one condominium ATTACHMENT H City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 7-2 building with 72 units. The City has very few duplexes, which are relatively more prevalent in other metropolitan communities (Figure 7.2). 0 500 1,000 1,500 2,000 2,500 1-unit detached 1-unit attached 2 to 4 units 5 to 9 units 10 or more units Mobile home, trailer, or other Ho u s i n g U n i t s 1990 2000 Figure 7.1 – Arden Hills Housing Type Source: US Census 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%7 -C o u nty Metr o R a ms e y C o un t y A r d en Hills Mo u nds V ie w New Brig h ton Ros e ville Shoreview Single Family (attached and detached)Duplexes Mulit-Family and attached housing Mobile homes Other units Figure 7.2 – Housing Type by Community Source: US Census Household composition will play a role in defining future housing needs in Arden Hills. Between 1990 and 2000, increases were seen in both the number of non-family households and in householders living alone. City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 7-3 2,904 2,317 2,048 2,959 2,227 1,883 732 590440587 0 500 1,000 1,500 2,000 2,500 3,000 3,500 Total households Family households (families) Married-couple family Nonfamily households Householder living alone 1990 2000 Figure 7.3 – Arden Hills Household Type Source: US Census Additionally, the age of Arden Hills’ residents will also impact housing choices. From 1990 to 2000, there was a significant increase in residents between 45 and 54 years of age. By 2012, this segment will increase in absolute numbers and as a percentage of the population. Additionally, by 2012 notable increases in the population between 65 and 74 as well as the 75+ age group will continue to occur. 0 500 1,000 1,500 2,000 2,500 3,000 17 and under 18-24 years 25-44 years 45-54 years 55-64 years 65-74 years 75+ 1990 2000 2012 Figure 7.4 – Arden Hills Age Distribution 1990, 2000, 2012 Source: US Census and Maxfield Research Group The age of the existing housing stock is also an indicator of potential future needs. From 1970 to 1979, 920 housing units were built in Arden Hills, the most of any decade to date. Of note is the fact that 50 percent of the housing in the community was City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 7-4 constructed prior to 1974 (not including the manufactured homes). Homes that are older than 30 years may typically need more repairs and renovations. 97 166 455 208 920 537 201 35 0 100 200 300 400 500 600 700 800 900 1,000 1939 or Earlier 1940 - 1949 1950 - 1959 1960 - 1969 1970 - 1979 1980 - 1989 1990 - 1999 2000 - 2006 Figure 7.5 – Age of Housing Stock Source: 1990 & 2000 US Census and City of Arden Hills Group quarters, which include college dormitories, nursing homes, and group homes, are calculated separately from traditional types of housing such as single family homes, townhomes, and apartments. Since 1990, group quarters and the number of people living in group quarters have increased: Table 7.1 – Arden Hills Group Quarters Population 1990 2000 2008* College Dormitories 631 1,557 1,776 Nursing Homes 384 411 377 Other Group Quarters 10 20 25 Total 1,025 1,988 2,178 Source: US Census, Bethel University, Presbyterian Homes *Estimated Almost the entire group quarters population is at Bethel University and Presbyterian Homes. Between 2000 and 2004, Bethel University increased the on-campus housing capacity from 1,530 to 1,963 students. Presbyterian Homes, a senior housing facility, had a 377 capacity and 19 senior apartment units and is typically at capacity. The remaining group quarters population lives in group homes in the residential areas of the City. City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 7-5 While group quarters housing is calculated separately from traditional housing, it is important to recognize this type of housing can impact the City’s sewer, water, transportation, parks, and recreation systems differently than traditional types of housing. It is likely that the number of people living in group quarters at Bethel University, Presbyterian homes, and other group homes will increase as those facilities do have additional land to expand. Therefore, it is important for the City to work with these institutions to manage the potential impacts as well as promote a diversity of housing. 7.3 HOUSEHOLD FORECASTS The total number of households in Arden Hills is forecasted to increase by over 55 percent between 2010 and 2040. Table 7.2 - Household Forecasts by City 2000 2010 2020 2030 2040 % Change 2000-2010 % Change 2010-2040 Arden Hills 2,959 2,957 3,750 4,600 4,600 -0.07% 55.56% Mounds View 5,018 4,954 5,100 5,200 5,500 -1.28% 11.02% New Brighton 9,013 8,915 9,800 10,600 11,200 -1.09% 25.63% Roseville 14,598 14,632 15,100 15,600 17,000 0.23% 16.18% Shoreview 10,125 10,402 10,800 11,200 11,300 2.74% 8.63% Ramsey County 201,236 202,691 223,920 238,260 248,550 0.72% 22.63% Twin Cities 7 County 1,021,456 1,117,749 1,259,450 1,390,990 1,510,090 9.43% 35.10% Source: Metropolitan Council The rate of forecasted household growth in Arden Hills surpasses all adjacent communities as well as Ramsey County. In establishing its forecasts, the Metropolitan Council is assuming full development of the buildable portion of the TCAAP property by 2030 which will also represent essentially a full build-out of Arden Hills. Table 7.3 - People per Household 2010 2020 2030 2040 Arden Hills 3.23 3.04 2.89 2.93 Mounds View 2.45 2.43 2.40 2.38 New Brighton 2.41 2.35 2.32 2.32 Roseville 2.30 2.32 2.30 2.28 Shoreview 2.41 2.43 2.43 2.43 Ramsey County 2.51 2.44 2.41 2.40 Twin Cities 7 County 2.55 2.48 2.44 2.43 Source: Metropolitan Council The significantly higher people per household in Arden Hills is misleading because the people living in group quarters housing is included in the total population, but the group quarters housing structures does not add to the number of households in the City. City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 7-6 When adjusted for group quarters population, the people per household is comparable to the adjacent cities and metropolitan area. Table 7.4 - People per Household Adjusted 1990 2000 2010 2020 2030 Total Population 9,199 9,652 11,200 12,900 12,900 Households 2,904 2,959 3,800 4,600 4,600 People per HH 3.17 3.26 2.95 2.80 2.80 Non-group Quarters Population* 8,174 7,664 8,860 10,560 10,560 People per Non-group Quarters HH 2.81 2.59 2.33 2.30 2.30 Source: 1990 and 2000 Census, Metropolitan Council *Assumes full capacity and no growth after 2000 Consistent with long-term trends, the average occupancy of a housing unit in Arden Hills is projected to continue to decline from 2.59 persons per unit in 2000 to 2.3 people per unit in 2020 and 2030. 7.4 HOUSING ISSUES Three primary housing issues will need to be addressed by Arden Hills in the next 20 years. They include housing diversity, housing affordability, and housing quality. Each is discussed below. 7.4.1 Housing Diversity Life-cycle housing, which was referenced in the housing goals, is a common term used to describe the provision of housing types for all stages of life. Life-cycle housing is based on the premise that as people go through life, their housing needs change. A young person getting out of school and just starting out usually cannot afford to own a home so they often begin by renting. As a person grows older, they often establish a family and buy their first home, sometimes either a starter home or townhome. As a family’s income grows, they may move up to a larger home. Once the children leave and the family size decreases, parents often move back to a smaller home with fewer maintenance needs or to one of the growing number of either single-family or multi-family housing options that has an association that take care of home Figure 7.6 - Life Cycle Housing City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 7-7 and property maintenance. Eventually, as a person ages, there is often a need for assisted living or an extended care facility. Housing in Arden Hills today is primarily focused on one stage of the housing life- cycle, move-up housing. Ironically, a significant number of units constructed in Arden Hills during the 1970s were oriented to the first-time homebuyer market. As housing prices have risen over the past three to four decades, what was once priced for a first-time buyer is now classified as move-up housing due to escalated prices. Arden Hills does still have a limited supply of more entry level housing. In 2007, there were 285 units in the Arden Manor manufactured home community and approximately 80 percent of the units were owner occupied. Rental housing is another component of life-cycle housing that needs to be addressed. Rental housing is an important component of the overall housing supply since it provides options for both the beginning and later stages of the life- cycle chain. It may also serve the needs of several segments of the population including retail service employees, seniors, young adults just entering the workplace and economically disadvantaged households. Based on the homestead data from Ramsey County, 10 percent of the housing in Arden Hills is classified as non-homesteaded, which is a rough indicator for rental housing. According to Ramsey County property information, slightly more than 94 percent of the occupied single family homes and townhomes (not including manufactured homes or condominiums) were owner occupied in 2008. Arden Hills promotes housing diversity through its long-term goals, policies, and strategies. The market is also expected to exert pressure on the City for more housing diversity. As was noted earlier, factors such as an aging population, a population that has more non-family households, and increased numbers of householders living alone is expected to drive demand for more attached, multi- family housing. Multi-family units expected to be in demand are likely to be oriented toward both owners and renters. 7.4.2 Housing Affordability Affordable housing is an issue in every Twin Cities area community. With housing costs outpacing many wages, it is becoming increasingly important to focus on affordable housing. Because of the disparity of housing costs and wages throughout the Twin Cities, affordable housing continues to be a major initiative of the Metropolitan Council. According to the Metropolitan Council, housing is considered affordable if it is priced at or below 30 percent of the gross income of a household earning 60 City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 7-8 percent of the Twin Cities median family income. In 2007, the area median income for the seven-county Minneapolis-St. Paul area adjusted by the Department of Housing and Urban Development for a family of four was $78,500. Therefore, in 2007, housing was considered affordable if annual housing costs for a family of four do not exceed 30 percent of $47,100, which translates to $14,130 per year or $1,177.50 per month for housing. While the purchasing power of $1,177.50 per month depends on interest rates and other household factors, it could be sufficient to purchase a home that is priced in the range of $150,000. To implement the Livable Communities Act in 2007, the Metropolitan Council uses as the upper limit of affordability for ownership purchase price and monthly rents, the following dollar amounts: Table 7.5 - 2007 Owned Occupied Affordable Housing Prices Household Income Level: Affordable Home Price 80% of area median income ($62,800) $206,800 60% of area median income ($47,100) $152,000 Source: Metropolitan Council Table 7.6 - Rental Housing Affordable Prices Bedroom size: *Monthly gross rent including tenant-paid utilities, affordable at 50% of area median income Efficiency $687 1 bedroom $736 2 bedrooms $883 3 bedrooms $1,020 4 bedrooms $1,138 2007 RENTAL HOUSING Source: Metropolitan Council The mean assessed value of housing in Arden Hills in 2007 was $291,778 with a median of $272,100 (Figure 7.7). Based on 2007 assessed property values from Ramsey County, 25 percent of the housing was at or below the affordable home price of $206,800 and approximately 13 percent was at or below $152,000. In January of 2006, the Metropolitan Council released a report entitled “Determining the Affordable Housing Need in the Twin Cities 2011-2020”. The report not only forecasts the regional need by 2020 for newly constructed, affordable housing but it allocates each community’s share of the regional need. The total need for newly constructed housing in the Twin Cities is estimated to be 51,000 units between 2011 and 2020. City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 7-9 Each community’s share of the regional need is allocated based on a number of factors. According to the Metropolitan Council, 30.6 percent of new housing units in all cities should be affordable. Allocations are then adjusted by job proximity, the composition of the housing stock and access to transit service. Based on the formula, the Metropolitan Council has allocated a need for 288 affordable housing units to Arden Hills between now and the year 2020. In order to ensure that this need can be met, Arden Hills has allocated several land use classifications on the Future Land Use Map with development standards that may accommodate affordable housing on TCAAP. In the remainder of Arden Hills, the City expects the majority of new affordable housing units to be constructed in areas designated as Medium Density Residential or High Density Residential on the Future Land Use Map. The City would not seek to concentrate affordable housing in any particular area. In addition to ensuring that there is sufficient land designated that has the potential to provide affordable housing, the City of Arden Hills is committed to continuing its participation in the Metropolitan Livable Community Program. As a participant, the City of Arden Hills continues to be eligible to compete for grant funding provided by the Livable Communities Act (LCA) to assist with clean-up operations for polluted land for redevelopment, creating development or redevelopment opportunities that demonstrate efficient use of land and infrastructure through connected development patterns, and opportunities to create more affordable housing. 7.4.3 Housing Quality Except for the TCAAP property, much of Arden Hills is considered developed. As was pointed out earlier, the age of 70 percent of the current housing stock makes ongoing maintenance a community concern. If Arden Hills’ existing neighborhoods are going to remain attractive places to live, owners will need to continue maintenance and reinvestment efforts. Encouraging housing maintenance can be done in two ways, either through voluntary efforts or through regulatory requirements. Many communities rely on both. Ideally, all residents will maintain their property in a sound and attractive manner. Realistically, however, a small percentage of properties will not be adequately maintained and in such cases, they can have a significant negative impact on surrounding properties and even the neighborhood as a whole. Arden Hills relies primarily on individual owners to maintain property. The City has nuisance provisions in its local code, it enforces the Minnesota State Building City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 7-10 Code, and the International Property Maintenance Code was adopted in 2007. As was noted in the housing policies, the City stands ready to consider the adoption of a rental regulations should it become necessary. Additionally, Arden Hills will continue to work with programs offered by county, regional, state and federal agencies as appropriate. Such programs are more limited than they were in the past due to changes in priorities and reductions in funding. 7.5 FUTURE OPPORTUNITIES While Arden Hills does have a limited number of smaller, infill vacant parcels south of Highway 96, future housing opportunities will largely come from the development of the TCAAP site. TCAAP offers an unparalleled opportunity to create a mix of housing integrated with employment, entertainment, recreation and transit service. The flexibility included in the design and development regulations for the site will help the community address its goals of housing diversity and housing affordability. The TCAAP site will include approximately 427 acres of gross development area. Of this total, approximately 151 162.2 acres of land has been designated specifically for residential development. Residential areas are divided between several zoning districts with varying gross density requirements. A range of different housing types will be accommodated, including single-family detached homes, twin homes, townhomes, manor homes, apartments, condominiums, and senior housing. The City expects that up to 1,46031 housing units will be constructed on the site at the time of full development. The residential component of the TCAAP site will offer a future mix of housing that will compliment Arden Hills’ current supply of predominately single-family detached housing. It will provide opportunities to address the changing needs of the local population and it will attract new people to the community. Combined with the City’s efforts to maintain the current supply of housing, the development of the TCAAP site will continue Arden Hills’ position in the marketplace as a highly desirable place to live. 7.6 IMPLEMENTATION STRATEGIES In order to advance the policies and ideas identified in this chapter, the following implementation strategies could be used: o Review City codes to consider and encourage a range of housing opportunities and innovative site design. o Pursue grants or other opportunities that promote the construction of affordable housing. o Explore the adoption of rental regulations to ensure the functionality and maintenance of rental properties. City of Arden Hills – 2030 Comprehensive Plan Approved: September 28, 2009 7-11 o Explore the adoption of an administrative fine program to deter ongoing nuisance and property maintenance issues. o Promote the use of high quality materials in new housing construction to minimize long-term deterioration of the housing stock. o Ensure safety, livability and durability of the housing stock through enforcement of the Minnesota State Building Code, which includes educating property owners and residents on housing and property maintenance codes. o Develop regulations that prohibit the construction of housing that is not compatible with the scale of the existing neighborhood. o Develop standards for protecting lakes, wetlands, trees, and other open spaces during redevelopments and infill projects. o Establish architectural/design guidelines for new developments and redevelopments. o Identify programs, policies, and strategies that encourage aging in place for senior citizens. The above strategies should not be considered all-inclusive. New opportunities and strategies should be identified to further advance the City’s housing goal and policies. City of Arden Hills Planning Commission Meeting for June 7, 2017 Page 1 of 1 MEMORANDUM DATE: June 7, 2017 PC Agenda Item 5.A TO: Planning Commission Chair Thompson and Commissioners FROM: Matthew Bachler, Senior Planner SUBJECT: Report from the City Council May 15, 2017 City Council Work Session The City Council met with the Ramsey County Traffic Engineer to discuss upcoming road improvement projects. County Road F between Hamline Avenue and Lexington Avenue will be reconstructed in 2018, and a center dual left turn lane and a traffic signal at Innovation Way and the main entrance to the Land O’Lakes campus will be added. Lexington Avenue between County Road E and Interstate 694 is scheduled to be reconstructed in 2020. May 22, 2017 City Council Regular Meeting The City Council approved Planning Case 17-011 for a Master and Final PUD for Health Partners Medical Group at 3930 and 3928 Northwoods Drive. The approval will allow Health Partners to complete an 8,531 square foot addition and parking lot expansion. The Planning Commission reviewed this case on May 3, 2017 and recommended approval. The City Council approved Planning Case 17-012 for a Master and Final PUD for CSM Corporation at 4244-4295 Lexington Avenue. The approval will allow CSM to complete parking lot modifications that will add 59 parking stalls to the Arden Hills Corporate Center. The Planning Commission reviewed this case on May 3, 2017 and recommended approval.