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HomeMy WebLinkAbout07-05-17 PC Approved: September 6, 2017 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, JULY 5, 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 Nick Gehrig, James Lambeth, Phillip Neururer, and Clayton Zimmerman. Absent: Commissioners Brent Bartel, Angela Hames, and Steven Jones. Also present were: Senior Planner Matthew Bachler, Interim City Planner Eric Zweber, and Councilmember Fran Holmes. APPROVAL OF AGENDA – JULY 5, 2017 Chair Thompson stated the agenda will stand as published. APPROVAL OF MINUTES June 7, 2017 – Planning Commission Regular Meeting Commissioner Zimmerman moved, seconded by Commissioner Neururer, to approve the June 7, 2017, Planning Commission Regular Meeting minutes as presented. The motion carried unanimously (5-0). PLANNING CASES A. Planning Case 17-016; 1224 Amble Road – Minor Subdivision –Public Hearing Senior Planner Bachler stated 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 ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 2 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 A very similar minor subdivision was proposed on this parcel in 1996 (PC 96- 010), but was eventually withdrawn by the applicant prior to City Council approval. Site Data Land Use Plan: LDR – Low Density Residential Existing Land Use: Single Family Dwelling Zoning: R-1: Single Family Residential Current Lot Sizes: 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 Senior Planner Bachler reviewed the surrounding area, the Plan Evaluation and the Minor Subdivision Criteria. Senior Planner Bachler provided the Findings of Fact for review: 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. Senior Planner Bachler stated 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. ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 3 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. 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 Senior Planner Bachler noted that the applicant would not be developing Parcel B and does not have a buyer for the property yet. He recommended that Condition 3 be modified to: the park dedication fee of $6,500 shall be due at the time of Building Permit application. Chair Thompson opened the floor to Commissioner comments. Commissioner Lambeth asked if the park dedication fee would be the responsibility of the applicant. Senior Planner Bachler stated this fee would not be the applicant’s responsibility, but rather the developer of Parcel B. Commissioner Lambeth questioned if existing trees and shrubbery along Amble Road was included in the City’s calculations. Senior Planner Bachler reported the landscape lot area requirement was calculated based on the area of the private property, excluding the land within the public right-of-way. Chair Thompson opened the public hearing at 6:41 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. Dawn Shifsky, trustee for the property, commented on Condition 3 and stated staff did not disclose the park dedication fee to her when she made application. She requested the park dedication fee be waived or reduced. She added that she would not be able to meet Conditions 5 through 7 as this would be left up to the developer. There being no additional comment Chair Thompson closed the public hearing at 6:45 p.m. Senior Planner Bachler explained Conditions 5 through 7 were related to the future development of Parcel B. He reported these conditions were standard conditions for Minor ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 4 Subdivisions. He indicated the applicant would not be responsible for submitting these documents and that they would be the responsibility of the developer of Parcel B. Chair Thompson commented that the Planning Commission does not have any authority with setting Park Dedication fees. She encouraged Ms. Shifsky to bring her concern to the City Council. Councilmember Holmes asked if a home could be built on Parcel B as it was delineated. Senior Planner Bachler stated this was the case. Commissioner Zimmerman moved and Commissioner Gehrig seconded a 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 (modifying Condition 3) in the July 5, 2017, Report to the Planning Commission. The motion carried unanimously (5-0). B. Planning Case 17-017; 3420 Fairview Avenue and 3417 Lake Johanna Boulevard – Minor Subdivision and Variance – Public Hearing Senior Planner Bachler stated 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. Senior Planner Bachler explained 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 challenges in terms of constructing a new dwelling that could meet the structure setback requirements. Senior Planner Bachler reported 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). ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 5 • 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. 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) Senior Planner Bachler reviewed the surrounding area, the Plan Evaluation, Minor Subdivision requirements and the Variance Evaluation Criteria. Senior Planner Bachler provided the Findings of Fact for review: 1. The applicants are the current owners of the properties located at 3420 Fairview Avenue and 3417 Lake Johanna Boulevard. 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. ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 6 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. Senior Planner Bachler reported 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. Senior Planner Bachler explained 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. Senior Planner Bachler stated 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. ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 7 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. 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 asked if there was a separate legal description for the 3417 Lake Johanna Boulevard parcel. Senior Planner Bachler stated this was the case. Jeff Kittelson, 3420 Fairview Avenue, stated he has lived in the community for the past 20 years. He explained he has been looking for different lake property in order to build a new home and after being approached by his neighbor he and his wife were requesting the minor subdivision and variance. He explained he would be willing to install impervious pavers in order to eliminate the need for the storm drain. He reported his neighbors were all well aware of what he was proposing. He was pleased to report only one tree would be lost through the new home construction. Chair Thompson asked if the site had any drainage issues. Mr. Kittelson stated his lot was all sand and he was not aware of any drainage issues. Chair Thompson opened the public hearing at 7:10 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. Kate Bredow, 3415 Lake Johanna Boulevard, stated Jeff and Lisa were great neighbors. She explained she was concerned about drainage and understood a home to the north of her has had ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 8 water in the crawl space. She thanked Jeff and Lisa for taking into consideration the drainage concerns. There being no additional comment Chair Thompson closed the public hearing at 7:13 p.m. Chair Thompson discussed the storm sewer pipe requirement and encouraged the applicant to work closely with his neighbors on this issue. Commissioner Zimmerman believed that the drainage concerns would be addressed by the City through the building permit process. Senior Planner Bachler reported this was the case and provided further comment on the grading and erosion control permitting process. Commissioner Gehrig wanted to see the City allow for some flexibility with this issue and questioned if Condition 7 was too restrictive. Senior Planner Bachler reported the City would be working with Ramsey County and Rice Creek Watershed District on the proposal for the property. He suggested Condition 7 could be changed to be broader if the Planning Commission would like to allow for more flexibility. He stated Condition 7 could read as follows: The applicant shall consider implementing best management practices for stormwater management at 3417 Lake Johanna Boulevard, including but not limited to installing a private storm sewer line. Commissioner Gehrig moved and Commissioner Zimmerman seconded a 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 (modifying Condition 7) in the July 5, 2017, Report to the Planning Commission. The motion carried unanimously (5-0). C. Planning Case 17-015; 1761 Lake Johanna Boulevard (Tony Schmidt Regional Park) Conditional Use Permit – Public Hearing Senior Planner Bachler stated 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. Senior Planner Bachler explained 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. ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 9 Senior Planner Bachler reported 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. Senior Planner Bachler indicated 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. Senior Planner Bachler stated 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). Senior Planner Bachler reported 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. Ramsey County uses a standard four cubic yard container for SSO collection. Senior Planner Bachler commented 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. Senior Planner Bachler stated 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. Site Data Land Use Plan: Parks and Open Space Existing Land Use: Parks and Open Space Zoning: Parks and Open Space District Current Lot Sizes: 91.24 Acres Topography: Rolling terrain ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 10 Senior Planner Bachler reviewed the surrounding area, the Plan Evaluation and the Conditional Use Permit Evaluation Criteria. Senior Planner Bachler provided the Findings of Fact for review: 1. The property at 1761 Lake Johanna Boulevard is located in the Parks and Open Space District. The property is owned by Ramsey County and is part of Tony Schmidt Regional Park. 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. Senior Planner Bachler stated 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 ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 11 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. 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 Zimmerman asked what non-recyclable paper was. John Springman, Ramsey County, provided further comment on the recycled materials that would be allowed within Source Separate Organics. Commissioner Zimmerman inquired if the County had any idea how many residents were already composting in their backyards. Mr. Springman stated he was uncertain but noted the SSO drop off site would handle a larger volume of material than any residential property could. Commissioner Gehrig questioned if the site would be open year-round. Mr. Springman reported the site would be open April through November five days a week and on weekends December through March. Commissioner Lambeth understood the County previously requested a Conditional Use Permit and noted a surveillance system was required. He asked if the system had been installed. ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 12 Mr. Springman stated this had not been installed because the application was denied. He noted that SSO participants were highly invested and were not individuals that would participate in illegal dumping. Chair Thompson questioned how the SSO bins would be securely closed. Mr. Springman reported the heavy-lidded containers had a slit down the middle and at the end of the day the workers closed these lids. He explained it was better to keep the lids open during business hours in order to assist with controlling odor. Chair Thompson asked how the property was monitored and serviced on a weekly basis. Mr. Springman indicated staff would monitor the site visits and anticipated there would be 25 cars per day for SSO collection. He noted the bins would be emptied and sprayed out (if necessary) weekly. Chair Thompson inquired how the County would be getting the word out on this new service. Mr. Springman stated the County would be spreading the word through social media, local newsletters, signage at the drop off site and through word of mouth. He indicated bags would be available onsite, at County libraries, or at City Hall. Chair Thompson questioned if organics would ever be collected curbside. Mr. Springman anticipated that this would be done in the near future, but could not be done until enough education was provided to the public. Commissioner Zimmerman asked how much of the materials brought to landfills was organic. Mr. Springman estimated that 25% of the material within landfills was organics. He stated there was a significant advantage to separating organics out from remaining waste. Commissioner Zimmerman inquired if the schools and restaurants were working to recycle organics. Mr. Springman reported he had staff working with local restaurants, schools and businesses to increase the level of organics being recycled in the County. Chair Thompson opened the public hearing at 7:57 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. Loren Limke, 1888 West County Road E, commented on the history of the open space adjacent to his home. He understood this property was purchased for open space and not as an organics collection site. He read a definition of how open spaces are to be used within the City. He expressed concern with the high levels of traffic and odors coming to and from the yard waste site. He read a portion of City Code pertaining to open spaces stating these sites were not to have ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 13 any illegal dumping. He requested the Commission deny the County’s Conditional Use Permit request noting this site was not purchased to be a yard waste site. He recommended that Ramsey County conserve this space and not be allowed to further expand the compost site. There being no additional comment Chair Thompson closed the public hearing at 8:04 p.m. Commissioner Gehrig thanked Mr. Limke for the information he provided to the Commission. He understood the current compost site was public land that was serving a public service, and that the County was requesting an expansion of services. It was his opinion that all the proper pieces were in place to allow for the service expansion. Chair Thompson explained the community was creating more waste than in the past and she understood that the County was working to address ways to reduce the amount of waste heading to landfills. She indicated she was a very dedicated organics recycler and had a compost site on her property. She appreciated the fact that the County was working to raise awareness on this issue. Commissioner Zimmerman moved and Commissioner Neururer seconded a 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. The motion carried unanimously (5-0). UNFINISHED AND NEW BUSINESS A. Planning Case 17-006 – High Education Moratorium Study Interim City Planner Zweber reviewed the draft Higher Education Study report, including its potential outcomes in detail with the Planning Commission. He discussed how higher education was changing for both the Bethel and Northwestern campuses. He reported that college students did have some impact on the economy but not as much as category one businesses. He explained this report was reviewed by the City Council at their June 26th worksession meeting. He commented on the recommendations made by the City Council. Staff requested the Planning Commission provide guidance and recommendations regarding any amendments to the City’s regulation of higher education uses. Chair Thompson opened the floor to Commissioner comments. Commissioner Zimmerman commented on how education would continue to change going forward into the future. He understood that leasing space may be pursued by both Bethel and Northwestern in order to allow for an ebb and flow of students. Chair Thompson stated she supported the idea of having higher education classroom/office space. She explained she was uncertain of the proper percentage of area in the B-2 District where this should be allowed. She wondered if other communities had set a limit on this percentage. Commissioner Gehrig asked if the tax base implications were considered by staff. ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 14 Interim City Planner Zweber stated this was not considered by staff given the fact Bethel and Northwestern were tax exempt. Commissioner Zimmerman inquired what Northwestern was zoned in Roseville. Interim City Planner Zweber reported this portion of the campus was zoned Institutional. Commissioner Zimmerman questioned if Arden Hills should change its zoning for the campus to Institutional. Interim City Planner Zweber indicated the City could take this action, but was not necessary. He explained that college campuses were allowed in residential neighborhoods and on agricultural land throughout the metro area. Councilmember Holmes discussed the different zoning districts that currently exist for both campuses. She stated Arden Hills had to do what made the most sense for this community and not worry about the zoning for Roseville. Interim City Planner Zweber reviewed the timeline for this item and thanked the Commission for their input. He noted the Planning Commission would be holding a Public Hearing on September 6th. REPORTS A. Report from the City Council Councilmember Holmes updated the Planning Commission on City Council activities from the June 19, 2017 City Council Work Session stating 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. Councilmember Holmes updated the Planning Commission on City Council activities from the June 26, 2017 City Council Regular Meeting stating 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. In addition, 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. Councilmember Holmes reported the City Council has hired a consultant to assist with the planning process for the Civic site on TCAAP. She noted Commissioner Lambeth had expressed interest in serving on a committee working on this project. ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 15 B. Planning Commission Comments Chair Thompson encouraged the Planning Commission members to RSVP for the picnic scheduled for Tuesday, July 18th. C. Staff Comments None. ADJOURN Commissioner Zimmerman moved, seconded by Commissioner Lambeth, to adjourn the July 5, 2017, Planning Commission Meeting at 9:09 p.m. The motion carried unanimously (5-0).