HomeMy WebLinkAbout07-10-19-SPCAPPROVAL OF THE AGENDA
APPROVAL OF MINUTES
June 5, 2019 Planning Commission Regular Meeting
06 -05 -19 PC MINUTES.PDF
PLANNING CASES
Planning Case 19 -002 –Summit Development -Site Plan Review, Final Planned
Unit Development, Rezoning, Comprehensive Plan, Preliminary And Final Plat,
Conditional Use Permit (Public Hearing Required)
PC MEMO_07 -10 -19.PDF
ATTACHMENT A.PDF
ATTACHMENT B.PDF
ATTACHMENT C.PDF
ATTACHMENT D.PDF
ATTACHMENT E.PDF
UNFINISHED AND NEW BUSINESS
COMMENTS AND REPORTS
Report From The City Council
Planning Commission Comments
ADJOURNMENT
ADJOURN
A quorum of the City Council may be
present at this meeting.
Chair:
Nick Gehrig
Commissioners:
Steven Jones
James Lambeth
Subbaya
Subramanian
Paul Vijums
Jonathan Wicklund
Clayton
Zimmerman
Council Liaison:
Dave McClung
Special Planning
Commission
July 10, 2019
6:30 p.m.
City Hall
Address:
1245 W Highway 96
Arden Hills MN 55112
Phone:
651 -792 -7800
Website :
www.cityofardenhills.org
City Vision
Arden Hills is a strong community that values its unique environmental setting,
strong residential neighborhoods, vital business community, well -maintained
infrastructure, fiscal soundness, and our long -standing tradition as a desirable
City in which to live, work, and play.
Agenda
CALL TO ORDER
1.
2.
2.A.
Documents:
3.
3.A.
Documents:
4.
5.
5.A.
5.B.
6.
APPROVAL OF THE AGENDAAPPROVAL OF MINUTESJune 5, 2019 Planning Commission Regular Meeting06-05 -19 PC MINUTES.PDFPLANNING CASESPlanning Case 19 -002 –Summit Development -Site Plan Review, Final Planned Unit Development, Rezoning, Comprehensive Plan, Preliminary And Final Plat, Conditional Use Permit (Public Hearing Required)PC MEMO_07 -10 -19.PDFATTACHMENT A.PDFATTACHMENT B.PDFATTACHMENT C.PDFATTACHMENT D.PDFATTACHMENT E.PDFUNFINISHED AND NEW BUSINESS
COMMENTS AND REPORTS
Report From The City Council
Planning Commission Comments
ADJOURNMENT
ADJOURN
A quorum of the City Council may be
present at this meeting.
Chair:Nick GehrigCommissioners:Steven JonesJames LambethSubbaya SubramanianPaul VijumsJonathan WicklundClayton Zimmerman Council Liaison:Dave McClung Special Planning Commission July 10, 2019 6:30 p.m. City Hall Address:1245 W Highway 96 Arden Hills MN 55112 Phone:651 -792 -7800 Website : www.cityofardenhills.org City VisionArden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirable City in which to live, work, and play. AgendaCALL TO ORDER1.2.2.A.Documents:3.3.A.Documents:4.
5.
5.A.
5.B.
6.
Approved: July 10, 2019
CITY OF ARDEN HILLS, MINNESOTA
PLANNING COMMISSION
WEDNESDAY, JUNE 5, 2019
6:30 P.M. - ARDEN HILLS CITY HALL
CALL TO ORDER/ROLL CALL
Pursuant to due call and notice thereof, Chair Nick Gehrig called to order the regular Planning
Commission meeting at 6:30 p.m.
ROLL CALL
Present were: Chair Nick Gehrig, Commissioners James Lambeth, Subbaya Subramnian, Paul
Vijums, and Jonathan Wicklund.
Absent: Commissioners Steven Jones and Clayton Zimmerman.
Also present were: City Planner Matthew Mrosla, Planning Consultant Sarah Strain, and
Councilmember Dave McClung.
APPROVAL OF AGENDA – JUNE 5, 2019
Chair Gehrig stated the agenda will stand as published.
APPROVAL OF MINUTES
May 8, 2019 – Planning Commission Regular Meeting
Commissioner Lambeth requested a change to the minutes on Page 7, noting the planting
islands comment was made by him and not Commissioner Zimmerman.
Commissioner Lambeth moved, seconded by Commissioner Wicklund, to approve the May
8, 2019, Planning Commission Regular Meeting as presented. The motion carried
unanimously (5-0).
PLANNING CASES
A. Planning Case 19-007; 4101 Gale Circle Site Plan Review – No Public Hearing
Required
ARDEN HILLS PLANNING COMMISSION – June 5, 2019 2
Planning Consultant Strain stated the applicant has requested a Site Plan Review in order add
approximately 703 square feet onto an existing detached garage. The Zoning Code requires a site
plan review for all detached structures exceeding 728 square feet, up to 1,458 square feet. The
current garage is 753 square feet. The proposed garage addition would create a total area of 1,456
square feet.
Site Data
Land Use Plan: Low Density Residential
Existing Land Use: Single Family Detached Residential
Zoning: R-1: Single Family Residential
Current Lot Sizes: .6 Acres
Topography: The lot slopes 16 feet downward from the high point in the
southwest corner of the lot to the northeast corner.
Planning Consultant Strain reviewed the surrounding area and the Plan Evaluation. Staff
provided the following Findings of Fact for review:
General Findings:
1. The property at 4101 Gale Circle is located in the R-1 Single Family Residential District.
2. Detached accessory garages are permitted in the R-1 Single Family Residential District.
3. The proposed addition to the existing garage would be in compliance with the setback
and lot coverage requirements of the R-1 Single Family Residential District.
4. The proposed addition is generally in conformance with the design standard requirements
included in Section 1325.05 of the Zoning Code.
5. The total square footage of the proposed garage structure is permissible by City Code
subject to site plan approvals.
6. The proposed addition is not expected to adversely affect the surrounding area of the
community as a whole.
Planning Consultant Strain stated approval of Planning Case 19-007 for a Site Plan Review at
4101 Gale Circle would be based on the findings of fact and the submitted plans, as amended by
the three (3) conditions in the June 5, 2019, Report to the Planning Commission.
1. The project shall be completed in accordance with the plans submitted as amended by the
conditions of approval. Any significant changes to the plans, as determined by the City
Planner, shall require review and approval by the Planning Commission and City
Council.
2. The Applicant shall be responsible for obtaining a land disturbance permit from the City’s
Engineering Division prior to the commencement of any site activities.
3. The Applicant shall be responsible for obtaining any other permits necessary from other
agencies, MPCA, Rice Creek Watershed District, etc. prior to the start of any site
activities.
Planning Consultant Strain reviewed the options available to the Planning Commission on this
matter:
1. Recommend Approval with Conditions
2. Recommend Approval as Submitted.
ARDEN HILLS PLANNING COMMISSION – June 5, 2019 3
3. Recommend Denial
4. Table
Chair Gehrig opened the floor to Commissioner comments.
Commissioner Vijums asked if the additional driveway would tie into the existing driveway.
Planning Consultant Strain reported the new driveway would tie into the existing driveway and
would be the same material type.
Commissioner Lambeth commented on the required land disturbance permit and asked if the
structure proposed would encroach on any wetlands.
Planning Consultant Strain explained this site did not have any wetlands.
City Planner Mrosla reported the City Engineer had reviewed this application and once formal
plans were submitted staff would review the information again to make sure nothing was
impacted outside the area.
Commissioner Lambeth asked if the exterior finish on the accessory structure would match the
home.
Planning Consultant Strain stated the applicant would be siding the accessory structure to
make it look similar to the principle structure.
City Planner Mrosla suggested a condition for approval be added to read: The proposed
accessory structure shall compliment the principle structure in color, if materials are unable to
match.
Commissioner Vijums asked if water would be run to the accessory structure.
City Planner Mrosla stated water would not be run to the garage.
Commissioner Lambeth moved and Commissioner Vijums seconded a motion to
recommend approval of Planning Case 19-007 for a Site Plan Review at 4101 Gale Circle,
based on the findings of fact and the submitted plans, as amended by the four (4)
conditions in the June 5, 2019, Report to the Planning Commission. The motion carried
unanimously (5-0).
B. Planning Case 19-001; Brausen Automotive Repair – Site Plan Review and Final
Planned Unit Development – Public Hearing
City Planner Mrosla stated Brausen Automotive Repair has been serving the community for
over 20 years. The existing motorized vehicle service center consists of six (6) repair bays in
their garage. Also onsite is approximately a 3,000 square foot service station, with five (5) fuel
islands and an associated carwash. The Applicant is requesting to remove the existing service
station and carwash.
ARDEN HILLS PLANNING COMMISSION – June 5, 2019 4
City Planner Mrosla reported the Applicant is requesting to construct a new 7,978 square foot
convenience store and a 1,600 square foot carwash. The proposed car wash will include a unique
conveyor belt system to pull cars efficiently through the car wash and reduce wait times. A
typical car wash only allows one vehicle to enter the wash bay and thus requires significant
vehicle stacking. The proposed conveyor belt system, which runs non-stop, will reduce wait
times and vehicle stacking as vehicles can enter the car wash five (5) to ten (10) feet apart. The
Kwik Trip Gas Station Located at 1756 Bunker Lake Blvd in Andover has a similar conveyor
belt car wash. Staff visited the site and observed the car wash. On average vehicles took about
two (2) minutes to go through the wash and had limited vehicle queuing to enter the wash.
City Planner Mrosla stated in addition, the applicant is proposing a 4,505 square feet garage
and repair bay addition. The proposed addition is highlighted on the image above. The proposed
addition will add six (6) additional repair bays. The existing garage, which is about 4,540 square
feet, will remain, as will the existing fuel islands and canopy. However, the façade of the
existing garage will be updated as part of this application. The Applicant is not proposing any
modification to the existing accesses on County Road E.
City Planner Mrosla explained proposals for new construction, redevelopment of a site, and
significant modifications to existing sites shall use the Planned Unit Development (PUD) process
in the B-2, General Business District. The PUD proposal shall identify any requested
modifications from the applicable zoning requirements and from the "Guiding Plan for the B2
District" as well as the reasons why the modifications would be in the public interest and would
be consistent with the purpose of the B-2 District. Modifications to these requirements may be
granted by the City without a variance through the PUD process.
City Planner Mrosla indicated the PUD process is a tool that provides additional flexibility for
development that an underlying zoning district would not otherwise allow. For example, a PUD
may make exceptions to setbacks, lot coverage, parking requirements, signage, building
materials, or landscaping requirements. It is intended to overcome the limitations of zoning
regulations and improve the overall design of a project. While the PUD process allows the City
to negotiate certain aspects of the development, any conditions imposed on the PUD must have a
rational basis related to the expected impact of the development.
Site Data
Land Use Plan: CMU – Community Mixed Use
Existing Land Use: CMU – Community Mixed Use
Zoning: B-2: General Business
Current Lot Sizes: 1.89 Acres
Topography: Approx. 10 feet height difference between edge of buildable
lot area (low point) and center of lot (high point) – the west
edge of the lot slopes down to a stormwater basin and road
right-of-way
City Planner Mrosla reviewed the surrounding area and the Plan Evaluation. Staff offered the
following Findings of Fact for review:
1. The property located at 1310 W County Road E is located in the B-2 General Business
District.
ARDEN HILLS PLANNING COMMISSION – June 5, 2019 5
2. The applicant has proposed a Final/Master Planned Unit Development in order to add
work bays for automotive repairs and retail space for sales.
3. The applicant has submitted a Master and Final Planned Unit Development.
4. The Master PUD substantially conforms with the requirements of the City Code.
5. Where the plan is not in conformance with the City Code, flexibility has been requested
by the applicant and/or conditions have been placed on an approval that would mitigate
the nonconformity.
6. Flexibility through the PUD process has been requested in the following areas: minimum
caliper inches, building materials.
7. The proposed development plan meets or exceeds the minimum requirements of the City
Code in the following areas: lot size, building coverage, landscape coverage, setbacks,
street trees, perennials and shrubs, planting islands, drainage wetlands and flood plain tree
selection, lighting, screening.
8. The Master PUD is in conformance with the Arden Hills 2030 Comprehensive Plan. The
property at 1310 W County Road E is guided for Community Mixed Use. Community
Mixed Use areas are intended to offer a broad range of retail, services, and office space to
meet community needs.
9. The application is not anticipated to create a negative impact on the immediate area or the
community as a whole.
City Planner Mrosla stated approval of Planning Case 19001 for a Site Plan Review and Final
PUD at 1310 W County Road E would be based on the findings of fact and submitted plans,
subject to the following conditions:
1. The project shall be completed in accordance with the plans submitted as amended by the
conditions of approval. Any significant changes to the plans, as determined by the City
Planner, shall require review and approval by the Planning Commission and City
Council.
2. This approval does not include signs. A separate sign permit is required for all proposed
signage. All signage shall meet the requirements of Sign District 4.
3. Prior to the issuance of a building permit, a landscape financial security of $5,000.00
dollars shall be submitted. Landscape financial security is held for two full growing
seasons.
4. Before construction, grading, or land clearing begins, trees or tree areas that are to be
preserved shall be visibly marked and city-approved tree protection fencing or other
method shall be installed and maintained at the critical root zones of the trees to be
protected. The location of the fencing shall be in conformance with the approved tree
preservation plan and approved by staff in writing.
5. All rooftop or ground mounted mechanical equipment shall be hidden from view with the
same materials used on the building in accordance with City Code requirements.
6. Prior to the issuance of a building permit, the Applicant shall submit a materials board to
be approved in writing by staff.
7. Prior to the issuance of a building permit, the Applicant shall provide a snow removal and
storage plan detailing how snowfalls will be accommodated on site.
8. The Applicant shall be responsible for obtaining a land disturbance permit from the City’s
Engineering Division prior to the commencement of any site activities as well as any
necessary right-of-way permits from the city and Ramsey County.
ARDEN HILLS PLANNING COMMISSION – June 5, 2019 6
9. The Applicant shall be responsible for obtaining any other permits necessary from other
agencies, including but not limited to, MPCA, Rice Creek Watershed District, and
Ramsey County prior to the start of any site activities.
10. All disturbed boulevards shall be restored with sod.
11. The Applicant shall be responsible for protecting the proposed on-site storm sewer
infrastructure and components and any existing storm sewer from exposure to any and all
stormwater runoff, sediments and debris during all construction activities Temporary
stormwater facilities shall be installed to protect the quality aspect of the proposed and
existing stormwater facilities prior to and during construction activities. Maintenance of
any and all temporary stormwater facilities shall be the responsibility of the Applicant.
12. Prior to the issuance of a building permit, the Engineering Division shall review and
approve the utility plan in writing.
13. The Applicant shall provide a minimum stacking of four (4) vehicles for the car wash.
14. Bollards or a similar material shall be placed between the carwash queue and the
convenience store parking lot and gas pumps to clearly delineate the carwash queuing
area.
15. After three (3) months of car wash operation, the Applicant and staff shall review traffic
operations. The Applicant shall implement any improvements recommended by the City
Engineer at that time.
16. Bike racks shall be provided.
17. If the need is identified by the City, the proof of parking spaces shall be installed.
18. All light poles shall be a maximum of 25 feet in height, including base, and shall be
shoebox style, downward directed, with high-pressure sodium or LED lamps and flush
lens. Other than wash or architectural lighting, attached security lighting shall be shoebox
style, downward directed with flush lens. In addition, any entry lighting under canopies
shall be recessed and use a flush lens. Shields shall also be added as directed by the City.
19. No neon banding shall be permitted on the fuel canopy.
20. No exterior storage shall be permitted onsite.
21. Overnight vehicle storage is prohibited. All overnight vehicle storage shall be stored
indoors.
City Planner Mrosla 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 Gehrig opened the public hearing at 6:59 p.m.
Chair Gehrig invited anyone for or against the application to come forward and make comment.
There being no comment Chair Gehrig closed the public hearing at 7:00 p.m.
Ted Brausen, Brausen Automotive Repair, stated his business has been in operation for the past
50 years. He explained he would be handing his family business over to his son and several
changes were being planned for the site.
ARDEN HILLS PLANNING COMMISSION – June 5, 2019 7
Commissioner Subramanian requested further information on the proposed number of parking
stalls.
Mr. Brausen discussed the number of parking stalls that were being proposed for the site.
Commissioner Subramanian requested the applicant consider planting different tree species
besides just Juniper trees.
Mr. Brausen stated he had spoken with an arborist and noted several different tree species were
being planned for the site.
City Planner Mrosla explained staff would be reviewing an approved tree list with the applicant
to ensure all trees are approved tree species.
Commissioner Subramanian requested further information on how the building façade would
be improved.
Mr. Brausen discussed how the building exterior would be improved both on the new and older
portions of the building.
Chair Gehrig questioned how cars would stack for the car wash.
Mr. Brausen reviewed how cars would stack on the site for the car wash.
City Planner Mrosla commented on the City Code with respect to the stacking of vehicles.
Commissioner Lambeth asked if the gas pumps would remain in place.
Mr. Brausen reported the pumps were updated last year and would remain in their current
location.
Commissioner Lambeth expressed concern with the maneuverability from the far western
pump.
City Planner Mrosla stated staff has reviewed the turning radius for this plan and noted one
parking stalls could be removed to allow for additional turning radius space.
Mr. Brausen reported his business would remain open throughout the reconstruction process.
Commissioner Lambeth stated overall, he was very impressed by the proposed improvements
for this site.
Commissioner Subramanian encouraged the applicant to have new signage on the site for the
car wash in order to properly direct traffic.
Commissioner Vijums asked if there was a maximum number of cars that could be stacked
outside of the car wash.
ARDEN HILLS PLANNING COMMISSION – June 5, 2019 8
Mr. Brausen stated 60 to 80 vehicles could run through the car wash in an hour. He anticipated
he would not have 80 vehicles at the site at any one time for a car wash.
Commissioner Lambeth questioned if the car wash had a grade or slope at the exit point.
Mr. Brausen reported the car wash would have the same grade as the convenience store. He
explained the entire car wash area would be heated.
Commissioner Lambeth thanked the applicant for providing heated pavement for the handicap
parking stalls. He stated this was a fantastic feature.
Mr. Brausen stated he was also looking at heating the sidewalks.
Commissioner Wicklund commented on the stacking for the car wash and requested staff use
the right size and scale of vehicles when this item goes before the City Council.
Chair Gehrig recommended Condition 1 be amended to read: shall require review and approval
by the City Council.
Chair Gehrig recommended Condition 22 be added to read: The applicant shall have a final
design for the car wash with stacking prior to the City Council meeting.
Commissioner Lambeth requested staff address the juniper tree situation with the applicant.
Commissioner Vijums moved and Commissioner Lambeth seconded a motion to
recommend approval of Planning Case 19-001 for a Site Plan Review and Final PUD at
1310 West County Road E based on the findings of fact and the submitted plans, as
amended by the twenty-two (22) conditions in the June 5, 2019, report to the Planning
Commission. The motion carried unanimously (5-0).
C. Zoning Code Amendment – Public Hearing Required
City Planner Mrosla stated the City has initiated proposed amendments to Chapter 13 – Zoning
Code to revise the existing “Floor Area” definition of the City Code. The amendment would
address the following:
1. The existing language below is not consistent with Minnesota State Building
Code requirements.
Floor area. The sum of the gross horizontal area of all floors of a building as
measured in square feet from the exterior sides of the exterior walls, or from
the centerline of party walls separating attached buildings, but not including
covered porches that meet the requirements in Section 1325.03 Subd. 2.D;
decks; any space where the average floor-to-ceiling height is less than six
feet; attached or detached garages; and other detached accessory structures.
ARDEN HILLS PLANNING COMMISSION – June 5, 2019 9
City Planner Mrosla reported the definition for Floor Area was amended in 2007 to include an
average height limit of less than six feet. The intent of adding a height limit was to clarify what
is a non-habitable basement. However, in 2015 the Minnesota Building Code updated the
section of the code regarding ceiling heights and habitable space. The updated code states
various ceiling height requirements depending on what is constructed in the basement. For
example, the minimum height for finished ceilings in basements of new buildings containing
laundry rooms, bathrooms, hallways shall be seven (7) feet and basements in existing buildings
have a minimum finished ceiling height of six (6) feet four (4) inches. However, new building
basements not containing any habitable spaces as identified above shall have a minimum finished
ceiling height of six (6) feet (8) eight inches or six (6) feet four (4) inches when beams, ducts or
other mechanical item project.
City Planner Mrosla explained after speaking with city staff and the city attorney, it was
determined to remove the height requirement and reference the Minnesota Building Code
instead. This way, if minimum ceiling height is modified again in the future, staff doesn’t need
to revise the zoning code. The definition was also reworded for clarification and consistency
with the building code and other municipalities. The definition for floor area is utilized when
calculating floor area ratio (FAR). The floor area ratio (FAR) is one of the primary tools used to
limit the bulk of a principle building on a property. The other tools include minimum
landscaping requirements, impervious coverage limits, setback requirements, and building height
limits. It was noted the City Attorney has reviewed and approved of the proposed changes.
Commissioner Lambeth asked how this amendment would affect the remodeling industry.
City Planner Mrosla discussed the old Minnesota State Building Code requirements versus the
new Building Code. He noted the new Building Code was amended to allow older homes to be
updated or renovated.
Chair Gehrig opened the public hearing at 7:39 p.m.
Chair Gehrig invited anyone for or against the application to come forward and make comment.
There being no comment Chair Gehrig closed the public hearing at 7:39 p.m.
Commissioner Lambeth moved and Commissioner Wicklund seconded a motion to
recommend approval of Planning Case 19-006 for proposed amendments to Chapter 13 –
Zoning Code, floor area definition of the City Code, as presented in the June 5, 2019
Report to the Planning Commission. The motion carried unanimously (5-0).
UNFINISHED AND NEW BUSINESS
None.
REPORTS
A. Report from the City Council
ARDEN HILLS PLANNING COMMISSION – June 5, 2019 10
Councilmember McClung updated the Planning Commission on City Council activities noting
the Council discussed a Site Plan review in the Gateway District. He explained the Council
approved the Mounds View High School Planning Case with additional conditions. He
congratulated City Planner Mrosla on being promoted to Community Development Manager/City
Planner. He noted the City had posted for an Associate Planner position to assist the City in the
Community Development Department.
B. Planning Commission Comments and Requests
None.
C. Staff Comments
City Planner Mrosla reported the July Planning Commission meeting has been moved from
July 3rd to July 10th.
ADJOURN
Commissioner Lambeth moved, seconded by Commissioner Wicklund, to adjourn the June
5, 2019, Planning Commission Meeting at 7:46 p.m. The motion carried unanimously (5-0).
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City of Arden Hills
Planning Commission Meeting for July 10, 2019
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MEMORANDUM
DATE: July 10, 2019 PC Agenda Item
3.A
TO: Planning Commission
FROM: Mike Mrosla – Community Development Manager/City Planner
SUBECT: Planning Case # 19-002 – Public Hearing Required
Applicant: Summit Development
Property Location: 1718, 1720, 1722 Parkshore Drive and 4177 Old Highway
10
Request: Site Plan Review, Final Planned Unit Development, Rezoning,
Comprehensive Plan, Preliminary and Final Plat, Conditional Use Permit
Requested Action
Summit Development has submitted an application for Site Plan Review, Final Planned Unit
Development, Rezoning, Comprehensive Plan, Conditional Use Permit, Preliminary Plat and
Final Plat. The Applicant is requesting to construct a three (3) story, 120 senior housing units
which will include independent living, assisted living, memory care and skilled nursing. The
property is located at 1718 Parkshore Drive. The property is zoned R-1, Single Family
Residential District and is guided as Medium Density Residential on the Land Use Plan.
Background
1.Existing Site Conditions:
The proposed development site is approximately 5.32 acres in size and is comprised of four
separate properties: 1718, 1720, and 1722 Parkshore Drive and 4177 Old Highway 10. The
properties are currently vacant. The City owns an approximately 4-acre parcel of land that
borders the site on the west and extends north to the south side of Round Lake. This property is
identified in the 2030 Comprehensive Plan as being part of the Arden Hills parks system, but it
has not yet been developed by the City to include recreational amenities.
The City previously approved a Final Plat and Planned Unit Development for the site in 1989
that would have allowed for the construction of four stand-alone apartment buildings, one on
each of the four lots. Each building would have included 16 units for a total of 64 units. Due to
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City of Arden Hills
Planning Commission Meeting for July 10, 2019
P:\Planning\Planning Cases\2019\19-002 - Summit Development - PUD, CPA, RZ, PP, FP
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financial constraints the developer was unable to move forward with the project and the PUD
expired in January 1992.
At their August 21, 2017 meeting the City Council reviewed a concept plan submitted by Pulte
Homes. Pulte Home presented a proposal to construct 59 units of attached townhomes. The
concept plan showed 11 separate buildings on the subject site. Each of the stand-alone buildings
would have four to six individual units as shown below. Units would range in size from 1,580 to
2,500 gross square feet. In order to address stormwater management, two collection ponds are
proposed. The larger of the two ponds would have a surface area of 15,200 square feet and was
shown located on the adjacent City-owned park property. However, Pulte Homes didn’t move
forward with the project.
2.Surrounding Area:
Direction 2040 Comp. Plan Land Use Zoning Existing Land Uses
North Medium Density Residential,
High Density Residential
R-3 – Townhouse & Low Density
Multiple Dwelling District
Multiple Family, Single-Family
Attached
South Right-of-Way
(Interstate 694)
Right-of-Way
(Interstate 694)
Right-of-Way
(Interstate 694)
East Medium Density Residential R-1 – Single Family Residential Single Family Detached
West Parks and Open Space Parks and Open Space Parks and Open Space
3.Site Data:
2040 Future Land Use
Plan:MDR – Medium Density Residential
Existing Land Use:Undeveloped
Zoning:R-1: Single Family Residential
Lot Size:9.34 acres (includes 5.32 acres + 4 acres of City Park)
Topography:There are substantial grade changes on this site, with elevations ranging from the low point of 892’
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Planning Commission Meeting for July 10, 2019
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on the south side to the high point of 928’ in the center of the site. Significant grading will be
required to develop the property.
Approvals:
1.Comprehensive Plan Amendment:
As part of their application, the developer has requested that the 2040 Comprehensive Plan Land
Use plan be amended to re-guide the subject properties. The existing land use is Medium
Density Residential and this land use category allows for densities of six (6) to nine units (9) per
acre. The Applicant is requesting to re-guide the subject property to High Density Residential
which allows for densities of nine (9) to twelve (12) units per acre. Amending the
Comprehensive Plan land use designation for this development is consistent with the following
Comprehensive Plan policies:
Land Use Goal Policy: Preserve the stability and quality of the city's neighborhoods
while allowing for redevelopment that is complimentary to existing development.
Even though the proposed project is not a redevelopment project it meets the intent of the
policy as the proposed land use is compatible with the adjacent uses. As the image below
illustrates the proposed re-guiding is complementary to the existing high density at
Parkshore Apartments and medium density at Edgewater Estates.
Housing Goal Policy: Encourage the incorporation of affordable and life-cycle housing
into new development and redevelopment where feasible.
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Planning Commission Meeting for July 10, 2019
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The proposed development provides residents with another opportunity to age in
community. The proposed development provides life-cycle housing as it offers
independent senior housing and transitional care into more intense care. Residents won’t
need to relocate to different units as they can add additional services to their unit as they
need them. However, if a resident requires memory care they will be asked to relocated
to a memory care suite. The suites are specially designed to accommodate the resident’s
needs.
Park and Recreation Goal Policies:
o Develop, maintain, and encourage the use of a system of neighborhood parks and
pathways that are safe and engaging, including connecting neighborhood paths to
regional paths, and connecting neighborhoods, parks and other destinations
through a City-wide path system.
o Provide recreation programs and activities that address the interests of all
segments of the community, including children, adolescents, adults, families, and
seniors.
As part of this development, the Applicant is requesting to utilize existing parkland for
this development. The proposal would swap 0.37 acres of parkland for 0.03 acres of the
Applicant’s property. As part of the land swap, the Applicant is also proposing to
construct over quarter mile of public trails on the existing parkland. This trail segment
includes workout stations with senior fitness equipment and shuffleboard courts. The
proposed improvements will provide activities that address segment of the population not
currently served. In addition, the Applicant is proposing to construct a trail along
Parkshore Drive to the trail along Snelling Avenue (Old Highway 10).
2.Comprehensive Plan Amendment Process:
An amendment to the Comprehensive Plan requires a recommendation from the Planning
Commission following a public hearing, adoption of a resolution by the City Council, and review
and approval by the Metropolitan Council. The City has submitted its 2040 Comprehensive Plan
update to the Metropolitan Council. The Metropolitan Council will not consider any
amendments to the Comprehensive Plan until the 2040 Plan is approved. As a condition of
approval, the Comprehensive Plan amendment must be approved by the Metropolitan Council
prior to the issuance of a building permit. In addition, Minnesota State Statute requires cities to
notify adjacent governments, affected special districts, and affected school districts of proposed
Comprehensive Plan amendments. Staff received letters of support from all adjacent
communities.
3.Rezoning:
The City’s Zoning Code identifies specific zoning districts through which the land uses and goals
in the Comprehensive Plan are implemented. The zoning cannot conflict with the land use
designation. When there is a conflict between the Comprehensive Plan and the Zoning Code, the
City is required to amend the Zoning Code to comply with the Comprehensive Plan. The request
to rezone the property to R-4, Multiple-Dwelling District is consistent with the Comprehensive
Plan and state law requirements.
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Conditional Use Permit
A Conditional Use Permit is required for a nursing home and assisted living use within the R-4,
Multiple Dwelling zoning district. City Code Section 1355.04 Subd. 3 of the Arden Hills Zoning
Code lists the criteria for evaluating a Conditional Use Permit. The Planning Commission and City
Council should consider the effect of the proposed use upon the health, safety, convenience and
general welfare of the owners and occupants of the surrounding land and the community, in general,
including but not limited to the following factors:
1.Existing and anticipated traffic and parking conditions;
2.Noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and
other nuisance characteristics;
3.Drainage;
4. Population density;
5.Visual and land use compatibility with uses and structures on surrounding land;
6.Adjoining land values;
7.Park dedications where applicable;
8.Orderly development of the neighborhood and the City within the general purpose and
intent of the Zoning Code and the Comprehensive Development Plan for the City.
Proposed Use:
User – Summit Development will own the building and the lot. Walker Methodist will be the
community and care manager for this facility. Walker Methodist has facilities that offer
comprehensive and dynamic senior living in a network that spans the metro, greater Minnesota
and Wisconsin. Walker Methodist offers independent care, assisted living, long term care, rehab,
transitional care, memory and skilled nursing care. The proposed facility in Arden Hills will
offer independent care, assisted living, memory and skilled nursing care. This facility will staff
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anywhere from 50 to 70 employees. The facility will have staff on site 24 hours a day and will
have a maximum shift size of 20 employees.
Dwelling Units - The Applicant is requesting building a senior living facility with 120 units,
which includes 61 independent living units, 30 assisted living units, 24 memory care units and
five (5) skilled nursing care units. A breakdown of each area is outlined below:
The independent living and assisted care units are located floors one (1) through (3) of
the building. The unit type are as follows:
7 – studio units (436 sq. ft.)
41 - (1) bedroom (650 - 703 sq. ft.)
24 - (1) bedroom plus den (853 - 901 sq. ft.)
17 - (2) bedrooms (916 – 1,150 sq. ft.)
o As stated previously, residents won’t need to relocate to different units as they can
add additional services to their unit as they need them. Residents only need to
relocate if they need memory care services.
Memory care and skilled nursing units are located on the first floor. The unit type are as
follows:
22 – studio units (436 - 468 sq. ft.)
2 - (1) bedroom (683 sq. ft.)
5 – skilled nursing care suites (388 sq. ft.)
2 - skilled nursing care commons (147 – 809 sq. ft.)
o The memory care suites are specially designed to assist residents that require
memory care services.
At the center of the building on floors one (1) through three (3) is a common area for
residents to gather.
The first floor includes offices, dining areas and associated kitchens, mail café and bistro.
In addition, the first floor offers outdoor dining patio and a deck for memory care
residents.
The subfloor is where the movie theater and fitness center are located. The subfloor also
is where the garage is located. The garage is approximately 20,648 square feet and
contains 50 parking stalls. The garage provides parking for independent living units and
staff. Refuse is collected in the garage level in a trash room.
Plan Evaluation
1.Chapter 11, Subdivisions
Land Exchange – The City owns an approximately 4-acre parcel of land bordering the site on
the west and extending north to the south side of Round Lake. This property is identified as part
of the Arden Hills park system in both the 2030 and 2040 Comprehensive Plans; however, there
are no current plans by the City to construct recreational amenities onsite.
During the neighborhood meeting process the adjacent property owner to the east requested the
Applicant shift the building to the west. The proposed location of the building would mitigate the
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property owners concerns. The relocation of the building requires the Applicant to utilize
existing City park property. As noted above, the proposal involves an exchange of 0.37 acres of
parkland for 0.03 acres of the Applicant’s property, along with the construction of a trail and
other recreational amenities onsite.
According to Minnesota Statutes 462.356, subdivision 2, the City must make a determination
that the sale of the land is in conformance with the adopted Comprehensive Plan. Specifically,
the State Statute reads:
“No publicly owned interest in real property within the municipality shall be acquired or
disposed of, nor shall any capital improvement be authorized by the municipality or special
district or agency thereof or any other political subdivision having jurisdiction within the
municipality until after the planning agency has reviewed the proposed acquisition, disposal, or
capital improvement and reported in writing to the governing body or other special district or
agency or political subdivision concerned, its findings as to compliance of the proposed
acquisition, disposal or improvement with the comprehensive municipal plan.”
Section 220.03, Subd. 2, of the City Code designates the Planning Commission as City’s
Planning Agency. As such, the Planning Commission is tasked with determining whether the
proposed land exchange is consistent with the Comprehensive Plan.
In addition, Section 720.09 of the City Code requires any “proposal to divert recreational areas
to other uses or to dispose of recreational areas shall be forwarded to the City's park and
recreation committee for review and recommendations.” This request will be forwarded to the
Park and Recreation Committee before the City Council meeting.
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Preliminary and Final Plat – Due to the land swap the Applicant is required to replat the park
land to accommodate the property line adjustments. The proposed preliminary plat shows the
creation of one (1) lot of record from five existing large parcels including the existing City
owned park. The City owned park is located on Outlot A and will be dedicated back to the City.
The Applicant is working with the neighbor to provide a restrictive covenant on Outlot B. The
covenant will restrict development for the foreseeable future.
Park Dedication (1130.08)
For a subdivision that results in new dwelling units in excess of eight units per acre, Section
1130.08 of the Subdivision Ordinance permits the City to require the applicants to dedicate up to
ten percent of the buildable land area in the subdivision or to pay a park dedication fee of up to
twenty percent of the property’s land value at the time the final plat is approved.
In 2019, Ramsey County assigned an estimated market value of $745,500 to the three parcels
included in this development. State Statutes require the City to use the value of the property
prior to development when determining park dedication requirements. This means that the park
dedication requirement, if it were paid in a fee, would be $149,100. In order to meet this
obligation, the applicants have proposed to construct a sidewalk along the south side of
Parkshore Drive from the end of the cul-de-sac to Snelling Avenue. This creates a connection to
the existing trail along Snelling Avenue. The applicant is also proposing to construct a loop,
approximately 565 feet in length, in the existing park land. This loop also includes six exercise
stations. The cost of these improvements can be deducted from the total park dedication
requirements. At this time, staff anticipates the developer will cover the gap between the park
dedication requirement and the cost of the improvements.
2.Chapter 13, Zoning Code Review
Section 1320 – District Provisions
A. Lot Size, Building Coverage, and Landscaping – Flexibility Requested
The minimum lot size in the R-4 District is 3,630 square feet per unit, or 435,600 square feet (10
acres). The total lot area of the subject property is 9.34 acres. The plat includes Outlot A, which
is the City park land, Lot 1, the site of the proposed building, and Outlot B, also owned by the
Applicant. The calculations in this section are based on the combined area of Lot 1 and Outlot B,
which is 240,015.6 square feet, or 5.51 acres.
The Zoning Code requirements for properties in the R-4 District allows a maximum building
footprint of 25% and requires a minimum landscaped lot area of 65 percent. Landscaping is
defined as all plantings, including trees, grass, and shrubs. The table below identifies the
proposed percentages.
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Proposed
Master PUD
(Sq. Ft.)
Proposed
Master PUD
(PCT)
Permitted
(R-4 District)
Structure Coverage 39,089 sq. ft.16.3%Max. of 25%
Landscape Coverage 95,002 sq. ft.39.6%Min. of 65%
Total area within Master PUD: 5.51 acres
Flexibility is requested for the minimum lot size and landscape coverage.
B. Height – Flexibility Requested
Section 1305.04 of the City Code defines building height as “the vertical distance from the
average elevation of the grade along a face of a building to the highest point of the roof surface
of flat roofs, the deck line of mansard roofs, or the average height between the eaves and the
highest ridge of gable, hip, or gambrel roofs.” These measurements are illustrated in the drawing
below.
The proposed building has a gable roof, with a height of 39 feet. Maximum height in the R-4
district is 35 feet. For comparison, City Staff reviewed the building heights of other senior and
multifamily buildings located in the City. While the proposed building is taller than district
standards, it is shorter than other senior and multifamily buildings within the community.
Top of roofline height
Summit Development 46 ft.
Johanna Shores Senior Living 56 ft.
McKnight Center Memory Care 50 ft.
Cottage Villas of Arden Hills (Senior)50 ft.
Arden Flats Apartments 55 ft.
Flexibility is requested from the maximum height of 35 feet.
C. Setbacks – Meets Requirements
As part of this application, the property is proposed to change zoning designations from Park and
Open Space to R-4, Multiple Dwelling District. Setbacks in the R-4 District are 40 feet for the
front yard, 5 feet for the side yard with minimum of 15 feet total for both side yards, and 30 feet
for the rear yard. The proposed front setback is approximately 120 feet. Proposed side yard
setbacks are 39.6 feet to the east and approximately 220 feet to the west. The rear setback will be
approximately 95 feet.
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Section 1325 – General Regulations
A. Accessory Structures – Section 1325.01
No accessory structures are proposed as part of this application. The Applicant is proposing to
store all waste containers in the underground parking garage. Any future trash enclosures shall
utilize wooden gates and be constructed on three sides using the same materials and patterns
used on the building. Locations shall be approved by the Planning Department.
B. Landscaping and Tree Preservation – Section 1325.05 Subd. 1 and 1325.055
Minimum Caliper Inches – Meets Requirements
The Zoning Code requires that a minimum number of caliper inches of trees be provided based
on the gross square footage of the building on the property. The proposed building is three
stories, and includes 115,854 gross square feet. This requires a minimum of 362 caliper inches.
Section 1325.055, Subd. 6, 3, e, of the Zoning Code allows preserved trees on the site to count
towards the required landscaping. There are 2,349 existing caliper inches of significant trees on
the site. More than 1,300 significant caliper inches will remain after tree removal. This meets the
minimum 362 caliper inches required.
Tree Mitigation – Does Not Meet Requirements
The existing site has 2,349 caliper inches of significant trees. The Applicant is proposing to
remove 1,042 caliper inches. The removal of 1,042 caliper inches requires replacement at one
caliper inch per every two caliper inches lost or 521 caliper inches. The applicant is proposing to
plant 124 trees, with a total of 357 caliper inches. A condition of approval includes the need to
plant additional trees to meet the minimum replacement requirements.
Trees along Street Frontage – Meets Requirements
The Applicant is proposing to plant 9 trees along the right-of-way adjacent to the new parking
area.
Perennials and Shrubberies – Exceeds Requirements
The Zoning Code requires a minimum of 10 percent of the total landscaped area to be covered
with perennials and/or shrubbery. The total landscaped area on the site is 95,002 square feet,
resulting in the need for a minimum of 9,500 square feet of perennial and shrubbery cover. The
proposed landscape plan includes new landscaping along the perimeter of the building. The
proposed perennial and shrub planting beds includes more than 13,000 square feet, which is well
above the minimum 10 percent of the total landscaped area.
Planting Islands – Meets Requirements
There is a single parking lot in front of the building. There will not be multiple rows or large
expanses of parking. The perennial and shrub planting beds will separate the building from the
parking areas.
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Tree Selection – Meets Requirements
The proposed landscape plan includes a variety of tree species, including maples, oaks and
evergreens, ranging in size from 2-3 caliper inches. This is consistent with ordinance
requirements. The Applicant is proposing to plant six (6) to eight (8) foot tall evergreens.
C. Drainage Wetlands and Flood Plain – Section 1325.05 Subd. 2 – Meets Requirements
The city code requires stormwater management be provided to meet water quantity, infiltration,
and water quality requirements. The application identifies the construction of two stormwater
ponds. The first pond is located to the south of the proposed structure adjacent to Interstate 694.
The second is proposed on the City park. The proposed pond on the City park is located in a
naturally occurring low spot on the property. The proposed pond is required because of the
increase impervious surface on the lot due to the trails and will also serve the proposed building.
The Applicant will be required to maintain the pond due to it partially severing the proposed
development. Prior to the issuance of a land disturbance permit, the Applicant shall submit an
operation and maintenance plan for the long-term care of all on-site and off-site stormwater
facilities.
D. Lighting – Section 1325.05 Subd. 3 – Meets Requirements
The Applicant has submitted a lighting plan that identifies pole heights and lumen levels at the
property lines. The plan shows zero lumens at the eastern property line. Other than wash or
architectural lighting, attached security lighting shall be shoebox style, downward directed with
flush lenses. The Applicant is proposing to use LED to illuminate the parking areas. As a
condition of approval, all lighting shall be downward directed shoebox style with flush lenses.
E. Screening – Section 1325.05 Subd. 4 - Meets Requirements
The Zoning Code requires mechanical operating equipment located on the ground or roof to be
screened from adjacent streets.
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F. Requirements for Parking, Loading, and Circulation – Section 1325.06 – Flexibly Requested
Parking requirements for senior living facilities are unique as not all tenants’ own vehicles. The
intention is to regulate senior independent, staff and visitor parking. The rational for this is
because memory care and assisted living residents generally do not have vehicles; therefore, the
parking demand for those uses will only need to support staff and visitor parking.
The zoning ordinance is silent on the matter of parking counts for multi-family senior living. The
zoning ordinance does require 1.1 parking stalls for every 1-bedroom dwelling unit and two (2)
stalls for two (2) or more bedroom dwelling units within a multi-family development. The
proposed project would require 145.5 stalls as shown in the table below.
Units
Unit
Counts
Required
Stalls
Number of
Stalls
Provided
Parking
Deficiency
1-bedroom units
(1.1 parking stalls)105 115.5
102 -1432 or more bedrooms
(2 parking stalls)15 30
Total 120 145.5
However, the TCAAP Redevelopment Code (TRC) does have parking requirements for
residential senior independent living, assisted, memory care, or skilled nursing uses. The
ordinance requires one (1) stalls per unit for senior independent living units; 0.75 stalls per unit
for assisted living, memory care and skilled nursing units.
Units
Unit
Counts
Required
Stalls
Number of
Stalls
Provided
Parking
Deficiency
Independent living units
(1 parking stalls)61 61
102 -3Assisted, memory care, or
skilled nursing units (.75
parking stalls)
59 44.25
Total 120 105.25
The ordinance provides a provision for the City Council after recommendation by Planning
Commission to establish alternate parking requirements for uses not specifically noted. Staff
recommends utilizing the TRC parking requirements for residential senior independent living,
assisted, memory care, or skilled nursing uses as the required parking meets the demands of the
proposed use more adequately than the multi-family requirements. The proposed 102 parking
stalls should adequality support the proposed use. The maximum shift size is 20 employees and
that allot 82 stalls for residents and visitors. In addition, Walker Methodist is currently
proposing shuttle services for residents.
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Park Improvements
In return for allowing the land swap the Applicant is proposing to construct an 8-foot-wide
bituminous trail with senior oriented workout stations. The Applicant is proposing five (5) to
six (6) workouts stations. Each station will have senior oriented fitness equipment. The
Applicant is proposing exercise equipment where the user remains seated as well as including
accessible exercise options. The proposed equipment will be designed for all weather
conditions. The equipment is designed for sitting related exercises and is safe for most users. The
graphic below is shows where the proposed trails and exercise stations are located.
The Lake Johanna Fire Department is requiring a fire lane to access the south side of the
building. The fire lane starts just to the west of the main entrance off the cul-de-sac. The fire
lane access is 20 feet wide and has a surmountable curb. It is intended to serve a double purpose
as both an access road and a public trail. To make the fire lane more of an amenity, the
Applicant is proposing to paint shuffleboard courts as shown on the image above. Signage will
be placed at the start of the fire lane delineating it from the building access drive.
Aesthetics - Section 1325.05, Subd. 6
The Zoning Code does not have specific guidelines for building materials and design for the R-4
Zoning District. Section 1325.05, Subd. 6 of the Zoning Code states that the Planning
Commission and City Council should evaluate the proposed design, scale, massing, materials,
height, and other aspects of the proposed structure with respect to structures and properties in the
surrounding area. The City should also consider if the appearance of a proposed structure would
cause substantial depreciation in the property values in the surrounding area or unreasonably
detract from the appearance of the area.
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The massing of the building is split into three elements, comprised of different quality building
materials in complimentary colors. The architectural aesthetic of the building is a contemporary
traditional style featuring defined gables, stone sill accents, and a rich palette of exterior
materials and colors. The exterior materials will feature quality building products of brick,
composite clad board siding, composite shake siding, panel siding, and quality vinyl windows.
3.Sign Code – Chapter 12
This approval does not include signs. A separate sign permit is required for all proposed
signage. Signage shall meet the requirements of Sign District 2.
4.Traffic Study
A traffic study is not required. However, the Applicant did contact Ramsey County to discuss the
proposed use. This is because Parkshore Drive is accessed off Old County Road 10 which is a
County roadway. The County calculated the trip generation for the proposed use in the “worst
case” or maximum traffic potential. At max the site would have 221 trips daily, with AM peak
of 14 vehicles and PM peak hour of 19 vehicles. The trip generation potential of the
development, is not great enough to warrant a traffic impact study and does not add enough
traffic to Parkshore Drive/Old Snelling Avenue to require any geometric or traffic control
changes.
Suggested Findings of Fact
Staff offers the following findings of fact for consideration:
1.The property located at 1718, 1720, 1722 Parkshore Drive and 4177 Old Highway 10 is
designated for Medium Density Residential uses on the 2040 Comprehensive Plan. The
applicant has requested an amendment to designation this property for High Density
Residential uses.
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2.The applicant has proposed a Site Plan Review, Final Planned Unit Development,
Rezoning, Comprehensive Plan, Preliminary Plat, and Final Plat in order to construct 120
units of independent living, assisted living, and memory care.
3.The applicant has submitted a preliminary and final plat to consolidate five (5)
contiguous properties.
4.The Final PUD substantially conforms with the requirements of the City Code.
5.Where the plan is not in conformance with the City Code, flexibility has been requested
by the applicant and/or conditions have been placed on an approval that would mitigate
the nonconformity.
6.Flexibility through the PUD process has been requested in the following areas: lot size,
minimum landscape coverage, building height and parking requirements.
7.The proposed development plan meets or exceeds the minimum requirements of the City
Code in the following areas: building coverage, setbacks, street trees, perennials and
shrubs, minimum caliper inches, tree selection, drainage, wetlands and flood plain,
lighting, and screening.
8.The applicant has submitted a rezoning application and a comprehensive plan
amendment.
9.The subject site is proposed to be rezoned from R-1 (Single Family Residential) to R-4
(Multiple Dwelling).
10.Nursing homes and assisted living facilities area allowed as a conditional use in the R-4
District.
11.The Arden Hills 2040 Comprehensive Plan designates the future land use of the subject
property as Medium Density Residential.
12.The applicant has requested a Comprehensive Plan Amendment to change the future land
use designation of the property to High Density Residential.
13.The adjacent properties to the north and east are zoned R-3 and R-1, respectively, and are
guided for Medium Density Residential use in the Arden Hills 2040 Comprehensive Plan.
14.The proposed Comprehensive Plan Amendment would be compatible with adjacent land
uses and the goals included in the Land Use chapter of the Arden Hills 2040
Comprehensive Plan.
15.The application is not anticipated to create a negative impact on the immediate area or the
community as a whole.
Options and Motion Language
Staff has provided the following options and motion language for this case. The Planning
Commission should consider providing additional findings of fact as part of the motion to
support their recommendation for approval or denial.
Options and Motion Language
Staff has provided the following options and motion language for this case. The Planning
Commission should consider providing additional findings of fact as part of the motion to
support their recommendation for approval or denial.
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Planning Commission Meeting for July 10, 2019
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1.Recommend Approval with Conditions: Motion to recommend approval of Planning Case
19-002 for a Site Plan Review, Final Planned Unit Development, Rezoning, Comprehensive
Plan, Preliminary Plat, and Final Plat at 1718, 1720, 1722 Parkshore Drive and 4177 Old
Highway 10, based on the findings of fact and submitted plans, subject to the following
conditions:
1.The project shall be completed in accordance with the plans submitted as amended by
the conditions of approval. Any significant changes to the plans, as determined by the
City Planner, shall require review and approval by the Planning Commission and City
Council.
2.The Conditional Use Permit and Planned Unit Development approvals shall expire
one year from the date of City Council approval unless a building permit has been
requested or a time extension has been granted by the City Council.
3.The Preliminary Plat approval shall expire six months from the date of the City
Council approval unless the Final Plat has recorded with Ramsey County or a time
extension granted by the City Council.
4.Execution of the Final Plat is contingent upon approval of the Comprehensive Plan
amendment by the Metropolitan Council.
5.Prior to the release of the Final Plat for recording, the Applicant shall enter into a
Development Agreement.
6.The Final Plat shall be recorded prior to the issuance of a building permit.
7.Prior to the issuance of a building permit, the Applicant shall deed Outlot A to the
City. Dedication shall occur free of encumbrances and at no cost to the City.
8.All disturbed boulevards shall be restored with sod.
9.All areas of the site, where practical, shall be sodded or seeded and maintained. The
property owner shall mow and maintain all site boulevards to the curb line of the
public streets.
10.The maximum number of units allowed on site is 120.
11.All light poles, including base, shall be a maximum of 25 feet in height and shall be
shoebox style, downward directed, with high-pressure sodium lamps or LED and
flush lenses. Other than wash or architectural lighting, attached security lighting shall
be shoebox style, downward directed with flush lenses. If complaints are received the
lighting adjacent to residential uses shall utilize house shields as directed by the City.
In addition, any lighting under canopies (building entries) shall be recessed and use a
flush lens.
12.The Applicant shall be financially responsible for all applicable water and sanitary
charges. Rates applied shall be those in effect at the time of Final Plat approval and
shall be memorialized in the Development Agreement.
13.A right-of-way permit shall be required for work performed within the City right-of-
way.
14.No exterior storage shall be permitted.
15.Prior to the issuance of a land disturbance permit, the Applicant shall submit an
operation and maintenance plan for the long-term care of all on-site and off-site
stormwater, sanitary sewer, and water main to the City for review and approval. The
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Applicant will be responsible to carry out these operation and maintenance activities
and to submit the appropriate documentation to the City as specified.
16.Any future trash enclosures shall utilize wooden gates and be constructed on three
sides using the same materials and patterns used on the building. Locations shall be
approved by the Planning Department.
17.This approval does not include signs. A separate sign permit is required for all
proposed signage. All signage shall meet the requirements of Sign District 2.
18.Prior to the issuance of a building permit, a landscape financial security of $20,000.00
dollars shall be submitted. Landscape financial security is held for two full growing
seasons.
19.Before construction, grading, or land clearing begins, trees or tree areas that are to be
preserved shall be visibly marked and city-approved tree protection fencing or other
method shall be installed and maintained at the critical root zones of the trees to be
protected. The location of the fencing shall be in conformance with the approved tree
preservation plan and approved by staff in writing.
20.All rooftop or ground mounted mechanical equipment shall be hidden from view with
the same materials used on the building in accordance with City Code requirements.
21.All fencing and retaining wall materials shall be complementary to the building
materials and shall be approved in writing by the Planning Division prior to issuance
of a building permit. Retaining walls greater than four (4) feet in height shall be
engineered and detailed calculations shall be submitted to the City.
22.Prior to City Council, the Applicant shall submit a materials board to be approved in
writing by staff.
23.A Grading and Erosion permit shall be obtained from the city’s Engineering Division
prior to commencing any grading, land disturbance or utility activities. The
Developer shall be responsible for obtaining any permits necessary from other
agencies, including but not limited to, MPCA, Rice Creek Watershed District, and
Ramsey County, MNDOT prior to the start of any site activities.
24.The Applicant shall be responsible for protecting the proposed on-site storm sewer
infrastructure and components and any existing storm sewer from exposure to any
and all stormwater runoff, sediments and debris during all construction activities.
Temporary stormwater facilities shall be installed to protect the quality aspect of the
proposed and existing stormwater facilities prior to and during construction activities.
Maintenance of any and all temporary stormwater facilities shall be the responsibility
of the Applicant.
25.Prior to the issuance Grading and Erosion permit, the Engineering Department shall
review and approve final grading and utility plans in writing.
26.All proposed workout station equipment shall be approved by staff prior to the
issuance of a building permit.
27.The Applicant shall update the landscaping to meet the required tree mitigation prior
to the issuance of a Grading and Erosion control permit.
28.The property owners shall complete snow removal, maintenance and replacement of
all proposed sidewalks and trails unless a written agreement between the City and
owner establishes a different requirement.
_____________________________________________________________________________________________
City of Arden Hills
Planning Commission Meeting for July 10, 2019
P:\Planning\Planning Cases\2019\19-002 - Summit Development - PUD, CPA, RZ, PP, FP
Page 18 of 19
2.Recommend Approval without Conditions: Motion to recommend approval of Planning Case
19-002 for a Site Plan Review, Final Planned Unit Development, Rezoning, Comprehensive
Plan, Preliminary Plat, and Final Plat at 1718, 1720, 1722 Parkshore Drive and 4177 Old
Highway 10, based on the findings of fact and submitted plans in the July 10, 2019, Report to
the Planning Commission.
3.Recommend Denial: Motion to recommend denial of Planning Case 19-002 for a Site Plan
Review, Final Planned Unit Development, Rezoning, Comprehensive Plan, Preliminary Plat,
and Final Plat at 1718, 1720, 1722 Parkshore Drive and 4177 Old Highway 10 based on the
following findings of fact: the Planning Commission should identify findings to deny should
specifically reference the reasons for denial and why those reasons cannot be mitigated.
4.Table: Motion to table Planning Case 19-002 for a Site Plan Review, Final Planned Unit
Development, Rezoning, Comprehensive Plan, Preliminary Plat, and Final Plat at 1718,
1720, 1722 Parkshore Drive and 4177 Old Highway 10for the following reasons: the
Planning Commission should identify a specific reason and/or information request should be
included with a motion to table.
Notice and Public Comments
Notice was published in the Arden Hills-Shoreview Bulletin on June 26, 2019. Notice was
prepared by the City and mailed to property owners within 500 feet of the subject property. Staff
has not received any letters, e-mails, or telephone calls from property owners or residents in
regards to this planning case.
The Applicant held two (2) information neighborhood meetings. The first meeting was held on
December 10, 2018. There were 12 residents in attendance. Questions were raised regarding
traffic, landscaping, lighting and general questions about the services provided at the facility.
A second neighborhood meeting was held on June 19, 2019. There were 18 residents in
attendance. Questions were raised regarding project timing, landscaping, screening, site lighting
site amenities, traffic and general project details.
In addition, the Applicant has worked closely with the property owners of 4175 Old Highway 10.
The Applicant has met onsite numerous times with the residents to review plans. As a result of
the meetings the Applicant has mitigated a lot of the residents’ concerns.
Deadline for Agency Actions
The City of Arden Hills received the completed application for this request on June 26, 2019.
Pursuant to Minnesota State Statute, the City must act on this request by August 25, 2019 (60
days), unless the City provides the petitioner with written reasons for an additional 60 day review
period. The City may, with the consent of the applicant, extend the review period beyond the
initial 120 days.
_____________________________________________________________________________________________
City of Arden Hills
Planning Commission Meeting for July 10, 2019
P:\Planning\Planning Cases\2019\19-002 - Summit Development - PUD, CPA, RZ, PP, FP
Page 19 of 19
Attachments
A.Application
B.Location Map
C.11x17 Plan Sets
D.Land Exchange Exhibit
E.Exercise Equipment
Disclaimer: This map is intended for reference purposes only and is not a legally recorded map or survey. The City of Arden Hills shall not be liable for any damages or claims that arise due to accuracy,availability, use or misuse of the information herein pursuant to MNStatute 466.03 Subd 21.
Interstate 694 Old Highway 10Parkshore DriveBrueberry LaneSnelling Avenue NorthValentine Crest Road
Interstate 694
§¨¦694
£¤10§¨¦35W
Park and Open Space Subject Parcels
Location Map
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Know what'sbelow.before you dig.CallRC1COVER
f:\jobs\7781 - 7800\7781 - summit - arden hills\cad c3d\engineering\7781_cover.dwgSave Date:06/07/19of9 SUMMIT DEVELOPMENT
9122 Cottonwood Lane N.
Maple Grove, MN 55369REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:JTRJTR03/26/19ARDEN HILLS SENIOR LIVING
Arden Hills, MinnesotaJoseph T. Radach, PEName:Signature:Date: 03/26/19 License #:45889I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota3890 Pheasant Ridge Dr. NE #100, Blaine, MN
Phone: 763-489-7900 Fax: 763-489-7959
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING1. 06/07/19 Site Plan Revision2. 06/25/19 City CommentsArden Hills, MinnesotaARDEN HILLS SENIOR LIVING
OWNER:See DetailOWNER:OWNER:OWNER:OWNER:OWNER:PARKSHORE DRIVEOLD STATE TRUNK HIGHWAY NO. 10-62 (ANOKA CUTOFF)INTERSTATE HIGHWAY NO. 694BLUEBERRY LANE
ofEXISTING CONDITIONS
SUMMIT DEVELOPMENT
9122 Cottonwood Lane N.
Maple Grove, MN 55369REVISIONS1. 06/07/19 Site Plan Revision2.3.4.5.6.DRAWN BY:ISSUE DATE:bjs3/26/19ARDEN HILLS SENIOR LIVING
Arden Hills, Minnesota
f:\jobs\7781 - 7800\7781 - summit - arden hills\cad c3d\survey\preplat\7781-xcon.dwgSave Date:06/06/19 FILE NO:18213890 Pheasant Ridge Drive NE,
Suite 100, Blaine, MN 55449
Phone: 763-489-7900 Fax: 763-489-7959
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING LEGENDDaniel S. Hanson, L.S. 3/26/19 License #:I hereby certify that this survey, plan orreport was prepared by me or under mydirect supervision and that I am a dulylicensed land surveyor under the laws ofthe State of MinnesotaName:Signature:Date:VICINITY MAP521409C2DetailPARKSHOREDRIVE
OWNER:See DetailOWNER:OWNER:OWNER:OWNER:OWNER:ofPRELIMINARY PLAT
SUMMIT DEVELOPMENT
9122 Cottonwood Lane N.
Maple Grove, MN 55369REVISIONS1. 06/07/19 Site Plan Revision2. 06/25/19 City Comments3.4.5.6.DRAWN BY:ISSUE DATE:KCM6/7/19ARDEN HILLS SENIOR LIVING
Arden Hills, Minnesota
f:\jobs\7781 - 7800\7781 - summit - arden hills\cad c3d\survey\preplat\7781-prp.dwgSave Date:06/07/19 FILE NO:18213890 Pheasant Ridge Drive NE,
Suite 100, Blaine, MN 55449
Phone: 763-489-7900 Fax: 763-489-7959
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYINGLEGENDDaniel S. Hanson, L.S. 3/26/19 License #:I hereby certify that this survey, plan orreport was prepared by me or under mydirect supervision and that I am a dulylicensed land surveyor under the laws ofthe State of MinnesotaName:Signature:Date:VICINITY MAP521409C3Detail SITE DATA ARDEN HILLS SENIOR LIVINGMINIMUM SETBACK DATA
Know what'sbelow.before you dig.CallRC4SITE PLAN
f:\jobs\7781 - 7800\7781 - summit - arden hills\cad c3d\engineering\7781_site.dwgSave Date:06/21/19of9 SUMMIT DEVELOPMENT
9122 Cottonwood Lane N.
Maple Grove, MN 55369REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:JTRJTR03/26/19ARDEN HILLS SENIOR LIVING
Arden Hills, MinnesotaJoseph T. Radach, PEName:Signature:Date: 03/26/19 License #:45889I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota3890 Pheasant Ridge Dr. NE #100, Blaine, MN
Phone: 763-489-7900 Fax: 763-489-7959
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING1. 06/07/19 Site Plan Revision2. 06/25/19 City Comments
Know what'sbelow.before you dig.CallRC5UTILITY PLAN
f:\jobs\7781 - 7800\7781 - summit - arden hills\cad c3d\engineering\7781_utility.dwgSave Date:06/21/19of9 SUMMIT DEVELOPMENT
9122 Cottonwood Lane N.
Maple Grove, MN 55369REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:JTRJTR03/26/19ARDEN HILLS SENIOR LIVING
Arden Hills, MinnesotaJoseph T. Radach, PEName:Signature:Date: 03/26/19 License #:45889I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota3890 Pheasant Ridge Dr. NE #100, Blaine, MN
Phone: 763-489-7900 Fax: 763-489-7959
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING1. 06/07/19 Site Plan Revision2. 06/25/19 City Comments
Know what'sbelow.before you dig.CallRC6GRADING, DRAINAGE, &
EROSION CONTROL PLAN
f:\jobs\7781 - 7800\7781 - summit - arden hills\cad c3d\engineering\7781_grade.dwgSave Date:06/21/19of9 SUMMIT DEVELOPMENT
9122 Cottonwood Lane N.
Maple Grove, MN 55369REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:JTRJTR03/26/19ARDEN HILLS SENIOR LIVING
Arden Hills, MinnesotaJoseph T. Radach, PEName:Signature:Date: 03/26/19 License #:45889I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota3890 Pheasant Ridge Dr. NE #100, Blaine, MN
Phone: 763-489-7900 Fax: 763-489-7959
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING1. 06/07/19 Site Plan Revision2. 06/25/19 City Comments
C7STORMWATER POLLUTION
PREVENTION PLAN
f:\jobs\7781 - 7800\7781 - summit - arden hills\cad c3d\engineering\7781_swppp.dwgSave Date:06/07/19of9 SUMMIT DEVELOPMENT
9122 Cottonwood Lane N.
Maple Grove, MN 55369REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:JTRJTR03/26/19ARDEN HILLS SENIOR LIVING
Arden Hills, MinnesotaJoseph T. Radach, PEName:Signature:Date: 03/26/19 License #:45889I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota3890 Pheasant Ridge Dr. NE #100, Blaine, MN
Phone: 763-489-7900 Fax: 763-489-7959
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING1. 06/07/19 Site Plan Revision2. 06/25/19 City Comments“”
C8DETAILS
f:\jobs\7781 - 7800\7781 - summit - arden hills\cad c3d\engineering\7781_detail.dwgSave Date:06/21/19of9 SUMMIT DEVELOPMENT
9122 Cottonwood Lane N.
Maple Grove, MN 55369REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:JTRJTR03/26/19ARDEN HILLS SENIOR LIVING
Arden Hills, MinnesotaJoseph T. Radach, PEName:Signature:Date: 03/26/19 License #:45889I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota3890 Pheasant Ridge Dr. NE #100, Blaine, MN
Phone: 763-489-7900 Fax: 763-489-7959
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING1. 06/07/19 Site Plan Revision2. 06/25/19 City Comments
C9DETAILS
f:\jobs\7781 - 7800\7781 - summit - arden hills\cad c3d\engineering\7781_detail.dwgSave Date:06/21/19of9 SUMMIT DEVELOPMENT
9122 Cottonwood Lane N.
Maple Grove, MN 55369REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:JTRJTR03/26/19ARDEN HILLS SENIOR LIVING
Arden Hills, MinnesotaJoseph T. Radach, PEName:Signature:Date: 03/26/19 License #:45889I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota3890 Pheasant Ridge Dr. NE #100, Blaine, MN
Phone: 763-489-7900 Fax: 763-489-7959
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING1. 06/07/19 Site Plan Revision2. 06/25/19 City Comments
REF.FDFD wo5RM15SB9RB3HB1SS11SM8BL7HB3TL8HB5BF3NS5NS17RB8BH5BH3NS5bf3bh3L1LANDSCAPE PLAN
f:\jobs\7781 - 7800\7781 - summit - arden hills\cad c3d\landscape\7781_landscape.dwgSave Date:06/26/19of SUMMIT DEVELOPMENT
9122 Cottonwood Lane N.
Maple Grove, MN 55369REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:03/26/19ARDEN HILLS SENIOR LIVING
Arden Hills, MinnesotaName:Signature:Date: 03/26/19 License #:
3890 Pheasant Ridge Dr. NE #100, Blaine, MN
Phone: 763-489-7900 Fax: 763-489-7959
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING
JAKI hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Landscape Architect under thelaws of the State of Minnesota.45071James A. Kalkes, RLA2JAK1. 06/07/19 Site Plan Revision2. 06/25/19 City CommentsEXISTING GRADEGUY WIRE WITH WEBBINGFLAGGING- ONE PER WIREPLANTING SOIL MIXTURE (SEE SPEC.)MINIMUM 1/2 WIDTH OF ROOT BALL4"-6" SHREDDED BARKMULCHUNDISTURBED OR STABILIZEDSUBSOILNOTE: GUY ASSEMBLY OPTIONAL BUTCONTRACTOR ASSUMES FULLRESPONSIBILITY FOR MAINTAINING TREEIN A PLUMB POSITION FOR THEDURATION OF THE GUARANTEE PERIODGUY ASSEMBLY- 16"POLYPROPYLENE OR POLYETHYLENE(40 MIL) 1-1/2" WIDE STRAP (TYP)DOUBLE STRAND 10 GA. WIRE, 2-7"ROLLED STEEL POSTS (MnDOT 3401)@ 180° O.C. (SEE STAKING DIAGRAM)COORDINATESTAKING TO INSUREUNIFORMORIENTATION OF GUYLINES AND STAKES2. TRIM OUT DEAD WOOD AND WEAK AND/ORDEFORMED TWIGS. DO NOT CUT A LEADER. DONOT PAINT CUTS.4. PLACE PLANT IN PLANTING HOLE WITHBURLAP AND WIRE BASKET, (IF USED), INTACT.BACKFILL WITHIN APPROXIMATELY 12" OF THETOP OF ROOTBALL, WATER PLANT. REMOVETOP 1/3OF THE BASKET OR THE TOP TWOHORIZONTAL RINGS, WHICHEVER IS GREATER.REMOVE ALL BURLAP AND NAILS FROM TOP1/3 OF THE BALL. REMOVE ALL TWINE.3. SET PLANT ON UNDISTURBED NATIVE SOILOR THOROUGHLY COMPACTED BACKFILL SOIL.INSTALL PLANT SO THE ROOT FLARE IS AT ORUP TO 2" ABOVE THE FINISHED GRADE.6. WATER TO SETTLE PLANTS AND FILLVOIDS.5. PLUMB AND BACKFILL WITHBACKFILL SOIL.7. WATER WITHIN TWO HOURS OFINSTALLATION. WATERING MUST BESUFFICIENT TO THOROUGHLY SATURATEROOT BALL AND PLANTING HOLE.8. PLACE MULCH WITHIN 48 HOURS OFTHE SECOND WATERING UNLESS SOILMOISTURE IS EXCESSIVE.1. SCARIFY BOTTOM AND SIDES OF HOLEPRIOR TO PLANTINGPLANTREE WRAPBACKFILL MIXPAINTED FLUORESCENT ORANGEWHITE FLAGGING (TYP.)DOUBLE STRAND 12 GAUGE WIRE8" 2-PLY NYLON STRAPS8' STEEL TEE POST-4 INCHES HARDWOOD MULCHFROM TOP 1/3 OF THE BALLREMOVE BURLAP & ROPEUNDISTURBED SUBSOIL4 INCH DEEP SAUCERNOTE: SEE PLANTING NOTES FOR THE TYPE OF MULCH MATERIAL TO USE.12"6"2'(MIN.)6"6"3 REQUIRED AT 120LANDSCAPE LEGEND34-37133-26125-131 (OLD MNDOT 260) &ALL AREAS DISTURBED BY CONSTRUCTION NOT INTENDED (USE EROSION CONTROL BLANKETSODDED, OR RETENTION BASINS FOR SLOPES OVER 3:1)25-131FOR GENERAL STABILIZATION (USE EROSION CONTROL BLANKETOF PAD AREAS FOR SLOPES OVER 3:1)SEED MIX LEGEND (FOR ALL SHEETS)·1 Tree per 40' of street frontage··331' / 40 = 8 trees·Gross square foot (All Floors) / 320··(38,618 x 3) = 115854 / 320 = 362 caliper inches··362 / 2.5ca = 145 trees·10% of the landscape area must be shrubs & mulch·TREE PRESERVATION PLAN MITIGATION TREES··REPLACEMENT TREES404 CALIPER Inches··404 / 2.5ca = 161 trees·Percentage of Trees of Various Caliper Inches···Caliper Inch2.0" - 3.0" 3.5" - 4.0" 4.5" - 6.0"···3 Story Building 50 %30 %20 %CITY of ARDEN HILLS LANDSCAPE CODE
9gfsREF.FDFD 6pds8sdd10gls5dbb10KFG3AWS11GFS18AWS16GLS10DBB19PDS23KFG5KBL3SDD3DBB3AWS5GLS28PDS8SDD50KFG5GFS26DBB11SVJ16GLS10AWS5GFS7PMD9WLC5MYS3DBB14SPL13SMS29SVJ15BOX3GFS7SRF3DBW11AWS3BJD20AWS3BOX32KFG9gfs25GFS3BCA6DBB3DBW9AWS8SMS15DBB3BOX8BCAL2PLANTING PLAN
f:\jobs\7781 - 7800\7781 - summit - arden hills\cad c3d\landscape\7781_landscape.dwgSave Date:06/26/19of SUMMIT DEVELOPMENT
9122 Cottonwood Lane N.
Maple Grove, MN 55369REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:03/26/19ARDEN HILLS SENIOR LIVING
Arden Hills, MinnesotaName:Signature:Date: 03/26/19 License #:
3890 Pheasant Ridge Dr. NE #100, Blaine, MN
Phone: 763-489-7900 Fax: 763-489-7959
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING
JAKI hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Landscape Architect under thelaws of the State of Minnesota.45071James A. Kalkes, RLA2JAK1. 06/07/19 Site Plan Revision2. 06/25/19 City CommentsLANDSCAPE LEGEND2' MIN.TO PAVEDSURFACELCBACKFILL WITH PLANTINGALL SPACE BETWEEN THE PLANTS TO FULL DEPTH.UNDISTURBED SOILFINAL GRADEPOLY EDGER4" DEEP HARD WOOD MULCHSIDEWALK/CURBMIN. 6" (TYP.)MIX 6" AT THE SIDES AND
TP1TREE PRESERVATION
PLAN
f:\jobs\7781 - 7800\7781 - summit - arden hills\cad c3d\landscape\7781_tree preservation_jtr.dwgSave Date:06/25/19of SUMMIT DEVELOPMENT
9122 Cottonwood Lane N.
Maple Grove, MN 55369REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:03/26/19ARDEN HILLS SENIOR LIVING
Arden Hills, MinnesotaName:Signature:Date: 03/26/19 License #:
3890 Pheasant Ridge Dr. NE #100, Blaine, MN
Phone: 763-489-7900 Fax: 763-489-7959
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING
JAKI hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Landscape Architect under thelaws of the State of Minnesota.45071James A. Kalkes, RLA2JAK1. 06/07/19 Site Plan Revision2. 06/25/19 City CommentsREMOVED/SAVEDTOTAL SIGNIFICANT TREESTOTAL SIGNIFICANT TREES (ci)10% TREE REMOVAL BY RIGHTTOTAL SIGNIFICANT TREES REMOVEDTOTAL SIGNIFICANT TREE REMOVAL (ci)PROPOSED REMOVAL LESS 10% BY RIGHTREPLACE AT 1:2 (ci)REPLACEMENT TREE AT 2.5ciREPLACEMENT/CREDIT101 TREES2349 ci235 ci42 TREES1042 ci807 ci404 ci162 TREESSIGNIFICANT TREE·A deciduous hardwood tree that is at least ten (10)caliper inches, including but not limited to, ironwood,catalpa, oak, hard maple, walnut, hickory, birch, blackcherry, hackberry, locust and basswood.·A deciduous softwood tree that is at least twelve (12)caliper inches, including but not limited to, cottonwood,poplars/aspen, box elder, willow, silver maple and elm.·A coniferous evergreen tree having foliage on theoutermost portion of the branches year-round andwhich is at least fifteen (15) feet or more in height.Mitigation Rate·Plant at a rate of 1:2 or one inch replaced for everytwo inches of significant trees lost.REMOVED/SAVED 59 SAVED 42 REMOVED
TP2TREE PRESERVATION
PLAN
f:\jobs\7781 - 7800\7781 - summit - arden hills\cad c3d\landscape\7781_tree preservation_jtr.dwgSave Date:06/25/19of SUMMIT DEVELOPMENT
9122 Cottonwood Lane N.
Maple Grove, MN 55369REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:03/26/19ARDEN HILLS SENIOR LIVING
Arden Hills, MinnesotaName:Signature:Date: 03/26/19 License #:
3890 Pheasant Ridge Dr. NE #100, Blaine, MN
Phone: 763-489-7900 Fax: 763-489-7959
ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING
JAKI hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Landscape Architect under thelaws of the State of Minnesota.45071James A. Kalkes, RLA2JAK1. 06/07/19 Site Plan Revision2. 06/25/19 City CommentsSIGNIFICANT TREE·A deciduous hardwood tree that is at least ten (10)caliper inches, including but not limited to, ironwood,catalpa, oak, hard maple, walnut, hickory, birch, blackcherry, hackberry, locust and basswood.·A deciduous softwood tree that is at least twelve (12)caliper inches, including but not limited to, cottonwood,poplars/aspen, box elder, willow, silver maple and elm.·A coniferous evergreen tree having foliage on theoutermost portion of the branches year-round andwhich is at least fifteen (15) feet or more in height.Mitigation Rate·Plant at a rate of 1:2 or one inch replaced for everytwo inches of significant trees lost.
PAGE 1 OF 1Drawn By: SANDYDate:7/2/2019Scale: AS NOTEDRevisions# Date CommentsGENERAL NOTES:A. PULSE PRODUCTS DOES NOT ASSUME RESPONSIBILITYFOR THE INTERPRETATION OF THIS CALCULATION ORCOMPLAINCE TO THE LOCAL, STATE, OR FEDERALLIGHTNG CODES OR ORDINANCES.B. LIGHTING LAYOUT IS NOT INTENDED FOR CONSTRUCTIONDOCUMENTS BUT ONLY TO ILLUSTRATE THE PERFORMANCEOF THE PRODUCT.C. ALL READINGS/CALCULATIONS SHOWN ARE SHOWN ONOBJECTS/SURFACES.19011 SUMMIT AVEARDEN HILLS, MNChecked By: ROSSLuminaire ScheduleSymbolQtyLabelArrangementLLFDescriptionArr. WattsLuminaire Location SummaryLumNoLum. LumensLabelXYZCalculation SummaryOrientTilt24AA554390.0201009.4276AASINGLE0.900LUMARK PRV-A40-D-UNV-T3-BZ-HSS MOUNT ON 25FT POLE WITH 2FT BASE0Label143138410CalcTypeUnitsAvgMaxMinAvg/Min25AA554396.8201105.9270026AA554440.4200896.72790027AA554614.520089627900Max/Min28BB554663.1200975.5270029SITE GROUNDIlluminance2Fc0.874.20.0N.A.N.A.BBSINGLEBB554664.8201080.12700NORTH PARKING0.900LUMARK PRV-A40-D-UNV-T2-BZ MOUNT ON 25FT POLE WITH 2FT BASE30AA554538200958.527270031AA554459.6201182.227IlluminanceFc2.213.11.91.161432701.63SOUTH PARKINGIlluminanceFc1.872.80.82.341507303.50WEST PARKINGIlluminanceFc2.102.71.31.622.08Plan ViewScale: 1 inch= 40 Ft.INTERSTATE HIGHWAY 694PARKSHORE DREX. BLDGEX.BLDG~WETLAND~RIDGE08.05.092.09.097898689894689898894289DHYDHYAAAAAABBBBAAAAAA0.4 0.40.10.4 0.5 1.22.53.80.50.90.31.12.90.40.50.70.81.00.50.81.00.91.10.10.90.70.61.00.13.21.50.90.50.40.30.20.20.20.10.10.10.10.11.80.10.10.10.20.20.30.40.50.81.01.31.80.11.10.81.51.10.90.80.81.11.31.31.10.70.32.70.62.42.63.42.91.00.80.80.91.01.21.44.01.10.40.90.60.81.01.31.41.30.90.20.30.51.22.62.13.30.50.50.60.60.70.81.01.31.82.42.62.12.04.20.6 0.30.10.10.20.40.60.91.52.11.92.01.90.01.70.01.22.64.23.20.70.20.20.10.10.10.10.10.10.21.01.62.22.02.11.10.10.30.61.22.73.50.00.70.00.10.10.10.10.00.00.00.00.00.00.00.02.80.20.10.10.10.10.10.10.10.10.10.10.10.10.00.20.20.30.50.81.31.62.12.61.30.10.30.51.20.11.92.50.00.00.00.00.00.10.10.10.20.30.50.11.40.12.02.31.30.10.30.51.22.63.82.81.10.30.00.90.31.41.52.02.82.52.32.32.42.82.01.41.01.10.21.00.50.70.81.11.31.72.01.81.41.72.02.10.82.22.22.22.11.81.51.10.90.30.50.71.01.21.21.71.12.82.22.22.32.72.61.91.51.31.11.00.91.40.41.90.30.30.30.40.30.30.30.30.30.30.30.30.30.30.30.30.30.30.40.30.40.30.20.20.10.10.32.00.80.60.60.50.60.60.81.11.51.91.91.60.21.92.21.51.10.70.50.10.20.40.40.50.50.40.41.61.72.21.51.71.92.02.02.12.42.62.52.42.21.21.81.01.61.51.61.61.71.61.51.31.10.80.70.31.91.32.62.52.32.32.42.72.31.81.51.31.21.11.41.21.71.31.21.00.70.50.30.51.22.22.52.31.21.12.20.90.30.61.01.31.61.71.71.82.02.12.20.62.31.52.01.91.71.61.51.41.41.41.51.72.02.12.32.22.32.02.01.41.31.72.02.22.32.22.01.91.02.21.32.00.21.71.71.71.71.92.12.22.32.11.81.22.10.32.20.1 0.1 0.1 0.3 1.2 1.60.11.00.10.20.2 0.3 0.5 2.1 2.7 2.21.50.21.61.5 1.1 0.8 0.6 0.5 0.40.10.31.30.2 0.2 0.2 0.1 0.1 0.1 0.10.30.30.1 0.3 0.8 1.0 1.0 0.8 0.41.80.20.10.6 1.7 2.1 2.1 1.9 1.80.10.10.32.91.1 0.9 0.8 0.7 0.6 0.40.10.30.10.2 0.2 0.1 0.1 0.1 0.1 0.11.60.40.42.00.1 0.0 0.0 0.1 0.1 0.10.10.20.02.5 3.7 2.7 1.1 0.4 0.20.10.10.30.60.3 1.5 2.2 2.2 2.1 1.40.10.51.80.2 0.2 0.1 0.1 0.1 0.1 0.10.92.20.1 0.1 0.1 0.1 0.1 0.1 0.30.12.50.11.1 0.4 0.20.2 0.2 0.4 2.11.90.21.42.3 2.2 2.1 1.4 0.9 0.60.10.30.10.2 0.2 0.1 0.1 0.1 0.1 0.10.30.42.40.40.9 1.3 1.8 2.4 3.1 2.40.22.10.12.4 1.6 1.1 0.8 0.5 0.3 0.22.10.01.70.2 0.1 0.1 0.1 0.1 0.00.50.00.10.0 0.1 0.2 0.3 0.3 0.3 0.20.00.00.1 0.1 0.1 0.0 0.0 0.0 0.00.10.00.50.0 0.1 0.1 0.1 0.1 0.1 0.10.00.10.60.0 0.0 0.0 0.0 0.0 0.00.20.10.30.2 0.2 0.2 0.1 0.11.1 0.80.10.01.90.30.7 0.6 0.5 0.4 0.10.30.21.40.12.1 2.1 2.1 2.2 2.2 2.0 1.80.60.11.2 1.1 0.8 0.7 0.6 0.5 0.40.50.21.00.1 0.1 0.1 0.1 0.1 0.0 0.00.32.20.3 0.10.3 0.6 1.1 1.6 2.01.42.40.42.0 1.9 1.9 1.9 1.6 1.2 0.92.40.10.20.8 0.6 0.4 0.3 0.2 0.10.40.10.40.1 0.0 0.0 0.0 0.0 0.2 0.31.10.10.20.01.2 2.1 2.3 1.9 1.5 1.10.20.40.60.1 0.1 0.0 0.0 0.0 0.0 0.00.60.10.00.0 0.0 0.0 0.0 0.0 0.00.10.00.00.1 0.1 0.6 1.9 2.4 2.3 1.60.00.02.0 1.5 1.0 0.6 0.4 0.2 0.10.00.00.90.0 0.0 0.0 0.0 0.0 0.00.10.10.50.00.0 0.0 0.0 0.0 0.1 0.12.20.21.82.3 3.0 2.7 1.4 0.6 0.30.10.00.12.50.02.2 2.7 2.4 1.4 0.6 0.30.11.30.12.2 2.1 1.6 1.0 0.6 0.4 0.20.10.00.10.1 0.1 0.0 0.0 0.0 0.00.70.00.00.0 0.0 0.0 0.0 0.0 0.1 0.10.01.11.6 0.7 0.20.0 1.4 2.7 2.40.11.61.80.7 0.4 0.2 0.1 0.1 0.0 0.02.00.00.00.0 0.0 0.0 0.0 0.0 0.02.20.02.30.0 0.0 0.1 0.1 0.1 0.1 0.60.10.00.02.70.0 0.0 0.0 0.0 0.0 0.00.00.00.10.1 0.1 0.2 0.3 1.1 2.7 3.80.02.20.02.9 1.3 0.5 0.30.1 0.40.03.00.51.9 1.3 0.8 0.4 0.2 0.1 0.12.20.10.0 0.0 0.0 0.0 0.0 0.0 0.02.80.10.00.2 0.6 2.2 3.7 2.8 1.2 0.50.11.41.10.30.0 0.1 0.3 1.9 2.30.02.00.00.8 0.5 0.3 0.2 0.1 0.1 0.11.32.20.03.90.4 0.2 0.1 0.1 0.0 0.01.10.01.60.0 0.0 0.0 0.0 0.0 0.0 0.00.01.40.0 0.1 0.1 0.1 0.2 0.5 2.80.72.90.10.6 0.30.1 0.7 1.9 2.3 2.24.00.00.1 0.1 0.0 0.0 0.0 0.0 0.00.10.00.40.0 0.0 0.0 0.1 0.1 0.2 0.30.00.10.40.2 0.7 2.4 3.8 2.9 1.30.10.30.20.5 2.1 2.7 2.2 1.7 1.2 0.70.10.61 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc1 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.5 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fc0.25 fcTYPE AA & BB
Unit Schedule (Gross SF - Overall)
Unit Type Name Gross SF Count
1BR Unit A2 703 ft² 10
1BR Unit A3 650 ft² 17
1BR Unit A5 664 ft² 14
1BR: 41
1BR+D Unit B1 853 ft² 9
1BR+D Unit B2 901 ft² 15
1BR+D: 24
2BR Unit C1 1,045 ft² 1
2BR Unit C2 1,150 ft² 8
2BR Unit C3 916 ft² 8
2BR: 17
Care Suite 0-1 CS 388 ft² 5
Care Suite: 5
Care Suite
Commons
CS Commons 809 ft² 1
Care Suite
Commons
Utility/Laundry 147 ft² 1
Care Suite Commons: 2
MC 1BR Unit MC-A1 683 ft² 2
MC 1BR: 2
MC Studio Unit MC-S1 436 ft² 10
MC Studio Unit MC-S2 450 ft² 5
MC Studio Unit MC-S3 468 ft² 7
MC Studio: 22
Studio Unit S1 436 ft² 7
Studio: 7
Grand total: 120
Unit Schedule (Gross SF - by Flr)
Level Unit Type Name Count
Level 1 1BR Unit A2 2
Level 1 1BR Unit A3 3
Level 1 1BR Unit A5 6
Level 1 1BR+D Unit B1 3
Level 1 2BR Unit C3 2
Level 1 Care Suite 0-1 CS 5
Level 1 Care Suite
Commons
CS Commons 1
Level 1 Care Suite
Commons
Utility/Laundry 1
Level 1 MC 1BR Unit MC-A1 2
Level 1 MC Studio Unit MC-S1 10
Level 1 MC Studio Unit MC-S2 5
Level 1 MC Studio Unit MC-S3 7
Level 1: 47
Level 2 1BR Unit A2 3
Level 2 1BR Unit A3 7
Level 2 1BR Unit A5 4
Level 2 1BR+D Unit B1 3
Level 2 1BR+D Unit B2 7
Level 2 2BR Unit C2 4
Level 2 2BR Unit C3 4
Level 2 Studio Unit S1 2
Level 2: 34
Level 3 1BR Unit A2 5
Level 3 1BR Unit A3 7
Level 3 1BR Unit A5 4
Level 3 1BR+D Unit B1 3
Level 3 1BR+D Unit B2 8
Level 3 2BR Unit C1 1
Level 3 2BR Unit C2 4
Level 3 2BR Unit C3 2
Level 3 Studio Unit S1 5
Level 3: 39
Grand total: 120
Bldg Gross SF -...
Level Gross SF
Level -1 20,648 ft²
Level 1 41,440 ft²
Level 2 36,833 ft²
Level 3 36,873 ft²
135,794 ft²
PARKING
50 GARAGE STALLS
52 SURFACE STALLS
102 TOTAL
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Summit Development Arden Hills Senior Living
Cover Sheet
SUMMIT -ARDEN HILLS SENIOR LIVING
ARTIST RENDERING
LOCATION MAP
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Summit Development Arden Hills Senior Living
Rendered Site Plan
1" = 40'-0"1 Site Plan
694
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Summit Development Arden Hills Senior Living
Fitness Trail Site Plan
STAIRUNEXCAVATED
50 STALLS
GARAGE
ENTRY
20,648 ft²
Garage
822 ft²
Fitness
89
442 ft²
Maint./Office
90TrashStair
Elev. Lobby
677 ft²
Theater
99
538 ft²
Storage
94
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Summit Development Arden Hills Senior Living
Garage
1/16" = 1'-0"1 Level -1
REF.FDFD50 STALLS
DINING PATIO
MC
DECK
683 ft²
Unit MC-A1
683 ft²
Unit MC-A1
450 ft²
Unit MC-S2
468 ft²
Unit MC-S3
436 ft²
Unit MC-S1
436 ft²
Unit MC-S1
436 ft²
Unit MC-S1
450 ft²
Unit MC-S2
468 ft²
Unit MC-S3
436 ft²
Unit MC-S1
468 ft²
Unit MC-S3
436 ft²
Unit MC-S1
450 ft²
Unit MC-S2
468 ft²
Unit MC-S3
436 ft²
Unit MC-S1
450 ft²
Unit MC-S2
468 ft²
Unit MC-S3
436 ft²
Unit MC-S1
436 ft²
Unit MC-S1 468 ft²
Unit MC-S3
484 ft²
MC Lounge
QQQQQ
238 ft²
Staff
Touchdown
RRRRR
150 ft²
Spa
SSSSS
137 ft²
Laundry
TTTTT
838 ft²
Mail Cafe
QQQQQQ Stair
974 ft²
MC Dining
UUUUUU
Elev. Lobby
100 ft²
Bistro
AAAAAAAA
1,514 ft²
Kitchen
EEEEEEEE
436 ft²
Unit MC-S1
436 ft²
Unit MC-S1
650 ft²
Unit A3
853 ft²
Unit B1
703 ft²
Unit A2
853 ft²
Unit B1
853 ft²
Unit B1
3,272 ft²
Dining
MMMMMMMMM
Redundant
Room
Conference
98
257 ft²
DOH
986
Work Room
Marketing
468 ft²
Unit MC-S3
450 ft²
Unit MC-S2
388 ft²
0-1 CS
703 ft²
Unit A2
664 ft²
Unit A5
664 ft²
Unit A5
916 ft²
Unit C3
664 ft²
Unit A5
664 ft²
Unit A5
650 ft²
Unit A3
147 ft²
Utility/Laundry
809 ft²
CS Commons
Schema 1 Legend
1BR
1BR+D
2BR
Care Suite
Care Suite Commons
MC 1BR
MC Commons
MC Studio
388 ft²
0-1 CS
388 ft²
0-1 CS
388 ft²
0-1 CS
388 ft²
0-1 CS
Stair
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Summit Development Arden Hills Senior Living
Level 1 Floor Plan
1/16" = 1'-0"1 Level 1
1,150 ft²
Unit C2
1,150 ft²
Unit C2
853 ft²
Unit B1
650 ft²
Unit A3
853 ft²
Unit B1
853 ft²
Unit B1
650 ft²
Unit A3
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901 ft²
Unit B2
650 ft²
Unit A3
650 ft²
Unit A3
901 ft²
Unit B2
901 ft²
Unit B2
901 ft²
Unit B2
703 ft²
Unit A2
916 ft²
Unit C3
664 ft²
Unit A5
916 ft²
Unit C3
664 ft²
Unit A5
664 ft²
Unit A5
703 ft²
Unit A2
664 ft²
Unit A5
916 ft²
Unit C3
901 ft²
Unit B2
901 ft²
Unit B2
436 ft²
Unit S1
650 ft²
Unit A3
650 ft²
Unit A3
650 ft²
Unit A3
916 ft²
Unit C3
703 ft²
Unit A2
436 ft²
Unit S1
9,516 ft²
Circulation/Commons
1,150 ft²
Unit C2
1,150 ft²
Unit C2901 ft²
Unit B2
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Summit Development Arden Hills Senior Living
Level 2
1/16" = 1'-0"1 Level 2
1,150 ft²
Unit C2
1,150 ft²
Unit C2
853 ft²
Unit B1
650 ft²
Unit A3
703 ft²
Unit A2
853 ft²
Unit B1
853 ft²
Unit B1
1,045 ft²
Unit C1
703 ft²
Unit A2
901 ft²
Unit B2
901 ft²
Unit B2
650 ft²
Unit A3
650 ft²
Unit A3
650 ft²
Unit A3
901 ft²
Unit B2
436 ft²
Unit S1
901 ft²
Unit B2
436 ft²
Unit S1
436 ft²
Unit S1
703 ft²
Unit A2
1,150 ft²
Unit C2
1,150 ft²
Unit C2
436 ft²
Unit S1
901 ft²
Unit B2
901 ft²
Unit B2
901 ft²
Unit B2
650 ft²
Unit A3
650 ft²
Unit A3
901 ft²
Unit B2
650 ft²
Unit A3
703 ft²
Unit A2
436 ft²
Unit S1
664 ft²
Unit A5
703 ft²
Unit A2
664 ft²
Unit A5
664 ft²
Unit A5
916 ft²
Unit C3
664 ft²
Unit A5
916 ft²
Unit C3
6,729 ft²
Circulation/Commons
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Summit Development Arden Hills Senior Living
Level 3
1/16" = 1'-0"1 Level 3
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Summit Development Arden Hills Senior Living
Exterior Perspectives
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Summit Development Arden Hills Senior Living
Exterior Perspectives
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Summit Development Arden Hills Senior Living
Trail Perspectives
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Summit Development Arden Hills Senior Living
Trail Perspectives
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Summit Development Arden Hills Senior Living
Trail Perspectives
ARDEN HILLS SENIOR LIVINGENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING
See DetailENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYINGARDEN HILLS SENIOR LIVINGVICINITY MAPDetail
ARDEN HILLS
SENIOR LIVING
PARKSHORE TRAIL
ACTIVITY OPTIONS
PROPOSED EXERCISE OP T IONS
Summit Development is proposing to include exercise stations as part of its
investment in improving the city owned park area at Parkshore Drive.
We believe this wellness initiative serves our proposed development as well
as the entire community that choses to use this public park.
The equipment highlighted in our proposal is meant to serve as an example
of senior fitness equipment that is safe for most users.
Choosing equipment where the user remains seated was a priority as well as
including accessible exercise options.
PROPOSED TRAIL WITH EXERCISE STATION S
4 -PERSON LEG PRES S
2 PERSON ACCESSIBLE CHEST PRESS
2 -PERSON SIT-UP BENCH
2 PERSON BACK & ARMS COMBO
RECUMBENT BIK E
2 -PERSON ACCESSIBLE LAT PULL
MORE INFORMATION
HTTPS://GFOUTDOORFITNESS.COM/SENIOR -FITNESS/