The URL can be used to link to this page

Home My WebLink About08-21-17-WSAGENDA ITEMS Civil Defense Sirens Sue Polka, Public Works Director/City Engineer MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF Concept Plan Review –Pulte Homes –Parkshore Drive Properties Matthew Bachler, Senior Planner MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF Concept Plan Review –Heartland Gun Club & Range Matthew Bachler, Senior Planner MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF Commercial, Industrial, And Higher Education Study Matthew Bachler, Senior Planner MEMO.PDF ATTACHMENT A.PDF 2040 Comprehensive Plan Update Matthew Bachler, Senior Planner MEMO.PDF ATTACHMENT A.PDF State Of The City Update Matthew Bachler, Senior Planner MEMO.PDF COUNCIL/STAFF COMMENTS ADJOURN Mayor: David Grant Councilmembers: Brenda Holden Fran Holmes Dave McClung Steve Scott City Council Work Session Agenda August 21, 2017 5:00 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. CALL TO ORDER 1. 1.A. Documents: 1.B. Documents: 1.C. Documents: 1.D. Documents: 1.E. Documents: 1.F. Documents: 2. AGENDA ITEMSCivil Defense SirensSue Polka, Public Works Director/City Engineer MEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDFATTACHMENT C.PDFATTACHMENT D.PDFConcept Plan Review –Pulte Homes –Parkshore Drive Properties Matthew Bachler, Senior Planner MEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDFATTACHMENT C.PDFATTACHMENT D.PDFConcept Plan Review –Heartland Gun Club & RangeMatthew Bachler, Senior Planner MEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF Commercial, Industrial, And Higher Education Study Matthew Bachler, Senior Planner MEMO.PDF ATTACHMENT A.PDF 2040 Comprehensive Plan Update Matthew Bachler, Senior Planner MEMO.PDF ATTACHMENT A.PDF State Of The City Update Matthew Bachler, Senior Planner MEMO.PDF COUNCIL/STAFF COMMENTS ADJOURN Mayor:David Grant Councilmembers:Brenda Holden Fran HolmesDave McClungSteve Scott City Council Work Session Agenda August 21, 20175:00 p.m. City Hall Address:1245 W Highway 96 Arden Hills MN 55112 Phone:651 -792 -7800 Website : www.cityofardenhills.org City 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.CALL TO ORDER1.1.A.Documents:1.B.Documents:1.C.Documents: 1.D. Documents: 1.E. Documents: 1.F. Documents: 2. Page 1 of 1 DATE: August 21, 2017 TO: Honorable Mayor and City Councilmembers William S. Joynes, Sr., City Administrator FROM: Sue Polka, Public Works Director/City Engineer SUBJECT: Civil Defense Sirens The outdoor warning sirens in Arden Hills are activated using a system that is now over 30 years old. The equipment used to send the activation signal (the encoder) is located in the Emergency Communications Center (ECC) and is owned by Ramsey County. The equipment at each of the four siren sites in Arden Hills that is used to receive the activation signal is owned by the City. The encoder in the ECC could fail at any time and the only reliable source for parts is a backup controller. To minimalize the risk of failure, Ramsey County has established a target date of April 1, 2018 to decommission the old system. In order for the City to upgrade to new equipment that will communicate with the County system, funding was identified in the CIP for replacement of just the radio system (Attachment A) in the amount of $28,000. As shown on Attachment B – Existing Siren Locations, the current sirens do not cover the entire City. Ramsey County hired Federal Signal to prepare a sound propagation model, which shows that by upgrading the system, City coverage could be attained by installing two upgraded signals (Attachment C) located at 4250 Old Highway 10 and Arden Place/Snelling Place. Not only would this improve coverage, but the City could upgrade the existing AC only system with no battery backup to an AC/DC system that would provide battery backup in the event of a power outage. Federal Signal Corporation has provided a quote in the amount of $41,830.00 to supply the equipment for the two upgraded siren systems. Staff estimates the cost of installation and removal of the old poles at $8,000 to $10,000. Attachments: A. CIP Info B. Existing Siren System C. Proposed Siren Locations D. Quote AGENDA ITEM –1A MEMORANDUM _____________________________________________________________________________________________ City of Arden Hills City Council Meeting for August 21, 2017 P:\Planning\Planning Cases\2017\PC 17-021 - Pulte Homes - Concept Plan Review - Parkshore Drive Properties\Memos_Reports_17-021 Page 1 of 5 Requested Action Pulte Group has requested a Concept Plan Review for a proposed 59-unit townhome development on the site comprised of 1718, 1720, and 1722 Parkshore Drive and 4177 Old Highway 10. The applicant is seeking feedback from the City Council on the concept plan. Concept Review Process The concept review process is an opportunity for the City Council to provide comments, questions, and concerns regarding proposed developments. A concept review is considered advisory and is nonbinding to the City and applicant (Section 1320.14 Subd 4 of the Zoning Code). No formal action can be taken at a work session. A formal application will be subject to the full review process, including a public hearing with Planning Commission and City Council review. Background The proposed development site is approximately 5.32 acres in size and is comprised of four separate properties: 1718, 1720, and 1722 Parkshore Drive and 4177 Old Highway 10. The site is generally located north of Interstate 694, west of Old Highway 10, south of Round Lake, and east of Interstate 35W. The properties are currently vacant and the City does not have records of any past development having occurred on the site. All four properties are zoned R-1 – Single AGENDA ITEM – 1B MEMORANDUM DATE: August 21, 2017 TO: Honorable Mayor and City Councilmembers William S. Joynes, Sr., City Administrator FROM: Matthew Bachler, Senior Planner SUBECT: Planning Case #17-021 Applicant: Pulte Group Property Location: 1718, 1720, 1722 Parkshore Drive and 4177 Old Highway 10 Request: Concept Plan Review _____________________________________________________________________________________________ City of Arden Hills City Council Meeting for August 21, 2017 P:\Planning\Planning Cases\2017\PC 17-021 - Pulte Homes - Concept Plan Review - Parkshore Drive Properties\Memos_Reports_17-021 Page 2 of 5 Family Residential District. However, the 2030 Comprehensive Plan guides the properties for Medium Density Residential, which are areas designated for apartment and townhome land uses providing densities of 6 to 9 units per acre. The Edgewater Estates townhome development (26 units) and Park Shore apartments (37 units) are located to the immediate north of the site. A single-family residential property borders the site on the southeast side. The City owns an approximately 4-acre parcel of land that borders the site on the west and extends north to the south side of Round Lake. This property is identified in the 2030 Comprehensive Plan as being part of the Arden Hills parks system, but it has not yet been developed by the City to include recreational amenities. The City previously approved a Final Plat and Planned Unit Development (PUD) for the site in 1989 that would have allowed for the construction of four stand-alone apartment buildings, one on each of the four lots. Each building would have included 16 units for a total of 64 units. The developer was unable to secure financing for the project and the PUD expired in January 1992. The previously approved PUD is now considered void. As part of the development approval, the City rezoned the site to R-4 – Multiple Dwelling District. However, because the PUD expired the zoning reverted to the R-1 District. Direction Future Land Use Plan Zoning Existing Land Use North Medium Density Residential, High Density Residential R-3 – Townhouse & Low Density Multiple Dwelling District Multiple Family, Single- Family Attached South Right-of-Way (Interstate 694) Right-of-Way (Interstate 694) Right-of-Way (Interstate 694) East Medium Density Residential R-1 – Single Family Residential Single Family Detached West Parks and Open Space Parks and Open Space Parks and Open Space Discussion Pulte Group is considering purchasing the four properties and developing the site for a townhome development called Parkshore Village. Pulte has experience in the metro developing similar types of infill sites and recently completed the single-family residential Fox Ridge development in Arden Hills in 2012. A similar townhome development was completed as part of the Pulte’s Enclave at New Brighton Exchange project located along Old Highway 8 at the northwest corner of Interstates 35W and 694. The Enclave project included 36 townhomes and 89 single-family homes. The Parkshore Village development would include 59 attached townhomes constructed within 11 separate buildings. Each of the stand-alone buildings would have four to six individual units. Units would range in size from 1,580 to 2,500 gross square feet and are expected to be priced from the mid-$200,000s to the low $300,000s. The concept plan shows that the majority of the townhome buildings would be located along the perimeter of the site and there would be a _____________________________________________________________________________________________ City of Arden Hills City Council Meeting for August 21, 2017 P:\Planning\Planning Cases\2017\PC 17-021 - Pulte Homes - Concept Plan Review - Parkshore Drive Properties\Memos_Reports_17-021 Page 3 of 5 central fire pit gathering area (Attachment C). The front side of the townhomes would be oriented towards Parkshore Drive, the City-owned property to the northwest, and Interstate 694. Private garages would be located at the rear of the units so as to be screened from view from the perimeter of the site. The development would be buffered with trees and landscaping, especially along I-694 and the shared property line with the single-family home to the southeast. The development would be accessed by two new driveways along Parkshore Drive: one aligned with Bruberry Lane and the second on the south side of the cul-de-sac at the end of Parkshore Drive. An internal private street would provide access to the individual units. The private street was designed to be in conformance with Lake Johanna Fire Department requirements. The concept plan includes 37 parking stalls along the private street for additional guest parking. Walking paths are shown along the front of each townhome building and extend throughout the development. The design of the townhomes would be similar to other projects recently completed by Pulte. The company has provided photographs from the Enclave project in New Brighton as an example (Attachment D). Variation in the design of the individual units would be achieved through the use of different architectural features and paint color. Pulte notes in their narrative that 25 different façade schemes were used for the 36 units in the Enclave development. Additionally, the front façades would be articulated to achieve an offset of two feet between each unit. In order to address stormwater management, two collection ponds are proposed. The larger of the two ponds would have a surface area of 15,200 square feet and is currently being shown located on the adjacent City-owned park property. Pulte notes in the project narrative that this is a natural low area that would be a convenient location for a stormwater pond. City staff is not supportive of the use of City land for the private stormwater management required for the development. The second pond would be located on the eastern side of the site and partially within the Old Highway 10 right-of-way. Old Highway 10 is a Ramsey County roadway and the location of the pond in their right-of-way would require County approval. The current R-1 zoning of the site does not permit single-family attached dwellings. In order to move forward with the development, the properties would need to be rezoned to R-3 – Townhouse and Low-Density Multiple Dwelling District. Single-family attached dwellings are allowed in the R-3 District as a Planned Unit Development (PUD). A PUD allows for the development of a site in a unified manner and gives the City the ability to relax the strict application of standard zoning and subdivision requirements. In exchange, a project is required to better forward the goals and purpose of the Comprehensive Plan. Based on the current proposal of 59 townhome units, the development would have a density of approximately 11.1 units per acre. The R-3 District permits a maximum density of 8 units per acre and flexibility would need to be granted for the additional density through the PUD process. As noted previously, the City’s 2030 Comprehensive Plan currently supports medium density residential uses for the site in the range of 6 to 9 units per acre. Therefore, a Comprehensive Plan _____________________________________________________________________________________________ City of Arden Hills City Council Meeting for August 21, 2017 P:\Planning\Planning Cases\2017\PC 17-021 - Pulte Homes - Concept Plan Review - Parkshore Drive Properties\Memos_Reports_17-021 Page 4 of 5 Amendment would also be required to change the Future Land Use designation of the site to High Density Residential, which supports densities of 9 to 12 units per acre. Additional flexibility would be needed in the areas of impervious surface coverage, structure setbacks, and building height. The maximum impervious surface coverage permitted in the R-3 District is 35 percent. As a whole, the project would have an impervious surface coverage of 58.9 percent. Pulte has stated that the proposed amount of impervious surface is typical for this type of townhome project and has expressed a willingness to explore creative stormwater management solutions to satisfy the concerns of the City and the Rice Creek Watershed District. The development would also deviate from the R-3 District setback requirements. A 40-foot front yard setback is required from the Parkshore Drive and Old Highway 10 right-of-way lines. In discussions with Pulte, staff recommended that the townhomes be located closer to Parkshore Drive considering the front of the buildings will be oriented towards the perimeter and private garages would be rear-loaded. The concept plan indicates a setback of 15 feet from the Parkshore Drive and Old Highway 10 property lines. In shifting the buildings closer to Parkshore Drive, a larger setback from the adjacent single-family residential property could be accommodated. The closest townhome to the southeast side property line would be 40 feet. The R-3 District requires a minimum side yard setback of 5 feet. The final area where flexibility would be needed is in building height. The maximum height permitted in the R-3 District is 35 feet. The townhomes would be three stories and Pulte expects them to have a height of up to 39 feet. The additional building height is requested to allow for a steeper roof line that can accommodate more uses within the attic space. Below is a table of the R-3 District performance standards and which standards would likely be exceeded by the proposal: Performance Standards R-3 District Requirements Pulte Proposal Maximum Building Height 35 feet 39 feet Maximum Floor Area Ratio 0.3 To Be Determined Maximum Lot Coverage by Structures 25% 25.2% Maximum Impervious Surface 35% 58.9% Minimum Landscape Lot Area 65% 41.1% Minimum Principle Building Setback Front Yard (Parkshore and Old Hwy 10) 40 feet 15 feet Rear Yard (Interstate 694) 30 feet 30 feet Side Yard (East and West Lot Lines) 5 feet minimum/ 15 feet total 40 feet (East Lot Line) 15 feet (West Lot Line) _____________________________________________________________________________________________ City of Arden Hills City Council Meeting for August 21, 2017 P:\Planning\Planning Cases\2017\PC 17-021 - Pulte Homes - Concept Plan Review - Parkshore Drive Properties\Memos_Reports_17-021 Page 5 of 5 The proposal would likely require the following land use requests: • Comprehensive Plan Amendment to amend land use designation of site to High Density Residential • Rezoning of site to R-3 – Townhouse and Low-Density Multiple Dwelling District • Preliminary and Final Plat • Master and Final Planned Unit Development (flexibility is expected to be needed for density, structure setbacks, landscape coverage, and building height) The Zoning Code states that any site development proposed to increase peak hour traffic on streets near the development may be required to submit a traffic study. Staff would recommend that as part of the application the City require Pulte to submit a traffic study for the development. Park Dedication Requirements The Subdivision Ordinance requires developers of subdivisions to dedicate to the public a reasonable percentage of the tract to be developed. Section 1130.08, Subd. 3 of the Subdivision Ordinance requires land dedication or a park development fee to meet the minimum needs for parks, trails, and open space resulting from a development. The land dedication requirement for residential subdivisions of more than 8 units per acre is 20 percent of the area of development. The park development fee is currently $6,500 per residential unit. In evaluating the land dedication and park development requirements, the City may consider whether in conjunction with a previous application an adequate area of land was conveyed or dedicated to City to meet the minimum parks, trails, and open space needs resulting from the development proposal. As part of the Final Plat approval for the expired North Ridge apartment project, a parkland dedication of 0.72 acres was required on the western side of the site. The Final Plat was recorded and this area of land was transferred to the City in 1990. Additional Review The City Building Official reviewed the concept plan and has no comments at this time. The Public Works Director/City Engineer noted that the City’s 2018 Pavement Management Project includes reclamation of Parkshore Drive. This project will be assessed in accordance with MS 429 and the City’s Special Assessment policy. If the Parkshore Village development moves forward, staff will work with the developer to determine the timing of the street work. Attachments A. Land Use Application and Project Narrative B. Site Location Map C. Concept Plan, Illustrative Site Plan, and Fire Pit and Seating Area Rendering D. Photographs of Townhomes from Enclave Development in New Brighton 1 We Build Consumer Inspired Homes and Communities to Make Lives Better “PARKSHORE VILLAGE” APPLICATION FOR: CONCEPT PLAN ARDEN HILLS, MINNESOTA August 7, 2017 Introduction Pulte Homes of Minnesota (“Pulte”) is pleased to be submitting this application for Concept Plan review. Pulte ’s company vision is “Building Consumer Inspired Homes and Communities to Make Lives Better”. We are one of the largest homebuilders in the United States with corporate offices in Atlanta , Georgia. We currently operate under three distinct brands of homebuilding throughout the country: Pulte Homes, Centex Homes, and Del Webb. Pulte’s Minnesota Division has an office in Eden Prairie and will sell approximately 500 homes in the Twin Cities in 201 7, all under the Pulte Homes brand. Pulte will act as both developer of the property and builder of the homes within Parkshore Village. The primary contact for Pulte is: Paul Heuer, Director of Land Planning & Entitlement 7500 Office Ridge Circle, Suite 325 Eden Prairie, MN 55344 952-229-0722 Paul.Heuer@PulteGroup.com The owner of the property is: Bramante’s Arden Hills Land, LLC 13015 Bluebird Street NW Coon Rapids, MN 55448 Contact (broker): Pam Wilson; 651-481-6704 Property Legal Description & Addresses North Ridge Apartments Addition, Block 1, Lots 1, 2, 3, and 4 1718, 1720, 1722 Parkshore Drive; 4177 Old State Highway 10 2 Key Facts • Gross area = 5.32 acres • Existing zoning is R-1 Single Family Residential • 2009 Comprehensive Plan land use guidance is Medium Density Residential (6 to 9 units/acre) • Proposed zoning is R3 and Planned Unit Development (PUD) • Proposed use is 59 attached townhomes with homeowners association maintenance • Gross density is 11.1 units/acre • Net density is estimated at 11.1 units/acre • Perimeter setbacks o 30 feet building setback along I-694 o 15 feet building setback along Parkshore Drive to the north o 15 feet building setback along park/open space to the west o 28 and 30 feet pavement setbacks to existing single family property to the southeast o 40, 82, and 79 feet building setbacks to existing single family property to the southeast • Distance between buildings is a minimum of 20 feet Previous Application The City approved a final plat and PUD for North Ridge Apartments Addition in December 1989. The plat was recorded in the following year, resulting in the current assemblage of multiple apartment lots (see below). The City approved an extension for the PUD until January 1, 1992. However, no subsequent extensions were approved and development of the site never occurred. Therefore, this previously approved PUD has expired. Our current application consists of four of the five previously approved apartment lots (outlined in red in the above graphic). An additional apartment lot exists to the southeast and is not part of this application. It should be noted that as part of the previous final plat approval, 0.715 acres of land on the west side of the original property was dedicated to the City to satisfy park dedication requirements. This amount of park dedication equates to 13.4% of the total land in the current application. It is our expectation that this park dedication satisfies all park dedication requirements for the current application. 3 Neighborhood Vision The key strengths of this property are the renowned Mounds View Public Schools and convenient access to freeways and highways. Building on these strengths, we have created a new neighborhood with the following characteristics: 1. Attractive neighborhood – The housing product that will be built in Parkshore Village is very attractive, particularly on the “front” elevations. We have carefully designed the neighborhood to hide the garages from perimeter views and showcase the attractive front elevation. The only area where we have altered this design strategy is against the existing single family home to the southeast, where we intentionally created as much distance as possible between the property line and the new homes. 2. A sense of community – It is important to us to create a sense of community in our neighborhoods. One of the most effective tools in accomplishing this goal is to create a shared open space and design it to be a gathering place. We have strategically designed such a place in a highly visible central location and are planning the design and construction of a nicely landscaped fire pit area which will be owned and maintained by the homeowners association (see attached graphic). The remaining open space will be manicured and will be of use for open space play. 3. Sensitive to existing neighbors – Parkshore Village will have sufficient buffers to the north, west, and south due to an existing street, open space, and freeway. Although the home to the southeast had previously been platted to have an apartment building on it, we have intentionally designed the neighborhood to provide maximum buffers to the existing home on this lot. We are providing a minimum 28 foot buffer from the southeast property line to the nearest pavement surface and 40 feet to the nearest home, with most buildings being approximately 80 feet from the property line. Zoning The property is directly adjacent to I-694. No sound walls exist along this stretch of freeway. Due to I-694 and the surrounding uses, the property is limited in suitable uses. It was previously approved for apartments. We are proposing what we believe to be the highest and best use of this particular property: attached townhomes. Existing zoning of the property is R-1. The property is guided for Medium Density Residential in the range of 6 to 9 units/acre. We propose rezoning the property to R3 and PUD. Due to the fact that our density of 11.1 is higher than the Medium Density Residential range of 6 to 9, this application will require a Comprehensive Plan amendment. We do not anticipate any resistance from the Metropolitan Council in accommodating this amendment. Our Homes Pulte Homes is known for the extraordinary steps that we take to ensure that we are designing and building homes that meet the needs and desires of home buyers. We continually reach out to the public and Pulte homeowners to get feedback to improve our home designs. We call this Life Tested®. We actually build prototypical rooms and homes in warehouses across the country and pay members of the public to walk through and provide written feedback on the homes. Through this intensive process, we have conceived of and incorporated many innovative features such as the Pulte Planning Center, the Everyday Entry, Super Laundry, Oversized Pantry, and the Owner’s Retreat. This exhaustive process has played a major part in Pulte’s success in “Building Consumer Inspired Homes and Communities to Make Lives Better”. 4 One of our primary goals in creating a vision for Parkshore Village is to provide the opportunity for first time home buyers to own a new home in the prestigious Mounds View Public Schools. Our response to this demand is to provide attractive, modern attached townhomes. This attached product is targeted at singles and young families. It consists of a three-story, rear load garage townhome comprised of 4 to 6 units per building. Unit sizes vary, ranging from 1,580 square feet to 2,500 square feet with numerous structural options. A homeowners association will maintain building exterior, snow removal, and lawn. We anticipate selling prices from the mid-$200k’s to the low $300k’s. This housing product will also appeal to those who find it appealing to have home owner’s association maintenance. This is the same townhome that we recently built just one mile away off Old Highway 8 in New Brighton. It was very well received by the public and offers an attractive presence in this new neighborhood. With our modern townhome design, our goal is to maintain affordability, but to improve on the historical townhome architectural themes. Our overall approach is to “individualize and stylize” each unit. The result is individual units which differ in architecture from all other units within the same building and which vary in color scheme from almost every other unit within our community. This is a significant advancement in the approach to townhome architecture. Our new townhome incorporates the following individualizing features: a. Significant number of and varying orientation of windows providing interest to the exterior and transparency and daylighting on the interior b. Windows and building corners are wrapped with trim c. Different types of gables d. Pediments and brackets within the gables to add interest e. Window shutters f. Porches g. Roof pitch (8:12) to accommodate optional bedroom, loft, and/or rooftop terrace options in the habitable attic h. Horizontal banding boards between floors to add variety and differentiation i. Articulation of each unit; each unit is offset in depth from the adjacent units by two feet; this creates shadows which visually “break up” the front of the building j. Varied color scheme for each unit and for most units within our community (for example, our New Brighton neighborhood was designed to have 25 out of 36 units with different color schemes; we anticipate similar color individualization in this community) k. The option of a rooftop terrace will positively impact the rear elevations of some units The end result is that each unit will appear unique and distinct within each building and to a substantial degree within the new community. Attached you will see photos of homes recently constructed in New Brighton just one mile away. It is worth noting that our approach to “individualized and stylized” town home units extends to the interior as well. Buyers are able to choose from a range of options that are not typically seen in old town home floor plans: a. 3 bedrooms with options for a 4th and even a 5th bedroom b. 2 car garage with an option for a 3rd c. Two owner suites instead of one owner suite and two smaller bedrooms d. Loft e. Rooftop terrace f. 1st floor flex room and additional bathroom 5 We believe that floor plan versatility and individualization at the scale offered with this design is unmatched in the Twin Cities market and will likely lead to serving a broader demographic market than previous townhome designs. Deviations from Ordinances Based on a preliminary review of City ordinances, we have identified two areas where our application deviates from the ordinances. A description of each follows. Building Height It is our understanding that there may be a maximum building height limit of 35 feet as measured halfway up the roof line. Past town home designs that had somewhat monotonous architecture, floor plans, and exterior colors would typically fall within the City’s maximum allowed height. However, our new townhome design provides for creative structural options to add a roof top terrace and other habitable attic options as described above. These unique options require a steeper roof line, resulting in buildings that slightly exceed 38 feet in height. The steeper roofs are also an attractive architectural feature. We request that the maximum building height be increased to 39 feet as part of this PUD approval in order for us to offer the broad range of interesting and attractive options that we have made available to our buyers. Impervious Surface It is our understanding that there is a requirement that the new neighborhood have no more than 35% impervious surface. It should be pointed out that the 1989 apartment plat that was approved did not meet this requirement. It is important to also point out that there is a contradiction between this requirement and the City’s Comprehensive Plan Land Use guidance of Medium Density Residential for this site. From our experience, we believe that any development which meets the density range requirement for Medium Density Residential will not be able to meet this impervious surface requirement. We will explore creative storm water options for this neighborhood. We have encountered similar requirements in the past. In one recent example, we proposed to use storm water as the primary source for irrigation for the homeowners association maintained grounds. This resulted in a high level of infiltration and evaporation of storm water, which satisfies the overall goals for the maximum impervious surface requirement. This approach was approved by the City and watershed district which this new neighborhood is located in. Infrastructure Sewer and Water It is our understanding that sewer and water are readily available on Parkshore Drive to serve the property. Stormwater There is a natural low area on the City land to the west of the property. We are proposing to construct a storm water pond in this natural ponding area. If we utilize storm water reuse, we will have a storm water pump placed on the Parkshore Village property to be used for pumping storm water from the pond into the homeowners association irrigation system. 6 The northeast corner of the neighborhood drains toward Old Highway 10. We propose to construct a small pond in this area. It should be noted that due to legacy road realignment projects from the past, the current Old Highway 10 right-of -way is much wider than needed. In conjunction with our future preliminary plat/PUD application, we anticipate working with your City Engineer and petitioning to vacate this excess right-of -way or constructing the pond in the excess right-of -way. Streets As is typical in townhome neighborhoods, it will have private streets which will be owned and maintained by the homeowners association. Phasing & Schedule The following preliminary schedule for development is envisioned based on current information: Fall 2017 City approvals Summer 2018 Development of the entire property Fall/Winter 2018 Model home opens (begin sales) 2020/2021 Full development buildout We anticipate developing Parkshore Village in one construction phase. This submittal includes: • This na rrative • Concept Plan application • Application fees totaling $1,150 • Concept Plan w/dimensions and aerial photo • Color rendering of Concept Plan • Rendering of fire pit area • Architectural photos, floor plans, and example color palettes This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. © Ramsey County Enterprise GIS 1,333.3 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet1,333.30666.67 8,0001: P A R K S H O R E D R I V E OLD HWY 10 BRUBERRY LN I694 I694 R.O.W.POND15,200 sf P O N D 1 1 3 l f 5 8 5 l f 112 lf322 lf B U I L D I N G S E T B A C K 89 lf 1 5 0 l f 1 - 5 6 - 1 0 1 1 - 1 5 21-2627-3233-3839-4 4 45-4849-53 5 4 - 5 9 8 8 l f 2 1 2 l f 2 8 ' 2 0 ' 30' 4 0 ' 1 5 ' 1 5 ' 15' 2 0 ' 15' 2 0 ' 28'24'24' 2 4 ' 2 0 ' 5' 2 8 ' 20' 3 0 ' 1 5 2 ' 135' 1 0 3 ' 8 2 ' 4 0 ' 79' 18'22'15.1' 2 2 ' 37'PARKSHORE VILLAGE - CONCEPT P L A N PARKSHORE DRIVE, ARDEN HILLS, MINNESOTA PARKSHORE VILLAGE ARDEN HILLS, MINNESOTA 8-4-17 PARKSHORE DRIVE Wetland Fire Pit Area BR U E B E R R Y L A N E SN E L L I N G A V E . N . ( O L D H W Y . 1 0 ) INTERSTATE 694 Pond Po n d 123456789101514131211 1617181920 212223242526 27 28 29 30 31 32 6 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 PARKSHORE VILLAGE ARDEN HILLS, MINNESOTA 8-7-17 FIRE PIT AND SEATING AREA MASONRY FIRE PIT FLAGSTONE PAVERS COLORED CONCRETE BANDING LIMESTONE BLOCK OUTCROPPINGS ADIRONDACK CHAIRSLIMESTONE BLOCK SEATS (APP. 1.5 H x 2’ W x 5’ L) SEMI-PERMEABLE EVERGREEN PLANTINGS Blueridge & Portsmill _____________________________________________________________________________________________ City of Arden Hills City Council Meeting for August 21, 2017 P:\Planning\Planning Cases\2017\PC 17-022 - Concept Plan Review - Heartland Gun Club & Range\Memos_Reports_17-022 Page 1 of 4 Requested Action Heartland Gun Club and Range has requested a Concept Plan Review for an indoor gun range. The applicant is considering purchasing or leasing three different properties in the City and would complete new construction or remodel existing buildings for the facility. The proposal would require an amendment to the City Code to allow for the use of firearms at commercial indoor gun ranges. The Zoning Code would also need to be amended to create a new land use category for this type of use. The applicant is requesting feedback from the City Council on the proposed use and the properties being considered. Concept Review Process The concept review process is an opportunity for the City Council to provide comments, questions, and concerns regarding proposed land use requests. A concept review is considered advisory and is nonbinding to the City and applicant (Section 1320.14 Subd 4 of the Zoning Code). No formal action can be taken at a work session. A formal application will be subject to the full review process, including a public hearing with Planning Commission and City Council review. Background Heartland Gun Club and Range is a commercial indoor gun range operator with an existing facility in Chanhassen (Stock & Barrel). Heartland is also in the process of opening a new AGENDA ITEM – 1C MEMORANDUM DATE: August 21, 2017 TO: Honorable Mayor and City Councilmembers William S. Joynes, Sr., City Administrator FROM: Matthew Bachler, Senior Planner SUBECT: Planning Case #17-022 Applicant: Heartland Gun Club and Range Request: Concept Plan Review _____________________________________________________________________________________________ City of Arden Hills City Council Meeting for August 21, 2017 P:\Planning\Planning Cases\2017\PC 17-022 - Concept Plan Review - Heartland Gun Club & Range\Memos_Reports_17-022 Page 2 of 4 facility in Rochester. The company is interested in expanding to Arden Hills and is currently considering three potential locations: • 1155 Red Fox Road: Site is currently vacant and new construction would be required • 1235 Red Fox Road: Heartland would retrofit and lease existing building space in the Red Fox Business Center • 4444 Round Lake Road: Heartland would purchases and retrofit existing 28,715 square foot building The proposed facility would be approximately 14,000 square feet in size and include a firing range, retail store, classroom space, and storage. The firing range itself is expected to occupy approximately 5,500 square feet. Classrooms would be used for training purposes. The applicant has provided photographs of the existing Stock & Barrel facility in Chanhassen (Attachment B), and the Arden Hills facility would have a similar appearance. The proposed hours of operation would be 9:00 a.m. to 9:00 p.m., seven days per week. Heartland expects that peak hours would be between 5:00 and 9:00 p.m. In addition to municipal ordinances, indoor gun ranges are also regulated at the federal and state level. The federal Occupational Safety and Health Administration (OSHA) and the Environmental Protection Agency (EPA) have specific requirements for gun range ventilation systems. Minnesota State Statute 87A establishes certain performance standards for gun ranges, including noise standards that are enforced by the Minnesota Pollution Control Agency (MPCA). Gun range operators are required to comply with all applicable federal and state regulations. Discussion Section 620.03 of the City Code generally prohibits the discharging or use of deadly weapons, including any firearm, within the City. Exceptions are made for the lawful use of weapons in defense of person and property, and the City Council may issue special permits to organized clubs and their members for shooting or the use of air rifles or bow and arrows on lands owned or leased by the clubs. The City Code does not specifically address the type of indoor gun range proposed by Heartland and this use is currently prohibited. In order to allow for this type of facility, Section 620.03 of the City Code would need to be amended to allow for the discharging or use of firearms at an approved commercial indoor gun range. The Zoning Code does not include a land use category for an indoor gun range. The land use category that would most closely fit the proposed facility would be “Commercial recreation, indoor.” The definition of this land use is provided below: A commercial recreational use conducted within an enclosed building, including arcade, arena, art gallery, assembly hall, athletic and health clubs, auditorium, bowling alley, club or lounge, community center, pool or billiard hall, or a variety of organized or franchised sports, including but not limited to basketball, ice hockey, wrestling, soccer, tennis and volleyball. This definition does not include public uses on public property. _____________________________________________________________________________________________ City of Arden Hills City Council Meeting for August 21, 2017 P:\Planning\Planning Cases\2017\PC 17-022 - Concept Plan Review - Heartland Gun Club & Range\Memos_Reports_17-022 Page 3 of 4 Given the restrictions on the use of firearms included in Section 620.03, staff would recommend that the Zoning Code be amended to include indoor gun range as a separate land use category and that a Conditional Use Permit (CUP) be required for this use. By requiring a CUP, the City could establish criteria for this use such as location requirements, security measures, and construction standards. The City Council has broad discretion when considering making changes to the Zoning Code and there are not specific criteria for evaluating proposed amendments. However, the following questions should be considered when reviewing proposed Zoning Code amendments: 1. Would the proposed use be compatible with the other uses in the zoning district? 2. Would the proposed use be consistent with the purpose of the zoning district? The three properties that Heartland is considering for their facility are located in the following zoning districts: B-3 – Service Business District, I-Flex District, and Gateway Business District. The table below provides the zoning and permitted and conditional uses for each of the three properties. The City’s Zoning Map and the purpose statements for the three zoning districts are included in Attachments C and D. Property Zoning District Permitted Uses Conditional Uses 1155 Red Fox Road B-3 – Service Business District • Business Service • Medical Clinic • Club or Lodge • Indoor Commercial Recreation • Sports & Fitness Club • Daycare Facility • Financial Institution & Service • Hotel • Manufacturing (Accessory Use) • Funeral Home • Office • Personal Services • Restaurant • Retail • Studio • Theater • Vehicle Leasing & Rental • Vehicle Service Station • Warehousing (Accessory Use) • Brewpub • Dog Kennel • Self-Service Laundry • House of Worship • Micro Brewery • Micro Distillery • Public Use • R&D Facility • Service Station • Specialized Education _____________________________________________________________________________________________ City of Arden Hills City Council Meeting for August 21, 2017 P:\Planning\Planning Cases\2017\PC 17-022 - Concept Plan Review - Heartland Gun Club & Range\Memos_Reports_17-022 Page 4 of 4 Property Zoning District Permitted Uses Conditional Uses 1235 Red Fox Road I-Flex District • Business Service • Medical Clinic • Sports & Fitness Club • Daycare Facility • Financial Institution & Service • Manufacturing • Office • Personal Services (Accessory Use) • R&D Facility • Retail (Accessory Use) • Hotel • Micro Brewery • Micro Distillery • Public Use • Thrift Store • Service Station • Warehousing 4444 Round Lake Road GB – Gateway Business District • Business Service • Medical Clinic • Sports & Fitness Club • Daycare Facility • Financial Institution & Service • Manufacturing • Office • Personal Services • R&D Facility • Restaurant • Retail (Accessory Use) • Multi-Family Residential • Hotel • Micro Brewery • Micro Distillery • Public Use • Service Station • Warehousing If Heartland were to move forward with the proposal for any of the three properties, the following land use requests would be required: • City Code Amendment to Section 620.03 to allow for the discharging or use of firearms at an approved commercial indoor gun range • Zoning Code Amendment to add a new land use category for “indoor gun range” and to allow this use as a Conditional Use in the zoning district where the selected property is located • Conditional Use Permit for indoor gun range facility In addition to the items listed above, if Heartland were to construct a new facility at 1155 Red Fox Road the following land use requests would also be required: • Master and Final Planned Unit Development Attachments A. Land Use Application and Project Narrative B. Stock & Barrel Photographs, Chanhassen, MN C. Zoning Map D. Purpose Statements for B-3, I-Flex, and Gateway Business Districts 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 Chapter 13 – Zoning Code Section 1320 – District Provisions 1320.04 Purpose of Districts (Updated 4/25/16) Subd. 8 B-3 Service Business District A. To accommodate an adequate supply of businesses and services that serve the community and motorists traveling through the community with a broad range of services and goods. B. To provide locations for uses that may be incompatible with retail centers, thereby keeping the retail centers compact and convenient. C. To keep services in close proximity to arterial streets or highways in areas that are appropriately designated on the Comprehensive Plan. D. To encourage grouping of compatible and mutually supportive business uses and services. E. To promote business prosperity. F. To establish a high standard of development and design that produces a positive visual image and minimizes the effects of traffic congestion, noise, odor and glare. G. To allow a transitional reuse of existing buildings until market conditions warrant redevelopment. H. To enhance redevelopment potential by prohibiting uses that would impede redevelopment. I. To ensure acceptable traffic operations on local streets . J. To promote flexibility in land uses and site development standards to achieve the purposes of the district. Subd. 11 GB Gateway Business District A. To implement that part of Arden Hills Comprehensive Development Plan known as the I-694/I-35W Plan. B. To promote high quality, unified, large-scale development in a manner similar to a planned unit development. C. To take full advantage of the site's location as documented and described in the NE I-694/I-35W Plan. D. To allow only development that will create an attractive environment and a positive image for this site, which is one of the most visible in the community and represents the City's last major development site. E. To protect the site's environmental resources. F. To promote flexibility in land uses and development standards to achieve the objectives of the I-694/I-35W Plan. G. To allow development that will insure reasonable traffic operation on the internal and surrounding transportation systems. Subd. 14 I-FLEX District A. To preserve, protect, enhance and perpetuate existing development in the district. B. To attract new development that is compatible with existing development in the district in terms of use, performance, character, quality and appearance of buildings and sites. C. To permit only those uses that will have traffic generation characteristics that are compatible with existing development in the district and that will ensure reasonable traffic operation on streets in the vicinity. D. To encourage new site development that will be compatible with existing site development standards of existing development in the district. E. To promote flexibility in land uses and site development standards to achieve the objectives of the I-Flex District. City of Arden Hills City Council Work Session for August 21, 2017 Page 1 of 2 DATE: August 21, 2017 TO: Honorable Mayor and City Councilmembers William S. Joynes, Sr., City Administrator FROM: Matthew Bachler, Senior Planner SUBJECT: Commercial, Industrial, and Higher Education Study Background The City is currently working with WSB & Associates to complete a higher education planning and economic development study. The purpose of the study is to determine the impacts and benefits from higher education land uses and provide recommendations for possible Zoning Code and Comprehensive Plan amendments regarding higher education uses. The City Council reviewed a draft of the Commer cial, Industrial, and Higher Education Study at their Work Session on June 26, 2017. At this meeting, the City Council provided the following recommendations on Zoning Code amendments based on the findings of the study:  Create separate land use categories for “Higher education, campus” and “Higher education, classroom/office” to distinguish between traditional undergraduate institutions and off-campus classroom uses more commonly being used for continuing or graduate level education.  Establish a separate Institutional Zoning District that would permit “Higher education, campus” uses and that would be applied to the Bethel University and University of Northwestern campuses in Arden Hills.  Allow “Higher education, classroom/office” as a Conditional Use in the B-2 District. Establish performance standards for this use and limit the total amount of area higher education uses can occupy in the B-2 District. The proposed amendments to the Zoning Code were reviewed by the Planning Commission at their meetings on July 5 and August 9, 2017. A summary of the Planning Commission’s discussion is included in the attached memo from WSB. WSB will be in attendance at the Work Session to present an updated draft of the Commercial, Industrial, and Higher Education Study and the proposed red-line amendments to the Zoning Code. AGENDA ITEM – 1D MEMORANDUM City of Arden Hills City Council Work Session for August 21, 2017 Page 2 of 2 The Planning Commission is expected to hold a public hearing for the proposed Zoning Code Amendments on September 6, 2017. The City Council would be asked to consider the amendments at their meeting on September 25, 2017. A final draft of the Higher Education Moratorium Study report is expected to be completed in September as well. Attachments  Memo and Attachments from WSB & Associates 701 Xenia Avenue South | Suite 300 | Minneapolis, MN 55416 | (763) 541-4800 Building a legacy – your legacy. Equal Opportunity Employer | wsbeng.com K:\03455-150\Admin\Meeting\08212017\WSB HE Study Memo 08162017.docx Memorandum To: Honorable Mayor and City Council William S. Joynes, Sr., City Administrator Matthew Bachler, Senior Planner From: Eric Zweber, AICP Date: August 17, 2017 Re: Arden Hills Commercial, Industrial, and Higher Education Study WSB Project No. 03455-150 Arden Hills Project No. 17-006 Background On October 10, 2016, the City Council adopted An Interim Ordinance Temporarily Prohibiting Land Use Applications and Reviews for Higher Education Uses in Residential, Business, Industrial and Other Zones (moratorium). The moratorium can last up to one year to prepare a study to determine the impacts and benefits from higher education land uses and provide recommendations for possible Zoning Code and/or Comprehensive Plan amendments regarding higher education uses. The City Council initiated the required study (Attachment A) and directed the Planning Commission and the Economic Development Commission to provide feedback and analysis throughout the process. The study was initially comprised of five components: •Background gathering and analysis of the existing Campus Master Plans for the University of Northwestern and Bethel University. •The regulation of Higher Education Uses within other communities. •Analysis of the Commercial and Employment Uses currently allowed in the various Commercial and Industrial Zones. •Analysis of the Employment and Economic Activity that results from the allowed Commercial and Employment Uses. •Analysis of existing parcels and buildings within the Commercial and Industrial zones. The Planning Commission, Economic Development Commission, and City Council have over the last few months reviewed the technical analysis of the five components and, based on the discussions, some potential outcomes. Based on discussion at these meetings, two additional components have been added to the study report: •College and University Enrollment by Community •Property Taxes Paid by Commercial and Industrial Properties The college and university enrollment component was added to determine if Arden Hills has a greater proportion of students to residents than other Minnesota communities. The property tax Attachment A City Council – Arden Hills August 17, 2017 Page 2 K:\03455-150\Admin\Meeting\08212017\WSB HE Study Memo 08162017.docx component was added to evaluate the impact to the general fund of the City of Arden Hills if the non-profit universities acquired properties that are currently occupied by property tax paying businesses. These components have been added as separate sections within the report and have been summarized in the executive summary. The previous versions of the report included potential outcomes in the executive summary and did not include formal recommendations. The report attached to this memorandum includes a summary of the recommendations in the executive summary and the full recommendations near the end of the report. These recommendations have been proposed as Zoning Code amendments that are included as Attachment B as a redline of the existing code. Any changes recommended by the City Council will need to be changed in both the report and the code amendments. Any amendments to the regulation of higher education uses will need to be ultimately approved by the City Council by October 9, 2017 before the moratorium expires. The economic development issues will continue to be discussed as the City develops the Comprehensive Plan update, which is expected to be approved in the first quarter of 2018. Definitions The existing definition for higher education schools in the City Code is: “Schools, higher education. Junior colleges, colleges and universities approved by the Minnesota Higher Education Coordinating Board for the Minnesota Department of Education.” The “Higher education, campus” definition would describe the uses expected from a traditional four-year, undergraduate institution. The staff suggested definition is: “Higher education, campus. The facilities for technical colleges, junior colleges, colleges and universities approved by the Minnesota Higher Education Coordinating Board for the Minnesota Department of Education. These facilities can include, but are not limited to, classrooms; laboratories; seminaries; dining and residence halls; athletic, wellness, and spiritual facilities; administrative offices; performance art centers; parking and transit structures; and child care facilities.” The “Higher education, classroom/office” use is intended for classroom space that is becoming more common for off-campus continuing or graduate level education and other higher education uses that function similarly to a traditional office use. The staff suggested definition is: “Higher education, classroom/office. The facilities of technical colleges, junior colleges, colleges and universities approved by the Minnesota Higher Education Coordinating Board for the Minnesota Department of Education that function in a similar way to traditional business office uses. These facilities are limited to classrooms, administrative offices, or similar uses.” Higher Education, Classroom/Office Use The purpose of the separate Higher Education, Classroom/Office use is to allow for higher education uses that function similar to traditional office uses or have similar impacts or benefits as traditional office uses. The method to ensure that the higher education uses do not create impacts City Council – Arden Hills August 17, 2017 Page 3 K:\03455-150\Admin\Meeting\08212017\WSB HE Study Memo 08162017.docx greater than traditional office uses would be to codify conditions and standards that a conditional use permit for higher education uses would need to comply with. These conditions could also address the City Council’s concern that higher education would occupy too much of the City’s limited commercial area. Staff would recommend that Higher Education, Classroom/Office be limited to a conditional use in only the B-2 zoning district. This would be more restrictive than the current Schools, Higher Education use which is a conditional use in the B-4 and Civic Center zoning districts as well. There are currently no higher education uses in the B-4 and Civic Center zoning districts, so no uses would become non-conforming if higher education was eliminated from those zoning districts. To address these concerns, staff has prepared the following draft language. “1320.085 Subd. 6 Higher Education, Classroom/Office Additional Conditional Use Criteria. In addition to meeting the requirements of Sections 1345 and 1355.04 Subd. 3, Higher Education, Classroom/Office uses shall conform to the following: A. No more than 25% of the total building area within the B-2 zoning district shall be occupied by Higher Education, Classroom/Office uses. B. Any Higher Education, Classroom/Office use shall provide benefits and have impacts to the B-2 district similar to an office use. C. The Higher Education, Classroom/Office use shall not generate any hazardous wastes, shall not result in any outdoor storage, and shall not require any mechanical or HVAC equipment that would not typically be required by a traditional office building.” The limit of 25% of the total building area within the B-2 zoning district was determined as acknowledgement of Bethel University’s current ownership and use of the Anderson Center at 2 Pine Tree Drive. The Anderson Center is 227,138 square feet in area. The total area of buildings within the B-2 zoning district is 982,138 square feet. This results in the Anderson Center occupying 23.1% of the total building space in the B-2 zoning district. The proposed limit of 25% would allow for about 18,400 square feet available for additional higher educational uses. At the July 5 Planning Commission, Chair Thompson questioned if any other communities have a percentage limitation in their zoning codes regarding higher education uses. After reviewing the codes, none of them have a percentage limitation in their codes. INST – Institutional Zoning District The City Council has recommended that a separate, stand-alone zoning district be prepared for the Higher Education, Campus uses of the Bethel University and University of Northwestern campuses within Arden Hills. To create the zoning district, a minimum of three items would need to be addressed: purpose statements, uses, and performance standards. Staff has prepared the following draft language. City Council – Arden Hills August 17, 2017 Page 4 K:\03455-150\Admin\Meeting\08212017\WSB HE Study Memo 08162017.docx “1320.04 Purpose of Districts. Subd. 20 INST Institutional District. A. To establish areas for the post-secondary education of general public. B. To establish areas for the training of well educated and talented workforce. C. To provide for the ability of the post-secondary students to live and have their daily needs met on the campus of the post-secondary education institution. D. To provide the opportunity for athletic programs to be created for the post-secondary students while providing opportunities for the general public to experience these athletic programs.” The proposed changes the Land Use Chart, that shows which uses are allowed in which zoning district, are add the “Higher education, campus” as a conditional use in the newly created INST zoning district; add the “Higher education, classroom/office” as conditional use in the Bi2 zoning district; and removing “School, higher education” from the table and from the R-1, B-1, B-2, B- 4, and CC zoning districts. The outcome of this changes is that high education will no longer be allowed in the R-1, B-1, B-4, and CC zoning district. “1320.05 Land Use Chart.” School, general education C C C C == == ==C == == School, higher education D ======C C ==C C ==== School, specialized education == == == ==C C C C C == == GB I‑1 I-2 CD POS INST “P” = Permitted; “D” = Planned Unit; “■” = Not Permitted; I- FLEX “C” = Conditional Use Permit; “A” = Accessory; “CA” = Conditional Accessory Use Permit, “I” = Interim Use Permit Uses: Zoning Districts: R‑1 R‑2 R‑3 R‑4 NB B‑1 B‑2 B‑3 B‑4 CC CD POS INST Garage, truck == == == ==== == == ==C C Higher Education, Campus C Higher Education, Classroom/Office C Home occupation: Class I A A A A A A I-2 I- FLEXUses: Zoning Districts: R‑1 R‑2 R‑3 R‑4 NB B‑1 B‑2 B‑3 B‑4 CC GB I‑1 City Council – Arden Hills August 17, 2017 Page 5 K:\03455-150\Admin\Meeting\08212017\WSB HE Study Memo 08162017.docx “1320.06 – District Provisions Chart.” INST 1. Minimum Lot Area (SF per Dwelling Unit) Single Family == Two Family == Multiple Family PUD == 2. Minimum Lot Area (SF) Non-Residential Uses 13,000 Mixed Use Project or Multiple Occupancy Center == Single Use Project or Free Standing Building == 3. Minimum Lot Size (ft) Width/Depth Non-residential 100/130 Single Family == Two Family == 4. Height (ft.)35 5. Floor Area Ratio (F.A.R.)0.7 6. Lot Covered by Structure 35% 7. Min. Landscape Lot Area 25% 8. Minimum Building Setbacks (ft) Front yard 50 Rear Yard (Principle)20 Rear Yard (Accessory)10 Side Yard Interior - Principal (Min/total both yards on lot)20/40 Side Yard Interior - Accessory 10 Side Yard Corner 50 Other Setbacks Lakeshore - High Water Mark*** Abutting Residential Zoning District 100 9. PUD & SUP Maximum Dwelling Unit Density Per Net Acre == These district provisions (performance standards) are identical to the B-1 district provisions. Bethel University’s main campus is located in the B-1 zoning district and the University of Northwestern is located in the R-1 zoning district. Meeting with Bethel University and the University of Northwestern On July 31, Arden Hills and WSB staff met with the Presidents and other staff from both Bethel University and the University of Northwestern to review the draft report and the proposed schedule to approve the amendments to the Zoning Code. The universities raised concerns regarding the Higher Education, Classroom/Office definition and conditional use permit conditions to allow for labs and the 25% limitation. Staff explained that the intention is to allow for labs that are like a medical clinic lab that does not require any special HVAC equipment or generate any hazardous wastes, but that hard science labs that would have vent hoods, waste chemicals, and/or outdoor storage tanks would be prohibited. Staff also explained that the City Council had directed a City Council – Arden Hills August 17, 2017 Page 6 K:\03455-150\Admin\Meeting\08212017\WSB HE Study Memo 08162017.docx limitation on how much higher education uses could occupy the B-2 zoning district, but that it was staff that proposed the 25% limitation. The universities were asked to provide any written comments that they may have by Wednesday, August 16 so that those comments can be provided to City Council at their August 21 Work Session and the Planning Commission before the September 6 Public Hearing. August 9 Planning Commission Meeting During their August 9, 2017 meeting, the Planning Commission reviewed the Commercial, Industrial, and Higher Education Study report, the proposed Zoning Code text amendments, and the recommendation to be included the Comprehensive Plan. The Planning Commission stated that the report was thorough and complete and didn’t recommend any changes to the report. The Planning Commission reviewed the “Higher education, classroom/office” definition and the proposed conditional use criteria and discussed how these would be used together to determine what types of uses would be similar to classroom or office uses. The Planning Commission stated that the 25% limitation of higher education uses within the B-2 zoning district made sense to maintain a balance within a mixed-use zoning district. The Planning Commission did not recommend any changes to proposed Zoning Code text amendments. Following the Planning Commission meeting, Planning Commissioner Jim Lambeth provided his own personal comments (Attachment C) on the Commercial, Industrial, and Higher Education Study. Mr. Lambeth’s comments have been summarized as follows: 1. Encourages City Officials to collaborate with Bethel University and the University of Northwestern. 2. Recommends the adoption of the “Higher education, campus” definition as proposed. 3. Recommends the adoption of the “Higher education, classroom/office” definition as proposed. 4. Recommends the adoption of the B-2 higher education, classroom/office CUP criteria as proposed. 5. Recommends the adoption of the INST – Institutional zoning district as proposed. 6. Recommends allowing higher education uses in multiple zoning districts. 7. Recommends a requirement that any off-campus expansion of the universities would occur as a lease, not through the universities owning the property. Mr. Lambeth’s comments 1 through 5 are similar to the comments made by the other Planning Commissioners at the August 9 meeting. Comment 6 was not expressed by any other Planning Commissioners and counter to previous City Council direction. Comment 7’s for lease versus purchase was discussed during the Planning Commission meeting, but WSB does not believe that this could be enforced after the permit is issued, but the City Attorney may need to be consulted on the legality of requiring the universities to lease building space. Bethel University Comment Letter The President and Senior Vice President of Bethel University have provided a comment letter (Attachment D) regarding the Commercial, Industrial, and Higher Education Study report and proposed Zoning Code amendments. The Bethel University have been summarized as follows: City Council – Arden Hills August 17, 2017 Page 7 K:\03455-150\Admin\Meeting\08212017\WSB HE Study Memo 08162017.docx 1. Add “or entirely online” to the attendance type for the additional students that Bethel is trying to attract. 2. Provided updated Fall 2016 student types data. 3. Clarify that Bethel expects that 50% of 4,000 additional students will take their classes entirely online. 4. Request that information be added about how Bethel is a good neighbor including providing recreational opportunities to Arden Hills residents without any cost to the City of Arden Hills. 5. Request that the amount of capital construction costs, employment, and total expenditures provided by Bethel be added to the report. 6. Request that the number and economic impact of visitors of Bethel be added to the report. 7. Supports the creation of the INST – Institutional zoning district. 8. Proposes that the City rezone the Anderson Center property (2 Pine Tree Dr) to the new INST – Institutional zoning district. 9. Prefer no limitation on how much of the B-2 district can be occupied by higher education uses, but that if there is a cap, that the cap is based on the total land area of B-2, not total building area. 10. Expressed a concern about the limitation on HVAC equipment for in the B-2 CUP criteria. Bethel has proposed language that this limitation is not intended to limit biology or medical lab classrooms. Adding the information from comments 1 to 3 regarding the type of students that they are recruiting, as well as comment 4 about their status as a good neighbor, and that information would not change the recommendations within the report. The comments regarding 50% of the new students taking class online may even strengthen the question of why Bethel would need additional building space when their campus master plan shows additional buildings and that half of the new students wouldn’t use that new space. The economic information from comments 5 and 6 can be added for Bethel, but that same information for all of the commercial and industrial businesses within Arden Hills is not readily available and beyond the scope of this study. The information provided by Bethel are positive economic factors for the community, but it should be noted that the capital construction costs do not result in any additional property taxes paid due to their tax-exempt status. Comment 7 supports the proposed INST zoning district and comment 8 requests that the Anderson Center be added to the INST district. A difference between the Anderson Center and the traditional campuses of both Bethel and Northwestern is their Comprehensive Plan designations. The Anderson Center is guided CMU – Community Mixed Use while the traditional campuses are guided for P/I – Public & Institutional. If the City Council choose to rezone the Anderson Center to INST, then a Comprehensive Plan amendment to the P/I guiding would be required as well. The preference to eliminate the limitation within comment 9 would be counter to previous City Council direction, but the City Council did not state a specific number or percentage of that limitation. Changing the limitation to a percentage of the total land area would be easier to implement, but may actually be detrimental to the amount of higher education uses in the B-2 zoning district. It is likely that new buildings will be built and existing buildings will be expanded creating additional room for higher education uses, but it is less likely that additional land within Arden Hills will be added to the B-2 zoning district. City Council – Arden Hills August 17, 2017 Page 8 K:\03455-150\Admin\Meeting\08212017\WSB HE Study Memo 08162017.docx The proposed language within condition 10 does match staff’s intention of the HVAC requirement. Adding this language would not change how the HVAC criteria would be implemented. WSB request that the City Council review these comment summaries and provide direction of which comments to include in the report and/or Zoning Code amendments. University of Northwestern Comment Letter The University of Northwestern has been extended the opportunity to provide a comment letter for the City Council. As of the writing of this memorandum, Northwestern has not provided a comment letter. If Northwestern submits a comment letter before the Work Session, Arden Hills staff will try and provide that letter to the City Council before the Work Session. Next Steps On September 6, the Planning Commission is expected to conduct a public hearing for any Zoning Code amendments regarding higher education uses and provide a recommendation on the final Commercial, Industrial, and Higher Education Study report. On September 25, the City Council will be requested to approve the Zoning Code amendments and accept the Commercial, Industrial, and Higher Education Study report. Thank you, Eric Zweber, AICP Attachments Attachment A: Draft Commercial, Industrial, and Higher Education Study Report Attachment B: Redlined Zoning Code Attachment C: Planning Commissioner Jim Lambeth Comment Letter Attachment D: Bethel University Comment Letter Attachment E: University of Northwestern Letter (Attached) _________________________________________________________________________________________ Page 1 of 30 COMMERCIAL, INDUSTRIAL, AND HIGHER EDUCATION STUDY Mayor and City Council David Grant Brenda Holden Fran Holmes Dave McClung Steve Scott Planning Commission Roberta Thompson Nick Gehrig Angela Hames Phillip Neururer Clayton Zimmerman Steven Jones James Lambeth Brent Bartel Economic Development Commission Dan Erickson Liz Johnson Kyle Lassen David Radziej Evan Cordes Rob Williams Sheila Bennet Kilander Brendan O’Meara City Staff William S. Joynes, Sr., City Administrator Matthew Bachler, Senior Planner WSB & Associates 701 Xenia Avenue South, Suite 300 Minneapolis, MN 55416 (763) 541-4800 info@wsbeng.com September 2017 Attachment A Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 2 of 30 Table of Contents EXECUTIVE SUMMARY .......................................................................................................................... 3 BACKGROUND .......................................................................................................................................... 7 BETHEL UNIVERSITY AND UNIVERSITY OF NORTHWESTERN CAMPUS MASTER PLANS .... 7 HIGHER EDUCATION ZONING IN OTHER COMMUNITIES ............................................................ 10 COLLEGE AND UNIVERSITY ENROLLMENT BY COMMUNITY ................................................... 11 EMPLOYMENT USES OF COMMERCIAL AND INDUSTRIAL DISTRICTS .................................... 12 ECONOMIC ACTIVITY FROM COMMERCIAL AND INDUSTRIAL USES ...................................... 17 ANALYSIS OF COMMERCIAL AND INDUSTRIAL PARCELS AND BUILDINGS ......................... 22 PROPERTY TAXES OF COMMERCIAL AND INDUSTRIAL PROPERTIES ..................................... 26 RECOMMENDATIONS ............................................................................................................................ 28 APPENDIXES ............................................................................................................................................ 30 Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 3 of 30 EXECUTIVE SUMMARY On October 10, 2016, the City Council of Arden Hills adopted Ordinance No. 2016-008 An Interim Ordinance Temporarily Prohibiting Land Use Applications and Reviews for Higher Education Uses in Residential, Business, Industrial and Other Zones. This interim ordinance allows the City one year to study the impacts of higher education uses, particularly when the higher education uses are proposed to displace commercial or industrial businesses, and determine any Zoning Code Amendments necessary to address the findings of the study. This interim ordinance and study is occurring concurrently with the required decennial update of the City’s Comprehensive Plan and the City Council directed that the scope of this study include recommendations regarding the overall commercial and industrial condition of Arden Hills that can be included within the 2040 Arden Hills Comprehensive Plan. This study includes five particular focus areas; two specifically regarding higher education land uses and three more generally addressing the existing commercial and industrial land uses within Arden Hills. The summary of these five focus areas are summarized below. Analysis of the existing Campus Master Plans for Bethel University and the University of Northwestern • Both Bethel University and the University of Northwestern have Campus Master Plans (CMPs) that have been approved by the City Council and both of the CMPs illustrate areas for additional future building construction. • The University of Northwestern shows one additional future classroom building within their Arden Hills portion of the campus and more additional facilities are planned on the Roseville portion of the campus. Bethel University has a number of buildings and facilities planned on their formal campus on the west side of Snelling Avenue, as well as exploring the best use of the Anderson Center located on the east side of Snelling Avenue. • Both Universities have a goal to double their student populations. • Both Universities have participated in a joint engineering and science program with the University of Minnesota in which students could receive a dual degree with 3 years of study at Bethel or Northwestern and the final two years of study at the University of Minnesota. The University of Minnesota has canceled this program with all of its partner colleges and universities. This cancellation requires both Bethel and Northwestern to find science, technology, engineering, and mathematics (STEM) facilities if they want to continue their science and engineering programs. • Aside from the STEM programs, both Universities expect the majority of the student enrollment growth will be through continuing education programs for working professionals or through masters-level courses, particularly in the health fields. Many of these programs will include significant online course work with physical classroom attendance of once a week or less. Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 4 of 30 The regulation of Higher Education Uses within other communities • Based on a survey of 20 communities in Minnesota, private colleges and universities in general are conforming land uses within the municipality in which they are located. • The University of Minnesota and Minnesota State Colleges and Universities (MNSCU) are often non-conforming land uses. This is likely because both the University of Minnesota and MNSCU preempt local zoning regulations. • Across the State, higher education uses are allowed in all types of zoning districts, including residential, commercial, industrial, institutional, and agricultural zoning districts. • A number of municipalities have two higher education land uses: College, Campus and College, Office. The College, Campus land use addresses the traditional four year institutions that include classrooms along with residence halls, food services, athletic, spiritual and wellness facilities. The College, Office land use addresses the institutions that have only classrooms which includes the Globe Business Colleges as well as the satellite facilities such as Hamline University’s classroom at St. Louis Park’s West End development. College and University Enrollment by Community • Arden Hills ratio of residents to students is nearly 1 to 1. This is less than half of the next closest ratio. • An increase in enrollment at Bethel University and/or the University of Northwestern would change the mix of community elements of Arden Hills greater than another other Minnesota community. Analysis of the Commercial and Employment Uses currently allowed in the various Commercial and Industrial Zones • All Arden Hills zoning districts, including the commercial and industrial districts, contain purpose statements that describe the intent of the districts. • Most uses are treated similarly throughout all the commercial and industrial districts. This similar treatment of land uses does not create the distinctly different commercial and industrial zoning districts that the purpose statements seem to indicate. Analysis of the Employment and Economic Activity that results from the allowed Commercial and Employment Uses • There is a wide range of economic activity from employment offered by the land uses allowed in the Arden Hills commercial and industrial zones. These land uses can be grouped into three categories based on the average employee wage per 1,000 square feet: o Category 1: Greater than $200,000 per 1,000 square feet o Category 2: Between $100,000 and $200,000 per 1,000 square feet o Category 3: Less than $100,000 per 1,000 square feet • Employees of Category 1 businesses normally work in office building. • Employees of Category 2 businesses have the greatest variety of the three categories. Health care, retail trade, lower wage positions within office environments, and manufacturing are all Category 2 businesses and each of those businesses prefer a different type of workplace and building structure. Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 5 of 30 • Category 3 business are either lower wage positions (entertainment, accommodation, food services, etc.) or moderate wage positions that have a low number of employees per square foot of building (warehousing, wholesale trade). • Retail and the lower wage Category 3 businesses are where employees spend their income. Without these businesses, employees’ incomes would be spent elsewhere. • College and University students have some impact on the economy, but significantly less than employees of Category 1 businesses. Analysis of existing parcels and buildings within the Commercial and Industrial zones • The NB: Neighborhood Business zoning district has a large number of undeveloped parcels but there are little development opportunities because of the parcels’ sizes, topography, wetlands, or woodlands. • The B-2: General Business and B-3: Service Business zoning districts have few undeveloped parcels and a stable level of vacant building spaces available for lease or rent. • The B-4: Retail Center zoning district has no undeveloped parcels and there were no commercial listings of building spaces available for lease or rent. The majority of the businesses within the B-4 zoning district are not retail oriented and therefore are not achieving the purpose statements of the zoning district. • I-1: Limited Industrial and I-2: General Industrial zoning districts have few undeveloped parcels and a stable level of vacant building spaces available for lease or rent. With the exception of the former Smiths Medical building, the I-Flex zoning district shares the same characteristics as the I-1 and I-2 zoning districts. • The GB: Gateway Business zoning district has undeveloped parcels with visibility from I-694 that provide an important opportunity for redevelopment. Property Taxes of Commercial and Industrial Properties • Building and property values widely for commercial and industrial businesses. • Property tax paying businesses within Arden Hills pay a total of about $36.90 property taxes per $1,000 in property valuation. Arden Hills receives about $3.45 in property taxes per $1,000 in property valuation. Recommendations 1. Higher Education Use Moratorium: Upon reviewing the Bethel University and University of Northwestern CMPs and interviews with the administrations of the Universities, the Universities are looking to expand their non-traditional student populations. Non-traditional students are students that do not live on college campuses and often are older and are employed with full-time positions. Evaluating how other communities regulate higher education uses, several of them address the traditional and non-traditional students through two different land uses: Higher Education, Campus and Higher Education, Classroom/Office. • “Higher Education, Campus” Definition • “Higher Education, Classroom/Office” Definition Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 6 of 30 • Higher Education, Classroom/Office Additional Conditional Use Criteria • INST – Institutional Zoning District: Purpose of the INST Institutional District 2. 2040 Comprehensive Plan: Evaluating the economic activity and available land and buildings in the commercial and industrial zoning districts, several issues have appeared that could have further review within the 2040 Comprehensive Plan update. These issues include: • Developable GB Properties • Properties and businesses within the B-4: Retail Center zoning district • Undeveloped NB: Neighborhood Business zoning district properties • Employment zones versus consumer zones Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 7 of 30 BACKGROUND On October 10, 2016, the City Council adopted Ordinance No. 2016-008 An Interim Ordinance Temporarily Prohibiting Land Use Applications and Reviews for Higher Education Uses in Residential, Business, Industrial and Other Zones (Appendix A). This moratorium can last up to one year to prepare a study to determine the impacts and benefits from higher education land uses and provide recommendations for possible Zoning Code and/or Comprehensive Plan amendments regarding higher education uses. Due to the concurrent requirement for the decennial Comprehensive Plan, the City Council directed that this study would involve the economic impact of higher education uses within the commercial and employment zones. To address these joint desires, this study is comprised of seven components: • Background gathering and analysis of the existing Campus Master Plans for the University of Northwestern and Bethel University. • Analysis of the Commercial and Employment Uses currently allowed in the various Commercial and Industrial Zones. • College and University Enrollment by Community. • Analysis of the Employment and Economic Activity that results from the allowed Commercial and Employment Uses. • The regulation of Higher Education Uses within other communities. • Analysis of existing parcels and buildings within the Commercial and Industrial zones. • Property Taxes paid by Commercial and Industrial Properties. With the information provided from these seven components, this study will provide recommendations to both regulate higher education uses in Arden Hills’ commercial and industrial zoning districts and guidance for economic development issues addressed with the 2040 Comprehensive Plan update. BETHEL UNIVERSITY AND UNIVERSITY OF NORTHWESTERN CAMPUS MASTER PLANS Arden Hills has approved a Campus Master Plan (CMP) for Bethel University (last amended in 2015) (Appendix B) and a CMP for the University of Northwestern in 2007 (Appendix C). Both CMPs show opportunities for additional buildings and classrooms on their respective campuses, but both universities have requested the development of higher educational facilities off their campuses. Bethel has classrooms and administrative offices at the Anderson Center located at 2 Pine Tree Drive, formerly occupied by Country Financial. In October 2016, Northwestern submitted an application to convert the former Smiths Medical buildings at Grey Fox Road and Snelling Avenue into a STEM (science, technology, engineering and math) facility. To evaluate the development opportunities available on their campus and the near-term plans of the universities, the President of Northwestern and the President and other staff from Bethel have been interviewed for this study. A summary of their responses is described below. Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 8 of 30 Priorities To understand the universities’ plans, each board’s top priorities are provided below. The priorities for both universities include growing enrollment which will require additional facilities. To build additional facilities, they both will need to raise significant resources and funds. Bethel stated that they can accommodate their growth expectations through new buildings on their campus and the expansion of the Anderson Center. However, they did state that they would like to be able to pursue opportunities for building new or acquiring existing buildings off of their campus as well. TOP PROIRTIES BETHEL UNIVERSITY UNIVERSITY OF NORTHWESTERN Raise $150,000,000 Fulfill Their Mission Increase Use of the Anderson Center by Adding Health Care Programs Enrollment Growth to 7,000 Students Build the Endowment Add Programs Grow College of Adult and Professional Studies to 4,000 Students Additional Resources and Money Northwestern stated they cannot meet their growth expectations on their current campus. Northwestern is looking for sites in Arden Hills, Roseville or Shoreview to build additional facilities which would be designed for STEM courses, adult and graduate students and would not include student housing. Costs During the Planning Commission’s review of the application from Northwestern regarding the Smiths Medical property on November 9, 2016, the President of Northwestern stated that it would cost about $150 per square foot to renovate the Smiths Medical buildings into a STEM facility while new construction would be closer to $400 per square foot. Staff at Bethel noted similar experiences with the cost savings associated with renovation versus new construction. Both universities stated that the cost savings outweighs the separation for their existing campus, particularly if they intend to use the facilities for adult or graduate courses in which the students typically would not live on campus. End of the Joint Engineering Program with the University of Minnesota The University of Minnesota recently ended its 3-2 engineering program with all of its partner colleges and universities. The 3-2 program allowed students to attend three years of college at their first college or university (including Bethel and Northwestern) and then transfer to the University of Minnesota for the final two years of the engineering program. The students would receive a bachelor of arts degree from the first college or university and bachelor of science degree in engineering from the University of Minnesota. The University of Minnesota has terminated this agreement with all colleges and universities, but has agreed to honor any students that have started the program before the agreement expired. Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 9 of 30 This means that Bethel and Northwestern will need to have their own junior and senior level engineering programs established by the Fall of 2018. The President of Northwestern stated that the university will need to find a temporary facility by May of 2018 and a permanent facility to house the engineering program by the Fall of 2019. Increasing Student Enrollment through Technology and Graduate Programs Bethel has a total of 4,267 students, of which 1,153 are graduate level. Northwestern has a total 3,231 students, of which 213 are graduate level. Bethel plans on increasing the Continuing Adult and Professional Programs enrollment to 4,000 students. Northwestern plans on growing their total enrollment to 7,000 students while they have room for only about 2,500 full time traditional students on campus. Both universities plan on adding enrollment through increasing the number of programs that they offer. These new programs are expected to include a significant amount of online instruction. In addition to the mathematics, science, and engineering courses, Bethel plans on adding physical therapy, occupational therapy, athletic training and doctorate of nursing programs at the Anderson Center within the next five years. Northwestern plans on adding bachelor of science in data analytics, master of biology, master of data analytics, master of nursing, engineering, physical therapy, occupational therapy, physician’s assistant and nurse practitioner programs and hopes to eventually have a medical college. Northwestern does not currently have facilities or enough space to accommodate all these new programs on their campus. CURRENT STUDENT POPULATION BETHEL UNIVERSITY UNIVERSITY OF NORTHWESTERN POST SECONDARY 21 1,290 TRADITIONAL UNDERGRADUATE 2,548 1,556 ADULT UNDERGRADUATE 172 GRADUATE 1,153 213 SEMINARY 545 N/A TOTAL 4,267 3,231 Due to the desire of both universities to grow their programs and enrollment, and the cost savings from converting existing building into higher education facilities, Arden Hills should continue to expect requests from both Bethel and Northwestern to expand their facilities into the existing business and industrial zones. It is the purpose of this study to determine the cost benefits of allowing additional areas of higher education uses as opposed to commercial and industrial uses. The next section of this report analyzes how other communities regulate higher education uses. Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 10 of 30 HIGHER EDUCATION ZONING IN OTHER COMMUNITIES The cities included in this evaluation are as follows: • Minneapolis • St. Paul • Bloomington • Roseville • Shoreview • New Brighton • Mounds View • White Bear Lake • Brooklyn Park • Inver Grove Heights • Rosemount • Eden Prairie • Anoka • Coon Rapids • St. Cloud • Mankato • St. Peter • New Ulm • Northfield • Winona Within each City, each zoning district was reviewed to determine where higher education uses are a permitted or conditional use. From there, the specific districts were generalized (commercial, industrial, residential, etc.) to allow for comparison across cities. The spreadsheet of this comparison is provided in Appendix D. This evaluation revealed that there is no apparent pattern regarding how cities in Minnesota allow for higher education uses. However, several cities separate higher education uses out into two categories: college or university, campus; and college or university, office-based. This is beneficial to these cities because the intensity of use between these two categories can be vastly different. Colleges with campuses often include students living on campuses in residence halls, athletic facilities for sport, theatres for performing arts and cafeterias or other types of food service in addition to their classrooms, laboratories, libraries and other educational spaces. College campuses are often lively places 24 hours a day, 7 days a week. In comparison, traditional colleges are opening office-based colleges that have been dominated by the Globe or Rasmussen Business Colleges in the past. The University of St. Thomas campus in Downtown Minneapolis and the Hamline University facility in the West End of St. Louis Park are two examples of traditional colleges that have office-based campuses away from their main campuses. These office-based campuses are often occupied by graduate students or adults participating in continuing education courses and the activity at them is often limited to weeknights or Saturdays. In concerning this two-type higher education regulation, the office-based definition should include language that the office building be used, constructed and operated similar to other office buildings. This is meant to allow classrooms with lab courses such as biology or medical that may draw blood but which would not require special air handling HVAC equipment, the storage of large volumes of chemicals or generating hazardous wastes that can be common with hard science labs for chemistry or physics courses. The final step in evaluating higher education in other communities was to look at specific institutions of higher education and evaluate whether or not they are located in a district where higher education is a permitted or conditional use. The spreadsheet of this evaluation is provided in Appendix E. Of the 38 institutions evaluated, seven of them were located in a zoning district that does not allow for higher education uses. Of these seven, five are public colleges and universities of either the MNSCU or University of Minnesota system. MNSCU system schools Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 11 of 30 are regulated by the state and the University of Minnesota regulates itself, so they preempt any city zoning requirements. The remaining two non-conforming schools are private and in smaller, greater-Minnesota cities. These schools were in existence prior to current zoning standards. A question that was posed in this study was whether other communities regulate higher education uses by limiting them to a certain maximum percentage of area within a given zoning district. An evaluation of the Zoning Ordinances of various Minnesota cities revealed that none of them use this method of regulation. COLLEGE AND UNIVERSITY ENROLLMENT BY COMMUNITY All colleges and universities are facing the same circumstances regarding the future of higher education, regardless if the colleges and universities are public or private institutions. It can be expected that many of these colleges and university will be requesting additional facilities for continuing, post-secondary, STEM, and online courses. At issue is if Arden Hills is facing a unique burden compared to the other communities in which colleges and universities are located. The table below the population of the Minnesota communities with colleges and universities and the enrollment listed on those college and university websites. City Residents Student Enrollment Resident to Enrollment Ratio Arden Hills 9,652 9,487 1.02 : 1 Winona 27,437 12,539 2.18 : 1 Mankato 40,557 15,612 2.60 : 1 St. Cloud 66,298 21,461 3.09 : 1 Northfield 20,309 5,193 3.91 : 1 St. Peter 11,492 2,386 4.82 : 1 Brooklyn Park 78,195 16,153 4.84 : 1 Rosemount 22,741 4,431 5.13 : 1 Coon Rapids 61,946 12,000 5.16 : 1 Minneapolis 399,950 69,030 5.79 : 1 Inver Grove Heights 34,417 5,650 6.09 : 1 Bloomington 85,826 10,387 8.60 : 1 St. Paul 295,043 31,433 9.39 : 1 Eden Prairie 62,626 5,498 11.39 : 1 New Ulm 13,287 775 17.14 : 1 Anoka 17,244 229 75.30 : 1 This table shows that Arden Hills is unique compared to the other Minnesota communities. The number of residents within Arden Hills is almost equal to the enrollment at Bethel University and the University of Northwestern. The next closest ratio is Winona with a little more than two residents per enrolled student and Mankato with more than two and one half residents per student enrolled. If Bethel University and the University of Northwestern achieve their goals for Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 12 of 30 increasing their enrollment, then the current Arden Hills population would be exceeded by more than 4,000 students creating a ratio of about 1:1.4. If Rice Creek Commons were development concurrent with universities’ growth goals, a 1:1 ratio would be maintained. Due to the small ratio of residents to student enrollment, the enrollment growth planned by of Bethel University and University of Northwestern will have a larger impact on the mix of community elements than the other Minnesota communities. EMPLOYMENT USES OF COMMERCIAL AND INDUSTRIAL DISTRICTS For the purposes of this study, all applicable land uses within Arden Hills were assigned a North American Industry Classification System (NAICS) code. The NAICS is used by businesses and governments throughout North America, and is also used for industry information in the United States Census. It is being used within this study so that the land uses within various districts correlate and can be evaluated in the same manner as employment and income by industry. The following discussion will center on the two tables below. The first table is an evaluation of the purpose statements for each individual district. The statements were grouped by topic to show the intended purpose or areas of emphasis of each zoning district. The complete list of each zoning district’s purpose statements is provided in Appendix F. The second table shows which industries (based on NAICS code) are currently allowed in each zoning district. The table breaks down whether the uses are permitted, accessory, conditional, conditional accessory or allowed by Planned Unit Development. The complete list of uses allowed in each zoning district is provided in Attachment G. To evaluate these tables, we have grouped two or three zoning districts together based on overall similarity. This grouping is continued throughout the remaining portions of this study. The discussion will focus on the similarities and differences of each district’s purpose statements and allowed uses. Group 1: Neighborhood Business (NB) & Limited Business (B-1) Purpose Topics: • Residential Transition: Both of these districts discuss residential transition in their purpose statements. Some characteristics of this purpose include: to be located at the edge of residential neighborhoods, to provide goods and services to adjacent residents, and to limit the type, size and intensity of use, so as not to be disruptive to residents nearby. • Pedestrian, Bicycle & Public Transport: This topic is discussed in the purpose statement for NB, but not B-1. Goals include making access safe and convenient to pedestrians and bicyclists, to have connected sidewalks, and access to public transportation. • Sense of Place: Again, this topic is included in the purpose statement for NB, but not B-1. The statement discusses having a public commons so people have a place to gather, as well as to comply with the City’s gateway requirements. Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 13 of 30 Uses Allowed: The uses allowed in the NB and B-1 districts are generally very similar. There are ten industries that are allowed in both districts and only three industry codes that are allowed, in some form, in B-1 but not in NB. These industries include: Transportation and Warehousing; Educational Services; and Arts, Entertainment and Recreation. These three industries typically require larger development areas that would not necessarily fit well within a more residential setting. Group 2: General Business (B-2), Service Business (B-3) and Retail Center District (B-4) Purpose Topics: • Mixed Use District: Of the three districts, only B-2 has encouraging mixed use development where people can live, work and play as a purpose. • Pedestrian, Bicycle & Public Transport: Again, only B-2 has this emphasized in its purpose statement. • Sense of Place: A place to gather and socialize is in the purpose statement of only the B-2 district. • Architectural/Identity Elements: All three districts have this topic in their respective purpose statements. This shows that all districts are meant to be visually attractive, and in some cases, have a distinctive look. • Nuisances/Traffic: Again, all three districts include language in their purpose statements regarding preventing nuisances to neighboring properties and minimizing traffic. • Implementation of City Plans: The City has adopted a guiding plan for the B-2 district, and one of the purposes of the district is to implement that plan. The B-3 and B-4 districts do not have guiding plans. • Flexibility in Land Uses & Site Development Standards: The B-3 district promotes more flexibility in these areas than in other districts in order to achieve the ultimate goals of the district. • Grouping/Critical Mass: All three of these districts emphasize the importance of grouping similar and mutually supportive businesses together. • Business Prosperity: This topic is in the purpose statements of the B-3 and B-4 districts. • Redevelopment: Redevelopment is stated as a priority within the B-3 and B-4 districts. It discusses allowing transitional reuse of buildings until they can be redeveloped and prohibiting uses that would impede redevelopment. • Surrounding Communities: Allowing for uses that serve not only residents, but surrounding communities is a priority in the B-4 district. • Serving the Community and Motorists: Maintaining an adequate supply of different businesses to serve residents, and having businesses with easy access to arterial streets and highways is emphasized in the B-3 district. Uses Allowed: These three districts have fourteen industries that are allowed in all of them. The only industry that is not universally allowed is Real Estate and Rental Leasing, which is only allowed by Conditional Use Permit in B-3. Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 14 of 30 Group 3: Gateway Business (GB) and I-FLEX Purpose Topics: • Architectural/Identity Elements: This topic is present in the purpose statement for the GB district. The GB district is an entry point to the City and highly visible to motorists passing through. • Nuisances/Traffic: Both of the districts emphasize only allowing uses that will not create traffic issues on surrounding roads. • Natural Resources/Environmental Elements: A purpose of the GB district is to protect the site’s natural resources. • Implementation of City Plans: The City has adopted a Comprehensive Development Plan called the I-694/I-35W Plan that pertains to the GB area, and a purpose of the district is to implement that plan. • Flexibility in Land Uses & Site Development Standards: One purpose of the I-FLEX district is to allow flexibility in standards. This item is not present in the GB purpose statement. • Maintain Existing Character: This topic is repeated several times in the purpose statements for the I-FLEX district. The goal is to protect and enhance existing development, while also allowing for new development that fits with the existing character of the area. Uses Allowed: The uses allowed within these two districts are almost identical. The only industry that is allowed in GB and not in I-FLEX is Accommodation and Food Services. Group 4: Limited Industrial (I-1) and General Industrial (I-2) Purpose Topics: • Compatibility with Existing Development/Surrounding Uses: Both of these districts have this element in their purpose statements. This topic aims to mitigate the negative effects that can sometimes accompany industrial uses, and ensure that all the businesses in the district fit well together. • Provides an Area for Industrial Uses to Locate: o For the I-1 district, this refers to keeping the intensity of land utilization lower than in the I-2 district. o For the I-2 district, the intent is to provide an area where more intense industrial uses can locate. Uses Allowed: There are eleven industries that are permitted in both industrial districts. The only industry permitted in the I-1 district that is not permitted in the I-2 district is Arts, Entertainment and Recreation. Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 15 of 30 Commercial and Industrial Zones’ Purpose Statements Table NB B-1 B-2 B-3 B-4 GB I-1 I-2 I-FLEX Residential Transition X X Mixed Use District X Pedestrian, Bicycle & Public Transport X X Sense of Place X X Architectural/Identity Elements X X X X Nuisances/Traffic X X X X X Natural Resources/Environmental Elements X Implementation of City Plans X X Flexibility in Land Uses & Site Development Standards X X Grouping/Critical Mass X X X Business Prosperity X X Compatibility with Existing Development/Surrounding Uses X X Maintain Existing Character X Redevelopment X X Provides an Area for Commercial to Locate X X X Provides an Area for Industrial to Locate X X Surrounding Communities X Serving the Community & Motorists X Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 16 of 30 Commercial and Industrial NAISC Table NAISC # NAISC Classification NB B-1 B-2 B-3 B-4 GB I-1 I-2 I-FLEX 11 Agriculture, Forestry, Fishing and Hunting 21 Mining, Quarrying, and Oil and Gas Extraction 22 Utilities P, C P, C P, C P, C P, C P, C P, C P, C P, C 23 Construction 31-33 Manufacturing C, A C, A C, A P, C P P P, C 42 Wholesale Trade 44-45 Retail Trade P A P, C P, C P, A C, A C, A C, A A 48-49 Transportation and Warehousing A A A A C P, C P, C, CA C 51 Information C, CA C, CA P, CA P, CA P, CA CA CA CA CA 52 Finance and Insurance P P P P P P P P P 53 Real Estate and Rental and Leasing C 54 Professional, Scientific, and Technical Services P, C P P, C P, C P, C P P, C P, C P 55 Management of Companies and Enterprises 56 Administrative and Support and Waste Management and Remediation Services P P, A P P P P P P P 61 Educational Services C C, D C C 62 Health Care and Social Assistance P P P, C, A CA, D P P P P P P 71 Arts, Entertainment, and Recreation P, A P, C P P P P P 72 Accommodation and Food Services C A P, C P, C P, C P, C, A C C 81 Other Services (except Public Administration) C C, A P, C, A P, C, A P, C P, A A 92 Public Administration C C C C C C C C C LEGEND: P Permitted Use; C Conditional Use; A Accessory Use; CA Conditional Accessory Use; D Planned Unit The next section evaluates the economic and employment activity that each of the NAISC industries provides, groups the industries intro three (3) categories based on their economic value to the community, and further proves why condensing the districts would allow for maximum economic utilization. Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 17 of 30 ECONOMIC ACTIVITY FROM COMMERCIAL AND INDUSTRIAL USES The above table illustrates the employment and economic activity for NAISC industry sectors. Due to their building space and workplace irregularities and the context of Arden Hills, the following industries have been excluded from this analysis: Agriculture, Forestry, Fishing and Hunting; Mining, Quarrying, and Oil and Gas Extractions; Utilities; Construction; Management of Companies; and Public Administration. The Minnesota Department of Employment and Economic Development provided the average hourly wages for each of the fourteen (14) industries within the seven-county metropolitan area. Wages were then multiplied by 2,080 hours to calculate the median gross salary for a full-time employee. As the table show, the Information industry has the highest median gross salary of $131,248 and the Accommodation and Food Services industries have the lowest of $19,760. The square foot per employee figures were derived from a similar study conducted in Reno, NV by Economic and Planning Systems Inc. who used national industry averages and norms. These numbers were compared with the City of Rosemount UMore AUAR traffic study, a Kansas DOT Corridor Master Plan, the Institute of Transportation Engineers Trip Generation Manual and architectural guidelines. These studies show that office based employment fields have the least space per employee (250 square feet) while Transportation and Warehousing and Wholesale Trade have the most space per employee (1,500 square feet). The salary per 1,000 square feet for each NAISC classification were calculated by dividing 1,000 by the square foot per employee and then multiplying that number by the median gross salary. A building with an Information industry has the highest median payroll of $524,992 per 1,000 square feet while a building with Accommodation and Food Services industries has the lowest Category NAISC #NAISC Classification Median Wage Median Gross Salary (full-time) Sq. Ft. Per Employee Employees Per 1,000 Sq. Ft. Salary Per 1,000 Sq. Ft. Disposable Income Per 1,000 Sq. Ft. 51 Information 63.10$ 131,248$ 250 4.00 524,992 $ 51,449$ 54 Professional, Scientific, and Technical Services 36.63$ 76,190$ 250 4.00 304,762 $ 29,867$ 52 Finance and Insurance 36.50$ 75,920$ 250 4.00 303,680 $ 29,761$ 53 Real Estate and Rental and Leasing 28.87$ 60,050$ 250 4.00 240,198 $ 23,539$ 56 Administrative and Support**18.62$ 38,730$ 250 4.00 154,918 $ 15,182$ 44-45 Retail Trade 29.35$ 61,048$ 400 2.50 152,620 $ 14,957$ 31-33 Manufacturing 55.26$ 114,941$ 1000 1.00 114,941 $ 11,264$ 62 Health Care and Social Assistance 20.54$ 42,723$ 400 2.50 106,808 $ 10,467$ 71 Arts, Entertainment, and Recreation 24.69$ 51,355$ 600 1.67 85,763$ 8,405$ 81 Other Services (except Public Administration)19.05$ 39,624$ 600 1.67 66,172$ 6,485$ 48-49 Transportation and Warehousing 44.17$ 91,874$ 1500 0.67 61,555$ 6,032$ 61 Educational Services 23.49$ 48,859$ 1000 1.00 48,859$ 4,788$ 42 Wholesale Trade 32.12$ 66,810$ 1500 0.67 44,762$ 4,387$ 72 Accommodation and Food Services 9.50$ 19,760$ 600 1.67 32,999$ 3,234$ Employment and Economic Activity - EDR11* 1 2 3 *Economic Development Region 11 - 7 County Metro **Includes waste management and Remediation Services Sources: MNDEED 2015 & 2016, Institute of Transportation Engineers 2008, Economic & Planning Systems, Inc. August 2016 Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 18 of 30 median payroll of $32,999 per 1,000 square feet. Reviewing these figures, the industries can be divided into three categories: Category 1 generating $200,000 or more of payroll per 1,000 square feet; Category 2 generating between $100,000 and $200,000 of payroll per 1,000 square feet; and Category 3 generating less than $100,000 of payroll per 1,000 square feet. Category 1 industries are technical and professional industries that normally work in an office building. Category 2 industries do not have the same level of commonality. Manufacturing has a high median income ($114,941) but has an average of 1,000 square feet per employee, four times the amount of the area for the average office employee. Health Care and Social Assistance and Retail Trade have lower median incomes ($42,723 and $61,048 respectively) but require less area per employee (400 square feet per employee). Administrative and Support is an office based industry, but its median income ($38,730) is much lower than other office based industries. Category 3 industries are either low wage industries (Arts and Entertainment; Education; or Accommodations and Food Services) or better than average wage jobs requiring a larger area per employee (Transportation and Warehousing or Wholesale Trade). The disposable income figures were calculated by multiplying the salary per 1,000 square foot column by 9.8%, which according to Business Analyst 1 is what the average household spends on food away from home, alcoholic beverages, and entertainment and recreation. The disposable income figure can show potential economic impact on the community, but employees will only spend money in Arden Hills if there are businesses to spend that money in. In other words, Category 1 industries will have their greatest impact on the local economy when there are Category 3 businesses (Arts and Entertainment and Accommodations and Food Services) for those Category 1 employees to spend their disposable income at. 1 Business Analyst is a data processing servicer that used ESRI technologies and US Census data. Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 19 of 30 Economic Impact of the Business and Industrial Zones The following tables illustrate some opportunities within the Arden Hills zoning code for each of the fourteen (14) industry sectors. As stated above, the industries in Category 1 are the most valuable for a local economy in terms of salary based on building square footage. In general, if a city chooses to attract Category 1 and Category 2 industries, Category 3 industries will generally follow based on market forces. This table illustrates the permitted or conditional uses allowed within the transitional neighborhood/business zones (Neighborhood Business District and B-1 District). These zones currently permit ten (10) of the fourteen (14) industries and three (3) of the four (4) industries within Category 1. The difference in economic impact is only in the Category 3 industries which have the lowest overall impact. NAISC Classification Salary/1,000 Sq. Ft.NAISC Classification Salary/1,000 Sq. Ft. Information $524,992 Information $524,992 Professional, Scientific, and Technical Services $304,762 Professional, Scientific, and Technical Services $304,762 Finance and Insurance $303,680 Finance and Insurance $303,680 NA NA NA NA Administrative and Support $154,918 Administrative and Support $154,918 Retail Trade $152,620 NA NA NA NA NA NA Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 NA NA NA NA NA NA Arts, Entertainment, and Recreation $85,763 Other Services (except Public Administration)$66,172 Other Services (except Public Administration)$66,172 NA NA Educational Services $48,859 Accommodation and Food Services $32,999 NA NA 3 Transitional Neighborhood/Business Zones NB B-1Category 1 2 Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 20 of 30 This table illustrates the permitted or conditional uses allowed within the business zones (B-2 District, B-3 District, and B-4 District). These zones currently permit twelve (12) of the fourteen (14) industries and all four (4) Category 1 industries. There is one difference in the Category 1 industries (Real Estate is only allowed in the B-3 District) and no difference in Category 2 industries. All three of the districts currently support the types of Category 3 businesses where employees tend to spend disposable income. NAISC Classification Salary/1,000 Sq. Ft.NAISC Classification Salary/1,000 Sq. Ft.NAISC Classification Salary/1,000 Sq. Ft. Information $524,992 Information $524,992 Information $524,992 Professional, Scientific, and $304,762 Professional, Scientific, and $304,762 Professional, Scientific, and $304,762 Finance and Insurance $303,680 Finance and Insurance $303,680 Finance and Insurance $303,680 NA NA Real Estate and Rental and Leasing $240,198 NA NA Administrative and Support $154,918 Administrative and Support $154,918 Administrative and Support $154,918 Retail Trade $152,620 Retail Trade $152,620 Retail Trade $152,620 Manufacturing $114,941 Manufacturing $114,941 Manufacturing $114,941 Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 NA NA NA NA NA NA Arts, Entertainment, and Recreation $85,763 Arts, Entertainment, and Recreation $85,763 Arts, Entertainment, and Recreation $85,763 Other Services (except Public Administration)$66,172 Other Services (except Public Administration)$66,172 Other Services (except Public $66,172 Educational Services $48,859 Educational Services $48,859 Educational Services $48,859 Accommodation and Food Services $32,999 Accommodation and Food Services $32,999 Accommodation and Food Services $32,999 3 Business Zones B-2 B-3 B-4 Category 1 2 Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 21 of 30 This table illustrates the permitted or conditional uses allowed within the industrial zones (Gateway Business District, I-1 District, I-2 District, and I-Flex District). These zones currently permit ten (10) of the fourteen (14) industries and two (2) of the four (4) Category 1 industries. There are no differences in Category 1 business and only one difference in Category 2 industries (Retail Trade is not allowed in the I-Flex District). Spending by College Students There is an economic impact of college and university students that is not tied to employment income. Students do purchase products off-campus and within the community. A 2012 study prepared for Brown University states that the average Brown University student in 2009 spent $3,300 ($3,622 in 2015 dollars) on off-campus miscellaneous personal expenses. A 2005 survey of Central Michigan University found that students spent on average of $842 ($1,014 in 2015 dollars) on food outside of a grocery store. A 2004 study of student spending of Claremout Graduate University found that students spent an average of $660 ($822 in 2015 dollars) on dining. ESRI Business Analyst finds that the average resident in Ramsey County spends 4.7% of their income on food away from home. This results in the average professional, scientific, and technical services employee spending an average of $3,581 on food away from home. Employees within Category 1 businesses spend significantly more on food away for home than the college and university students. NAISC Classification Salary/1,000 Sq. Ft. NAISC Classification Salary/1,000 Sq. Ft. NAISC Classification Salary/1,000 Sq. Ft. NAISC Classification Salary/1,000 Sq. Ft. NA NA NA NA NA NA NA NA Professional, Scientific, and $304,762 Professional, Scientific, and $304,762 Professional, Scientific, and $304,762 Professional, Scientific, and $304,762 Finance and Insurance $303,680 Finance and Insurance $303,680 Finance and Insurance $303,680 Finance and Insurance $303,680 NA NA NA NA NA NA NA NA Administrative and Support $154,918 Administrative and Support $154,918 Administrative and Support $154,918 Administrative and Support $154,918 Retail Trade $152,620 Retail Trade $152,620 Retail Trade $152,620 NA NA Manufacturing $114,941 Manufacturing $114,941 Manufacturing $114,941 Manufacturing $114,941 Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 Transportation and Warehousing $61,555 Transportation and Warehousing $61,555 Transportation and Warehousing $61,555 Transportation and Warehousing $61,555 Arts, Entertainment, and Recreation $85,763 Arts, Entertainment, and Recreation $85,763 NA NA Arts, Entertainment, and Recreation $85,763 Other Services (except Public $66,172 NA NA NA NA NA NA NA NA NA NA NA NA NA NA Accommodation and Food Services $32,999 Accommodation and Food Services $32,999 Accommodation and Food Services $32,999 NA NA I-1 I-2 Industrial Zones 1 2 3 I-FLEX Category GB Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 22 of 30 ANALYSIS OF COMMERCIAL AND INDUSTRIAL PARCELS AND BUILDINGS Understanding the status and characteristics of a community’s commercial and industrial properties can serve as an accurate approximation for the health of a community’s business climate. The follow tables illustrate Arden Hills’ economic development health and vitality. 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 B-1 land includes the northwest corner of the North Heights Lutheran Church property, which would not have its own access and contains wetlands. the vacant NB land includes the collection of small parcels on the east 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. Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 23 of 30 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.) 982,138 584,486 317,706 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 Arden Bowl) and the high number of vacant buildings indicates that there is an opportunity to bring in new businesses through new development and redevelopment. Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 24 of 30 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.) 780,227 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 vacant, most of which is visible from I-694. 23% of the I-1 district is vacant, but the majority of that land (31 acres) is where the Land O’Lakes expansion currently being constructed. The vacant parcel in the I-2 district is an abandoned railroad right-of-way Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 25 of 30 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 larger 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 tables above list the buildings available for sale or lease in each of the three (3) district groups. • As stated earlier, the B2 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. Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 26 of 30 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. PROPERTY TAXES OF COMMERCIAL AND INDUSTRIAL PROPERTIES Property Building Area (Sq. Ft.) Building Value Building Value per Sq. Ft. Land Area (Sq. Ft.) Land Value Land Value per Sq. Ft. 3585 Lexington Ave. N 14,594 $1,131,200 $77.51 73,508 $1,102,300 $15.00 1160 County Rd. E 10,840 $591,700 $54.58 47,916 $383,300 $8.00 Cub- 3717 Lexington Ave. N 70,981 $3,295,900 $46.43 219,107 $2,737,100 $12.49 4001 Lexington Ave. 284,650 $9,160,700 $32.18 723,096 $4,339,300 $6.00 4300 Round Lake Rd. 174,126 $5,053,800 $29.02 551,034 $2,755,200 $5.00 Intl Paper- 1300 Red Fox Rd. 199,939 $3,214,100 $16.08 524,027 $2,934,600 $5.60 3796 Dunlap St. 46,690 $739,500 $15.84 124,582 $996,700 $8.00 Flahertys- 1273 County Rd. E 44,297 $525,200 $11.86 68,389 $547,100 $8.00 To determine the potential implications of commercial or industrial property becoming tax exempt, property tax rates and values of several commercial and industrial properties within Arden Hills were evaluated. Building values vary widely, such as a low of about $12 per square foot for Flaherty’s Arden Bowl to about $78 per square foot for Walgreens at County Road E and Lexington Avenue. The building value takes into account the condition of the building and building class, which can explain the variation. Class A office space would be expected to be valued higher than an industrial building. Overall property values are more consistent, such as about $5 per square foot for properties within the Gateway Business district, to about $15 per square foot for the land at the Walgreen’s site. Though the variation is not as large as with Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 27 of 30 building value, commercial and industrial land value per square foot does vary based on where it is located and what uses can be constructed on it. Property Total Property Value Total Property Taxes Paid in 2017 Total Arden Hills Property Taxes Paid in 2017 Property Taxes per $1,000 Value Arden Hills Property Taxes per $1,000 Value 3585 Lexington Ave. N $2,233,500 $81,348.07 $7,646.03 $36.42 $3.42 1160 County Rd. E $975,000 $34,768.00 $3,263.69 $35.66 $3.35 Cub- 3717 Lexington Ave. N $6,033,000 $221,932.00 $20,871.94 $36.79 $3.46 4001 Lexington Ave. $13,500,000 $498,236.00 $46,866.91 $36.91 $3.47 4300 Round Lake Rd. $7,809,000 $300,116.00 $27,054.83 $38.43 $3.46 Intl Paper- 1300 Red Fox Rd. $6,148,700 $226,214.00 $21,274.94 $36.79 $3.46 3796 Dunlap St. $1,736,200 $64,246.00 $6,044.11 $37.00 $3.48 Flahertys- 1273 County Rd. E $1,072,300 $39,720.00 $3,602.47 $37.04 $3.36 Despite the variation of commercial and industrial building and property values, the amount of taxes paid per $1,000 of property value is consistent at about $36.90 of total property taxes paid in 2017 per $1,000 of value and about $3.45 of property taxes paid to Arden Hills in 2017 per $1,000 of value. Regardless of the type of commercial or industrial property that would be acquired by Bethel University or the University of Northwestern, this property tax revenue would be lost. Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 28 of 30 RECOMMENDATIONS 1. Higher Education Use Moratorium: Upon reviewing the Bethel University and University of Northwestern CMPs and interviews with the administrations of the Universities, the Universities are looking to expand their non-traditional student populations. Non-traditional students are students that do not live on college campuses and often are older and are employed with full-time positions. Evaluating how other communities regulate higher education uses, several of them address the traditional and non-traditional students through two different land uses: Higher Education, Campus and Higher Education, Classroom/Office. • “Higher Education, Campus” definition would describe the uses expected from a traditional four-year, undergraduate institution. • “Higher Education, Classroom/Office” use is intended for classroom space that is becoming more common for off-campus continuing or graduate level education and other higher education uses that function similarly to a traditional office use. • Higher Education, Classroom/Office Additional Conditional Use Criteria: A. No more than 25% of the total building area within the B-2 zoning district shall be occupied by Higher Education, Classroom/Office uses. B. Any Higher Education, Classroom/Office use shall provide benefits and have impacts to the B-2 district similar to an office use. C. The Higher Education, Classroom/Office use shall not generate any hazardous wastes, shall not result in any outdoor storage, and shall not require any mechanical or HVAC equipment that would not typically be required by a traditional office building. • INST – Institutional Zoning District: Purpose of the INST Institutional District: A. To establish areas for the post-secondary education of general public. B. To establish areas for the training of well educated and talented workforce. C. To provide for the ability of the post-secondary students to live and have their daily needs met on the campus of the post-secondary education institution. D. To provide the opportunity for athletic programs to be created for the post- secondary students while providing opportunities for the general public to experience these athletic programs. Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 29 of 30 2. 2040 Comprehensive Plan: Evaluating the economic activity and available land and buildings in the commercial and industrial zoning districts, several issues have appeared that could have further review within the 2040 Comprehensive Plan update. These issues include: • Developable GB Properties: There is about 35 acres of land in the Gateway Business District with visibility from I-694 that is undeveloped. There are some wetlands and woodland that may influence the development, but considerate design may mitigate most impacts of development. The proper guidance and zoning of these properties should be considered within the 2040 Comprehensive Plan. • Properties and businesses within the B-4: Retail Center zoning district: There are no undeveloped parcels in the B-4 zoning district and all the buildings are occupied. The properties are not generally retail in nature and therefore do not achieve the purpose statements of the B-4 zoning district. The businesses are mostly wholesale sales, office/warehouse, light manufacturing, or repair orientated that are more typically industrial uses. The proper guidance and zoning of these properties should be considered within the 2040 Comprehensive Plan. • Undeveloped NB: Neighborhood Business zoning district properties: There are a number undeveloped NB properties on Cleveland Avenue south of County Road E-2 and the former City Hall/Public Works site south of Highway 96. The size, shape and proximity to residential uses limits the redevelopment opportunities. Medium density residential development is located next to both areas and additional medium density residential land is required to meet the Metropolitan Council affordable housing requirements between 2020 and 2030. The proper guidance and zoning of these properties should be considered within the 2040 Comprehensive Plan. • Employment zones versus consumer zones: The uses allowed in all the existing industrial zones and most of the commercial zones would allow for high economic activity uses adjacent to low economic activity uses. The uses allowed in some industrial zoning districts could be limited to create high economic activity districts and some commercial zoning districts could be limited to create consumer orientated zoning districts. This employment versus consumer activity should be considered within the 2040 Comprehensive Plan. Dr a f t 0 8 / 0 2 / 2 0 1 7 _________________________________________________________________________________________ Page 30 of 30 APPENDIXES Dr a f t 0 8 / 0 2 / 2 0 1 7 APPENDIX A Dr a f t 0 8 / 0 2 / 2 0 1 7 1 Benson Great Hall 2 Lundquist Community Life Center 3 Academic Center (AC) 4 Brushaber Commons (BC) 5 Clauson Center (CC) 6 Hagstrom Center (HC) 7 Robertson Physical Education Center (RC) 8 Heritage Residence Hall 9 Edgren Residence Hall 10 Bodien Residence Hall 11 Getsch Residence Hall 12 Sports and Recreation Center (SRC) EXISTING A Lake Valentine B Ona Orth Athletic Complex C Hargis Park D Field Sports E Royal Stadium F West Parking Lot G Heritage Hall Parking Lot H SoHo Parking Lot I East Parking Lots 13 Facilities 14 Arden Village East Townhouses 15 Nelson Residence Hall 16 Lissner Residence Hall 17 Scandia Church 18 Seminary Complex 19 Chalberg Residence Hall 20 Turnwall Residence Hall 21 Danielson Residence Hall 22 Wessman Residence Hall 23 Widen Residence Hall 24 Wingblade Residence Hall and Campus Child Development Center (CDC) 1 K 11 2 B L 12 3 C 13 D N E 6 F 26 G Q 27 8 H R 28 929 29 10 J APPENDIX B Dr a f t 0 8 / 0 2 / 2 0 1 7 PROPOSED FUTURE J Track K Multi-Purpose Turf Field L Bethel Drive Redesign M Courtyard N Parking Garage (Option 1) O Parking Garage (Option 2) P Parking Lot Q Lake Valentine Foot/Bike Path R Ring Road and Bridge 25 Wellness Center 26 Business and Economics 27 HC Expansion 28 Edgren-Bodien Connector 29 SRC Expansion 30 Nelson Residence Hall Additions 31 Science Center 32 Seminary Addition 33 Residence Hall 34 Learning Commons/Library Campus Master Plan A 21 31 22 32 M 23 33 4 14 24 34 5 O 15 P 16 26 7 17 18 I 19 30 25 20 North Dr a f t 0 8 / 0 2 / 2 0 1 7 APPENDIX C Dr a f t 0 8 / 0 2 / 2 0 1 7 Commercial Districts Industrial Districts Public/Institutional/ Educational Mixed Use /Downtown Residential Agricultural Roseville Student Housing Permitted (3/4) College (campus)Permitted (2/4)Conditional (1/1) College (office based)Permitted (3/4)Permitted (2/2)Not permitted Permitted (4/4) Shoreview Adult & continuing education and secondary level learning centers Permitted (1/4) New Brighton Vocational or trade schools, public or private Special Use (1/4) Business colleges and private trade schools Special Use (2/4) Colleges Special Use (1/4) Mounds View Educational or instructional facilities Permitted (3/4) White Bear Lake Civic/institutional & transportation uses Permitted (1/7) Trade Schools Permitted (5/7) Brooklyn Park For profit business, trade or non-academic colleges Permitted (4/5) Public or private post-secondary institutions Permitted (1/1) Inver Grove Heights Business or trade school Conditional (1/5)Conditional (1/2)Conditional (1/1) Higher education facilities Permitted (1/1) Rosemount Business, trade and vocational schools Permitted (1/3) Colleges or universities Permitted (1/1) Eden Prairie Public & private school Permitted (1/1) Anoka Trade schools, vocational schools Conditional (2/6) Universities Conditional (2/6) Trade Schools Permitted (1/3) Coon Rapids Schools & colleges Permitted (1/2)Conditional (3/4) St. Cloud Dormitory Permitted (3/5)Permitted (2/10) Vocational Training Permitted (3/5) University Permitted (1/10) Mankato Dormitories Permitted-overlay district (1/1) Universities & colleges Permitted- overlay district (1/1) St. Peter College/university facilities Conditional (3/5)Permitted (1/1)Conditional (3/5) Secondary educational facilities Conditional (1/5) Evaluation of Other Cities' Zoning Districts for Higher Education APPENDIX D Dr a f t 0 8 / 0 2 / 2 0 1 7 Commercial Districts Industrial Districts Public/Institutional/ Educational Mixed Use /Downtown Residential Agricultural New Ulm Institutions of a religious, educational, charitable or philanthropic nature Permitted (2/3)Permitted (1/4) Schools: Music, dance and business Permitted (1/3) Business, commercial, trade schools Permitted (1/3) Northfield College related offices Permitted (1/3) Dormitories/residences halls Permitted (1/3)Pre-Existing Use (1/4) Institutions of higher ed.- College, seminary or university Conditional (2/5) Permitted/Conditional (1/3)Pre-Existing Use (1/4)Permitted (1/1) Winona Trade or business schools Permitted (1/4) Dormitories, libraries, classrooms, offices, dining facilities, other public gathering facilities, stores open to the public, athletic and auditorium facilities and other college-related facilities Permitted -overlay district (1-1) Minneapolis School, vocational or business Permitted/Conditional (5/5)Permitted (3/3)Permitted (6/7) College or university Conditional (5/7) St. Paul College, university, seminary, etc.Permitted (7/7) Permitted/Conditional (3/5) Trade school, art school, dance school Permitted (7/7) Permitted/Conditional (3/5) Bloomington College or university Conditional (5/10) Permitted/Condition al (2/2)Conditional (7/9) Post-secondary institutions Conditional (1/10) Dr a f t 0 8 / 0 2 / 2 0 1 7 Name Type City Generalized Zoning District Zoning District Not Permitted/Conditional Use Minneapolis Business College For-profit Roseville Commercial Office/Business Park National American University For-profit Roseville Commercial Office/Business Park Normandale Community College Public Bloomington Residential R-1 Rassmussen For-profit Bloomington Commercial CS-1 Northwestern Health Sciences University Private Bloomington Residential R-1 North Hennepin Community College Public Brooklyn Park Public/Institutional/Educational Public Institution Hennepin Technical College Public Brooklyn Park Industrial General Industrial X Rasmussen For-profit Brooklyn Park Public/Institutional/Educational Public Institution Inver Hills Community College Public Inver Grove Heights Public/Institutional/Educational Institutional Dakota County Technical College Public Rosemount Public/Institutional/Educational Public and Institutional Hennepin Technical College Public Eden Prairie Agricultural Rural X Anoka Technical College Public Anoka Industrial Light Industrial Anoka-Ramsey Community College Public Coon Rapids Residential Low Density Residential 1 St. Cloud State University Public St. Cloud Residential Multifamily Residential St. Cloud Technical and Community College Public St. Cloud Residential Single Family Residential X Minnesota State University Mankato Public Mankato Residential Office Residential Bethany Lutheran College Private Mankato Residential Office Residential, Institutional Overlay Rasmussen For-profit Mankato Residential Office Residential Gustavus Adolphus College Private St. Peter Public/Institutional/Educational Educational/Institutional Martin Luther College Private New Ulm Residential Single Family Residential X Carleton College Private Northfield Public/Institutional/Educational College Development St. Olaf College Private Northfield Public/Institutional/Educational College Development Winona State University Public Winona Residential One to Four Family Residence, WSU Campus Overlay St. Mary's University Private Winona Residential Residential Suburban X Minnesota State College Southeast Public Winona Residential Residential Suburban, General Business University of Minnesota Public Minneapolis Various: Residential Institutional Office Residence X Industrial Light Industrial X Residential High Density Office Residence X Public/Institutional/Educational Community Activity Center X Commercial Neighborhood Commercial X Commercial Neighborhood Corridor Commercial X Augsburg Private Minneapolis Residential Institutional Office Residence Minneapolis Community and Technical College Public Minneapolis Residential Institutional Office Residence, Community Activity Center College of Art and Design Private Minneapolis Residential Institutional Office Residence Capella University For-profit Minneapolis Commercial Downtown Business Dunwoody For-profit Minneapolis Industrial Limited Industrial Art Institutes For-profit Minneapolis Commercial Downtown Service St. Thomas Private St. Paul Residential Single Family Residential St. Catherine Private St. Paul Residential Single Family Residential Macalester Private St. Paul Residential Single Family Residential Concordia Private St. Paul Residential Two Family Residential McNally Smith For-profit St. Paul Public/Institutional/Educational Capitol Area Jurisdiction X St. Paul College Public St. Paul Residential Multifamily Residential Institutions of Higher Education APPENDIX E Dr a f t 0 8 / 0 2 / 2 0 1 7 1 Purpose Statements Residential Transition (NB & B‐1) To be located at the edge of residential neighborhoods (NB) To provide a limited range of over‐the‐counter, convenience, retail and service uses to accommodate the needs of the adjacent residents (NB) To place limitations on the type, size and intensity of uses within this district, given its proximity to residential uses. (NB) To ensure adequate buffering is provided on these sites for the adjacent residential uses (NB) To provide a district which is related to and may reasonably adjoin high density or other residential districts (B‐1) To establish a business district in which there is limited contact with the public and no exterior display or selling of merchandise to the general public (B‐1) Mixed Use District (B‐2) To be a place in which people can live, work and play (B‐2) Pedestrian, Bicycle and Public Transport (NB & B‐2) To place emphasis on convenience for pedestrian, bicycle and public transportation access to the use (NB) To create a compact, architecturally diverse, pedestrian‐ and bicycle‐friendly community1 with a distinct identity (B‐2) To provide a connected sidewalk system1 and places for people to gather and socialize (B‐2) Sense of Place (NB & B‐2) To accommodate, where possible, a public commons giving residents a place to gather and interact with one another (NB) To require, where applicable, compliance with the City’s gateway requirements (NB) To provide a connected sidewalk system and places for people to gather and socialize1 (B‐2) Architectural/Identity Elements (B‐2, B‐3, B‐4 & GB) To create a compact, architecturally diverse, pedestrian‐ and bicycle‐friendly community with a distinct identity1 (B‐2) To implement design standards to promote an attractive environment with lasting and sustainable value (B‐2) To establish a high standard of development and design that produces a positive visual image1 and minimizes the effects of traffic congestion, noise, odor and glare (B‐3) 1Bold denotes that the statement is repeated under two topics. The bolded text is the portion of the statement that applies to the topic above. APPENDIX F Dr a f t 0 8 / 0 2 / 2 0 1 7 2  To produce a positive visual image by establishing a high standard of design and development (B‐4)  To allow only development that will create an attractive environment and a positive image for this site, which is one of the most visible in the community and represents the City’s last major development site (GB)  To promote high quality, unified, large‐scale development in a manner similar to a planned unit development (GB) Nuisances/Traffic (B‐2, B‐3, B‐4, GB & I‐FLEX)  To minimize the effects of traffic congestion, noise, odor, glare and similar safety problems (B‐2)  To establish a high standard of development and design that produces a positive visual image and minimizes the effects of traffic congestion, noise, odor and glare1 (B‐3)  To ensure acceptable traffic operations on local streets (B‐3)  To alleviate potential traffic congestion on local streets by the design of the circulation pattern and arrangement of uses (B‐4)  To allow development that will ensure reasonable traffic operation on the internal and surrounding transportation systems (GB)  To permit only those uses that will have traffic generation characteristics that are compatible with existing development in the district and that will ensure reasonable traffic operation on streets in the vicinity (I‐FLEX) Natural Resources/Environmental Elements (GB)  To protect the site’s natural resources (GB) Implementation of City Plans (B‐2 & GB)  To implement the plan known as the “Guiding Plan for the B‐2 District,” which was adopted by the City Council on October 27, 2008 (B‐2)  To implement that part of Arden Hills Comprehensive Development Plan known as the I‐694/I‐ 35W Plan (GB)  To take full advantage of the site’s location as documented and described in the NE I‐694/I‐35W Plan (GB)  To promote flexibility in land uses and development standards to achieve the objectives of the I‐ 694/I‐35W Plan (GB) Flexibility in Land Uses and Site Development Standards (B‐3 & I‐FLEX)  To promote flexibility in land uses and site development standards to achieve the purposes of the district (B‐3)  To promote flexibility in land uses and site development standards to achieve the objectives of the I‐FLEX District (I‐FLEX) Dr a f t 0 8 / 0 2 / 2 0 1 7 3 Grouping/Critical Mass (B‐2, B‐3 & B‐4)  To group compatible retail and service business uses that tend to draw trade that is naturally interchangeable and promotes business prosperity (B‐2)  To encourage grouping of compatible and mutually supportive business uses and services (B‐3)  To provide an integrated retail trade center that groups compatible retail uses in one or more multiple‐occupancy buildings. Free standing, single‐occupancy buildings will be allowed if planned and constructed as part of a unified development that contains a retail center or is developed after such a retail center is developed (B‐4)  To encourage grouping of uses that are mutually supportive and have similar requirements for vehicular and pedestrian accessibility and exposure (B‐4) Business Prosperity (B‐3 & B‐4)  To promote business prosperity (B‐3) To promote business prosperity by creating an attractive and functional retail center (B‐4)Compatibility with Existing Development/Surrounding Uses (I‐1 & I‐2)  To allow only those types and intensities of industrial uses that do not detract from the surrounding area (I‐1)  To present the least deleterious effect to adjacent, less intensive land uses (I‐2) Maintain Existing Character (I‐FLEX)  To preserve, protect, enhance and perpetuate existing development in the district (I‐FLEX)  To attract new development that is compatible with existing development in the district in terms of use, performance, character, quality and appearance of buildings and sites (I‐FLEX)  To encourage new site development that will be compatible with existing site development standards of existing development in the district (I‐FLEX) Redevelopment (B‐3 & B‐4)  To allow a transitional reuse of existing buildings until market conditions warrant redevelopment (B‐3)  To enhance redevelopment potential by prohibiting uses that would impede redevelopment (B‐ 3)  To allow transitional uses that will allow an orderly phasing out of existing uses and development that are not appropriate in a contemporary retail center and a phasing in of uses and development as warranted by market conditions (B‐4) Provides an Area for Commercial (office, retail) to Locate (B‐1, B‐2 & B‐3)  To establish areas for the location and development of administrative office buildings and related office uses which are subject to more restrictive controls (B‐1) Dr a f t 0 8 / 0 2 / 2 0 1 7 4  To provide an adequate supply of businesses and professional service areas to meet the needs of the residents (B‐2)To provide locations for uses that may be incompatible with retail centers, thereby keeping the retail centers compact and convenient (B‐3) Provides an Area for Industrial to Locate (I‐1 & I‐2)  To maintain performance standards to keep the intensity of land utilization lower than in the general Industrial District (I‐1)  To provide an area where more intensive light industrial land uses may locate (I‐2)  Surrounding Communities (B‐4)To meet retail shopping needs of the surrounding community by providing a district that will accommodate a wide range of retail goods and services (B‐4) Serving the Community and Motorists (B‐3)  To accommodate an adequate supply of businesses and services that serve the community and motorists traveling through the community with a broad range of services and goods (B‐3)  To keep services in close proximity to arterial streets or highways in areas that are appropriately designated on the Comprehensive Plan (B‐3) Dr a f t 0 8 / 0 2 / 2 0 1 7 NA I S C Cl a s s i f i c a t i o n S a l a r y / 1 , 0 0 0 Sq . Ft . N A I S C Cl a s s i f i c a t i o n S a l a r y / 1 , 0 0 0 Sq . Ft . N A I S C Cl a s s i f i c a t i o n Sa l a r y / 1 , 0 0 0 Sq . Ft . NA I S C Cl a s s i f i c a t i o n Sa l a r y / 1 , 0 0 0 Sq . Ft . NA I S C Cl a s s i f i c a t i o n Sa l a r y / 1 , 0 0 0 Sq . Ft . NA I S C Cl a s s i f i c a t i o n Sa l a r y / 1 , 0 0 0 Sq . Ft . NAISC Classification Salary/1,000 Sq. Ft.NAISC Classification Salary/1,000 Sq. Ft.NAISC Classification Salary/1,000 Sq. Ft. In f o r m a t i o n $5 2 4 , 9 9 2 In f o r m a t i o n $5 2 4 , 9 9 2 In f o r m a t i o n $ 5 2 4 , 9 9 2 I n f o r m a t i o n $ 5 2 4 , 9 9 2 I n f o r m a t i o n $ 5 2 4 , 9 9 2 NA NA NA NA NA NA NA NA Pr o f e s s i o n a l , Sc i e n t i f i c , an d Te c h n i c a l Se r v i c e s $3 0 4 , 7 6 2 Pr o f e s s i o n a l , Sc i e n t i f i c , an d Te c h n i c a l Se r v i c e s $3 0 4 , 7 6 2 Pr o f e s s i o n a l , Sc i e n t i f i c , an d Te c h n i c a l Se r v i c e s $3 0 4 , 7 6 2 Pr o f e s s i o n a l , Sc i e n t i f i c , an d Te c h n i c a l Se r v i c e s $3 0 4 , 7 6 2 Pr o f e s s i o n a l , Sc i e n t i f i c , an d Te c h n i c a l Se r v i c e s $3 0 4 , 7 6 2 Pr o f e s s i o n a l , Sc i e n t i f i c , an d Te c h n i c a l Se r v i c e s $3 0 4 , 7 6 2 Professional, Scientific, and Technical Services $304,762 Professional, Scientific, and Technical Services $304,762 Professional, Scientific, and Technical Services $304,762 Fi n a n c e an d In s u r a n c e $3 0 3 , 6 8 0 F i n a n c e an d In s u r a n c e $3 0 3 , 6 8 0 Fi n a n c e an d In s u r a n c e $ 3 0 3 , 6 8 0 F i n a n c e an d In s u r a n c e $ 3 0 3 , 6 8 0 F i n a n c e an d In s u r a n c e $ 3 0 3 , 6 8 0 F i n a n c e an d In s u r a n c e $ 3 0 3 , 6 8 0 F i n a n c e and Insurance $303,680 Finance and Insurance $303,680 Finance and Insurance $303,680 NA NA NA NA NA NA Re a l Es t a t e an d Re n t a l an d L e a s i n g $2 4 0 , 1 9 8 NA NA NA NA NA NA NA NA NA NA Ad m i n i s t r a t i v e an d Su p p o r t $1 5 4 , 9 1 8 Ad m i n i s t r a t i v e an d Su p p o r t $1 5 4 , 9 1 8 Ad m i n i s t r a t i v e an d Su p p o r t $1 5 4 , 9 1 8 Ad m i n i s t r a t i v e an d Su p p o r t $1 5 4 , 9 1 8 Ad m i n i s t r a t i v e an d Su p p o r t $1 5 4 , 9 1 8 Ad m i n i s t r a t i v e an d Su p p o r t $1 5 4 , 9 1 8 Administrative and Support $154,918 Administrative and Support $154,918 Administrative and Support $154,918 Re t a i l Tr a d e $1 5 2 , 6 2 0 NA NA Re t a i l Tr a d e $ 1 5 2 , 6 2 0 R e t a i l Tr a d e $ 1 5 2 , 6 2 0 R e t a i l Tr a d e $ 1 5 2 , 6 2 0 R e t a i l Tr a d e $ 1 5 2 , 6 2 0 R e t a i l Trade $152,620 Retail Trade $152,620 NA NA NA NA NA NA Ma n u f a c t u r i n g $ 1 1 4 , 9 4 1 Ma n u f a c t u r i n g $1 1 4 , 9 4 1 Ma n u f a c t u r i n g $1 1 4 , 9 4 1 Ma n u f a c t u r i n g $1 1 4 , 9 4 1 Manufacturing $114,941 Manufacturing $114,941 Manufacturing $114,941 He a l t h Ca r e an d So c i a l As s i s t a n c e $1 0 6 , 8 0 8 He a l t h Ca r e an d So c i a l As s i s t a n c e $1 0 6 , 8 0 8 He a l t h Ca r e an d So c i a l As s i s t a n c e $1 0 6 , 8 0 8 He a l t h Ca r e an d So c i a l As s i s t a n c e $1 0 6 , 8 0 8 He a l t h Ca r e an d So c i a l As s i s t a n c e $1 0 6 , 8 0 8 He a l t h Ca r e an d So c i a l As s i s t a n c e $1 0 6 , 8 0 8 Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 NA NA NA NA NA NA NA NA NA NA Tr a n s p o r t a t i o n an d Wa r e h o u s i n g $6 1 , 5 5 5 Transportation and Warehousing $61,555 Transportation and Warehousing $61,555 Transportation and Warehousing $61,555 NA NA Ar t s , En t e r t a i n m e n t , an d Re c r e a t i o n $8 5 , 7 6 3 Ar t s , En t e r t a i n m e n t , an d Re c r e a t i o n $8 5 , 7 6 3 Ar t s , En t e r t a i n m e n t , an d Re c r e a t i o n $8 5 , 7 6 3 Ar t s , En t e r t a i n m e n t , an d Re c r e a t i o n $8 5 , 7 6 3 Ar t s , En t e r t a i n m e n t , an d Re c r e a t i o n $8 5 , 7 6 3 Arts, Entertainment, and Recreation $85,763 NA NA Arts, Entertainment, and Recreation $85,763 Ot h e r Se r v i c e s (e x c e p t Pu b l i c Ad m i n i s t r a t i o n ) $6 6 , 1 7 2 Ot h e r Se r v i c e s (e x c e p t Pu b l i c Ad m i n i s t r a t i o n ) $6 6 , 1 7 2 Ot h e r Se r v i c e s (e x c e p t Pu b l i c Ad m i n i s t r a t i o n ) $6 6 , 1 7 2 Ot h e r Se r v i c e s (e x c e p t Pu b l i c Ad m i n i s t r a t i o n ) $6 6 , 1 7 2 Ot h e r Se r v i c e s (e x c e p t Pu b l i c Ad m i n i s t r a t i o n ) $6 6 , 1 7 2 Ot h e r Se r v i c e s (e x c e p t Pu b l i c Ad m i n i s t r a t i o n ) $6 6 , 1 7 2 NA NA NA NA NA NA NA NA Ed u c a t i o n a l Se r v i c e s $ 4 8 , 8 5 9 E d u c a t i o n a l Se r v i c e s $4 8 , 8 5 9 E d u c a t i o n a l Se r v i c e s $ 4 8 , 8 5 9 E d u c a t i o n a l Se r v i c e s $ 4 8 , 8 5 9 NA NA NA NA NA NA NA NA Ac c o m m o d a t i o n an d Fo o d Se r v i c e s $3 2 , 9 9 9 NA NA Ac c o m m o d a t i o n an d Fo o d Se r v i c e s $3 2 , 9 9 9 Ac c o m m o d a t i o n an d Fo o d Se r v i c e s $3 2 , 9 9 9 Ac c o m m o d a t i o n an d Fo o d Se r v i c e s $3 2 , 9 9 9 Ac c o m m o d a t i o n an d Fo o d Se r v i c e s $3 2 , 9 9 9 Accommodation and Food Services $32,999 Accommodation and Food Services $32,999 NA NA Bu s i n e s s Zo n e s Industrial Zones I ‐1I ‐2 3 Tr a n s i t i o n a l Ne i g h b o r h o o d / B u s i n e s s Zo n e s I ‐FLEX NB B ‐1B ‐2B ‐3 2 B ‐4G B Ca t e g o r y 1 A PPENDIX G Draft 08/02/2017 1320.05 Land Use Chart. (revised 11125113) Zoning Districts: Uses: R-1 R-2 R-3 R-4 NB B-1 B-2 B-3 B-4 CC GB 1-1 1-2 FLEX POS Antenna,Dish or Tower CA CA CA CA CA CA CA CA CA CA CA CA I CA CA CA CA Boarding house C C ! C C C m Brew pub C ` C C Business service A i P P P C P P P P Ginic,medical office P P P P P C P iij P ,. P P Club or lodge(non-profit) P P P C Club,sports&fitness A P P P C P P P Commercial recreation-indoor P P P P Daycare Facility,over 10 P P P P P P P P P Daycare,family- 10 or less A A A A A A Daycare,group farrily-14 or less CA I CA CA CA CA CA Dog kennel Dog run A A A Drive-up windows C C C A Dry cleaning&laundry,pick-up station C A A A Dry cleaning&laundry,self-service C C C NOMElaundry Dwelling: density zoning D D D D Dwelling: multiple family C C C C C C Dwelling: single-family attached C C D D Dwelling:single-farrily detached P P P P Dwelling: two-family C C P P C Dwelling:live-work unit Financial institution&service P P P P j P C P P P P Garage,truck C C - Home occupation: Class I A A A A A A Home occupation: Gass II CA CA CA CA CA C Hospital Hotel/motel C P C C C - C -- House of worship C C C j C C C C C j C C Manufactured home park C nufacturing&processing: Gass 1 A A ! A PMaP P P Manufacturing&processing: Gass II P Nicrobrewery C C C C C Nicrodistillery C C C C C Mortuary,funeral home P P C Multiple occupancy building C C C C C C C C C C Nursery C C C i C Nursing home and assisted living C C C C Em 9 186721v2 APPENDIX H Dr a f t 0 8 / 0 2 / 2 0 1 7 Zoning Districts:R-1 R-2 R-3 R-4 NBB 1 i B-2 B-3 B-4 CC GB 1-1 I-2 FLEX CD POSUses:Office p P P P P P P P ' P ` PParkFacilitiesMM-------- P Pawn shop Personal services C A P PP C I P -- A Public use C C C C C C C C C C I C C C C C C Research and development facility C P C C , C P P P P - Research animals C C C Residence Hall,dormitory C C D Residential facility,state licensed, P P serving 1-6 P P P P Residential facility,state licensed,serving 7 C C C C C C 16 Restaurant and restaurant-fast food C A P P P C P C C Retail sales&service P A P P P C A A A A School,general education C C C C C School, higher education p C C C C School,specialized education C C C - C C Service station C C C C C Storage,exterior CA Studio C C I P P P C Theater,indoor A C P C Utility distribution line p pl p p p p p p p P P }' P ; P A P Utility substation C ; C Utility transmission C C C C C C C C C C 3 C C j C C C Vehicle—motorized,leasing and rentals C Vehicle-motorized,service C C Warehousing A A A A C P P C P"=Permitted; "D"=Planned Unit, ""=Not Permitted; C"=Conditional Use Permit; "A"=Accessory; "CA"=Conditional Accessory Use Permit,"I"=Interim Use Permit 1320.06 District Requirements Chart (NEXT PAGE) (revised 11125113) 10 186721 Q Dr a f t 0 8 / 0 2 / 2 0 1 7 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, 1993 Printed: April 1, 2016 Zoning Map ¯0 1,750 3,500 Feet 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 APPENDIX I Dr a f t 0 8 / 0 2 / 2 0 1 7 City of Arden Hills Chapter 13 - Zoning Code Section 1305 - Rules, Scope, Interpretation & Definitions Adopted: November 13, 2006 Page 1 of 1 Chapter 13 – Zoning Code Section 1305 - Rules, Scope, Interpretation, & Definitions 1305.04 Definitions. (revised 01/20/1109/25/17) … Grading and Excavating. The act of excavation or filling or combination thereof to alter the contour of land for development purposes. (added 7/14/10) Higher education, campus. The facilities for technical colleges, junior colleges, colleges and universities approved by the Minnesota Higher Education Coordinating Board for the Minnesota Department of Education. These facilities can include, but are not limited to, classrooms; laboratories; seminaries; dining and residence halls; athletic, wellness, and spiritual facilities; administrative offices; performance art centers; parking and transit structures; and child care facilities. (added 9/25/2017) Higher education, classroom/office. The facilities of technical colleges, junior colleges, colleges and universities approved by the Minnesota Higher Education Coordinating Board for the Minnesota Department of Education that function in a similar way to traditional business office uses. These facilities are limited to classrooms, administrative offices, or similar uses. (added 9/25/2017) Home occupation. The accessory or conditional accessory use of a residential structure for any gainful occupation or profession. … Schools, general education. Nursery, primary, elementary and secondary schools. Schools, higher education. Junior colleges, colleges and universities approved by the Minnesota Higher Education Coordinating Board for the Minnesota Department of Education. Schools, specialized education. Trade, vocational, business, barber, beauty, art, music, dancing, driving and other professional schools, with or without on-site housing. (revised 01/20/11) Attachment B City of Arden Hills Chapter 13 Zoning Code Section 1320 – District Provisions Adopted: November 13, 2006 Page 1 of 8 Chapter 13 – Zoning Code Section 1320 – District Provisions 1320.02 Designation of Zoning Districts. For the purposes of this Code the City of Arden Hills is hereby divided into the following zoning districts: (updated 9/25/174/25/16) R-1 Single Family Residential District R-2 Single and Two-Family Residential District R-3 Townhouse and 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 NB District CC Civic Center District GB Gateway Business District I-1 Limited Industrial District I-2 General Industrial District I-Flex I-Flex District PUD Planned Unit Development Overlay District CD Conservation District POS Parks and Open Space District INST Institutional District 1320.03 Allowable Uses. Uses allowed in any district. Subd. 2 Conditional Uses (CS) - Those uses that are allowed only after issuance of a Conditional Use Permit as required in Section 1355. (revised 09/25/17) Conditional Uses may include those uses that are: A. Listed as conditional uses on the Land Use Chart (1320.05) B. Not listed on the Land Use Chart as either permitted or conditional uses, but which have been reviewed by the Planning Commission and designated by the City Council as conditional uses which are similar to those listed; C. Uses that are both accessory uses and conditional uses (CA); D. Multiple Operation Uses as defined herein, if at least one of the operations is classified as a conditional use. 1320.04 Purpose of Districts (Updated 4/25/169/25/17) Subd. 18 INST Institutional District (added 9/25/17) A. To establish areas for the post-secondary education of general public. City of Arden Hills Chapter 13 Zoning Code Section 1320 – District Provisions Adopted: November 13, 2006 Page 2 of 8 B. To establish areas for the training of well educated and talented workforce. C. To provide for the ability of the post-secondary students to live and have their daily needs met on the campus of the post-secondary education institution. D. To provide the opportunity for athletic programs to be created for the post-secondary students while providing opportunities for the general public to experience these athletic programs.” City of Arden Hills Chapter 13 Zoning Code Section 1320 – District Provisions Adopted: November 13, 2006 Page 3 of 8 1320.05 Land Use Chart. (revised 9/25/174/25/16) City of Arden Hills Chapter 13 Zoning Code Section 1320 – District Provisions Adopted: November 13, 2006 Page 4 of 8 CD POS INST Antenna, Dish or Tower CA CA CA CA CA CA CA CA CA CA CA CA CA CA CA CA CA Boarding house C C C C == == ==C == == Brewpub C C C Business service == == == ==A P P P C P P P P Clinic, medical office == == == ==P P P P P C P P P P Club or lodge (non‑profit)== == == ==P P P ==C == == Club, sports & fitness == == == ==A P P P C P P P Commercial recreation - indoor == == == ==P P P ==P Daycare Facility, over 10 P P P P P P P P P Daycare, family - 10 or less A A A A A A Daycare, group family - 14 or less CA CA CA CA CA CA Dog kennel == == == ==C C == == == Dog run A A A ==== == == == == Drive-up windows == == == ==C C C A == Dry cleaning & laundry, pick-up station == == == ==C A A ==A == Dry cleaning & laundry, self-service laundry C ==C C ==== == Dwelling: density zoning D D D D == == == == Dw elling: multiple family == ==C C C C == ==C C == Dwelling: single-family attached C C D D Dw elling: single‑family detached P P P P == == == == == Dw elling: tw o‑family C C P P C == == == == == Dwelling: live-work unit == == == ==C Financial institution & service == == == ==P P P P P C P P P P Garage, truck == == == ==== == == ==C C Higher Education, Campus C Higher Education, Classroom/Office C Home occupation: Class I A A A A A A Home occupation: Class II CA CA CA CA CA == == ==C == == Hospital Hotel/motel == == == ==C P C C C ==C House of worship C C C C C C C C C C Manufactured home park == ==C == == == == == == == == Manufacturing & processing: Class I A A A P P P P Manufacturing & processing: Class II == == ==== == == == ==P Microbrewery C C C C C Microdistillery C C C C C Mortuary, funeral home == == == ==P P ==C == == Multiple occupancy building == == == ==C C C C C C C C C C I-2 I- FLEXUses: Zoning Districts: R‑1 R‑2 R‑3 R‑4 NB B‑1 B‑2 B‑3 B‑4 CC GB I‑1 City of Arden Hills Chapter 13 Zoning Code Section 1320 – District Provisions Adopted: November 13, 2006 Page 5 of 8 Nursery C C C C == == == == == Nursing home and assisted living C C C C D C == == == == Office == == == ==P P P P P P P P P P Park Facilities P Pawn shop Personal services C A P P P C P A Public use C C C C C C C C C C C C C C C C Research and development facility C P C C C P P P P Research animals C C C Residence Hall, dormitory == == ==C C D == == == == == == == Residential facility, state licensed, serving 1-6 P P P P P P == == == == == Residential facility, state licensed, serving 7-16 C C C C C C Restaurant and restaurant-fast food == == == ==C A P P P C P C C Retail sales & service == == == ==P A P P P C A A A A School, general education C C C C == == ==C == == School, higher education D ======C C ==C C ==== School, specialized education == == == ==C C C C C == == Service station == == == ==C C ==C C C Storage, exterior == == == ==== == == == ==CA Studio == == == ==C C P P P C == == Theater, indoor == == == ==A C P ==C == == Utility distribution line P P P P P P P P P P P P P A P Utility substation == == == ==== == == ==C C Utility transmission C C C C C C C C C C C C C C C Vehicle – motorized, leasing and rentals == == == ==C C == == == Vehicle - motorized, service == == == ==C C == == == Warehousing == == == ==A A A A C P P C INST “P” = Permitted; “D” = Planned Unit; “■” = Not Permitted; I- FLEX “C” = Conditional Use Permit; “A” = Accessory; “CA” = Conditional Accessory Use Permit, “I” = Interim Use Permit Uses: Zoning Districts: R‑1 R‑2 R‑3 R‑4 NB B‑1 B‑2 B‑3 B‑4 CC GB I‑1 I-2 CD POS 1320.06 District Requirements Chart (NEXT PAGE) (revised 9/25/20174/25/16) City of Arden Hills Chapter 13 Zoning Code Section 1320 – District Provisions Adopted: November 13, 2006 Page 6 of 8 R-1 R-2 R-3 R-4 NB B-1 B-2 *B-3 *B-4 CC *G-B I-1 I-2 I-FLEX CD POS INST 1. Minimum Lot Area (SF per Dwelling Unit) Single Family 14,000 11,000 11,000 11,000 == == == == == == == == == ======== Two Family 14,000 8,000 8,000 8,000 == == == == == == == == == == ==== == Multiple Family PUD == ==5,450 3,630 == ==2,178 == == == == == == == ==== == 2. Minimum Lot Area (SF) Non-Residential Uses 14,000 11,000 11,000 11,000 13,000 13,000 13,000 13,000 ==20,000 5 AC 30,000 24,000 24,000 ====13,000 Mixed Use Project or == Multiple Occupancy Center == == == ====13,000 ==5 AC ==20 AC == == ==== Single Use Project or Free Standing Building == == == ====13,000 ==2 AC ==10 AC == == == ==== == 3. Minimum Lot Size (ft) Width/Depth Non-residential == == == ==100/130 100/130 100/130 100/130 100/130 100/100 100/130 100/130 100/130 100/130 ====100/130 Single Family 95/130 85/120 85/120 85/120 == == == == == == == == == ======== Two Family 95/130 85/120 85/120 85/120 == == == == == == == == == ======== 4. Height (ft.)35 35 35 35 35 35 50 35 35 35 35 35 45 45 35 35 35 5. Floor Area Ratio (F.A.R.)0.3 0.3 0.3 0.3 0.7 0.7 0.8 0.8 0.3 0.8 ==0.6 0.8 0.8 0.3 0.3 0.7 6. Lot Covered by Structure 25% 25% 25% 25% 35% 35% 45% 40% 25% 40%==30% 40% 40%25% 25%35% 7. Min. Landscape Lot Area 65% 65% 65% 65% 35% 25% 20% 25% 25% 20% 35% 35% 25% 25% 65% 65% 25% 8. Minimum Building Setbacks (ft) Front yard 40 40 40 40 20 50 20 50 50 20 50 55 50 50 40 40 50 Rear Yard (Principle)30 30 30 30 20 20 20 20 20 20 20 20 20 20 30 30 20 Rear Yard (Accessory)10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 Side Yard Interior - Principal (Min/total both yards on lot)10/25 5/15 5/15 5/15 5/15 20/40 10-20 20/40 20/40 10-20 20/40 ** 20/40 20/40 20/40 10/20 10/20 20/40 Side Yard Interior - Accessory 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 Side Yard Corner 40 40 40 40 20 50 20 50 50 20 50 50 50 50 40 40 50 Other Setbacks Lakeshore - High Water Mark*** Abutting Residential Zoning District == == == ==30 100 ==100 100 60 100 100 100 100 100 = = = = 100 == ==== 20 ====20 12 ========== 9. PUD & SUP Maximum Dwelling Unit Density Per Net Acre 3 5.5 8 12 ==== *See Sections 1320.07 – 1320.14 for further requirements. ** But in no case less than 1/2 Building Height. *** See Section 1330.03. **** Total housing units and building square footage will be determined based on the capacity of the adjacent roadways and intersections as determined by the required traffic City of Arden Hills Chapter 13 Zoning Code Section 1320 – District Provisions Adopted: November 13, 2006 Page 7 of 8 study and may be reduced. City of Arden Hills Chapter 13 Zoning Code Section 1320 – District Provisions Adopted: November 13, 2006 Page 8 of 8 1320.085 Special Requirements for the B-2 General Business District. The B-2 General Business District encompasses a primary gateway into the City. The aesthetic and transportation impacts from new developments and redevelopments must be evaluated to help ensure the long-term viability and success of the B-2 District. Accomplishing the purpose of the B-2 District requires particular concern for the design of buildings, site features (such as landscaping, lighting, and signage), site layout, building materials, site design, and other related design elements. To that end, new development and redevelopment shall conform to the standards in this and related zoning requirements. The “Guiding Plan for the B2 District” shall act as a guide for development but is not part of the Zoning Code. In reviewing and approving land use applications, the City Council shall make the final determination on the compatibility and consistency with all provisions in this and related sections of the Zoning Ordinance. (revised 12/3/089/25/17) Subd. 6 Higher Education, Classroom/Office Additional Conditional Use Criteria. In addition to meeting the requirements of Sections 1345 and 1355.04 Subd. 3, Higher Education, Classroom/Office uses shall conform to the following: (added 9/25/17) A. No more than 25% of the total building area within the B-2 zoning district shall be occupied by Higher Education, Classroom/Office uses. B. Any Higher Education, Classroom/Office use shall provide benefits and have impacts to the B-2 district similar to an office use. C. The Higher Education, Classroom/Office use shall not generate any hazardous wastes, shall not result in any outdoor storage, and shall not require any mechanical or HVAC equipment that would not typically be required by a traditional office building. August 12, 2017 Mr. Eric Zweber, AICP Senior Planner WSB & Associates, Inc. Mr. Matthew Bachler Senior Planner City of Arden Hills Gentlemen, In my humble opinion, the City of Arden Hills was caught flat-footed by a request from the University of Northwestern to acquire the vacated space of Smiths Medical for the purpose of installing a facility to operate its “STEM” off-campus post graduate program. Because Northwestern is a tax-except enterprise under Minnesota law, this application has been viewed by the City as an ominous indicator of not only a decline in its tax base but also a decline in its already limited supply of space for desirable future commercial development. As a result, a yearlong moratorium was imposed by the City Council in order to study the issue and determine what, if any, regulations may be in order to achieve tenable guidelines that both the City and its higher education institutions can operate within and achieve their respective goals. WSB & Associates submitted the results of its Higher Education Study to the Planning Commission for review and discussion at its August 9, 2017 meeting. There were not enough Commissioners present to establish a quorum for that meeting, notwithstanding the City Council directive that the Planning Commission provide feedback and analysis. As you recall, near the conclusion of the August 9 Planning Commission meeting, I offered to provide a document with additional remarks, questions and recommendations for future consideration as you prepare for the August 21st City Council work session. Accordingly, I hereby submit the attached for review and consideration. Thanks, Jim Jim Lambeth Arden Hills Planning Commission lambeth5@msn.com (612) 735-8132 [bus/mobile] Attachment C Page 1 Planning Case #17-006: Commercial, Industrial and Higher Education Study I encourage officials with the City of Arden Hills to approach this process in the spirit of collaboration with Bethel University and the University of Northwestern, and avoid creating any appearance or hint of an adversarial nature in the implementation of our new standards for off-campus higher education uses. ******************************************************************************** According to the U.S. Census Bureau, Arden Hills currently has a total area of 9.65 square miles, of which 8.59 square miles is land and 1.06 square miles is water. Only Northfield and St. Peter are smaller in area. As of the census of 2000, there were 9,652 people in Arden Hills. As of the census of 2010 there were 9,552 people, a drop of 1% over that 10 year period. However, the Census Bureau has estimated that as of June, 2017 our population was approximately 10,324, an increase of 8% from 2010. Based on the June 2017 estimate, that’s approximately 1200 people per dry land acre. Nevertheless, given that both Bethel and Northwestern plan to increase their “non- traditional” student populations by a significant amount in the future, the city of Arden Hills should provide reasonable and appropriate regulatory means to properly manage this expansion…thus the current focus on amendments to our Zoning Codes and Comprehensive Plan. Definitions  I recommend adoption of the staff suggested definition of “Higher education, campus” as shown on Page 2 of 7 of the August 9, 2017 memorandum to the Planning Commissioners.  I recommend adoption of the staff suggested definition of “Higher education, classroom/office” as shown on Page 3 of 7 of the August 9, 2017 memorandum to the Planning Commissioners. Higher Education, Classroom/Office Use  I recommend adoption of the staff prepared draft language for “1320.085 Subd. 6 Higher Education, Classroom/Office Additional Conditional Use Criteria, Items A, B and C” as shown on Page 3 of 7 of the August 9, 2017 memorandum to the Planning Commissioners Page 2 INST – Institutional Zoning District  I recommend adoption of the staff prepared draft language for “1320.04 Purpose of Districts. Subd. 20 INST Institutional District, Items A, B, C and D, plus 1320.05 Land Use Chart and 1320.06 District Provisions Chart” as shown on Pages 4 and 5 of 7 of the August 9, 2017 memorandum to the Planning Commission. COMMERCIAL, INDUSTRIAL, AND HIGHER EDUCATION STUDY  The EXECUTIVE SUMMARY regarding “The regulation of Higher Education Uses within other communities” states on Page 4 of 30 that “Across the State, higher education uses are allowed in all types of zoning districts, including residential, commercial, industrial, institutional, and agricultural zoning districts.” Therefore, I recommend that Arden Hills take an aggressive approach toward permitting higher education uses in multiple zoning districts. Doing so creates maximum opportunity and flexibility for the universities to more effectively manage their “non-traditional” student programs. Property Taxes  While the Bethel / Northwestern plans for growth (including acquisition of off- campus facilities for non-traditional student programs) are commendable and worthwhile, I am of the opinion that off-campus expansion should not occur at the expense of the City of Arden Hills. Without proper controls and standards in place to manage this projected growth, Arden Hills’ tax revenue streams risk being diminished. One way to avoid this would be to require any acquisition of off-campus property within Arden Hills occur through a lease agreement with the property owner in lieu of a purchase agreement. At this time I am uncertain as to the legality of such a statute, but I would recommend that it be given serious consideration. Arden Hills’ property tax law requires owners of real property to pay taxes on its value. The Internal Revenue Codes contain provisions dealing with property leased to a tax-exempt entity. Therefore, I recommend the City of Arden Hills investigate the scenario and include this requirement if at all possible. Page 3 These comments and recommendations are hereby submitted for your review and consideration as we move ahead with this process. Please feel free to share this information as you see fit, and if you have any questions, please let me know. Thank you for the opportunity to submit this input. Keep up the good work! Jim Jim Lambeth Arden Hills Planning Commission lambeth5@msn.com (612) 735-8132 [bus/mobile] *- Almost all of our Adult Undergraduate, Graduate, and Seminary students are on campus 1 day per week or less, with an ever-increasing number of these studying entirely online. Only our Traditional Undergraduate student s are primarily “Full-Time Equivalent” in terms of having a full-time presence on campus. Matthew and Eric – Thank you again for spending time with us at Bethel on July 31. It was helpful to hear your comments, especially the context behind certain aspects of your recommendations. You suggested that Bethel provide you with corrections and written comments in response to the latest draft of the plan. The corrections and comments (below) are drafted with reference to the document titled “Commercial, Industrial, and Higher Education Study,” with a watermark on each page that reads “Draft 07/26/2017.” Corrections / suggested edits and comments: Page 3: On the bottom of the page (Executive Summary section), your final bullet point correctly states that “both Universities expect a majority of student enrollment growth will be through continuing education programs for working professionals … Many of these programs will include significant online course work with physical classroom attendance of once a week or less.” We suggest you add “or entirely online” to the very end of this statement, as, indeed, many of Bethel’s programs are now, and will increasingly be, offered entirely online. This is an especially important point as the City considers the space and traffic implications of our enrollment growth. Online enrollment will not increase physical traffic or the space needs of the University. Page 9: Here are corrected, fall 2016, enrollment numbers for Bethel: Post-Secondary 101 Traditional Undergraduate 2468 Adult Undergraduate* 417 Graduate* 1153 Seminary* 535 (with 173 of these at our campus in San Diego) Total 4674 Page 9: The text that corresponds to the corrected table will need to be adjusted accordingly. It should now read “Bethel has a total of 4,674 students, of which 1,688 are graduate level.” [Note, our seminary students are also graduate students.] Later in the same paragraph, it should now read, “Bethel plans on increasing its Adult Undergraduate and Graduate program enrollment to 4,000 students. Bethel anticipates that at least 50% of these students will be enrolled entirely online.” The value of higher education: Throughout the document, a mostly negative light is cast upon the “economic value” that higher education brings to a city. Little to no mention is made of the role we play as good neighbors or partners with cities and their residents. In Bethel’s case, we are grateful for the many years of good relationship we have enjoyed with Arden Hills and its Attachment D residents. Many Arden Hills residents include our 3900 Bethel Drive campus a part of their regular running or walking route. Others enjoy use of our tennis courts and our Sports and Recreation Center. More recently, we acquired the 2 Pine Tree Drive property, with its approximately 50 university-campus-like acres that include walking trails. City residents – from before Bethel’s acquisition of the property and continuing now – routinely walk those trails for recreation. We hope this will continue for years to come. In addition, we are contributing $800,000 over eight years to help the city build a trail that will run along Old Snelling to connect the city’s trails that are north and west of our 3900 campus property with County Road E. Bethel has been a good neighbor to the Arden Hills Community for over 50 years. We have every intention of continuing to be very good neighbors for decades to come. We would welcome some mention or acknowledgement of this longstanding positive relationship in the report.  We also believe a few economic specifics should be added to the report to more accurately reflect the monetary impact of higher education: o Attached you will find a report titled “Local Economic Activities of Minnesota’s Private Colleges.” This report can be found on the Minnesota Private College Council (MPCC) website (www.mnprivatecolleges.org). Here are a few highlights from that report, with corresponding Bethel University figures for FY16:  “Collective spending on capital construction expenditures … were $76 million.” – in FY16, Bethel invested $9.2 million in capital construction.  “Minnesota’s Private Colleges were the 13th largest employer in the state, with a combined 14,021 employees.” – in FY16, Bethel employed 1,155 workers.  “In fiscal year 2016, total institutional expenditures increased 3.5% to more [than] $1.54 billion [from FY14].” – Bethel’s expenditures in FY16 totaled $109M.  We encourage you to review the entire report for a more complete presentation of the economic benefit we believe Bethel, and all Minnesota private colleges and universities, add to the state and to the municipalities within which we reside. o The current report cites a research study of “The Impact of Student and Visitor Spending” by Brown University. The item highlighted from that study shows that students living on campus spend approximately $3,300 per year off-campus. However, that same research report includes some additional items worth noting:  Students that live off campus spend approximately $11,400 per year off- campus. Bethel has hundreds of full-time, traditional undergraduate students living off campus each year. In the fall of 2016, we had approximately 900 students living off-campus. Using the Brown study formula, that means Bethel’s off campus undergraduates contribute over $10 million to the local economy.  At the end of the study, Brown University estimates that “local spending by out- of-town visitors totaled approximately $15.2 million in fiscal year 2011. This spending directly supported 218 FTE jobs in Rhode Island; and an additional 64 FTE jobs and $8.4 million in economic output through the multiplier effect.” A very similar dynamic exists for Minnesota and Arden Hills thanks to Bethel. We estimate that approximately 55,000 guests visit our campus annually. This includes everything from attending concerts, theatre productions, and sporting events to major events like move-in week, commencement activities, and our Festival of Christmas concerts. Local restaurants, retailers, and convenience stores are the direct beneficiaries of these campus visitors. Area hotels are filled with guests coming to the area for Bethel-related events and activities. These are meaningful economic factors we believe should be incorporated into your report.  Bethel also makes its campus available for others to use. For example, several area high schools and smaller colleges hold their commencement exercises at Bethel. This drives significant, additional visitors to Arden Hills, including many overnight guests (extended family members) who are coming to attend these activities on our campus.  From the Roseville (MN) Visitors Association, we received the following:  “Our estimated economic impact formula we use for visitor spending is $150 per person per day.” Bethel brings a large number of overnight visitors to the area during fall move-in and spring commencement activities in particular, and scattered throughout the year based on various activities held on campus (e.g., football games, Festival of Christmas concerts).  “Studies have shown that tourism saves home owners an average of $1,192 in property taxes.” Based on the sheer volume of public and private events on our campus, Bethel is undoubtedly the single largest generator of visitors/tourism to the Arden Hills community. o Comments on the specific elements of your recommendation (pages 27 and 28 of your report): NEW INST ZONE  Bethel strongly endorses the recommendation to create a new “INST” zone for the City. This study, along with your broader effort to streamline zoning for Arden Hills, provides a great opportunity to align zones with the realities of how land use has historically evolved. As we discussed on July 31, the current zoning for our 3900 Bethel Drive property does not match the characteristics of our campus, which constitutes a vast majority of the B-1 zone. Changing the 3900 Bethel Drive property to INST makes great sense.  We also propose zoning Bethel’s 2 Pine Tree Drive property as INST. By taking that forward looking action now, the following positive results are achieved:  First, similar to our 3900 Bethel Drive property, it allows matching the current use/dynamic of that property with the most appropriate zone. The 2 Pine Tree Drive property has many of the same characteristics as our 3900 Bethel drive property – it includes many acres of wooded, somewhat secluded, “campus-like” land, largely invisible to the surrounding land users. It is a very unique parcel within the B-2 district (its current zone).  Second, making this change would provide the city with adequate capacity for placing a cap on the square footage allowable for higher education usage in the B-2 district. As your report indicates, placing a 25% higher education usage cap on the B-2 district would only allow about 20,000 additional SF of higher education usage as things stand today. Converting the 2 Pine Tree property to “INST” would bring the starting percentage to 0, thus allowing reasonable higher education expansion into that zone while still providing a cap.  Finally, zoning 2 Pine Tree Drive INST is consistent with the existing CUP between Bethel and the City which already provides that over time the entire property may be used for higher education use, including “administrative offices, general and specialized classrooms, meeting rooms, common spaces and related purposes.” (See CUP, page 1, Section 1.) Accordingly, it is highly appropriate to include that parcel in the newly proposed INST zone. HIGHER ED USE  The University prefers that no cap on higher education usage be placed on the B-2 zone, unless the 2 Pine Tree property is rezoned to INST. As stated above the proposed 25% cap would virtually eliminate any future higher ed usage in the B-2 zone since the remaining 20,000 SF available is not, in our opinion, large enough to allow meaningful higher ed use. Your report indicates that you could find no example where such a percentage cap is used in other municipalities. That may well be the case since, without a compelling public purpose, imposing a cap seems arbitrary, especially when your report lists 7 properties within the zone as vacant. If a cap is imposed however, one based on acreage would be better that one based on square-footage. We suggest this approach would get more to the heart of the matter than would one based on square-footage, as a given property owner has no control as to whether other property owners will invest in capital expansion on their properties, thus causing the square-footage cap to be almost immovable. But if a property owner wishes to invest in capital expansion or improvement on property they already own an acreage-based cap would allow for this possibility.  Specific to your recommendation to create a “Higher Education, Classroom/Office” conditional use component, we are concerned that the attempt to define this use by reference to mechanical or HVAC equipment is not workable. First, it would be quite difficult to clearly define what “typical mechanical or HVAC equipment” is for a traditional office building. Office buildings vary widely, with some requiring quite sophisticated HVAC capabilities for facilities like data rooms and computer servers. Many office buildings house kitchens and cafeterias, which require unique mechanical and HVAC capabilities for these purposes. Importantly, this HVAC element strikes us as self- contradictory. On page 10 you state that the Higher Education, Classroom/Office usage is “meant to allow classrooms with lab courses such as biology or medical that may draw blood but which would not require special air handling HVAC equipment … .” Our concern is that this restriction may unintentionally lead to problems when a higher education institution seeks to create a lab or medical program that for some reason requires HVAC equipment interpreted as “special.” The vagueness of the term “special” can, we fear, lead to just about anything being declared “special” or “unique,” thus defeating your intention to accommodate the creation of biology and health science laboratory programs. Our strong preference and recommendation is to eliminate this verbiage. We suggest the language on page 10 be stated as:  “This is meant to allow classrooms with lab courses such as biology or medical but which would not require the storage of large volumes of chemicals or generate large volumes of hazardous wastes that are common for commercial/industrial chemistry labs.” Matthew and Eric, thank you again for your time and our many conversations over the past several months. We hope you have experienced the genuine desire Bethel has to continue and enhance its mutually beneficial partnership with the City. Please do not hesitate to contact us with any questions you may have about what is contained in this letter, or regarding any other matter you may wish to discuss. You may share this correspondence in total with the Planning Commission and City Council. Best regards, _____________________________ __________________________ Jay Barnes, President Joe LaLuzerne, Senior Vice President Bethel University ` Bethel University _________________________________________________________________________________________ City of Arden Hills City Council Work Session for August 21, 2017 Page 1 of 2 DATE: August 21, 2017 TO: Honorable Mayor and City Councilmembers William S. Joynes, Sr., City Administrator FROM: Matthew Bachler, Senior Planner SUBJECT: 2040 Comprehensive Plan Update – Housing and Land Use Chapters Background Minnesota Statute requires that all communities within the seven-county metropolitan area update their Comprehensive Plans every ten years. The City’s Comprehensive Plan must also reflect the adopted regional policies in the Metropolitan Council’s system and policy plans. The City Council has approved a contract with WSB & Associate to complete the 2040 Comprehensive Plan update. To date, the following meetings have been held on the Comprehensive Plan update: Date Meeting Topic March 20, 2017 City Council Work Session Review City Vision and Goals June 7, 2017 Planning Commission Housing At the Work Session on August 21, 2017, the City Council will be asked to review the draft Housing and Land Use chapters of the Comprehensive Plan. WSB & Associates has provided a background memo and red-lined amendments to the Housing and Land Use chapters (see attached). The Housing chapter is being updated to reflect current conditions in terms of housing type, tenure, and cost, and what existing housing needs are in the community. The City is also required to address how its land use plan will accommodate future household growth, and in particular affordable housing needs. The City is currently completing a Commercial, Industrial, and Higher Education Study that is expected to generate recommended changes to the Land Use chapter of the Comprehensive Plan. A draft of this study will be reviewed and discussed under Agenda Item 1D at the August 21 City AGENDA ITEM – 1E MEMORANDUM _________________________________________________________________________________________ City of Arden Hills City Council Work Session for August 21, 2017 Page 2 of 2 Council Work Session. The City also recently completed an extensive update to the Land Use chapter of the Comprehensive Plan in December 2016 to incorporate changes to the TCAAP Master Plan. Next Steps Staff expects to review a draft of the complete 2040 Comprehensive Plan Update with the City Council in December 2017. The public hearing for the Comprehensive Plan Update and its final adoption by the City Council is expected to take place in the first quarter of 2018. Attachments • Memo and Attachments from WSB & Associates 701 Xenia Avenue South | Suite 300 | Minneapolis, MN 55416 | (763) 541-4800 Building a legacy – your legacy. Equal Opportunity Employer | wsbeng.com K:\03455-200\Admin\Meeting\CC Meetings\08212017\WSB Comp Plan Memo 08162017 Final.docx Memorandum To: Honorable Mayor and City Council William S. Joynes, Sr., City Administrator Matthew Bachler, Senior Planner From: Eric Zweber, AICP Date: August 17, 2017 Re: Arden Hills Comprehensive Plan WSB Project No. 03455-200 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 1D, will determine potential updates to Land Use chapter of the plan. Housing Chapter Attached to this memorandum is a red-lined copy of the proposed changes to the Housing Chapter (Attachment A). Changes to the existing language of the chapter 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 B. 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. Attachment A City Council – Arden Hills August 17, 2017 Page 2 K:\03455-200\Admin\Meeting\CC Meetings\08212017\WSB Comp Plan Memo 08162017 Final.docx 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. 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 City Council – Arden Hills August 17, 2017 Page 3 K:\03455-200\Admin\Meeting\CC Meetings\08212017\WSB Comp Plan Memo 08162017 Final.docx • 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 accommodated within land uses that allow a minimum of six (6) units per acre. Below is a table of possible areas where this could be accomplished. The City Council should consider each of these possibilities and provide guidance on possible changes for the 2040 Comprehensive Plan. Area 2030 Land Use Proposed 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 The 2030 Land Use Map is provided in Attachment C and proposed changes are shown on the Proposed 2040 Land Use Map in Attachment D. 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: City Council – Arden Hills August 17, 2017 Page 4 K:\03455-200\Admin\Meeting\CC Meetings\08212017\WSB Comp Plan Memo 08162017 Final.docx 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 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 red-line Housing Chapter and the Arden Hills Comprehensive Plan Checklist (Attachment E), Housing Tools (Attachment F) and Housing: Linking Tools to Needs (Attachment G). Land Use Chapter The Land Use Chapter was updated on December 12, 2016 in response to the TCAAP Redevelopment Code (TRC) updates. The Commercial, Industrial, and Higher Education Study is generating some information that may warrant further amendments within the 2040 Land Use chapter. The draft Higher Education Study report and recommendations will be reviewed within Item 1D of the Work Session Agenda. The recommendations from the Commercial, Industrial, and Higher Education Study report are included in the red-lined Land Use Chapter (Attachment H) and Proposed 2040 Land Use Map. Next Steps Staff is requesting City Council comments on the proposed Housing Chapter amendments, particularly those proposed to address the 50% to 80% of AMI affordable housing allocation City Council – Arden Hills August 17, 2017 Page 5 K:\03455-200\Admin\Meeting\CC Meetings\08212017\WSB Comp Plan Memo 08162017 Final.docx requirement, and proposed amendments to the Land Use Chapter. In December, the City Council will review the entire draft 2040 Comprehensive Plan in anticipation for the February 2018 Public Hearing recommending approval of the 2040 Comprehensive Plan. Thank you, Eric Zweber, AICP Attachments Attachment A: Red-lined Housing Chapter Attachment B: System Statement Attachment C: 2030 Land Use Map Attachment D: Proposed 2040 Land Use Map Attachment E: Metropolitan Council Checklist Attachment F: Housing Tools Factsheet Attachment G: Housing: Linking Tools to Needs Factsheet Attachment H: Red-lined Land Use Chapter 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 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 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. Attachment A City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 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). 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 City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 Figure 7.1 – Arden Hills Housing Type Source: US Metropolitan CouncilCensus 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 Ard 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 City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 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 201500, increases were seen in both the number of non-family households and in householders living alone. 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 City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 Figure 7.23 – 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 7.34 – Arden Hills Age Distribution 1990, 2000, 20102 and 2015 Source: US Census and Maxfield Research GroupAmerican Community Survey 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 2016 College Dormitories 631 1,557 1,655 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. Almost the entire group quarters population is at Bethel University and Presbyterian Homes. For the 2016/2017 school year, Bethel University had an occupancy of 1,655 students. Presbyterian Homes, a senior housing facility, has 126 units and is typically at capacity. The remaining group quarters population lives in group homes in 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. 7.3 Household Forecasts The total number of households in Arden Hills is forecasted to increase by over 55 1,300 households percent between 20210 and 2040. City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 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 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. City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 TABLE 7.3 - PEOPLE PER HOUSEHOLD 2010 2020 2030 2040 2.45 3.13 2.93 2.93 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 City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 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 – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 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 201047, there were 2835 units in the Arden Manor manufactured home community and approximately 80 percent of the units were owner occupied, serving approximately 840 residents. 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. City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 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 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 $1530,000. Housing—along with food, clothing, transportation and medical care—is a necessity. For many households, it is their largest monthly expense. When households spend more than 30% of their monthly income on housing costs, they are considered “cost-burdened.” The inability of households to find housing they can afford has far-reaching effects. For example, a recent national report found cost-burdened households (especially low-income households experiencing cost burden) are forced to make cutbacks on food and health care spending, undermining their overall well-being. City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 TABLE 7.4 - 2016 COST BURDENED HOUSEHOLDS & AFFORDABLE HOUSING NEED ALLOCATION Source: The Metropolitan Council AMI Percentage Cost Burdened Households Current Affordable Households Need Allocation* AtOrBelow30AMI 237 317 129 From31to50AMI 149 383 100 From51to80AMI 154 216 144 Total Units 540 916 373 AMI = Area Median Income *These figures are in addition to the current affordable households 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 - 201507 OWNED OCCUPIED AFFORDABLE HOUSING PRICES Household Income Level:Affordable Home Price 80% of area median income $238,500 50% of area median income $151,500 30% of area median income $84,500 Source: Metropolitan Council City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 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 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 201507 assessed property values from Ramsey County, 325 percent of the housing was at or below the affordable home price of $206,800240,500 and approximately 13 percent was at or below $1532,000. The following table illustrates the assessed values of owner-occupied housing units in Arden Hills. Values are differentiated above and below the 80% Area Median Income of $240,000. City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 Table 7.7 – Owner Occupied Housing in Arden Hills by Affordability Bands Affordability of Owner Occupied Housing Value AMI Range Number of Parcels $153,000 and below 50% AMI and below 278 parcels $153,001 to $240,500 50% to 80% AMI 487 parcels $240,501 to $300,500 80% to 100% AMI 447 parcels $300,501 to $405,500 100% to 135% AMI 580 parcels $405,501 to $601,000 135% to 200% AMI 322 parcels $601,001 and above Greater than 200% AMI 85 parcels 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 33.2 percent of new housing units in all cities should be affordable. Allocations are then adjusted by the balance of low-wage jobs and workers and thejob proximity and, the composition of the existing affordable 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 as Medium Density Residential or High Density City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 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 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. 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 20072015. As was noted in the housing policies, the City stands ready to consider the adoption of a rental regulations should it become necessary.In 2009, the City approved the Rental Registration Ordinance that requires owners of rental units to register with the City annually. Additionally, Arden Hills will continue to work with programs offered by county, regional, state and federal City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 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 Table 7.7 – Owner Occupied Housing in Arden Hills by Affordability Bands 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 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 City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 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. City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 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 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 City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 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. 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 City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 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 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 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. Table 7.8 – Housing Goals and Housing Tools Matrix City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 Arden Hills Housing Goals/Policies Ar d e n H i l l s E D A 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 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 Ra m s e y C o u n t y H R A Ho u s i n g B o n d s MN H o u s i n g C o n s o l i d a t e d RF P 4( d) t a x p r o g r a m CD B G g r a n t s HO M E f u n d s NS P F u n d s Li v a b l e C o m m u n i t i e s gr a n t La n d t r u s t 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 Lo c a l F a i r H o u s i n g P o l i c y 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. X X X X X X X X X X X X X X X X Encourage the incorporation of affordable, life-cycle, and workforce housing into new development and redevelopment where feasible. X X X X X X X X X X X X 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 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 X X X City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 7.65 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. 7.76 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. City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 7-15 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. 2015 SYSTEM STATEMENT System Statement Issue Date: 2015SYSTEM STATEMENT Attachment B 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 Printed: April 1, 2016 2030 Future Land Use ¯0 1,750 3,500 Feet 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 %&d( %&d( %&d( %&h( %&h( )m ?ÖA@ Gâ WX Gi WX ?ÖA@ Roseville Ne w B r i g h t o n Sh o r e v i e w Mo u n d s V i e w Shoreview County Rd I WCounty Rd I W L e x i n g t o n A v e L e x i n g t o n A v e C l e v e l a n d A v e S W County Rd E2 Lake Valentine R d Sn e l l i n g A v e N County Rd E H a m l i n e A v e County Rd 96 W Old H i g h w a y 8 N W County Rd D W County Rd F W LangtonLake OwassoLake JosephineLakeLittleJohannaLake Marsden Lake Turtle Lake BrennansPondLake MarthaLake SunfishLake Long Lake Rush Lake PikeLake Round Lake ValentineLake KarthLake Snail Lake Island Lake JonesLakePoplarLake Johanna Lake ShoreviewLake EmilyLake Judy Lake Farrel's Lake PolynesianLake LittleJosephineLake GramsiePond Lake 1 inch = 2,000 feet D o c u m e n t P a t h : K : \ 0 3 4 5 5 - 2 0 0 \ G I S \ M a p s \ C o m p P l a n \ 2 0 4 0 F u t u r e L a n d U s e . m x d D a t e S a v e d : 7 / 1 1 / 2 0 1 7 3 : 1 5 : 3 5 P M 2040 Future Land Use (Draft 8/21/2017) Arden Hills, MN VLDR - Very Low DensityResidential LDR - Low Density Residential MDR - Medium DensityResidential 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 IND - Light Industrial & Office PI - Public & Institutional UTL - Utility POS - Park & Open Space PP - Park Preserve WAT - Water RR - Railroad ROW - Right of Way Arden Hills Comprehensive Plan 0 2,000Feet¯ Attachment D Page - 1 | METROPOLITAN COUNCIL LOCAL PLANNING HANDBOOK Print Date: 8/2/2017 Checklist of Minimum Requirements for Arden Hills CHECKLIST OF MINIMUM REQUIREMENTS FOR ARDEN HILLS The checklist below was compiled from information on the Plan Elements pages in the Local Planning Handbook under the “Minimum Requirements” sections of the respective topics. Please note that this information is subject to change. The most current information can always be found on the website. Also, please remember that additional information may be requested during the review process for clarification and accuracy by the Technical Review staff. If you have any questions, please contact your Sector Representative. LAND USE Forecasts and Community Designation □Include a table of forecasted population, households, and employment for 2020, 2030, and 2040, consistent with the Council’s forecasts. □Remember, Council forecasts must be used consistently throughout your entire comprehensive plan. □Your transportation plan needs to allocate forecasts to transportation analysis zones (TAZs). □Your water and wastewater plans need to reflect forecasts to plan for urban services. □Your land use plan must reflect and be coordinated with your forecasts. □Include a map acknowledging your regional Community Designation(s) and acknowledge the overall density expectations for your Community Designation(s). □Each Community Designation identifies both Council and Community Roles in Thrive’s land use policy section. Plans must be consistent with Community Roles for your Community Designation(s) as well as Community Roles that apply to everyone. Existing Land Use □Provide an Existing Land Use Map with a land use legend. □Provide an Existing Land Use Table. Calculate total acres and percent of total acres for each land use category. □Land uses categories on the map and in the table, as well as any text references must all be consistent with one another. □Show existing regional parks, park reserves, and special recreation features with a land use of “Park” (or your equivalent) on your Existing Land Use Map. Future Land Use □The Future Land Use plan must be consistent with the Council’s forecasts of population, households, and employment and identify sufficient land to support your community’s forecasted growth. □Provide a Future Land Use Map and land use legend, including density ranges for all land uses that allow residential development. □Provide a Future Land Use Table. Calculate total acres and percent of total acres for each land use category for each 10- year planning period (2020, 2030, and 2040). □Define each land use category shown on the Future Land Use Map. Land use categories must be used consistently throughout your plan. □Land use categories must include types of allowed uses and the minimum and maximum densities (“the allowable density range”) for all categories that allow residential uses. Allowed uses should include a description of allowable housing types such as single family, detached, duplexes, townhomes, etc. □For each “mixed use” category, define an expected share of individual land uses and identify the permitted density range for residential uses. For example, Mixed Use Downtown might have an expectation of 30% commercial, 40% office, and 30% residential with a density of 10-15 units per acre. □Acknowledge Council-approved master plan boundaries of regional parks, park reserves, and special recreation features by guiding the properties with a land use of “Park” (or your equivalent) on your Future Land Use Map. For Communities within the Metropolitan Urban Service Area (MUSA) and Rural Centers: □Identify employment locations and provide a measurement of intensity of planned employment. Employment locations are typically the areas guided for commercial, office, industrial and institutional uses. Acceptable measurements of intensity include Floor Area Ratio (FAR), building footprint or impervious coverage. Ranges for measuring intensity are acceptable. Attachment E Page - 2 | METROPOLITAN COUNCIL LOCAL PLANNING HANDBOOK Print Date: 8/2/2017 Checklist of Minimum Requirements for Arden Hills For Communities with Special Resources: □ Identify aggregate resources in your community on the Future Land Use Map. □ See the Special Resources section within the Land Use Plan Element for requirements for Critical Area Plans, Historic Preservation, and others. Density Calculations □ Identify where forecasted residential growth will happen on your Future Land Use Map. Show expected new development and re-developed areas. □ Identify what density range is expected for each residential land use in your community. □ Identify when residential development or redevelopment is anticipated to happen. See the Handbook section on Staged Development and Redevelopment. □ The average net residential density for your community must be consistent with the density requirements for your community designation. □ Provide a minimum and maximum value for each residential density range. (Zero is not an acceptable minimum. The maximum value must be a whole number.) □ Use the lowest allowed residential density from land use ranges in your calculations. For example, a land use that permits a density range of 3-5 units per acre must use 3 units per acre in all density calculations for this land use. This ensures that even at the lowest permitted density, the community will be developing at densities that meet overall density expectations. □ Focus on areas of change. Show us which planned land uses have changed from your previously approved plan and where new land uses (change or development intensity) are planned/expected. □ Provide the net developable acreage for each residential land use. It’s OK to exclude wetlands and natural water bodies, public parks and open space, arterial road rights-of-way, and natural resource lands protected by local plans and ordinances (i.e. steep slopes, wetland buffers, tree preservation) from area calculations. Stormwater ponds, utility easements, local roads, and local rights-of-way cannot be excluded from area calculations. □ The information you develop in your land use plan carries over to other elements of your comprehensive plan. The areas and densities in the land use plan must be consistent across elements related to forecasted growth, wastewater, water, housing, and transportation. For Communities with an Affordable Housing Allocation: □ Guide residential land at densities sufficient to create opportunities for affordable housing using one of the following options outlined in the Housing Plan Element. Refer to the Projected Housing Need section. Staged Development and Redevelopment □ Identify potential local infrastructure impacts for each 10-year increment. □ Demonstrate that the municipality is capable of providing services and facilities that accommodate its planned growth. □ The staging plan or likely development phasing must be consistent with the volume of anticipated sewer flow identified in your community’s Local Sewer Plan. □ The staging plan or likely development phasing must support and be consistent with your community’s share of the Region’s Need for Affordable Housing for 2021 - 2030. For Urban Center, Urban, and Suburban Communities: □ Identify and map the land areas that are available or likely to be available for redevelopment, infill development, or new development in your community. □ Provide a table of those areas identified that includes future land uses, acreages, density ranges, and total residential units in 10-year increments. Use your professional judgment for estimating the timing of development for areas that are uncertain or do not have plans in process. Natural Resources □ Describe your community’s goals, intentions, and priorities concerning preservation, conservation, or restoration of natural resources in your community. Special Resource Protection □ All plans must include a protection element for historic sites. □ All plans must include policies for the protection and development of access to direct sunlight for solar energy. Solar access is addressed in depth under the Resilience section. □ All plans must identify whether or not aggregate resources are available within the community. For communities with aggregate resources, additional requirements apply. Page - 3 | METROPOLITAN COUNCIL LOCAL PLANNING HANDBOOK Print Date: 8/2/2017 Checklist of Minimum Requirements for Arden Hills For Communities with Aggregate Resources: □ Identify aggregate resources in your community on the Future Land Use Map using the Aggregate Resources Inventory. □ You must address and minimize potential land use conflicts. □ Identify planning and regulatory measures to ensure that aggregate resources are extracted prior to urbanization of aggregate-rich sites. Page - 4 | METROPOLITAN COUNCIL LOCAL PLANNING HANDBOOK Print Date: 8/2/2017 Checklist of Minimum Requirements for Arden Hills TRANSPORTATION Transportation Analysis Zones □ Include a table allocating forecasted population, household, and employment growth by TAZ using the Official TAZ system with 3,030 zones for 2020, 2030 and 2040. □ Describe how you have allocated demographic growth based on your plan’s assumptions for guided future land use (e.g., density, mix of uses, locations for new development, highway/transit access, redevelopment, etc.). □ When doing your land use planning, accommodate development densities around transit consistent with density expectations established in Chapter 3 of the 2040 Transportation Policy Plan (2040 TPP). Roadways □ Describe and map the functional classification of all existing and proposed roads within your community, using the functional classification system described in Appendix D of the TPP and the roadway classification map currently recognized in the region. □ Maps must reflect the principal arterials adopted as the metropolitan highway system in the 2040 Transportation Policy Plan (2040 TPP). □ If a community determines that a change to the A-minor arterial system in the community is warranted, a request should be made to the Transportation Advisory Board (TAB) for the change, and TAB’s approval secured, prior to reflecting the new classification in the community’s plan. Check the council’s website or contact Elaine Koutsoukos at 651-602-1717 for more information. □ Maps should also show the streets classified by the community as major and minor collectors and local streets. Changes to these streets from the function shown on the regional map are at a community’s discretion, and do not need approval from TAB. However, these changes should follow the criteria laid out in Appendix D of the TPP and maintain system continuity. A map or table highlighting any discrepancies between the community’s map and the regional functional classification map previously referenced should be submitted to Council staff so the regional map can be updated. □ Include the following information for the principal and A-minor arterials: □ Identify the existing and future number of lanes. □ Map current traffic volumes, including heavy commercial volumes, which include both ADT and HCADT. □ Map forecasted 2040 traffic volumes. (This should be done using the Council’s regional model, or another method with approval from Council forecasting staff.) □ Identify future rights-of-way that need to be preserved. □ Identify planned improvements to principal arterials as shown in the Current Revenue scenario of the 2040 TPP. □ Identify any existing or proposed future MnPASS lanes, dedicated busways and bus-only shoulder lanes as shown in Figure 6-6 of the 2040 TPP. □ For other proposed interchange improvements, follow the Highway Interchange Request Criteria and Review Procedure, which can be found in Appendix F of the 2040 TPP. □ Incorporate access management guidelines of MnDOT, or those of the county in which your community is located, into your comprehensive plan as well as into your subdivision and zoning ordinances. □ Describe recommendations from recent corridor studies regarding roadway improvements, changes in land use, and/or access. Transit □ The region has established Transit Market Areas to guide the types and levels of transit service that are appropriate for efficient and effective services. Transit Market Areas are defined in Appendix G of the 2040 TPP by the demographic and urban design factors that are associated with successful transit service. Identify your community in relationship to your transit market area(s). Describe and map the existing and planned transit infrastructure and services in your community, including those of Metro Transit or other regional transit service providers. Communities should include the identification of the following basic elements of the transit system in their comprehensive plan: □ Existing transit routes and dial-a-ride services □ Existing and planned transit stations and transit centers □ Existing and planned park-and-rides and express bus corridors □ Existing and planned transit advantages □ Existing transit support facilities Bicycling and Walking □ Describe and map the existing and planned on-road and off-road bicycle facilities in your community. □ Map and describe the Regional Bicycle Transportation Network (RBTN) within your community: □ Show all Tier 1 and Tier 2 RBTN corridors and alignments. Page - 5 | METROPOLITAN COUNCIL LOCAL PLANNING HANDBOOK Print Date: 8/2/2017 Checklist of Minimum Requirements for Arden Hills □ Show the relationship of the RBTN to the local bicycle network of off-road trails and on-street bikeways including all existing and planned connections. □ Include locations of regional employment clusters and activity center nodes (as shown on the RBTN map) and other local activity centers. □ For Tier 1 and Tier 2 corridors on the RBTN, describe and map the existing or planned bicycle facility alignments that are within the established corridors; the purpose of these corridors is as a placeholder for cities/counties to designate a planned alignment. If there is a planned alignment that would fulfill the intent of the corridor and that lies within and in line with the corridor’s directional orientation that the community would propose to replace the established corridor, map that alignment and denote by indicating it as “proposed for the RBTN.” □ Analyze and address the need for local bicycle and pedestrian facility improvements to provide connections over major physical barriers (i.e., freeways, railroad corridors, rivers and streams) on the regional (RBTN) and local networks. □ Discuss pedestrian system needs in a manner that responds to your community designation (as described in Thrive MSP 2040) and addresses the needs of your community. Aviation □ Identify policies and ordinances that protect regional airspace from obstructions. Include how your community will notify the FAA of proposed structures. Freight □ Identify railways, barge facilities and truck or intermodal freight terminals within the community. □ Identify other important nodes that may generate freight movement, such as industrial parks and large shopping areas. □ Map the road network showing volumes of multi-axle trucks (also known as “heavy commercial average annual daily traffic or HCAADT”) for Principal Arterial and A-Minor functional classifications. □ Identify any local roadway issues or problem areas for goods movement, such as weight-restricted roads or bridges, bridges with insufficient height or width clearances, locations with unprotected road crossings of active rail lines, or intersections with inadequate turning radii. Page - 6 | METROPOLITAN COUNCIL LOCAL PLANNING HANDBOOK Print Date: 8/2/2017 Checklist of Minimum Requirements for Arden Hills WASTEWATER Areas Served by the Regional System □ A table that details the households and employment forecasts in 10-year increments through 2040, based on the Council’s forecasts and any subsequent negotiated modifications. This should be broken down by areas served by the Metropolitan Disposal System, locally owned and operated wastewater treatment systems, and Community and Subsurface sewage treatment systems. The forecasts used in your wastewater plan must be consistent with the forecasts used throughout your plan, including in land use, transportation, and water supply. □ Your wastewater plan must be designed to support these forecasts and provide any allocation breakdowns between sewered and unsewered service for population, households, and employment. □ An electronic map or maps (GIS shape files or equivalent must also be submitted) that show the following information: □ Your existing sanitary sewer system identifying lift stations, existing connection points to the metropolitan disposal system, and future connection points. □ Local sewer service districts by connection point. □ Intercommunity connections and any proposed changes in government boundaries based on Orderly Annexation Agreements. □ The location of all private and public wastewater treatment plants in your community. □ Copy of any intercommunity service agreements entered into with an adjoining community after December 31, 2008; including a map of areas covered by the agreement. □ Management program for subsurface sewage treatment systems to comply with MPCA 7080. □ Current subsurface sewage treatment system ordinance. □ A table or tables that contain the following information: □ Capacity and design flows for existing trunk sewers and lift stations. □ Assignment of 2040 growth forecasts by Metropolitan interceptor facility. In the absence of this information the Council will make its own assignments for the purpose of system capacity needs determination. □ Preventing and reducing excessive infiltration and inflow (I/I), including: □ Define your community’s goals, policies, and strategies for preventing and reducing excessive inflow and infiltration (I/I) in the local municipal and private sanitary sewer systems. □ Include a summary of activities or programs intended to mitigate I/I from both public and private property sources. □ Describe the requirements and standards in your community for minimizing inflow and infiltration. □ Include a copy of the local ordinance or resolution that prohibits discharge from sump pumps, foundation drains, and/or rain leaders to the sanitary sewer system. □ Include a copy of the local ordinance or resolution requiring the disconnection of existing foundation drains, sump pumps, and roof leaders from the sanitary sewer system. □ Describe the sources, extent, and significance of existing inflow and infiltration in both the municipal and private sewer systems . □ Include a description of the existing sources of I/I in the municipal and private sewer infrastructure. □ Include a summary of the extent of the systems that contributes to I/I such as locations, quantities of piping or manholes, quantity of service laterals, or other measures. If an analysis has not been completed, include a schedule and scope of future system analysis. □ Include a breakdown of residential housing stock age within the community into pre- and post- 1970 era, and what percentage of pre-1970 era private services have been evaluated for I/I susceptibility and repair. □ Include the measured or estimated amount of clearwater flow generated from the public municipal and private sewer systems. □ Include a cost summary for remediating the I/I sources identified in the community. If previous I/I mitigation work has occurred in the community, include a summary of flow reductions and investments completed. If costs for mitigating I/I have not been analyzed, include the anticipated wastewater service rates or other costs attributed to inflow and infiltration. □ Describe the implementation plan for preventing and eliminating excessive inflow and infiltration from entering both the municipal and private sewer systems. □ Include the strategy for implementing projects, activities, or programs planned to mitigate excessive I/I from entering the municipal and private sewer systems. □ Include a list of priorities for I/I mitigation projects based on flow reduction, budget, schedule, or other criteria. □ Include a schedule and the related financial mechanisms planned or needed to implement the I/I mitigation strategy. For communities with new trunk sewer systems that require connections to the Metropolitan Disposal System, you also need to include the following: □ A table that details the proposed time schedule for the construction of the new trunk sewer system in your community. □ Describe the type and capacity of the treatment facilities, whether municipally or privately owned. Page - 7 | METROPOLITAN COUNCIL LOCAL PLANNING HANDBOOK Print Date: 8/2/2017 Checklist of Minimum Requirements for Arden Hills □ Copies of the associated National Pollutant Discharge Elimination System (NPDES) or State Disposal System (SDS) permits. Community and Subsurface Treatment Systems □ A table that details the households and employment forecasts in 10-year increments through 2040, based on the Council’s forecasts and any subsequent negotiated modifications. This should be broken down by areas served by the Metropolitan Disposal System, locally owned and operated wastewater treatment systems, and Community and Subsurface sewage treatment systems. The forecasts used in your wastewater plan must be consistent with the forecasts used throughout your plan, including in land use, transportation, and water supply. □ Describe your community’s management program for SSTS to comply with MPCA regulations (Minn. Rules Chapters 7080- 7083). □ Current subsurface sewage treatment system ordinance. □ Map the locations of all existing public and private treatment systems, if any, including package treatment plants and communal sub-surface systems. □ Map the locations of all sub-surface sewage treatment systems. You should also identify the locations of known non- conforming systems or systems with known problems. This information may be available from the County. If unavailable, a list of addresses is acceptable. □ Describe the conditions under which private, community treatment systems (ex. package treatment plants, community drainfields) would be allowed. Examples of such conditions include: □ allowable land uses and residential densities □ installation requirements □ management requirements □ local government responsibilities Page - 8 | METROPOLITAN COUNCIL LOCAL PLANNING HANDBOOK Print Date: 8/2/2017 Checklist of Minimum Requirements for Arden Hills SURFACE WATER The items in the Minimum Requirements section below are consistent with the requirements under the new Minnesota Rules Chapter 8410, adopted in July of 2015 and Minn. Stat. 103B.235. Executive Summary, Water Resource Management Related Agreements, and Amendment Process □ Provide an executive summary that includes the highlights of the local water management plan. □ Describe the water resource management related agreements that have been entered into by your community. This includes joint powers agreements related to water management that the community may be a party to between itself and watershed management organization(s), adjoining communities, or private parties. □ Include a section on amendment procedures that defines the process by which amendments may be made. The amendment procedure must be consistent with the amendment procedures in the watershed organization(s) plans that affect your community. Physical Environment and Land Use □ Describe the existing physical environment and existing land use. You may be able to incorporate data by reference if allowed by the appropriate watershed organization(s) plan. You should be aware that not all watershed plans contain the level of detail needed and in those cases, you will be required to provide this information directly in your local water management plan. □ Describe the proposed physical environment and future land use. □ Include a map and/or description of drainage areas that includes path and flow directions of the stormwater runoff in your community. □ Describe the volumes and rates of flow for those defined drainage areas. Existing and Potential Water Resource-Related Problems □ Include an assessment of the existing water resource related problems in your community. □ Include an assessment of the potential water resource related problems in your community. □ Include a list or map of impaired waters within your community as shown on the most current 303d impaired waters list. Local Implementation Plan/Program □ Include prioritized nonstructural, programmatic, and structural solutions to identified problems. □ Describe the areas and elevations for stormwater storage adequate to meet performance standards or official controls in watershed organization(s) plan. □ Define the water quality protection methods that would be adequate to meet performance standards or official controls. □ Clearly define the roles and responsibilities of the community from that of the WMO(s) for carrying out implementation components. □ Describe the official controls and any changes needed to official controls. □ Include a table briefly describing each component of the implementation program that clearly details the schedule, estimated cost, and funding sources for each component, including annual budget totals. □ Include a table describing the capital improvement program that sets forth by year, details of each contemplated capital improvement that includes the schedule, estimated cost, and funding source. Page - 9 | METROPOLITAN COUNCIL LOCAL PLANNING HANDBOOK Print Date: 8/2/2017 Checklist of Minimum Requirements for Arden Hills WATER SUPPLY Local Water Supply Plan for Municipal Public Water Suppliers □ If the community has a municipal community public water supply system, complete all information in the DNR & Metropolitan Council water supply plan template. Information must be submitted in the template provided and submitted through the MnDNR Permit and Reporting System (MPARS). □ Include extended water demand projections for 2020, 2030, 2040 and ultimate build-out that are consistent with population forecasts in the community’s system statement. Water Conservation & Reuse □ If the community has a municipal community public water supply system, complete all information in the DNR & Metropolitan Council water supply plan template. Information must be submitted in the template provided and submitted through the MnDNR Permit and Reporting System (MPARS). Assessing & Protecting Source Water □ If the community has a municipal community public water supply system, complete all information in the DNR & Metropolitan Council water supply plan template. Information must be submitted in the template provided and submitted through the MnDNR Permit and Reporting System (MPARS). Sub-Regional Collaboration □ If the community has a municipal community public water supply system, complete all information in the DNR & Metropolitan Council water supply plan template. Information must be submitted in the template provided and submitted through the MnDNR Permit and Reporting System (MPARS). Page - 10 | METROPOLITAN COUNCIL LOCAL PLANNING HANDBOOK Print Date: 8/2/2017 Checklist of Minimum Requirements for Arden Hills PARKS AND TRAILS Regional Parks and Trails □ Describe, map, and label the Regional Parks System facilities that are located in your community. □ Depict existing regional parkland with a land use of “Park” (or your community’s equivalent) on your Existing Land Use map. □ Acknowledge the Council-approved master plan boundaries of regional parks, park reserves, and special recreation features by guiding the properties with a land use of “Park” (or your community’s equivalent) on your Future Land Use map. Local Parks and Trails □ Describe and map your existing and proposed local parks, trails, and recreation facilities. □ Include a capital improvement program for parks and open space facilities as part of your implementation program. Page - 11 | METROPOLITAN COUNCIL LOCAL PLANNING HANDBOOK Print Date: 8/2/2017 Checklist of Minimum Requirements for Arden Hills HOUSING Existing Housing Needs □ Complete an existing housing assessment, including: □ A table of existing local conditions, including the following information: □ 1. Total number of housing units. □ 2. Number of housing units affordable to households with incomes at or below 30% Area Median Income (AMI), between 31 and 50% AMI, and between 51 and 80% AMI. □ 3. Number of housing units that are owner occupied. □ 4. Number of housing units that are rental. □ 5. Number of single family homes. □ 6. Number of multi-family homes. □ 7. Number of publicly subsidized housing units by the following types: senior housing, housing for people with disabilities, and all other publicly subsidized units. Include expiration dates of affordability requirements when applicable. □ 8. Number of existing households that are experiencing housing cost burden with incomes at or below 30% Area Median Income (AMI), between 31 -50% AMI, and 51 -80% AMI. A map of owner-occupied housing units identifying their assessed values. At a minimum, differentiate the values above and below $238,500. □ A narrative analysis of existing housing needs. At a minimum address the components of the existing housing assessment within the local context of your community. Plans consistent with Council policy will clearly identify existing housing needs and priorities for the community. Projected Housing Need □ Discuss how the land use plan addresses the future housing need for your forecasted growth. For Those Communities With An Affordable Housing Need Allocation: □ Acknowledge your community’s allocation of the region’s need for affordable housing at three levels of affordability: <30% AMI, 31-50% AMI, and 51-80% AMI. □ Guide residential land at densities sufficient to create opportunities for affordable housing using one of the following options: □ Option 1: Guide sufficient land at minimum residential densities of 8 units/acre to support your community’s total allocation of affordable housing need for 2021 – 2030. This option may be best for communities that find it difficult to support densities of 12 units/acre (per Option 2), or prefer simplicity over flexibility in their density minimums. □ Option 2: Guide sufficient land at minimum residential densities of: □ 12 units/acre to address your community’s allocation of affordable housing need at <50% AMI. This combines your community’s allocation at <30% AMI and 31-50% AMI. □ 6 units/acre to address your community’s allocation of affordable housing need at 51-80% AMI. □ Option 2 may be best for communities that feel they can achieve affordable housing needs at 51-80% AMI with less than 8 units/acre. It also allows the affordable housing need to be addressed with less actual land, as is the case if communities choose to use even higher densities than are required. Furthermore, communities using Option 2 may guide land to meet their allocation of affordable housing need at 51-80% AMI using a minimum density range of 3-6 units/acre if they have demonstrated in the last 10 years the application of programs, ordinances, and/or local fiscal devices that led to the development of housing affordable at 51-80% AMI in their community. Examples include: density bonuses for affordable housing unit inclusion, local funding programs such as TIF, etc. Implementation Plan □ A description of public programs, fiscal devices, and other specific actions that could be used to meet the existing and projected housing needs identified in the housing element. Include in what circumstances and in what sequence they would be used. □ Plans consistent with Council policy will clearly and directly link identified needs to available tools. Needs are identified within the three levels of affordability, and tools should therefore be addressed within the levels of affordability as well. □ Plans consistent with Council policy will consider all widely accepted tools to address their housing needs. A list of widely accepted tools is provided, however, this list is not exhaustive. Communities are strongly encouraged to include any additional tools at their disposal when identifying how they will address their housing needs. Page - 12 | METROPOLITAN COUNCIL LOCAL PLANNING HANDBOOK Print Date: 8/2/2017 Checklist of Minimum Requirements for Arden Hills RESILIENCE Energy Infrastructure and Resources □ Solar Resource Protection: Include your community’s Minnesota Solar Suitability Analysis Map. □ Solar Resource Protection: Include calculations of your community’s gross solar and rooftop solar resource. □ Solar Resource Development: Include a policy or policies relating to the development of access to direct sunlight for solar energy systems. □ Solar Resource Development: Include strategies needed to implement the policy or policies. Page - 13 | METROPOLITAN COUNCIL LOCAL PLANNING HANDBOOK Print Date: 8/2/2017 Checklist of Minimum Requirements for Arden Hills ECONOMIC COMPETITIVENESS Redevelopment □ Minnesota Statutes § 473.859 Subd. 1 states that local comprehensive plans “shall contain objectives, policies, standards, and programs to guide… redevelopment and preservation for all lands and waters within the jurisdiction of the local governmental unit”. The information provided in this section of the handbook is intended to assist communities as they grapple with the opportunities and challenges associated with development sites that are declining in value, viability, and marketability. Page - 14 | METROPOLITAN COUNCIL LOCAL PLANNING HANDBOOK Print Date: 8/2/2017 Checklist of Minimum Requirements for Arden Hills IMPLEMENTATION Implementation □ Describe all public programs, fiscal devices, and other actions that your community will use to implement your plan. □ Define a timeline as to when actions will be taken to implement each required element of your comprehensive plan. □ Include a Capital Improvement Program (CIP) for transportation, sewers, parks, water supply, and open space facilities. Specify the timing and sequence of major local public investments. □ The CIP must align with development staging identified in other parts of your plan and include budgets and expenditure schedules. □ Describe all relevant official controls addressing at least zoning, subdivision, water supply, and private sewer systems. □ Include a schedule for the preparation, adoption, and administration of needed changes to official controls. □ Include your local zoning map and zoning category descriptions. Identify what changes are needed to ensure zoning is not in conflict with your new land use plan and consistent with regional system plans and policies. □ Review and update official controls within 9 months of adopting your 2040 plan. Official controls must not be in conflict with your updated plan. You must provide copies of all revised official controls to us. □ The Housing Plan Element has implementation requirements as well. Refer to that section to ensure that implementation requirements for the Housing Action Plan are met. RECOGNIZED TOOLS AND RESOURCES TO ADDRESS HOUSING NEEDS Under the Metropolitan Land Planning Act, local comprehensive plans must include a housing element that contains standards, plans, programs, public programs, fiscal devices, official controls and specific actions that will be used to address existing and projected housing needs. What do standards, plans, programs, public programs, fiscal devices, official controls and specific actions have in common? They’re all tools. But each community is different, and some tools are not available or realistic for all municipalities. Some tools that are commonly known and used by one community may not even be known by another community. Below is a comprehensive, but not exhaustive, list of widely used tools in the region to address a wide variety of housing needs. Plans consistent with Council policy will identify and consider all widely accepted tools to address their housing needs. We understand that communities have many competing needs and priorities. Complete housing implementation programs do not have to commit every available tool to meet housing needs, and deciding which tools to use - and why - is a local responsibility. However, by acknowledging and discussing, at a minimum, the resources listed below, your implementation program will be a clear, transparent policy document guiding planners, local leaders, developers and citizens toward the housing opportunities that are and will be available in your community. WIDELY ACCEPTED TOOLS TO ADDRESS HOUSING NEEDS Local sources of funding: •Creation/use of a local Housing and Redevelopment Authority (HRA), Community Development Agency (CDA), or Economic Development Authority (EDA) •Housing Bonds •Tax Abatement •Tax Increment Financing Federal and regional sources of funding: •All communities: Consolidated Request for Proposals •All communities: Land Bank Twin Cities •All communities participating in the Livable Communities Act: Livable Communities Demonstration Account (LCDA) •All communities participating in the Livable Communities Act: Livable Communities Demonstration Account – Transit Oriented Development (TOD) •Hennepin, Ramsey, Washington, Dakota and Anoka communities: Community Development Block Grant Funds (CDBG) •Hennepin, Ramsey, Washington, Dakota and Anoka communities: HOME Investment Partnerships Program (HOME) •Hennepin communities: Affordable Housing Incentive Fund (AHIF) •Dakota communities: Housing Opportunities Enhancement Program (HOPE) •Washington communities: Gap Financing for Redevelopment and Rental Owner Occupied Housing (GROW) •Scott and Carver communities: Small Cities Development Program (CDBG and HOME administered through state agencies) HOUSING TOOLS LOCAL PLANNING HANDBOOK Continue to next page Attachment F Metropolitan Council 390 Robert Street North Saint Paul, MN 55101 metrocouncil.org Main: 651.602.1000 TTY: 651.291.0904 Public Information: 651.602.1500 public.info@metc.state.mn.us LOCAL PLANNING HANDBOOK Local policies and strategies: • Effective referrals • Fair Housing Policy • First time homebuyer, down payment assistance, and foreclosure prevention programs • Participation in housing-related organizations, partnerships, and initiatives • Site Assembly • Zoning and subdivision ordinances • Rental license and inspections programs Preservation strategies: • Project Based Rental Assistance • Low Income Housing Tax Credit Properties • Public Housing • Housing Improvement Areas (HIAs) • Community Land trusts • Low-interest rehab programs • Manufactured Home Parks • Private unsubsidized affordable housing April 2017 LINKING YOUR IMPLEMENTATION PLAN TO YOUR COMMUNITY’S HOUSING NEEDS In your housing element, you will identify your community’s existing and projected housing needs. In your implementation plan you will describe the tools you will use to address those needs. The clearer the tools are linked to your needs, the more effective and transparent your comprehensive plan will be. To support the outcome of a clear and transparent housing element, we recommend that you conclude your existing and projected housing need sections with a summary of your community’s housing needs. The summary should provide the foundation upon which to develop your housing implementation program. Consider this example of the final paragraph of an existing housing needs section: Summary of Existing Housing Needs Based on the data and analysis above, we have identified the following housing needs as priorities for our community through 2040. In the implementation section of this plan, you will find a discussion of the tools and strategies we will employ to address those needs. 1.Maintenance assistance for low-income homeowners at or below 60% AMI; 2.Rental units for large families at all affordability levels; 3.Senior housing affordable at 30-50% AMI; 4.Preservation of naturally-occurring affordable housing within all bands of affordability, especially near future transit station(s). All communities must address their forecasted growth and discuss how future residential land use guidance will accommodate that growth in their local comprehensive plans. For communities with an allocation of affordable housing need, we recommend you summarize your projected affordable housing needs by describing how you are guiding minimum densities that will support affordable housing development. This is also a good opportunity to connect to the map showing your future land uses within your plan. For example: Summary of Projected Housing Needs To simplify our land use guidance and acknowledge the strong, diverse homeownership options that already exist in our community, we are focusing on guiding land that would support multi-family affordable housing. Therefore our future land use map (see page 38) reflects minimum densities of 8 units per acre sufficient to address our total allocation of affordable housing need of 1,020 units. Some parts of the city, specifically near downtown, are guided at higher density residential uses of 20 units an acre or above, with density bonuses available for the inclusion of affordable housing units. Now you are able to clearly link your stated needs to the widely accepted tools used to meet housing needs. An implementation program for the hypothetical community of Lake Valley Heights addressing the examples above might include a table such as the one below. A few notes about this sample table: 1.You do not have to replicate this table’s format, though you certainly may! There are many ways to clearly link stated needs and strategic use of tools. 2.If a particular tool is not applicable or appropriate for a particular need, it is not necessary to identify it in the table only to say it will not be used. However, if a tool could be used for a particular need, but likely would not be, the tool should be included in the table and identified as an unlikely source of meeting that particular need. 3.Some tools—such as adopting a Fair Housing Policy or participating in Housing organizations—can support your community’s housing needs more broadly by expanding your community’s overall housing strategy. Furthermore, the adoption of a Fair Housing Policy will ensure that your community will continue to be eligible to participate in the Livable Communities Act funding programs. 4.Please remember, the list of widely used tools is NOT exhaustive. We strongly encourage you to add any and every tool at your disposal to address your community’s housing needs. HOUSING: LINKING TOOLS TO NEEDS LOCAL PLANNING HANDBOOK Continue to next page Attachment G Continue to next page EXISTING HOUSING NEEDS Identified Need Available Tools Circumstances and Sequence of Use Maintenance assistance for low- income homeowners at or below 60% AMI (identified on p. 25) CDBG Following HUD’s schedule of annual CDBG allocations, we will reserve a portion (up to 50%) of our CDBG allocation each year to continue our home rehab program for low- and moderate- income homeowners. Referrals We will review and update our reference procedures and training for applicable staff by 2021, including a plan to maintain our ability to refer our residents to any applicable housing programs outside the scope of our local services. Rental units for large families at all affordability levels Tax-Increment Financing It is unlikely we would support the use of TIF for this use. Tax Abatement We would consider tax abatement for large rental project proposals that are inside the Lake Valley Heights School District and supported by the Lake Valley Heights School Board. Community development Agency (CDA) We will coordinate with the Valley Heights Community Development Agency that serves our city to best align their resources with this stated need. We will review our implementation plan on an annual basis, beginning in 2020, with the Valley Heights CDA to ensure we are utilizing their resources most effectively. Local Funding Resources: LCDA We would strongly consider supporting/sponsoring an application to Livable Communities Account programs for multi- family rental proposals with units suitable for large families, and in areas guided for high density residential. Local Funding Resources: CDBG We will explore the use of a portion (no more than 15% of our total allocation in any given year) of our CDBG funds to create a low-interest revolving loan fund for the rehabilitation of existing large-unit rental properties in exchange for a minimum period of income restricted affordability. This study will be documented and completed by 2026. Rental units for large families at all affordability levels, continued. Local Funding Resources: HOME We will explore with Valley Heights County the application for HOME funds to provide rental assistance to low and moderate income households that are in existing rental units suitable for large families. We will document this exploration and its results by 2023. Super RFP We would strongly consider supporting/sponsoring an application to Super RFP programs for large unit rental project proposals in areas guided for high density residential uses. Housing Bonds We would consider issuing Housing Bonds to support a rental project with units suitable for large families in the Lake Valley Heights School District. However, there are competing priorities and limitations to city bonding authority. Preservation strategies: 4d We will approach identified owners of existing large-unit rental properties to discuss the possibility of 4d program tax breaks by 2025. Preservation Strategies We will explore the use of a portion (no more than 15% of our total allocation in any given year) of our CDBG funds to create a low-interest revolving loan fund for the rehabilitation of existing large-unit rental properties in exchange for a minimum period of income restricted affordability. This study will be documented and completed by 2026. Site Assembly We would strongly consider supporting/sponsoring an environmental clean-up grant application for an affordable large- unit rental project within the Lake Valley Heights School District. Continue to next page Identified Need Available Tools Circumstances and Sequence of Use Rental units for large families at all affordability levels, continued Referrals We will review and update our reference procedures and training for applicable staff by 2021, including a plan to maintain our ability to refer our residents to any applicable housing programs outside the scope of our local services. Senior housing affordable at 30-51% AMI TIF It is unlikely we would support the use of TIF for this use. Tax Abatement We would consider tax abatement for a senior housing project affordable at 30-50% AMI. CDA We will coordinate with the Valley Heights Community Development Agency to best align their resources with this stated need. We will review our implementation plan on an annual basis, beginning in 2020, with the Valley Heights CDA to ensure we are utilizing their resources most effectively. Local Funding Resources: LCDA We would strongly consider supporting/sponsoring an application to Livable Communities Account programs for senior housing proposals affordable at 30-50% AMI. Local Funding Resources: CDBG We do not plan on using any allocated CDBG funds for senior housing. Super RFP We would strongly consider supporting/sponsoring an application to Super RFP programs for senior housing affordable at 30-50% AMI. Housing Bonds We do not plan on issuing Housing Bonds to support senior housing development. Preservation Strategies: 4d We would consider implementing the 4d tax program for senior housing developments affordable at 31-50% AMI. Site Assembly We would strongly consider supporting/sponsoring an environmental clean-up grant application for senior housing affordable at 30-50% AMI. Expedited Pre-application Process We will create a pre-application process to identify ways to minimize unnecessary delay for projects prior to formal application process. We will document and initiate this new process by 2020. Referrals We will review and update our reference procedures and training for applicable staff by 2021, including a plan to maintain our ability to refer our residents to any applicable housing programs outside the scope of our local services. Preservation of naturally-occurring affordable housing within all levels of affordability, especially near future transit station(s) Local Funding Resources: CDBG We will explore the use of a portion (no more than 15% of our total allocation in any given year) of our CDBG funds to create a low-interest revolving loan fund for the rehabilitation of existing residential properties near future transit stations in exchange for a minimum period of income restricted affordability. This study will be documented and completed by 2026. Preservation Strategies: 4d We will approach identified owners of existing naturally occurring affordable residential properties near the planned Lake Valley Transit Station to discuss the possibility of 4d program tax breaks by 2025. Referrals We will review and update our reference procedures and training for applicable staff by 2021, including a plan to maintain our ability to refer our residents to any applicable housing programs outside the scope of our local services. Continue to next page PROJECTED HOUSING NEEDS Identified Need Available Tools Circumstances and Sequence of Use Allocation of Affordable Housing Need below 30% AMI: 239 units Guiding land at densities that support affordable housing See our future land use plan and projected housing needs section of the housing chapter of this comprehensive plan. TIF We would consider TIF for proposals of this housing type in the locations guided at the appropriate densities and land use categories as shown on our future land use map. Tax Abatement We would consider tax abatement for proposals of this housing type in the locations guided at the appropriate densities and land use categories as shown on our future land use map. CDA We will coordinate with the Valley Heights Community Development Agency to best align their resources with this stated need. We will review our implementation plan on an annual basis, beginning in 2020, with the Valley Heights CDA to ensure we are utilizing their resources most effectively. Local Funding Resources: LCDA We would strongly consider supporting/sponsoring an application to Livable Communities Account programs for new housing affordable at less than 30% AMI in the highest density locations of our future land use map. Local Funding Resources: CDBG We do not plan on using any allocated CDBG funds for this housing type specifically, but competing projects seeking CDBG funding would be prioritized if they also met this need and are in the highest density locations of our future land use map. Local Funding Resources: HOME We will explore with Valley Heights County the application for HOME funds to address this housing type. We will document this exploration and its results by 2023. Super RFP We would strongly consider supporting/sponsoring an application to Super RFP programs for housing affordable at less than 30% AMI in the highest density locations of our future land use map. Housing Bonds We would consider issuing Housing Bonds to support this housing type in our highest density locations of our future land use map. Site Assembly We would strongly consider supporting/sponsoring an environmental clean-up grant application for housing affordable below 30% AMI. Site Assembly We would strongly consider using any awarded funds, including but not limited to the programs described above, to assemble a site in the locations identified in our future land use map for this housing type. This could include acquiring and holding land, as well as sub-allocating such monies to a qualified developer approved by our City Council. Site Assembly We will continue to actively participate in the Twin Cities Land Bank’s ‘First Look’ program and attempt to strategically acquire any foreclosed properties that are guided for high densities and represent a reasonable location to expect housing of this type to be developed by 2030. Continue to next page Identified Need Available Tools Circumstances and Sequence of Use Allocation of Affordable Housing Need between 31% and 50% AMI: 467 units Guiding land at densities that support affordable housing See our future land use plan and projected housing needs section of the housing chapter of this comprehensive plan. TIF We would consider TIF for proposals of this housing type in locations guided at the appropriate densities and land use categories as shown on our future land use map. Tax Abatement We would consider tax abatement for proposals of this housing type in locations guided at the appropriate densities and land use categories as shown on our future land use map. CDA We will coordinate with the Valley Heights Community Development Agency to best align their resources with this stated need. We will review our implementation plan on an annual basis, beginning in 2020, with the Valley Heights CDA to ensure we are utilizing their resources most effectively. Local Funding Resources: LCDA We would strongly consider supporting/sponsoring an application to Livable Communities Account programs for new housing affordable between 31 and 50% AMI in locations guided at the appropriate densities and land use categories as shown on our future land use map. Local Funding Resources: CDBG We do not plan on using any allocated CDBG funds for this housing type specifically. Local Funding Resources: HOME We will explore with Valley Heights County the application for HOME funds to address this housing type. We will document this exploration and its results by 2023. Super RFP We would strongly consider supporting/sponsoring an application to Super RFP programs for housing affordable at 31- 50% AMI in the locations guided at the appropriate densities and land use categories as shown on our future land use map. Housing Bonds We would consider issuing Housing Bonds to support this housing type in locations guided at the appropriate densities and land use categories as shown on our future land use map. Site Assembly We would strongly consider supporting/sponsoring an environmental clean-up grant application for housing affordable at 31-50% AMI. Site Assembly We would strongly consider using any awarded funds, including but not limited to the programs described above, to assemble a site in the locations guided at the appropriate densities and land uses as shown in our future land use map, for this housing type. This could include acquiring and holding land, as well as sub- allocating such monies to a qualified developer approved by our City Council. Site Assembly We will actively participate in the Twin Cities Land Bank ‘First Look’ program and attempt to strategically acquire any foreclosed properties that are guided at the two highest density land uses and represent a reasonable location to expect housing of this type to be developed by 2030. Continue to next page Identified Need Available Tools Circumstances and Sequence of Use Allocation of Affordable Housing Need between 51% and 80% AMI: 314 units Guiding land at densities that support affordable housing See our future land use plan and projected housing needs section of the housing element. TIF We will consider TIF for housing proposals of this type if they are part of a mixed income development with at least 20% of new units being affordable at 60% AMI. Tax Abatement We will consider Tax Abatement for housing proposals of this type if part of a mixed income development with at least 20% of new units being affordable at 60% AMI. CDA We will coordinate with the Valley Heights Community Development Agency to best align their resources with this stated need. We will review our implementation plan on an annual basis, beginning in 2020, with the Valley Heights CDA to ensure we are utilizing their resources most effectively. Local Funding Resources: LCDA We would strongly consider supporting/sponsoring an application to Livable Communities Account programs for new housing affordable between 51 and 80% AMI in any residential locations of our future land use map. Local Funding Resources: CDBG We do not plan on using any allocated CDBG funds for this housing type specifically. Super RFP We would strongly consider supporting/sponsoring an application to Super RFP programs for housing affordable at 51- 80% AMI in any residential locations of our future land use map in a mixed-income proposal with at least 20% affordable at 60% AMI. Housing Bonds We do not plan on issuing Housing Bonds to support this type of housing development. Site Assembly We would strongly consider supporting/sponsoring an environmental clean-up grant application for housing affordable at 51-80% AMI. Site Assembly We would strongly consider using any awarded funds, including but not limited to the programs described above, to assemble a site in any residential locations of our future land use map for a mixed-income proposal with at least 20% affordable at 60% AMI. This could include acquiring and holding land, as well as sub-allocating such monies to a qualified developer approved by our City Council. Site Assembly We will actively participate in the Twin Cities Land Bank’s ‘First Look’ program and attempt to strategically acquire any foreclosed properties that are guided at the two highest density land uses and represent a reasonable location to expect housing of this type to be developed by 2030. Metropolitan Council 390 Robert Street North Saint Paul, MN 55101 metrocouncil.org Main: 651.602.1000 TTY: 651.291.0904 Public Information: 651.602.1500 public.info@metc.state.mn.us LOCAL PLANNING HANDBOOK October 2016 GENERAL HOUSING NEEDS Identified Need Available Tools Circumstances and Sequence of Use Tools to address multiple housing needs and improve our housing strategy capacity in general Participation in Housing Related Organizations: Regional Council of Mayors The Honorable Mayor of Lake Valley Heights will participate or designate an appropriate representative to actively engage in the Urban Land Institute Minnesota’s Regional Council of Mayors group. Participation in Housing Related Organizations: Housing Collaborative Institute Staff from Lake Valley Heights City will continue to be an active member of the Housing Collaborative Institute. Fair Housing Policy Zoning and Subdivision ordinances We will be reviewing our zoning and subdivision ordinances to identify any regulations that inhibit the housing priorities in this document. This effort is slated for completion by 2020. Expedited Pre-application Process We will create a pre-application process to identify ways to minimize unnecessary delay for projects that address our stated housing needs, prior to a formal application submittal. We will document and roll out this new process by 2020. Inclusionary Housing Policy This type of table provides a clear indication of what tools your community is willing to employ to address particular housing needs. In this example, only a brief description of whether or not a tool would be used is provided – the reason for that decision is not clear. To meet the minimum requirements of the housing implementation program a deeper discussion of why tools are allocated differently among the stated needs is also necessary. This can occur in a similar table with more detailed information in a column titled “Circumstances and sequence of use”, or with a separate narrative that addresses overarching policies in the use of specific tools such as TIF or CDBG. Again, there are many ways to accomplish this outcome – the table above is only one example to illustrate a potential way to meet the minimum requirements of the housing implementation program of your comprehensive plan. 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 FrameworkThrive MSP 2040. 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 H City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-2 6.2 FUTURE LAND USE – 1998 2008 COMPREHENSIVE PLAN The 2001998 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 – 2001998 Future Land Use Acres Low Density Residential 978 Medium Density Residential 136 High Density Residential 12 Neighborhood Business 19 Mixed Business 79 Commercial 26 Community Mixed Use 100 Light Industrial and Office 303 Parks and Open Space 576 Park Preserve 1,472 Public & Institutional 461 Utilities 15 Subtotal 4,178 Neighborhood Residential 146 Neighborhood Transition 0 Town Center 16 Campus Commercial 40 Office Mixed Use 20 Rtetail Mixed Use 34 Flex Business 42 Public & Institutional (Civic)2 Parks and Open Space 24 Utilities 46 TCAAP Right-of-way 51 Subtotal 427 Water 796 Railroad Right-of-Way 35 Right-of-way 685 Total 6,121 Ar d e n H i l l s e x c e p t T C A A P TC A A P Ot h e r 2008 Comprehensive Plan - Future Land Use Land Use 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 City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-3 highways are calculated. The rights-of-way for city streets and smaller roadways are included with the adjacent land uses. Table 6.2 – Adjusted 1998 Future Land Use Data Acres Low Density Residential 978 Medium Density Residential 136 High Density Residential 12 Neighborhood Business 19 Mixed Business 79 Commercial 26 Community Mixed Use 100 Light Industrial and Office 303 Parks and Open Space 576 Park Preserve 1,472 Public & Institutional 461 Utilities 15 Subtotal 4,178 Neighborhood Residential 146 Neighborhood Transition 0 Town Center 16 Campus Commercial 40 Office Mixed Use 20 Rtetail Mixed Use 34 Flex Business 42 Public & Institutional (Civic)2 Parks and Open Space 24 Utilities 46 TCAAP Right-of-way 51 Subtotal 427 Water 796 Railroad Right-of-Way 35 Right-of-way 685 Total 6,121 2001998 Comprehensive Plan - Adjusted Future Land Use TC A A P Ot h e r Land use Ar d e n H i l l s e x c e p t T C A A P The following descriptions were used to define the future land use categories in the 2001998 Comprehensive Plan: 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) 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. City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-4 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 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. City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-5 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. 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 6-6 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 2016 The 2008 2016 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 TBD 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 2 – 201608 Existing Land City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-7 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. To be updated. 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 6-8 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 - 20430 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 3 – 20430 Future Land Use Acres Land Use (TCAAP) Will Remain 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 Commercial Community Mixed Use *Includes future right-of-way. **May not equal 5,694 or 427 due to rounding. 20430 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) TBD Neighborhood Business Light Industrial and Office Park and Open Space Utilities Public & Institutional City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-9 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 City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-10 community and surrounding areas. This area may also include 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 City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-11 small-scale commercial uses are anticipated. Neither residential nor commercial development should require a change to the future land use designation. 6.4.36.4.2 Guiding Plan for the B2B-2 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 B2B-2 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). 6.4.46.4.3 Red Fox/Grey Fox/Lexington Avenue Business Area Guiding Plan Immediately north of the B2B-2 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 City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-12 increases, a more detailed guiding plan is required to comprehensively address the overall redevelopment needs in this area of the City. 6.4.56.4.4 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. There are a number undeveloped NB properties on Cleveland Avenue south of County Road E-2 and the former City Hall/Public Works site south of Highway 96. The size, shape and proximity to residential uses limits the redevelopment opportunities. Medium density residential development is located next to both areas and additional medium density residential land is required to meet the Metropolitan Council affordable housing requirements between 2020 and 2030. 6.4.66.4.5 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, Tthe City anticipates this property will remain as a medium density residential use for the foreseeable future. City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-13 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. 6.4.76.4.6 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 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 20430 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. 6.4.86.4.7 Development Capacity and Net Residential Density The Metropolitan Council’s Thrive MSP 20430 Regional Development Framework assign a community designation of “suburban” which requires an average net residential density of at least three five units per net residential acre. Densities lower than this are not an efficient use of the region’s sanitary sewer City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-14 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 2016 land use data provided by the Metropolitan Council, there were 1,318XXXX acres of net residential land in Arden Hills, which includes the rights-of-way of adjacent City streets. The United States Census BureauMetropolitan Council lists 3,017 198 housing units in Arden Hills in 201500. Based on that information, the residential density in the developed portion of Arden Hills is approximately 2.29XXX residential units per net residential acre. While this is below the three five 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 five 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 zonedguided for development that could be built at a density of an average of three five residential units per acre. The approved Master Plan for the TCAAP property includes 162.2 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. 6.4.96.4.8 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 the Spine Road and trunk utilities in 20187. At this time, it is expected that private development will begin in 20187. The project is anticipated to be completed in phases over the next 10 to 20 years; however, the development timeline will City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-15 depend on a number of conditions, including the market, transportation improvements, and other related factors. 6.4.10 B-4: Retail Center Zoning District There are no undeveloped parcels in the B-4 zoning district and all the buildings are occupied. The properties are not generally retail in nature and therefore do not achieve the purpose statements of the B-4 zoning district. The businesses are mostly wholesale sales, office/warehouse, light manufacturing, or repair orientated that are more typically industrial uses. The City Council should consider rezoning these properties to the I-Flex zoning district and the B-4 zoning district from the City Code. 6.4.11 Developable GB Properties There is about 35 acres of land in the Gateway Business zoning district with visibility from I 694 that is undeveloped. There are some wetlands and woodland that may influence the development, but considerate design may mitigate most impacts of development. The designation of this area is I/O – Light Industrial & Office, which would allow a corporate office building. 6.4.12 Employment Zones and Consumer Zones The uses allowed in all the existing industrial zones and most of the commercial zones would allow for high economic activity uses adjacent to low economic activity uses. The uses allowed in some industrial zoning districts should be limited to create high economic activity districts and some commercial zoning districts should be limited to create consumer orientated zoning districts. This employment versus consumer activity should be considered when revising the uses allowed in the various commercial and industrial zones. 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. City of Arden Hills – 20430 Comprehensive Plan Approved: September 28, 201809 Amended: December 12, 2016 6-16 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 Implement 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. o Consider rezoning the B-4 properties to I-Flex and removing the B-4 zoning district from the City Code. o Determine the highest and best use for the vacant properties on the south end of Gateway Blvd along I-694 and rezone the property accordingly. o Evaluate the uses within the industrial zoning districts to emphasis employment uses. o Evaluate the uses within the commercial zoning districts to ensure that there are an appropriate amount of retail and hospitality opportunities within Arden Hills. 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 City Council Work Session for August 21, 2017 Page 1 of 2 DATE: August 21, 2017 TO: Honorable Mayor and City Councilmembers William S. Joynes, Sr., City Administrator FROM: Matthew Bachler, Senior Planner SUBJECT: State of the City Update Requested Action Identify presentation topics for the 2017 State of the City events. Discussion The City Council has scheduled State of the City events as follows: • Thursday, September 28, 7:30 – 9:00 a.m. at the Tavern Grill restaurant • Tuesday, October 3, 6:30 – 8:00 p.m. at City Hall Event promotion is underway and will include: • News item on the City’s homepage and business news page • Regular promotion on City’s social media sites (Facebook and Twitter) • Advertisements in Shoreview-Arden Hills Bulletin • Eventbrite page • Citywide postcard mailing • City newsletter announcements • Email invitation to businesses and stakeholder list • Postcard delivery to local businesses by EDC members • City Council meeting announcements • News item on the Cable Bulletin In order to prepare for the event, the City Council is requested to identify presentation topics and speaker assignments. Staff has identified the following possible topics: • Rice Creek Commons (TCAAP) Update o Expected infrastructure, and development schedule AGENDA ITEM – 1F MEMORANDUM City of Arden Hills City Council Work Session for August 21, 2017 Page 2 of 2 • 2017/2018 Transportation Projects o County Road H/I-35W improvements o County Road I/Old Highway 8 improvements o 2018 PMP projects o County Road F improvements o Snelling Avenue improvements • Current Development Projects o Lexington Station o Health Partners o Land O’Lakes • Textile Recycling Services with Simple Recycling Staff has confirmed that a representative from MNDOT will be able to attend both events to present on State transportation projects. A representative from Land O’Lakes has been invited to attend the event on September 28 to present on the company’s current expansion project and innovations being implemented in terms of office space design. Next Steps Based on the feedback from the City Council, staff will begin to prepare presentation slides. Staff anticipates a draft of the slides will be distributed at the City Council Work Session on September 18. Final versions of the slides would then be handed out at the City Council meeting on September 25.