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HomeMy WebLinkAbout07-05-2017 PCAPPROVAL OF THE AGENDA APPROVAL OF MINUTES June 7, 2017 Planning Commission Regular Meeting 06 -07 -17PC.PDF PLANNING CASES Planning Case 17 -016 - 1224 Amble Road - Minor Subdivision (Public Hearing Required) MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF Planning Case 17 -017 - 3420 Fairview Avenue And 3417 Lake Johanna Boulevard - Minor Subdivision And Variance (Public Hearing Required) MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF ATTACHMENT G.PDF Planning Case 17 -015 - 1761 Lake Johanna Boulevard (Tony Schmidt Regional Park) - Conditional Use Permit (Public Hearing Required) MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF ATTACHMENT G.PDF UNFINISHED AND NEW BUSINESS Planning Case 17 -006 –Higher Education Moratorium Study MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF COMMENTS AND REPORTS Report From The City Council 07 -05 -17 -REPORT FROM THE CITY COUNCIL.PDF Planning Commission Comments Staff Comments ADJOURN A quorum of the City Council may be present at this meeting. Chair: Roberta Thompson Commissioners: Nick Gehrig Angela Hames Phillip Neururer Clayton Zimmerman Steven Jones James Lambeth Brent Bartel (Alternate) Council Liaison: Fran Holmes Planning Commission   July 5, 2017 6:30 p.m. City Hall Address: 1245 W Highway 96 Arden Hills MN 55112 Phone: 651 -792 -7800 Website : www.cityofardenhills.org City Vision Arden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirable City in which to live, work, and play. Agenda CALL TO ORDER 1. 2. 2.A. Documents: 3. 3.A. Documents: 3.B. Documents: 3.C. Documents: 4. 4.A. Documents: 5. 5.A. Documents: 5.B. 5.C. APPROVAL OF THE AGENDAAPPROVAL OF MINUTESJune 7, 2017 Planning Commission Regular Meeting 06 -07 -17PC.PDFPLANNING CASESPlanning Case 17 -016 - 1224 Amble Road - Minor Subdivision (Public Hearing Required)MEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDFATTACHMENT C.PDF Planning Case 17 -017 - 3420 Fairview Avenue And 3417 Lake Johanna Boulevard - Minor Subdivision And Variance (Public Hearing Required) MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF ATTACHMENT G.PDF Planning Case 17 -015 - 1761 Lake Johanna Boulevard (Tony Schmidt Regional Park) - Conditional Use Permit (Public Hearing Required) MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF ATTACHMENT G.PDF UNFINISHED AND NEW BUSINESS Planning Case 17 -006 –Higher Education Moratorium Study MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF COMMENTS AND REPORTS Report From The City Council 07 -05 -17 -REPORT FROM THE CITY COUNCIL.PDF Planning Commission Comments Staff Comments ADJOURN A quorum of the City Council may be present at this meeting. Chair:Roberta ThompsonCommissioners:Nick GehrigAngela Hames Phillip NeururerClayton ZimmermanSteven JonesJames LambethBrent Bartel (Alternate)Council Liaison:Fran Holmes Planning Commission  July 5, 20176:30 p.m. City Hall Address:1245 W Highway 96Arden Hills MN 55112Phone:651 -792 -7800Website:www.cityofardenhills.orgCity VisionArden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirable City in which to live, work, and play. AgendaCALL TO ORDER1.2.2.A.Documents:3.3.A.Documents: 3.B. Documents: 3.C. Documents: 4. 4.A. Documents: 5. 5.A. Documents: 5.B. 5.C. APPROVAL OF THE AGENDAAPPROVAL OF MINUTESJune 7, 2017 Planning Commission Regular Meeting 06 -07 -17PC.PDFPLANNING CASESPlanning Case 17 -016 - 1224 Amble Road - Minor Subdivision (Public Hearing Required)MEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDFATTACHMENT C.PDFPlanning Case 17 -017 - 3420 Fairview Avenue And 3417 Lake Johanna Boulevard -Minor Subdivision And Variance (Public Hearing Required)MEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDFATTACHMENT C.PDFATTACHMENT D.PDFATTACHMENT E.PDFATTACHMENT F.PDFATTACHMENT G.PDFPlanning Case 17 -015 - 1761 Lake Johanna Boulevard (Tony Schmidt Regional Park) - Conditional Use Permit (Public Hearing Required)MEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDFATTACHMENT C.PDFATTACHMENT D.PDFATTACHMENT E.PDFATTACHMENT F.PDFATTACHMENT G.PDFUNFINISHED AND NEW BUSINESSPlanning Case 17 -006 –Higher Education Moratorium Study MEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDFCOMMENTS AND REPORTSReport From The City Council 07 -05 -17 -REPORT FROM THE CITY COUNCIL.PDFPlanning Commission Comments Staff Comments ADJOURN A quorum of the City Council may be present at this meeting. Chair:Roberta ThompsonCommissioners:Nick GehrigAngela Hames Phillip NeururerClayton ZimmermanSteven JonesJames LambethBrent Bartel (Alternate)Council Liaison:Fran Holmes Planning Commission  July 5, 20176:30 p.m. City Hall Address:1245 W Highway 96Arden Hills MN 55112Phone:651 -792 -7800Website:www.cityofardenhills.orgCity VisionArden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirable City in which to live, work, and play. AgendaCALL TO ORDER1.2.2.A.Documents:3.3.A.Documents:3.B.Documents:3.C.Documents:4.4.A.Documents:5.5.A.Documents:5.B.5.C. Approved: July 5, 2017 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, JUNE 7, 2017 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Roberta Thompson called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Roberta Thompson, Commissioners Steven Jones, James Lambeth, and Clayton Zimmerman. Absent: Commissioners Brent Bartel, Nick Gehrig, Angela Hames, and Phillip Neururer. Also present were: Senior Planner Matthew Bachler; Eric Zweber, WSB; Councilmember Dave McClung. APPROVAL OF AGENDA – JUNE 7, 2017 Chair Thompson stated the agenda will stand as published. APPROVAL OF MINUTES May 3, 2017 – Planning Commission Regular Meeting Commissioner Lambeth moved, seconded by Commissioner Jones, to approve the May 3, 2017, Planning Commission Regular Meeting as presented. The motion carried unanimously (4-0). PLANNING CASES A. Planning Case 17-010; 3246 New Brighton Road – Preliminary & Final Plat, Comprehensive Plan Amendment, and Variance – Public Hearing Senior Planner Bachler reported the purchase agreement between the Lake Johanna Fire Department and the applicant was canceled on Friday, June 2nd and the applicant has withdrawn his application. He requested the Planning Commission Chair formally close the public hearing and take no other action. ARDEN HILLS PLANNING COMMISSION – June 7, 2017 2 Chair Thompson closed the public hearing at 6:32 p.m. B. Planning Case 17-013; Boston Scientific – 4100 Hamline Avenue North – PUD Amendment – Public Hearing Senior Planner Bachler stated the Boston Scientific campus at 4100 Hamline Avenue North operates under a Planned Unit Development (PUD) that was originally approved in 2002 for the Guidant Corporation. The last comprehensive update to the PUD and Campus Master Plan took place in 2015 when the City approved a subdivision of the property to help facilitate the sale of Buildings A, B, and C located in the southwest corner of the campus (Planning Case 15-001). The Campus Master Plan was revised at this time to make adjustments to the location of future buildings and parking ramps so that the two lots could function independently. Senior Planner Bachler reported new building construction or site modifications identified on the approved Campus Master Plan require the submittal of a Site Plan Review application prior to construction. For building construction or site modifications not included on the Master Plan, a PUD Amendment is required. The proposed addition to Building 9 is not shown on the current Master Plan and a PUD Amendment is therefore being requested. Senior Planner Bachler explained the purpose of the proposed addition is to allow Boston Scientific to construct a new and expanded sterilization facility in Building 9. The company’s existing sterilization facility is located in Building C and its relocation to Building 9 is part of a process that has been underway for the past several years to move operations out of Buildings A, B, and C to allow for their eventual sale. The facility will be used for the sterilization of medical products manufactured by Boston Scientific. Senior Planner Bachler indicated the addition would be located on the northeast corner of Building 9, which is located in the northeast corner of the campus adjacent to Cummings Park Drive and Lexington Avenue North. The sterilization facility would have a footprint of 4,927 square feet measuring approximately 97 feet in length and 46 feet in width. The location of the addition would impact an existing parking area on the north side of Building 9. As a result of the construction, eight parking stalls would be removed. The project would also include 3,400 square feet of interior renovations for the new sterilization facility. Senior Planner Bachler stated the addition would be approximately 15 feet in height with a mechanical penthouse extending an additional 13.5 feet above the roof deck on a portion of the structure. The addition would be constructed with reinforced masonry material. Exterior finish materials would include translucent fiberglass, synthetic stucco, and metal profile panels. Site Data Land Use Plan: Light Industrial and Office Existing Land Use: Light Industrial and Office Zoning: I-1: Limited Industrial/PUD Overlay Current Lot Sizes: Lot 1: 77.4 Acres Proposed Density N/A Topography: Level ARDEN HILLS PLANNING COMMISSION – June 7, 2017 3 Senior Planner Bachler reviewed the surrounding area, the Plan Evaluation and the PUD Amendment in further detail. Senior Planner Bachler provided the Findings of Fact for review: 1. Boston Scientific has requested approval of a Planned Unit Development Amendment in order to construct an approximately 5,330 square foot building addition on the northeast corner of Building 9 on their corporate campus located at 4100 Hamline Avenue North. 2. The Boston Scientific Campus is a conforming use in the I-1 Limited Industrial Zoning District and operates under an approved PUD. 3. New building construction or site modifications identified on the approved Campus Master Plan require the submittal of a Site Plan Review application prior to construction. 4. The proposed addition to Building 9 is not identified on the approved Campus Master Plan and therefore a PUD Amendment is required. 5. The proposal is in conformance with underlying I-1 Zoning District requirements and the approved PUD. 6. The proposed modifications to the Building 9 parking lot would result in a reduction of total parking by eight stalls. 7. Boston Scientific has provided a Campus Parking Plan that identifies existing parking stalls and proof of parking areas to meet the current needs of the approximately 2,200 employees on the property. 8. The proposal is not expected to adversely affect the surrounding neighborhood or the community as a whole. Senior Planner Bachler stated based on the submitted plans and findings of fact, staff recommends approval of Planning Case 17-013 for a Planned Unit Development Amendment to construct a 5,330-square foot building addition on the northeast corner of Building 9 at 4100 Hamline Avenue North. If the Planning Commission recommends approval of this request, staff recommends that the following eight (8) conditions be included with the approval: 1. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. The applicant shall continue to abide by all previous Development Agreements, Master PUD approvals, and subsequent PUD Amendment approvals. 3. A PUD Agreement shall be prepared by the City Attorney and executed prior to the issuance of any City development permits. 4. All necessary City permits for the addition shall be obtained within one year of approval by the City Council, or an extension request shall be submitted in writing to the City at least forty-five (45) days prior to the expiration date. 5. Final construction plans shall be subject to approval by the City Building Official, City Engineer, and Fire Marshall prior to the issuance of a Building Permit. 6. The applicant shall obtain all necessary permits, including, but not limited to, NPDES and Rice Creek Watershed District. Copies of all necessary permits shall be submitted to the City prior to the issuance of any development permits. 7. The applicant shall submit a financial surety in the amount of 125% of the estimated costs of landscaping prior to the issuance of any development permits. The financial surety ARDEN HILLS PLANNING COMMISSION – June 7, 2017 4 shall be in the form of a letter of credit issued by a FDIC-insured bank. The purpose of the letter of credit is to ensure that landscaping is completed in the event that the Developer defaults on this Agreement. The surety shall be valid for two full years from the date of installation. 8. If noise from Building 9 exceeds MPCA noise regulations for residential areas at the property line, the applicant shall reduce noise levels in order to be in compliance with MPCA regulations. If the City receives complaints regarding noise levels, the applicant shall be responsible for providing decibel measurements from the property line and reducing noise levels to be in compliance with MPCA regulations. Senior Planner Bachler reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval with Conditions 2. Recommend Approval as Submitted. 3. Recommend Denial 4. Table Chair Thompson opened the floor to Commissioner comments. Commissioner Lambeth questioned if the site would be adequately parked after the site was expanded. Senior Planner Bachler reviewed the number of parking stalls on the site, along with the current number of employees and reported the site would be adequately parked. He stated the site had no overflow parking issues at this time. Chair Thompson opened the public hearing at 6:46 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. There being no comment Chair Thompson closed the public hearing at 6:47 p.m. Commissioner Jones asked if the expansion was for additional sterilization space. Senior Planner Bachler reported this was the case. Commissioner Zimmerman stated he was pleased Boston Scientific would be expanding their space and creating more jobs in Arden Hills. He encouraged Boston Scientific to consider how the noise from their facility would impact the adjacent neighbors. Chair Thompson believed the proposed expansion was very well done and would be well screened from the adjacent neighborhood. Commissioner Jones moved and Commissioner Zimmerman seconded a motion to recommend approval of Planning Case 17-013 for a Planned Unit Development Amendment at 4100 Hamline Avenue North, based on the findings of fact and the ARDEN HILLS PLANNING COMMISSION – June 7, 2017 5 submitted plans as amended by the eight (8) conditions in the June 7, 2017, Report to the Planning Commission. The motion carried unanimously (4-0). UNFINISHED AND NEW BUSINESS A. Planning Case 17-006; Higher Education Moratorium Study Interim City Planner Zweber explained that at the March 8, 2017 and May 3, 2017 regular Planning Commission meetings, WSB presented the first four components of the Higher Education Moratorium Study. This information included a review of the Bethel University and University of Northwestern Campus Master Plans; an evaluation of how other cities zone for higher education; the current Arden Hills commercial and industrial zones’ purposes and uses; and a review of economic activity from commercial and industrial uses, and an evaluation of how other cities zone for higher education. This meeting will include the final component, the amount of land and the total square footage of buildings within each business or industrial zone. Staff reviewed in detail with the Commission the number of commercial and industrial parcels that were available in the City of Arden Hills by zoning district. Interim City Planner Zweber reported on June 26, the City Council will be reviewing the draft Higher Education Moratorium Study report and providing recommendations of any changes that should be made to the City Code regarding higher education uses, as well as any other changes to the business or industrial zones that should be included within the Comprehensive Plan update. On July 5, the Planning Commission will review the report and begin drafting language for any Zoning Code text amendments and provide recommendations on the items to be included in the 2040 Comprehensive Plan. Chair Thompson opened the floor to Commissioner comments. Commissioner Jones discussed the Gateway Business District. He questioned how this area was different from the Corporate Campus area to the north on TCAAP. Interim City Planner Zweber discussed the differences between the Gateway Business and Corporate Campus zoning districts. Councilmember McClung understood that several of the zoning districts and parcels in the City may have to be addressed in order for the vision of the City to be realized through the 2040 Comprehensive Plan. Chair Thompson agreed that there were several parcels that needed to be redefined in order to eliminate a scattered look and feel. She questioned how the City would work to maximize the use of the vacant properties in Arden Hills, while also protecting its wetlands. Commissioner Lambeth stated a while back the University of Northwestern was looking to expand into the Smiths Medical facility. He explained this site remains vacant today. He questioned if the purpose of this study was to restrict the expansion of higher education in the City. ARDEN HILLS PLANNING COMMISSION – June 7, 2017 6 Interim City Planner Zweber stated the purpose of the study was not to restrict the expansion of Northwestern and Bethel, but rather to encourage the growth and development of the entire City of Arden Hills. He reported the City was taking a comprehensive look at all commercial and industrial zoning districts in order to promote Arden Hills globally. He commented that the Smiths Medical site was very attractive for redevelopment and could foster three or four new businesses. He indicated staff was further investigating how other cities were zoning for institutional uses in order to adapt and provide flexibility, while not taking away from the business community as a whole. Commissioner Lambeth questioned if taxable property was the root of this issue. Interim City Planner Zweber commented this was not the root of the issue, but rather one component of all of the other characteristics for zoning along with how higher education was evolving. Commissioner Jones asked if the school bus depot property (zoned R-1) could be rezoned to Gateway Business. Interim City Planner Zweber stated this was the proper question to ask and explained this situation could be examined further by the City. B. 2040 Comprehensive Plan Update Interim City Planner Zweber stated the Metropolitan Council requires all communities within the seven-county metro area to update their comprehensive plans every ten years. The City Council has authorized WSB & Associates to prepare the 2018 update. The scope of work includes the minimum amount of updates required to meet the Metropolitan Council Requirements. The information in this staff report and attachments includes the updates to the housing chapter of the plan, as well as an evaluation of affordable housing requirements. The results of the Higher Education Study, which was discussed in Agenda Item 4.A., will determine potential updates to Land Use chapter of the plan. Interim City Planner Zweber reviewed the Housing Chapter with the Commission and commented on the City’s affordable housing needs allocation. Staff requested the Planning Commission comment on the proposed Housing Chapter amendments, particularly those proposed to address the 50% to 80% of AMI affordable housing allocation. Chair Thompson opened the floor to Commissioner comments. Commissioner Zimmerman commented on the AMI percentages and asked how this impacted rental rates. Interim City Planner Zweber stated AMI was defined as area median income and reported no more than 30% of individual’s income could be spent on housing related expenses on a monthly basis. He described how land values and rental rates were established for affordable housing units. He reported the more units within a housing project the more affordable the units became. ARDEN HILLS PLANNING COMMISSION – June 7, 2017 7 Chair Thompson stated she supported deferring the financial tool decisions within the Housing Chapter of the Comprehensive Plan to the City Council. Interim City Planner Zweber reviewed the next steps for the Comprehensive Plan with the Commission. It was noted at the July Planning Commission meeting, discussions will be conducted to determine any Land Use Chapter amendments suggested as a part of the Higher Education Study report. In September, the Planning Commission will review the Capital Improvement Program and Implementation Chapter that would implement the amendments to the 2030 Comprehensive Plan. In November, the Planning Commission will review the entire draft 2040 Comprehensive Plan in anticipation for the December Public Hearing recommending approval of the 2040 Comprehensive Plan. Chair Thompson thanked staff for the detailed information being provided to the Planning Commission regarding the Comprehensive Plan. REPORTS A. Report from the City Council Councilmember McClung updated the Planning Commission on activities from the May 15, 2017 City Council Work Session, stating the City Council met with the Ramsey County Traffic Engineer to discuss upcoming road improvement projects. County Road F between Hamline Avenue and Lexington Avenue will be reconstructed in 2018, and a center dual left turn lane and a traffic signal at Innovation Way and the main entrance to the Land O’Lakes campus will be added. Lexington Avenue between County Road E and Interstate 694 is scheduled to be reconstructed in 2020. Councilmember McClung updated the Planning Commission on activities from the May 22, 2017 City Council Regular Meeting, stating the City Council approved Planning Case 17-011 for a Master and Final PUD for Health Partners Medical Group at 3930 and 3928 Northwoods Drive. The approval will allow Health Partners to complete an 8,531-square foot addition and parking lot expansion. The Planning Commission reviewed this case on May 3, 2017 and recommended approval. The City Council approved Planning Case 17-012 for a Master and Final PUD for CSM Corporation at 4244-4295 Lexington Avenue. The approval will allow CSM to complete parking lot modifications that will add 59 parking stalls to the Arden Hills Corporate Center. The Planning Commission reviewed this case on May 3, 2017 and recommended approval. B. Planning Commission Comments and Requests Commissioner Jones stated he may not be able to attend the July 5th Planning Commission meeting. C. Staff Comments None. ADJOURN ARDEN HILLS PLANNING COMMISSION – June 7, 2017 8 Commissioner Zimmerman moved, seconded by Commissioner Jones, to adjourn the June 7, 2017, Planning Commission Meeting at 8:19 p.m. The motion carried unanimously (4-0). City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-016 - 1224 Amble Road - Minor Subdivision\Plans_17-016 Page 1 of 6 MEMORANDUM DATE: July 5, 2017 PC Agenda Item 3.A TO: Planning Commission FROM: Matthew Bachler, Senior Planner SUBJECT: Planning Case #17-016 – Public Hearing Required Applicant: Dawn M Schifsky, Trustee Property Location: 1224 Amble Road Request: Minor Subdivision Requested Action The applicant has requested approval of a Minor Subdivision to allow a lot split of the property located at 1224 Amble Road to create two lots where there is currently one. Background 1. Overview of Request: The Minor Subdivision is requested to allow for the subdivision of a single parcel located at 1224 Amble Road into two parcels (Parcel A and Parcel B). Parcel B is expected to be sold for the development of a new single-family home. The current parcel includes an existing single-family detached dwelling and an accessory shed. The dwelling is connected to City sewer and water. The future dwelling on Parcel B would also be required to connect to City sewer and water lines as well. Drainage and utility easements are proposed along the side property lines of each parcel (6 feet) and along the front and rear property lines of each parcel (12 feet). A very similar minor subdivision was proposed on this parcel in 1996 (PC 96-010), but was eventually withdrawn by the applicant prior to City Council approval. City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-016 - 1224 Amble Road - Minor Subdivision\Plans_17-016 Page 2 of 6 2. Surrounding Area: Direction Future Land Use Plan Zoning Existing Land Use North LDR – Low Density Residential R-1 Single Family Residential Single Family Residential South LDR – Low Density Residential R-1 Single Family Residential Single Family Residential East P/OS – Park and Open Space POS Parks and Open Space Park West LDR – Low Density Residential R-1 Single Family Residential Single Family Residential 3. Site Data: Future Land Use Plan: LDR – Low Density Residential Existing Land Use: Single Family Dwelling Zoning: R-1 Single Family Residential Lot Size: Current – 85,675 sq. ft Proposed 60,710 sq. ft (Parcel A) and 24,965 sq. ft (Parcel B) Topography: Slopes upward approximately 12 feet moving from the northwest to southeast corner Plan Evaluation 1. Chapter 13, Zoning Code Review Section 1320 – R-1 District Provisions Lot Size and Dimensions The minimum lot area in the R-1 District is 14,000 square feet. The minimum lot width is 95 feet and the minimum depth is 130 feet. The proposed Parcels A and B would meet the minimum requirements for the R-1 District. Structure Setbacks The existing dwelling on Parcel A currently meets the R-1 District setback requirements and would continue to meet these requirements with the proposed subdivision. Building plans have not been submitted for Parcel B at this time, but based on the potential building pad shown for Proposed Lot Sizes and Dimensions Parcel A Parcel B Lot Area (min. 14,000 sq. ft.) 60,710 sq. ft. 24,965 sq. ft. Lot Width (min. 95 feet) 330.49 feet 95 feet Lot Depth (min. 130 feet) 262.81 feet 262.78 feet City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-016 - 1224 Amble Road - Minor Subdivision\Plans_17-016 Page 3 of 6 this parcel a dwelling could be constructed to meet the setback requirements. Setbacks will be verified at the time a building permit is submitted for Parcel B. Lot Coverage The maximum structure coverage permitted in the R-1 District is 25 percent of the lot area. The minimum landscape lot area is 65 percent. The proposed Parcel A would meet the structure and landscape coverage requirements. Lot coverage for Parcel B would be verified at the time a building permit is submitted, however based on the potential building pad for the parcel it appears structure and landscape coverage requirements could be met. Floor Area Ratio (FAR) The FAR is the sum of the gross horizontal area of all floors of a building as measured in square feet from the exterior sides of the exterior walls, but not including covered porches; decks; any space where the average floor-to-ceiling height is less than six feet; attached or detached garages; and other detached accessory structures. The R-1 District allows for an FAR of up to 30 percent for a residential structure. The existing dwelling on Parcel A would meet the FAR requirement. The FAR for Parcel B would be evaluated at the time a building permit is submitted. 2. Chapter 11, Subdivision Ordinance Review Section 1150.04 – Division or Consolidation of Platted Lots of Record The City Code requires compliance with the following criteria in order to be considered for a minor subdivision of previously platted lots: Proposed Structure Setbacks Parcel A Required Proposed Front Yard 40 feet 57.3 feet Rear Yard 30 feet 142 feet Side Yard 10 feet min/ 25 feet total 38.3 feet (east)/ 145 feet (west) Proposed Lot Coverage Parcel A Square Feet Percentage Lot Area 60,710 sq. ft. -- Structure Coverage (max 25%) 2,466 sq. ft. 4.06% Landscape Lot Area (min 65%) 58,244 sq. ft. 95.94% City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-016 - 1224 Amble Road - Minor Subdivision\Plans_17-016 Page 4 of 6 • The owner(s) of the platted lot(s) to be so divided or consolidated shall file with the zoning administrator a survey or registered land survey of the lot(s) to be divided or consolidated. Criterion met. • The parcels or tracts resulting from the division or consolidation, as depicted in the survey or registered land survey, shall not have an area, dimensions or setbacks which are less than the minimum requirements specified for the zoning district in which the parcels or tracts are located in the zoning ordinance. Criterion met. • It is determined that the proposed division or consolidation will not be detrimental to the public welfare or injurious to adjacent tracts in the area in which the subdivision tract is located. Criterion met. • The proposed division or consolidation shall conform to such other requirements of this chapter, which the Planning Commission has specifically made such division or consolidation subject to at its first meeting at which the application for the division or consolidation is submitted. Criterion met. • Such filing fee as has been established in a resolution adopted by the Council shall be paid the zoning administrator with every application for an exemption under this paragraph. Criterion met. Section 1130.08 – Public Use Dedications The Subdivision Ordinance requires developers of subdivisions to dedicate to the public a reasonable percentage of the tract to be developed. Section 1130.08 Subd. 2 of the Subdivision Ordinance indicates that for a subdivision that results in new dwelling units of less than two units per acre, the applicant shall dedicate six percent of the buildable land area in the subdivision or pay a park dedication fee of $6,500 per residential unit. Six percent of the development would be 0.12 acres which would not allow for a feasible park area. A condition of approval would be payment of $6,500 in park dedication fees. Additional Review City Building Official The City Building Official has reviewed the proposed Minor Subdivision and does not have any comments at the time. A Building Permit application will be required for the new dwelling on Parcel B. Public Works Director/City Engineer The Public Works Director/City Engineer has reviewed the proposed Minor Subdivision and does not have any comments at this time. City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-016 - 1224 Amble Road - Minor Subdivision\Plans_17-016 Page 5 of 6 Findings of Fact The Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following seven (7) findings for consideration: 1. The property at 1224 Amble Road is located in the LDR – Low Density Residential Land Use District and the R-1 Single Family Residential Zoning District. 2. The applicant has submitted an application for a Minor Subdivision to split the existing property into two (2) lots. 3. The property is properly guided and zoned for the development of an additional single family dwelling. 4. The request proposes to use the property in a reasonable manner as a single-family dwelling. 5. The owner of the platted lot to be divided has filed with the zoning administrator a registered land survey of the lot to be divided. 6. The parcels resulting from the division meet all of the minimum requirements specified for the R-1 District. 7. The proposed division will not be detrimental to the public welfare or injurious to adjacent tracts in the area in which the subdivision tract is located. Staff Recommendation Based on the submitted plans and findings of fact, staff recommends approval of Planning Case 17-016 for a Minor Subdivision at 1224 Amble Road. If the Planning Commission recommends approval, staff recommends that the following seven (7) conditions be included with the approval: 1. The applicant shall record the Minor Subdivision with Ramsey County and a copy shall be provided to the City within 180 days of the City’s approval. 2. The applicant shall record the drainage and utility easements as shown on the submitted survey with Ramsey County and a copy shall be provided to the City within 180 days of the City’s approval. 3. The applicant shall pay the required park dedication fee of $6,500 prior to recording the Minor Subdivision. 4. Monument stakes shall be installed to demarcate the property line between Parcel A and Parcel B. 5. A Building Permit shall be required for the new dwelling on Parcel B. 6. A Tree Preservation Plan shall be required as part of the Building Permit application for the new dwelling on Parcel B. 7. Any extension of City services for Parcel B shall subject to approval by the City Engineer and all associated costs shall be the responsibility of the applicant. City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-016 - 1224 Amble Road - Minor Subdivision\Plans_17-016 Page 6 of 6 Proposed Motion Language 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 17-016 for a Minor Subdivision at 1224 Amble Road, based on the findings of fact and the submitted plans, as amended by the seven (7) conditions in the July 5, 2017, Report to the Planning Commission. 2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 17- 016 for a Minor Subdivision at 1224 Amble Road, based on the findings of fact and the submitted plans in the July 5, 2017, Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of Planning Case 17-016 for a Minor Subdivision at 1224 Amble Road, based on the following findings of fact: findings to deny should specifically reference the reasons for denial. 4. Table: Motion to table Planning Case 17-016 for a Minor Subdivision at 1224 Amble Road: a specific reason and/or information request should be included with a motion to table. Public Notice A public hearing notice was mailed to all properties within 500 feet of the subject property and published in the Shoreview-Arden Hills Bulletin on June 21, 2017. Public Comments Staff received a phone call from the resident at 1260 Amble Road who stated they wanted to see Parcel B developed to be consistent with the neighboring properties. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on June 6, 2017. Pursuant to Minnesota State Statute, the City must act on this request by August 5, 2017 (60 days), unless the City provides the petitioner with written reasons for an additional 60-day review period. With consent of the applicant, the City may extend the review period beyond the initial 120 days. Attachments A. Land Use Application B. Site and Aerial Map C. Minor Subdivision ATTACHMENT A This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. © Ramsey County Enterprise GIS Division 400.0 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet400.00200.00 Notes Enter Map Description This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. © Ramsey County Enterprise GIS Division 400.0 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet400.00200.00 Notes Enter Map Description ______________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-017 - 3417 Lake Johanna Blvd & 3420 Fairview Ave - Minor Subdivision and Variance\Memos_Reports_17-017 Page 1 of 12 MEMORANDUM DATE: July 5, 2017 PC Agenda Item 3.B TO: Planning Commission FROM: Matthew Bachler, Senior Planner SUBJECT: Planning Case #17-017 – Public Hearing Required Applicants: Jeffrey and Lisa Kittelson Property Address: 3420 Fairview Avenue and 3417 Lake Johanna Boulevard Request: Minor Subdivision and Variance Requested Action The applicants have requested a Minor Subdivision for a lot line adjustment between 3420 Fairview Avenue and 3417 Lake Johanna Boulevard. A variance is needed for the property at 3417 Lake Johanna Boulevard to have a lot width and landscape lot area less than the minimum requirements for the R-2 District. A variance is also needed from the requirement that a Minor Subdivision meet all of the existing provisions of the City Code. Background 1. Overview of Request The applicants in this case are the current owners of the properties located at 3420 Fairview Avenue and 3417 Lake Johanna Boulevard. The two properties are adjacent to one another and are situated at the northwest corner of Lake Johanna. The applicants currently reside at 3420 Fairview Avenue and would like to sell this property and construct a new dwelling on 3417 Lake Johanna Boulevard. In order to facilitate the redevelopment of 3417 Lake Johanna Boulevard, the applicants have requested a lot line adjustment through the Minor Subdivision process that would transfer 4,295 square feet of property from 3420 Fairview Avenue (Lot 4) to 3417 Lake Johanna Boulevard (Lot 5). Lot 5 is currently a legal nonconforming lot because it does not meet the minimum area requirement (11,000 square feet) or minimum width requirement (85 feet) for properties in the R-2 District. The existing lot is only approximately 36 feet in width and as a result presents ______________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-017 - 3417 Lake Johanna Blvd & 3420 Fairview Ave - Minor Subdivision and Variance\Memos_Reports_17-017 Page 2 of 12 challenges in terms of constructing a new dwelling that could meet the structure setback requirements. The lot line adjustment would provide Lot 5 with additional land area so that a new home would be able to meet the R-2 District side yard setback requirements. The submitted survey includes a preliminary plan for the new dwelling on the property. Additionally, the applicants have provided a draft floor plan of the main level of the new home. A Building Permit would be required for the new home construction and would be subject to administrative review for compliance with the Zoning Code. The following three variances are needed for the proposed Minor Subdivision: • Lot width of 42.5 feet for the property at 3417 Lake Johanna Boulevard (85-foot minimum lot width is required for R-2 District). • Landscape lot area of 60.23 percent for the property at 3417 Lake Johanna Boulevard (minimum landscape lot area of 65 percent is required for R-2 District). • Deviation from Section 1150.04 of the Subdivision Code, which requires that Minor Subdivision proposals meet the required lot dimensions in order to be eligible for division. A survey depicting the new lot line, the location of existing buildings on the properties, and the proposed structure setback distances is included in Attachment C. 2. Surrounding Area: Direction Future Land Use Plan Zoning Existing Land Use North Low Density Residential R-2 Single & Two-Family Residential District Single-Family Residential Detached South Low Density Residential R-2 Single & Two-Family Residential District Single-Family Residential Detached East Water (Lake Johanna) Water (Lake Johanna) Water (Lake Johanna) West Low Density Residential R-2 Single & Two-Family Residential District Single-Family Residential Detached 3. Site Data: Future Land Use Plan: 3420 Fairview Ave. & 3417 Lake Johanna Blvd.: Low Density Residential Existing Land Use: 3420 Fairview Ave. & 3417 Lake Johanna Blvd: Single-Family Residential Detached Zoning: 3420 Fairview Ave. & 3417 Lake Johanna Blvd: R-2 Single & Two-Family Residential District Size: 3420 Fairview Avenue: 38,697 square feet (0.89 acres) 3417 Lake Johanna Boulevard: 10,512 square feet (0.24 acres) Topography: 3420 Fairview Avenue: sloping down west to east towards Lake Johanna (approximate elevation change of 42 feet) 3417 Lake Johanna Boulevard: sloping down west to east towards Lake Johanna (approximate elevation change of 42 feet) ______________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-017 - 3417 Lake Johanna Blvd & 3420 Fairview Ave - Minor Subdivision and Variance\Memos_Reports_17-017 Page 3 of 12 Plan Evaluation 1. Chapter 13, Zoning Code Review Section 1320 – District Provisions Lot Size and Dimensions Both properties extend from Fairview Avenue on the west side to Lake Johanna on the east. Lake Johanna Boulevard is situated between the existing dwellings on the lots and the lakeshore. Based on the survey provided, there is not dedicated public-right-of way or a formal easement for Lake Johanna Boulevard. To the north and south of the subject properties, there is dedicated right-of-way for the roadway measuring approximately 66 feet in width. The City Attorney has advised that when evaluating the proposed lot areas, the approximate area that would be within the Lake Johanna Boulevard right-of-way if it were to extend across the subject properties should be subtracted from the overall total lot area. The minimum lot area in the R-2 District is 11,000 square feet. The proposed lot line adjustment would transfer 4,295 square feet of total land area from the southern side of 3420 Fairview Avenue (Lot 4) to 3417 Lake Johanna Boulevard (Lot 5). The survey indicates Lot 4 would have an area of 34,402 square feet and Lot 5 would have an area of 14,807 square feet. Staff calculated the approximate right-of-way area on Lot 4 would be 5,610 square feet for a remaining area of approximately 28,792 square feet. The approximate right-of-way area on Lot 5 would be 2,475 square feet for a remaining area of approximately 12,332 square feet. Both proposed lots would conform to the minimum lot area requirement of 11,000 square feet. The minimum lot width in the R-2 District is 85 feet. Lot width is measured at the minimum front setback line of 40 feet. The lot line adjustment would result in the width of Lot 5 increasing from approximately 36 feet to approximately 42.5 feet as measured from the Fairview Avenue front property line. The width of Lot 4 would decrease to approximately 150 feet. A variance is needed in this case to allow Lot 5 to be less than the minimum width requirement. It should be noted that the area of the lot where the proposed dwelling would be located measures approximately 51 feet in width allowing for a larger buildable area. The lot line adjustment would not impact the existing depth of either lot. The R-2 District requires a minimum lot depth of 120 feet. Lot 5 has a depth of approximately 339 feet and Lot 4 has a depth of approximately 313 feet. Lot depth was measured from Fairview Avenue to the Lake Johanna shoreline. ______________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-017 - 3417 Lake Johanna Blvd & 3420 Fairview Ave - Minor Subdivision and Variance\Memos_Reports_17-017 Page 4 of 12 Structure Setbacks For properties with lot lines that extend into abutting streets, the street line is used as the lot line for the purpose of determining structure setback requirements. The lot lines for both 3420 Fairview Avenue and 3417 Lake Johanna Boulevard extend into Fairview Avenue and across Lake Johanna Boulevard. The Zoning Code also defines a through lot as a property that has a pair opposite lot lines abutting two substantially parallel streets. Section 1325.03, Subd. 1 (C) of the Zoning Codes that for through lots, the administrator may determine that one of the front yards may be deemed a rear yard and shall determine appropriate rear yard setback requirements. Factors to be considered include topography, location of structures on the lot, location of structures on adjacent lots, and the types of streets abutting the lot. There are eight through lots in this area with frontage on Lake Johanna Boulevard and either Fairview Avenue or the public alley that extends off of Fairview Avenue. New homes have recently been constructed on the two properties to the immediate north (3433 Lake Johanna Boulevard and 3420 Fairview Avenue), and for these properties the City determined the Fairview Avenue side of the property would be treated as the front yard and required to meet the 40-foot setback requirement. The two properties to the south (3415 and 3407 Lake Johanna Boulevard) have dwellings that were built in 1958 and 1960. Both of these properties have frontage on the public alley and have detached garages off of the alley. Based on the orientation of the dwellings on these properties, staff would treat the Lake Johanna Boulevard frontage as the front yard and the alley as the rear yard. For 3417 Lake Johanna Boulevard, staff determined that the Fairview Avenue side of the property should be considered the front yard and the Lake Johanna Boulevard side the rear yard. The new dwelling would be required to meet the 40-foot front yard setback from the Fairview Avenue street line. Staff determined that the dwelling should be setback 60 feet from the Lake Johanna Boulevard street line to account for the boulevard area along the west side of the street and the required 30-foot structure setback for the R-2 District. The new dwelling would also be required to meet the minimum side yard setback of 5 feet and combined side yard setback of 15 feet. The preliminary building plans indicate the dwelling would meet all setback requirements. Proposed Lot Sizes and Dimensions 3420 Fairview (Lot 4) 3417 Lake Johanna Boulevard (Lot 5) Lot Area (min. 11,000 sq. ft.) 28,792 sq. ft. (approximate) 12,332 sq. ft. (approximate) Lot Width (min. 85 feet) 150 feet 42.5 feet Lot Depth (min. 120 feet) 313 feet 339 feet ______________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-017 - 3417 Lake Johanna Blvd & 3420 Fairview Ave - Minor Subdivision and Variance\Memos_Reports_17-017 Page 5 of 12 There is an existing shed located on 3420 Fairview Avenue on the south side of the property in the vicinity of the lot line adjustment. Detached structures are required to be setback at a minimum of 10 feet from side property lines. The lot line adjustment would result in the existing shed encroaching on this required setback. The submitted plans indicate the shed would be removed and this has been included as a condition of approval as well. Lot Coverage Lot coverage for Lot 4 and Lot 5 was calculated using the approximate lot areas if right-of-way for Lake Johanna Boulevard were subtracted from the overall total lot area, as discussed above. The maximum structure coverage allowed in the R-2 District is 25 percent. The preliminary building plans for 3417 Lake Johanna Boulevard indicate the property would have structure coverage of 2,420 square feet, or 19.62 percent of the lot area. The structure coverage for 3420 Fairview Avenue would be 10.79 percent of the lot area. A minimum of 65 percent of each lot is required to be maintained with landscape coverage. With the lot line adjustment the landscaped lot area for 3420 Fairview Avenue would be 81.60 percent. The landscape lot area for 3417 Lake Johanna Boulevard would be 60.23 percent and the applicants have requested a variance for this reduction in required landscape coverage. Proposed Structure Setbacks 3420 Fairview (Lot 4) 3417 Lake Johanna Boulevard (Lot 5) Required Proposed Required Proposed Front Yard (Fairview Ave. street line) 40 feet (R-2 District) ≈ 40 feet (no change) 40 feet (R-2 District) 116.5 feet Rear Yard (Lake Johanna Blvd. street line) 30 feet (R-2 District) ≈ 156 feet (no change) 60 feet (Staff Determined) ≈ 81 feet Side Yard 5 feet min/ 15 feet total (R-2 District) 12.5 feet/ 59.5 feet (min/total) 5 feet min/ 15 feet total (R-2 District) 6 feet/15 feet (min/total) Proposed Lot Coverage 3420 Fairview (Lot 4) 3417 Lake Johanna Boulevard (Lot 5) Square Feet Percentage Square Feet Percentage Lot Area (min. 14,000 sq. ft.) 28,792 (approximate) - 12,332 (approximate) - Structure Coverage (max 25%) 3,106 10.79% 2,420 19.62% Landscaped Lot Area (min 65%) 23,494 81.60% 7,427 60.23% ______________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-017 - 3417 Lake Johanna Blvd & 3420 Fairview Ave - Minor Subdivision and Variance\Memos_Reports_17-017 Page 6 of 12 Building Height The maximum building height permitted in the R-2 District is 35 feet. The height of new dwelling proposed for 3417 Lake Johanna Boulevard would be verified at the time a Building Permit application is submitted. Floor Area Ratio (FAR) The FAR is the sum of the gross horizontal area of all floors of a building as measured in square feet from the exterior sides of the exterior walls, but not including covered porches; decks; any space where the average floor-to-ceiling height is less than six feet; attached or detached garages; and other detached accessory structures. The R-2 District allows for an FAR of up to 30 percent for a residential structure. The existing dwelling at 3420 Fairview Avenue would meet the FAR requirement. The FAR for 3417 Lake Johanna Boulevard would be evaluated at the time a building permit is submitted. 2. Chapter 11, Subdivision Ordinance Review Section 1150.04 of the City Code requires that applications for Minor Subdivisions of previously platted lots comply with the following criteria: • The owner(s) of the platted lot(s) to be so divided or consolidated shall file with the zoning administrator a survey or registered land survey of the lot(s) to be divided or consolidated. Criterion met. • The parcels or tracts resulting from the division or consolidation, as depicted in the survey or registered land survey, shall not have an area, dimensions or setbacks which are less than the minimum requirements specified for the zoning district in which the parcels or tracts are located in the zoning ordinance. Criterion not met. Variance requested for 3417 Lake Johanna Boulevard to have a lot width of less than 85 feet. • It is determined that the proposed division or consolidation will not be detrimental to the public welfare or injurious to adjacent tracts in the area in which the subdivision tract is located. Criterion met. • The proposed division or consolidation shall conform to such other requirements of this chapter, which the planning commission has specifically made such division or consolidation subject to at its first meeting at which the application for the division or consolidation is submitted. Criterion not met. A variance is needed. • Such filing fee as has been established in a resolution adopted by the Council shall be paid the zoning administrator with every application for an exemption under this paragraph. Criterion met. ______________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-017 - 3417 Lake Johanna Blvd & 3420 Fairview Ave - Minor Subdivision and Variance\Memos_Reports_17-017 Page 7 of 12 3. Section 1355.04, Subd. 4 - Variance Requirements A variance is needed for the property at 3417 Lake Johanna Boulevard to have a lot width and landscape lot area less than the minimum requirements for the R-2 District. A variance is also needed from the requirement that a Minor Subdivision meet all of the existing provisions of the City Code. The proposed lot width for 3417 Lake Johanna Boulevard is approximately 42.5 feet. The existing width of this property is approximately 36 feet. Two properties to the south have lot widths of less than 42.5 feet. The property at 3415 Lake Johanna Boulevard has a width of approximately 35 feet and the property at the 3403 Lake Johanna Boulevard has a width of approximately 30 feet. The proposed landscape lot area for 3417 Lake Johanna Boulevard is 60.23 percent based on the approximate lot area of 12,332 square feet. Given the dimensions of the property, the dwelling needed to be situated at a significant distance (approximately 116 feet) from the only access point to the lot on Fairview Avenue. This required a longer driveway, which decreased landscape coverage. The Planning Commission and City Council must use the following criteria when reviewing a request for a Variance: 1. Purpose and Intent. The Variance request shall comply with the purpose and intent of the provisions of City's Zoning Regulations and with the policies of the City's Comprehensive Plan. The Comprehensive Plan states that three to five units per acre is allowed in the Low Density Residential land use district. The lot line adjustment would not result in a change to the current density of the two lots of approximately 1.8 units per acre. The Housing Chapter of the Comprehensive Plan includes a policy that the City encourage housing redevelopment that is complimentary to and enhances the character of the City’s established neighborhoods. Criterion met. 2. Practical Difficulties. The applicant for a Variance shall establish that there are practical difficulties in complying with the provisions of the Arden Hills Zoning Regulations. The following criteria apply to this application: a) Reasonable Use. The property owner proposes to use the property in a reasonable manner not permitted by the Zoning Ordinance. A single family home with allowed accessory structure can be constructed on the proposed lot and would be a reasonable use of the property. Criterion met. b) Unique Circumstances. The plight of property owner is due to circumstances unique to the property not created by the landowner. The property is a legal nonconforming lot that does not meet the minimum area or width requirement for the R-2 District. ______________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-017 - 3417 Lake Johanna Blvd & 3420 Fairview Ave - Minor Subdivision and Variance\Memos_Reports_17-017 Page 8 of 12 There are very few lots within the City that are as narrow in width as the existing property. Given the dimensions of the property, the proposed dwelling needs to be setback at a significant distance from the front property line resulting in the need for a longer access driveway. Criterion met. c) Character of Neighborhood. The variance, if granted, will not alter the essential character of the neighborhood. There are several lots to the south of the subject property that have lot widths less than the proposed 42.5-foot width lot. The reduction in landscape lot area is not expected to alter the character of the neighborhood. Criterion met. d) Economic Consideration. Economic consideration alone does not constitute a practical difficulty. The practical difficulty is the location of the existing house on the adjacent property (3420 Fairview Avenue), which does not allow for the lot width of 3417 Lake Johanna Boulevard to be increased to 85 feet. Criterion met. e) Access to Sunlight. Inadequate access to direct sunlight for solar energy systems shall be considered a practical difficulty. Both lots face west and east and have adequate access to sunlight. Not applicable. Additional Review Public Works Director/City Engineer The Public Works Director/City Engineer has reviewed the proposed Minor Subdivision and noted that a permit from Ramsey County and/or Rice Creek Watershed District may be required for the private storm sewer shown on the south side of the proposed dwelling at 3417 Lake Johanna Boulevard. A City Grading and Erosion Control Permit will be required for the new dwelling. City Building Official The City Building Official has reviewed the proposed Minor Subdivision and preliminary building plans and does not have any comments at the time. A Building Permit application will be required for the new dwelling at 3417 Lake Johanna Boulevard. Findings of Fact The Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following sixteen (16) findings for consideration: 1. The applicants are the current owners of the properties located at 3420 Fairview Avenue and 3417 Lake Johanna Boulevard. ______________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-017 - 3417 Lake Johanna Blvd & 3420 Fairview Ave - Minor Subdivision and Variance\Memos_Reports_17-017 Page 9 of 12 2. The applicants have requested a Minor Subdivision to transfer 4,295 square feet of property from 3420 Fairview Avenue to 3417 Lake Johanna Boulevard. 3. The properties at 3420 Fairview Avenue and 3417 Lake Johanna Boulevard are located in the R-2 – Single and Two-Family Residential Zoning District and are guided for Low Density Residential land uses in the Arden Hills 2030 Comprehensive Plan. 4. Section 1150.04 of the City Code lists the requirements for subdividing and/or consolidating previously platted property. 5. The submitted survey was prepared by a registered land surveyor and meets the City requirements. 6. The proposed lot line adjustment will not be detrimental to the public welfare or injurious to adjacent tracts in the area in which the subject properties are located. 7. The applicants have requested a variance for the lot at 3417 Lake Johanna Boulevard to have a width of approximately 42.5 feet as measured from the Fairview Avenue front property line. The minimum lot width for the R-2 District is 85 feet. 8. The applicants have requested a variance for the lot at 3417 Lake Johanna Boulevard to have a landscape lot area of 60.23 percent. The minimum landscape lot area for the R-2 District is 65 percent. 9. The resulting parcels as depicted in the survey would meet all other area, dimensions, and setback requirements for the R-2 District. 10. The applicants have requested a variance from the requirement in Section 1150.04 of the City Code that requires a Minor Subdivision to meet all of the existing provisions of the City Code. 11. The requested variance complies with the purpose and intent of City’s Zoning Regulations and with the policies of the Land Use and Housing Chapters in the 2030 Arden Hills Comprehensive Plan. 12. The proposed use of the property for a single-family dwelling can be constructed on the proposed lot and would be a reasonable use of the property. 13. The existing property at 3417 Lake Johanna Boulevard is a legal non-conforming lot that does not meet the minimum area or width requirements for the R-2 District. There are very few lots within the City that are as narrow in width as the existing property. 14. Given the dimensions of the proposed parcel at 3417 Lake Johanna Boulevard, the proposed dwelling needs to be setback at a significant distance from the front property line resulting in the need for a longer access driveway and reduced landscape lot area. 15. There are several lots to the south of 3417 Lake Johanna Boulevard that have lot widths less than the proposed 42.5-foot width lot and the variance would not alter the essential character of the neighborhood. 16. Economic considerations are not the primary reasons for the variance request. 17. Adequate access to sunlight will be maintained for both properties. 18. The requested variances meet the standard of practical difficulty. ______________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-017 - 3417 Lake Johanna Blvd & 3420 Fairview Ave - Minor Subdivision and Variance\Memos_Reports_17-017 Page 10 of 12 Recommendation Although creating a nonconforming lot is generally discouraged, in this case the applicant is proposing a lot line adjustment that will bring the existing nonconforming parcel at 3417 Lake Johanna Boulevard closer to conformance with the R-2 District requirements. The lot line adjustment will result in the property meeting the minimum lot area requirement for this district, which it currently does not. Several properties in this neighborhood, including 3417 Lake Johanna Boulevard, were developed as cabins on relatively narrow lots. This presents significant challenges as property owners look to redevelop property for more modern homes. Staff is supportive of the requested reduction in landscape lot area given the dimensions of the property and the need for a longer access drive to reach the buildable portion of the lot. One of the main reasons the City has established landscape lot area requirements is to help manage stormwater and ensure excess runoff does not negatively impact adjacent properties. The applicants have proposed installing a private storm sewer drain along the south side of the property that would capture stormwater runoff from the driveway area and divert it to the east side of the property away from the adjacent dwelling to the south. Based on the submitted plans and findings of fact, staff recommends approval of Planning Case 17-017 for a Minor Subdivision and Variance for a lot line adjustment at 3420 Fairview Avenue and 3417 Lake Johanna Boulevard. If the Planning Commission recommends approval of this request, staff is recommending the following nine (9) conditions be included with the approval: 1. The applicant shall record the Minor Subdivision with Ramsey County and a copy shall be provided to the City within 180 days of the City’s approval. 2. Monuments or stakes shall be installed to demarcate the new side property line between 3420 Fairview Avenue and 3417 Lake Johanna Boulevard. 3. A Grading and Erosion Control Permit shall be required prior to construction of the new dwelling at 3417 Lake Johanna Boulevard. 4. If required, the applicant shall provide the City with a copy of the Rice Creek Watershed District Permit for the new dwelling at 3417 Lake Johanna Boulevard. 5. A Building Permit shall be required for the new dwelling at 3417 Lake Johanna Boulevard. 6. A Tree Preservation Plan shall be required as part of the Building Permit application for the new dwelling at 3417 Lake Johanna Boulevard. 7. The applicant shall provide a private storm sewer drain on the property at 3417 Lake Johanna Boulevard to capture stormwater runoff from the driveway area and divert it away from the adjacent dwelling to the south. 8. If required, the applicant shall provide the City with a copy of the Ramsey County and/or Rice Creek Watershed District Permit for the private storm sewer shown on the south side of the proposed dwelling at 3417 Lake Johanna Boulevard. 9. The existing shed located on 3420 Fairview Avenue shall be removed. ______________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-017 - 3417 Lake Johanna Blvd & 3420 Fairview Ave - Minor Subdivision and Variance\Memos_Reports_17-017 Page 11 of 12 Proposed Motion Language 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 17-017 for a Minor Subdivision and Variance for a lot line adjustment at 3420 Fairview Avenue and 3417 Lake Johanna Boulevard, based on the findings of fact and the submitted plans, as amended by the nine (9) conditions in the July 5, 2017, Report to the Planning Commission. 2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 17- 017 for a Minor Subdivision and Variance for a lot line adjustment at 3420 Fairview Avenue and 3417 Lake Johanna Boulevard, based on the findings of fact and the submitted plans in the July 5, 2017, Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of Planning Case 17-017 for a Minor Subdivision and Variance for a lot line adjustment at 3420 Fairview Avenue and 3417 Lake Johanna Boulevard, based on the following findings of fact: findings to deny should specifically reference the reasons for denial. 4. Table: Motion to table Planning Case 17-017 for a Minor Subdivision and Variance for a lot line adjustment at 3420 Fairview Avenue and 3417 Lake Johanna Boulevard: a specific reason and/or information request should be included with a motion to table. Notice A public hearing notice was mailed to all properties within 500 feet of the subject property and published in the Shoreview-Arden Hills Bulletin on June 21, 2017. Public Comments Staff has received a comment from the property owner residing at 3368 Lake Johanna Boulevard who expressed their support for the request (Attachment G). Deadline for Agency Actions The City of Arden Hills received the completed application for this request on June 5 2017. Pursuant to Minnesota State Statute, the City must act on this request by August 4, 2017 (60 days), unless the City provides the petitioner with written reasons for an additional 60-day review period. The City may extend the review period beyond the 120 days, with the applicant’s permission. ______________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-017 - 3417 Lake Johanna Blvd & 3420 Fairview Ave - Minor Subdivision and Variance\Memos_Reports_17-017 Page 12 of 12 Attachments A. Land Use Application B. Aerial and Site Maps C. Existing Conditions Survey D. Proposed Certificate of Survey E. Lot Line Modification Survey F. Draft Main Floor Plan for Dwelling at 3417 Lake Johanna Boulevard G. Public Comments Minor Subdivision / Lot Split and Variance Application 3420 Fairview Ave N. / 3417 Lake Johanna Blvd Arden Hills, MN 55112 Request made by Jeffrey and Lisa Kittelson My wife and I recently bought 3417 Lake Johanna Blvd. This house is adjacent to ours to the south. We currently have our home at 3420 Fairview Ave for sale and intend to build a new home at 3417 Lake Johann Blvd. We have lived in Arden Hills for approximately 16 years. Our kids have graduated from Mounds View High School so we have found that we no longer need the larger home. We have spent the last two years looking for other lake properties in the twin cities areas to purchase, but have been unable to find one to fit our needs and/or budget. I've even sent letters to other home owners on Lake Johanna inquiring about their property and the possibility of buying it. We absolutely love our neighbors and the City of Arden Hills. So in normal conversation with our neighbors we discussed the option to purchase their home and the possibility of building a new one. We currently own both properties and are seeking the city's approval to take some of our current lot (3420 Fairview) .72 acres and give it to 3417 (Lake Johanna Blvd) .21 acres to make the lot acceptable to a new home. The reason for moving the lot line is to create more impervious space for the new home to meet today's requirements for impervious space and to create a lot and home that would be closer with today's standard lots and homes. Even with moving the purposed lot line the landscape coverage ration comes out to 60% which is 5% short of requirement. We have already reduced the size of the house by 4 feet to attempt to get closer to the 65% requirement. The 60% landscape coverage is caused by the fact the lot is very long and very narrow and can only be accessed from Fairview Ave therefore requiring almost 100 feet of driveway. We have made the driveway a single lane with a turnaround at the garage to minimize hard surface. If need be the plan has a storm sewer drain that can be put it to remove drainage away from the neighbors home. Therefore we are asking for a variance to reduce the landscape coverage to 60% coverage. My wife and I have put a lot time effort and prayer into this project. Our last hurdle is the approval of the minor subdivision and the variance from the City of Arden Hills. We will plan to attend the meetings for this to be approved and also be there to answer any questions people may have. We are very hopeful this will be approved. Thank you so very much for your time and efforts. Jeff & Lisa Kittelson 3420 Fairview Ave N. Arden Hills, MN 55112 This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. © Ramsey County Enterprise GIS Division 400.0 THIS MAP IS NOT TO BE USED FOR NAVIGATION 1: NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet400.00200.00 3420 Fairview Ave. and 3417 Lake Johanna Blvd. 2,400 Enter Map Description Notes This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. © Ramsey County Enterprise GIS Division 200.0 THIS MAP IS NOT TO BE USED FOR NAVIGATION 1: NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet200.00100.00 3420 Fairview Ave. and 3417 Lake Johanna Blvd. 1,200 Enter Map Description Notes P A V E R S R:918.70R:919.68FD R E B A R C D R 1 3 " 9 1 8 . 0 C D R 1 0 " 9 1 8 . 2 C D R 1 2 " 9 1 8 . 2 C D R 1 0 " 9 1 8 . 5 C D R 1 0 " 9 1 8 . 6 G A R F L O O R 9 2 0 . 2 9 2 2 " M A P L E 9 1 3 . 2 G A R F L O O R 9 1 5 . 7 4 C . O . R W B 9 0 6 . 0 R W 9 0 3 . 2 R W 9 0 2 . 1 R W E 9 0 2 . 0 R W B 9 0 1 . 8 R W 9 0 1 . 9 R W 9 0 4 . 6 R W E 9 0 5 . 9 919.6919.6 9 1 9 . 4 9 1 9 . 8 9 1 8 . 8 9 1 8 . 0 9 1 6 . 1 9 1 5 . 5 9 1 4 . 0 9 1 6 . 0 9 1 0 . 8 9 1 0 . 7 9 0 9 . 8 9 0 8 . 7 9 0 6 . 1 9 0 4 . 7 9 0 9 . 3 9 0 1 . 9 9 0 2 . 3 8 8 7 . 7 8 8 0 . 9 8 9 1 . 2 9 0 2 . 5 9 0 1 . 4 9 0 5 . 7 9 0 9 . 1 9 1 6 . 2 9 1 7 . 8 9 1 8 . 2 920 . 1 9 1 9 . 9 919.4 D E C K D E C K G A R A G E E X I S T I N G H O U S E E X I S T I N G S H E D S I D E W A L K W A T E R S E D G E S I D E W A L K 9 1 8 . 1 9 2 0 . 1 9 1 9 . 6 9 1 9 . 0 9 1 7 . 7 9 1 0 . 8 9 1 1 . 2 8 8 8 . 0 8 9 1 . 5 0 . 9 9 9 . 5 2 4 . 4 2 47.39 E X I S T I N G B U I L D I N G E X I S T I N G G A R A G E E X I S T I N G H O U S E 1 7 . 1 1 7 . 1 1 7 . 7 1 6 . 2 2 . 8 4 . 8 1 9 . 6 4 . 1 1 9 . 9 4 . 3 4 . 0 1 5 . 6 1 7 . 8 1 6 . 0 5 0 1 8 1 2 . 4 8 . 3 2 0 . 4 0 2 2 . 5 1 2 0 . 4 0 2 2 . 5 1 9 1 6 . 0 9 1 8 . 2 9 1 6 . 6 9 1 3 . 7 9 0 9 . 4 9 0 5 . 1 N00°26'04"W39.00 N 7 5 ° 2 7 ' 3 4 " E 5 5 . 5 0 N 8 9 ° 4 1 ' 3 4 " E 4 2 . 5 ± ( D E E D ) 4 0 . 4 ± ( M E A S ) 2 5 ± ( D E E D ) 2 4 . 4 ± ( M E A S ) 9 7 . 6 ± ( M E A S ) 8 7 . 0 5 ( D E E D ) S 7 4 ° 2 3 ' 5 6 " W 2 5 4 . 1 0 S 7 1 ° 2 3 ' 5 6 " W 9 1 9 . 7 9 1 9 . 5 9 1 8 . 5 9 1 5 . 7 9 1 3 . 9 9 0 8 . 3 9 0 4 . 0 9 0 9 . 5 9 0 8 . 7 FAIRVIEW AVENUE L A K E J O H A N N A O H W L : 8 7 8 . 0 0 N 7 3 ° 5 2 ' 3 4 " E 2 4 1 . 9 5 EXISTING HOUSE EXISTING GARAGE C O N C S T A I R S E D G E O F B I T U M I N O U S E D G E O F B I T U M I N O U S 0 . 2 1 4 . 3 6 8 8 7 . 6 8 . 9 3 N 2 3 ° 0 8 ' 0 4 " W 4 . 6 6 L A K E J O H A N N A D R I V E LOT AREA : 10,512 SQ. FT.TOTAL IMPERVIOUS AREA : 3,747 SQ. FT. (35.6%)EXISTING SHED AREA : 103 SQ. FT.EXISTING GARAGE AREA : 459 SQ. FT.DECK AREA : 476 SQ. FT.DECK AREA : 373 SQ. FT.SIDEWALK AREA : 98 SQ. FT.SIDEWALK AREA : 480 SQ. FT.CONCRETE AREA : 36 SQ. FT.DRIVEWAY AREA : 96 SQ. FT.DRIVEWAY AREA : 708 SQ. FT.CONCRETE AREA : 18 SQ. FT.EXISTING HOUSE AREA : 900 SQ. FT.DENOTES EXISTING CATCH BASINDENOTES EXISTING HYDRANTDENOTES EXISTING SANITARY MANHOLE DENOTES EXISTING STORM MANHOLE DENOTES EXISTING COMMUNICATION BOX DENOTES EXISTING ELECTRIC BOXDENOTES EXISTING SERVICE OR CLEANOUT DENOTES IRON MONUMENT FOUNDDENOTES IRON MONUMENT SETDENOTES EXISTING POWER POLEDENOTES EXISTING LIGHT POLEDENOTES EXISTING CONSERVATION POSTOR WET LAND BUFFER POSTDENOTES EXISTING TREE PPLP8" TREE000.0 DENOTES WOOD HUBDENOTES NAILDENOTES EXISTING RETAINING WALLDENOTES PROPOSED RETAINING WALL DENOTES EXISTING ELEVATIONDENOTES PROPOSED ELEVATIONDENOTES AS BUILT ELEVATION (000.0)000.0DENOTES EXISTING TREELINE DENOTES DIRECTION OF SURFACE DRAINAGEDENOTES EXISTING FENCE LEGENDDENOTES EXISTING F.E.S. E X I S T I N G C O N D I T I O N S S U R V E Y 1. No specific soils investigation has been performed on this lotby the surveyor. The suitability of the soils to support thespecific house is not the responsibility of the surveyor.2.No title information was provided for this survey. This surveydoes not purport to show all easements of record.3. See architectural plans for final building dimensions. P A V E R S C A N T . 3 . 0 % G A R A G E P O R P R O P O S E D H O U S E P A T I O S I D E W A L K 7 . 0 0 1 . 0 0 2 2 . 0 0 2 8 . 0 0 7 . 0 0 4 8 . 0 0 1 6 . 0 0 9 . 0 0 7 . 0 0 2 . 0 0 1 3 . 0 0 6 8 . 0 0 5 . 9 7 . 0 1 8 . 0 2 0 . 0 1 6 . 0 N 3 9 ° 5 7 ' 5 1 " E 2 6 . 6 2 N00°18'26"W5.324.05S73°15'30"W 2 5 4 . 1 0 S 7 1 ° 2 3 ' 5 6 " W 9 7 . 6 ± ( M E A S ) 8 7 . 0 5 ( D E E D ) S 7 4 ° 2 3 ' 5 6 " W 2 5 ± ( D E E D ) 2 4 . 4 ± ( M E A S ) N 8 9 ° 4 1 ' 3 4 " E 4 0 . 4 ± ( M E A S ) 4 2 . 5 ± ( D E E D ) N 8 9 ° 4 1 ' 3 4 " E 6 5 . 0 9 N 7 1 ° 2 3 ' 5 6 " E 9 7 . 5 7 R:918.70R:919.68 F D R E B A R C D R 1 3 " 9 1 8 . 0 C D R 1 0 " 9 1 8 . 2 C D R 1 2 " 9 1 8 . 2 C D R 1 0 " 9 1 8 . 5 C D R 1 0 " 9 1 8 . 6 W A T E R S E D G E L A K E J O H A N N A O H W L : 8 7 8 . 0 0 1 1 5 . 4 8 919.6 9 1 9 . 6 919.7 919.6 9 1 5 . 3 9 1 6 . 4 9 1 3 . 3 9 0 7 . 7 9 0 8 . 0 9 0 7 . 1 9 0 7 . 4 9 1 3 . 9 9 0 9 . 4 9 1 0 . 2 9 0 7 . 4 9 1 3 . 3 9 1 8 . 3 9 1 7 . 1 9 1 8 . 8 9 0 3 . 5 9 0 2 . 8 9 0 2 . 0 9 0 0 . 9 8 9 0 . 7 8 9 0 . 7 8 8 7 . 6 8 8 7 . 8 8 8 8 . 0 8 8 0 . 9 8 7 8 . 9 ( 9 1 7 . 8 ) ( 9 1 7 . 1 ) ( 9 0 8 . 5 ) ( 9 0 9 . 5 ) ( 9 0 6 . 5 ) ( 9 1 4 . 5 ) E X I S T I N G G A R A G E E X I S T I N G H O U S E FAIRVIEW AVENUE 9 1 0 . 0 9 0 9 . 6 9 1 7 . 1 ( X X X . X ) 9 0 8 . 3 9 0 4 . 0 9 1 3 . 9 9 1 5 . 7 916.8 N00°26'04"W39.96 ( 9 1 6 . 5 ) 9 0 6 . 1 ( 9 0 6 . 3 ) ( 9 0 2 . 8 ) ( 9 0 2 . 0 ) EXISTING CURB ( 9 1 6 . 0 ) ( 9 1 6 . 5 ) E X T R A F O U N D A T I O N A S N E E D E D R E T A I N I N G W A L L A S N E E D E D 6 " P V C O R H D P E @ M I N I M U M 3 % 9 1 5 . 2 9 1 8 9 2 0 9 2 0 9 1 8 916 9 1 6 9 1 8 912 914 9 1 0 9 0 8 9 0 6 9 0 4 9 0 2 9 0 0 8 9 8 8 9 6 8 9 4 8 9 2 8 9 0 8 9 0 8 9 2 8 9 4 8 9 6 8 9 8 9 0 0 9 0 2 9 0 4 9 0 6 908 9 1 0 9 1 2 9 1 4 ( 9 0 6 . 5 ) EXISTING HOUSE EXISTING GARAGE 9 1 6 . 8 ( 9 1 6 . 3 ) ( 9 1 6 . 9 ) C O N C S T A I R S E D G E O F B I T U M I N O U S E D G E O F B I T U M I N O U S 6 . 0 0 9 . 0 0 N 7 3 ° 5 2 ' 3 4 " E 1 1 6 . 4 8 1276.40 L A K E J O H A N N A D R I V E LOT AREA : 14,807 SQ. FT.HOUSE AREA : 2,379 SQ. FT.PORCH AREA : 41 SQ. FT.SIDEWALK AREA : 86 SQ. FT.TOTAL IMPERVIOUS AREA : 4,905 SQ. FT. (33.1%)CONCRETE AREA : 18 SQ. FT.PATIO AREA : 334 SQ. FT.DRIVEWAY AREA : 2,047 SQ. FT.DENOTES EXISTING CATCH BASINDENOTES EXISTING HYDRANTDENOTES EXISTING SANITARY MANHOLE DENOTES EXISTING STORM MANHOLE DENOTES EXISTING COMMUNICATION BOX DENOTES EXISTING ELECTRIC BOXDENOTES EXISTING SERVICE OR CLEANOUT DENOTES IRON MONUMENT FOUNDDENOTES IRON MONUMENT SETDENOTES EXISTING POWER POLEDENOTES EXISTING LIGHT POLEDENOTES EXISTING CONSERVATION POSTOR WET LAND BUFFER POSTDENOTES EXISTING TREE PPLP8" TREE000.0 DENOTES WOOD HUBDENOTES NAILDENOTES EXISTING RETAINING WALLDENOTES PROPOSED RETAINING WALL DENOTES EXISTING ELEVATIONDENOTES PROPOSED ELEVATIONDENOTES AS BUILT ELEVATION (000.0)000.0DENOTES EXISTING TREELINE DENOTES DIRECTION OF SURFACE DRAINAGEDENOTES EXISTING FENCE LEGENDDENOTES EXISTING F.E.S.LOT AREA : 34,402 SQ. FT.HOUSE AREA : 2,877 SQ. FT.PORCH AREA : 229 SQ. FT.DRIVEWAY AREA : 2,021 SQ. FT.SIDEWALK AREA : 171 SQ. FT.TOTAL IMPERVIOUS AREA : 5,298 SQ. FT. (15.4%) C E R T I F I C A T E O F S U R V E Y = FINISHED GARAGE FLOOR ELEVATION= BASEMENT FLOOR ELEVATION (917.80)(907.00)1. No specific soils investigation has been performed on this lotby the surveyor. The suitability of the soils to support thespecific house is not the responsibility of the surveyor.2.No title information was provided for this survey. This surveydoes not purport to show all easements of record.3. See architectural plans for final building dimensions.BENCHMARK: SANITARY MANHOLE IN FRONT OF LOT 5ELEVATION = 919.684,295 SQ. FT. MOVED FROM LOT 4 TO LOT 5 N 7 3 ° 5 2 ' 3 4 " E 1 1 6 . 4 8 S0°18'26"E 169.00 N0°26'04"W 0.96S 7 3 ° 1 5 ' 3 0 " W 4 . 0 5 S 7 1 ° 2 3 ' 5 6 " W 2 5 4 . 1 0 S 7 4 ° 2 3 ' 5 6 " W 9 7 . 5 7 S 2 9 ° 2 8 ' 1 9 " E 2 4 . 4 2 N 8 9 ° 4 1 ' 3 4 " E 4 0 . 4 4 N 8 9 ° 4 1 ' 3 4 " E 6 5 . 0 9 N 7 1 ° 2 3 ' 5 6 " E 9 7 . 5 7 N 3 9 ° 5 7 ' 5 1 " E 2 6 . 6 2 N 7 5 ° 2 7 ' 3 4 " E 5 5 . 5 0 N 7 3 ° 5 2 ' 3 4 " E 2 4 1 . 9 5 S 1 8 ° 2 5 ' 1 3 " E 8 5 . 2 4 S 2 3 ° 0 8 ' 0 4 " E 8 . 9 3 N0°26'04"W 39.00 N 8 9 ° 4 1 ' 3 4 " E 2 9 2 . 8 5 N0°18'26"W 5.32 1 2 7 6 . 4 0 DENOTES EXISTING CATCH BASINDENOTES EXISTING HYDRANTDENOTES EXISTING SANITARY MANHOLE DENOTES EXISTING STORM MANHOLE DENOTES EXISTING COMMUNICATION BOX DENOTES EXISTING ELECTRIC BOXDENOTES EXISTING SERVICE OR CLEANOUT DENOTES IRON MONUMENT FOUNDDENOTES IRON MONUMENT SETDENOTES EXISTING POWER POLEDENOTES EXISTING LIGHT POLEDENOTES EXISTING CONSERVATION POSTOR WET LAND BUFFER POSTDENOTES EXISTING TREE PPLP8" TREE000.0 DENOTES WOOD HUBDENOTES NAILDENOTES EXISTING RETAINING WALLDENOTES PROPOSED RETAINING WALL DENOTES EXISTING ELEVATIONDENOTES PROPOSED ELEVATIONDENOTES AS BUILT ELEVATION (000.0)000.0DENOTES EXISTING TREELINE DENOTES DIRECTION OF SURFACE DRAINAGEDENOTES EXISTING FENCE LEGENDDENOTES EXISTING F.E.S. L O T L I N E M O D I F I C A T I O N S U R V E Y 1. No specific soils investigation has been performed on this lotby the surveyor. The suitability of the soils to support thespecific house is not the responsibility of the surveyor.2.No title information was provided for this survey. This surveydoes not purport to show all easements of record.3. See architectural plans for final building dimensions. From:Nancy Hansen To:Matthew Bachler Subject:Variance and minor subdivision PC#17-017 Date:Thursday, June 22, 2017 7:14:57 PM I have no objection to the variance. In the early days, before Arden Hills, these were summer cabins used only then. As homes and all year around living has developed, it is imperative that we allow for changes to occur. If there are no objections from the adjacent neighbors, I do not voice mine. Nancy Hansen 3368 Lake Johanna Blvd. 651-633-1097 ______________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-015 - Ramsey County - Organics and Yard Waste Collection Site – Tony Schmidt Park\Memos_Reports_17-015 Page 1 of 8 MEMORANDUM DATE: July 5, 2017 PC Agenda Item 3.C TO: Planning Commission FROM: Matthew Bachler, Senior Planner SUBJECT: Planning Case #17-015 - Public Hearing Required Applicant: St. Paul-Ramsey County Public Health Department Property Location: 1761 Lake Johanna Boulevard Request: Conditional Use Permit – Yard Waste and Source Separated Organics Collection Area Requested Action The St. Paul-Ramsey County Public Health Department has requested a Conditional Use Permit to continue the operation of their existing yard waste collection area and for the addition of a Source Separated Organics (SSO) drop-off at the Arden Hills yard waste site, located within Tony Schmidt Regional Park at 1761 Lake Johanna Boulevard. Background The City of Arden Hills first began collecting grass clippings, leaves, and garden waste at Tony Schmidt Regional Park in 1984 through an agreement with Ramsey County. The County Public Health Department took over management of the site in 1990. In 2004, the County Board approved the expansion of collection services to include trees and shrubs. The composting of yard waste collected at the Arden Hills site is completed off-site and finished compost is made available to County residents each spring. Between 2011 and 2015, the average number of annual visits to the Arden Hills site was 51,110. In 2013, the Ramsey County Board authorized the addition of Source Separated Organics (SSO) collection at all seven of the County’s yard waste sites, including the Arden Hills site. SSO materials include food waste and non-recyclable paper. The purpose of providing SSO collection is to help County residents divert organic materials from the waste stream and put this material to a productive use as a compost product. ______________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-015 - Ramsey County - Organics and Yard Waste Collection Site – Tony Schmidt Park\Memos_Reports_17-015 Page 2 of 8 Ramsey County submitted a Conditional Use Permit application in 2014 for SSO collection at the Arden Hills yard waste site (Planning Case 14-008). The application was denied at that time due to concerns that the service would affect the use of the park and neighboring properties by increasing odors, litter, and traffic, and attracting unwanted wildlife. Ramsey County has since implemented SSO collection at the six other yard waste sites in the County. At the City Council Work Session on May 15, 2017, Ramsey County Environmental Health staff presented collection data and observations from the first three years of SSO collection (2014- 2016) at the six County yard waste sites (Attachment B). Participation in the program has increased steadily from approximately 24,000 total site visits in 2014 to nearly 52,000 visits in 2016. Ramsey County reported there have been no issues with odor, vermin, or increased traffic associated with SSO collection at the other sites. Based on the discussion, the City Council recommended that Ramsey County reapply for a CUP for SSO collection at the Arden Hills site. 1. Overview of Request The existing Arden Hills yard waste site occupies approximately 1.5 acres of land on the western side of Tony Schmidt Regional Park south of the Canadian Pacific Railroad line. The site is accessed by an approximately 600-foot long driveway at the end of Hudson Avenue off of New Brighton Road. Operating hours are currently Monday, Wednesday, Friday, and on weekends from April through November. If SSO collection were to be added, site hours would be expanded to include weekends during winter months (December – March). The SSO collection area would consist of one or more covered containers that would be placed on the eastern side of the site separated from the yard waste facilities (Attachment E). Ramsey County uses a standard four cubic yard container for SSO collection. Photographs of the White Bear Township SSO collection site have been provided in Attachment F. Accepted materials would include food waste and scraps, and various types of non-recyclable paper. All SSO materials are required to be placed in a compostable bag, which are provided to residents by the County at no cost. Dry paper products, such as pizza boxes, can be placed directly into the collection container. The collection containers are kept closed when yard waste sites are not open and are serviced at a minimum of once a week by Ramsey County’s contractor, Waste Management. The Arden Hills yard waste site is currently staffed by site monitors who would also serve as quality control for SSO dropped off by residents. Additionally, Ramsey County would implement a promotion and education program to generate interest and educate the public on what materials are acceptable. Ramsey County has provided a letter with their application explaining the SSO collection program in more detail (Attachment A). ______________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-015 - Ramsey County - Organics and Yard Waste Collection Site – Tony Schmidt Park\Memos_Reports_17-015 Page 3 of 8 2. Surrounding Area Direction Future Land Use Plan Zoning Existing Land Use North Parks and Open Space Parks and Open Space District Parks and Open Space South Low Density Residential R-2 – Single & Two Family Residential Single Family Detached East Low Density Residential R-1 – Single Family Residential Single Family Detached West Light Industrial, Low Density Residential (New Brighton) I-1 Light Industrial, R-1 Single Family Residential (New Brighton) Light Industrial, Single Family Detached (New Brighton) 3. Site Data Future Land Use Plan: Parks and Open Space Existing Land Use: Parks and Open Space Zoning: Parks and Open Space District Size: 91.24 acres Topography: Rolling terrain Plan Evaluation 1. Chapter 13 – Zoning Code Review Section 1320 – District Provisions A. Section 1320.05 – Land Use Chart The proposed use of the property by Ramsey County for a yard waste collection site and SSO drop-off is considered to be a Public Use as defined in Section 1304.04 of the Zoning Code. Public uses are allowed in the Parks and Open Space District with an approved Conditional Use Permit. B. Section 1320.145 – Special Requirements for the Parks and Open Space District In addition to evaluating a proposed conditional use based on the criteria in Section 1355.04, Subd. 3, applications for conditional uses in the Parks and Open Space District are required to be evaluated based on the following consideration: The compatibility of the proposed use with the natural features and recreational amenities of the Parks and Open Space District area. ______________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-015 - Ramsey County - Organics and Yard Waste Collection Site – Tony Schmidt Park\Memos_Reports_17-015 Page 4 of 8 The proposed use would be compatible with the natural features of Tony Schmidt Regional Park for the following reasons: • The Arden Hills yard waste site is an approved permit-by-rule site with the Minnesota Pollution Control Agency (MPCA). Ramsey County would submit an application with MPCA to add SSO drop-off and amend the existing yard waste site permit-by-rule. • In 2000, the County improved the surface water treatment on the site by installing a stormwater retention pond. Ramsey County Environmental Services administers state and local stormwater permit maintenance and reporting requirements for this facility. • SSO materials would be required to be contained in compostable bags before being placed in the collection container. The site will be monitored by County staff during regular hours and SSO collection containers will be closed when the site is not open. Collection containers are serviced on a weekly basis and more frequently if needed. The proposed used would be compatible with the recreational amenities of Tony Schmidt Park for the following reasons: • The yard waste site is located a significant distance from the active recreational amenities in Tony Schmidt Regional Park. The site is accessed by a separate service road off of Hudson Avenue that does not provide direct access to the park’s recreational areas. 2. Conditional Use Permit Evaluation Criteria – Section 1355.04 Subd 3 Section 1355.04 Subd. 3 of the Arden Hills Zoning Code lists the criteria for evaluating a Conditional Use Permit application. The Planning Commission and City Council should consider the effect of the proposed use upon the health, safety, convenience and general welfare of the owners and occupants of the surrounding land, in particular, and the community as a whole, in general, including but not limited to the following factors: 1. Existing and anticipated traffic and parking conditions 2. Noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics 3. Drainage 4. Population density 5. Visual and land use compatibility with uses and structures on surrounding land 6. Adjoining land values 7. Park dedications where applicable 8. Orderly development of the neighborhood and the City within the general purpose and intent of the Zoning Code and the Comprehensive Development Plan for the City. ______________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-015 - Ramsey County - Organics and Yard Waste Collection Site – Tony Schmidt Park\Memos_Reports_17-015 Page 5 of 8 The City Council may place conditions on a permit if deemed necessary to protect the health, safety, and general welfare of the community. Conditional Use Permits are granted for a specific use at a specific site and are not transferable. Traffic and Parking Ramsey County expects the SSO collection component to be relatively minor in relation to the overall activities on the site. Currently, the site averages approximately 50,000 visits per year. The yard waste sites in Mounds View and White Bear Township are the most comparable to Arden Hill in terms of local residential population. In 2016, the Mounds View site had 3,520 site visits attributed to SSO collection and White Bear Township had 3,872 visits. Ramsey County estimates the Arden Hills site will have approximately 3,000 – 4,000 site visits annually for SSO collection. Many of the residents participating in the SSO collection service would also likely already be using the site for yard waste drop off. The existing access road can accommodate high traffic volumes and measures approximately 600 feet in length from the end of Hudson Avenue to the collection area. The addition of SSO collection is not expected to significantly change current traffic volumes. There is sufficient space on the site for residents to park their vehicles and drop off SSO materials or yard waste. Odors and Nuisance Characteristics Ramsey County reports that odors associated with SSO collection have been kept at a minimum by requiring organic materials be placed in compostable bags and ensuring collection containers are regularly serviced. In general, odors from the SSO materials are typically noticeable only within a few feet of the containers. During the three years of SSO collection at the six other yard waste sites, no issues associated with odor have been reported by adjacent property owners. The closest residential property to the Arden Hills site is approximately 450 feet from the collection area. No issues with increased wildlife attraction have been reported at the other County SSO collection sites. Sites are monitored by County staff to ensure residents are bagging organic materials and properly placing bags within the container. When the sites are not open, containers are securely closed to prevent infestation. Additionally, in the first three years of operation, only one incident of illegal dumping has occurred at a site entrance. Findings of Fact The Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following fifteen (15) findings for consideration: 1. The property at 1761 Lake Johanna Boulevard is located in the Parks and Open Space District. The property is owned by Ramsey County as is part of Tony Schmidt Regional Park. ______________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-015 - Ramsey County - Organics and Yard Waste Collection Site – Tony Schmidt Park\Memos_Reports_17-015 Page 6 of 8 2. Ramsey County has submitted a Conditional Use Permit application for the existing yard waste site and a proposed Source Separated Organics collection area at 1761 Lake Johanna Boulevard. 3. The existing yard waste site and the proposed Source Separated Organics collection area are considered to be a Public Use. 4. A Conditional Use Permit is required for a Public Use in the Parks and Open Space District. 5. Section 1355.04 Subd. 3 of the Arden Hills Zoning Code lists criteria for evaluating a Conditional Use Permit request. 6. Section 1320.145 of the Arden Hills Zoning Code lists additional criteria to be considered when evaluating a Conditional Use Permit application for a property located in the Parks and Open Space District. 7. The proposal will have limited impact on existing and anticipated traffic and parking conditions. The addition of SSO collection is not expected to significantly increase existing traffic to the site and many residents will combine SSO drop off with delivering yard waste or collecting compost or mulch. 8. The applicant has provided a management plan for the SSO collection that will mitigate any limited impacts associated with odors and solid waste. 9. The proposal will not affect noise, glare, vibration, smoke, dust, air pollution, heat, and liquid on the property. 10. The proposal will not affect drainage on the property. 11. The proposal is unlikely to significantly affect land values on the subject property or on neighboring properties. 12. The park dedication requirement does not apply in this case. 13. The proposed use would be compatible with the natural features of Tony Schmidt Regional Park. 14. The proposed use would be compatible with the recreational amenities of Tony Schmidt Regional Park. 15. Where the proposed use is expected to impact the health, safety, convenience and general welfare of the owners and occupants of the surrounding land, conditions may be placed on a Conditional Use Permit to mitigate such impacts. Notice Notice was published in the Arden Hills/Shoreview Bulletin and notice was prepared by the City and mailed to residents within 500 feet of the subject property. Public Comments Staff received one phone call from a resident in the area expressing their support for the proposal. Staff received a letter from the resident at 3540 Hudson Road expressing their opposition to the proposal. A copy of the letter has been provided in Attachment G. ______________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-015 - Ramsey County - Organics and Yard Waste Collection Site – Tony Schmidt Park\Memos_Reports_17-015 Page 7 of 8 Staff Recommendation Based on the submitted plans and findings of fact, staff recommends approval of Planning Case 17-015 for a Conditional Use Permit at 1761 Lake Johanna Boulevard to continue the operation of their existing yard waste collection and for the addition of a Source Separated Organics drop- off. Staff recommends the following seven (7) conditions to be included with the approval: 1. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. The yard waste and source separated organics collection areas shall be fully contained on the existing approximately 1.5 acre yard waste site within Tony Schmidt Regional Park. 3. Source Separated Organics shall be properly bagged and collected in covered containers that are emptied at a minimum of once per week, or more frequently if needed. 4. The site shall be limited to no more than 16 cubic yards of total storage for Source Separated Organics materials. 5. Source Separate Organics collection containers shall be securely closed when the collection site is not open to the public. 6. For two (2) years following the implementation of the Source Separated Organics collection, Ramsey County shall provide an annual update to the City Council on site operations. 7. The collection site shall be adequately staffed during regular hours and sufficient signage shall be provided to ensure quality control of the Source Separate Organics collection area. Options 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 17-015 for a Conditional Use Permit at 1761 Lake Johanna Boulevard, based on the findings of fact and the submitted plans as amended by the seven (7) conditions in the July 5, 2017, Report to the Planning Commission. 2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 17- 015 for a Conditional Use Permit at 1761 Lake Johanna Boulevard, based on the findings of fact and the submitted plans in the July 5, 2017, Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of Planning Case 17-015 for a Conditional Use Permit at 1761 Lake Johanna Boulevard, based on the following findings of fact: findings to deny should specifically reference the reasons for denial and why those reasons cannot be mitigated. ______________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-015 - Ramsey County - Organics and Yard Waste Collection Site – Tony Schmidt Park\Memos_Reports_17-015 Page 8 of 8 4. Table: Motion to table Planning Case 17-015 for a Conditional Use Permit at 1761 Lake Johanna Boulevard in order to gather the following information: a specific reason and/or information request should be included with a motion to table. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on June 8, 2017. Pursuant to Minnesota State Statute, the City must act on this request by August 7, 2017 (60 days), unless the City provides the petitioner with written reasons for an additional 60 day review period. The City may, with the consent of the applicant, extend the review period beyond the initial 120 days. Attachments A. Project Narrative and Land Use Application B. Ramsey County Source-Separated Organics: 2014 – 2016 Summary Report C. Site Land Survey D. Site Map and Aerial Map E. Proposed Site Plan for Yard Waste Collection Area F. Photographs of Exiting Operations G. Public Comments 1 Ramsey County Application for Conditional Use Permit for Yard Waste Operations and to Allow for Source-Separated Organics Collection at the Arden Hills Yard Waste Site June 1, 2017 Introduction Ramsey County is seeking approval to continue yard waste operations and for the addition of Source Separated Organics (SSO) drop-off at the Arden Hills yard waste site. SSO includes food waste/scraps and non- recyclable paper. At the direction of City of Arden Hills Community Development staff, both operations require a Conditional Use Permit (CUP). The county applied for a CUP for these same operations in 2014, which was denied by the Arden Hills City Council based on concerns relating to the SSO drop-off portion of the permit (there was no discussion or decision on the yard waste operations portion of the permit). Recently, The City of Arden Hills invited Ramsey County Environmental Health (EH) staff to attend a City Council Work Session to revisit the idea of SSO drop-off at the yard waste site. EH and Arden Hills staff presented collection data and observations from the first three years of SSO collection (2014-2016) at other county yard waste sites. The information addressed concerns the Council members expressed during the 2014 CUP hearing. Following discussion, councilmembers unanimously recommended that the county pursue a CUP for SSO drop- off at the yard waste site. While the Arden Hills yard waste site has been in operation for many years, yard waste operations had not been previously permitted. Arden Hills Community Development staff suggested bringing the site up to proper permitting status in 2014, when the county expressed interest in SSO collection at the site. City staff had not required a permit for operation of the yard waste site as recent as 2004 when the County Board authorized acceptance of tree and shrub waste at four of its yard waste sites, including the Arden Hills site; City staff response at that time was that no City permits were needed for operations at the yard waste site. Overview of Ramsey County Yard Waste Program Saint Paul –Ramsey County Public Health (“Ramsey County” or “County”) operates seven yard waste sites where County residents can drop off grass clippings, leaves, garden wastes and other soft plant materials at no charge. Four of the sites also accept tree and shrub waste from residents (Arden Hills, Frank & Sims, Midway, and White Bear Township). SSO collection was added to all sites except the Arden Hills site in 2014. The yard waste sites began in the mid-1980s as joint operations between communities and the County. The County (Public Health) took over operation of all the County yard waste sites in 1990-91. The sites are available free of charge to Ramsey County residents. Lawn care companies and other commercial services are prohibited from using the sites. Yard waste received at the sites is transferred off site at all sites except the White Bear Township site where soft-bodied plant material is composted and the finished product made available in spring to County residents at all the County yard waste sites. Wood chip mulch is also provided at the sites that accept tree and shrub waste. The yard waste site locations are as follows: In Saint Paul: 1. Battle Creek Site - 389 S. Winthrop St 2. Frank & Sims Site - 1150 Sims Ave 3. Midway Site - 1943 Pierce Butler Rte 4. Summit Hill Site - 870 Pleasant Ave 2 In the northern suburbs: 5. Arden Hills Site – 3530 Hudson Ave 6. Mounds View Site – 8307 Long Lake Rd 7. White Bear Township Site – 5900 Sherwood Rd Yard waste sites are currently open to the public according to the following schedule, weather permitting (for example, the regular season schedule may begin later in April due to late winter weather, or may began in late March or extend into early December if favorable weather encourages site usage): Regular Season Schedule (April – November) All sites: Monday, Wednesday and Friday: 11:00 am to 7:00 p.m. Saturday: 9:00 am to 5:00 p.m. Sunday: 11:00 am to 5:00 p.m. *Closed Memorial Day, Fourth of July, and Labor Day Winter Hours Schedule (December – March) All sites except the Arden Hills site: Saturday: 9:00 am to 5:00 p.m. Sunday: 11:00 am to 5:00 p.m. *Closed Christmas Day and New Years Day The sites are heavily used by the public. The following shows the average number of site visits received 2011- 2015: AVERAGE SITE VISITS SITE *Average Site Visits 2011-2015 Arden Hills 51,110 Battle Creek 36,411 Frank & Sims 74,450 Midway 116,166 Mounds View 18,040 Summit Hill 67,083 White Bear 60,141 Total 423,401 *Total site visits were not counted in 2016 The number of site visits for those dropping off SSO is comparatively low compared to the total number of site 3 visits. The following chart shows average number of SSO site visits 2015-2016: AVERAGE SSO SITE VISITS SITE *Average SSO Site Visits 2015-2016 Arden Hills -- Battle Creek 2,464 Frank & Sims 4,568 Midway 19,180 Mounds View 3,907 Summit Hill 15,120 White Bear 3,488 Total 48,725 *2014 SSO visits represent only a partial year of collection and therefore are not included in the average. The amount of SSO collected is also comparatively low compared to other materials collected at that yard waste sites: MATERIALS RECEIVED – ALL SITES COMBINED (TONS) YEAR Leaves/Grass Received (tons) Brush Received (tons) SSO Received (tons) 2015 42,574 28,263 221.8 2016 43,121 26,716 251.8 Average 42,848 27,489 236.8 Arden Hills Yard Waste Site Ramsey County is seeking a Conditional Use Permit (CUP) to continue yard waste operations at the Arden Hills yard waste site. The yard waste site is located at 3530 Hudson Avenue in Tony Schmidt Regional Park and began operating in the mid-1980’s as a municipal compost site. In 1990, Ramsey County received a Permit-By- Rule from the Minnesota Pollution Control Agency and took over operation of the site, which served as a yard waste collection and composting site for soft plant material such as leaves, grass, and garden wastes. In 2004, the County Board decided to add tree and shrub waste collection to several of the yard waste sites, including the Arden Hills site. In turn, the County discontinued composting at the Arden Hills site (and two sites in Saint Paul) to free up space for tree and shrub waste collection. The site currently operates as a transfer-only site. All soft-bodied plant material is transferred off site on an ongoing basis to allow room for incoming material, the frequency of which varies seasonally. Tree and shrub waste is chipped/ground on an approximate schedule of every five weeks or sooner, as space allows. Most of the chips/mulch are transported off site for 4 use as a fuel at the District Energy plant in Saint Paul. A small amount of the total quantity of wood chips/mulch is left on site for residents to take. Finished compost is hauled each spring from the County’s White Bear Township site (the only County yard waste site where composting currently takes place) to the Arden Hills and all other County yard waste sites and made available to residents at no charge. The active area of the site is approximately 1.5 acres in size. In the early 1990’s, stormwater management consisted of a sedimentation trap designed to filter surface water runoff through a sand berm before the water entered adjacent wetlands. Surface water treatment was improved in 2000 by installing a full stormwater retention pond. The retention pond was designed by engineers at Ramsey County Environmental Services who administer state and local stormwater permit maintenance and reporting requirements for all County facilities. Yard waste received at the Arden Hills site is ultimately managed under hauling contracts that the County periodically procures through a competitive bidding process. County staff administers those contracts and directs yard waste management operations at the site. County site monitors staff the site when it is open to the public. The site monitors’ duties include checking ID’s for County residency, directing traffic, and monitoring the incoming materials for acceptability. Commercial services such as lawn care and tree trimming companies are prohibited from using the County yard waste sites. Site hours are posted on a sign at the entrance to the site. The site is secured by a locked gate at the entrance during closed hours. (The County yard waste sites are available to Ramsey County residents only—with one minor exception. The County has a Joint Powers Agreement with the City of St. Anthony to allow St. Anthony residents that reside in Hennepin County to use of any of the County yard waste sites.) During four weekends in the fall, the County coordinates fundraising opportunities with area community groups, such as school sports teams, to receive donations for helping residents unload their leaves. Site hours will be expanded if the SSO drop-off portion of this CUP request is approved. Those expanded hours would then coincide with hours at the other six County yard waste site to include weekends during the winter months (December – March). In addition to SSO drop-off, all forms of yard waste would continue to be accepted during the winter hours. Source-Separated Organics (SSO) Drop-off Collection Services Proposal In September 2013 the Ramsey County Board authorized adding SSO drop-off at all seven Ramsey County yard waste sites, including the Arden Hills site. SSO includes food waste/scraps and non-recyclable paper. EH staff began pursuing local permits in late 2013 for SSO collection services at the yard waste sites, which included submitting an application for a CUP to the City of Arden Hills in early 2014. The Arden Hills application was denied at that time due to concerns that the service would affect the use of the park and neighboring properties by increasing odors, litter, and traffic, and attracting unwanted wildlife. Ramsey County has since gathered information that addresses these concerns from the first three years (2014-2016) of providing SSO collection services at the other six County yard waste sites (Attachment A). The information in Attachment A was reviewed at the May, 15, 2017 Arden Hills City Council Work Session. Based on recommendation by the City Council, Ramsey County seeks to reapply for SSO drop-off at the Arden Hills yard waste site. 5 Description of SSO Collection Services at the Arden Hills Yard Waste Site Collection SSO collection will consist of a designated area with one or more covered collection containers (“dumpsters”) in which residents place SSO brought to the site in compostable bags. Acceptable materials include food waste/scraps and various types of soiled/low-grade/non-recyclable paper (plus other minor items typically accepted in SSO collection programs, such as tea bags). The County will provide compostable bags at the yard waste site at no cost to residents. The site will also accept other, commercially-available, compostable bags as long as they are BPI-certified bags. Food waste and other wet SSO will be accepted only if delivered in a compostable bag, whereas dry SSO, such as pizza boxes, can be placed directly into the SSO container. SSO is accepted from Ramsey County residents only and also from local community event coordinators that generate SSO from small events. Site Hours Site hours will be expanded to accommodate year-round collection of SSO and to coincide with hours at the other six County yard waste sites to include weekends during the winter months (December – March). The site will continue to be open Monday, Wednesday, Friday, Saturday and Sunday during spring, summer, and fall. Sanitation The program is designed to prevent adverse outcomes, such as odor and rodent problems by requiring wet SSO to be bagged, providing covered containers, and by requiring regular collection of SSO: Ramsey County contracts with a waste hauling vendor to empty vendor-provided collection containers on a weekly hauling schedule or more frequent basis, if necessary. SSO is hauled to a properly permitted SSO composting facility. The SSO collection area will be completely separate from yard waste operations. Education and promotion A promotion and education program will accompany launch of SSO collection at the Arden Hills site, both to inform and generate interest in the program to residents, and to educate residents about which materials are acceptable. SSO collection at the Arden Hills site with also be included in ongoing media promotions at the other Ramsey County yard waste sites and any additional County-sponsored collection locations. The Ramsey County Master Gardener program will be an important player in this campaign, assisting in communicating about SSO collection, as well as assisting with education at the yard waste sites (Saint Paul – Ramsey County Public Health has on ongoing contract with the Master Gardener program). Labor Existing staff (yard waste monitors) will serve as quality control for SSO that is dropped off by residents. Permits and licenses All seven yard waste locations are permit-by-rule sites approved by the Minnesota Pollution Control Agency (MPCA). Ramsey County will submit an application to the MPCA to add SSO drop-off to amend the existing Arden Hills yard waste site permit-by-rule. 6 SSO participation The yard waste sites in Mounds View and White Bear Township are likely the most comparable to the Arden Hills site in terms of the residential population in the surrounding area. In 2016, the Mounds View site had 3,520 visits attributed to organics collection and White Bear Township had 3,872 visits. During winter months (December – March), the yard waste sites are only open on weekends. However, the data in Attachment A shows that the number of site visits in the winter remain similar to the regular season and that annual site visits are distributed somewhat regularly over the calendar year. Visual observations and data from current SSO collection at other yard waste sites indicates that, on average, it takes 33 site visits to generate one cubic yard of SSO collected. In the case of the Mounds View yard waste site, this would equal approximately 107 cubic yards of organics collected in 2016, or roughly 27, four cubic yard containers. This coincides with direct observations; at time of weekly pick up, the four cubic yard container at the Mounds View site is filled to one-half to two-thirds of its capacity. Potential Impacts from Adding SSO Drop-off to the County’s Arden Hills Yard Waste Site Recycling Acceptance of SSO at the yard waste sites will make it easier for interested residents to reduce the amount of trash they generate by instead ensuring productive use of their organic wastes as a compost product. Having an SSO drop-off area will also help raise awareness for yard waste site users that a broader range of organic wastes can be recycled in addition to leaves, grass clippings, and tree waste. SSO collection at the yard waste site will help educate residents toward use of possible future SSO collection opportunities such as curbside collection. Land use and traffic While the SSO drop-off area will provide a valuable service, SSO drop-off is estimated to account for a small fraction of the site visits at the Arden Hills site. Currently, the Arden Hills site receives 50,000 site visits per year. It is estimated that SSO collection will account for only 3,000 – 4,000 additional site visits annually. Also, many of the SSO drop-off participants are likely to be residents who have already been using the site and may be bringing both SSO and yard waste on some occasions. ATTACHMENT A Ramsey County Source-Separated Organics (SSO) Collection 2014 – 2016 Summary Background In September 2013 the Ramsey County Board of Commissioners approved expansion of services at yard waste sites to include collection of source-separated organic (SSO) materials. Shortly thereafter, Environmental Health Division (EH) staff began seeking local permits, where necessary, for SSO service at the seven Ramsey County Yard Waste sites. The County was successful in gaining local approval for all yard waste sites except the Arden Hills location. The six approved sites were subsequently given approval by the Minnesota Pollution Control Agency as Permit-By-Rule SSO Materials Transfer Facilities. SSO collection began at the six approved sites when the sites opened for the regular season on April 7, 2014 and continue to accept SSO year around on the following schedule, weather permitting: Regular Season Hours (April – November) Winter Hours (December – March) M,W,F 11-7 CLOSED Sat. 9-5 Sat. 9-5 Sun. 11-5 Sun. 11-5 Source Separated Organics (SSO) accepted at county drop-off locations • All food scraps including vegetables, fruits, meats (including fats and grease), poultry, fish, bones, grains, dairy, egg shells, coffee grounds and filters, tea bags etc. • Food soiled paper products including greasy pizza boxes, paper towels, paper plates, tissues, paper egg cartons, dirty paper bags, etc. • Other compostable items such as BPI-certified cups and utensils. Note: The County’s education materials include a caution that packaging and compostable tableware must have the logo from the Biodegradable Products Institute (BPI) on the box or item. Description of SSO Collection Services at Yard Waste Sites SSO collection at the yard waste sites is available to residents of Ramsey County and local community coordinators that generate SSO from small events. • Each site has a designated area with one or more covered containers (“dumpsters”) in which people place SSO brought to the site in compostable bags. • SSO is kept separate from yard waste. • Acceptable materials include food waste/scraps and various types of soiled/low-grade/non-recyclable paper (plus some other minor items typically accepted in SSO collection programs, such as tea bags). • County staff (yard waste monitors) serve as quality control. • Ramsey County provides Biodegradable Product Institute (BPI)-certified compostable bags free of charge to residents at site locations and local community centers. • Sanimax, LLC provided hauling services during the first three years of the SSO collection program. Ramsey County switched to Waste Management, Inc. as the contracted hauler on April 1, 2017. • Containers are serviced weekly and SSO is hauled to a commercial organics facility for composting. Participation Charts 1 & 2 below show an increase in participation by month/year and an overall annual increase in 2014 - 2016 (collection began April 7, 2014, so there were no first quarter numbers to report for 2014). Hours shorten to weekends- only during December – March resulting in fewer opportunities for residents to drop off organics and less combined 2 yard waste/organics delivery options. However, as site hours decrease over the winter months, site visits and volume of organics collected remains similar to the regular season and reinforces the need for winter collection. Chart 1 Chart 2 0 0 0 73 6 2, 5 2 3 3, 3 2 5 2, 8 9 2 3, 2 4 8 2, 9 9 3 3, 3 1 7 2, 8 0 9 2, 1 6 4 24 , 0 0 7 2, 7 0 6 2, 0 3 5 2, 6 3 0 3, 4 5 8 3, 9 5 7 3, 8 5 8 4, 5 9 4 5, 0 8 6 4, 8 9 4 4, 7 5 3 4, 0 6 5 3, 6 0 0 45 , 6 3 6 4, 0 8 0 3, 3 9 9 3, 5 8 2 4, 9 0 1 4, 5 0 4 5, 3 6 7 5, 1 2 3 4, 8 4 0 4, 4 9 8 5, 2 4 9 4, 6 2 6 1, 6 4 4 51 , 8 1 3 0 10,000 20,000 30,000 40,000 50,000 60,000 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Total Si t e V i s i t s A t t r i b u t e d t o O r g a n i c s C o l l e c t i o n Ramsey County Organics Collection Participation 2014 - 2016 2014 2015 2016 73 1 3, 2 1 6 8, 1 1 4 1, 4 9 4 8, 8 8 3 1, 5 6 9 24 , 0 0 7 1, 8 7 6 4, 2 4 4 18 , 5 6 0 4, 2 9 3 13 , 5 6 0 3, 1 0 3 45 , 6 3 6 3, 0 5 1 4, 8 9 1 19 , 8 0 0 3, 5 2 0 16 , 6 7 9 3, 8 7 2 51 , 8 1 3 0 10,000 20,000 30,000 40,000 50,000 60,000 Battle Creek Frank & Sims Midway Mounds View Summit Hill White Bear Twp. TotalSi t e V i s i t s A t t r i b u t e d t o O r g a n i c s C o l l e c t i o n Ramsey County Organics Collection Participation by Site 2014 - 2016 2014 2015 2016 3 SSO Collection Quantities (Weight) Weights were determined by applying 9.72 lbs. per participant dropping off organics. This number is an average of actual data collected by Ramsey County staff during the summer of 2015 and similar studies conducted by the City of Minneapolis. This is considered more accurate data than what the County’s organics hauler reports on invoices, which is a combination truck scale readings and, on trucks without scales, estimates of weights based on the driver’s assessment of quantities within containers at the time of service. Therefore, the weights in Chart 3 below coincide directly with the numbers in Charts 1 & 2 above. Chart 3 Additional Collection Locations In July of 2015, The Ramsey County Board of Commissioners approved expansion of SSO collection services to include up to six additional collection sites. EH staff have been working with local cities to identify locations within their communities to site SSO drop off locations that will, ideally, be available for use by residents on a 24/7 basis. The first of these locations began operation in July of 2016 in partership with District 10/Como Park Community Council. Currently, Ramsey County has an agreement in place with the City of Maplewood to install another 24/7 location in their Community Center parking lot and staff are working with the cities of White Bear Lake and Roseville to site SSO collection locations in those communities. 29 , 6 5 6 47 , 5 4 1 19 2 , 4 5 6 34 , 2 1 4 16 2 , 1 2 0 37 , 6 3 6 50 3 , 6 2 2 0 100,000 200,000 300,000 400,000 500,000 600,000 Battle Creek Frank & Sims Midway Mounds View Summit Hill White Bear Twp. Total Po u n d s o f O r g a n i c s C o l l e c t e d Ramsey County Organics Collection 2016 Weight by Site 2016 at 9.72 lbs/visit 4 Sanitation To prevent potential nuisances, such as odor or rodent problems, residents are required to bag SSO in compostable bags before placing it into the containers at the yard waste sites. The exception to this is delivery of dry, non-food types of organic wastes such as used paper towels and tissues, and other non-recyclable paper products. These can be placed directly into the collection containers. Site monitors at the yard waste sites provide quality control by overseeing drop- off of SSO. Residents are encouraged via promotional materials to deliver SSO on a schedule of at least once per week since compostable bags containing SSO can begin to decompose after a week or so under certain conditions. This helps prevent issues in the household and at the receiving end. Containers are kept closed when not in use and are serviced on a once per week schedule by the SSO hauler for delivery to a commercial site for composting. Observations • Residents participating in the SSO program have followed instructions closely as there has been an extremely low amount of contamination of unacceptable materials upon direct observation of the containers. • In three years of operation there has been only one occurrence of illegal dumping of SSO at a site entrance. • Odors have been kept at a minimum, primarily through use of the compostable bags and regular haul-out frequency. During the past three years of operation there have been no issues relating to odor (odors have not extended beyond a few feet from the container(s) and are typically noticeable within that distance only during mid-summer months). • Traffic has not shown a noticeable increase as most residents are combining their SSO drop off with delivering yard waste or picking up finished compost or mulch. • Staff have not witnessed any animal issues other than the rare occurrence of a squirrel gaining access to an open container. There have been no reports of mice, rats, or other animals in or around the containers. Arden Hills Yard Waste Site location: Tony Schmidt Park: Aerial of Yard Waste Site (entrance driveway leading in from Hudson Ave; approximate operations area outlined in lighter-colored red): White Bear Township Organics Collection Area Typical 4 cubic yard collection container with signage Organic materials bagged in compostable bags and dry paper products _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-006 - Higher Education Study\Memos_Reports_17-006\PC Memo (07-05- 17)_17-006 Final.docx Page 1 of 6 DATE: July 5, 2017 PC Agenda Item 4.A TO: Planning Commission Chair Thompson and Commissioners FROM: Eric Zweber, WSB & Associates Matthew Bachler, Senior Planner SUBJECT: Planning Case #17-006: Higher Education Study Requested Action Review the draft Higher Education Study report, including its potential outcomes, and provide recommendations on any changes to the regulations of “Schools, Higher Education”. 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 is 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 and Economic Development Commission have over the last few months reviewed the technical analysis of the five components and, based on the discussions, MEMORANDUM _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-006 - Higher Education Study\Memos_Reports_17-006\PC Memo (07-05- 17)_17-006 Final.docx Page 2 of 6 some potential outcomes are described in executive summary of the study. Formal recommendations are not included in the report at this time. These potential outcomes are in two separate topics: the regulation of higher education uses and the land use and economic development issues to be considered for inclusion in the 2040 Comprehensive Plan. 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 land use and 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. Staff would request that the Planning Commission review the summary of City Council discussion from their June 26 Work Session, provide suggestions on how to address the regulation of higher education uses within Arden Hills and provide feedback on which land use and economic development topics from this study should be included in the City’s 2040 Comprehensive Plan Update. June 26 City Council Work Session On June 26, Planning Commission Chair Roberta Thompson presented the findings of the draft Higher Education Study dated June 21, 2017. The presentation included a potential outcome to replace the current “Schools, Higher Education” definition with a “College, Campus” and “College, Office” definition. The “College, Campus” use was proposed to be allowed as a conditional use in the R-1 and B-1 districts and the “College, Office” use was proposed to be a conditional use in the B-2, B-4, and CC districts. The City Council discussed this potential outcome and recommended some revisions. The City Council liked the idea of two separate definitions, but had some questions about the types of educational uses that would be considered a “College” and what a definition of “College, Office” would include. Based on that feedback, staff is proposing to change the titles of the two uses to: “Higher education, campus” and “Higher education, classroom/office”. The City Council had greater concern with the zoning districts that the higher education uses would be allowed. The City Council recommended that the “Higher education, campus” use should have its own, separate, stand-alone zoning district. Staff suggested the creation of an “INST – Institutional” zoning district. The City Council recommended that the “Higher education, classroom/office” use be limited to less than the B-2, B-4, and CC zoning districts, but did not recommend any zoning district to remove that use from. The City Council did recommend that the “Higher education, classroom/office” use have a limitation on how much of a zoning district it can occupy. Based on the discussions and recommendations from the June 26 City Council Work Session, staff has prepared the following possible text amendments for the Planning Commission to review and discuss. _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-006 - Higher Education Study\Memos_Reports_17-006\PC Memo (07-05- 17)_17-006 Final.docx Page 3 of 6 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 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 CC zoning districts as well. There are currently no higher education uses in the B-4 and CC 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. _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-006 - Higher Education Study\Memos_Reports_17-006\PC Memo (07-05- 17)_17-006 Final.docx Page 4 of 6 “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 occup ying 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. 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. “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.” _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-006 - Higher Education Study\Memos_Reports_17-006\PC Memo (07-05- 17)_17-006 Final.docx Page 5 of 6 “1320.05 Land Use Chart.” Uses: Zoning Districts: INST Higher Education, Campus C “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 Mixed Use Project or Multiple Occupancy Center 13,000 -- Single Use Project or Free Standing Building = 3. Minimum Lot Size (fl) Width/Depth Non-residential Single Family Two Family 100/130 = -- 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 Side Yard Corner 10 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. _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for July 5, 2017 P:\Planning\Planning Cases\2017\PC 17-006 - Higher Education Study\Memos_Reports_17-006\PC Memo (07-05- 17)_17-006 Final.docx Page 6 of 6 Requested Action 1. That the Planning Commission provides guidance and recommendations regarding any amendments to the City’s regulation of higher education uses. 2. That the Planning Commission provides any direction or guidance regarding which land use and economic development issues to include within the 2040 Comprehensive Plan update. Next Steps On August 2, the Economic Development Commission will review the report. On August 9, 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 Higher Education Study report. A final draft of the Higher Education Moratorium Study is expected to be completed in September. Attachments A. Higher Education Study Report B. Work Session Presentation Slides _________________________________________________________________________________________ Page 1 of 26 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 Dr a f t 0 6 \ 2 1 \ 2 0 1 7 ATTACHMENT A _________________________________________________________________________________________ Page 2 of 26 Table of Contents Executive Summary Background Bethel University and University of Northwestern Campus Master Plans Higher Education Zoning in Other Communities Employment Uses of Commercial and Industrial Districts Economic Activity from Commercial and Industrial Uses Analysis of Commercial and Industrial Parcels and Buildings Recommendations Appendixes Dr a f t 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 3 of 26 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 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 4 of 26 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. 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. • 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. Dr a f t 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 5 of 26 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. Potential Outcomes 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: College, Campus and College, Office. This could be implemented in Arden Hills through: • Replacing the “Schools, Higher Education” land use category with “College, Campus” and “College, Office” uses. o College, Campus would be allowed as a planned unit development (PUD) in the R-1 zoning district and through a conditional use permit (CUP) in the B-1 zoning district. o College, Office would be allowed through a CUP in the B-2, B-4 and CC zoning districts. 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. Dr a f t 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 6 of 26 • 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 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 7 of 26 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 five 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. • 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. With the information provided from these five 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 are described below. Dr a f t 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 8 of 26 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 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 9 of 26 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 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 10 of 26 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 Dr a f t 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 11 of 26 that does not allow for higher education uses. Of these seven, five are public colleges and universities of either the MNSCU or University of Minnesota system. MNSCU system schools are regulated by the state and the University of Minnesota regulates itself, so they preempt any city zoning requirements. The remaining two non-conforming schools are private and in smaller, greater-Minnesota cities. These schools were in existence prior to current zoning standards. 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. 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 Dr a f t 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 12 of 26 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. Group 3: Gateway Business (GB) and I-FLEX Purpose Topics: Dr a f t 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 13 of 26 • 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 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 14 of 26 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 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 15 of 26 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 Dr a f t 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 16 of 26 to the community, and further proves why condensing the districts would allow for maximum economic utilization. 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 $19,760. The square foot per employee figures were derived from a similar study conducted in Reno, NV by Economic and Planning Systems Inc. who used national industry averages and norms. These numbers were compared with the City of Rosemount UMore AUAR traffic study, a Kansas DOT Corridor Master Plan, the Institute of Transportation Engineers Trip Generation Manual and architectural guidelines. These studies show that office based employment fields have the least space per employee (250 square feet) while Transportation and Warehousing and Wholesale Trade have the most space per employee (1,500 square feet). Category NAISC #NAISC Classification Median Wage Median Gross Salary (full-time) Sq. Ft. Per Employee Employees Per 1,000 Sq. Ft. Salary Per 1,000 Sq. Ft. Disposable Income Per 1,000 Sq. Ft. 51 Information 63.10$ 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 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 17 of 26 The salary per 1,000 square feet for each NAISC classification were calculated by dividing 1,000 by the square foot per employee and then multiplying that number by the median gross salary. A building with an Information industry has the highest median payroll of $524,992 per 1,000 square feet while a building with Accommodation and Food Services industries has the lowest median payroll of $32,999 per 1,000 square feet. Reviewing these figures, the industries can be divided into three categories: Category 1 generating $200,000 or more of payroll per 1,000 square feet; Category 2 generating between $100,000 and $200,000 of payroll per 1,000 square feet; and Category 3 generating less than $100,000 of payroll per 1,000 square feet. Category 1 industries are technical and professional industries that normally work in an office building. Category 2 industries do not have the same 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. Economic Impact of the Business and Industrial Zones The following tables illustrate some opportunities within the Arden Hills zoning code for each of the fourteen (14) industry sectors. As stated above, the industries in Category 1 are the most valuable for a local economy in terms of salary based on building square footage. In general, if a city chooses to attract Category 1 and Category 2 industries, Category 3 industries will generally follow based on market forces. 1 Business Analyst is a data processing servicer that used ESRI technologies and US Census data. Dr a f t 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 18 of 26 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 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 19 of 26 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 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 20 of 26 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 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 21 of 26 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 west side of Cleveland Avenue and south of County Road E2, which are wooded, contains wetlands and is split by a creek. The vacant NB land has little development opportunity. The majority of the vacant land in the B-1 district is a part of the Bethel University Campus or Valentine Lake and therefore is not available for development. Dr a f t 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 22 of 26 Land & Building Space Availability - Business Zones B-2 B-3 B-4 Total Number of Parcels 33 17 9 59 Undeveloped Parcels 5 3 0 8 Land Total (acres) 100.7 44.4 21.0 166.1 Vacant Acres 24.9 4.4 0.0 29.2 % Available for Development 24.7% 10.0% 0% 17.6% Median Lot Size 1.5 1.5 2.6 1.7 Largest Lot 21.3 8.1 4.0 - - Property Address 12 Pine Tree Dr 1160 Grey Fox Rd 3757 Dunlap St N - - Property Owner Bethel University St Paul Fire And Marine Ins Co St Paul Fire And Marine Ins Co - - Property Tenant(s) Bethel University Venture Solutions Sherwin-Williams - Smallest Lot 0.2 1.0 0.9 - - Property Address 0 Pine Tree Dr 3928 Northwoods Dr 3755 Dunlap St N - - Property Owner City Of Arden Hills Group Health Plan L2 Holdings V Llc - - Property Tenant(s) City Of Arden Hills HealthPartners Pharmacy Aspect LED - Building Total (sq.ft.) 98,2138 584,486 317,706 1,884,330 Number of Vacant Buildings* 7 0 0 7 Median Building Size 14,594 27,664 41,890 24,000 Largest Building 227,138 132,000 60,000 - - Property Address 2 Pine Tree Dr 1160 Grey Fox Rd 3757 Dunlap St N - - Property Owner Bethel University St Paul Fire And Marine Ins Co St Paul Fire And Marine Ins Co - - Property Tenant(s) Bethel University Venture Solutions Sherwin-Williams - Smallest Building 3,088 3,260 11,720 - - Property Address 1306 County Road E W 3751 Lexington Ave N 3755 Dunlap St N - - Property Owner T & C Land Holding Ii Llc Cs&m Arden Hills Llc L2 Holdings V Llc - - Property Tenant(s) Brausen Automotive Arby’s Aspect LED - * The summation of properties listed for lease and for sale. Sources: Ramsey County Assessor, LoopNet Real Estate Listings, WSB & Associates. • The B-2 district has more parcels than any other business/industrial district in the city. It also has the largest number of vacant buildings. • The business zones have eight (8) undeveloped parcels, 29.2 acres of vacant land, and seven (7) vacant buildings. 17.6% of the land in these districts is vacant (while some of this vacant land provides parking for Flaherty’s 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 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 23 of 26 Land & Building Space Availability - Industrial Zones GB I-1 I-2 I-FLEX Total Number of Parcels 18 16 2 11 47 Undeveloped Parcels 8 5 1 0 14 Land Total (acres) 113.0 175.4 7.4 65.8 361.6 Vacant Acres 37.3 40.6 1.7 0.0 79.6 % Available for Development 33.0% 23.1% 23.0% 0% 22.0% Median Lot Size 5.6 3.4 3.7 5.0 5.0 Largest Lot 20.8 77.3800 5.7400 14.2200 - - Property Address 4200 Round Lake Rd 4100 Hamline Ave N 4797 Highway 10 1265 Grey Fox Rd - - Property Owner North American Land Company Cardiac Pacemakers Inc Scherer Bros Lumber Co Pharmacia Deltec Inc - - Property Tenant(s) Vacant Boston Scientific Scherer Bros Lumber Smiths Medical - Smallest Lot 0.1 0.5 1.7 0.7 - - Property Address 0 Gateway Blvd NE 1296 County Road F W 4789 Highway 10 1230 Red Fox Rd - - Property Owner Clear Channel Outdoor Inc Sba Towers Iii Llc Murlowski Properties Inc City Of Arden Hills - - Property Tenant(s) Vacant SBA Radio Tower & Station Railway City Of Arden Hills - Building Total (sq.ft.) 78,0227 2,235,065 61,342 930,805 4,007,439 Number of Vacant Buildings* 2 3 0 3 8 Median Building Size 88,641 2,235,065 61,342 84,985 51,535 Largest Building 174,126 1,207,355 61,342 199,939 - - Property Address 4300 Round Lake Rd W 4100 Hamline Ave N 4797 Highway 10 1300 Red Fox Rd - - Property Owner Space Center Arden Hills Llc Cardiac Pacemakers Inc Scherer Bros Lumber Co International Paper Company - -Property Tenant(s) AER Sales Laird Plastics Boston Scientific Scherer Bros Lumber International Paper - Smallest Building 400 1,680 61,342 956 - - Property Address 1777 Gateway Blvd 1296 County Road F W 4797 Highway 10 1230 Red Fox Rd - - Property Owner Arden Towers Inc Sba Towers Iii Llc Scherer Bros Lumber Co City Of Arden Hills - -Property Tenant(s) Arden Towers SBA Radio Tower Scherer Bros Lumber City Of Arden Hills - * The summation of properties listed for lease and for sale. Sources: Ramsey County Assessor, LoopNet Real Estate Listings, WSB & Associates. • The industrial zones have fourteen (14) undeveloped parcels, 79.6 acres of undeveloped land, and eight (8) vacant buildings. 33% of the land in Gateway Business district is 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 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 24 of 26 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 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 25 of 26 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. RECOMMENDATIONS Dr a f t 06 \ 2 1 \ 2 0 1 7 _________________________________________________________________________________________ Page 26 of 26 APPENDIXES Dr a f t 06 \ 2 1 \ 2 0 1 7 APPENDIX A Dr a f t 06 \ 2 1 \ 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 06 \ 2 1 \ 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 06 \ 2 1 \ 2 0 1 7 APPENDIX C Dr a f t 06 \ 2 1 \ 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 06 \ 2 1 \ 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 06 \ 2 1 \ 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 06 \ 2 1 \ 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 06 \ 2 1 \ 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 06 \ 2 1 \ 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 06 \ 2 1 \ 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 06 \ 2 1 \ 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 Fi n a n c e  an d  In s u r a n c e $ 3 0 3 , 6 8 0 F i n a n c e  an d  In s u r a n c e $ 3 0 3 , 6 8 0 F i n a n c e  an d  In s u r a n c e $ 3 0 3 , 6 8 0 F i n a n c e  an d  In s u r a n c e $ 3 0 3 , 6 8 0 F i n a n c e  an d  In s u r a n c e $ 3 0 3 , 6 8 0 F i n a n c e  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 06\21\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 06 \ 2 1 \ 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 06 \ 2 1 \ 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, 1993Printed: April 1, 2016 Zoning Map ¯0 1,750 3,500Feet TRC CC- Campus Commercial TRC C- Civic TRC FO- Flex Office TRC RMU- Retail Mixed Use TRC NR-1- Residential TRC NR-2- Residential TRC NR-3- Residential TRC NR-4- Residential TRC OMU- Office Mixed Use TRC OS- Open Space TRC TC-1- Town Center TRC TC-2- Town Center TRC TC-3- Town Center TRC WI- Water Infrastructure R-1 - Single Family Residential District R-2 - Single & Two Family Residential District R-3 - Townhouse & Low Density Multiple Dwelling District R-4 - Multiple Dwelling District B-1 - Limited Business District B-2 - General Business District B-3 - Service Business District B-4 - Retail Center District NB - Neigborhood Business District CC - Civic Center District GB - Gateway Business I-1 - Limited Industrial District I-2 - General Industrial District I-FLEX District POS - Parks and Open Space District CD - Conservation District Railroad ROW WATER APPENDIX I Dr a f t 06 \ 2 1 \ 2 0 1 7 PC # : PC # : 1 7 17 - -0 0 6 00 6 Hi g h e r E d u c a t i o n M o r a t o r i u m S t u d y Hi g h e r E d u c a t i o n M o r a t o r i u m S t u d y Hi g h e r Ed u c a t i o n Mo r a t o r i u m St u d y Hi g h e r Ed u c a t i o n Mo r a t o r i u m St u d y Ap p l i c a n t : Ap p l i c a n t : Ci t y o f A r d e n H i l l s Ci t y o f A r d e n H i l l s Lo c a t i o n L o c a t i o n : : Al l N o n Al l N o n - -T C A A P TC A A P Co m m e r c i a l a n d I n d u s t r i a l Co m m e r c i a l a n d I n d u s t r i a l Zo n e s Z o n e s Re q u e s t : R e q u e s t : Re v i e w Re v i e w E c o n o m i c Ec o n o m i c Ac t i v i t y f r o m C o m m e r c i a l a n d Ac t i v i t y f r o m C o m m e r c i a l a n d In d u s t r i a l U s e s ; a n d E v a l u a t i o n In d u s t r i a l U s e s ; a n d E v a l u a t i o n ; ; of H o w O t h e r C i t i e s Z o n e d of H o w O t h e r C i t i e s Z o n e d Hi g h e r e d u c a t i o n U s e s . Hi g h e r e d u c a t i o n U s e s . ATTACHMENT B PC # : PC # : 1 7 17 - -0 0 6 00 6 Hi g h e r E d u c a t i o n M o r a t o r i u m S t u d y Hi g h e r E d u c a t i o n M o r a t o r i u m S t u d y Mo r a t o r i u m o n H i g h e r E d u c a t i o n U s e s Mo r a t o r i u m o n H i g h e r E d u c a t i o n U s e s Hi g h e r Ed u c a t i o n Mo r a t o r i u m St u d y Hi g h e r Ed u c a t i o n Mo r a t o r i u m St u d y On O c t o b e r 1 0 , 2 0 1 6 , t h e C i t y C o u n c i l a d o p t e d O r d i n a n c e N o . 2 0 1 6 On O c t o b e r 1 0 , 2 0 1 6 , t h e C i t y C o u n c i l a d o p t e d O r d i n a n c e N o . 2 0 1 6 - -008 008 An I n t e r i m O r d i n a n c e T e m p o r a r i l y P r o h i b i t i n g L a n d U s e A p p l i c a t i o n s a n d An I n t e r i m O r d i n a n c e T e m p o r a r i l y P r o h i b i t i n g L a n d U s e A p p l i c a t i o n s a n d Re v i e w s f o r H i g h e r E d u c a t i o n U s e s i n R e s i d e n t i a l , B u s i n e s s , I n d u s t r i a l Re v i e w s f o r H i g h e r E d u c a t i o n U s e s i n R e s i d e n t i a l , B u s i n e s s , I n d u s t r i a l an d O t h e r Z o n e s . an d O t h e r Z o n e s . On F e b r u a r y 1 3 , 2 0 1 7 , t h e C i t y C o u n c i l a pp ro v e d a c o n t r a c t w i t h W S B & On F e b r u a r y 1 3 , 2 0 1 7 , t h e C i t y C o u n c i l a pp ro v e d a c o n t r a c t w i t h W S B & yy p p yy p p As s o c i a t e s t o c o n d u c t a s t u d y t o a d d r es s t h e a p p r o p r i a t e u s e s a l l o w e d i n As s o c i a t e s t o c o n d u c t a s t u d y t o a d d r es s t h e a p p r o p r i a t e u s e s a l l o w e d i n th e c o m m e r c i a l a n d I n d u s t r i a l z o n e . th e c o m m e r c i a l a n d I n d u s t r i a l z o n e . Th e s t u d y r e c o m m e n d a t i o n f o r z o n i n g d i s t r i c t a m e n d m e n t s a r e d u e b y Th e s t u d y r e c o m m e n d a t i o n f o r z o n i n g d i s t r i c t a m e n d m e n t s a r e d u e b y Ju l y . Ju l y . Zo n i n g d i s t r i c t a m e n d m e n t a r e e x p e c te d t o b y a d o p t e d i n S e p t e m b e r . Zo n i n g d i s t r i c t a m e n d m e n t a r e e x p e c te d t o b y a d o p t e d i n S e p t e m b e r . PC # : PC # : 1 7 17 - -0 0 6 00 6 Hi g h e r E d u c a t i o n M o r a t o r i u m S t u d y Hi g h e r E d u c a t i o n M o r a t o r i u m S t u d y Ca m p u s M a s t e r P l a n s a n d F i v e Y e a r G r o w t h P l a n s Ca m p u s M a s t e r P l a n s a n d F i v e Y e a r G r o w t h P l a n s Hi g h e r Ed u c a t i o n Mo r a t o r i u m St u d y Hi g h e r Ed u c a t i o n Mo r a t o r i u m St u d y Bo t h B e t h e l a n d N o r t h w e s t e r n h a v e bu i l d i n g s y e t t o b e c o n s t r u c t e d . Bo t h B e t h e l a n d N o r t h w e s t e r n h a v e bu i l d i n g s y e t t o b e c o n s t r u c t e d .  Be t h e l h a s m o r e s p a c e r e m a i n i n g t h a n N o r t h w e s t e r n . Be t h e l h a s m o r e s p a c e r e m a i n i n g t h a n N o r t h w e s t e r n . Bo t h U n i v e r s i t i e s e x p e c t t o d o u b l e t h e i r s t u d e n t p o p u l a t i o n . Bo t h U n i v e r s i t i e s e x p e c t t o d o u b l e t h e i r s t u d e n t p o p u l a t i o n .  ST E M s t u d e n t s d u e t o t h e c a n c e l l a t i o n o f t h e 3 ST E M s t u d e n t s d u e t o t h e c a n c e l l a t i o n o f t h e 3 - -2 p r o g r a m w i t h t h e U n i v e r s i t y o f 2 p r o g r a m w i t h t h e U n i v e r s i t y o f Mi n n e s o t a . Mi n n e s o t a .  Co n t i n u i n g E d u c a t i o n o r M a s t e r s Co n t i n u i n g E d u c a t i o n o r M a s t e r s - -l e v e l S t u d e n t s . le v e l S t u d e n t s .  On l i n e C o u r s e s t h a t On l i n e C o u r s e s t h a t m e e t o n c e me e t o n c e a w e e k o r l e s s . a w e e k o r l e s s . PC # : PC # : 1 7 17 - -0 0 6 00 6 Hi g h e r E d u c a t i o n M o r a t o r i u m S t u d y Hi g h e r E d u c a t i o n M o r a t o r i u m S t u d y Ot h e r C o m m u n i t i e s ’ R e g u l a t i o n o f H i g h e r E d u c a t i o n U s e s Ot h e r C o m m u n i t i e s ’ R e g u l a t i o n o f H i g h e r E d u c a t i o n U s e s Hi g h e r Ed u c a t i o n Mo r a t o r i u m St u d y Hi g h e r Ed u c a t i o n Mo r a t o r i u m St u d y Pr i v a t e C o l l e g e s a n d U n i v e r s i t i e s g e n e r a l l y a r e c o n f o r m i n g u s e s . Pr i v a t e C o l l e g e s a n d U n i v e r s i t i e s g e n e r a l l y a r e c o n f o r m i n g u s e s . Ui i t f M i t d M N S C U C l l d U i i t i Ui i t f M i t d M N S C U C l l d U i i t i ft ft U n i ve r s it y o f Mi nn e s o t a a n d MN S C U C o ll eg e s a n d U n i ve r s iti es U n i ve r s it y o f Mi nn e s o t a a n d MN S C U C o ll eg e s a n d U n i ve r s iti es are o ft en are o ft en no n no n - -c o n f o r m i n g co n f o r m i n g . . Hi g h e r E d u c a t i o n U s e s a r e a l l o w e d in a l l t y p e s o f Z o n i n g D i s t r i c t s . Hi g h e r E d u c a t i o n U s e s a r e a l l o w e d in a l l t y p e s o f Z o n i n g D i s t r i c t s . A n u m b e r o f C o m m u n i t i e s h a v e t w o C o l l e g e U s e s : A n u m b e r o f C o m m u n i t i e s h a v e t w o C o l l e g e U s e s : g g  Co l l e g e , C a m p u s Co l l e g e , C a m p u s  Co l l e g e , O f f i c e Co l l e g e , O f f i c e PC # : PC # : 1 7 17 - -0 0 6 00 6 Hi g h e r E d u c a t i o n M o r a t o r i u m S t u d y Hi g h e r E d u c a t i o n M o r a t o r i u m S t u d y Us e s a l l o w e d i n t h e C o m m e r c i a l a n d I n d u s t r i a l Z o n e s Us e s a l l o w e d i n t h e C o m m e r c i a l a n d I n d u s t r i a l Z o n e s Hi g h e r Ed u c a t i o n Mo r a t o r i u m St u d y Hi g h e r Ed u c a t i o n Mo r a t o r i u m St u d y Pu r p o s e S t a t e m e n t a r e S p e c i f i c Pu r p o s e S t a t e m e n t a r e S p e c i f i c S i i l U l l d i t h C i l d I d t i l D i t i t S i i l U l l d i t h C i l d I d t i l D i t i t Si m il ar U se s a ll ow e d i n th e C om m e r c i a l a n d I n d us t r i a l Di s t r i c t s Si m il ar U se s a ll ow e d i n th e C om m e r c i a l a n d I n d us t r i a l Di s t r i c t s  Do e s n o t a c h i e v e t h e P u r p o s e S t a t e m e n t s Do e s n o t a c h i e v e t h e P u r p o s e S t a t e m e n t s PC # : PC # : 1 7 17 - -0 0 6 00 6 Hi g h e r E d u c a t i o n M o r a t o r i u m S t u d y Hi g h e r E d u c a t i o n M o r a t o r i u m S t u d y Ec o n o m i c A c t i v i t y o f C o m m e r c i a l a n d I n d u s t r i a l U s e s Ec o n o m i c A c t i v i t y o f C o m m e r c i a l a n d I n d u s t r i a l U s e s .. Hi g h e r Ed u c a t i o n Mo r a t o r i u m St u d y Hi g h e r Ed u c a t i o n Mo r a t o r i u m St u d y Th e r e i s a w i d e r a n g e o f E c o n o m i c A c t i v i t y f r o m E m p l o y m e n t Th e r e i s a w i d e r a n g e o f E c o n o m i c A c t i v i t y f r o m E m p l o y m e n t  Th r e e C a t e g o r i e s : Th r e e C a t e g o r i e s : Ca t e g o r y 1 : G r e a t e r t h a n $ 2 0 0 0 0 0 p e r 1 0 0 0 s q u a r e f e e t Ca t e g o r y 1 : G r e a t e r t h a n $ 2 0 0 0 0 0 p e r 1 0 0 0 s q u a r e f e e t Ca t e g o r y 1: Gr e a t e r th a n $2 0 0 ,00 0 pe r 1 ,00 0 sq u a r e fe e t Ca t e g o r y 1: Gr e a t e r th a n $2 0 0 ,00 0 pe r 1 ,00 0 sq u a r e fe e t Ca t e g o r y 2 : B e t w e e n $ 1 0 0 , 0 0 0 a n d $2 0 0 , 0 0 0 p e r 1 , 0 0 0 s q u a r e f e e t Ca t e g o r y 2 : B e t w e e n $ 1 0 0 , 0 0 0 a n d $2 0 0 , 0 0 0 p e r 1 , 0 0 0 s q u a r e f e e t Ca t e g o r y 3 : L e s s t h a n $ 1 0 0 , 0 0 0 p e r 1 , 0 0 0 s q u a r e f e e t Ca t e g o r y 3 : L e s s t h a n $ 1 0 0 , 0 0 0 p e r 1 , 0 0 0 s q u a r e f e e t  Ca t e g o r y 1 a r e a l l O f f i c e U s e s Ca t e g o r y 1 a r e a l l O f f i c e U s e s  Re t a i l a n d C a t e g o r y 3 B u s i n e s s e s a r e Re t a i l a n d C a t e g o r y 3 B u s i n e s s e s a r e w h e r e wh e r e C o n s u m e r s s p e n d t h e i r I n c o m e Co n s u m e r s s p e n d t h e i r I n c o m e St u d e n t s h a v e s o m e I m p a c t o n t h e E c o n o m y St u d e n t s h a v e s o m e I m p a c t o n t h e E c o n o m y PC # : PC # : 1 7 17 - -0 0 6 00 6 Hi g h e r E d u c a t i o n M o r a t o r i u m S t u d y Hi g h e r E d u c a t i o n M o r a t o r i u m S t u d y Pa r c e l s a n d B u i l d i n g s i n C o m m e r c i a l a n d I n d u s t r i a l Z o n e s Pa r c e l s a n d B u i l d i n g s i n C o m m e r c i a l a n d I n d u s t r i a l Z o n e s Hi g h e r Ed u c a t i o n Mo r a t o r i u m St u d y Hi g h e r Ed u c a t i o n Mo r a t o r i u m St u d y NB h a s a L a r g e N u m b e r o f V a c a n t P a r c e l s NB h a s a L a r g e N u m b e r o f V a c a n t P a r c e l s B B 2d B 2d B 3h f V t P l d 3h f V t P l d St b l L l St b l L l fF L fF L B B --2 a n d B 2 a n d B --3 h as f ew V ac a n t P ar c e l s a n d a 3 h as f ew V ac a n t P ar c e l s a n d a St a bl e L ev e l St a bl e L ev e l o f F or L ease o f F or L ease B B--4 i s f u l l y O c c u p i e d 4 i s f u l l y O c c u p i e d  Us e s d o n o t m a t c h t h e P u r p o s e S t a t e m e n t Us e s d o n o t m a t c h t h e P u r p o s e S t a t e m e n t I I--1 , I 1 , I - -2 a n d I 2 a n d I - -F l e x h a v e f e w D e v e l o p me n t O pp or t u n i t i e s Fl e x h a v e f e w D e v e l o p me n t O pp or t u n i t i e s ,, pp p pp p  Fo r m e r Fo r m e r S m i t h s Sm i t h s M e d i c a l b u i l d i n g i s t h e E x c e p t i o n Me d i c a l b u i l d i n g i s t h e E x c e p t i o n GB h a s D e v e l o p m e n t O p p o r t u n i t y t o t h e N o r t h o f I GB h a s D e v e l o p m e n t O p p o r t u n i t y t o t h e N o r t h o f I - -6 9 4 69 4 PC # : PC # : 1 7 17 - -0 0 6 00 6 Hi g h e r E d u c a t i o n M o r a t o r i u m S t u d y Hi g h e r E d u c a t i o n M o r a t o r i u m S t u d y Po t e n t i a l O u t c o m e s Po t e n t i a l O u t c o m e s Hi g h e r Ed u c a t i o n Mo r a t o r i u m St u d y Hi g h e r Ed u c a t i o n Mo r a t o r i u m St u d y Hi g h e r E d u c a t i o n U s e s Hi g h e r E d u c a t i o n U s e s  Re p l a c e “ S c h o o l s , H i g h e r E d u c a t i o n ” w i t h “ C o l l e g e , C a m p u s ” a n d “ C o l l e g e , O f f i c e ” Re p l a c e “ S c h o o l s , H i g h e r E d u c a t i o n ” w i t h “ C o l l e g e , C a m p u s ” a n d “ C o l l e g e , O f f i c e ” Us e s Us e s Cl l C i t h R Cl l C i t h R 1d B 1d B 1Z 1Z C o ll eg e , C am p u s i n th e R C o ll eg e , C am p u s i n th e R --1 a n d B 1 a n d B --1 Z on e s 1 Z on e s Co l l e g e , O f f i c e i n t h e B Co l l e g e , O f f i c e i n t h e B - -2 , 2, B B--4 , 4, a n d C C Z o n e s an d C C Z o n e s Co m p r e h e n s i v e P l a n Co m p r e h e n s i v e P l a n Co m p r e h e n s i v e Pl a n Co m p r e h e n s i v e Pl a n  De v e l o p a b l e G B P r o p e r t i e s De v e l o p a b l e G B P r o p e r t i e s  B B--4 Z o n i n g D i s t r i c t 4 Z o n i n g D i s t r i c t  Va c a n t N B P r o p e r t i e s Va c a n t N B P r o p e r t i e s Va c a n t NB Pr o p e r t i e s Va c a n t NB Pr o p e r t i e s  Em p l o y m e n t Z o n e s v e r s u s C o n s u m e r Z o n e s Em p l o y m e n t Z o n e s v e r s u s C o n s u m e r Z o n e s PC # : PC # : 1 7 17 - -0 0 6 00 6 Hi g h e r E d u c a t i o n M o r a t o r i u m S t u d y Hi g h e r E d u c a t i o n M o r a t o r i u m S t u d y Ne x t S t e p s Ne x t S t e p s Hi g h e r Ed u c a t i o n Mo r a t o r i u m St u d y Hi g h e r Ed u c a t i o n Mo r a t o r i u m St u d y Ju l y 5 P l a n n i n g C o m m i s s i o n M e e t i n g Ju l y 5 P l a n n i n g C o m m i s s i o n M e e t i n g  Re v i e w D r a f t R e p o r t a n d C o n s i d e r H i g h e r E d u c a t i o n T e x t A m e n d m e n t s Re v i e w D r a f t R e p o r t a n d C o n s i d e r H i g h e r E d u c a t i o n T e x t A m e n d m e n t s Au g u s t 2 E c o n o m i c D e v e l o p m e n t C o m m i s s i o n M e e t i n g Au g u s t 2 E c o n o m i c D e v e l o p m e n t C o m m i s s i o n M e e t i n g  Re v i e w D r a f t R e p o r t Re v i e w D r a f t R e p o r t Au g u s t 9 Au g u s t 9 P l a n n i n g C o m m i s s i o n Pl a n n i n g C o m m i s s i o n M e e t i n g Me e t i n g  Pu b l i c H e a r i n g f o r H i g h e r E d u c a t i o n T e x t A m e n d m e n t s Pu b l i c H e a r i n g f o r H i g h e r E d u c a t i o n T e x t A m e n d m e n t s City of Arden Hills Planning Commission Meeting for July 5, 2017 Page 1 of 1 MEMORANDUM DATE: July 5, 2017 PC Agenda Item 5.A TO: Planning Commission Chair Thompson and Commissioners FROM: Matthew Bachler, Senior Planner SUBJECT: Report from the City Council June 19, 2017 City Council Work Session The City Council reviewed a Concept Plan Review from JR Hospitality for a hotel project at 3920 Northwoods Drive. The concept plan included the demolition of the existing office building on the site and the construction of a five story Hampton Inn hotel with 139 guest rooms. The proposal would require approval through the Planned Unit Development process. June 26, 2017 City Council Regular Meeting The City Council approved Planning Case 17-013 for a PUD Amendment for the Boston Scientific campus at 4100 Hamline Avenue North. The PUD Amendment was required in order to allow Boston Scientific to construct a 5,330 square foot addition on the northeast corner of Building 9 on the campus. The Planning Commission reviewed this case on June 7, 2017 and recommended approval. The City Council approved an amendment to Section 220.03 of the Arden Hills City Code, which establishes the powers and duties of the Planning Commission. The amendment increases the number of alternative members that may be appointed to the Planning Commission to two. The Planning Commission is currently comprised of seven regular members and one alternative member.