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HomeMy WebLinkAbout07-08-2020 PCAPPROVAL OF THE AGENDA APPROVAL OF MINUTES June 3rd, 2020 Planning Commission Regular Meeting 06 -03 -20 PC MINUTES.PDF PLANNING CASES Planning Case 20 -011 –North Heights Lutheran Church –Conditional Use Permit And Amended Planned Unit Development (Public Hearing Required) MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF Planning Case 20 -013 –Amendment To Zoning Ordinance Regarding Call Centers (Public Hearing Required) MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS Report From The City Council Planning Commission Comments ADJOURNMENT ADJOURN A quorum of the City Council may be present at this meeting. Chair: Nick Gehrig Commissioners: Steven Jones James Lambeth Subbaya Subramanian Paul Vijums Jonathan Wicklund Clayton Zimmerman Marcie Jefferys Kurt Weber Council Liaison: Steve Scott Planning Commission July 8, 2020 6:30 p.m. City Hall Address: 1245 W Highway 96 Arden Hills MN 55112 Phone: 651 -792 -7800 Website : www.cityofardenhills.org City Vision Arden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirable City in which to live, work, and play. This meeting can be accessed remotely by joining via Zoom T o join the Zoom Meeting via your computer, click this link (or copy and paste it into a new browser): https://us02web.zoom.us/j/81548515168 This meeting will be streamed live on local Cable Channel 16 and available for playback on our website Agenda CALL TO ORDER 1. 2. 2.A. Documents: 3. 3.A. Documents: 3.B. Documents: 4. 5. 5.A. 5.B. 6. APPROVAL OF THE AGENDAAPPROVAL OF MINUTESJune 3rd, 2020 Planning Commission Regular Meeting06-03 -20 PC MINUTES.PDFPLANNING CASES Planning Case 20 -011 –North Heights Lutheran Church –Conditional Use Permit And Amended Planned Unit Development (Public Hearing Required) MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF Planning Case 20 -013 –Amendment To Zoning Ordinance Regarding Call Centers (Public Hearing Required) MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS Report From The City Council Planning Commission Comments ADJOURNMENT ADJOURN A quorum of the City Council may be present at this meeting. Chair:Nick GehrigCommissioners:Steven JonesJames LambethSubbaya SubramanianPaul VijumsJonathan WicklundClayton Zimmerman Marcie JefferysKurt WeberCouncil Liaison:Steve Scott Planning Commission July 8, 2020 6:30 p.m. City Hall Address:1245 W Highway 96 Arden Hills MN 55112 Phone:651 -792 -7800 Website : www.cityofardenhills.org City VisionArden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirable City in which to live, work, and play. This meeting can be accessed remotely by joining via ZoomTo join the Zoom Meeting via your computer, click this link (or copy and paste it into a new browser): https://us02web.zoom.us/j/81548515168This meeting will be streamed live on local Cable Channel 16 and available for playback on our website AgendaCALL TO ORDER1.2.2.A.Documents:3. 3.A. Documents: 3.B. Documents: 4. 5. 5.A. 5.B. 6. Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, JUNE 3, 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. Due to the COVID-19 pandemic this meeting was held virtually. ROLL CALL Present were: Chair Nick Gehrig, Commissioners Marcie Jefferys, Steven Jones, James Lambeth, Subbaya Subramanian, Paul Vijums, Jonathan Wicklund, Kurtis Weber and Clayton Zimmerman. Also present were: Community Development Manager Mike Mrosla, Associate Planner Joe Hartmann, and Councilmember Steve Scott. APPROVAL OF AGENDA – JUNE 3, 2020 Chair Gehrig stated the agenda will stand as published. APPROVAL OF MINUTES May 6, 2020 – Planning Commission Regular Meeting Commissioner Jones moved, seconded by Commissioner Jefferys, to approve the May 6, 2020, Planning Commission Regular Meeting as presented. A roll call vote was taken. The motion carried unanimously (7-0). PLANNING CASES A. Planning Case 20-003; 3246 New Brighton Road – Preliminary Plat/Variance request – Public Hearing Associate Planner Hartmann stated the subject property at 3246 New Brighton Road is approximately 3.12 acres in size and is comprised of the decommissioned Lake Johanna Fire Station No. 1 building, a detached garage, and parking areas. The two existing structures are located along New Brighton Road and there are multiple curb cuts currently providing access to ARDEN HILLS PLANNING COMMISSION – June 3, 2020 2 the property. The topography of the lot is relatively flat along New Brighton Road, but then slopes down significantly to a pond located on the easterly half of the property. The elevation change from New Brighton Road to the pond edge is roughly 15 feet. The pond occupies approximately 1.3 acres of the site leaving 1.5 acres of developable land. Associate Planner Hartmann reported since 2017 the Subject Property has had three (3) previous development applications reviewed but not approved. The first application was submitted in April, 2017; the developer was requesting to subdivide the subject property into four (4) lots, however, the former landowner and the applicant couldn’t agree on a sale price and the applicant withdrew their application. In January, 2018, a different applicant submitted an application requesting to subdivide the subject property into four (4) lots. On April 23, 2018, the City Council considered the application for a Preliminary Plat, Final Plat, Comprehensive Plan Amendment, and Variance. The City Council voted to deny this application because the proposal was not consistent with the Comprehensive Plan designation of the property as Public and Institutional. Associate Planner Hartmann commented at their May 29, 2018 meeting the City Council approved a Comprehensive Plan Amendment, Preliminary Plat and Variance at the subject property. The Comprehensive Plan Amendment changed the designation of the property from Public and Institutional to Very Low Density Residential. The City Council approved a Preliminary/Final Plat request would have created three (3) single-family residential parcels on the existing lot. The proposed project never came to fruition and the property was voluntarily foreclosed. Associate Planner Hartmann reviewed the surrounding area, the Plan Evaluation and provided the Findings of Fact for review: 1. City Staff received a land use application for a request for preliminary plat and variance at the Subject Property 3246 New Brighton Road. 2. The property at 3246 New Brighton Road is located in the R-2 – Single and Two-Family Residential Zoning District and is guided as very low density on the Land Use plan. 3. The subject property is currently comprised of the former Lake Johanna Fire Station 1 building, a detached garage, and parking areas. 4. The subject property is 3.12 Acres. 5. The applicant has requested a Preliminary Plat in order to subdivide the property into four (4) single-family residential lots. 6. The adjacent properties to the north, east, west and south are zoned R-2 District and are guided for Low Density Residential uses in the Arden Hills 2040 Comprehensive Plan 7. A single-family detached dwelling is a permitted use for the lots in the R-2 district where the Subject Property is located. 8. The applicant has requested a variance from Section 1130.07, Subd. 2 of the City Code, to allow a lot width of 81.75 feet, or 3.25 feet less than the minimum 85-foot requirement for the R-2 District. 9. Approximately one-third of the properties within this block that have lot widths less than the required 85 feet for the R-2 District. While, the majority of the lots on this block are 85 feet wide or greater, few have the depth or area of the four lots proposed in the redevelopment. ARDEN HILLS PLANNING COMMISSION – June 3, 2020 3 10. The proposed preliminary plat meets the other Minimum Subdivision Design requirements included in Section 1130 of the City Code. 11. The proposed preliminary plat meets or will be required to meet the Required Improvements for subdivisions included in Section 1140 of the City Code. 12. The proposed development requires public use dedication, as required in Section 1130.08 of the City Code. Associate Planner Hartmann stated staff recommends approval of Planning Case 20-003 for a Preliminary Plat and a Variance at 3246 New Brighton Road, based on the findings of fact and the submitted plans, as amended by the conditions below: 1. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. The applicant shall submit a park dedication fee in the amount of $26,000, subject to the approval of the City Council. The park dedication fee shall be submitted prior to the execution of the Final Plat. 3. Preliminary Plat approval shall expire six months from the date of the City Council approval unless the Final Plat has been approved by the City Council and recorded with Ramsey County or a time extension granted by the City Council. 4. A Letter of Credit in the amount of 125 percent of the cost of materials and installation for the required replacement tree plantings shall be provided prior to the issuance of any development permits. The Letter of Cred shall be valid for two full years from the date of installation of the replacements trees. 5. Prior to the issuance of a Grading and Erosion Control permit the Applicant shall work with the City to locate the additional 87 caliper inches of replacement trees on the site or on the adjacent properties to the north and south of subject property. If the replacement tree plantings cannot be reasonably accommodated on the site, the City can work with the applicant to find off-site locations for the plantings or require that a fee in lieu of the plantings be provided. 6. The applicant shall provide the City with a copy of the approved Rice Creek Watershed District Permit prior to the issuance of any development permits. 7. Signage depicting the conservation easement boundaries shall be shown on grading plan, final location and sign design is subject to the approval of the Public Works Director. 8. A grading as-built and utility as-built plan shall be provided to the City upon completion of grading and utility work. 9. The proposed buildings shall conform to all other standards and regulations in the City Code. 10. The Applicant shall be financially responsible for all applicable water and sanitary charges. Rates applied shall be those in effect at the time of Final Plat approval and shall be memorialized in the Development Agreement. 11. Before construction, grading, or land clearing begins, trees or tree areas that are to be preserved shall be visibly marked and city-approved tree protection fencing or other method shall be installed and maintained at the critical root zones of the trees to be protected. The location of the fencing shall be in conformance with the approved tree preservation plan and approved by staff in writing. ARDEN HILLS PLANNING COMMISSION – June 3, 2020 4 12. A Grading and Erosion permit shall be obtained from the city’s Engineering Division prior to commencing any grading, land disturbance or utility activities. The Developer shall be responsible for obtaining any permits necessary from other agencies, including but not limited to, MPCA, Rice Creek Watershed District, and Ramsey County, MNDOT prior to the start of any site activities. 13. The Applicant shall be responsible for protecting the proposed on-site storm sewer infrastructure and components and any existing storm sewer from exposure to any and all stormwater runoff, sediments and debris during all construction activities. Temporary stormwater facilities shall be installed to protect the quality aspect of the proposed and existing stormwater facilities prior to and during construction activities. Maintenance of any and all temporary stormwater facilities shall be the responsibility of the Applicant. 14. Prior to the issuance Grading and Erosion permit, the Engineering Department shall review and approve final grading and utility plans in writing. 15. Staff shall review and approve the final landscaping plan showing a minimum of three trees in the front yard per lot prior to the release of the Final Plat. 16. The Applicant shall be financially responsible for any cost incurred for undergrounding existing overhead electric utilities and other associated private utilities and within the development. 17. The Developer shall be wholly responsible for the removal of debris and fencing found onsite. 18. Prior to the release of the Final Plat, the Applicant shall execute the grant of permanent conservation easement and restrictive covenant for wetland and wetland buffer. A Development Agreement shall be prepared by the City Attorney and subject to City Council approval. The Development Agreement shall be fully executed prior to release of the Final Plat. 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 Jefferys asked if this project would come back to the Planning Commission again. Community Development Manager/City Planner Mrosla stated this would be the only time this Planning Case comes before the Planning Commission. Commissioner Jones questioned if the only request before the Commission was for narrower lots. Community Development Manager/City Planner Mrosla indicated the Variance request was for narrower lots and noted the applicant was also requesting Preliminary Plat approval that ARDEN HILLS PLANNING COMMISSION – June 3, 2020 5 would subdivide the parcel into four lots. He commented further on the setbacks and buildable area for each lot. Commissioner Jones inquired what the maximum height was for a house. Community Development Manager/City Planner Mrosla reported the maximum height for a home was 35 feet from grade. Commissioner Jones commented he was not a fan of this project noting he believed three should be the maximum number of homes allowed. He questioned why a pond was being built when there was an existing pond in place. Community Development Manager/City Planner Mrosla explained the proposed pond was under review by the watershed district and would be used to preserve the quality of the existing pond. Commissioner Lambeth discussed the proposed lots and noted their sizes. He commented there should be no foreseeable FAR concerns with the lots and future homes. He explained the only issue left for the Commission to consider was lot width. He asked what objections would be legitimate for denying this project. Commissioner Subramanian requested further information regarding the trees that would be lost on the parcel. He questioned how many trees would be preserved. He inquired what the reasons were for requesting smaller lot sizes, other than economic reasons. Community Development Manager/City Planner Mrosla reviewed a diagram where trees would be planted onsite noting the property had 1920 caliper inches of significant trees. He explained only 14 of the 150 significant trees onsite would be removed. It was noted an additional 20 trees would be planted. He discussed how the site and trees would be impacted if the development was reduced to three lots. Chair Gehrig reported this request did not require a Tree Preservation Variance. Commissioner Subramanian stated other than economic consideration, was there any other reason for this Variance. Brendan O’Meara, representative for the applicant, thanked the Commission for their time. He discussed the tree preservation efforts and stated it would be impossible to understand how this property would be impacted if only three lots were pursued. He anticipated if only three lots were approved the homes would be much larger. He explained the variance request would allow this development to keep in character with the surrounding neighborhood. He reported if only three lots were pursued, these lots would be larger than any in the neighborhood and would have much bigger homes. He stated his purpose would be to construct four homes that more closely matched the neighborhood. Commissioner Vijums asked if there was any way to adjust the width of the maintenance easement. ARDEN HILLS PLANNING COMMISSION – June 3, 2020 6 Community Development Manager/City Planner Mrosla stated the purpose of the 15 foot maintenance easement was to allow for City crews to access the existing pond. Commissioner Vijums commented he has driven by this property several times and he noted it was an eyesore at this time. He explained the existing buildings needed to go away. He believed the new homes would improve the aesthetics of the neighborhood. He encouraged the applicant to keep the FAR requirements within the City’s guidelines. He recommended the developer find an additional 180 caliper inches of trees within this development. Commissioner Wicklund inquired if it was normal practice for staff to remove wetland area and right of way from calculating the density unit per acre. Community Development Manager/City Planner Mrosla stated this calculation can be done both ways. He discussed how the density unit per acre was calculated for this development noting the site did have a number of encumbrances, such as the wetlands and easement. Chair Gehrig opened the public hearing at 7:15 p.m. Chair Gehrig invited anyone for or against the application to come forward and make comment. Kurt Weber asked if there were any other granted variances for reduced lot widths in the area. Chair Gehrig stated he would be happy to address questions, but noted this was a time for the public comment. Community Development Manager/City Planner Mrosla explained he cannot think of any lots off the top of his head in the surrounding area that have a reduced lot width. Mr. Weber indicated if the City was going to calculate density by subtracting or discounting area of the property this should be done when the FAR was calculated as well. Dave Anderson, 1896 Gerald Avenue, explained he lived across the street from the old fire station property. He stated he had been to several of the public meetings and he wanted clarification on the variance request. He understood the requested variance was not based on economic consideration. He expressed concern that at one of the neighborhood meetings the applicant stated three house would not be economically feasible and therefore, four was necessary. He questioned why the neighbors had to bear the circumstances when the developer knew the size and expense of the lot when he purchased it. He suggested more creative thinking be put into this development in order to have three homes on the parcel, which would eliminate the need for a variance. He recommended the Commission not approve the variance request and that the project move forward with only three lots. There being no additional comment Chair Gehrig closed the public hearing at 7:24 p.m. Commissioner Jones thanked Mr. Anderson for his comments. He reported the economic stress of selling three homes versus four was different when considering the expense of tearing the building down. He anticipated the existing building could be added onto or remodeled in order ARDEN HILLS PLANNING COMMISSION – June 3, 2020 7 to serve as a twinhome. He commented further on the tree loss and noted he was not a fan of the project. Commissioner Wicklund discussed the variance requirements and noted the applicant was requesting to go from 85 feet to 81 feet. He believed the applicant was proposing a reasonable use. He appreciated the fact the developer was proposing to have lots sizes and homes that would match the character of the surrounding neighborhood. Commissioner Jefferys understood this property needed to be redevelopment, but she was concerned about the proposed lot widths. She feared that the only reason the applicant was requesting a variance was for economic reasons. Chair Gehrig commented variance requests were all different and unique. He stated the variance request was not extreme. He noted the proposed development would not place an extreme strain on the neighborhood or abuse City services. He appreciated the fact the developer was taking into consideration the character of the neighborhood. He understood the homes would be a little closer together, but he believed this would match the adjacent neighborhood. Commissioner Lambeth stated the only conformance issue to consider was the lot width. He believed that the proposed lot widths successfully addressed City Code. He explained he would be supporting this Planning Case. Commissioner Jones indicated he liked the smaller lots with smaller homes as this would be more in keeping with the neighborhood. Commissioner Lambeth moved and Commissioner Vijums seconded a motion to recommend approval of Planning Case 20-003 for a Preliminary Plat and Variance at 3246 New Brighton Road based on the findings of fact and the submitted plans, as amended by the eighteen (18) conditions in the June 3, 2020, report to the Planning Commission. A roll call vote was taken. The motion carried 5-2 (Commissioners Jefferys and Subramanian opposed). B. Planning Case 20-005; 2 Pine Tree Drive North – Master Planned Unit Development Request, Preliminary and Final Plat – Public Hearing Community Development Manager/City Planner Mrosla stated in 2013 Bethel University acquired the Country Financial facility at 2 Pine Tree Drive. The property consists of three (3) parcels that total approximately 43 acres. The northern parcel which is 21.52 acres in size contains the access road off of Pine Tree Drive and the majority of the surface parking. The center parcel which is 19.16 acres in size contains an existing 181,432 square foot office building and a small fraction of the surface parking. The remaining undeveloped parcel to the south is 2.43 acres in size and is made up of mainly woodlands and wetlands. The Applicant is proposing to subdivide the northern parcel into two (2) lots and consolidate the center parcel and the remaining southern exception parcel into one lot of record. Community Development Manager/City Planner Mrosla reported the subject property is located within the B-2 General Business District, where higher educational uses are permitted by Conditional Use Permit (CUP). At its November 25, 2013 meeting, the City Council approved a ARDEN HILLS PLANNING COMMISSION – June 3, 2020 8 CUP for Bethel University to use the existing facility as higher education. The CUP does not include additional conditions to restrict development of the northern section of the site. It is important to note that the current platting process is not associated with any specific development on the site. However, the Lake Johanna Fire Department is in talks with Bethel to acquire the lot adjacent to Pine Tree Drive for a future fire station. This application only pertains to Bethel’s request to divide the land and not future development projects. Community Development Manager/City Planner Mrosla reviewed the surrounding area, the Plan Evaluation and provided the Findings of Fact for review: 1. The subject property is located at 2 Pine Tree Drive and is zoned B-2, General Business District and is guided as Community Mixed Use on the Land Use Plan. 2. The applicant has submitted an application for Master Planned Unit Development and Preliminary/Final Plat. 3. The Applicant is requesting to create two (2) new lots of record and consolidate two (2) existing lots into one (1) The proposed plat also creates an outlot covering the private access road and utilities. 4. The current platting process is not associated with any specific development on the site. 5. The proposed subdivision is requesting no flexibility through the PUD process. 6. The proposed plats and Master PUD conforms with the requirements of the City Code. 7. The proposed Preliminary Plat and Final Plat are consistent with the Arden Hills Zoning Map and the 2040 Comprehensive Plan. Community Development Manager/City Planner Mrosla stated staff recommends approval of Planning Case 20- 005 for a Master Planned Unit Development and Preliminary Plat/Final Plat at 2 Pine Tree Drive, based on the findings of fact and submitted plans, subject to the following conditions: 1. The project shall be completed in accordance with the plans submitted and as amended by the conditions of approval. Any significant changes to the plans, as determined by the City Planner, shall require review and approval by the City Council. 2. All conditions of the Master PUD and Preliminary Plat approval shall remain in full force and effect. 3. The applicant shall record the Final Plat with Ramsey County and a copy shall be provided to the City within sixty (90) days of the City’s approval. 4. A Development Agreement shall be prepared by the City Attorney and subject to City Council approval. The Development Agreement shall be fully executed prior to release of the Final Plat. 5. Survey monuments shall be placed and installed at all block corners, angle points, points of curves in streets, and at intermediate points as shown on the Final Plat. Pipes or streel rods shall be placed at the corners of each lot. 6. The Developer Agreement shall identify maintenance responsibilities for Outlot A. Unless specifically modified within the Development Agreement, all maintenance responsibilities shall be completed by the property owner of Lot 3, Block 1. 7. All trails on Lot 3, Block 1 shall remain open to the public and terms of the agreement shall be memorialized in the Developers Agreement. ARDEN HILLS PLANNING COMMISSION – June 3, 2020 9 8. Prior to the release of the Final plat, the property owner of Lot 1, Block 1 shall submit a maintenance plan for the exiting trails on the subject parcel unless a written agreement between the City and owner establishes a different requirement. 9. A 6-ft wide sidewalk shall be constructed along the realigned section of the private driveway extending from Pine Tree Drive to Lot 3. 10. A 6-ft wide sidewalk shall be constructed along the west side of Pine Tree Drive from Outlot A to the north boundary of “Exception Parcel C” upon development of Lot 2 or relocation of the private driveway. 11. A traffic impact analysis shall be prepared in accordance with City standards and provided to City staff for review prior to development of Lot 1 and Lot 2. 12. Proposed extensions of water main and sanitary sewer constructed within Lot 1, Lot 2 and Outlot A shall be private utility services. Public utility easements will not be required over private water and sanitary sewer utilities within the site. The development agreement shall include private access easements over these utilities to the benefit of the three lots. 13. The Applicant shall add a 20-ft wide public drainage and utility easement to the plat extending along the north lot line for Lot 1, Block 1 and along the north lot line for Outlot A. 14. The Applicant shall add a 20-ft wide public drainage and utility easement to the plat extending along the south lot line for Lot 3, Block 1 between the east right-of-way line at the terminus of Dunlap Street and the southwest corner of Lot 1. 15. The Applicant shall add a 10-ft wide public drainage and utility easement to the plat extending along the north lot line for Lot 3, Block 1 between Outlot A and the west lot line for Lot 3. 16. Prior to the issuance of a grading permit, all items identified in the May 27, 2020 Engineering Division memo shall be addressed. All comments shall be adopted herein by reference. 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 Wicklund asked if staff discussed the 16 conditions with the applicant. Community Development Manager/City Planner Mrosla reported staff had discussed the conditions with the applicant. He explained the applicant supported the staff recommended conditions. Commissioner Wicklund stated he supported the request from Bethel University. Commissioner Vijums discussed the trail system and asked if the existing trails would be replaced after the new buildings were constructed. ARDEN HILLS PLANNING COMMISSION – June 3, 2020 10 Community Development Manager/City Planner Mrosla explained it would be difficult to replace all of the existing trails but he noted the trails would be addressed when Bethel University submits a development application. Commissioner Vijums commented the additional concrete was somewhat of an eyesore to him. He hoped that the new buildings could be constructed without additional concrete parking lots. He recommended that all existing wetlands be preserved. Commissioner Lambeth stated this application on pertains to the subdivision of the land. He requested clarification as to which lot was being proposed for the Lake Johanna Fire Department. Community Development Manager/City Planner Mrosla reported the Lake Johanna Fire Department was in conversations to acquiring Lot 2 which was adjacent to Pine Tree Drive. Commissioner Jones stated he supported the proposed request. He indicated his only concern with the proposal was with how traffic would flow in and out of this site into Pine Tree Drive. He stated he did not want there to be backups at Pine Tree Drive if the fire station were to locate on this corner. Commissioner Jefferys asked if the City had any agreement in place that Bethel University will maintain these trails. Community Development Manager/City Planner Mrosla reported a condition of approval (Condition 7) was in place requesting Bethel University to provide the City with a maintenance plan for these trails. He noted the trails were private and were maintained by Bethel. Chair Gehrig opened the public hearing at 8:01 p.m. Chair Gehrig invited anyone for or against the application to come forward and make comment. Bobby Goldman, 1298 County Road F West, commented on the subdivision and explained he grew up at 1146 Walden Place which borders the nature preserve. He indicated he frequented the trails on this property. He expressed concern with the fact almost 100 significant trees would be removed from this Site 1 and 2. He understood this plan would eliminate the existing trail plan. He recommended park dedication fees not be waived for the fire station. There being no additional comment Chair Gehrig closed the public hearing at 8:04 p.m. Commissioner Wicklund explained he supported this Planning Case moving forward as recommended. Commissioner Wicklund moved and Commissioner Jones seconded a motion to recommend approval of Planning Case 20-005 for a Master Planned Unit Development Request, Preliminary and Final Plat at 2 Pine Tree Drive North based on the findings of fact and the submitted plans, as amended by the sixteen (16) conditions in the June 3, 2020, report to the Planning Commission. A roll call vote was taken. The motion carried unanimously (7-0). ARDEN HILLS PLANNING COMMISSION – June 3, 2020 11 UNFINISHED AND NEW BUSINESS None. REPORTS A. Report from the City Council Councilmember Scott provided the Commission with an update from the City Council. He stated the City was still under a local peacetime emergency due to COVID-19. He reported City Hall offices remain closed to residents but all essential City services were being provided. He explained the City’s recreation programs had been canceled through the summer and virtual programs were being provided. He noted all City parks, playgrounds and trails were open for use. He indicated the Council approved a refund of liquor license fees for bars and restaurants that have had to remain closed due to the Stay at Home order. He discussed the Planning Cases the City Council had considered and approved/tabled. He explained the June 8th City Council meeting has been canceled and a Worksession meeting will be held in its place. B. Planning Commission Comments and Requests Chair Gehrig thanked the Planning Commission members for attending this meeting. He encouraged everyone to stay safe and healthy. C. Staff Comments None. ADJOURN Commissioner Jones moved, seconded by Commissioner Jefferys, to adjourn the June 3, 2020, Planning Commission Meeting at 8:13 p.m. A roll call vote was taken. The motion carried unanimously (7-0). City of Arden Hills Planning Commission Meeting for July 8, 2020 P:\Planning\Planning Cases\2020\20-011 Northern Heights Lutheran Church - CUP\Memos Reports Page 1 of 7 MEMORANDUM DATE: July 8th, 2020 PC Agenda Item 3.A TO: Planning Commission Chair and Commissioners FROM: Joe Hartmann, Associate Planner SUBJECT: Planning Case #20-011 –Public Hearing Required Applicant: John Oldfield, North Heights Lutheran Church Property Location: 1700 Highway 96 W Request: Conditional Use Permit and Planned Unit Development Amendment Requested Action John Oldfield (“The Applicant”) on behalf of North Heights Lutheran Church has submitted an application for a Conditional Use Permit and Planned Unit Development Amendment for a pre- school and nursey that would be located within the existing facilities at 1700 Highway 96 W (“Subject Property”). The Subject property is located in the R-1 Single Family Residential District and is guided as Public and Institutional in the Land Use Plan. Pre-school/nursery uses are defined as school, general education in the zoning code and are permitted via a Conditional Use Permit in the R-1, Single Family Residential District. However, the Subject Property also operates under a Planned Unit Development that requires an amendment if there is a change in use on site. Background 1. Overview of Request The use of the Subject Property as a place of worship has been in continuous operation since 1947. The City Council approved Planned Unit Development Permit (PUD) Planning Case 84-21 in 1984 that gave the Applicants permission to operate a church at the Subject Property. The PUD included conditions of approval such as a requirement that the use of the church and supporting facilities with the R- l Zoning District shall be limited to those uses and activities normally associated with a church operation. The PUD was amended three (3) times in 1995, 2000, and 2002, respectively. Most recently in 2002, a Special/Conditional Use Permit was approved for the North Heights Family Life Center to operate a program for high school aged students with eighty-six (86) matriculated students on site, but the program was never implemented and the permit has since been expired. The proposed use of the Subject Property at that time was found to be consistent with its original approvals and there were no exterior modifications proposed with that request. The one (1) condition of approval associated with this previous request was that the main parking lot access drive for the secondary school use should be from Highway 96 and North Heights was to direct as much traffic to the Highway 96 access drive as possible. City of Arden Hills Planning Commission Meeting for July 8, 2020 P:\Planning\Planning Cases\2020\20-011 Northern Heights Lutheran Church - CUP\Memos Reports Page 2 of 7 Use The proposed use would utilize existing classrooms, gymnasium and playground. Entrance B will be used for child drop off and pickup as shown below. Parent and staff will utilize the East Lot/B for parking. Hours of operation are 7:00 A.M. and 6:00 P.M. Monday through Friday each week, with pre-school lasting from September through May of each year and the nursery use continuing over the summer. If approved, the center would enroll up to 100 children between the ages of 33 months to 5 years old in either a half-day or full-day pre-school curriculum. The Applicant states that the purpose of this proposal is to better utilize the existing space and to meet the needs of the growing population of the north suburbs. City of Arden Hills Planning Commission Meeting for July 8, 2020 P:\Planning\Planning Cases\2020\20-011 Northern Heights Lutheran Church - CUP\Memos Reports Page 3 of 7 Plan Evaluation Chapter 13, Zoning Regulations Review 1. R-1 Single Family Residential General District Provisions– Section 1320 Section 1320.05 – Land Use Chart House of worship uses are allowed conditional as uses in this district. Under the definition for a place of worship in City Code, the facilities of a church or other religious assembly may be used for a licensed pre-school and childcare center and playground. City Code Section 1305.04 defines a House of Worship as: “A place of worship or religious assembly and its accessory facilities used by the congregation such as the following: rectory, meeting hall, offices for administration of the institution, licensed child or adult daycare, playground, or cemetery. A house of worship does not include buildings or uses used exclusively for residential, schools, recreational, commercial, or other uses not normally associated with worship.” City Code Section 1320.05 defines land uses that are permitted within each zoning district. In the R-1 Single Family Residential District, general education schools, including pre-school uses and nursery’s, are considered Conditional Uses. The Applicant envisions North Heights Christian Pre- school and Childcare as a non-denominational Christian pre-school that would incorporate “age- appropriate academics and social skills which are all interwoven with biblical values”, consistent with its current use as a house of worship (Attachment C). Section 1320.06 – Lot Requirements The North Heights Lutheran Church campus is located on an approximately 41 acre parcel in the R-1 Single Family Residential Zoning District. The parcel and Subject Property meets all of the district requirements for lot area, lot dimensions, building setbacks, and landscaping. The minimum building setbacks in the R-1 District are 40 feet in the front yard, 30 feet in the rear yard, and minimum of 10 feet in one side yard with a combined total of 25 feet for both yards. Structures must be located a minimum of 10 feet from abutting residential property. Section 1320.075 – Special District Provisions City Code Section 1320.075 highlights special district requirements for a general educational use within the R-1 District. The school must be located within a parcel that is at least 10 acres in size and the school must be comprised of main buildings that are owned or leased by the institution providing the School use. The parcel on which the Subject Property is located is approximately 41 acres in size and the facilities are owned by the North Heights Lutheran Church. North Heights Lutheran Church staff is onsite to provide the pre-school and childcare center’s programming, which is consistent with the special district requirements. 2. General District Regulations – Section 1325 Section 1325.05 – Design Standards The proposed use is located within the existing structure and no exterior building modifications are proposed. The Applicant is proposing to construct a fence around an existing playground. City Code Section 1325.05 outlines design standards for landscaping and screening. The proposed City of Arden Hills Planning Commission Meeting for July 8, 2020 P:\Planning\Planning Cases\2020\20-011 Northern Heights Lutheran Church - CUP\Memos Reports Page 4 of 7 changes to the facilities would not impact any significant trees on the property, and additional landscaping is not required. Section 1325.06 – Parking, Loading and Circulation City Code Section 1325.06 highlights the parking requirements for Daycare, Nursery, and Pre- School facilities, stating that one (1) parking space is required for each teacher or employee plus one (1) for each five (5) individuals receiving care. The Applicant notes that, at capacity, there will be 100 students and ten (10) instructors at the center would equate to thirty (30) parking spaces needed for this proposed use. There are three (3) parking lots on site. The closest parking lot to the main entrance of the facilities is the East Lot/B, providing 217 parking spaces, and would primarily serve the proposed use. A traffic study for the site was conducted for a proposed senior living facility use at the Subject Property in 2017 that did not come to fruition. The traffic study, conducted by the consultant Westwood, completed an analysis of the existing levels of traffic volume. The consultant was asked to look at the traffic volumes at the weekday a.m. and p.m. peak hours at the existing church driveway at Highway 96. Because the counts occurred during weekdays, the trip volumes to and from the church during the a.m. and p.m. peak hours were said to be very light compared to the traffic volumes that would occur on Sunday mornings. The original PUD permit highlights three (3) conditions of approval regarding traffic and circulation; the posting of a "No Right Turn" sign at the Snelling Avenue exit to divert outgoing traffic from the Site north on Snelling Avenue rather than south; a provision for traffic controllers, which would have to be installed to prohibit left turns from Snelling Avenue into the site and right turns from the Site onto Snelling Avenue at the Snelling Avenue entrance (if the signage alone proves to be ineffective in preventing traffic from intruding upon the residential neighborhoods to the south and east of the Site and traffic jams from forming on Snelling Avenue); and if weekday traffic through the adjacent neighborhoods becomes a problem, closing the Snelling Avenue entrance except for major events where traffic controllers must be used. In order to mitigate the traffic issues that may come from the additional trips generated by the proposed use, Staff are recommending as a condition of approval that the Applicant modify the southern curb at the intersection of Snelling Avenue and the private drive to further restrict right turns onto Snelling Avenue. 3. Procedural Requirements for Specific Applications – Section 1355 Section 1355.04, Subd. 3 – Conditional Use Permits Conditional Use Permits are required when any structural alteration, enlargement or intensification thereof, or change not specifically permitted by right in a district. The permit shall be approved solely for the proposed use of a particular site, not for a particular person or firm. When granting a Conditional Use Permit, the City may impose conditions as it deems necessary to serve and protect the health, safety, convenience and general welfare of the community. Section 1355.04, Subd. 3 of the Arden Hills Zoning Code lists the criteria for evaluating a Conditional Use Permit. The Planning Commission and City Council should consider the effect of the proposed use upon the owners and occupants of the surrounding land, in particular, and the community as a whole, in general. Staff offers the following Conditional Use Permit findings for consideration: City of Arden Hills Planning Commission Meeting for July 8, 2020 P:\Planning\Planning Cases\2020\20-011 Northern Heights Lutheran Church - CUP\Memos Reports Page 5 of 7 1. A Conditional Use Permit is required for any proposed conditional use on a property that is not permitted by right within the property’s respective zoning district. 2. A House of Worship use is permitted in the R-1 Single Family District as defined by the Land Use Chart in City Code Section 1320.05. 3. The proposed pre-school/nursery uses are permitted in the R-1 Single Family District under a Conditional Use Permit according to the Land Use Chart. 4. The Subject Property meets the special district provisions for a general education use as defined under the City Code Section 1320.075. 5. A previous Conditional Use Permit was approved for the Subject Property in 2002 for a general secondary education use. 6. The proposed use does not conflict with the place of worship functions and the adjacent residential uses, and will not pose a significant detrimental risk to the health, safety, and general welfare of occupants of surrounding lands because of its compatibility. Section 1355.04, Subd. 6 – Planned Unit Development The Subject Property operates under a PUD permit that was approved under Planning Case 84-21. The associated permit highlights the four (4) stages of development that the permittee, North Heights Lutheran Church, has been obligated to follow including the principal worship center, additional office spaces, and a community center. A preschool is not an identified use within the PUD permit, so the existing PUD must be amended to reflect the proposed change in use, if approved. Staff offers the following Planned Unit Development Amendment findings for consideration: 1. The Subject Property was previously granted a Special Use Permit to operate a house of worship in 1984 (SUP 84-21). 2. Special Use Permit 84-21 has been amended three (3) times since the initial plan was approved in 1995, 2000, and 2002, respectively. 3. A pre-school and nursey uses have not been identified in any previous iteration of the Planned Unit Development Agreement. However, a high school use was approved in 2002 but never implemented. 4. The existing Planned Unit Development Agreement must be amended each time that there are significant changes to the Subject Property. 5. An application for amendment shall be administered in the same manner as required for a new application. 6. All conditions of the original Planned Unit Development shall remain in full force and effect Findings of Fact The Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following findings for consideration: General Findings: 2. The Subject Property is located on an approximately 41 acre parcel in the R-1 Single Family Residential District. 3. The Subject Property is located at 1700 Highway 96 W. 4. The Subject Property is utilized by the North Heights Lutheran Church. City of Arden Hills Planning Commission Meeting for July 8, 2020 P:\Planning\Planning Cases\2020\20-011 Northern Heights Lutheran Church - CUP\Memos Reports Page 6 of 7 5. The Subject Property has been approved for a house of worship use as defined by in Section 1305.04 in the City Zoning Code. 6. The facilities of a church or other religious assembly may be used for a licensed pre-school and childcare center and playground with a Conditional Use Permit. Additional Review Building Official The Building Official has reviewed the plans and has no additional comments at this time. A Building Permit will be required prior to construction. Public Works Director and City Engineer The Public Works Director and City Engineer has reviewed the plans and proposes as a condition of approval that the Applicant modify the southern curb at the intersection of Snelling Avenue and the private drive to restrict the number of right hand turns being made onto Snelling Avenue. 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. • Recommend Approval with Conditions: Motion to recommend approval of Planning Case 20-011 for a Conditional Use Permit and Planned Unit Development Amendment at 1700 Highway 96 W, based on the findings of fact and the submitted plans, as amended by the conditions in the July 8th, 2020 Report to the Planning Commission: 1. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to the plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. All conditions of the original Planned Unit Development shall remain in full force and effect. 3. This approval does not include signs. A separate sign permit is required for all proposed signage. 4. A Zoning Permit shall be required for the fencing around the playground area. 5. A Building Permit shall be required for the interior improvements. 6. The Applicant shall modify the southern curb at the intersection of Snelling Avenue and the private drive to restrict right turns onto Snelling Avenue. Prior to construction the Applicant shall submit plans for engineering staff to review. A Right of Way permit is required. The proposed improvements shall be completed no later than November 31, 2020. 7. The applicant shall designate and sign ten (10) parking stalls for parent drop- off/pick-up during pore-school/nursery hours of operation in East Lot/B . 8. No expansion to enrollment beyond 100 students shall be permitted without City Council approval. 9. Any violation of the conditions of this Conditional Use Permit may result in revocation of the permit. City of Arden Hills Planning Commission Meeting for July 8, 2020 P:\Planning\Planning Cases\2020\20-011 Northern Heights Lutheran Church - CUP\Memos Reports Page 7 of 7 • Recommend Approval as Submitted: Motion to recommend approval of Planning Case 20- 011 for a Conditional Use Permit and Planned Unit Development Amendment at 1700 Highway 96 W, based on the findings of fact and the submitted plans in the July 8, 2020 Report to the Planning Commission. • Recommend Denial: Motion to recommend denial of Planning Case 20-011 for a Conditional Use Permit and Planned Unit Development Amendment at 1700 Highway 96 W, based on the following findings: findings to deny should specifically reference the reasons for denial and why those reasons cannot be mitigated. • Table: Motion to table Planning Case 20-011 for a Conditional Use Permit and Planned Unit Development Amendment at 1700 Highway 96 W: a specific reason and information request should be included with a motion to table. Notice A Conditional Use Permit and Planned Unit Development Amendment requires a public hearing. A public hearing notice for this planning case was published in the Pioneer Press on June 26, 2020. The City has not received any public comments regarding this case. A public meeting notice was mailed to residential properties within 1,000 feet of the Subject Property on June 26th, 2020. At the time of writing this staff received one (1) letter of support (Attachment E). Deadline for Agency Actions The City of Arden Hills received the completed application for this request on June 26th, 2020. Pursuant to Minnesota State Statute, the City must act on this request by August 25th, 2020 (60 days), unless the City provides the petitioner with written reasons for an additional 60-day review period. With consent of the applicant, the City may extend the review period beyond the initial 120 days. Attachments A. Land Use Application B. Location Map C. Supplemental Application Materials D. Planned Unit Development No. 84-21 E. Public Comment Disclaimer: This m ap 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 inform ation herein pursuant to MNStatute 466.03 Subd 21. Location Map Highway 10 Old Highw ay 10 High wa y 9 6 We st Snelling Avenue NorthKeithson Drive Royal Hills DriveBriarknoll DriveCo ll e e n Av e n u e Arden View Drive M c c lun g D r iv e Norma AvenueHighway 96 West Highway 10 PARK ± §¨¦35W §¨¦694 £¤10 New Brighton Park and Open Space Subject Parcel I STATE OF MINNESOTA COUNTY OF RAMSEY CITY OF ARDEN HILLS PLANNED UNIT DEVELOPMENT PERMIT CASE NO. 84-21) CONSTITUTING GENERAL PLAN APPROVAL OF NORTH HEIGHTS LUTHERAN CHURCH MASTER PLAN AND SPECIFIC APPROVAL OF STAGE 1 THEREOF The undersigned, Clerk-Administrator of the City of Arden Hills, does hereby certify that this Planned Unit Development Permit (the "Permit") is granted pursuant to the provisions of Appendix A of the Arden Hills Code, being the Zoning Ordinance of the City of Arden Hills (Ordinance No. 213), in accordance with a public hearing duly held by the Planning commission thereof on May 1, 1985 and subsequent approval by the Arden Hills City Council on May 13, 1985 at its Council meeting held on that date. The Permittee is NORTH HEIGHTS LUTHERAN CHURCH, a Minnesota non-profit corporation, whose business address is 2701 Rice Street, St. Paul, Minnesota 55113, and its successors and assigns. This Permit constitutes general plan approval of Permittee's Master Plan for the development of the 45.7 acre site the "Site") which is located at the southeast corner of the intersections of State Trunk Highway No. 96 and U. S. Highway No. 10 in the City of Arden Hills. Concept plan approval of permittee's Master Plan was granted by the Council in August of 1984. The Master Plan approved hereby is the manual entitled "A Master Plan for: North Heights Lutheran Church, Arden Hills, Minnesota" prepared by Station 19 Architects, Inc., which was received by the City on July 26, 1984, and all other plans, specifications, drawings, sketches and other documentation submitted to and filed with the City to the date hereof. The only difference between the Master Plan as approved hereby and the one which received concept approval by the Council back in August of 1984 is that the seating capacity of the worship center and support facilities has been reduced from 3,000 to 2,000 seats and the parking capacity of the parking lots has been reduced from 1,000 to 700 parking spaces. Except as hereinbelow restricted or qualified, the Master Plan for Permittee generally approved hereby is as follows: Stages Facilities Stage 1 2,000 seat worship center 54,900 sq. ft. support facilities 700 parking spaces Religious symbol Stage 2 Stage 3 Stage 4 3,000 seat addition to worship facility 36,600 sq. ft. addition to support facilities and 967 additional parking spaces 25,000 sq. ft. community/recreation center 10,000 sq. ft. office/10,000 sq. ft. retail facility 50 room, 15,000 sq. ft. Christian hostel 150 seat, 6,400 sq. ft. food service facility 100 parking spaces (overflow parking) 232 parking spaces (existing) 25 room, 10,000 sq. ft. prayer retreat house The Site is legally described as follows, to-wit: Lots One (1), Two (2), and Three (3), Block One 1), Lakeshore Homesites according to the recorded plat thereof on file and of record in the office of the County Recorder in and for Ramsey County, Minnesota1 also that part of the West One-Half W. 1/2) of the East One-Half (E. 1/2) of the Northeast Quarter (NE 1/4) of Section Twenty-one 21), Township Thirty (30) North, Range Twenty- three (23) West, which lies Northeasterly (NE'ly) of the centerline of State Trunk Highway No. 62, also known as United States Highway No. 10, subject to the rights of the public therein for highway purposes, according to the United States Government Survey thereof; also the East One-Half (E. 1/2) of the East One-Half (E. 1/2) of the Northeast One- Quarter (NE 1/4) of Section Twenty-one (21) , Township Thirty (30) North, Range Twenty-three (23) West, except the North Three Hundred Ninety-six feet (396') thereof and except that part thereof taken for State Trunk Highway No. 10-62 and subject to the rights of the public in Snelling Avenue, according to the United States Government Survey thereof, Permittee is hereby granted specific approval to implement Stage 1 of the Master Plan. The improvements to be constructed pursuant to Stage 1 shall be placed and built in strict accord- ance with the Master Plan, the revised Site Plan of April 3, 1985, the landscape plan, the lighting plan, and such other plans, drawings, sketches and other documentation (the "Plans") as Permittee has heretofore submitted to and filed with the City. 2 - This Permit is issued not only subject to Permittee's compliance with the Plans but also subject to its compliance with all of the applicable requirements of Appendix A of the Arden Hills Code (the Zoning Ordinance, Ordinance No. 213), and all applicable provisions of the Arden Hills Code including specifically, but not limited to, the Building Code portion thereof. It is also issued subject to the following' special conditions: 1. Planning Commission review of detailed plans and specifications for the religious symbol p(~ Permittee desires to erect in Stage 1 and the City Council's approval thereof. 2. The exterior surfaces of the worship center being brick except those three sides where the worship center is to be expanded in subsequent ~dv Stages which shall have "dry-vit" panels or wood panels in warm, earthy colors so as to harmonize with the earth-tone color of the brick facades. 3. Dedication to the City of 4.57 acres of land in / the southerly portion of the Site for public d../~ park purposes, such dedication to occur prior ~--- U to and as a condition precedent to the City's issuance to Permittee of a certificate of occupancy for the worship center. 4.Posting of a "No Right Turn" sign at the k.t- ~/--' fI/ Snelling Avenue exit to divert outgoing traffic 6' & 0 from the Site north on Snelling Avenue rather than south thereon. 5.provision of traffic controllers, at Permittee's expense, to prohibit left turns from Snelling Avenue into the site and right turns from the Site onto Snelling Avenue at the Snelling Avenue entrance/exit if signage alone proves to be ineffective in preventing traffic from intruding upon the residential neighbor- hoods to the south and east of the Site and traffic jams from forming on Snelling Avenue. 6.If weekday traffic through the adjacent neighborhoods to the south and east of the Site becomes a problem, closing the Snelling Avenue entrance/exit except for major events whereupon traffic controllers must be used. 7.Use of the worship center facilities within the R-1 portion of the Site for those and supporting zoning district uses and activi- 3 - r ties normally associated with church opera- tion--extensive use thereof by means of rental or lease arrangements (for the purpose of generating revenue) being expressly hereby prohibi ted unless specifically approved on a case-by-case basis by the City Council. 8. Monitoring by Permittee and the City of adequacy of parking spaces before implementa- tion of the parking components of subsequent Stages as indicated above and in the Master Plan. (IF PARKING DEMAND INCREASES TO A POINT THAT ADEQUATE PARKING SPACES CANNOT BE PROVIDED WITHIN SITE COVERAGE LIMITATIONS, FUTURE ENLARGEMENT OF WORSHIP SPACE AND SUPPORT FACILITIES MAY BE RESTRICTED ACCORDINGLY.) A certified copy of this Permit may be filed by the Clerk-Administrator, in her discretion, with the Ramsey County Recorder or Registrar of Titles. In the event the property, is torrens, Permittee shall provide the City with the Owner's Duplicate Certificate of Title in order to allow the City to file a certified copy of this Permit. The invalidity of any condition, limitation, provision, paragraph, sentence or clause of this Permit shall not impair or affect in any manner the validity, enforceability or effect of the rest of this Permit. Dated at Arden Hills, Minnesota, this c?.f4 day of June, 1985. CITY OF ARDEN HILLS By (lL, ~/mp (j)}(lf1L.L Charlotte McNiesh, Clerk-Administrator, 4 - From: To:AH Planning Subject:North Heights Lutheran Proposal Date:Sunday, June 28, 2020 2:22:19 PM Caution: This email originated outside our organization; please use caution. To Whom It May Concern: Let me begin by saying I am not a member of North Heights Lutheran (NHL) and do not attend the church. NHL has been a positive member of our community for many years. They have a strong and positive ministry to the well-being and spiritual health of people. And this includes young ones. Our society needs support that is provided by NHL. In this case the support and growth comes to children and their parents. As a resident of Arden Hills I strongly support the application of NHL to establish a preschool and childcare center. I encourage the Planning Commission to approve this application. Sincerely, Timothy Larson Timothy Larson 1681 Wedgewood Circle Arden Hills, MN 55112 City of Arden Hills Planning Commission Meeting for July 8, 2020 P:\Planning\Planning Cases\2020\20-013 Call Center Definition - ZCA Page 1 of 4 MEMORANDUM DATE: July 8th, 2020 PC Agenda Item 3.B TO: Planning Commission Chair and Commissioners FROM: Joe Hartmann, Associate Planner SUBJECT: Planning Case #20-013 –Public Hearing Required Applicant: City of Arden Hills Request: City Code Amendment – Chapter 13 – Zoning Ordinance Definitions and Requirements for Parking, Loading and Circulation Requested Action The City of Arden Hills is proposing amendments to the language of Chapter 13 of the Zoning Code to include a call center definition in City Code Section 1305.04, and new requirements for parking, loading and circulation for call center uses in City Code Section 1325.06. Background 1. Overview of Request National Recoveries is a debt recovery service which operates a call center within the Arden Hills Corporate Center at 4265 Lexington Avenue North. National Recoveries employs approximately 350-400 persons and has been a tenant of Arden Hills Corporate Center since 2015. City of Arden Hills Planning Commission Meeting for July 8, 2020 P:\Planning\Planning Cases\2020\20-013 Call Center Definition - ZCA Page 2 of 4 The available parking at the center does not meet the demand of National Recoveries. Call center uses typically require ample parking due to the high staffing demands. Because of this, National Recoveries has contracted with North Heights Lutheran Church to provide overflow employee parking. North Heights Lutheran Church has significant excess parking during the week. National Recoveries has a shuttle that transports staff from the church to their facility. The existing offsite parking is permitted by ordinance section 1325.06 Subd D, 6, stating that “if required parking is located on a site other than the site on which the principal building or use is located, a properly drawn legal instrument, executed by the parties involved, must be filed with the City, which provides for such parking and which shall not be terminated without approval by the City Council.” National Recoveries has provided the City with the parking contacts. At its December 2019 work session, the Council discussed call center parking requirements in regards to National Recoveries. Following a discussion, the City Council directed staff to review and propose a zoning code amendment to add a definition for “call centers” and parking count standards for the use. At its June 8th, 2020 work session, staff presented the proposed language to the Council. The Council directed staff to move forward with adding a definition and parking counts requirements for call centers. If this amendment is approved, National Recoveries would be considered legal non-conforming as the user would not meet the new parking requirement. National Recoveries can continue to operate their shuttle and provide their off-site parking, but if they expand or modify their facilities in a way that would trigger a land use request requiring approval from the City Council, their proposal would have to conform to the new call center requirements. Plan Evaluation Chapter 13, Zoning Regulations Review Under City Code Section 1305.04, definitions for items found in the Zoning Code are laid out in a glossary of terms. However, City Code does not have a definition for a “Call Center”. Call Center uses are currently considered office uses. Other communities define call center uses in their Zoning Code and a review of city codes by staff revealed a few definitions that could be adopted into the Arden Hills City Code. Staff offers the following amendment to the language in the Zoning Code under Section 1305.04 to include a definition for Call Center: Call Center. An office for providing incoming and outgoing telephone and computer services, customer service, technical service, or telemarketing activities through electronic communications. City Code Section 1325.06, Subd. 1, J defines the number of parking spaces requirements under each category of use within the Zoning Code. Currently, there are no standards for Call Center uses. The closest use to a Call Center use currently in City Code would be “Business & Professional Office” uses, which require one parking stall for every 250 square feet of office space. Due to the higher density of staff members working in call centers, the requirement for 1 parking spot for every 250 square feet of office space does not reflect the parking needs of the use. Given the greater staffing levels associated with a Call Center use, Staff is recommending that a greater parking requirement be put into effect for Call Center uses to anticipate the greater need for parking compared with other businesses. Staff offers the following amendment to the language in the City of Arden Hills Planning Commission Meeting for July 8, 2020 P:\Planning\Planning Cases\2020\20-013 Call Center Definition - ZCA Page 3 of 4 Zoning Code under Section 1325.06 to include a category of required parking spaces for a Call Center use: Call Center shall require 1 parking space per 150 square feet. Next Steps Staff is currently reviewing the zoning ordinance. The city is required to amend its official controls (i.e. zoning, subdivision, and other ordinances) within nine months to bring the City ordinances into conformance with the Comprehensive Plan. Staff is planning to bring a proposed amendment forward to require a conditional use permit for Call Centers uses as part of this process. Findings of Fact The Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following findings for consideration: General Findings: 1. The City of Arden Hills is proposing amendments to the language of Chapter 13 of the Zoning Code. 2. Under City Code Section 1305.04, definitions for items found in the Zoning Code are laid out in a glossary of terms. 3. City Code does not have a definition for a “Call Center” under City Code Section 1305.04. 4. City Code Section 1325.06, Subd. 1, J defines the number of parking spaces requirements under each category of use within the Zoning Code. 5. Call Center uses are not defined under City Code Section 1325.06, Subd. 1, J. 6. Under City Code Section 1325.06, Subd. 1, J Business & Professional Office uses require (1) one parking spot for every 250 square feet of office space. 7. The City is proposing that a Call Center use shall require 1 parking space per 150 square feet. 8. Amendments to the Zoning Code regulations require a public hearing prior to action by the City Council. 9. If this amendment is approved, National Recoveries will be considered legal non- conforming as the user would not meet the new parking requirement. 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. • Recommend Approval: Motion to recommend approval of Planning Case 20-013 for a City Code Amendment to Chapter 13 of the Zoning Ordinance, based on the findings of fact and the submitted ordinance language provided in the July 8, 2020 Report to the Planning Commission. City of Arden Hills Planning Commission Meeting for July 8, 2020 P:\Planning\Planning Cases\2020\20-013 Call Center Definition - ZCA Page 4 of 4 • Recommend Approval with amendments: Motion to recommend approval of Planning Case 20-013 for a City Code Amendment to Chapter 13 of the Zoning Ordinance, based on the findings of fact and the submitted plans in the July 8, 2020 Report to the Planning Commission with amendments. • Recommend Denial: Motion to recommend denial of Planning Case 20-013 for a City Code Amendment to Chapter 13 of the Zoning Ordinance, based on the following findings: the Planning Commission should identify findings to deny should specifically reference the reasons for denial and why those reasons cannot be mitigated. • Table: Motion to table Planning Case 20-013 for a City Code Amendment to Chapter 13 of the Zoning Ordinance: the Planning Commission should identify a specific reason and/or information request should be included with a motion to table. Notice A Zoning Code Amendment requires a public hearing. A public hearing notice for this planning case was published in the Pioneer Press on June 26, 2020. The City has not received any public comments regarding this case. Attachments A. Redlined Call Center Definition B. Clean Call Center Definition C. Redlined Parking Requirement D. Clean Parking Requirement 1305.04 Definitions. (revised 076/274/1920) ∙ Acre. A quantity of land containing forty-three thousand, five hundred and sixty (43,560) square feet or one hundred sixty (160) square rods in whatever shape and pattern (e.g. circular, square, triangular, irregular, broad or narrow). ∙ Acre, net (as applied to PUD density calculations). One (1) acre of land, minus the two-thirds (2/3) of that portion of the acre encompassed by wetlands, one-half (1/2) of that portion of the acre encompassing wholly or partially hills, mounds, or slopes that drop at a rate of twelve percent (12%) or more per every fifteen (15) feet or more of distance; and the entire area of public streets. ∙ Administrative officer. The zoning administrator, building inspector, their deputies or assistants, and any other officials of the city charged with or engaged in the administration of this Code or any portion thereof. ∙ Administrator. The zoning administrator. ∙ Agricultural uses. Uses customarily associated with the growing of farm produce and the raising of farm animals for general use; but not including raising and feeding (feed lots) of livestock, fur farms and kennels. ∙ Alteration. As applied to a building or structure, a change or rearrangement in the structural parts or in the existing facilities, or an enlargement, whether by extending on a side or by increasing in height, or by moving from one location to another. ∙ Alley. A minor public or private way which is used primarily for vehicular service access to the back or side of a lot abutting on a street. ∙ Animals, domestic. Common household pets, such as dogs and cats, other animals kept for amusement, companionship, decoration, or interest. ∙ Animals, farm. Animals traditionally kept or raised on a farm for the purpose of providing food or products for sale or use, such as cattle, horses, goats, sheep, swine, fowl, bees, and animals raised for fur. ∙ Animals, wild. Animals such as wolves, tigers and poisonous snakes that are not normally a domestic animal or farm animal and would ordinarily be confined in a zoo or found in the wild. ∙ Antenna. Equipment, used for transmitting and/or receiving telecommunication, television or radio signals, which is located on the exterior, or outside, of any building or structure. ∙ Antenna, dish. A parabolic-shaped antenna (including all supporting apparatus) which is used for transmitting or receiving telecommunication, television or radio signals, which is located on the exterior, or outside, of any building or structure. ∙ Class I: Dish Antenna under thirty (30) inches or more in diameter; six (6) feet in surface area; or six (6) feet in height. ∙ Class II: Dish Antenna thirty (30) inches or more in diameter; six (6) square feet or more in surface area; or six (6) feet or more in height. ∙ Apartment. A room or suite of rooms located in a one- or two-family building or multiple dwelling, which shall include a bath and kitchen accommodation, intended or designed for use as an independent residence by a single household. ∙ Appeal. An application for the review of an order, requirement, decision, determination or interpretation of this Code made by an administrative officer in the application and/or enforcement of this Code. ∙ Basement. Any area of a structure, including crawl spaces, having its floor or base subgrade (below ground level) on all four sides, regardless of the depth of excavation below ground level. (revised 05/05/10) ∙ Bluff. A topographic feature such as a hill, cliff, or embankment having the following characteristics (an area with an average slope of less than 18 percent over a distance for 50 feet or more shall not be considered part of the bluff): (added 02/22/10) ∙ Part or all of the feature is located in a shoreland area; ∙ The slope rises at least 25 feet above the ordinary high water level of the water body; ∙ The grade of the slope from the toe of the bluff to a point 25 feet or more above the ordinary high water level averages 30 percent or greater; and ∙ The slope must drain toward the waterbody. ∙ Bluff impact zone. A bluff and land located within 20 feet from the top of a bluff. (added 02/22/10) ∙ Board. The board of appeals and adjustment established by this Code. ∙ Boarding house. A structure where sleeping rooms are provided, with a common entrance, internal access to all rooms, one (1) or more bathrooms, and one (1) or more kitchens to provide lodging for at least three (3) but not exceeding five (5) persons. A boarding house is distinguished from a transient accommodation such as a hotel or motel as defined in this chapter. (added 7/14/10) ∙ Boulevard. That portion of a street lying between the lateral line of the roadway portion thereof (i.e., the back of the curb or curb line) and the right-of-way line thereof which may contain within its boundaries a sidewalk or portion of driveway. ∙ Brewpub. A restaurant that also has a facility that manufactures and distributes intoxicating malt liquor or wine in total quantity not to exceed 250,000 barrels a year on the premises. (added 10/29/12) ∙ Building. A structure which is designed and suitable for the habitation or shelter of human beings or animals, or a shelter or storage of property, or is used for trade or manufacturing. ∙ Building line. A line parallel to a lot line or the ordinary high water level at the required setback beyond which a structure may not extend. (revised 02/22/10) ∙ Building, accessory structure or use. A subordinate building structure or use which is located on the same lot on which the principal building or use is situated and which is reasonable necessary, appropriate and incidental to the conduct of the primary use of such principal building or principal use. ∙ Building envelope. (See Lot, Buildable portion of.) ∙ Building height. The vertical distance from the average elevation of the grade along a face of a building to the highest point of the roof surface of flat roofs, the deck line of mansard roofs, or the average height between the eaves and the highest ridge of gable, hip, or gambrel roofs. The height of a stepped or terraced building shall be the height of the tallest segment of the building. ∙ Building inspector. The inspector as provided for in the building code. ∙ Building, principal. A building in which the principal use, of the lot on which it is located, is conducted. ∙ Bulk. The term used to indicate the size and setbacks of buildings or structures and location of same with respect to one another and includes the following items: ∙ Size and height of buildings or structures. ∙ Location of exterior walls at all levels in relation to lot lines, street or to other buildings or structures. ∙ Gross floor area of buildings or structures in relation to lot lines, street or to other buildings or structures. ∙ All open spaces allocated to buildings or structures. ∙ Amount of lot area per dwelling unit. ∙ Bulk materials. Uncontained solid matter such as powder, grain, stone, sand, sulfur, etc., that has a tendency to become airborne. ∙ Business. Any occupation, employment or enterprise wherein merchandise is exhibited and sold, or which occupies time, attention, labor and materials, or whereby services are offered for compensation. ∙ Business services. Services performed primarily for other businesses, including such services as secretarial, clerical, employment agencies, business machine service, printing, etc. ∙ Caliper inches. The diameter of a tree measured at 4.5 feet above the ground. (added 4/28/08) ∙ Call Center. An office for providing incoming and outgoing telephone and computer services, customer service, technical service, or telemarketing activities through electronic communications. (added 7/27/20) ∙ Cemetery/Memorial garden. Land used or dedicated to the burial of the dead, including crematoriums, mausoleums, funeral chapels and necessary sales and maintenance facilities. (added 7/14/10) ∙ Clear vision area. The clear vision area shall be an area within a triangle that is measured along the edge of the driving surface of the road at the intersection of two roads (public or private) and extending thirty (30) feet in each direction from the intersection with a line connecting the two end points. (revised 3/18/09) ∙ Clear-cutting. The complete removal of trees or shrubs in a contiguous patch, strip, row, or block. (revised 02/22/10) ∙ Clinic. A building for out-patient medical treatment of humans or small animals. ∙ 1305.04 Definitions. (revised 07/27/20) ∙ Acre. A quantity of land containing forty-three thousand, five hundred and sixty (43,560) square feet or one hundred sixty (160) square rods in whatever shape and pattern (e.g. circular, square, triangular, irregular, broad or narrow). ∙ Acre, net (as applied to PUD density calculations). One (1) acre of land, minus the two-thirds (2/3) of that portion of the acre encompassed by wetlands, one-half (1/2) of that portion of the acre encompassing wholly or partially hills, mounds, or slopes that drop at a rate of twelve percent (12%) or more per every fifteen (15) feet or more of distance; and the entire area of public streets. ∙ Administrative officer. The zoning administrator, building inspector, their deputies or assistants, and any other officials of the city charged with or engaged in the administration of this Code or any portion thereof. ∙ Administrator. The zoning administrator. ∙ Agricultural uses. Uses customarily associated with the growing of farm produce and the raising of farm animals for general use; but not including raising and feeding (feed lots) of livestock, fur farms and kennels. ∙ Alteration. As applied to a building or structure, a change or rearrangement in the structural parts or in the existing facilities, or an enlargement, whether by extending on a side or by increasing in height, or by moving from one location to another. ∙ Alley. A minor public or private way which is used primarily for vehicular service access to the back or side of a lot abutting on a street. ∙ Animals, domestic. Common household pets, such as dogs and cats, other animals kept for amusement, companionship, decoration, or interest. ∙ Animals, farm. Animals traditionally kept or raised on a farm for the purpose of providing food or products for sale or use, such as cattle, horses, goats, sheep, swine, fowl, bees, and animals raised for fur. ∙ Animals, wild. Animals such as wolves, tigers and poisonous snakes that are not normally a domestic animal or farm animal and would ordinarily be confined in a zoo or found in the wild. ∙ Antenna. Equipment, used for transmitting and/or receiving telecommunication, television or radio signals, which is located on the exterior, or outside, of any building or structure. ∙ Antenna, dish. A parabolic-shaped antenna (including all supporting apparatus) which is used for transmitting or receiving telecommunication, television or radio signals, which is located on the exterior, or outside, of any building or structure. ∙ Class I: Dish Antenna under thirty (30) inches or more in diameter; six (6) feet in surface area; or six (6) feet in height. ∙ Class II: Dish Antenna thirty (30) inches or more in diameter; six (6) square feet or more in surface area; or six (6) feet or more in height. ∙ Apartment. A room or suite of rooms located in a one- or two-family building or multiple dwelling, which shall include a bath and kitchen accommodation, intended or designed for use as an independent residence by a single household. ∙ Appeal. An application for the review of an order, requirement, decision, determination or interpretation of this Code made by an administrative officer in the application and/or enforcement of this Code. ∙ Basement. Any area of a structure, including crawl spaces, having its floor or base subgrade (below ground level) on all four sides, regardless of the depth of excavation below ground level. (revised 05/05/10) ∙ Bluff. A topographic feature such as a hill, cliff, or embankment having the following characteristics (an area with an average slope of less than 18 percent over a distance for 50 feet or more shall not be considered part of the bluff): (added 02/22/10) ∙ Part or all of the feature is located in a shoreland area; ∙ The slope rises at least 25 feet above the ordinary high water level of the water body; ∙ The grade of the slope from the toe of the bluff to a point 25 feet or more above the ordinary high water level averages 30 percent or greater; and ∙ The slope must drain toward the waterbody. ∙ Bluff impact zone. A bluff and land located within 20 feet from the top of a bluff. (added 02/22/10) ∙ Board. The board of appeals and adjustment established by this Code. ∙ Boarding house. A structure where sleeping rooms are provided, with a common entrance, internal access to all rooms, one (1) or more bathrooms, and one (1) or more kitchens to provide lodging for at least three (3) but not exceeding five (5) persons. A boarding house is distinguished from a transient accommodation such as a hotel or motel as defined in this chapter. (added 7/14/10) ∙ Boulevard. That portion of a street lying between the lateral line of the roadway portion thereof (i.e., the back of the curb or curb line) and the right-of-way line thereof which may contain within its boundaries a sidewalk or portion of driveway. ∙ Brewpub. A restaurant that also has a facility that manufactures and distributes intoxicating malt liquor or wine in total quantity not to exceed 250,000 barrels a year on the premises. (added 10/29/12) ∙ Building. A structure which is designed and suitable for the habitation or shelter of human beings or animals, or a shelter or storage of property, or is used for trade or manufacturing. ∙ Building line. A line parallel to a lot line or the ordinary high water level at the required setback beyond which a structure may not extend. (revised 02/22/10) ∙ Building, accessory structure or use. A subordinate building structure or use which is located on the same lot on which the principal building or use is situated and which is reasonable necessary, appropriate and incidental to the conduct of the primary use of such principal building or principal use. ∙ Building envelope. (See Lot, Buildable portion of.) ∙ Building height. The vertical distance from the average elevation of the grade along a face of a building to the highest point of the roof surface of flat roofs, the deck line of mansard roofs, or the average height between the eaves and the highest ridge of gable, hip, or gambrel roofs. The height of a stepped or terraced building shall be the height of the tallest segment of the building. ∙ Building inspector. The inspector as provided for in the building code. ∙ Building, principal. A building in which the principal use, of the lot on which it is located, is conducted. ∙ Bulk. The term used to indicate the size and setbacks of buildings or structures and location of same with respect to one another and includes the following items: ∙ Size and height of buildings or structures. ∙ Location of exterior walls at all levels in relation to lot lines, street or to other buildings or structures. ∙ Gross floor area of buildings or structures in relation to lot lines, street or to other buildings or structures. ∙ All open spaces allocated to buildings or structures. ∙ Amount of lot area per dwelling unit. ∙ Bulk materials. Uncontained solid matter such as powder, grain, stone, sand, sulfur, etc., that has a tendency to become airborne. ∙ Business. Any occupation, employment or enterprise wherein merchandise is exhibited and sold, or which occupies time, attention, labor and materials, or whereby services are offered for compensation. ∙ Business services. Services performed primarily for other businesses, including such services as secretarial, clerical, employment agencies, business machine service, printing, etc. ∙ Caliper inches. The diameter of a tree measured at 4.5 feet above the ground. (added 4/28/08) ∙ Call Center. An office for providing incoming and outgoing telephone and computer services, customer service, technical service, or telemarketing activities through electronic communications. (added 7/27/20) ∙ Cemetery/Memorial garden. Land used or dedicated to the burial of the dead, including crematoriums, mausoleums, funeral chapels and necessary sales and maintenance facilities. (added 7/14/10) ∙ Clear vision area. The clear vision area shall be an area within a triangle that is measured along the edge of the driving surface of the road at the intersection of two roads (public or private) and extending thirty (30) feet in each direction from the intersection with a line connecting the two end points. (revised 3/18/09) ∙ Clear-cutting. The complete removal of trees or shrubs in a contiguous patch, strip, row, or block. (revised 02/22/10) ∙ Clinic. A building for out-patient medical treatment of humans or small animals. ∙ 1325.06 Requirements for Parking, Loading and Circulation. (revised 47/278/0820) J. Off Street Parking Spaces Required: Use Required No. of Spaces Bingo Halls 1 for each 1.5 max. seating capacity Bowling Alleys 5 for each lane plus spaces for related uses Business & Professional Office 1 for each 250 sq. ft. of gross floor area Call Center Churches, Theaters, Auditoriums, Mortuaries, and Other Places of Assembly 1 for each 150 sq. ft. of gross floor area 1 for every 3 seats (based on design capacity) Clinics 1 for each doctor or dentist plus 1 for each nurse, technician, or professional and 1 for each 200 sq. ft. of gross floor area Daycare, Nursery, and Pre- School Facility 1 for each teacher or employee plus 1 for each 5 individuals receiving care (design capacity) Dwelling, single and two-family 2 for each dwelling unit Dwelling, multiple family 1.1 per efficiency and 1 bedroom dwelling units; 2 for each 2+ bedroom dwelling units Inside Motor vehicle Leasing or Sales 1 for each 250 sq. ft. of gross floor area used for showrooms, sales, and offices Motels/Hotels 1 for each employee plus 1 for each unit Multiple Occupancy Structure 1 for each space required for each separate use Other Business and Industry 1 for each employee on major shift plus 1 for each vehicle used in conducting the business or 1 for each 1,000 sq. ft. of floor area, whichever is greater Recreation Facility 1 for each 1.5 persons at design capacity Residential Facility or Group Home 1 for every 4 residents plus 1 for each employee on major shift plus 1 for each on-call medical professional Restaurants, Bars 1 for every 2 seats Restaurant, Fast Food 15 stacking spaces for each customer pickup window plus 1 for each 2 seats Retail Sales 1 for each 150 sq. ft. of gross retail sales floor space Schools, Elementary, and Middle School 1 for each staff member plus 3 per classroom Schools, Secondary 1 for each school employee plus one space per 4 students Service Station 3 for each enclosed bay plus 1 for each employee on peak work shift Uses Not Specifically Noted Including Public Uses As determined by City Council after recommendation by Planning Commission. 1325.06 Requirements for Parking, Loading and Circulation. (revised 7/27/20) J. Off Street Parking Spaces Required: Use Required No. of Spaces Bingo Halls 1 for each 1.5 max. seating capacity Bowling Alleys 5 for each lane plus spaces for related uses Business & Professional Office 1 for each 250 sq. ft. of gross floor area Call Center Churches, Theaters, Auditoriums, Mortuaries, and Other Places of Assembly 1 for each 150 sq. ft. of gross floor area 1 for every 3 seats (based on design capacity) Clinics 1 for each doctor or dentist plus 1 for each nurse, technician, or professional and 1 for each 200 sq. ft. of gross floor area Daycare, Nursery, and Pre- School Facility 1 for each teacher or employee plus 1 for each 5 individuals receiving care (design capacity) Dwelling, single and two-family 2 for each dwelling unit Dwelling, multiple family 1.1 per efficiency and 1 bedroom dwelling units; 2 for each 2+ bedroom dwelling units Inside Motor vehicle Leasing or Sales 1 for each 250 sq. ft. of gross floor area used for showrooms, sales, and offices Motels/Hotels 1 for each employee plus 1 for each unit Multiple Occupancy Structure 1 for each space required for each separate use Other Business and Industry 1 for each employee on major shift plus 1 for each vehicle used in conducting the business or 1 for each 1,000 sq. ft. of floor area, whichever is greater Recreation Facility 1 for each 1.5 persons at design capacity Residential Facility or Group Home 1 for every 4 residents plus 1 for each employee on major shift plus 1 for each on-call medical professional Restaurants, Bars 1 for every 2 seats Restaurant, Fast Food 15 stacking spaces for each customer pickup window plus 1 for each 2 seats Retail Sales 1 for each 150 sq. ft. of gross retail sales floor space Schools, Elementary, and Middle School 1 for each staff member plus 3 per classroom Schools, Secondary 1 for each school employee plus one space per 4 students Service Station 3 for each enclosed bay plus 1 for each employee on peak work shift Uses Not Specifically Noted Including Public Uses As determined by City Council after recommendation by Planning Commission.