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HomeMy WebLinkAbout06-07-17 PC 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between the Lake Johanna Fire Department and the applicant was canceled on Friday, June 2nd and the applicant has withdrawn his application.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).