HomeMy WebLinkAbout04-15-2020 PCThe April 15, 2020
Special Planning Commission meeting can be accessed
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Enter the Meeting ID: 371 209 657
Chair:
Nick Gehrig
Commissioners:
Steven Jones
James Lambeth
Paul Vijums
Subbaya Subramanian
Jonathan Wicklund
Marcie Jefferys
Clayton Zimmerman
Kurtis Weber
Council Liaison:
Councilmember
Steve Scott
Arden Hills Special
Planning Commission
Meeting
April 15th, 2020 at
6:30 PM
1245 W. Highway 96
Arden Hills, MN 55112
651.792.7800
www.cityofardenhills.org
City Vision
A strong community that values our unique environment, our fiscal soundness,
and our tradition as a desirable city in which to live, work, and play.
Agenda
Call to Order and Roll Call
1. Oath of Office
2. APPROVAL OF THE AGENDA
3. APPROVAL OF MINUTES
A. February 5, 2020 Planning Commission Regular Meeting
4. PLANNING CASES
A. Planning Case 18-014 – Mounds View High School Amended Planned Unit Development
(Public Hearing Required)
B. Planning Case 20-001 – 2040 Comprehensive Plan Amendment (Public Hearing Required)
5. UNFINISHED AND NEW BUSINESS
6. COMMENTS AND REPORTS
A. Report from the City Council
B. Planning Commission Comments
7. ADJOURNMENT
A quorum of the City Council may be present at this meeting.
Planning Cases are available online at:
http://www.cityofardenhills.org/agendacenter
Approved:
CITY OF ARDEN HILLS, MINNESOTA
PLANNING COMMISSION
WEDNESDAY, FEBRUARY 5, 2020
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 Subramanian, Paul
Vijums, and Jonathan Wicklund.
Absent: Commissioner Steven Jones and Clayton Zimmerman.
Also present were: Community Development Manager/City Planner Mike Mrosla, Associate
Planner Joe Hartmann, and Councilmember Steve Scott.
APPROVAL OF AGENDA – FEBRUARY 5, 2020
Chair Gehrig stated the agenda will stand as published.
APPROVAL OF MINUTES
January 8, 2020 – Planning Commission Regular Meeting
Commissioner Vijums moved, seconded by Commissioner Wicklund, to approve the
January 8, 2020, Planning Commission Regular Meeting as presented. The motion carried
unanimously (5-0).
PLANNING CASES
A. Planning Case 19-018; Boston Scientific PUD Amendment and Site Plan Review –
No Public Hearing Required
Associate Planner Hartmann stated Lorne Rothbauer of Boston Scientific (“The Applicant”) is
requesting Amended Planned Unit Development and Site Plan Review for a proposed project on
4100 Hamline Avenue N (“Subject Property”) to renovate a 700 square foot addition to the south
ARDEN HILLS PLANNING COMMISSION – February 5, 2020 2
side of Building 10 near Innovation Way for the delivery of research resources to the Research
Therapies Center (“RTC”) facility.
Associate Planner Hartmann explained the Boston Scientific campus at 4100 Hamline Avenue
North operates under a Planned Unit Development (PUD) that was originally approved in 2002
for the Guidant Corporation. The last update to the PUD and Campus Master Plan took place in
2017 when the City approved a 5,330 square foot building addition on the northeast corner of
Building 9 (Planning Case 17-013). New building construction or site modification identified on
the approved Campus Master Plan requires the submittal of a Site Plan Review application prior
to construction. For building construction or site modifications not included on the Master Plan,
a PUD Amendment is required. The proposed addition to Building 10 is not shown on the current
Master Plan and a PUD Amendment is therefore being requested.
Associate Planner Hartmann reviewed the surrounding area, the Plan Evaluation and provided
the Findings of Fact for review:
1. The Boston Scientific campus at 4100 Hamline Avenue North operates under a Planned
Unit Development (PUD) that was originally approved in 2002 for the Guidant
Corporation.
2. The last update to the PUD and Campus Master Plan took place in 2017 when the City
approved a 5,330 square foot building addition on the northeast corner of Building 9
(Planning Case 17-013).
3. New building construction or site modification identified on the approved Campus
Master Plan requires the submittal of a Site Plan Review application prior to construction.
4. For building construction or site modifications not included on the Master Plan, a PUD
Amendment is required.
5. The proposed addition to Building 10 is not shown on the current Master Plan.
6. A public hearing for a PUD Amendment request is required before the request can be
brought before the City Council; provided, however, that when such changes are deemed
insignificant by the Zoning Administrator, the requirements of a hearing may be waived.
7. The changes to the site that the Applicants propose would impact less than 1% of the total
area within the PUD, and given these circumstances, staff waived the requirements of a
public hearing in this case.
Associate Planner Hartmann recommended the Commission approve a Site Plan Review of
4100 Hamline Avenue, based on the findings of fact and the submitted plans, as amended by the
conditions in the February 5, 2020 Report to the Planning Commission:
1. All conditions of the original Planned Unit Development shall remain in full force and
effect.
2. Prior to the issuance of a grading permit, all items identified in the January 24th, 2020
Engineering Division memo shall be addressed. All comments shall be adopted herein by
reference.
3. The project shall be completed in accordance with the plans submitted as amended by the
conditions of approval. Any significant changes to these plans, as determined by the City
Planner, shall require review and approval by the Planning Commission and City
Council.
4. The proposed structures shall conform to all other regulations in the City Code.
ARDEN HILLS PLANNING COMMISSION – February 5, 2020 3
5. 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 Applicant
shall be responsible for obtaining any 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.
6. Heavy duty silt fence and adequate erosion control around the entire construction site
shall be required and maintained by the Developer during construction to ensure that
sediment and storm water does not leave the project site.
7. 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.
8. Prior to the issuance of a building permit, a landscape financial security of $2,500 shall be
submitted. Landscape financial security shall be held for two full growing seasons.
9. Prior to the issuance of a building permit, the Applicant shall submit a materials board to
be approved in writing by staff.
10. 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. In addition, any lighting under
canopies (building entries) shall be recessed and use a flush lens.
Associate Planner Hartmann 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 floor to Commissioner comments.
Commissioner Lambeth asked if the applicant had provided staff with information regarding
the proposed truck movements and number of trucks that would be moving through the site. He
believed that the site was a little tight for the proposed truck movements.
Matt Ruetten, Boston Scientific, explained the volume of trucks per day would be between zero
and five or six. He indicated this would be a very low volume dock compared to the other docks
at Boston Scientific. He noted this building expansion would have two bays for truck deliveries.
He stated he understood the turning radius was tight, but because the volume of trucks would be
quite low, he did not anticipate this would be a problem.
Commissioner Subramanian questioned why the applicant was proposing two more dock bays
if the truck volume would be low.
Mr. Ruetten reported this dock was on the research facility and would be used for receiving. He
stated safety would be improved by adding this dock versus having on-grade deliveries.
ARDEN HILLS PLANNING COMMISSION – February 5, 2020 4
Commissioner Vijums asked if the driveway width should be increased for turning radius
purposes.
Mr. Ruetten commented the driveway width had been widened to make the turning safer. He
indicated he would work with the delivery drivers to ensure they were heading south on
Innovation Drive after deliveries.
Community Development Manager/City Planner Mrosla explained the width of the driveway
was somewhat limited given the location of a wetland on the property.
Commissioner Lambeth questioned what the construction schedule was for this project.
Mr. Ruetten reported construction would begin in the spring of 2020 pending approval from the
City.
Chair Gehrig moved and Commissioner Lambeth seconded a motion to recommend
approval of Planning Case 19-018 for Site Plan Review of 4100 Hamline Avenue based on
the findings of fact and the submitted plans, as amended by the ten (10) conditions in the
February 5, 2020, report to the Planning Commission. The motion carried unanimously (5-
0).
B. Planning Case 19-020; 3159 Shoreline Lane Variance Request – No Public Hearing
Required
Associate Planner Hartmann stated Justin Brown (“The Applicant”) has requested a variance
for an ordinary high water (OHW) yard setback of five feet, six inches (5’ 6”) to construct a new
deck behind a single-family dwelling located at 3159 Shoreline Lane (“Subject Property”).
Associate Planner Hartmann reported on October 16th, 2019 Curtin and Sons Construction
LLC submitted a building permit for construction of a new deck in the rear yard of the Subject
Property (“2019-01063”). Staff inspected the property and determined that the previous deck,
which was approved under a building permit in 2007 (“B07-9967”), had been removed and the
contractor was planning to build a larger deck, based on photos of the property from 2017 and the
evidence that the posts for the new deck had been dug farther out than the posts for the previous
deck. Under 2019-01063, the contractor indicated the replacement deck proposed was 13 feet, 6
inches wide and 34 feet, 3 inches long where the previous deck under B07-9967 was built to
eight feet (8’) wide and 30 feet long.
Associate Planner Hartmann explained the Applicant is requesting a variance to the setback
from the ordinary high water level (OHWL). The required setback is 50 feet but the Zoning
Ordinance allows a six foot (6’) encroachment into the required setback. The proposed deck
exceeds the allowed setback and encroachment by five and a half feet (5’6”).
Associate Planner Hartmann indicated staff notes that building plans are not required as part of
a submission for a Land Use Application, but because the nature of the request is regarding a pre-
existing structure encroaching on the setbacks for the property, previous building permits have
been included in the Land Use Application for comparison. The Planning Commission is being
asked to determine if a variance request for flexibility with the OHW setback requirement should
ARDEN HILLS PLANNING COMMISSION – February 5, 2020 5
be approved. The evaluation of the proposal should be based on the District Provisions in Section
1320.06 and the Requirements for a Variance in Section 1355.04, Subd. 4.
Associate Planner Hartmann reviewed the Plan Evaluation, Variance Criteria and provided the
Findings of Fact for review:
General Findings:
1. City Staff received a land use application for a request to build a new deck behind the
single family dwelling at the Subject Property 3159 Shoreline Lane.
2. The Subject Property is located in the R-2 One and Two Family Residential District.
3. A deck on a single-family detached dwelling is a permitted use in the R-2 district.
4. The Subject Property is non-conforming with the R-2 districts standards for minimum lot
width requirements.
5. The rear setback to the property is determined by the Ordinary High Water Level
(OHWL) for Lake Josephine, which is 50 feet.
6. The principle structure is 52 feet from the OHWL.
7. Decks, uncovered porches, ramps, and steps generally may extend six feet (6’) into
required setbacks but in no case shall these encroachments be less than six feet (6’) from
any lot line.
8. The proposed deck on the Subject Property would otherwise conform to all other
requirements and standards of the R-2 district and Shoreland Management Regulations.
9. The proposed development would not encroach on any flood plains, wetlands, or
easements.
10. A variance may be granted if the Applicant meets all three factors of the statutory test for
practical difficulties.
Associate Planner Hartmann stated approval of the Variance at 3159 Shoreline Lane is based
on the findings of fact and the submitted plans, as amended by the conditions below:
1. A Building Permit shall be issued prior to commencement of construction.
2. The proposed building shall conform to all other standards and regulations in the City
Code.
Associate Planner Hartmann 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 floor to Commissioner comments.
Commissioner Vijums asked if other deck variances on Lake Josephine have been approved.
Associate Planner Hartmann stated staff found one other instance where a variance was
approved on Lake Johanna in 1995. He commented further on the previous variance request.
ARDEN HILLS PLANNING COMMISSION – February 5, 2020 6
Community Development Manager/City Planner Mrosla commented the City’s Shoreline
Ordinance was not approved until 2010.
Chair Gehrig questioned if staff had visited the site and if so, were there any concerns about any
extended deck interfering with sight lines.
Community Development Manager/City Planner Mrosla reported staff has visited the site
numerous times. He explained views and sight lines were not to be take into consideration for
variance requests but rather the zoning level only.
Commissioner Lambeth asked what the width of this property was.
Associate Planner Hartmann reported the lot was 45 feet at its narrowest point. He stated the
lot was a legally non-conforming property.
Commissioner Lambeth reviewed the comments the City had received from the neighbors
noting there was concerns regarding views and sight lines. He stated five and half feet was not a
great deal of space and he wondered how this small of a variance would inconvenience the
neighbors. He anticipated the neighbor’s six foot solid fence blocked more views than the
proposed deck would. He explained he supported the proposed deck and found it to be
reasonable.
Commissioner Subramanian questioned if the owners would consider redesigning the deck to
maintain a length that did not require a variance.
Community Development Manager/City Planner Mrosla deferred this question to the
applicant.
Kurt Curtin, Curtin & Sons Construction, stated he was representing the applicant. He reported
the deck would not be functional if it were angled. He noted this was an awkward lot that was
developed prior to all of the current City Code. He explained the proposed deck would have
clear glass railings so as not to obstruct any views.
Commissioner Lambeth asked how long the applicant has lived in the home.
Justin Brown, 3159 Shoreline Lane, stated he has lived in the home since 2013. He explained
the home was owned between six of his family members. He reported the deck was being
proposed to provide more space for the family when recreating at the lake home.
Commissioner Lambeth questioned if Mr. Brown was aware of the existing restrictions and
setbacks when he purchased the home.
Mr. Brown explained he looked at replacing the deck last year after the existing trusses began to
give out. He stated the new deck would be made out of composite materials.
Commissioner Lambeth inquired if Mr. Brown had spoken to the neighbors who objected to the
new deck.
ARDEN HILLS PLANNING COMMISSION – February 5, 2020 7
Mr. Brown stated he had spoken to Catherine and Trace Robinson, the homeowners to the north,
along with the neighbors to the south. He explained he has had a relationship with these
neighbors since 2013. He noted the Robinson’s use their lake home as a vacation property noting
they live in Houston, Texas.
Commissioner Wicklund requested further information regarding the footings that were already
in the ground.
Mr. Curtin reported these footings were for the existing deck. He noted these would be
removed and only two would be put in place.
Chair Gehrig stated the applicant was requesting a 13’ 5” deck. He questioned how this deck
would be used by the applicant.
Mr. Brown explained the deck would be used for outdoor dining space.
John Lillie, attorney representing Catherine Robinson and Therace Risch, stated his client’s
home was at 3167 Shoreline Lane. He noted he provided the City with a written submission. He
respectfully disagreed with Commission Lambeth noting the proposed deck would impact the
neighbors. He commented on the legal requirements for a practical difficulty and stated this
request had not met the standards. He feared if the City were to approve this variance request a
precedent would be set for future deck expansion requests. He anticipated there were many
homes on the lake that wanted to extend their decks closer to the lake. He explained there was
than enough usable space to install a deck. While he understood this lake lot was uniquely sized,
he stated this was not enough of a reason to approve the variance. He commented further on how
the proposed deck would adversely impact the view his clients have of the lake. He reiterated that
financial difficulty did not meet the standard within Statute to approve a variance.
Commissioner Wicklund stated after hearing comments from the neighbors representative he
had several questions. He asked if staff recommended it was not advisable to make decisions
based on views.
Community Development Manager/City Planner Mrosla stated this was correct. He noted
the City had reached out to the watershed district and the DNR and received no comments. He
reported staff had also discussed the matter with the City Attorney and he was advised a
determination on the variance should be made by the Planning Commission.
Commissioner Wicklund questioned who governed docks and dock sizes.
Community Development Manager/City Planner Mrosla explained the City had some
regulations in place for dock widths at the shoreline.
Commissioner Wicklund stated it may be helpful, from an educational standpoint, to let the
residents that have raised concerns know about the City’s dock standards.
Community Development Manager/City Planner Mrosla reported staff would follow up with
these residents. He commented further on the impervious surface questions that were raised by
the neighbors.
ARDEN HILLS PLANNING COMMISSION – February 5, 2020 8
Chair Gehrig thanked staff for outlining the Commission’s purview for this request. He
commented on the practical difficulties for this request. He suggested the fact that the home was
built 52 feet from the high water mark was a difficulty given the fact it left no room for a deck.
He stated these things happen and noted how City Code has changed over the years. He believed
an eight foot deck was simply a balcony space and a 13’ 5” deck would be more useable. In
addition, he did not believe the proposed deck would alter the character of the neighborhood. He
stated he supported the variance as requested.
Commissioner Vijums agreed stating this property was legally non-conforming. He supported
the applicant being able to have a useful deck versus simply a walking space.
Commissioner Vijums moved and Commissioner Lambeth seconded a motion to
recommend approval of Planning Case 19-020 for a Variance at 3159 Shoreline Lane based
on the findings of fact and the submitted plans, as amended by the two (2) conditions in the
February 5, 2020, report to the Planning Commission. The motion carried unanimously (5-
0).
C. Planning Case 19-021; Brausen Family Automotive PUD Amendment – No
Public Hearing Required
Community Development Manager/City Planner Mrosla stated Brausen Automotive Repair
(“The Applicant”) has submitted an application for a Planned Unit Development Amendment.
The Applicant is requesting flexibility in the color scheme and materials proposed for the
renovation and remodel of the existing automotive repair garage, service station and car wash.
Community Development Manager/City Planner Mrosla explained at its June 5, 2019
meeting, the Planning Commission reviewed and approved a Land Use Application for a Final
Planned Unit Development (PUD) and Site Plan Review at Brausen Automotive Repair. At that
time, the Applicant proposed to demolish the exiting service station and carwash. The structures
would be replaced with a new 7,978 square foot convenience store and a 1,600 square foot
carwash. In addition, the Applicant proposed a 4,505 square feet garage and repair bay addition.
During the PUD process the Applicant received approval for the general site design, building
architecture and materials, parking, carwash access, stormwater ponding, landscaping and
lighting.
Community Development Manager/City Planner Mrosla reported since receiving their
approvals, the Applicant is requesting to modify the approved building architecture and
materials. The intent of the modifications are to improve the aesthetics of the proposed buildings
to better complement the existing repair garage. In order to incorporate the existing repair garage
into the design the Applicant is requesting flexibility to utilize pre-cast panels on the proposed
carwash and repair garage addition. Pre-cast concrete panels are a construction material produced
by casting concrete in a mold and then is cured. After the product is cured, it is transported to the
construction site and lifted/tilted into place (Figure 1). The Applicant is requesting to utilize pre-
cast panels because the product can be formed to match the existing structure design.
Community Development Manager/City Planner Mrosla stated however, the City Code
section below depicts pre-cast panels as an undesirable material.
ARDEN HILLS PLANNING COMMISSION – February 5, 2020 9
1325.05 Subd 7. (D)(3)Undesirable materials shall include simulated brick, vinyl or
aluminum siding, sheet or corrugated metal siding, plain concrete blocks or panels,
brightly colored metal roofing or canopies, pre-cast tilt-up walls, mirrored or reflective
glass, and materials that represent corporate colors or logos not in conformance with
approved building materials.
Community Development Manager/City Planner Mrosla commented due to the requested use
of an undesirable material staff directed the Applicant to submit a Land Use Application
requesting a Concept Plan Review. The Concept Plan Review process is an opportunity for the
City Council to provide comments and questions regarding the proposed development on the
general public health, safety, comfort and general welfare of the inhabitants of the City of Arden
Hills. A concept review is considered advisory and is nonbinding to the City and Applicant
(Section 1320.14, Subd 4 of the Zoning Code). No formal action can be taken at a Work Session.
If the applicant decides to proceed with the project, a formal application will be subject to the full
review process, including a public hearing with Planning Commission and City Council review.
Community Development Manager/City Planner Mrosla explained the City Council heard
this request at their November 18, 2019 work session meeting. The Applicant and their
contractor discussed with the City Council their request to use pre-cast panels on the carwash and
repair garage addition. In addition, the Applicant stated they would propose minor changes to the
north and west elevation to better complement the existing repair garage as well. During the
meeting, Councilmembers asked questions about the pre-case panels and reviewed proposed
elevation changes. Council requested the Applicant to break up the east elevation as the propose
plans had no windows or breaks in the pre-cast. However, the Council was overall supportive of
the proposed changes.
Community Development Manager/City Planner Mrosla reviewed the surrounding area, the
Plan Evaluation and provided the Findings of Fact for review:
1. The property located at 1310 W County Road E is located in the B-2 General Business
District.
2. The Applicant received Final Planned Unit Development and Site Plan Review approvals
on June 24, 2019.
3. The applicant has submitted an Amended Planned Unit Development application.
4. The Master PUD substantially conforms to 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 Amended PUD process has been requested in the following areas:
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
ARDEN HILLS PLANNING COMMISSION – February 5, 2020 10
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.
Community Development Manager/City Planner Mrosla recommended approval of the
Amended PUD at 1310 W County Road E., based on the findings of fact and submitted plans,
subject to the following conditions:
1. All conditions of the original Final Planned Unit Development and Site Plan Review
(Planning Case 19-001) shall remain in full force and effect.
2. The Amended Planned Unit Development approval shall expire six months from the date
of the City Council approval unless a building permit has been requested or a time
extension has been granted by the City Council.
3. Prior to the issuance of the building permit, the Applicant shall enter into a Final Planned
Unit Development Agreement.
Community Development Manager/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 floor to Commissioner comments.
Commissioner Lambeth asked if the proposed South elevation had reflective glass.
Community Development Manager/City Planner Mrosla stated this elevation would have
standard glass and not reflective glass.
Commissioner Vijums questioned if the tip up panels were being used for cost savings
measures.
Community Development Manager/City Planner Mrosla reported he was uncertain if this was
a factor. He indicated the reason for changing the building materials was to make the existing
and new portions of the building more closely align from a visual standpoint.
Commissioner Vijums moved and Commissioner Lambeth seconded a motion to
recommend approval of Planning Case 19-021 for an Amended PUD at 1310 West County
Road E based on the findings of fact and the submitted plans, as amended by the three (3)
conditions in the February 5, 2020, report to the Planning Commission. The motion
carried unanimously (5-0).
UNFINISHED AND NEW BUSINESS
None.
ARDEN HILLS PLANNING COMMISSION – February 5, 2020 11
REPORTS
A. Report from the City Council
Councilmember Scott provided the Commission with an update from the City Council. He
discussed the action the Council took on three Planning Cases. He reported the Council
appointed Interim City Engineer/Public Works Director Blomstrom as the City’s Engineer. He
explained the City Council also appointed Board and Commission positions. He commented on
the Presidential Primary election and encouraged residents to vote on Tuesday, March 3rd. He
indicated two of the City’s precincts had changed, Precinct 2 was now located at the Anderson
Center and Precinct 3 would be hosted at North Heights Lutheran Church.
B. Planning Commission Comments and Requests
None.
C. Staff Comments
None.
ADJOURN
Commissioner Lambeth moved, seconded by Commissioner Wicklund, to adjourn the
February 5, 2020, Planning Commission Meeting at 7:46 p.m. The motion carried
unanimously (5-0).
_____________________________________________________________________________________________
City of Arden Hills
Planning Commission Meeting for April 15, 2020
P:\Planning\Planning Cases\2018\PC 18-014 - Mounds View School District - 1900 & 1901 Lake Valentine Road
Page 1 of 6
Requested Action
The existing Mounds View High School Planned Unit Development (PUD) requires an
amendment to include the following conditions based on the findings contained within the Lake
Valentine Road Traffic and Pedestrian Study and evaluation of existing Planned Unit Development
and site conditions.
Background
On May 22, 2019, the City Council approved Planning Case #18-014 for the Mounds View High
School PUD, subject to several conditions. The terms of the PUD approval requires the Mounds
View School District to implement safety improvements on Lake Valentine Road to address traffic
and increased pedestrian crossings between the school building and the north parking lot, including
installation of turn lanes and other access improvements, trail and sidewalk improvements,
pedestrian signal, signage and striping modifications, and drainage and utility improvements.
Following approval of Planning Case #18-014, the School District and City proceeded with a study
to identify specific traffic and pedestrian improvements for Lake Valentine Road. The traffic and
pedestrian study was recently completed and reviewed by City and School District staff. A copy of
the study report is provided in Attachment B.
Traffic Study Evaluation
City staff is recommending adding the following 12 conditions to the existing Planned Unit
Development to address existing traffic and pedestrian safety issues based on the findings contained
within the study report, an evaluation of existing site conditions, and the Planned Unit Development
Agreement.
MEMORANDUM
DATE: April 15, 2020 PC Agenda Item 4.A
TO: Planning Commission
FROM: Mike Mrosla – Community Development Manager/City Planner
SUBECT: Planning Case # 18-014 – Public Hearing Required
Applicant: City of Arden Hills/ISD #621: Mounds View Public Schools
Property Location: 1900 Lake Valentine Road
Request: Amended Planned Unit Development
_____________________________________________________________________________________________
City of Arden Hills
Planning Commission Meeting for April 15, 2020
P:\Planning\Planning Cases\2018\PC 18-014 - Mounds View School District - 1900 & 1901 Lake Valentine Road
Page 2 of 6
School Speed Zone – Establishment of a school zone speed limit of 25 mile per hour for a one (1)
hour period spanning the school start time and a one (1) hour period spanning the school release time
for Mounds View High School. At its February 10, 2020 meeting, the City Council approved the
school speed zone. Speed zone signage is anticipated to be installed in the spring of 2020.
1. Realignment of the west parking lot entrance to align with the west school site entrance on
the south side of Lake Valentine Road (Pick-up / Drop-off Access) to be completed prior to
the start of the 2021-2022 school year. The School District will negotiate in good faith to
complete easement or property acquisition from the adjacent parcel owned by State of
Minnesota, or construct the intersection within existing school district land if easement or
property acquisition is declined b y the State, to accommodate the realignment of the west
parking lot entrance.
_____________________________________________________________________________________________
City of Arden Hills
Planning Commission Meeting for April 15, 2020
P:\Planning\Planning Cases\2018\PC 18-014 - Mounds View School District - 1900 & 1901 Lake Valentine Road
Page 3 of 6
2. Installation of a 150-ft long exclusive right turn lane for eastbound Lake Valentine Road at
the pick-up / drop-off access (south side of street).
3. Fencing - Installation of perimeter fencing to guide students, staff and visitors to the
controlled crossing. Per the original approvals, the proposed fence shall be four (4) foot tall
decorative fence.
4. Traffic Signal - Installation of a centralized traffic signal controlled pedestrian crossing at
the location generally depicted on Figure 8 in the study report. Example of a potential
crossing signal in the image above may change pending final design.
a. Installation of a small raised median and pedestrian refuge adjacent to the signal
controlled pedestrian crossing as determined by the City Engineer during design of
the signal.
b. Installation of sidewalk on the south side of Lake Valentine Road to route pedestrians
from the signal controlled pedestrian crossing to the front entrance of the school
building.
c. Installation of an additional street light at the signal controlled pedestrian crossing,
in addition to the street lights previously installed at the east and west parking lot
entrances.
_____________________________________________________________________________________________
City of Arden Hills
Planning Commission Meeting for April 15, 2020
P:\Planning\Planning Cases\2018\PC 18-014 - Mounds View School District - 1900 & 1901 Lake Valentine Road
Page 4 of 6
5. Elimination of eastbound left turn movements at the east parking lot access upon completing
the realignment of the west parking lot entrance noted above.
6. Installation of a 150-ft long exclusive right turn lane for westbound Lake Valentine Road at
the east parking lot access (north side of street).
7. Installation of sidewalk along the north side of Lake Valentine Road between the east parking
lot entrance and Janet Court.
8. Installation of a 2-inch mill and overlay along Lake Valentine Road between the construction
limits of right turn lane construction (#2 and #6 above) to repair the existing pavement as a
result of improvements noted above and utility crossings associated with the site
improvements, as well as accommodating new pavement and crosswalk markings.
The Development Contract and Planned Unit Development Agreement for Mounds View High
School includes a provision stating that the School District is financially responsible for the cost of
the improvements described above. Cost estimates for the recommended improvements were not
included in the scope of the traffic study and will be developed during the design process. Pending
approval the School Districts consults will begin design of the proposed improvements.
Implementation of the recommendations is intend to occur this summer.
Suggested Findings of Fact
Staff offers the following findings of fact for consideration:
1. The properties located at 1900 and 1901 Lake Valentine Road are located in the R-1 Single
Family Residential District.
2. The proposed conditions when implemented will create a safer environment for pedestrian
movement across Lake Valentine Road.
3. The proposed roadway improvements will improve traffic flow through the road section
adjacent to the school.
_____________________________________________________________________________________________
City of Arden Hills
Planning Commission Meeting for April 15, 2020
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Page 5 of 6
4. With the applied conditions, the application is not anticipated to create a negative impact
on the immediate area or the community as a whole.
5. The proposed school zone speed limit, the effective hours, and the extent of the school zone
are recommended by City staff and Mounds View School District staff.
6. The traffic and pedestrian study was reviewed by City and School District staff.
7. The City and School District staff concur on the proposed conditions and recommended
improvements.
Options and Motion Language
Staff has provided the following options and motion language for this case. City staff is
recommending the following twelve (12) site improvements to address existing traffic and
pedestrian safety issues based on the findings contained within the study report, an evaluation of
existing site conditions, and the Planned Unit Development Agreement.
1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 18-
014 for an Amended PUD at 1900 and 1901 Lake Valentine Road, based on the findings of
fact and recommendations based on the findings contained within the traffic study, an
evaluation of existing site conditions, and the Planned Unit Development Agreement, and as
amended by the following conditions:
1. Realignment of the west parking lot entrance to align with the west school site entrance
on the south side of Lake Valentine Road (Pick-up / Drop-off Access) to be completed
prior to the start of the 2021-2022 school year. The School District will need to
negotiate in good faith to complete easement or property acquisition from the adjacent
parcel owned by State of Minnesota to accommodate the realignment of the west
parking lot entrance.
2. Elimination of eastbound left turn movements at the east parking lot access upon
completing the realignment of the west parking lot entrance noted above.
3. Installation of perimeter fencing along the southwest portion of the parking lot upon
completing the relocation of the west parking lot entrance noted above. Proposed
fencing shall be four (4) tall decorative fencing.
4. Installation of a centralized traffic signal controlled pedestrian crossing at the location
generally depicted on Figure 8 in the study report.
5. Installation of a small raised median and pedestrian refuge adjacent to the signal
controlled pedestrian crossing as determined by the City Engineer during design of the
signal.
6. Installation of sidewalk on the south side of Lake Valentine Road to route pedestrians
from the signal controlled pedestrian crossing to the front entrance of the school
building.
7. Installation of an additional street light at the signal controlled pedestrian crossing, in
addition to the street lights previously installed at the east and west parking lot
entrances.
_____________________________________________________________________________________________
City of Arden Hills
Planning Commission Meeting for April 15, 2020
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Page 6 of 6
8. Installation of School Zone Speed Limit signage as previously authorized by the City
Council.
9. Installation of a 150-ft long exclusive right turn lane for eastbound Lake Valentine
Road at the pick-up / drop-off access (south side of street).
10. Installation of a 150-ft long exclusive right turn lane for westbound Lake Valentine
Road at the east parking lot access (north side of street).
11. Installation of sidewalk along the north side of Lake Valentine Road between the east
parking lot entrance and Janet Court.
12. Installation of a 2-inch mill and overlay along Lake Valentine Road between the
construction limits of right turn lane construction (#9 and #10 above) to repair the
existing pavement as a result of improvements noted above and utility crossings
associated with the site improvements, as well as accommodating new pavement and
crosswalk markings.
2. Recommend Approval without Conditions: Motion to recommend approval of Planning Case
18-014 for an Amended PUD at 1900 and 1901 Lake Valentine Road, based on the findings of
fact and recommendations based on the recommendations contained within the traffic study.
3. Recommend Denial: Motion to recommend denial of Planning Case 18-014 for an Amended
PUD at 1900 and 1901 Lake Valentine Road, based on the following findings of fact: findings
to deny should specifically reference the reasons for denial and why those reasons cannot be
mitigated.
4. Table: Motion to table Planning Case 18-014 for an Amended PUD at 1900 and 1901 Lake
Valentine Road for the following reasons: a specific reason and/or information request should
be included with a motion to table.
Notice and Public Comments
Notice was published in the Pioneer Press on April 4, 2020. Notice and website was prepared by
the City and mailed to property owners within 1,000 feet of the subject property. Staff has received
one e-mail attached to this report.
Attachments
A. Location Map
B. Mounds View High School Traffic Study
C. Comments
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 MN
Statute 466.03 Subd 21.
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K:\014908-000\Traffic\Traffic Study\Lake Valentine Road Study.docx 701 XENIA AVENUE S | SUITE 300 | MINNEAPOLIS, MN | 55416 | 763.541.4800 | WSBENG.COM Memorandum
To: Mr. Todd Blomstrom, Public Works Director/City Engineer
Mr. Mike Mrosla, Community Development Manager / City Planner
City of Arden Hills
From: Sean Delmore, PE, PTOE
Erik Seiberlich, Senior Project Manager
Date: February 28, 2020
Re: Lake Valentine Road Traffic and Pedestrian Study
WSB Project No. 014908-000
INTRODUCTION
The purpose of this technical memorandum is to summarize the existing traffic and pedestrian
conditions at Mounds View High School in the City of Arden Hills. Improvement alternatives will
be developed and analyzed so that recommendations for potential mitigation measures will be
included in the analysis.
The study area (shown in Figure 1) is located along Lake Valentine Road, east of I-35W and
west of Fairview Avenue, in the vicinity of Mounds View High School. A previous traffic and
parking study was completed by Wenck in May of 2019, but ultimately lacked what the City of
Arden Hills needed for recommended improvements to the study area. This study will include a
more comprehensive set of recommendations for Lake Valentine Road and how to provide a
safer, well operating roadway system without restraint to the existing site conditions. Existing
vehicle and pedestrian counts were collected as well as drone footage during school peak hours
for analysis.
The study intersections in the vicinity of Mounds View High School (shown in Figure 2) are as
follows (as of the time of data collection):
• Lake Valentine Road & West School Access
• Lake Valentine Road & West Parking Access
• Lake Valentine Road & East Parking Access
• Lake Valentine Road & Bus Parking/Janet Court
• Lake Valentine Road & South Parking Access
EXISTING SCHOOL TRANSPORTATION SYSTEM & PEDESTRIAN FACILITIES
Lake Valentine Road is a two-lane undivided major collector roadway, beginning at Old Trunk
Highway (TH) 10 and becomes 10th Street west of I-35W. The speed limit on Lake Valentine
Road is 35 mph. Sidewalk is provided on the south side of Lake Valentine Road between the
East Parking Access and South Parking Access, and from the West School Access to the west of
the study area.
See Figure 2 for the existing (MnDOT 2017) annual average daily traffic (AADT) volumes
surrounding the study area. The following describes the existing geometry and traffic control at
the study intersections:
• Lake Valentine Road & West School Access- This is a three-legged intersection with
the northbound approach being stop controlled. The westbound approach on Lake
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Valentine Road provides a through lane and a two-way left-turn lane (TWLTL) that shares
storage with the eastbound left turning vehicles at the West Parking Access. The
eastbound approach provides one shared through-right turn lane. The northbound
approach provides one shared turn lane. Crosswalks are provided on the south and east
legs of the intersection.
• Lake Valentine Road & West Parking Access- This is a three-legged intersection with
the southbound approach being stop controlled. The eastbound approach on Lake
Valentine Road provides a through lane and a TWLTL that shares storage with the
westbound left turning vehicles at the West School Access. The westbound approach
provides one shared through-right turn lane. The southbound approach provides one
shared turn lane. A crosswalk is provided on the west leg of the intersection (same
crosswalk as the east leg at the West School Access). This intersection is situated
immediately east of the West School Access intersection, so that the TWLTL can not be
used by left turning vehicles at both accesses.
• Lake Valentine Road & East Parking Access - This is a three-legged intersection (the
fourth northbound unpaved leg is currently only used for construction vehicles, but will
become the access to the handicapped parking facility) with the northbound and
southbound approaches being stop controlled. The approaches on Lake Valentine Road
each provide a left-turn lane (TWLTL) and a shared through-right turn lane. The parking
lot approaches each provide one shared lane. A crosswalk is provided o n the west leg of
the intersection.
• Lake Valentine Road & Bus Parking/Janet Court- This is a four-legged intersection
with the northbound and southbound approaches being stop controlled. A two-way left-
turn lane TWLTL is provided on the Lake Valentine Road approaches and shared
through-right turn lanes. One shared lane is provided for the northbound and southbound
approaches. A crosswalk is provided on the south leg of the intersection.
• Lake Valentine Road & South Parking- This is a three-legged intersection with the
northbound approach being stop controlled. A through lane and TWLTL are provided on
Lake Valentine Road for both approaches as there are several driveways on the north
side of the road. The northbound approach provides one shared lane and a median
through the approach. No crosswalks are provided of the intersection as the sidewalk
starts immediately west of this intersection.
Figure 1. Study Area
LEGEND
Study Location
Lake Valentine Road Traffic Study
Arden Hills, MN
Mounds View
High School Area
Figure 2. 2019 Existing Traffic Volumes
LEGEND
Average Daily Traffic Volume
(MnDOT 2017)
XX (XX) AM (PM) Turning Movement Volume
AM (PM) Total Pedestrian Volume
Crossing Lake Valentine Rd at
intersections with North Lot
X,XXX
Lake Valentine Road Traffic Study
Arden Hills, MNJanet Court(0) 5
v
(50) 104(0) 1(55) 141(83) 183
,(36) 100
x 2 4 8
141 (54)
61 (114)
i r w s
1 (1)
f
k
2 (33)0 (1)0 (10)(156) 292
,(0) 5
(5) 33
v
(6) 3(0) 1(2) 10 (2)
x 2 4 8
i r w s
194 (153)
196 (26)
f
k
6 (79)1 (34)1 (0)(10) 9
(5) 2
v
(10) 7(1) 0(36) 25(222) 286
,
37 (28)
x 2 4 8
385 (163)
i r w s
f
5 (11)k
3 (8)0 (1)2 (6)v
(18) 8(73) 26(275) 239
,(10) 27
113 (26)
2 8
s
387 (203)f312 (269)(269)Bus Parking
February 28, 2020
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ANALYSIS PROCESS
The purpose of this analysis is to determine the existing and build year traffic operations for the
roadway network within the vicinity of the proposed development. The following summarizes the
study process and evaluation results.
Analysis Tool
Synchro/SimTraffic analysis software was used to analyze the Build Condition scenarios.
Synchro10 is a traffic operations analysis software package that implements the methodologies of
the Highway Capacity Manual (HCM). Data from Synchro10 is transferred to SimTraffic10, a
detailed microscopic model that considers vehicle driver behavior, detailed interaction of vehicles
with each other and the roadway between adjacent intersections, random behavior of drivers, and
the delay for individual vehicles throughout the peak hour. Synchro10 uses the HCM methodology
to analyze intersection operations through one cycle of a traffic signal while SimTraffic10 simulates
the operation of the network of traffic signals through multiple cycles over a specif ied period of time
(e.g., 60 minutes).
Intersection Level of Service
The ability of an intersection to process traffic is affected by the number and type of vehicles,
desired turning movements, intersection geometrics, and traffic control devices. Inters ection level
of service (LOS) differs from segment LOS in that the quality of traffic operations is defined as the
delay to vehicles caused by the intersection’s traffic control rather than the ratio of vehicle volumes
to roadway capacity. Intersection LOS typically focuses on operations during the periods of the day
with the highest traffic volumes whereas segment LOS is based on traffic volumes over an average
24-hour period. Thus, the intersection LOS analysis gives a “worst-case” result for each intersection
and more clearly identifies operational problems at the intersections.
Because traffic signal timing is optimized in order to provide the best overall intersection delay,
while still keeping minor movement delay tolerable, movements with very low volumes may
experience higher delays than some high volume movements. In a coord inated system, priority is
given to the largest volume movements (usually through movements), and when a traffic signal has
a long cycle length, the majority of green time is allotted to the high volume movements. Because
of this, lower volume movements may experience LOS E or F simply because of the long duration
between green phases provided that movement. For example, if the northbound movement during
the PM peak hour is the primary movement, a small volume of southbound left turning vehicles
may suffer prolonged delay even with a very short average queue.
The intersection operational analysis process includes determining the LOS for the key
intersections under the existing peak hour traffic conditions. The City of Arden Hills has identified
that if a roadway operates at a Level of Service C or better during peak hours, it is generally
considered acceptable. If a roadway operates with a LOS D or worse during peak hours,
improvements should be considered (City of Arden Hills 2040 Comprehensive Plan). Figure 3
presents the intersection LOS thresholds, in terms of seconds of vehicle delay, as defined in the
HCM.
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Figure 3. Intersection Level of Service Thresholds
SOURCE: Highway Capacity Manual, 2010.
TRANSPORTATION ALTERNATIVE SCENARIOS
Several alternatives were presented to the City Council during a work session in late November
2019. This meeting was attended by City staff, School/School District staff and City Council
members. The alternatives presented included the following:
• Obtaining additional land from the State of Minnesota and relocating the west parking lot
access to provide one four-legged intersection
• Constructing a median on Lake Valentine Road to provide exclusive left turn lanes into
accesses
• Consolidating pedestrian crossings to one central location with traffic signal control
• Constructing a pedestrian overpass from the north parking lot to the south side of Lake
Valentine Road
• Constructing a pedestrian underpass from the north parking lot to the south side of Lake
Valentine Road
• Reorganizing the pick-up/drop-off area for pedestrian safety and improved operations
• Realign Lake Valentine Road to provide more room for school side improvements
This work session centered around a presentation showing drone video clips highlighting issues
and constraints of the corridor and study area as well as rough sketches of opportunities including
the improvement alternatives presented in the preceding bulletized list. Constructive discussion
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followed with input from all stakeholders. Slides from the presentation shown at this meeting can
be found in the appendix following this traffic study memorandum.
Based on feedback from all stakeholders, several improvement alternatives were eliminated due
to cost, constructability or impact to the recently improved school property. The two improvement
alternatives that were chosen for further investigation were:
• The potential acquisition of State property west of the north parking area to facilitate
providing a traditional four-legged intersection
• Combining pedestrian crossings to one central location and providing traffic signal control
These two alternatives can be implemented individually or complementary to one another. The
two improvement alternatives are detailed in the following section.
Preferred Improvement Alternatives
• The potential acquisition of State property west of the north parking area to facilitate
providing a traditional four-legged intersection:
o Figure 4 shows the existing property lines and a graphic of how left turns into the
pick-up/drop-off and west parking lot access are unable to occur safely at the
same time. This has resulted in the closure of the west access during peak
school times forcing all access and egress to one location. This has resulted in
extensive queuing and delay.
o Figure 5 shows a rough concept drawing of what could be implemented with a
successful land swap or ac quisition, and a graphic of how it would improve traffic
operations and intersection safety.
• Combining pedestrian crossings to one central location and providing traffic signal
control:
o Figure 6 shows how the one centralized pedestrian crossing would replace the
two existing crossings and where a pedestrian activated traffic signal system
would be located. A raised median could be constructed on the either side of the
crossing to further protect pedestrians. The median could only be constructed if
the west access is realigned as then eastbound left turns would be restricted at
the east access.
o The many advantages that come with this alternative include:
▪ Placing the pedestrian crossing area where only through movements are
being made (currently pedestrians crossing conflict with turning and
through vehicles).
▪ A protected pedestrian phase for much safer crossing without the need
of a crossing guard or traffic control officer.
▪ During off-peak times the signal would rest in green for Lake Valentine
Road so that vehicular traffic is unaffected.
▪ When a pedestrian is present and uses the push button, the signal would
provide a red light for vehicles and a WALK sign for pedestrians. The
time from pushing the button to receiving the WALK signal should be
minimal, and the total pedestrian phase is estimated to be less than 20
seconds.
Two transportation scenarios were analyzed in Synchro/SimTraffic for the study area, including:
• Year 2020 Mid-Block Signal Only
• Year 2020 Mid-Block Signal and West Access Realignment
Figure 4. State Property / Realignment Alternative
Lake Valentine Road Traffic Study
Arden Hills, MN
•Offset left turns
•Inadequate queuing area
17
Figure 5. State Property / Realignment Alternative
Lake Valentine Road Traffic Study
Arden Hills, MN
Benefits
•Organized queuing area
•Exclusive turn lanes
•Solves offset left turn issue
•Drivers in back, peds in front
19
x
x
Figure 6. Traffic Signal Control Alternative
Lake Valentine Road Traffic Study
Arden Hills, MN
•Single crossing area
•Protected by signal phasing
•Pedestrian Activated
•Would require other
improvements to site
•Off-peak traffic unaffected
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Year 2019 Existing Conditions
The existing conditions establish a baseline from which to compare future traffic operations with.
Study intersection turning movement volumes for this scenario were established through actual
weekday school AM (7:40-8:40 AM) and PM (3:00-4:00 PM) school peak hour counts taken from
video surveillance of the study intersections on Thursday, October 24, 2019. Raw count data is
shown in the Appendix. Count data was taken for the following intersections:
• Lake Valentine Road & West School Access
• Lake Valentine Road & West Parking Access
• Lake Valentine Road & East Parking Access
• Lake Valentine Road & Bus Parking/Janet Ct
• Lake Valentine Road & South Parking Access (counts from Thursday, October 10, 2019)
The existing condition was analyzed from actual drone footage for both the AM and PM peak
periods. The drone footage identifies issues that Synchro/SimTraffic are unable to show. The
West Parking Access was closed using a police vehicle for most of the AM and PM peak time by
an officer who was directing traffic. Figure 2 displays the 2019 existing AM peak hour (7:40-8:40)
and PM peak hour (3:00-4:00) turning movement volumes for the approximate school peak times.
During a majority of the AM and PM peak hour, there were two traffic crossing guards at the west
crosswalk location, which could not be reflected in a Synchro analysis. The drone video was
observed, and it was calculated that pedestrians had the right of way to cross Lake Valentine
Road 43% of the AM peak period and 28% of the PM peak period time at the West School
Access intersection. The footage also showed people parking on the street and in the drop-
off/pick-up loop which caused obstructions and queuing issues. During the worst few minutes of
the PM peak period, over 20 vehicles were queued at the East Parking Access waiting to get out
and over 20 vehicles were queued on eastbound Lake Valentine Road as the traffic control officer
was directing busses out of the bus lot. The inorganization of traffic during the school peak hours
has created driver confusion and the intersections surrounding the school are currently operating
poorly and do not provide a safe and efficient way for pedestrians to cross the street.
Year 2020 Mid-Block Signal Only Condition
To represent the Year 2020 Mid-Block Signal Only Conditions, this scenario assumes the existing
lane geometry, access, and traffic control at existing intersections. The new mid-block signal is
located between the West Parking Access and East Parking Access, with one lane in each
direction of Lake Valentine Road. It was assumed that the West Parking Access would remain
blocked off, and therefore any volumes that were able to use the access previously were moved
to the east access for modeling purposes. The results of the 2020 Mid-Block Signal Only
Condition traffic operations analysis are summarized in Table 1. The mid-block signal was
modeled with a 45-second cycle length, giving 24 seconds to the pedestrian phase and 21
seconds to the vehicle phase. It was assumed that during the school peak hours, the pedestrian
push button would be constantly pushed and was given the maximum amount of time while
optimizing the signal. Figure 7 displays the 2020 Mid-Block Signal Only Traffic Volumes. Trips
previously turning in/out of the West Parking Access when it wasn’t blocked off by an officer were
redistributed to the East Parking Access. All pedestrians were relocated to the mid-block signal to
cross Lake Valentine Road. As Table 1 shows the average delay for each peak hour, it is
assumed that the peak 15-minute periods will experience slightly higher delays than shown.
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Table 1. Year 2020 Mid-Block Signal Only Operations Summary
Year 2020 Mid-Block Signal and West Access Realignment Condition
To represent the Year 2020 Mid-Block Signal and West Access Realignment Conditions, this
scenario includes the mid-block signal as described previously and realignment of the West
Parking Access to create a conventional intersection with the West School Access. The existing
lane geometry, access, and traffic control at the remaining existing intersections was not
modified. With the realignment of the West Parking Access, vehicles are now able to use this
access without creating left-turn issues as can be shown in the existing condition. Organized
queueing space will also be provided so vehicles aren’t weaving through the parking lot to form a
line when exiting the lot during the PM peak hour. The results of the 2020 Mid-Block Signal and
West Access Realignment Condition traffic operations analysis are summarized in Table 2. Like
the 2020 Mid-Block Signal Only Condition, the mid-block signal was modeled with a 45-second
cycle length, giving 24 seconds to the pedestrian phase and 21 seconds to the vehicle phase.
Figure 8 displays the 2020 Mid-Block Signal and West Access Realignment Traffic Volumes.
Parking lot trips were redistributed based on their origin and destination. Trips coming from/going
to the west on Lake Valentine Road were assigned to the West Parking Access and trips coming
from/going to the east were assigned to the East Parking Access. This is expected to represent
actual distribution because it will keep these drivers from driving through the mid-block signal
where they would likely have to stop. As in the 2020 Mid-Block Signal, all pedestrians were
relocated to the mid-block signal to cross Lake Valentine Road. As Table 2 shows the average
delay for each peak hour, it is assumed that the peak 15-minute periods will experience slightly
higher delays than shown.
Left Through Right Left Through Right
NB 10 (B) 0 (A) 7 (A)7 (A) 0 (A) 3 (A)
WB 5 (A) 2 (A) 0 (A)3 (A) 2 (A) 0 (A)
SB 0 (A) 0 (A) 0 (A)0 (A) 0 (A) 0 (A)
EB 0 (A) 2 (A) 1 (A)0 (A) 1 (A) 0 (A)
NB 0 (A) 0 (A) 0 (A)0 (A) 0 (A) 0 (A)
WB 0 (A) 11 (B) 0 (A)0 (A) 10 (B) 0 (A)
SB 0 (A) 0 (A) 0 (A)0 (A) 0 (A) 0 (A)
EB 0 (A) 12 (B) 0 (A)0 (A) 10 (B) 0 (A)
WB 0 (A) 3 (A) 1 (A)1 (A) 1 (A) 0 (A)
SB 13 (B) 0 (A) 0 (A)7 (A) 0 (A) 4 (A)
EB 5 (A) 2 (A) 1 (A)3 (A) 2 (A) 0 (A)
NB 12 (B) 0 (A) 4 (A)6 (A) 4 (A) 4 (A)
WB 3 (A) 0 (A) 0 (A)2 (A) 0 (A) 0 (A)
SB 5 (A) 0 (A) 4 (A)8 (A) 5 (A) 4 (A)
EB 3 (A) 1 (A) 1 (A)2 (A) 1 (A) 1 (A)
NB 10 (B) 0 (A) 3 (A)8 (A) 0 (A) 4 (A)
WB 4 (A) 1 (A) 0 (A)3 (A) 1 (A) 0 (A)
EB 0 (A) 1 (A) 0 (A)0 (A) 1 (A) 0 (A)
* Delay measured in seconds per vehicleThru-StopSouth Parking Access &
Lake Valentine Rd 2 (A)2 (A)
Intersection
ControlLocation Approach Intersection
Delay* (LOS)
Intersection
Delay* (LOS)
5 (A)
PM Peak
Movement Delay* (LOS)
2 (A)Thru-StopAM Peak
Movement Delay* (LOS)
West School Access &
Lake Valentine Rd Signalized1 (A)Thru-StopEast Parking Access &
Lake Valentine Rd 2 (A)3 (A)Thru-StopBus Parking Access/Janet
Court & Lake Valentine
Rd
Lake Valentine Rd & Ped
Crossing 12 (B)10 (B)
1 (A)
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Table 2. Year 2020 Mid-Block Signal and West Access Realignment Operations Summary
Based on the findings from the analyses, the mid-block pedestrian activated traffic signal provides
for a better operating corridor. Additionally, due to reducing conflict poin ts and exposure of
students and staff crossing Lake Valentine Road to one location without turning movements
occurring at the crossings, the safety of the students should be significantly enhanced.
There are many advantages to the alternative that includes the west access realignment
including:
• It allows two full accesses to/from the north parking lot at all times of day.
• It allows eastbound left turns to be eliminated from the east parking lot access, as they
would use the west access. This would allow for a small raised median and pedestrian
refuge that aligns with the westbound left turn lane.
• Exclusive turn lanes can be provided exiting the parking lot at the west access.
• The vehicles would enter the lot from the back, and the pedestrians would be pr imarily on
the south side reducing chances for conflict.
• Fencing could be extended farther west and then north along the access driveway to
channelize pedestrians to the signal-controlled crossing and away from the access
intersection.
How much land is available for the realignment of the west access is dependent on the outcome
of the negotiations with the State of Minnesota and the land west of the north parking lot. The
School District currently owns a small portion of land at that location, but it is desirable to obtain
more land to increase the length of the driveway. The longer the driveway is, the farther back the
cars are when they enter the parking lot, there is more length of storage provided for exiting
vehicles, and fencing can be extended farther to restrict pedestrian access to the intersection.
Left Through Right Left Through Right
NB 10 (B) 6 (A) 5 (A)6 (A) 0 (A) 4 (A)
WB 4 (A) 2 (A) 0 (A)3 (A) 2 (A) 0 (A)
SB 0 (A) 0 (A) 3 (A)0 (A) 0 (A) 4 (A)
EB 2 (A) 2 (A) 1 (A)1 (A) 1 (A) 0 (A)
NB 0 (A) 0 (A) 0 (A)0 (A) 0 (A) 0 (A)
WB 0 (A) 11 (B) 0 (A)0 (A) 11 (B) 0 (A)
SB 0 (A) 0 (A) 0 (A)0 (A) 0 (A) 0 (A)
EB 0 (A) 12 (B) 0 (A)0 (A) 11 (B) 0 (A)
WB 0 (A) 2 (A) 1 (A)1 (A) 1 (A) 0 (A)
SB 9 (A) 4 (A) 0 (A)6 (A) 0 (A) 0 (A)
EB 0 (A) 2 (A) 1 (A)0 (A) 2 (A) 0 (A)
NB 10 (B) 0 (A) 4 (A)7 (A) 5 (A) 4 (A)
WB 3 (A) 0 (A) 0 (A)2 (A) 0 (A) 0 (A)
SB 8 (A) 0 (A) 4 (A)7 (A) 0 (A) 3 (A)
EB 3 (A) 1 (A) 1 (A)2 (A) 1 (A) 1 (A)
NB 10 (B) 0 (A) 3 (A)7 (A) 0 (A) 4 (A)
WB 3 (A) 1 (A) 0 (A)3 (A) 0 (A) 0 (A)
EB 0 (A) 1 (A) 0 (A)0 (A) 1 (A) 0 (A)Signalized1 (A)Thru-StopEast Parking Access &
Lake Valentine Rd 2 (A)2 (A)Thru-StopBus Parking Access/Janet
Court & Lake Valentine
Rd
Lake Valentine Rd & Ped
Crossing 12 (B)11 (B)
1 (A)
Intersection
ControlLocation Approach Intersection
Delay* (LOS)
Intersection
Delay* (LOS)
4 (A)
PM Peak
Movement Delay* (LOS)
3 (A)Thru-StopAM Peak
Movement Delay* (LOS)
West School Access &
Lake Valentine Rd Thru-StopSouth Parking Access &
Lake Valentine Rd 1 (A)1 (A)
* Delay measured in seconds per vehicle
February 28, 2020
Page 14
K:\014908-000\Traffic\Traffic Study\Lake Valentine Road Study.docx
One other improvement investigated was the construction of right turn lanes at several locations
on the corridor. Based on the turning movement volumes and model analysis results it is
recommended to provide exclusive right turn lanes for eastbound Lake Valentine Road at the
pick-up / drop-off Access and for westbound Lake Valentine Road at the east parking lot access.
Details for each recommendation are as follows:
• Eastbound Lake Valentine Road at the Pick-up / Drop-off Access
o During the a.m. peak hour and to a lesser degree the p.m. peak hour there is a
high volume of vehicles making this maneuver. A short (150’) right turn lane
would allow vehicles that are decelerating and potentially yielding to a
pedestrian, to be out of the through traffic lane.
o During the p.m. peak hour parents were observed parked (waiting) along the
curb in the westbound through lane, so the only concern with providing this right
turn lane, from an operations perspective, is that parents may use it to park and
wait for their child to be dismissed and leave school. However, if this were to
happen, at least it would occur outside of the through lane.
• Westbound Lake Valentine Road at the east parking lot access
o During the a.m. peak hour this is one of the highest volume movements made. A
150’ minimum exclusive right turn lane would allow vehicles entering the north
parking lot to decelerate and turn outside of the through lane. Also, if a queue
does build as a result of the pedestrian activated traffic signal that is
recommended, analysis shows that the back up in the through lane would not
block a 150’ right turn lane at this location.
Justification Report
An Intersection Control Evaluation (ICE) Report has been prepared for the Mid-Block Signal
proposed on Lake Valentine Road for the school crossing, and additional results are shown in the
Appendix within the Report. The traffic signal is considered warranted because there are more
than 20 school children crossing the major road during the peak hour, and there are not enough
gaps in traffic for the schoolchildren to safely cross the road. The need for a traffic crossing guard
at the major crosswalk is proof that traffic needs to be physically stopped to accommodate the
260-300+ schoolchildren crossing the road during each peak hour because of the lack of gaps.
School Speed Zone
Due to school expansion and relocation of the primary parking lot, the chance for
vehicle/pedestrian interaction has increased greatly. A Memo recommending the establishment
of a School Speed Zone on Lake Valentine Road as it passes by Mounds View High Sc hool was
provided to the City of Arden Hills in early January.
The School District has provided consent for the limits of the school speed zone, the 25-mph
speed limit and the time of day when the school speed zone will be in operation. The School
Speed Zone was approved by City Council in February of 2020. The School District is preparing
plans for installation of the School Speed Zone signage.
Figure 7. 2020 Build- Mid-Block Signal Only Traffic Volumes
LEGEND
XX (XX) AM (PM) Turning Movement Volume
AM (PM) Total Pedestrian Volume
Crossing Lake Valentine Rd at
intersections with North Lot
Lake Valentine Road Traffic Study
Arden Hills, MNJanet Court(10) 9
(5) 2
v
(10) 7(1) 0(36) 25(222) 286
,
37 (28)
x 2 4 8
385 (163)
i r w s
f
5 (11)k
3 (8)0 (1)2 (6)v
(18) 8(73) 26(275) 239
,(10) 27
113 (26)
2 8
s
387 (203)f312 (269)(269)Bus Parkingv
(50) 104(55) 141(83) 189
,(36) 100
2 8
143 (55)
61 (147)
s
f
v(150) 333
f 200 (215)
(156) 292
(5) 39
v
x
i w
194 (153)
197 (27)
f
k
3 (89)0 (68)
Figure 8. 2020 Build- Mid-Block Signal & Realignment Traffic Volumes
LEGEND
XX (XX) AM (PM) Turning Movement Volume
AM (PM) Total Pedestrian Volume
Crossing Lake Valentine Rd at
intersections with North Lot
Lake Valentine Road Traffic Study
Arden Hills, MNJanet Court(10) 9
(5) 2
v
(10) 7(1) 0(36) 25(222) 286
,
37 (28)
x 2 4 8
385 (163)
i r w s
f
5 (11)k
3 (8)0 (1)2 (6)v
(18) 8(73) 26(275) 239
,(10) 27
113 (26)
2 8
s
387 (203)f312 (269)(269)Bus Parking196 (158)f
v(133) 291
(5) 38
v
(50) 104(0) 1(55) 141(78) 150
,(36) 100
x 2 4 8
141 (54)
55 (104)
i r w s
0 (0)
f
k
3 (67)0 (1)0 (0)(133) 286
(0) 0
v
x
i w
193 (152)
197 (27)
f
k
6 (89)0 (0)
February 28, 2020
Page 17
K:\014908-000\Traffic\Traffic Study\Lake Valentine Road Study.docx
RECOMMENDATIONS
Using data collection from drone video, vehicular and pedestrian turning movement volumes, and
many hours of field observation, safety and operations issues were identified on Lake Valentine
Road in the area of Mounds View High School. Through stakeholder meetings and investigation
of the operations in the area, several alternatives were presented to the City Council in a
workshop. Two preferred improvement alternatives were selected for further analysis.
Based on findings from modeling and analysis, considering access management and pedestri an
safety strategies, the recommended alternative to improve pedestrian safety and vehicular
operations on Lake Valentine Road is combining the relocation of the west parking lot access with
a central pedestrian crossing controlled by a traffic signal.
The realignment of the access would create a standard four-legged intersection, eliminate an
unsafe offset intersection, and allow for two full accesses to/from the north parking lot at all times
of day. It would facilitate the elimination of eastbound left turns from the east parking lot access,
which would allow for a small raised median and pedestrian refuge that aligns with the westbound
left turn lane. An access that extends toward the north end of the parking lot would provide
exclusive turn lanes onto Lake Valentine Road and increase safety for pedestrians by keeping the
majority of vehicular traffic on the north side of the lot and pedestrian traffic toward thesouth side
of the lot. Additionally, fencing could be extended farther west and then north along the access
driveway to channelize pedestrians to the signal-controlled crossing and away from the access
intersection.
The centralized traffic signal controlled pedestrian crossing would improve both safety and
operations on Lake Valentine Road. Pedestrians would cross all in one location at a spot where
only through movements are occurring on Lake Valentine Road. This would also improve
operations at pick-up / drop-off and parking access locations as vehicles would not be delayed
while yielding to pedestrians. Along with improvements made on the Mounds View School
campus, pedestrians on the south side of the road would follow the sidewalk and not need to
cross traffic twice as they presently do.
For Lake Valentine Road users outside of peak times, operations would be unchanged, as the
signal would rest in green for Lake Valentine Road so that vehicular traffic is unaffe cted. When a
pedestrian is present and uses the push button, the signal would provide a red light for vehicles
and a WALK sign for pedestrians. The time from pushing the button to receiving the WALK signal
should be minimal, and the total pedestrian phase is estimated to be less than 20 seconds.
The School Speed Zone Limit was previously recommended under a separate technical
memorandum.
February 28, 2020
Page 18
K:\014908-000\Traffic\Traffic Study\Lake Valentine Road Study.docx
APPENDIX
• Presentation from November 2020 City Council Work Session
Mounds View High School – Lake Valentine Road
Access, Circulation and Pedestrian Safety Study
1
1.Background of the Study
2.Data Collection Activities
3.Findings from Data Collection and Field Observation
4.Issues and Constraints
5.Potential Opportunities for Improving Circulation and Safety
Data Collection Activities
Video Cameras –Vehicle Data
• 7:40 –8:40 a.m. 3:00 –4:00 p.m.
• Intersections Where Data was Collected:
• LVR & South Access to Student Drop-Off
•Combined with West Access
• LVR & East Access
• LVR & Janet Court / Bus Access
• LVR & East Parking Lot
• October 10
th
•Construction Activities on LVR
•Temporary Signals –Single Lane
• October 24
th
Drone Video –Overall Circulation
• October 23
rd –School Start Time
• October 24
th –School Dismissal Time
2
Findings from Data Collection and Field Observation
Improvements Made This Fall
• Close West Access to North Parking Lot
•During peak 30 minutes only
•Pros / Cons
•Crossing Guard and Traffic Control
•County Sheriff and School Staffmember
Traffic / Pedestrian Counts
• Through Trips on LVR
• A.M. –140 (EB) ; 60 (WB)
• P.M. – 170 (EB) ; 100 (WB)
•Pedestrians Crossing to/from North Lot
• A.M. –307
• P.M. –267
3
4
Findings from Data Collection and Field Observation
Conversation with SRO William Rzeszutek
•Several near misses –not much
documentation
•Needed to close west entrance due to
dangerous conflicts
• Safety is an issue all day
• Sunrise / sunset glare conditions
Concerns from Field Observation
•Too many pedestrian conflict areas
• Buses in car area /cars in bus area
•Vehicles waiting in through lane – U-turns
• Drop-off area disorganized
• North parking lot disorganized
•East parking lot underutilized
•Off-peak safety concerns
5
Issues and Constraints
Safety and Circulation Issues
•Too many pedestrian conflict areas
• Buses in car area /cars in bus area
•Vehicles waiting in through lane
• Drop-off area disorganized
• North parking lot disorganized
•East parking lot underutilized
•Off-peak safety concerns
6
Issues and Constraints –Pedestrian Conflicts
7
Issues and Constraints – Street Pick-up / Drop-Off
8
Issues and Constraints – Street Pick-up / Drop-Off
9
Issues and Constraints –Ped Facilities not ADA Compliant
10
Issues and Constraints –Disorganized Drop-off / Pick-Up
11
Issues and Constraints –Undefined Access
12
1
2
3
4
Issues and Constraints –Too Much Going On
13
Issues and Constraints –Unorganized Parking Lot
14
15
•Offset left turns
•Inadequate queuing area
Issues and Constraints –West Side Access Issues
16
•Square intersection
•Lengthen northside queuing area
Potential Opportunities –West Side Access
17
Benefits
•Organized queuing area
• Exclusive turn lanes
• Solves offset left turn issue
• Drivers in back, peds in front
18
Potential Opportunities – Median / Channelized Turn Bays
19
Potential Opportunities –Traffic Signal Control
x
x
•Single crossing area
• Protected by signal phasing
•Pedestrian Activated
•Would require other
improvements to site
•Off -peak traffic unaffected
20
Potential Opportunities –Pedestrian Overpass
• 100’ – 150’ span
•10’ – 12’ wide trail
•5% slope back to ground level
• Ramps or spirals
•Utilization concerns?
21
Potential Opportunities – Pedestrian Underpass / Tunnel
•Box culvert
• Tunnel entering school
•Underground utilities
• Getting back to grade
• Undesired activities / security
Potential Opportunities –Reorganize Pick-up / Drop-off
•Loop not big enough to accommodate
demand
• Buses mixed in with vehicles
• Students cross LVR then cross bi-
directional Pick-up / Drop-off
• One-way pick-up / drop-off
• Peds cross one direction of traffic
• Can be combined with other alternatives
• Potential to relocate disabled parking
Potential Opportunities
Reconfigure PU / DO
•Straighten roadway
• Provides more area in front of school
• Can raise grade to facilitate underpass
• Reconstruct in conjunction with other
improvements
•Utility relocation
•Modification of street ROW
Potential Opportunities
Realign Lk. Valentine Rd.
Drone Video Examples
From:Emelia Rogers
To:AH Planning
Subject:Mounds View High School plan
Date:Sunday, April 5, 2020 9:43:55 AM
Caution: This email originated outside our organization; please use caution.
Thank you for the notification regarding the roadway and pedestrian improvements on Lake
Valentine Road. As a citizen who lives on Lake Valentine, I was very happy to see that a study
has taken place and additional recommendations have been made. There were several of us
who made similar suggestions at a previous meeting. For the safety of the high schoolers as
well as those who live on this road, I would ask that you would approve the recommendations
that have been made through this study.
Thank you!
Emelia Rogers
City of Arden Hills
Planning Commission Meeting for April 15, 2020
P:\Planning\Planning Cases\2020\20-001 Comp Plan Amendment CPA
Page 1 of 4
MEMORANDUM
DATE: April 15, 2020 PC Agenda Item 4.B
TO: Planning Commission
FROM: Mike Mrosla, Community Development Manager/City Planner
SUBJECT: Planning Case # 20-001 – Public Hearing Required
Applicant: City of Arden Hills
Property Location: 1245 Highway 96
Request: Comprehensive Plan Amendment
Requested Action
Consider approval of Planning Case 20-001 for a proposed text amendment to the Land Use
chapter of the 2040 Comprehensive Plan. The proposed amendment grants the City the ability to
increase density above the permitted 12 units per acre via the utilization of a Planned Unit
Development in areas guided for High Density on the Land Use Plan.
Comprehensive Plan Requirements
Minnesota state law requires that all communities within the Minneapolis-St. Paul metropolitan
area update their Comprehensive Plans every ten years. The purpose of the Comprehensive Plan
is to establish the policies that guide the future physical and community development of Arden
Hills. It is also a reference document for the Planning Commission and City Council when
evaluating private development projects, such as Summit Development’s Parkshore proposal (see
Planning Case 19-002).
The Comprehensive Plan and all its amendments must reflect the adopted regional policies in the
Metropolitan Council’s system and policy plans. Local planning efforts are linked to the larger
regional infrastructure of parks and trails, road networks, and wastewater infrastructure, and the
City’s plan must conform to the regional vision. 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.
Background
At its July 22, 2019 meeting, the City Council approved Site Plan Review, Final Planned Unit
Development, Rezoning, Comprehensive Plan Amendment, Conditional Use Permit, Preliminary
Plat, and Vacation of existing easements for Summit Development at 1718, 1720, and 1722
Parkshore Drive and 4177 Old Highway 10. The Applicant is requesting to construct a three (3)
City of Arden Hills
Planning Commission Meeting for April 15, 2020
P:\Planning\Planning Cases\2020\20-001 Comp Plan Amendment CPA
Page 2 of 4
story, 120-unit senior housing building which will include independent living, assisted living,
memory care and skilled nursing.
The proposed development site is approximately 5.32 acres and has a net density of 21.78 units
per acre. However, when the plans were reviewed by the Metropolitan Council they were denied
over concern that the City’s recently approved 2040 Comprehensive Plan does not have language
supporting increasing the densities above the maximum permitted in a specific land use district.
In order to move the project forward a minor text amendment to the 2040 Comprehensive Plan is
required.
Plan Review
Prior to drafting the amendment, Staff met with Metropolitan Council Staff to discuss next steps.
During the meeting they informed us that any text amendment will require a maximum density
flexibility threshold be established. Planning Staff needed to determine a maximum density
ceiling. Staff reviewed Summit Developments proposal and other previously approved High
Density Planning Cases and determined that the maximum density should be set at 100 percent or
24 units per acre for areas guided for High Density on the Land Use Plan. All other previously
approved Planning Cases fall under the threshold except for one (1); Arden Village located on
County Road F has a density of 26 units per acre.
Staff also reviewed the Land Use chapter in the Comprehensive Plan and determined that the best
location to add the proposed language would be in section 6.4.10 (Attachment A) as this section
discusses density requirements for the community. The proposed text amendment language is
provided below. The language has been vetted by Metropolitan Council and they support the
proposed language.
City of Arden Hills
Planning Commission Meeting for April 15, 2020
P:\Planning\Planning Cases\2020\20-001 Comp Plan Amendment CPA
Page 3 of 4
“Land guided for High Density south of Highway 96 and 10 density may be increased by up to
100% through the use of the Planned Unit Development (PUD) process if the intent is to meet the
goals of the Comprehensive Plan. The City Code includes PUD regulations that allow for a higher
quality and compatible development of property by encouraging reasonable flexibility from
applicable standards, including at higher densities than would be allowed under the underlying
zoning district and/or guided land use designation. The City has utilized PUDs and PUD Overlays
for many residential and commercial developments, which is a trend that is likely to continue into
the future given the limited size and amount of land available for new development and potential
redevelopment south of Highway 96 and 10.”
Next Steps
Following City approvals, Staff will submit the amendment to the Metropolitan Council for review
and approval. The Metropolitan Council Staff has told City Staff that they will expedite their
review so Summit Development can commence site activities and move forward with construction.
Suggested Findings of Fact
Staff offers the following findings of fact for consideration:
1. Minnesota state law requires that all communities within the Minneapolis-St. Paul
metropolitan area update their Comprehensive Plans every ten years.
2. The purpose of the Comprehensive Plan is to establish the policies that guide the future
physical and community development of Arden Hills.
3. The Metropolitan Council has previously denied the Comprehensive Plan Amendment
citing that it does not have language supporting increasing the densities above the
maximum permitted in a specific land use district.
4. The proposed amendment only affects the High Density Land Uses.
5. The proposed amendment only effects land guided for High Density south of Highways 96
and 10.
6. The proposed amended language has been vetted and is supported by the Metropolitan
Council.
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.
1. Recommend Approval: Motion to recommend approval of Planning Case 20-001 for a 2040
Comprehensive Plan Text Amendment, based on the findings of fact and the report submitted
to the Planning Commission on April 15, 2020.
City of Arden Hills
Planning Commission Meeting for April 15, 2020
P:\Planning\Planning Cases\2020\20-001 Comp Plan Amendment CPA
Page 4 of 4
2. Recommend Approval with amendments: Motion to recommend approval of Planning Case
20-001 for a 2040 Comprehensive Plan Text Amendment, based on the findings of fact and
the report submitted to the Planning Commission on April 15, 2020.
3. Recommend Denial: Motion to recommend denial of Planning Case 20-001 for a 2040
Comprehensive Plan Text Amendment, 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 20-001 for a 2040 Comprehensive Plan Text Amendment for 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 Pioneer Press on April 4, 2020. Staff has not received any letters, e-
mails, or telephone calls from property owners or residents in regards to this planning case.
Minnesota State Statute requires cities to notify adjacent governments of proposed Comprehensive
Plan text amendments. At the time of writing this report Staff has received letters of support from
Shoreview, New Brighton and Mounds View.
Attachments
A. 2040 Comprehensive Plan Land Use Chapter Redlines
City of Arden Hills – 2040 Comprehensive Plan
Approved: November 2019
6-1
6. LAND USE
Goal: Develop and maintain a land use pattern that strengthens the vitality, quality, and
character of our residential neighborhoods, commercial districts, and industrial areas
while protecting the community’s natural resources and developing a sustainable
pattern for future development.
To advance this land use goal, the following policies are proposed:
o Evaluate and amend the land use regulations to achieve the highest possible
development standards, enhance the natural environment, protect public
health, support a vital mix of land uses, and promote flexible approaches to
implement the Comprehensive Plan.
o Ensure that land use regulations promote development that is compatible with
nearby properties, neighborhood character, and natural features; minimize
pedestrian and vehicular conflict; and visually enhance development.
o Preserve the stability and quality of the city's neighborhoods while allowing for
redevelopment that is complimentary to existing development.
o Provide a balanced mix of residential, park, open space, and commercial land
uses.
o Construct new development at an average density of at least five residential
units per net residential acre.
o Explore the possibility of creating additional community gathering space in
conjunction with public or private organizations, including AHATS.
6.1 INTRODUCTION
Land use is a defining characteristic of a community. While land use does not operate
independently from the other characteristics that create a community, it is a binding
factor between transportation, housing, parks, paths, and other characteristics.
Through zoning, subdivision, and other land use regulations, a city has powerful tools to
guide the long-term, look, feel, and vitality of their community.
Despite the vacant TCAAP property (see Chapter 5), Arden Hills is classified as a fully
developed community with the community designation of “suburban” by the Metropolitan
Council’s Thrive MSP 2040 (Figure 6.1). The City is also entirely within the Metropolitan
Urban Service Area (MUSA). The areas south of Highways 96 and 10 were mostly
developed by the end of the 1970s, and less than three percent of the developable land
in that part of Arden Hills is vacant. Significant land use changes are not anticipated in
the developed part of Arden Hills; however, study areas have been identified in the
Future Land Use section of this chapter. The City seeks to take a proactive stance to
protect the high quality of life that residents have come to expect and to prepare for
potential redevelopment opportunities on TCAAP and throughout the community.
City of Arden Hills – 2040 Comprehensive Plan
Approved: November 2019
6-2
City of Arden Hills – 2040 Comprehensive Plan
Approved: November 2019
6-3
6.2 FUTURE LAND USE – 2030 COMPREHENSIVE PLAN
The 2030 Comprehensive Plan included a future land use map (Figure 6.2) and
proposed mix of land uses for future development, including potential land uses for the
proposed TCAAP redevelopment:
Table 6.1 – 2030 Future Land Use
Acres Percent
of Total
Very Low & Low Density Residential 978 16.0
Medium Density Residential 136 2.2
High Density Residential 12 0.2
Neighborhood Business 19 0.3
Mixed Business 79 1.3
Commercial 26 0.4
Community Mixed Use 100 1.6
Light Industrial and Office 303 5.0
Parks and Open Space 576 9.4
Park Preserve 1,472 24.1
Public & Institutional 461 7.5
Utilities 15 0.2
Subtotal 4,177 68.3
Neighborhood Residential 146 2.4
Town Center 16 0.3
Campus Commercial 40 0.7
Office Mixed Use 20 0.3
Retail Mixed Use 34 0.6
Flex Business 42 0.7
Public & Institutional (Civic)2 0.0
Parks and Open Space 24 0.4
Utilities 46 0.8
TCAAP Right-of-Way 51 0.8
Subtotal 427 7.0
Water 796 13.0
Railroad Right-of-Way 35 0.6
Right-of-Way 685 11.2
Total 6,120
Land Use
TCAAPOtherLand Use (excluding TCAAP)2030 Comprehensive Plan - Future Land Use
City of Arden Hills – 2040 Comprehensive Plan
Approved: November 2019
6-4
The following descriptions were used to define the future land use categories in the
City of Arden Hills – 2040 Comprehensive Plan
Approved: November 2019
6-5
2030 Comprehensive Plan:
1. Very Low Density Residential (VLDR) – traditional single-family
residential land use category. A density range of one and one -half
(1.5) to three (3) units per acre.
2. Low Density Residential (LDR) – traditional single-family residential
land use category. A density range of three (3) to five (5) units per
acre may be allowed.
3. Medium Density Residential (MDR) – apartment and townhome land
use category for providing densities of six (6) to nine (9) units per acre.
4. High Density Residential (HDR) – apartment and townhome land use
category providing for densities of nine (9) to twelve (12) units per
acre.
5. Neighborhood Residential (NR) – Provides for a range of attached and
detached single-family and small multi-family uses at a density of one
and one-half (1.5) to eight (8) units per acre.
6. Town Center (TC) – Provides for a range of commercial and residential
uses that offer housing, assisted living, senior housing, office, retail,
restaurant, and civic uses. Medium and large residential uses are
permitted at a density of fifteen (15) to sixty-seven (67) units per acre.
7. Neighborhood Business (NB) – neighborhood business designates
small, isolated areas for neighborhood commercial land uses when
they are compatible with surrounding residential uses. Commercial
uses that are high traffic generators, noise generators, or otherwise not
compatible with residential neighborhoods, are inappropriate.
Typically, Neighborhood Business areas will be located on
intersections or nodes that are on the edge of residential areas, are
less desirable sites for housing, or have traditionally been occupied
with neighborhood services. Dwelling units of three (3) units per acre
or more may be permitted.
8. Mixed Business (MB) – areas designated for a variety of businesses,
including commercial, certain light industrial uses, warehousing, office,
general business, retail.
9. Commercial (C) – areas designated for a broad range of retail,
shopping, and services to meet the needs of the community and
region. Compatible uses such as office buildings are also intended for
this area.
10. Community Mixed Use (CMU) – areas designated for a broad range of
retail, shopping, services, and office space to meet the needs of the
community and surrounding areas. This area may also include
medium to high density housing with a potential density of three (3) to
twenty (20) units per acre.
City of Arden Hills – 2040 Comprehensive Plan
Approved: November 2019
6-6
11. Campus Commercial (CC) – Provides for multiple, single tenant
buildings or campuses within a business park atmosphere.
12. Retail Mixed-Use (RMU) – Promotes retail as a primary use and allows
for other commercial uses to be incorporated as vertical mixed-use
buildings.
13. Office Mixed-Use – (OMU) – Focuses on office as a primary use, but
also permits other commercial uses to be incorporated as vertical
mixed-use buildings.
14. Flex Office (FO) – Permits large scale development for employment
and light manufacturing uses that take advantage of highway frontage
and automobile access.
15. Light Industrial and Office (I/O) – areas designated for a broad range of
light industrial uses such as warehousing with manufacturing. This
land use may also include offices.
16. Public & Institutional (P/I) – areas designated for uses such as
government buildings, colleges, schools, and religious uses, but not
medical uses.
17. Utility (UTL) – Public or private land occupied by a power substation,
water tower, municipal well, pumping station, drainage infrastructure,
or similar use.
18. Park and Open Space (P/OS) – areas designated as public parks.
19. Park Preserve (PP) – areas designated as natural or scenic areas that
are to be preserved for public use or open space.
20. Water – includes permanently flooded open water, rivers and streams,
and wetlands (wetlands not included in the national wetland inventory
data may not be displayed).
21. Railroad right-of-way (RR) – public or private freight or passenger rail
activities.
22. Right-of-way (ROW) – public vehicular, transit and/or pedestrian rights-
of-way.
City of Arden Hills – 2040 Comprehensive Plan
Approved: November 2019
6-7
6.3 EXISTING LAND USE – 2016
The 2016 existing land use data is based on City and County property records and
known land uses (Figure 6.3). The land uses are classified into the following
categories:
1. Single Family Attached – includes all attached single family homes such as
townhomes with separate entrances.
2. Single Family Detached – includes all detached single family homes.
3. Multifamily – includes apartment buildings and condominiums of more than
one story.
4. Manufactured Housing Parks – includes manufactured and mobile homes in
specialized parks.
5. Mixed Use Residential - Land containing a building with multiple uses in
combination with at least a residential unit(s).
6. Retail and Other Commercial – areas designated for a broad range of retail,
shopping, and services to meet the needs of the community and region.
Compatible uses such as office buildings are also intended for this area.
7. Office – Predominantly administrative, professional, or clerical services;
includes medical clinics.
8. Mixed Use Industrial – Land containing a building with multiple uses in
combination with industrial uses and NO residential units, such as light
manufacturing and/or processing, warehousing, distribution, and offices.
9. Industrial and Utility - Land containing manufacturing, transportation,
construction companies, communications, utilities (including water towers) or
wholesale trade. This category includes publicly owned industrial lands (e.g.
waste water treatment plant).
10. Park, Recreational or Preserve– areas designated as public parks.
11. Institutional– areas designated for uses such as government buildings,
colleges, schools, and religious uses but not medical uses.
12. Undeveloped– Private land not occupied with a building or use.
13. Open Water– includes permanently flooded open water, rivers and streams,
and wetlands (wetlands not included in the national wetland inventory d ata
may not be displayed).
14. Railroad– Railroad right-of-way.
15. Major Highway– Major roadway strips of land or area, on which a vehicular
rights-of-passage exists under the following conditions: all interstate
highways; all 4-lane divided highways with rights-of-way of 200 feet or greater
in width; or all 4-lane roads with a Metropolitan Council functional class
designation of "Principal Arterial".
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Table 6.2 – 2016 Generalized Land Use
Table 6.2 above shows land uses in Arden Hills in the generalized categories of:
residential, industrial, institutional, water, commercial, park and open space,
undeveloped, and right-of-way. Over one third of the land in Arden Hills is designated
for undeveloped use, which is new from the 2008 land use categories. This is due to the
former Twin Cities Army Ammunition Plant property and the vacant areas on college
and corporate campuses. The next most prominent land use is all types of residential at
22 percent of the City’s total land area. The smallest land use categories are
commercial and industrial at three percent and four percent, respectively.
6.4 FUTURE LAND USE - 2040
While redevelopment may occur on some parcels throughout the City, no significant
land use changes in the developed areas of Arden Hills are anticipated (Figure 6.5).
Most of the City’s projected population, household, and employment growth will occur
on the TCAAP redevelopment site.
Generalized Land Use Acreage
Percent
Total
Land
Single Family Detached 1,169.7 19.0
Single Family Attached 92.5 1.5
Multifamily 43.2 0.7
Manufactured Housing Parks 50.2 0.8
Retail and Other Commercial 74.5 1.2
Office 136.2 2.2
Mixed-Use Residential 7.0 0.1
Mixed-Use Industrial 55.5 0.9
Industrial and Utility 172.6 2.8
Institutional 488.0 7.9
Park, Recreation, Preserve 580.0 9.4
Major Highway 378.9 6.2
Railway 34.7 0.6
Undeveloped 2,244.8 36.5
Water 592.3 9.7
Total 6,120.0
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Table 6.3 – 2040 Future Land Use
Acres Percent
of Total
Very Low & Low Density Residential 973 15.9
Medium Density Residential 138 2.3
High Density Residential 14 0.2
Neighborhood Business 17 0.3
Mixed Business 55 0.9
Commercial 26 0.4
Community Mixed Use 100 1.6
Light Industrial and Office 346 5.7
Parks and Open Space 580 9.5
Park Preserve 1,327 21.7
Public & Institutional 461 7.5
Utilities 20 0.3
Subtotal 4,057 66.3
Neighborhood Residential (NR-1)*43 0.7
Neighborhood Residential (NR-2)*51 0.8
Neighborhood Residential (NR-3&4)*52 0.9
Town Center*16 0.3
Campus Commercial*40 0.7
Office Mixed Use*20 0.3
Retail Mixed Use*34 0.6
Flex Business*42 0.7
Public & Institutional (Civic)2 0.0
Parks and Open Space 24 0.4
Utilities 46 0.8
TCAAP Right-of-Way 51 0.8
Subtotal**427 7.0
Water 1,253 20.5
Railroad Right-of-Way 35 0.6
Right-of-Way 355 5.8
Total 6,026
*Includes future right-of-way
**May not equal 427 due to rounding
2040 Comprehensive Plan - Future Land Use
TCAAPLand Use
Land Use (excluding TCAAP)Other
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6.4.1 Future Land Use Classifications
There are twenty-two future land use classifications:
1. Very Low Density Residential (VLDR) – traditional single-family
residential land use category. A density range of one and one-half
(1.5) to three (3) units per acre may be allowed.
2. Low Density Residential (LDR) – traditional single-family residential
land use category. A density range of three (3) to five (5) units per
acre may be allowed.
3. Medium Density Residential (MDR) –townhome and multi-family
residential land use category for providing densities of six (6) to nine
(9) units per acre.
4. High Density Residential (HDR) –townhome and multi-family
residential land use category providing for densities of nine (9) to
twelve (12) units per acre.
5. Neighborhood Residential (NR) – Provides for a range of attached and
detached single-family and small multi-family uses at a density of one
and one-half (1.5) to eight (8) units per acre. The Neighborhood
Residential land use designation is further grouped into sub -categories
based generally on lot and home styles. Neighborhood Residential
One (NR-1) provides for detached single family homes on traditional
suburban lots at a density of one and one-half (1.5) to two and one-half
(2.5) units per acre. Neighborhood Residential Two (NR-2) provides
for detached single family homes on narrow lots with alleys at a density
of two and one-half (2.5) to four (4) units per acre. Neighborhood
Residential Three and Four (NR-3&4) provides for attached single
family homes, duplexes, or townhomes on lots either with or without
alleys at a density of four (4) to eight (8) units per acre.
6. Town Center (TC) – Provides for a range of commercial and residential
uses that offer housing, assisted living, senior housing, office, retail,
restaurant, and civic uses. The Town Center is intended for vertical
mixed-use buildings. Every building in the Town Center will have
residential uses at a minimum of 21 units per acre within the building.
An individual building may also have commercial or civic uses.
Residential uses are permitted at a density of twenty-one (21) to sixty-
seven (67) units per acre. The expected share of uses within this area
are as follows: 5% to 25% Retail; 0% to 25% Office; and Residential
will occupy the entire 15.9 acres. A development intensity of up to 6.0
building to land floor area ratio (FAR) may be allowed.
7. Neighborhood Business (NB) – neighborhood business designates
small, isolated areas for neighborhood commercial land uses when
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they are compatible with surrounding residential uses. Commercial
uses that are high traffic generators, noise generators, or otherwise not
compatible with residential neighborhoods, are inappropriate. Typically,
Neighborhood Business areas will be located on intersections or nodes
that are on the edge of residential areas, are less desirable sites for
housing, or have traditionally been occupied with neighborhood
services. Dwelling units of three (3) to nine (9) units per acre may be
permitted. The expected share of uses within this area are as follows:
0% to 100% Retail; 0% to 100% Office; and 0% to 50% Residential. A
development intensity of up to 0.7 FAR may be allowed.
8. Mixed Business (MB) – areas designated for a variety of businesses,
including commercial, certain light industrial uses, office, general
business, and retail. The expected share of uses within this area are
as follows: 0% to 50% Light Industrial; 0% to 50% Retail; and 25% to
100% Office. A development intensity of up to 0.8 FAR may be
allowed.
9. Commercial (C) – areas designated for a broad range of retail,
shopping, and services to meet the needs of the community and
region. Compatible uses such as office buildings are also intended for
this area. A development intensity of intensity of up to 0.8 FAR may be
allowed.
10. Community Mixed Use (CMU) – areas designated for a broad range of
retail, shopping, services, and office space to meet the needs of the
community and surrounding areas. This area may also include high
density housing with a potential density of twelve (12) to twenty (20)
units per acre. The expected share of uses within this area are as
follows: 10% to 50% Light Industrial; 10% to 70% Retail; 10% to 70%
Office; and 10% to 50% Residential. A development intensity of up to
0.8 FAR may be allowed.
11. Campus Commercial (CC) – Provides for multiple, single tenant
buildings or campuses within a business park atmosphere.
Development intensity of up to 4 FAR may be allowed.
12. Retail Mixed-Use (RMU) – Promotes retail as a primary use and allows
for other commercial uses to be incorporated as vertical mixed-use
buildings. The expected share of uses within this area are as follows:
50% to 100% Retail and 0% to 50% Office. A development intensity of
up to 0.8 FAR may be allowed.
13. Office Mixed-Use – (OMU) – Focuses on office as a primary use, but
also permits other commercial uses to be incorporated as vertical
mixed-use buildings. The expected share of uses within this area are
as follows: 0% to 50% Retail and 50% to 100% Office. A development
intensity of up to 2.0 FAR may be allowed.
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14. Flex Office (FO) – Permits large scale development for employment
and light manufacturing uses that take advantage of highway frontage
and automobile access. A development intensity of up to 1.5 FAR may
be allowed.
15. Light Industrial and Office (I/O) – areas designated for a broad range of
light industrial uses such as manufacturing, processing, and
warehousing. This land use may also include offices. The expected
share of uses within this area are as follows: 50% to 100% Light
Industrial and 0% to 100% Office. A Development intensity of up to 0.8
FAR may be allowed.
16. Public & Institutional (P/I) – areas designated for uses such as
government buildings, colleges, schools, and religious uses, but not
medical uses. A Development intensity of up to 0.8 FAR may be
allowed.
17. Utility (UTL) – Public or private land occupied by a power substation,
water tower, municipal well, pumping station, drainage infrastructure,
or similar use.
18. Park and Open Space (P/OS) – areas designated as public parks.
19. Park Preserve (PP) – areas designated as natural or scenic areas that
are to be preserved for public use or open space.
20. Water – includes permanently flooded open water, rivers and streams,
and wetlands (wetlands not included in the national wetland inventory
data may not be displayed).
21. Railroad right-of-way (RR) – public or private freight or passenger rail
activities.
22. Right-of-way (ROW) – public vehicular, transit and/or pedestrian rights-
of-way.
6.4.2 Guiding Plan for the B-2 District
In March 2008, the City completed a visioning and planning process for the B-2
District, which generally includes the properties near County Road E between
Lexington Avenue and Hamline Avenue/Highway 51 (Figure 6.6). Long
considered the “downtown” of Arden Hills, the district is a mix of newer and older
buildings and primarily retail, service, and office uses. As this corridor ages,
market initiated redevelopment is anticipated.
The “Guiding Plan for the B-2 District” includes a long-term vision for the future
redevelopment of this corridor and addresses transportation issues, land uses,
infrastructure improvements, landscaping, pedestrian facilities, building design,
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and site layout among other issues. While the primary uses along this c orridor
are likely to remain retail, commercial, and office, the Guiding Plan and
subsequent land use changes add the possibility for multi-family residential
housing in this area.
Since the completion of the plan in 2008, the area has seen substantial
redevelopment with the opening of new retail, restaurant, and multi -family
residential housing uses. The City and Ramsey County completed infrastructure
improvements on County Road E in 2015, including streetscape enhancements
and improved pedestrian and bicycle facilities.
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6.4.3 Red Fox/Grey Fox/Lexington Avenue Business
Area Guiding Plan
Immediately north of the B-2 District is a significant industrial, office, and retail
area for the City. This area includes Red Fox and Grey Fox roads and is
bounded by Lexington Avenue, Highway 51, Interstate 694, and the Canadian
Pacific railway (Figure 6.6). This area is used by a number of small and large
businesses for a variety of retail, manufacturing, distribution, warehousing, and
office uses. This area was largely developed between the 1950s and 1970s,
though the retail area along Lexington Avenue has had some new development
and redevelopment in the last 15 years.
While good access to regional transportation has helped to continue to make this
area viable, some of the buildings are becoming functionally obsolete for modern
manufacturing, warehousing, and business uses. As redevelopment pressure
increases, the overall redevelopment and transportation needs of this area of the
City will need to be comprehensively addressed. The City recognizes that a
small area plan will need to be completed to determine the appropriate mix of
land uses in this area.
6.4.4 B-4: Retail Center Zoning District
The B-4 Zoning District is comprised of the properties with frontage on Dunlap
Street between Grey Fox Road and Red Fox Road. There are no undeveloped
parcels in the B-4 District and all the buildings are currently occupied. The
properties are not generally retail in nature and therefore do not achieve the
purpose statements of the B-4 District. The businesses are mostly wholesale
sales, office/warehouse, light manufacturing, or repair orientated that are more
typically industrial uses. The City should consider whether zoning changes in
this area of the City would be appropriate in order to achieve the City’s vision for
the district and to support existing businesses in the area.
6.4.5 Neighborhood Business
The purpose of the Neighborhood Business land use concept is to promote the
development of commercial nodes that were compatible with the surrounding
residential uses and provided services to residential areas. Commercial uses
that generate high traffic, noise, or other negative impacts were considered
undesirable. Neighborhood business areas are located at intersections or nodes
at the edge of residential areas, on properties not considered desirable for
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housing, or properties that have traditionally been occupied with neighborhood
services. Housing can be a component of the development but would not
necessarily be the focal point.
To date, the success of the Neighborhood Business land use designation has
been mixed. Two projects have been developed under this zoning designation,
and both resulted in the construction of small office buildings with a variety of
services. However, neither of the projects focused on providing neighborhood
level services.
There are a number undeveloped Neighborhood Business properties on
Cleveland Avenue south of County Road E-2 and the former City Hall/Public
Works site south of Highway 96 at Hamline Avenue. The size, shape and
proximity to residential uses limits the commercial redevelopment opportunities,
and the City may choose to consider appropriate residential uses for the se sites.
6.4.6 Developable Gateway Business Properties
There is about 35 acres of undeveloped land in the Gateway Business Zoning
District northeast quadrant of Interstates 35W and 694. There are some
wetlands and woodland that may influence future development, but considerate
design may mitigate most impacts of development. The designation of this area
is currently I/O – Light Industrial & Office. The City’s vision is for these
undeveloped properties to be developed for a corporate office or similar type use.
A short-term implementation strategy for the Gateway Business area is to
determine the highest and best use for the vacant properties on the south end of
Gateway Blvd along I-694 and rezone the properties accordingly.
6.4.7 Employment Zones and Consumer Zones
The uses allowed in all the existing industrial zones and most of the commercial
zones would allow for high economic activity uses adjacent to low economic
activity uses. The uses allowed in some industrial zoning districts should be
limited to create high economic activity districts with an emphasis on employment
activities. Certain commercial zoning districts should be limited to encourage
consumer-orientated uses. This employment versus consumer activity should be
considered when revising the uses allowed in the various commercial and
industrial zones.
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6.4.8 Manufactured Home Community
The Arden Manor neighborhood has been identified as an important community
and the primary supply of affordable housing options in the City. Bounded by
Interstate 35W, Highway 96, and Highway 10, the neighborhood is facing
pressure from adjacent highways and land uses. The City anticipates this
property will remain as a medium density residential use for the foreseeable
future.
6.4.9 TCAAP Redevelopment
As noted in Chapter 5, the City of Arden Hills hired a consultant team in 2013, to
create a Master Plan for the redevelopment of the TCAAP site. A central
component of this work was the development of a Master Land Use Plan that
allocated an appropriate mix of residential, commercial, industrial, civic, and open
space uses on the site. The TCAAP Master Plan was approved by the City
Council in July 2015 and amended by the City Council in December 2016, and
has been incorporated in the 2040 Future Land Use data (Figure 6.5 and Table
6.2).
The City began work on the zoning and design standards to implement the
Master Land Use Plan in August 2014. These regulations and policies are found
in the TCAAP Redevelopment Code (TRC), which was approved in July 2015
and amended in December 2016. The TRC puts in place land use regulations
that will achieve the community’s goals for the TCAAP redevelopment including:
high development and design standards; defined residential neighborhoods and
commercial districts interconnected by streets, trails, and sidewalks; energy
resiliency and sustainability; and abundant parks and open space.
Though the TCAAP Master Plan establishes a proposed allocation of the various
uses throughout the TCAAP area and illustrates the current preferred
development pattern for the area, the City has considered the proposal from
Alatus LLC and its partners for modifications to the TCAAP Master Plan that
proposed different locations for the allocated uses and amended the TCAAP
Master Plan accordingly in December 2016. The City may consider on its own
initiative to consider amendments to the adopted plan as development occurs or
circumstances change in order to promote high quality development of the area
consistent with City goals and this Plan.
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6.4.10 Development Capacity and Net Residential
Density
The Metropolitan Council’s Thrive MSP 2040 assigns a community designation of
“suburban” which requires an average net residential density of at least five units
per net residential acre. Densities lower than this are not an efficient use of the
region’s sanitary sewer infrastructure. Net residential acreage is calculated by
subtracting wetlands, water bodies, public parks, arterial streets, and identified
natural resources that are protected by ordinance from gross acres. The number
of net residential acres is then divided by the number of lots to determine net
residential density.
According to the 2016 land use data provided by the Metropolitan Council, there
were 1,362 acres of net residential land in Arden Hills, which includes the rights-
of-way of adjacent City streets. The Metropolitan Council lists 3,198 housing
units in Arden Hills in 2015. Based on that information, the residential density in
the developed portion of Arden Hills is approximately 2.35 residential units per
net residential acre. While this is below the five units per net residential acre
required by the Metropolitan Council, the City is not required to raise densities in
the built portion of Arden Hills. However, all future land uses should be able to
accommodate development in average of five units per net residential acre.
There are no expected land use changes that would result in a reduction in net
residential density in the developed part of Arden Hills. Furthermore, the
remaining vacant residential land that is south of Highway 96 and 10 is guided for
development that could be built at a density of an average of five residential units
per acre. Land guided for High Density south of Highway 96 and 10 density may
be increased by up to 100% through the use of the Planned Unit Development
(PUD) process if the intent is to meet the goals of the Comprehensive Plan. The
City Code includes PUD regulations that allow for a higher quality and compatible
development of property by encouraging reasonable flexibility from applicable
standards, including at higher densities than would be allowed under the
underlying zoning district and/or guided land use designation. The City has
utilized PUDs and PUD Overlays for many residential and commercial
developments, which is a trend that is likely to continue into the future given the
limited size and amount of land available for new development and potential
redevelopment south of Highway 96 and 10.
The approved Master Plan for the TCAAP property includes 1 62.2 acres of
residential land and a maximum of 1,460 residential units for an overall maximum
gross density of 9.00 units per acre. The gross density includes the
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neighborhood collector roads; however, it excludes parks, arterial roads, and the
water infrastructure.
6.4.11 Staged Development
Since the areas south of Highways 96 and 10 are considered fully developed and
there is relatively little vacant property, a five year staged development has not
been developed. While a small amount of vacant land exists in the developed
portion of the City, development on the vacant land is unlikely to have a
significant impact on the City’s or region’s infrastructure. However, the City has
identified areas likely available for redevelopment or new development during the
2040 planning period (Figure 6.7).
As previously noted in Chapter 5 the demolition and remediation of the TCAAP
site was completed in November 2015. Grading of the site and the construction
of the main roadway are expected to begin in 2019. At this time, it is expected
that private development will begin in late 2019 or 2020. The project is
anticipated to be completed in phases over the next 10 to 20 years; however, the
development timeline will depend on a number of conditions, including the
market, transportation improvements, and other related factors.
The B2 Zoning District and the Gateway Business areas are anticipated to be
developed/redeveloped by 2030. Additionally, the City anticipates a 7-acre
Medium-Density zoned area bound by Interstate 694 to the south and Snelling to
be redeveloped during this time period. Within 20 years the City anticipates
redevelopment within the Red Fox/Grey Fox/Lexington Avenue Business Area
Again, the specific timing is dependent on a number of factors, but Table 6.4
summarizes the anticipated redevelopment acreage in the city by decade.
Table 6.4 – Areas of Possible Commercial and Industrial Redevelopment
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Arden Hills’ community designation is Suburban. Suburban communities are
required to plan for an average development of at least five (5) units per acre for
new development and redevelopment. Table 6.5 shows all of the land uses
which allow for residential and confirms that their development or redevelopment
would create an overall average development of at least 5.00 units per acre.
Table 6.5 – Developable Residential Land
Land Use (Not Including TCAAP) 2021-2030 2031-2040 Land Use (TCAAP) 2021-2030 2031-2040
Acres Acres Acres Acres
Mixed Business 49.5 Town Center (TCAAP)15.8
Commercial 25.8 Campus Commercial (TCAAP)40.7
Community Mixed Use 100.0 Office Mixed Use (TCAAP)20.0
Light Industrial and Office 43.3 55.0 Retail Mixed Use (TCAAP)34.4
Flex Business (TCAAP)41.8
Public & Institutional (Civic - TCAAP)1.6
Parks and Open Space (TCAAP)17.9 5.7
Utilities (Water Infrastructure - TCAAP) 45.6
Total (Not Including TCAAP)143.3 130.3 Total (TCAAP)177.1 46.4
Total Acres 2021 - 2030:
Total Acres 2031 - 2040:
320.4
176.7
Very Low Density
Residential
Medium Density
Residential
Community
Mixed Use
Neighborhood
Residential (NR-1)
Neighborhood
Residential (NR-2)
Neighborhood
Residential (NR-3&4)Town Center Total
Acres 2.8 0 0 0 0 0 0 2.8
Minimum Percentage
of Residential 100%100%10%100%100%100%100%N/A
Minimum Residential
Density 1.5 6 12 1.5 2.5 4 21 N/A
Units 4 0 0 0 0 0 0 4.0
Acres 0 7 100.2 29.8 27.8 51.9 15.9 232.6
Minimum Percentage
of Residential 100%100%10%100%100%100%100%N/A
Minimum Residential
Density 1.5 6 12 1.5 2.5 4 21 N/A
Units 0 42 120 44 69 207 333 815
Acres 0 0 0 13.1 23.7 0 0 36.8
Minimum Percentage
of Residential 100%100%10%100%100%100%100%N/A
Minimum Residential
Density 1.5 6 12 1.5 2.5 4 21 N/A
Units 0 0 0 19 59 0 0 78
Acres 2.8 7 10.02 42.9 51.5 51.9 15.9 182.0
Units 4 42 120 63 128 207 333 897
Density 1.5 6 12 1.5 2.5 4 21 5
Developable Residential Land
Land Use
Through
2020
2021-2030
2031-2040
Total
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6.5 IMPLEMENTATION STRATEGIES
In order to advance implementation of this land use chapter, the below activities are
proposed. This list is not intended to be all-inclusive and additional activities that
advance the land use goal are encouraged to be developed.
o Update the City’s Zoning Code to bring it into conformance with the land uses in
the Comprehensive Plan.
o Evaluate zoning regulations to ensure that sufficient buffers are provided
between commercial, industrial, and residential uses to protect the character of
the City’s residential neighborhoods.
o Develop a small area plan for the Red Fox/Grey Fox/Lexington Avenue business
area to provide a more detailed redevelopment vision for incorporation into this
Comprehensive Plan.
o Develop design standards for commercial, industrial, and residential
developments to ensure the construction of high-quality, sustainable, and
aesthetically enhancing development.
o Develop zoning regulations that restrict housing construction that is not sensitive
to the character of the existing neighborhood.
o Continue to enforce property maintenance codes to protect quality and property
values in the City.
o Implement design standards for the TCAAP development to create a cohesive
character that compliments the established neighborhoods in the City.
o Work to protect significant environmental features on the AHATS property as
park preserve.
o Work with the National Guard on the AHATS property to develop synergistic uses
such as a community center.
o Consider zoning changes to the B-4 District based on the City’s vision for this
area.
o Determine the highest and best use for the vacant properties on the south end of
Gateway Blvd along I-694 and rezone the properties accordingly.
o Evaluate the uses within the industrial zoning districts to emphasize employment
uses.
o Evaluate the uses within the commercial zoning districts to ensure that there are
an appropriate amount of retail and hospitality opportunities within Arden Hills.
The above strategies should not be considered all-inclusive. New opportunities and
strategies should be identified to further advance the City’s land use goal and policies.