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HomeMy WebLinkAbout05-03-17 PC Approved: June 7, 2017 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, MAY 3, 2017 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Roberta Thompson called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Roberta Thompson, Commissioners Steven Jones, Phillip Neururer and Clayton Zimmerman. Absent: Commissioners Brent Bartel, Nick Gehrig, Angela Hames, and James Lambeth. Also present were: Senior Planner Matthew Bachler; Eric Zweber, WSB; Hannah Rybak, WSB; and Councilmember Fran Holmes. APPROVAL OF AGENDA – MAY 3, 2017 Chair Thompson stated the agenda will stand as published. APPROVAL OF MINUTES April 5, 2017 – Planning Commission Regular Meeting Commissioner Zimmerman moved, seconded by Commissioner Jones, to approve the April 5, 2017, Planning Commission Regular Meeting minutes as presented. The motion carried unanimously (4-0). PLANNING CASES A. Planning Case 17-010 – 3246 New Brighton Road – Preliminary & Final Plat and Variance – Public Hearing Senior Planner Bachler stated Don Palme of Car-Don LLC has a purchase agreement with Lake Johanna Fire Department for approximately 3.12 acres of land consisting of one parcel at 3246 New Brighton Road. The property at 3246 New Brighton Road is the site of the former Lake ARDEN HILLS PLANNING COMMISSION – May 3, 2017 2 Johanna Fire Station, which closed in April of 2017. The applicant is requesting approval for a project that would result in the redevelopment of the property for four single-family homes. Senior Planner Bachler explained the property at 3246 New Brighton Road is zoned R-2 – Single & Two Family Residential District, and is guided for Public Institutional uses in the City’s 2030 Comprehensive Plan. The adjacent properties to the north, east, west and south are zoned R-2 District and are guided for Low Density Residential uses in the Comprehensive Plan. The property to the northwest is occupied by Trinity Lutheran Church, and is zoned R-2 District and is guided for Public and Institutional uses in the Comprehensive Plan. Senior Planner Bachler reported the site is bordered to the north, east and south by single family detached homes. Generally, the topography of the site along New Brighton Road is relatively flat while the rear of the property drops off about 28 feet to a wetland. This wetland is a land locked basin and does not have an overland connection to Lake Johanna. Senior Planner Bachler indicated the site is approximately 3.12 gross acres in size and located near the intersection of New Brighton Road and Jerrold Avenue and is within the block bounded by New Brighton Road to the west, Beckman Avenue to the north, and Lake Johanna Boulevard to the east, creating a triangular shaped block. The site is comprised of one parcel which has existing structures of the closed fire station that would be demolished as part of the project. Five separate driveways on New Brighton Road currently provide access to the property and the various fire department structures and parking lots. After accounting for the right-of-way area that extends into New Brighton Road and the flood wetlands areas located on the site, 1.54 acres of net buildable area exists on the site. The applicant is requesting approval to subdivide the site into four single-family lots. In this case, the applicant is proposing four driveways from New Brighton Road in order to provide access to the residential lots. This is a decrease of one additional driveway from the existing conditions. Senior Planner Bachler stated in addition to the Preliminary and Final Plat for the subdivision, a Variance is required for the reduced lot width from the required 85 feet to the requested 81.75 feet. A Comprehensive Plan Amendment is also required to change the designation of the property to VLDR Very Low Density Residential from its current designation as P/I Public and Institutional. Senior Planner Bachler explained the application submitted included the Preliminary Plat, Final Plat and Variance requests, but did not include the Comprehensive Plan Amendment. The Public Hearing Notice for the May 3, 2017 Planning Commission meeting only included the Preliminary Plat, Final Plat and Variance items. Those items can be reviewed at the May 3 meeting, but not the Comprehensive Plan Amendment. The Public Hearing for the Comprehensive Plan Amendment will be scheduled for the June 7, 2017 Planning Commission meeting. Staff is requesting that the Planning Commission open the Public Hearing and take testimony from the public and the applicant, but following the testimony, the Planning Commission should table Planning Case 17-010 to the June 7 meeting. Site Data Future Land Use Plan: P/I Public Institutional Existing Land Use: Fire Station Zoning: R2 – Single & Two Family Residential ARDEN HILLS PLANNING COMMISSION – May 3, 2017 3 Current Lot Sizes: 3.12 Acres Senior Planner Bachler reviewed the surrounding area, the Plan Evaluation and the Variance Evaluation Criteria. Senior Planner Bachler provided the Findings of Fact for review: General Findings: 1. The proposed Ernie Nelson Estates subdivision is comprised of a total of 3.12 acres. 2. The proposed Ernie Nelson Estates subdivision property is located at 3246 New Brighton Road and is currently zoned R-2 – Single & Two Family Residential. 3. The Ernie Nelson Estates subdivision is proposed as R-2 – Single & Two Family Residential. 4. The R-2 – Single & Two Family Residential District permits up to five (5) units per acre. 5. The proposed Ernie Nelson Estates development is proposed at 2.6 units per net acre. 6. The Ernie Nelson Estates subdivision property currently has the land use designation of Public & Institutional in the City’s 2030 Comprehensive Plan. 7. The applicant is proposing to re-plat the property into four (4) single-family lots. 8. The applicant is proposing to construct four (4) single-family homes. 9. No new streets will be constructed as a result of this development. 10. The proposed development requires park dedication. 11. The park dedication requirement for this application is six percent of the buildable land area in the subdivision or a park dedication fee of $6,500 per lot. Six percent of the development would be 0.187 acres which would not allow for a feasible park area. The park dedication fee of $6,500 per lot will be applied in this case. 12. As currently designed the proposed plan is not in conformance with the City’s 2030 Comprehensive Plan in regards to the land use classification. The property at 3246 New Brighton Road is guided for Public & Institutional uses. 13. The development plan would require that the property be designated in the Comprehensive Plan as Very Low Density Residential. Variance Findings: 14. The applicant has requested a variance from the R-2 lot width standard of 85 feet to a reduced standard of 81.75 feet. 15. A Comprehensive Plan Amendment is required to re-guide the property for Very Low Density Residential use from its current classification as Public and Institutional. 16. A single-family home with allowed accessory structures can be constructed on an 81.75- foot-wide lot and would be a reasonable use of the property. 17. The property has been used as a fire station for decades and it is assumed that forethought into the eventual redevelopment into residential lots did not occur. 18. There are a number of lots within this block that have lot widths less than the required 85 feet, but the majority of the lots on this block are 85 feet wide or greater. 19. The practical difficulty could be the difficulty of converting a property designed as a fire station into a residential subdivision. 20. The proposed lots face southwest and have adequate access to sunlight. Senior Planner Bachler stated for the benefit of the Planning Commission and the applicant, staff has prepared the following recommended conditions. Since this project is being requested to ARDEN HILLS PLANNING COMMISSION – May 3, 2017 4 be tabled until the June 7, 2017 Planning Commission meeting, some of the condition may change if plan revisions are submitted by the applicant: 1. The Preliminary Plat and Final Plat drainage easements shall be expanded to twelve (12) feet in width dedicated to the City along the right-of-way and centered on common lot lines to match the City Code requirement. 2. The applicant will supply a Tree Preservation Plan that complies with the City Code requirements before the City Council approval of the Ernie Nelson Estates plat. 3. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 4. The execution of the Final Plat shall be contingent upon the Metropolitan Council’s approval of the Comprehensive Plan Amendment. 5. The development agreement shall be prepared by the City Attorney and subject to City Council approval. The development agreement shall be executed prior to execution of the Final Plat. 6. The Developer shall submit a park dedication, subject to the approval of the City Council, equal to $26,000 (four (4) lots times $6,500 per lot). The City shall use the park dedication to expand the City’s parks, trails, and recreation system. 7. The Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of site improvements including grading, utilities, stormwater filtration systems, and driveway openings, prior to the issuance of any development permits. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured bank, and be in a form acceptable to the City. The purpose of the letter of credit is to ensure that site improvements are completed in the event that the developer defaults on the Development Agreement. 8. The Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of site improvements including grading, utilities, stormwater filtration systems, and driveway openings, prior to the issuance of any development permits. The escrow will be used for City costs related to review, approval, and inspection of site improvements or any costs incurred by the City in the event of a developer default. 9. The Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of the materials and installation for any tree replacement requirements prior to the issuance of any development permits. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured bank. The purpose of the letter of credit is to ensure that landscaping is completed in the event that the developer defaults on the Development Agreement. The City will hold the letter of credit for two years after the installation of landscaping. The letter of credit should not expire during the two-year period. 10. The proposed project may require permits, including, but not limited to, MPCA-NPDES, Rice Creek Watershed District, Minnesota Department of Health, MPCA- Sanitary Sewer Extension, Ramsey County and City Right of Way, and City Grading and Erosion Control permits. Copies of all issued permits shall be provided to the City prior to the issuance of any building permits. 11. The final plans shall be subject to approval by the Fire Marshal prior to the issuance of a building permit. ARDEN HILLS PLANNING COMMISSION – May 3, 2017 5 12. The final grading, drainage, and utility plans shall be subject to approval by the City Engineer prior to the commencement of any construction on the site. 13. Upon completion of grading and utility work on the site, a grading as-built and utility as- built shall be provided to the City for review. 14. Sanitary sewer and water shall be accepted by the City and ready for hookup prior to the issuance of any building permits. 15. The application shall be required to meet the requirements as outlined in the memo from the City Engineer dated 4/25/17. 16. All landscaping materials shall be put in place as the approved grading plan is completed with the exception of the required front yard trees, which shall be the responsibility of the applicant to install at the time each house is constructed. 17. The maintenance agreement between the RCWD and the developer for the stormwater filtration system shall be provided to the City before the issuance of any development permits. 18. The applicant shall conform to all other City regulations. Senior Planner Bachler requested the Planning Commission open the public hearing for the Preliminary and Final Plat and Variance requests, but that they table action on this item to the June 7, 2017 meeting. Chair Thompson opened the floor to Commissioner comments. Commissioner Jones asked for further information on the setback and easement requirements in the side yards. Senior Planner Bachler stated the minimum side yard setback in this district was five feet, however a drainage and utility easement is required along the side property line, which is six feet in width. Structures cannot be located within the drainage and utility easement. Don Palme, 1370 Arden Oaks Drive, stated he has been a resident of Arden Hills for 60+ years. He thanked staff for the thorough presentation and explained if the Variance was not approved by the City, the property may be developed for twin homes. Pat Palme, indicated he was interested in developing four single family lots, however he has been contacted by several high-end builders that were interested in constructing twinhomes given the properties current zoning. Chair Thompson questioned the size of the homes that would be built on the proposed four lots. Mr. Palme stated the size of the homes would vary but estimated the homes would range in price from $600,000 to $700,000. Chair Thompson opened the public hearing at 6:53 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. ARDEN HILLS PLANNING COMMISSION – May 3, 2017 6 Carol Linders, 1945 Glen Paul Avenue, stated she was present to hear the plans for this property. She believed the plans were not well thought out and recommended only three lots be pursued in lieu of approving the Variance. Karen Cloutier, 1890 Jerrold Avenue, expressed concern with the number of homes being proposed for the development and believed this would not fit with the character of the neighborhood. There being no additional comment Chair Thompson closed the public hearing at 6:56 p.m. Commissioner Jones had concerns with the proposed size of the new homes along with their value when compared to the surrounding homes in the neighborhood. He believed the new homes should more closely match the style and scale of the homes in the neighborhood. Commissioner Neururer agreed with this recommendation. Commissioner Zimmerman indicated a developer should be able to construct the type of homes the market was requesting. He stated a twinhome may be a better option for this neighborhood than four large homes. Commissioner Jones questioned the maximum number of units that could be placed on this property. Senior Planner Bachler stated three conforming lots could be created and a twin home could be constructed on each lot for a total of six units. He noted that a two-family residential use requires a Conditional Use Permit in the R-2 District. Chair Thompson asked if staff needed any additional feedback from the Commission. Senior Planner Bachler requested additional feedback regarding the economics of the project. Chair Thompson believed the costs associated with the redevelopment would be a challenge, but that the site is still buildable. Commissioner Jones moved and Commissioner Zimmerman seconded a motion to table Planning Case 17-010 to the June 7, 2017 Planning Commission meeting. The motion carried unanimously (4-0). B. Planning Case 17-011; 3930 Northwoods Drive – Health Partners – Master and Final Planned Unit Development – Public Hearing Senior Planner Bachler stated Health Partners Medical Group has requested a Master and Final PUD in order to complete an 8,531-square foot building addition at their existing medical clinic. The current building is approximately 26,537 square feet in size. The addition would be constructed on the western end of the building and include a new secondary entrance to the clinic. The expansion of the building will allow for additional primary care providers to be added to the site, as well as specialty medical providers that are not currently located at the Arden Hills ARDEN HILLS PLANNING COMMISSION – May 3, 2017 7 clinic. The proposal also includes updating the current wall signage and constructing 41 additional parking stalls, most of which would be located on the north side of the building. Senior Planner Bachler commented the existing medical clinic was approved through the Site Plan Review process in 1990 (Planning Case 90-02). There have been no significant modifications to the site since then. The Special Requirements for the I-Flex District in the Zoning Code requires that proposals for new construction, redevelopment of a site, or significant modifications to existing sites use the PUD or Conditional Use Permit process. The site is comprised of two lots, 3930 and 3928 Northwoods Drive, but it functions as one continuous development. The existing medical clinic and most of the parking stalls that serve the building are located on 3930 Northwoods Drive. A small portion of the parking area and a regional stormwater pond are located on the 3928 Northwoods Drive parcel. The proposed PUD would cover both lots. Site Data Land Use Plan: Mixed Business Existing Land Use: Medical Clinic Zoning: I-FLEX District (3930 Northwoods Drive) & B-3 – Service Business District (3928 Northwoods Drive) Current Lot Sizes: 5.27 Acres (229,533 square feet) Topography: Relatively flat with slight slope up in northwest corner. There is an existing stormwater pond located at the southeast corner of the site. Senior Planner Bachler reviewed the surrounding area and the Plan Evaluation. Senior Planner Bachler provided the Findings of Fact for review: 1. The subject property is comprised of two lots: 3930 Northwoods Drive and 3928 Northwoods Drive. 2. The property at 3930 Northwoods Drive is located in the I-Flex District and the property at 3928 Northwoods Drive is located in the B-3 – Service Business District. 3. The City previously approved a Special Use Permit and Site Plan Review in Planning Case 90-002 for the construction and operation of a medical clinic on the subject property. 4. Section 1320.12 – Special Requirements for the I-Flex District of the Zoning Code states that proposals for new construction, redevelopment of a site, or significant modifications to existing sites shall use the Planned Unit Development (PUD) or Conditional Use Permit process. 5. The applicant has requested a Master and Final PUD in order to complete an 8,531-square foot addition to the existing building and to expand the parking area by 41 stalls. 6. The Master and Final PUD are in substantial conformance with the requirements of the Zoning Code. 7. Where the plan is not in conformance with the Zoning Code, flexibility has been requested by the applicant and/or conditions have been placed on an approval that would mitigate the nonconformity. 8. The subject property is located in Sign District 7 and is permitted 45 square feet of wall signage. ARDEN HILLS PLANNING COMMISSION – May 3, 2017 8 9. The City previously approved a Site Plan Review in Planning Case 07-017 for additional wall signage for the subject property with a total area of 233.3 square feet. 10. The applicant has requested a Sign Standard Adjustment through the PUD process for a total of 692.5 square feet of wall signage for the subject property. 11. Flexibility through the PUD process has been requested in the following areas: parking lot planting islands, minimum number of off-street parking spaces, and wall signage. 12. The Master and Final PUD are in conformance with the Arden Hills 2030 Comprehensive Plan. The subject property is guided for Mixed Business. The Mixed Business land use category is applied to areas designated for a variety of businesses, including commercial, certain light industrial uses, warehousing, office, general business, and retail. 13. The application is not anticipated to create a negative impact on the immediate area or the community as a whole. Senior Planner Bachler stated based on the submitted plans and findings of fact, staff recommends approval of Planning Case 17-011 for a Master and Final PUD at 3930 and 3928 Northwoods Drive. If the Planning Commission votes to recommend approval of Planning Case 17-011, staff is recommending the following ten (10) conditions of approval: 1. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and the City Council. 2. The Developer shall obtain the required development permits within one year of the approval date or the approval shall expire, unless extended by the City Council prior to the approval’s expiration date. Extension requests must be submitted in writing to the City at least 45 days prior to the expiration date. 3. A Master PUD and Final PUD Development Agreement shall be prepared by the City Attorney and subject to City Council approval. The Agreement shall be executed prior to the issuance of any development permits. 4. The Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of site improvements including grading, utilities, and paving, prior to the issuance of any development permits. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured bank, and be in a form acceptable to the City. The purpose of the letter of credit is to ensure that site improvements are completed in the event that the developer defaults on the Development Agreement. 5. The Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of site improvements including grading, utilities, and paving, prior to the issuance of any development permits. The escrow will be used for City costs related to review, approval, and inspection of site improvements or any costs incurred by the City in the event of a developer default. 6. The Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of landscaping prior to the issuance of any development permits. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured bank. The purpose of the letter of credit is to ensure that landscaping is completed in the event that the developer defaults on the Development Agreement. The City will hold the letter of credit for two years after the installation of landscaping. The letter of credit should not expire during the two-year period. ARDEN HILLS PLANNING COMMISSION – May 3, 2017 9 7. The Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of landscaping prior to the issuance of any development permits. The escrow will be held by the City for two years after installation of landscaping and used for City costs related to review, approval, and inspection of landscaping, or developer default. 8. The Developer shall provide the City with a copy of the Rice Creek Watershed District permit for the project prior to the issuance of any development permits. 9. Final grading, drainage, utility, and site plans shall be subject to approval by the City Engineer, Building Official, City Planner, and Fire Marshall prior to the issuance of a Grading and Erosion Control Permit or other development permits. 10. The Developer shall provide “No Parking” signs for the area designated for fire truck turn around on the northeast side of the building. Senior Planner Bachler reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval with Conditions 2. Recommend Approval as Submitted. 3. Recommend Denial 4. Table Chair Thompson opened the floor to Commissioner comments. Chair Thompson asked where the existing walls signs were located on the building. Senior Planner Bachler commented on the location of the existing and proposed wall signs, and noted their sizes. Commissioner Jones requested further information on the landscaping plan. Senior Planner Bachler reviewed the landscaping plan for the site with the Commission. Chair Thompson asked if the additional parking would be used for employees. Mark Hansen, representative for Health Partners, stated this was the case noting the new parking would be used for employees. He explained that the City of Arden Hills had higher parking requirements than other communities. Chair Thompson opened the public hearing at 7:36 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. There being no comment Chair Thompson closed the public hearing at 7:37 p.m. Commissioner Zimmerman was pleased that Health Partners would be expanding in Arden Hills and believed this clinic was an asset to the community. Commissioner Jones stated he was pleased the site had its own stormwater retention pond. ARDEN HILLS PLANNING COMMISSION – May 3, 2017 10 Chair Thompson asked if the Commission supported the requested wall sign flexibility. Commissioner Zimmerman commented he supported the wall sign requests. Commissioner Neururer and Commissioner Jones also supported the request. Chair Thompson stated she was pleased to see the building would have new signs and believed the proposed wall sign locations made sense. She commended the architect on the proposed improvements that would be made to the building façade. Commissioner Zimmerman moved and Commissioner Neururer seconded a motion to recommend approval of Planning Case 17-011 for a Master and Final PUD at 3930 and 3928 Northwoods Drive, based on the findings of fact and submitted plans, as amended by the ten (10) conditions in the May 3, 2017, Report to the Planning Commission. The motion carried unanimously (4-0). C. Planning Case 17-012; 4255-4295 Lexington Avenue North – CSM Corporation – Master and Final Planned Unit Development – Public Hearing Hannah Rybak, WSB, stated CSM Corporation owns the Arden Hills Corporate Center located off of Lexington Avenue just north of the Boston Scientific corporate campus. The 16.6-acre site is comprised of four lots that were created through two separate subdivisions granted by the City in 1995 and 1999. There are a total of four existing buildings on the site, with the buildings at 4293 and 4295 Lexington Avenue sharing a common wall. The development today functions as a single entity with the four lots sharing common access driveways, utilities, stormwater management, and parking. Ms. Rybak reported the Arden Hills Corporate Center was previously part of the Control Data site, which included the subject four lots and a portion of what is now the Boston Scientific campus located to the south of Cummings Park Drive. A PUD was previously approved in 1996 for Control Data and included a portion of the existing Arden Hills Corporate Center. This PUD is no longer in effect and the site currently does not operate under any special agreements with the City. Ms. Rybak commented in 2015, the City approved a Site Plan Review and Variance in Planning Case 15-003 permitting CSM to construct 22 parking stalls at 4293 Lexington Avenue. The additional parking stalls were never constructed and the approval has since expired. A Variance was needed in this case to allow the parking area to encroach within the five-foot setback from the side property line. Staff has recommended that CSM apply for the proposed parking expansion through the PUD process given that the properties currently function as a planned unit development and in order to clean up the past planning case history for the site. Ms. Rybak explained CSM has requested a Master PUD that would cover the four lots within the existing Arden Hills Corporate Center and a Final PUD for the construction of additional parking stalls to meet the needs of their existing tenants. The proposed parking expansion would include new stalls located in several areas throughout the properties. Parking would be accessible to all tenants within the development: ARDEN HILLS PLANNING COMMISSION – May 3, 2017 11 • 14 stalls along the western side of Parcel 1 • 8 stalls in the northwestern corner of Parcel 2 • 22 stalls along the southwestern side of Parcel 2 • 15 stalls in the northwestern corner of Parcel 3 Ms. Rybak indicated if a PUD is comprised of multiple lots, it is often treated as one continuous development. The development as a whole would be expected to meet the landscaping and structure coverage, and other similar requirements. For example, one property in the PUD may have 60 percent building coverage, but the development as a whole may not exceed 50 percent building coverage to maintain conformance with the underlying zoning district. Site Data Future Land Use Plan: I/O – Light Industrial and Office Existing Land Use: OFC – Office Zoning: I-1 – Limited Industrial District Lot Sizes: Parcel 1: 6.94 acres (302,355 s.f.) Parcel 2: 3.42 acres (148,975 s.f.) Parcel 3: 2.76 acres (120,313 s.f.) Parcel 4: 3.46 acres (150,915 s.f) TOTAL: 16.59 acres (722,558 s.f.) Topography: Fairly Flat Ms. Rybak reviewed the surrounding area and the Plan Evaluation. Ms. Rybak provided the Findings of Fact for review: 1. The applicant is requesting approval of a Master Planned Unit Development (PUD) and Final PUD at their Arden Hills Corporate Center located at 4255, 4265, 4293, and 4295 Lexington Avenue North. 2. The purpose of the PUD is to reconfigure the parking on the properties to allow for additional stalls to be added. 3. The PUD process allows for flexibility within the City’s regulations through a negotiated process with a developer. 4. The CSM properties are comprised of a total of 16.6 acres. 5. The CSM properties are located at 4255, 4265, 4293 and 4295 Lexington Avenue North. 6. The CSM properties are located in the I-1 – Limited Industrial District. 7. The proposed use is a permitted use in the I-1 – Limited Industrial District. 8. The Master and Final PUD are in substantial conformance with the requirements set forth in the City’s Zoning Code and design standards. 9. Where the plan is not in conformance with the City’s Zoning Code, flexibility has been requested by the applicant. 10. The proposed plan is in conformance with the City’s 2030 Comprehensive Plan. The properties are guided for Light Industrial and Office (I/O). The I/O area is designated for a broad range of light industrial uses such as warehousing with manufacturing and office. Ms. Rybak stated based on the submitted plans and findings of fact, staff recommends approval of Planning Case 17-012 for a Master and Final Planned Unit Development (PUD) at 4255, 4265, 4293, and 4295 Lexington Avenue North. If the Planning Commission recommends ARDEN HILLS PLANNING COMMISSION – May 3, 2017 12 approval of this request, staff recommends that the following nine conditions be included with the approval: 1. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. The applicant shall obtain a permit within one year of the approval or the approval shall expire unless extended by the City Council prior to the approval’s expiration date. Extension requests must be submitted in writing to the City at least 45 days prior to the expiration date. 3. A PUD Agreement shall be prepared by the City Attorney and subject to City Council approval. The PUD Agreement shall be executed prior to the issuance of any development permits. 4. The applicant shall submit a financial surety in the amount of 125 percent of the estimated costs of landscaping prior to the issuance of any development permits. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured bank. The letter of credit shall automatically renew for successive one-year terms unless at least sixty (60) days prior to the next annual renewal date, the issuing bank delivers notice to the City that it intends to modify the terms of, or cancel, the letter of credit. A partial reduction in the letter of credit may be granted by the City in the event that landscaping improvements are installed over successive growing seasons. The purpose of the letter of credit is to ensure that landscaping is completed in the event that the developer defaults on the PUD Agreement. 5. The applicant shall submit a cash escrow for landscaping improvements in the amount of $10,000 prior to the issuance of any development permits. The escrow will be held by the City for two years after installation of landscaping and used for City costs related to review, approval, and inspection of landscaping, or developer default. 6. The project may require permits, including, but not limited to, MPCA-NPDES, Rice Creek Watershed District, Minnesota Department of Health, Ramsey County and City Right of Way, and City Grading and Erosion Control permits. Copies of all issued permits shall be provided to the City prior to the issuance of any development permits. 7. Final grading, drainage, utility, and site plans shall be subject to approval by the Public Works Director, City Engineer, and City Planner prior to the issuance of a grading and erosion control permit or other development permits. 8. The applicant shall verify the location of the underground gas line from the northwest corner of the 4255 Lexington Avenue building, running underground to the garage/storage building located at 4293 Lexington Avenue. 9. The applicant shall conform to all other City regulations. Ms. Rybak reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval with Conditions 2. Recommend Approval as Submitted. 3. Recommend Denial 4. Table Chair Thompson opened the floor to Commissioner comments. ARDEN HILLS PLANNING COMMISSION – May 3, 2017 13 Commissioner Zimmerman asked what the applicant’s rationale was to provide only 591 parking stalls when 618 spaces were required. Ms. Rybak stated the applicant has seen no need to increase the parking situation beyond 591 spaces and noted the current parking lot was non-conforming. Commissioner Jones requested further information regarding the parking lot and the changes that were previously approved in 2015. Jon Ferrier, CSM Corporation, discussed the parking lot portion that was approved in 2015. He explained the number of proposed parking spaces was based on the needs of his tenants. Chair Thompson opened the public hearing at 7:53 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. There no additional comment Chair Thompson closed the public hearing at 7:54 p.m. Commissioner Neururer moved and Commissioner Jones seconded a motion to recommend approval of Planning Case 17-012 for a Master and Final Planned Unit Development at 4255, 4265, 4293, and 4295 Lexington Avenue North, based on the findings of fact and submitted plans, as amended by the nine (9) conditions in the May 3, 2017, Report to the Planning Commission. The motion carried unanimously (4-0). UNFINISHED AND NEW BUSINESS A. Planning Case 17-006 – Higher Education Moratorium Study Eric Zweber, WSB, reported at the March 8, 2017 regular Planning Commission meeting, WSB presented the first steps of the Higher Education Moratorium Study. This information included a review of the Bethel University and University of Northwestern Campus Master Plans and the current Arden Hills commercial and industrial zones’ purposes and uses. This meeting also included an overview of the Higher Education Study schedule. Per that schedule, a review of economic activity from commercial and industrial uses, and an evaluation of how other cities zone for higher education were provided within his report. Mr. Zweber reviewed the economic activity from commercial and industrial uses within the City in detail with the Commission. It was noted staff has one remaining topic to research and discuss within the scope of the Higher Education Study: the amount of land and the total square footage of buildings within each business or industrial zone. With that fifth and final piece of information, staff will be asking the Planning Commission to recommend if any changes should be made to the City Code regarding higher education uses, as well as any other changes to the business or industrial zones that should be included within the Comprehensive Plan update. Commissioner Zimmerman asked if there was any correlation between the nature of businesses in the City and the people that live in Arden Hills. ARDEN HILLS PLANNING COMMISSION – May 3, 2017 14 Mr. Zweber believed that businesses attracted related businesses and the people of the community then supported these businesses. Commissioner Jones indicated the City could not make Land O’Lakes employees live in Arden Hills. However, he anticipated that a large portion of the students that attend the two universities in the community visit local businesses and would buy their groceries in Arden Hills. Mr. Zweber agreed with this fact but noted the differences in disposable income between graduate students versus employees at Land O’Lakes. Commissioner Jones commented on how higher education was changing. Mr. Zweber understood higher education was evolving and believed that students would be in the community less and less over time. Commissioner Jones added that office space was also changing and noted some employees were now allowed to work from home. Councilmember Holmes explained the Council wanted this study to be completed in order to better understand the viability and opportunities available to the City. She thanked Mr. Zweber for his efforts. Commissioner Zimmerman stated the City also had to be concerned with the tax revenue that would be lost if college campuses expanded into business and industrial zones. Mr. Zweber reported Northwestern was very interested in this manufacturing facility given the fact it could be converted into a STEM facility for half the price of constructing a new building. He explained this also had to be considered for new businesses that may be interested in entering the community. Commissioner Jones thanked staff for this detailed information as it changed his thinking on the matter. Mr. Zweber reviewed the next steps for the Higher Education Moratorium Study noting he would be meeting with the Economic Development Commission and the Planning Commission on Wednesday, June 7th. The City Council would then be reviewing the study in work session on Monday, June 19th. It was noted the moratorium on Higher Education would end on October 19th. Commissioner Jones asked if the new Bethel property at 2 Pine Tree Drive was tax exempt. Councilmember Holmes reported this was the case, but noted Bethel had agreed to assist the City in completing a trail. Mr. Zweber explained the Pine Tree property was used for both educational and office uses. ARDEN HILLS PLANNING COMMISSION – May 3, 2017 15 Commissioner Zimmerman understood that over time uses would change in the City and encouraged the Commission to consider what level of flexibility should be offered in order to continually spur development. Chair Thompson appreciated all of the information provided by staff this evening. She looked forward to reviewing this information again in June. REPORTS A. Report from the City Council Councilmember Holmes updated the Planning Commission on City Council activities from the April 24, 2017 City Council Regular Meeting stating the City Council approved Planning Case 17-007 for a front yard setback variance at 3517 Siems Court. The Planning Commission reviewed this case at their meeting on April 5, 2017, and unanimously recommended approval. The City Council also reviewed Planning Case 17-008 for a Master PUD Amendment and Final PUD for Phase 2 of the Lexington Station redevelopment project at the southwest corner of Lexington Avenue and Red Fox Road. The City Council approved this request with modifications to the wall signage permitted for the Phase 2 building and the design of the west building elevation. The Planning Commission recommended approval of Planning Case 17-008 at their meeting on April 5, 2017. B. Planning Commission Comments and Requests None. C. Staff Comments None. ADJOURN Commissioner Zimmerman moved, seconded by Commissioner Jones, to adjourn the May 7, 2017, Planning Commission Meeting at 8:46 p.m. The motion carried unanimously (4-0).