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Home My WebLink About06-07-23-PC AgendaAPPROVAL OF THE AGENDA APPROVAL OF MINUTES May 3, 2023 Planning Commission Regular Meeting 05 -03 -23 PC MINUTES.PDF PLANNING CASES Planning Case 23 -010 –4001 Lexington Avenue N. –Site Plan Review (No Public Hearing Required) MEMO.PDF ATTACHMENT A -LAND USE APPLICATION.PDF ATTACHMENT B -LOCATION MAP.PDF ATTACHMENT C -APPLICANT NARRATIVE.PDF ATTACHMENT D -AMENDED MASTER SIGN PLAN.PDF Planning Case 23 -011 –Zoning Code Amendment To Chapter 13 To TCAAP Redevelopment Code In The Campus Commercial Zoning District (Public Hearing Required) MEMO.PDF ATTACHMENT A.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: Paul Vijums Commissioners: Jonathan Wicklund Kurt Weber Arlene Mitchell Joshua Collins Shelley Blilie Brad Bjorklund Clayton Zimmerman (Alt) Steven Jones (Alt) Council Liaison: Emily Rousseau Planning Commission June 7, 2023 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 To join the Zoom meeting, click this link (or copy and paste it into a new browser): https://us02web.zoom.us/j/81355623010 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 MINUTESMay 3, 2023 Planning Commission Regular Meeting05-03 -23 PC MINUTES.PDFPLANNING CASESPlanning Case 23 -010 –4001 Lexington Avenue N. –Site Plan Review (No Public Hearing Required)MEMO.PDF ATTACHMENT A -LAND USE APPLICATION.PDF ATTACHMENT B -LOCATION MAP.PDF ATTACHMENT C -APPLICANT NARRATIVE.PDF ATTACHMENT D -AMENDED MASTER SIGN PLAN.PDF Planning Case 23 -011 –Zoning Code Amendment To Chapter 13 To TCAAP Redevelopment Code In The Campus Commercial Zoning District (Public Hearing Required) MEMO.PDF ATTACHMENT A.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:Paul VijumsCommissioners:Jonathan WicklundKurt WeberArlene MitchellJoshua CollinsShelley BlilieBrad BjorklundClayton Zimmerman (Alt)Steven Jones (Alt)Council Liaison:Emily Rousseau Planning Commission June 7, 2023 6:30 p.m. City Hall Address:1245 W Highway 96Arden Hills MN 55112Phone:651 -792 -7800Website:www.cityofardenhills.orgCity 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 desirableCity in which to live, work, and play.This meeting can be accessed remotely by joining via ZoomTo join the Zoom meeting, click this link (or copy and paste it into a new browser): https://us02web.zoom.us/j/81355623010This 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: June 7, 2023 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, MAY 3, 2023 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Paul Vijums called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Paul Vijums, Commissioners Brad Bjorklund, Shelley Blilie, Joshua Collins, Arlene Mitchell, Kurtis Weber, and Jonathan Wicklund. Absent: None. Also present were: Community Development Director Jessica Jagoe, Senior Planner Elena Fransen, and Councilmember Emily Rousseau. APPROVAL OF AGENDA – MAY 3, 2023 Chair Vijums moved, seconded by Commissioner Mitchell, to approve the May 3, 2023, agenda as presented. The motion carried unanimously (7-0). APPROVAL OF MINUTES April 5, 2023 – Planning Commission Regular Meeting Chair Vijums moved, seconded by Commissioner Blilie, to approve the April 5, 2023, Planning Commission Regular Meeting as presented. The motion carried unanimously (7- 0). PLANNING CASES A.Planning Case 22-025; 1947 County Road D – Conditional Use Permit and Zoning Code Amendment Chapter 13 to Accessory Home Occupations – Public Hearing Community Development Director Jagoe stated Kerri Seemann (“Applicant”) has submitted an application for a Conditional Use Permit to allow a Class II Accessory Home Occupation at 1947 County Road D West (“Subject Property”). The Applicant is proposing to operate a landscaping nursery as an accessory home occupation on the Subject Property. A home occupation is allowed in residential zoning districts, but a Conditional Use Permit is required as a Class II Accessory ARDEN HILLS PLANNING COMMISSION – May 3, 2023 2 Home Occupation when there is an employee not residing in the residence or the delivery of products. A zoning code amendment to Chapter 13 – Zoning Code of Arden Hills City Code is required for this application to strike language that conditions a home occupation to be conducted entirely within the dwelling and that there shall be no exterior evidence of the home occupation. The Applicant is proposing ordinance language be added to allow for a home occupation to be conducted either within a detached accessory structure or exterior of a building. Community Development Director Jagoe reviewed the background, site data, the Plan Evaluation and provided the Findings of Fact for review: 1. The Subject Property located at 1947 County Road D is zoned R-2, Single and Two Family Residential District and is designated for Low Density Residential uses on the 2040 Comprehensive Plan 2. A home occupation is allowed in residential zoning districts, but a Conditional Use Permit is required when there is an employee that does not reside in the residence and/or the delivery of products. 3. The Applicant is the sole owner and operator of Prior Plants, a business related to growing Minnesota native plants. 4. All company retail activity is conducted exclusively online. 5. By appointment only, customers will be visiting the Subject Property to pick-up their orders from a designated area as shown on the site plan submitted by the Applicant. 6. The company may have one employee that does not reside in the residence assist in the business activity. 7. The company requires the occasional delivery of items attributed to the business activity. 8. The company is a small scale operation and is solely owned and operated by the Applicant, Kerri Seemann. Text Amendment Findings: 1. Kerri Seemann, The Applicant, is proposing amendments to the language of Chapter 13 – Zoning Code of the City Code for Home Occupations. 2. Currently, Section 1325.02 does not allow for an accessory home occupation to be conducted outside of the dwelling or have exterior evidence. 3. The Applicant is proposing the City amend the zoning code to add language to allow an accessory home occupation to be conducted either in a detached accessory building or outside of a building. 4. The proposed amendments continues to support a home occupation as an accessory use in residential zoning districts by establishing standards that enforces and protects the character of the residential neighborhood with exterior size restrictions and screening buffers. 5. Amendments to the Zoning Code regulations require a public hearing prior to action by the City Council. 6. If the zoning amendments were approved, an Applicant would be required to apply for a Class II Accessory Home Occupation Permit. Community Development Director Jagoe reviewed the options available for Planning Case 22- 025 for a Conditional Use Permit to allow a Class II Accessory Home Occupation at 1947 County Road D and Zoning Code Amendments to Section 1325.02, Subd. 3 – Accessory Uses: 1. Recommend Approval with Conditions ARDEN HILLS PLANNING COMMISSION – May 3, 2023 3 1) The Applicant shall conduct the home occupation in accordance with the narrative and site plans submitted. Any significant changes to these plans, as determined by the Community Development Director, shall require review and approval as a Conditional Use Permit Amendment by the Planning Commission and City Council. 2) There shall be no more than one employee that does not reside in the residence employed to assist in the business activity. 3) Delivery of products will be limited, but in no instance shall it be more than once per day. 4) No exterior signage shall be permitted. 5) There shall be no more than one patron per day by appointment only visiting the premise to pick up their order. 6) All home occupation retail sales must be exclusively conducted online. 7) The Applicant must apply annually and obtain an Accessory Home Occupation Permit from the City. 8) A screening plan shall be provided to the City for approval by the Community Development Director prior to issuance of an Accessory Home Occupation Permit. 9) A Zoning Permit would be required for the installation of any new fencing. 10) The exterior business activity shall be limited to the Applicant’s description and site plans as submitted. All exterior evidence of the home occupations shall not exceed 1,500 square feet of the Subject Property. 2. Recommend Approval as Submitted 3. Recommend Denial 4. Table Chair Vijums opened the floor to Commissioner comments. Chair Vijums asked if one request was dependent upon the other. Community Development Director Jagoe stated the zoning code amendment would precede her moving forward with the application given the fact the bulk of her business activity takes place outside of the dwelling. Chair Vijums questioned if this was all new code language. Community Development Director Jagoe explained she surveyed eleven adjacent communities and four allowed for a home occupation in a detached accessory building and none allowed for exterior evidence. Chair Vijums asked if the Commission had any comments regarding the language within the proposed text amendment. Commissioner Weber questioned if a greenhouse was deemed an accessory structure. Community Development Director Jagoe reported this was the case. Chair Vijums requested further information regarding the amount of exterior space that could be used for business activity. Community Development Director Jagoe stated the language currently states the applicant can use up to 33% of the dwelling or 33% in an accessory building. She explained this square footage ARDEN HILLS PLANNING COMMISSION – May 3, 2023 4 would fluctuate based on the size of a home or an accessory structure. She reported it was her understanding the applicant does not need 1,500 square feet, but rather she was closer to needing 1,000 square feet of the exterior yard. Commissioner Bjorklund commented on the issues that need to be considered if a home occupation were allowed to use outside space. He anticipated a precedent could be set if this request were approved. Commissioner Mitchell reported this was a complex request and she believed it needed to be well thought through before moving forward. Commissioner Collins asked if this operation continued as a hobby, would the City have any oversight over the operation. Community Development Director Jagoe stated if this were a hobby with a rain garden, plantings, and native beds, this would fall under the category of landscaping and this would not trigger any additional review. Commissioner Collins clarified that at a hobby level, this request would not be considered, but because the applicant has proposed to operate a business, the zoning code amendment was required. Community Development Director Jagoe stated this was correct. She noted when the sale of plants becomes transactional, the City views this as a home business. Commissioner Wicklund requested further information on how the City would address business creep or business expansion. Community Development Director Jagoe reported with the conditional use permit she laid out the type of activities that could and could not occur on the property. She explained if a conditional use permit was approved, it would remain with the property. Commissioner Wicklund questioned what type of enforcement would the City have in place to address a business expansion concern. Community Development Director Jagoe explained the City’s code enforcement was complaint based. She indicated if the City were to receive a complaint, the City would investigate the property to ensure the applicant was complying with the CUP prior to revocation. Chair Vijums explained he was struggling with the fact the property could have an accessory building and he questioned how this would impact the proposed business. Commissioner Mitchell asked if this home occupation could be approved on a variance, without requiring an amendment to City Code. Community Development Director Jagoe stated variances cannot be granted to permit a use. Commissioner Weber suggested rather than limiting the use within an accessory structure, the City should limit the size of the accessory structure if being used for a home occupation. ARDEN HILLS PLANNING COMMISSION – May 3, 2023 5 Chair Vijums opened the public hearing at 7:13 p.m. Chair Vijums invited anyone for or against the application to come forward and make comment. Community Development Director Jagoe reported staff received a comment from Catherine Nohr at 1940 County Road D in advance to the meeting and she opposed the home occupation due to the exterior evidence of the business activity. Rebecca Tabor, 1966 Edgewater Avenue, stated she has lived in her home for the past 25 years. She explained she does not know Kerri Seemann, but she understood they both loved plants. She reported she has had multiple business ventures over the years and not all have been successful. She noted she learned about Ms. Seemann’s request last week when she received a letter from the City. She shared a written statement with the Planning Commission stating she was concerned with the fact the applicant was proposing to open a business on a major artery (County Road D) into her neighborhood. She discussed the level of traffic surrounding her neighborhood. She explained she has nothing against the applicant, but she believed the applicant’s property was poorly maintained, which was a concern if she was going to be operating a business from this property. She feared the business would be a reflection on the neighborhood and for this reason, the business should not be allowed. There being no additional comment Chair Vijums closed the public hearing at 7:23 p.m. Chair Vijums questioned how the business would be shielded from the adjacent properties. Kerri Seemann, the applicant, explained if she had to put in a fence, she would have to rip out the hedge. Chair Vijums asked if the applicant had sufficient screening in place at this time. Ms. Seemann reported she did not and that was why she was proposing to install six-foot shrubs on the east side of the house, along Prior Avenue. Chair Vijums inquired if the applicant would be willing to make a change in order to properly screen the business from adjacent properties. Ms. Seemann stated if a six-foot fence was required, she would likely choose not to have a business. Commissioner Bjorklund commented he has visited many of the local greenhouses in the area. He questioned how Ms. Seeman would be getting her dirt. Ms. Seemann reported he husband’s uncle owns a greenhouse in Brooklyn Center where she helps out, and her uncle was willing to purchase extra soil for her. This soil would be transported from the greenhouse to her car. Commissioner Bjorklund inquired if Ms. Seeman would be mixing and making her own dirt. Ms. Seemann explained she has not done this yet. ARDEN HILLS PLANNING COMMISSION – May 3, 2023 6 Commissioner Bjorklund reported the applicant would not be allowed to pile dirt in the backyard or to mix dirt outside. Ms. Seemann stated she would not be doing either of these activities, rather she would be using bags of potting soil for her business. Commissioner Bjorklund requested further information regarding the racks being used for plants. Ms. Seemann indicated the benches would take up about 640 square feet. Commissioner Bjorklund stated he would like further information regarding how the property would be screened. He questioned how the three stall car garage was being used. Ms. Seemann explained the two garage stalls were being used for vehicles and the third housed her husband’s wood shop. Commissioner Bjorklund inquired if the 20 square foot area adjacent to the dwelling/garage that would be used for order assembly would also house the racks in the winter months. Ms. Seemann stated the order pickup area would consist of a stand that holds eight flats of plants. Commissioner Bjorklund indicated he was surprised by the fact the home occupation would only be receiving three deliveries per year. Ms. Seemann explained she would only be ordering plants and seeds in the spring of each year. Commissioner Weber asked if the applicant would be growing annuals. Ms. Seemann reported she would be growing native perennials. She stated her aim to grow plants for one year and sell them before they got too big and had to be replanted. Chair Vijums stated if a resident was allowed to have a greenhouse only 33% of the building could be used for a home occupation. Commissioner Wicklund explained he appreciated the innovation of the applicant to try and start a new business. He reviewed the language within the text amendment and commented on how the proposed business would impact the values of the other homes in the neighborhood. For this reason, he would recommend denial of the zoning code amendment or tabling action on this item. Commissioner Weber stated he was inclined to support the small business, but he did not support the zoning code amendment as it stands. He feared this was a big change that had to be looked at more closely. He recommended action on this item be tabled. Commissioner Blilie agreed the language needed more work when addressing an exterior building, along with how to address the exterior nature of this business. Chair Vijums agreed the item should be tabled in order to allow for more work on the language with respect to screening, accessory structures, how to allow an outdoor business, and how the property had to be maintained. ARDEN HILLS PLANNING COMMISSION – May 3, 2023 7 Commissioner Bjorklund stated he supported the request being denied because the applicants plans were not clear, but were speculative with respect to the land area needed for business, commercial visitation numbers, required or necessary screening and the possibilities for expansion in the future and the fact this business would not be keeping in line with the residential character of the neighborhood. Chair Vijums suggested action on this item be tabled. Chair Vijums moved and Commissioner Wicklund seconded a motion to table action on Planning Case 22-025 to allow staff and the applicant to further clarify how accessory structure square footage can be used by a home occupation, the ability to add language to include standards for maintenance of outside activities for outdoor business activities, to review the screening required around the premises as well as offseason screening recommendations, and to address how to conduct an outside business fitting with the character of the neighborhood. The motion carried unanimously (7-0). B. Planning Case 23-008; 1475 Dawn Circle - Variance – Public Hearing Not Required Senior Planner Fransen stated Joshua Haberman (“Applicant”) has requested a variance to construct a garage addition on the property located at 1475 Dawn Circle (“Subject Property”). The Applicant has requested a variance to decrease the required total side yard setback from 25 feet to 20.33 feet. The proposed addition would encroach 4.75 feet into the required 14.75-foot setback from the east property line of the Subject Property. Senior Planner Fransen reviewed the existing site conditions, the site data, the Plan Evaluation and provided the Findings of Fact for review: General Findings: 1. City Staff received a land use application for a variance request to the required R-1 Zoning District total side yard setback at the Subject Property 1475 Dawn Circle. 2. A single-family dwelling is a permitted use within the R-1 Zoning District. 3. The garage addition will not impede sight lines or obstruct the clear vision area from the roadways. 4. The proposed garage addition would decrease the required total side yard setback to 20.33 feet. Variance Findings: 1. Variances are only permitted when they are in harmony with the general purposes and intent of the ordinance. 2. The proposed garage addition would not alter the essential character of the neighborhood because the configuration on the Subject Property would be consistent and compatible with the neighborhood. 3. The variance request is not based on economic considerations alone. Senior Planner Fransen reviewed the options available for Planning Case 23-008 to the Planning Commission on this matter: 1. Recommend Approval with Conditions 1. A Building Permit shall be issued prior to commencement of construction. ARDEN HILLS PLANNING COMMISSION – May 3, 2023 8 2. The proposed building shall conform to all other standards and regulations in the City Code. 2. Recommend Approval as Submitted 3. Recommend Denial 4. Table Chair Vijums opened the floor to Commissioner comments. Commissioner Bjorklund asked if this was a triangulated lot and if this was the case, these lots are an impediment to development. Senior Planner Fransen stated this lot was at the end of a cul-de-sac which led to the angled side lot lines and curved front property line. She reported the applicant understands this lot was irregular which affected previous development on the lot. Commissioner Bjorklund questioned if there was access to the sides of the house to get to the rear of the home. Senior Planner Fransen explained the property to the east has a 15 foot side setback, which would allow for access to the rear yard. Commissioner Weber recommended the applicant keep a minimum of 10 feet on each side of the home. He noted he supported the request before the Commission. Commissioner Blilie indicated she supported the variance request as well. Chair Vijums asked if the driveway would be concrete. Senior Planner Fransen deferred this question to the applicant. Steve Petry, representative for the applicant, stated the driveway addition would be constructed with the same material as the existing driveway. Chair Vijums questioned why the existing two car garage was inoperable. Mr. Petry explained the size of the applicants’ cars was making the existing garage inoperable. Commissioner Weber moved and Commissioner Wicklund seconded a motion to recommend approval of Planning Case 23-008 for a Variance at 1475 Dawn Circle based on the findings of fact and the submitted plans, as amended by the conditions in the May 3, 2023, report to the Planning Commission. The motion carried unanimously (7-0). C. Planning Case 23-009; 1275 Red Fox Road – Site Plan Review – Public Hearing Not Required Community Development Director Jagoe stated CathX Medical, Inc. (“The Applicant”) has submitted a land use application for Sign Standard Adjustment through the Site Plan Review process for the property located at 1275 Red Fox Road (“Subject Property”). The Applicant is seeking flexibility on the size and lighting of signage in order to install an 89.05 square foot wall sign on the south side of the building and an internally illuminated monument sign on the southeast ARDEN HILLS PLANNING COMMISSION – May 3, 2023 9 corner of the property. The Subject Property is located in Sign District 7, which allows wall signs with a maximum sign copy area of 45 square feet and monument signs that are externally illuminated. The Subject Property is located in the IFLEX Zoning District and is guided as Mixed Business in the Land Use Plan. Community Development Director Jagoe reviewed the background, site data, the Plan Evaluation and provided the Findings of Fact for review: 1. The Applicant has submitted an application for Site Plan Review to install a 90 square foot wall sign on the southern elevation of the subject property, 1275 Red Fox Road. 2. The Subject Property is located in the I-FLEX Zoning District and is guided as Mixed Business in the Land Use Plan. 3. Adjustments to the requirements and standards for the height, number, type, lighting, area, and/or location of a sign or signs established by this Chapter may be approved with a Site Plan Review or a Planned Unit Development process as described for in Section 1320 and 1355 of the Zoning Code. 4. Flexibility through the Site Plan Review process has been requested for the size of the proposed wall sign and the lighting type of the proposed monument sign. 5. The proposed southern elevation wall sign would match the size of the northern elevation sign that was previously approved through a Sign Standard Adjustment. 6. The proposed signage plan does not conflict with the general purpose and intent of the Zoning Code or the Comprehensive Development Plan for the City. 7. The application is not anticipated to create a negative impact on the immediate area or the community as a whole. 8. The proposed plan will not produce any permanent noise, odors, vibration, smoke, dust, air pollution, heat, liquid, or solid waste, and other nuisance characteristics. 9. A public hearing is not required for Site Plan Review. Community Development Director Jagoe reviewed the options available for Planning Case 23- 009 to the Planning Commission on this matter: 1. Recommend Approval with Conditions 1) That the project shall be completed in accordance with the plans submitted. Any significant changes to these plans, as determined by the Community Development Director, shall require review and approval by the Planning Commission and City Council. 2) A separate sign permit shall be required for all proposed signage. 3) All signage shall meet all other requirements of Sign District 7. 2. Recommend Approval as Submitted 3. Recommend Denial 4. Table Chair Vijums opened the floor to Commissioner comments. Commissioner Weber stated he appreciated the design of the sign and noted he would be supporting the proposed request. Commissioner Collins asked why the City required monument signs in Sign District 7 to be externally illuminated. ARDEN HILLS PLANNING COMMISSION – May 3, 2023 10 Community Development Director Jagoe stated she was uncertain why Sign District 7 was limited to external lighting for monument signs. She anticipated this was language that was carried over. Commissioner Bjorklund thanked staff for the detailed staff report. He discussed the request that was addressed by the Planning Commission in April for Delkor, noting Delkor requested an increase in sign size by 33%. He noted the proposed sign does not face the freeway, but rather faces Red Fox Road. While he appreciated the design of the sign, this request was to increase the size by 100%. He stated he was having a hard time accepting the proposed sign size and feared a precedent would be set if this request were approved. Commissioner Collins believed going to a different sign size or ratio would be more of an eyesore than matching what was already on the building. He did not believe the proposed sign would be a concern. Chair Vijums requested the applicant come forward at this time. He asked if the sign facing the freeway was illuminated. Dave Copberg, 1275 Red Fox Road, explained the sign that would be facing the freeway would be internally illuminated. Chair Vijums stated he supported the proposed sign. He believed the sign was keeping in harmony with what was already existing on the building. Hugh Faulkner, Zeus, introduced himself to the Commission and explained he was the Director of Capital Projects. He commented further on the proposed signs and noted the illumination would only be five to eight lumens. He discussed how all the lighting in the parking lot had been changed to downlit fixtures. He thanked the City for all of their assistance with their project. Chair Vijums moved and Commissioner Wicklund seconded a motion to recommend approval of Planning Case 23-009 for Site Plan Review at 1275 Red Fox Road based on the findings of fact and the submitted plans, as amended by the conditions in the May 3, 2023, report to the Planning Commission. The motion carried 6-1 (Commissioner Bjorklund opposed). UNFINISHED AND NEW BUSINESS None. REPORTS A. Report from the City Council Councilmember Rousseau provided the Commission with an update from the City Council. She reviewed the actions the Council had taken on previous Planning Cases. She stated the addition of solar energy system as a conditional use in the conservation district was approved. She noted a condition for a fence along the north property line was added to the Lindey’s Site Plan Review approval. She commented on the work the City was doing with Just Deeds to ensure racial covenants within the community would be discharged. She reported the City was looking to hire ARDEN HILLS PLANNING COMMISSION – May 3, 2023 11 a consultant to assist with City Ordinance updates in 2024. City staff has also been tasked with updates to fencing, setbacks and EV charging station City Code language. Chair Vijums encouraged the Council to consider reviewing the City’s Sign Code as well. Commissioner Weber reported MNDOT would be hosting a virtual seminar/town hall to discuss the build out of the interstate electric vehicle charging station arrangement and they were looking for local input. B. Planning Commission Comments and Requests None. ADJOURN Chair Vijums moved, seconded by Commissioner Weber, to adjourn the May 3, 2023, Planning Commission Meeting at 8:47 p.m. The motion carried unanimously (7-0). Page 1 of 9 PC Agenda Item – 3A MEMORANDUM DATE: June 7, 2023 TO: Planning Commission Chair and Commissioners FROM: Jessica Jagoe, Community Development Director SUBJECT: Planning Case #23-010 – No Public Hearing Required Applicant: New Horizon Academy Property Location: 4001 Lexington Avenue N. Request: Sign Standard Adjustment (Site Plan Review) Budgeted Amount: Actual Amount: Funding Source: N/A N/A N/A Requested Action New Horizon Academy (“The Applicant”) has submitted a land use application for a Sign Standard Adjustment through the Site Plan Review process for the property located at 4001 Lexington Avenue N. (“Subject Property”). The Applicant is proposing to amend the Land O’Lakes Master Sign Plan approved in 2018 to include a third freestanding sign within the corporate campus. The Applicant is seeking flexibility through the Site Plan Review process as a sign standard adjustment to allow an additional freestanding sign along Lexington Avenue. Background 1. Overview of Request The Applicant has submitted a land use application for a Site Plan Review, seeking flexibility on the number and size of freestanding monument signs allowed for the Subject Property. New Horizon Academy is located within Buiding C on the Land O’Lakes corporate campus. The campus consists of 47 acres that is developed with three buildings and two parking lots. The Subject Property has road frontage along County Road F West and Lexington Avenue. As part of the headquarter campus expansion in 2018, Land O’Lakes began partnering with New Horizon Academy to provide onsite childcare to their employees. Since 2020, New Horizon Academy has seen a decline in enrollment with many campus employees continuing to work full-time from home. As a result, the two parties have agreed to allow for open enrollment of childcare services to non-employees. Page 2 of 9 The Applicant is seeking flexibility to install an additional single-tenant freestanding sign along Lexington Avenue in order to advertise their childcare facility to the community. As part of this application, the existing monument sign along County Road F will be refaced to include the New Horizon Academy name and updated Land O’Lakes logo. No other changes are proposed to existing signage that was approved in 2018 as part of the Master Sign Plan. 2. Master Sign Plan Background In 2018, the City Council approved Planning Case #18-027—a Sign Standard Adjustment for a deviation from the sign code to increase the permitted size of the freestanding monument and auxiliary signs on the Subject Property. The Master Sign Plan includes four (4) auxiliary signs. Two (2) auxiliary signs are located internal to the corporate campus and two (2) are located at the far eastern and western access points adjacent to County Road F. The Applicant is not proposing any changes to the auxiliary signs as part of this application. Then there are two (2) approved monument signs that are located along abutting roadways (i.e. County Road F and Lexington Avenue). Under the Master Sign Plan, the Subject Property is allowed two freestanding monument signs each with a total sign area of up to 60 square feet and a sign copy area not to exceed 22.5 square feet. Flexibility was also granted to allow up to 25 square feet of auxiliary/directional signage on both monuments that is not to be deducted from the maximum sign copy area allowed. Additionally, all freestanding signs on the Subject Property are to be externally illuminated. For clarification between these two terms, “sign area” is defined as the area encompassing the sign face and sign structure, whereas “sign copy area” is defined as the area around the words or graphics on the sign. 3. Site Data Future Land Use Plan: Light Industrial and Office Existing Land Use: Office and Daycare Facility Zoning: I-1 District Size: 47.00 Acres Direction Future Land Use Plan Zoning Existing Land Use North I/O – Light Industrial and Office I-1 – Limited Industrial District COM – Day Care Facility OFC – Office ULT – Utility South ROW – Right-of-Way ROW – Right-of-Way ROW – Right-of-Way East Mixed Use - City of Shoreview PUD – Planned Unit Development City of Shoreview Mixed Use Office and High Density Residential – City of Shoreview West HDR – High Density Residential UTL - Utility I-1 – Limited Industrial District R-4 – Multiple Dwelling District MF – Multiple Family ULT – Utility Page 3 of 9 4. Existing Conditions The Applicant, New Horizon Academy, is located in Building C on the Subject Property shown below which is part of the Land O’Lakes Corporate Headquarters. There are three buildings on the corporate campus. The Subject Property located in the I-1 Zoning District and is part of Sign District 6. Sign District 6 allows for freestanding signs with a maximum sign copy area of 45 square feet. All of the Sign Districts allow an additional freestanding sign on properties abutting more than one public street. If that were the case, each additional freestanding sign may not exceed half the size of the maximum sign area allowed for a freestanding sign in the underlying sign district. For the Subject Property, the maximum sign copy area allowed for an additional freestanding sign would be 22.5 square feet. All of the auxiliary and freestanding signs as approved under the 2018 Master Sign Plan have been installed on the Subject Property. As part of this sign proposal, the Applicant is requesting to install a second nonilluminated freestanding monument sign along Lexington Avenue with up to 11.68 square feet of sign copy area and a total sign area of 33.36 square feet that includes directional signage. The proposed freestanding monument sign would be located 244 feet north of the existing Land O’Lakes sign. Aerial Map of Subject Property Approvals 1. Site Plan Review The Applicant is proposing to construct a nonilluminated freestanding monument sign with up to 12 (i.e. rounding 11.68) square feet of sign copy area on the east side of the Subject Property. This would be the third freestanding sign on the Subject Property. To construct this freestanding A C B Page 4 of 9 sign, the Applicant is looking for flexibility from the City Code, Chapter 12 – Sign Code through the Site Plan Review process. Sign Standard Adjustments to the requirements and standards for the height, number, type, lighting, area, and/or location of a sign or signs established by this Chapter may be approved with a Site Plan Review or a Planned Unit Development process as described for in Section 1320 and 1355 of the Zoning Code. Sign District 6, applicable to the Subject Property, allows for one freestanding sign along each public street that the property abuts. Site Plan of Existing and Proposed Signage Plan Evaluation Chapter 12, Sign Code Review A. Sign Standards by Sign District – Section 1240.02, Subd. 2 – Freestanding Pole or Monument Signs 1. Number of Freestanding Signs – Flexibility Requested Sign District 6 allows no more than one freestanding sign on any site except in cases where properties front more than one public street. For properties that front more than one public street, an additional freestanding sign may be permitted for each street front provided that each additional freestanding sign does not exceed half the size of the maximum sign area allowed for a freestanding sign in the underlying sign district. The Subject Property shall be permitted two (2) freestanding signs since there is direct road frontage along County Road F and Lexington avenue. Under this application, the Applicant is proposing a third freestanding sign on the Subject Property. The proposed sign would be the second freestanding monument sign on the east side of the property along Lexington Avenue. The Page 5 of 9 Applicant is requesting to amend the Master Sign Plan to allow for the installation of a single- tenant sign for each occupant on the Subject Property rather than a combined multi-tenant sign. The Applicant’s narrative states “having a combined sign on Lexington Avenue would create confusion as there would be an assumption that is the entrance to New Horizon Academy”. Existing Sign – Lexington Ave. Proposed New Freestanding Sign 2. Size of Freestanding Signs - Copy Area – Flexibility Requested Sign District 6 allows freestanding signs up to 12 feet in height with a sign copy area of no more than 45 square feet. An additional freestanding sign in Sign District 6 would have a maximum sign copy area allowed of up to 22.5 square feet. The proposed freestanding sign along Lexington Avenue is 4.67 feet in height and includes a sign copy area of 11.69 square feet. The sizing of the proposed freestanding monument sign complies with the size requirements for Sign District 6 for an additional freestanding sign. However, due to the request for flexibility to allow a third freestanding monument sign, staff also asks the Planning Commission to take into consideration the size of the proposed freestanding sign as part of this review. The proposed freestanding monument sign for New Horizon Academy will be about half the size of the previously approved signage for the Subject Property. As part of this application, Land O’Lakes has indicated they will be refacing the existing freestanding monument sign along County Road F. The purpose of the reface is to update the Land O’Lakes logo and to provide directional text for New Horizon Academy location in Building C. For this sign, the Applicant is not requesting any changes to the flexibility of sign area that was approved in 2018 for the Subject Property. The proposed changes as illustrated in the attachments would comply with the previously approved Master Sign Plan. 3. Location of Freestanding Signs – Meets Requirements Freestanding signs shall be located at least five (5) feet from any property line and shall not project over the property line. The proposed freestanding monument sign for New Horizon Academy will be located in alignment with the existing Land O’Lakes sign along Lexington Avenue. The Freestanding Monument Location: Freestanding Monument Sign Area Freestanding Monument Sign Copy Area Freestanding Monument Directional Copy Area Lexington Ave – Land O’Lakes 60 sf 22.5 sf 25 sf Proposed Lexington Ave – New Horizon Academy 34 sf 12 sf 5 sf County Road F 60 sf 22.5 sf 25 sf Page 6 of 9 Applicant is proposing the two signs would be spaced approximately 244 feet apart. It should be noted that the existing Land O’Lakes freestanding sign is approximately 355 feet from the property line directly to the north. The site plan provided by the Applicant does not specify the distance of the proposed freestanding sign from either property line. However, the Applicant is not seeking flexibility from setbacks for the placement of the proposed freestanding monument sign. If approved, city staff will verify compliance with setbacks as part of the issuance of a future sign permit and upon final inspection. Planning staff has included a draft recommended condition for the Planning Commission to consider for setback compliance as part of this review. B. Sign Standard Adjustments – Section 1260.01 The Applicant requests flexibility for the number and size of signs in order to allow the proposed freestanding monument sign to be included as part of the Master Sign Plan for the Subject Property. City Code Section 1260.01, Sign Standard Adjustments states “adjustments to the requirements and standards for the height, number, type, lighting, area, and/or location of a sign or signs established by this Chapter may be approved with a Site Plan Review or a Planned Unit Development process.” In order to approve an adjustment, the Planning Commission will need to make a determination that the following criteria in the sign code has been satisfied: 1. Subd. 1 There are site conditions which require a sign adjustment to allow the sign to be reasonably visible from a street immediately adjacent to the site. According to the Applicant, New Horizon Academy, is seeking a Sign Standard Adjustment for a second monument sign along Lexington Avenue to distinguish the entrances to the Land O’Lakes campus and redirect New Horizon Academy clients to the entrance off of County Road F. Within the corporate campus, New Horizon Academy is located in Building C which is located off of County Road F. For safety and convenience, Land O’Lakes has a designated drop-off/pick-up location in front off Building C. The Applicant has stated that a multi-tenant combined freestanding sign would create confusion with the Lexington Avenue driveway access being identified as an entrance to New Horizon Academy. The intent of the second freestanding sign along Lexington Avenue is to make it more apparent of separate uses to redirect parents to County Road F. 2. Subd. 2 The sign adjustment will allow a sign of exceptional design or a style that will enhance the area or that is more consistent with the architecture and design of the site. According to the Applicant’s narrative, the existing monument sign along County Road F will be refaced to include New Horizon Academy’s name and the updated logo for Land O’Lakes. In the future, all other signs along County Road F and Lexington Avenue will also be updated with the new Land O’Lakes logo. The proposed freestanding sign will have a smaller sign face and is consistent with Sign District 6 standards. The New Horizon Academy freestanding sign will feature a silver painted skirted base to maintain design consistency with the Land O’Lakes freestanding sign along Lexington Avenue. Page 7 of 9 3. Subd. 3 The sign adjustment will not result in a sign that is inconsistent with the purpose of the zoning district in which the property is located or the current land use. According to the Applicant, all proposed freestanding signs, are consistent with the purpose of the I-1 District and have met the criteria of the sign code for a sign standard adjustment. 1355.04 Procedural Requirements for Specific Applications Section 1355.04, Subd. 5 of the Arden Hills Zoning Code states that a public hearing is not required for Site Plan Review, but neighboring property owners shall be notified. Notification was prepared in accordance with City policy. Additional Review Ramsey County Ramsey County has reviewed the plans and has no additional comments at this time. 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. City Staff offers the following findings for consideration: 1. The Subject Property is located in the I-1 Zoning District and is guided as Light Industrial and Office in the Land Use Plan. 2. In Sign District 6, one additional freestanding sign is permitted up to 22.5 square feet in area and 12 feet in height for properties that front more than one public street. 3. In 2018, the Subject Property was approved a sign standard adjustment for the permitted size of the freestanding monument and auxiliary signs as part of a Master Sign Plan through the Site Plan Review process. 4. The Applicant has submitted an application for Site Plan Review to allow a third freestanding sign for the Subject Property which would be the second freestanding sign located along the east property line adjacent to Lexington Avenue. 5. Sign Standard Adjustments to the requirements and standards for the height, number, type, lighting, area, and/or location of a sign or signs established by this Chapter may be approved with a Site Plan Review or a Planned Unit Development process as described for in Section 1320 and 1355 of the Zoning Code. 6. Flexibility through the Site Plan Review process has been requested for the number and size of freestanding signs allowed on the Subject Property. 7. The proposed additional freestanding monument sign would be consistent with the size and design of the existing signage approved as part of the Master Sign Plan for the Subject Property. 8. The proposed signage plan does not conflict with the general purpose and intent of the I-1 Zoning District or the Comprehensive Development Plan for the City. 9. The application is not anticipated to create a negative impact on the immediate area or the community as a whole. Page 8 of 9 10. The proposed plan will not produce any permanent noise, odors, vibration, smoke, dust, air pollution, heat, liquid, or solid waste, and other nuisance characteristics. 11. A public hearing is not required for Site Plan Review. Proposed Motion Language Staff has provided the following options and motion language for this case. 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 23- 010 for Site Plan Review at 4001 Lexington Avenue N., based on the findings of fact and the submitted plans, as amended by the conditions in the June 7, 2023, Report to the Planning Commission: 1) That the project shall be completed in accordance with the plans submitted. Any significant changes to these plans, as determined by the Community Development Director, shall require review and approval by the Planning Commission and City Council. 2) A separate sign permit shall be required for all proposed signage. 3) All signage shall meet all other requirements of Sign District 6. 4) All freestanding signs shall be externally illuminated in accordance with the Master Sign Plan. 5) Prior to issuance of a sign permit for the New Horizon Academy freestanding monument sign, the Applicant shall stake the location of the proposed new sign adjacent to Lexington Avenue. Planning staff shall approve the location meets the minimum setback of 5 feet from any property line prior to installation. 2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 23- 010 for Site Plan Review at 4001 Lexington Avenue N., based on the findings of fact and the submitted plans in the June 7, 2023 Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of Planning Case 23-010 for Site Plan Review at 4001 Lexington Avneue N., based on the following findings of fact: findings to deny should specifically reference the reasons for denial. 4. Table: Motion to table Planning Case 23-010 for Site Plan Review at 4001 Lexington Avenue N.: a specific reason and/or information request should be included with a motion to table. Public Notice and Comments Staff published a notice in the Pioneer Press as per City procedure on May 25, 2023. Public notices were mailed out on May 25, 2023. The mailing was sent to neighbors within 500 feet of the subject parcel. No comments have been received regarding this application as of June 1, 2023. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on May 19, 2023. Pursuant to Minnesota State Statute, the City must act on this request by July 17, 2023 (60 days), Page 9 of 9 unless the City provides the petitioner with written reasons for an additional 60-day review period. The sixty (60) day timeline begins on the day the City is in receipt of what has been determined to be a complete application. 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. Applicant Narrative D. Amended Master Sign Plan Disclaimer: This map is intended for reference purposes only and is not a legally recorded map or survey. The City of Arden Hills shall not be liable for any damages or claims that arise due to accuracy,availability, use or misuse of the information herein pursuant to MNStatute 466.03 Subd 21. Interstate 694 Highway 10 Red Fox Road County Road F West Highway 51Lexington Avenue NorthLexington To WB Hwy 10 EB I694 To Lexington AveInnovation WayNorthwoods DriveInterstate 694 §¨¦694 £¤10§¨¦35W Park and Open Space Subject Parcels Location Map ± May 15, 2023 (updated letter) City of Arden Hills 1245 West Highway 96 Arden Hills MN 55112 Subject: New Horizon Sign Application on Land O’Lakes Property As part of the headquarter campus expansion completed in 2018, Land O’Lakes partnered with New Horizon Academy (NHA) to provide onsite childcare for Land O’Lakes employees. The NHA center is licensed to care for approximately 120 children. Enrollment was steadily increasing until March 2020 when the impact of COVID 19 forced the HQ campus employees to work full-time from home. At that point enrollment plummeted to 25 children and since then we have not been able to increase enrollment beyond 50 children. The impact of employees now having remote or hybrid schedule (work from home and in the office), onsite childcare is not as valued of an amenity post-Covid. Parents are choosing childcare close to home for more flexibility. Since we opened the childcare in 2018, NHA continues to receive many inquiries from non-Land O’Lakes employees about childcare openings and offerings. With the space already built out for childcare and not needing this space for any other purpose, Land O’Lakes and NHA agreed to offer the childcare to the community. A key driver to marketing childcare is visible road signage. In determining the best location to place a NHA sign, we agreed a sign along Lexington Avenue given the amount of traffic that road handles daily. However, having a combined Land O’Lakes and NHA at the entrance of the Land O’Lakes drive on Lexington Avenue would be very challenging. NHA is in Building C of the Land O’Lakes campus which is located on County Road F. For parents/child(ren) safety and convenience, we have drop- off/pick-up spots in front of Building C close to the NHA entrance. Having a combined sign on Lexington Avenue would create confusion as there would be an assumption that is the entrance to NHA. We would need to redirect parents to County Road F, Building C. Therefore, we are proposing the placement of the New Horizon Academy sign 200 feet north of the Land O’Lakes sign on Lexington Avenue which is south of the Land O’Lakes property line. The Land O’Lakes is proposing to reskin/reface the Land O’Lakes monument sign on County Road F to include New Horizon Academy’s name on the sign along with an updated Land O’Lakes logo. At some point in the future, we will be replacing the Land O’Lakes logo on the other signs along County Road F and Lexington Avenue. All other information on the signs will remain the same. The proposed NHA sign on Lexington Avenue satisfies Subd. 1 and Subd. 3 criteria of the Sign Standard Adjustment criteria. The site plan packet depicts the rendering and location of the proposed NHA sign on Lexington Avenue and the proposed reskinned Land O’Lakes sign on County Road F. Both New Horizon Academy and Land O’Lakes would be very appreciative of this application being approved by the city of Arden Hills. Sincerely, Marcia H. Droege Director, Real Estate & Facilities P P P P P P P P P P P P P P P P P P P P P P P P L P P P P PPPPP P P P P P P P P P P P P P P P P P P BLDG B Dock X BLDG A Dock C A B Northeast ParkingNorthwest Parking West Parking South Parking Building C NE Parking Lot Trail Entrance South Assembly Area North Assembly Area Building A Dock Northwest Parking Land O’Lakes (with logo) Building C Main Entrance NE, NW, West Parking lots Building B Dock West Parking Lot West Parking Lot Building B Dock Land O’Lakes (Logo) Building A Main Entrance South Parking Building C South Entrance Building A X Trail Entrance Trail Entrance NW 1 NW 2 NW 3 NW 4 NE 5 NE 6 NE 8 NE 9 NE 7 NE 10 W 11 W 12 W 13 W 14 S 15 S 16 S 17 S 18 Emergency Vehicles Only MPH MPH MPH MPH MPH MPH MPH Y Y Y S S S Visitor Arrow Y Y Y No Parking No Parking No Parking No Parking No ADA sign but ADA paint on the ground Hydrant S Y Y X P Emergency Vehicles Only S S NE 7 No Left Turn 150 159 151152153154155156157158 160161162163 182 175176177178179180181 183184185186 172 168169170171 173174 187 190 188189 191192193194195 200 198199 201202203204205 210 208209 211212213214215 220 218219 217216 236 225226 224 228229230 227 232233234 231 235 242243 241 245244 250251 249 253252 258259 257 261260 265266 264 268267 Park Here Temporary Parent Parking LOLKids Building C Entrance 123 1112 45 7 1098 6 1314151617181920 2425262728293031 353637383940414243 474849505152535455 60 61 6263 64 6566 6869 67 71 70 7576777879808182 86878889909192939495 99100101102103104105106107108 112 113114115116117118119120121122123126127282130 139 131132133134135136137138 140 149 141142143144145146147148 164165166167 2712832842852862872882892902912922932943002995/9/2023 ADA 15 Minute Parking Visitors Reserved - RED Car Charging Motorcycle Way-ö nding & Sign Plan Monument StatueX Prairie GrassP MPH Emergency Exit Main Building Entrance Indicates Sign Locations S Stop Signs - 4 (4way stop) Y Yield to PED - 5 (1-sided) or 3 (2-sided) Also need (6) 1 sided at the entrances on county road F MPH Speed Limit 5 or 6 (Can 1 sign be 2-sided?) Lexington Ave. - Building A Main Entrance (w LOL logo) County Road F - 3 signs * North Parking (w LOL logo) * Building C Main Entrance: North parking Building B Dock (w LOL logo) Small Sign * Building A Dock (w LOL logo) * Emergency Vehicles Only - 1 single sided, 1 double sided * North, and South Assembly Area Large Explanation Sign Small SignP L P Reserved - Black ADA - No Parking Special Needs (Only used when needed) Drop Off Only - 12 North Side, place on existing poles South - 15, North - 28 (2 are by employee entrance) South - 4, North - 4 South - 31, North - 32 South - 15, North - 34, West - 2 South - 4, North - 6 West - 10 Spots (Only needs 1 sign needed) South - 21, North - 20, West - 2 South - 8, North - 10 South - , North - N New Horizon Academy ProposedFreestanding Monument Sign along County Road F Current Freestanding Monument Sign along Lexington Avenue ElectroSignDesign.com 763.785.7968 DESIGN • MANUFACTURE • INSTALL • REPAIR interior & exterior signage 9990 Goodhue St NE • Blaine, MN 55449 • (Office) 763.785.7968 • ElectroSignDesign.com PRODUCTION QUESTIONS? PLEASE CONTACT YOUR SALES REPRESENTATIVEREVIEW CAREFULLY, THIS REFLECTS FINISHED PRODUCTPlease Approve, sign and return by: ______________If approval or missing information is not received by due date, the production schedule for your order may change which will affect your ship date.Sign off _______________YOU MUST SIGN AND DATE BEFORE PRE-PRODUCTION RELEASES TO PRODUCTIONColorSpellingSizeApproveChangeClient Approval RequiredThis is an or i gin al unpublishe d de sign, cr eated by Elect ro Signs a nd Desi gn, L LC. It is su bmitted for yo ur personal use in connectionwith the project being planned for you by Electro Signs and Design, LLC. It is not to be sho n to anyone outside of your organization, nor isit to be used, reproduced, copied, or exhbited in any fashion without the wr itten permission of Electro Signs an Design, LLC. All or anypart of this design (except r egiste re d trade mar ks) r emain the proper ty of Ele c tr o Signs and Design, LLC. A n A r t work Design fee of$1,0 0 0.0 0 w ill be charge d fo r this De sig n if u se d w it hout permission fr om Elect ro Signs an d D esi gn, L LC. Prepared For: Project Name/# Sales Rep Rendering # Front View Schematic New Horizon Land O’ Lakes Location Craig Heitzmann 7 SIGN LOCATION 244’ West on County Road F ElectroSignDesign.com 763.785.7968 DESIGN • MANUFACTURE • INSTALL • REPAIR interior & exterior signage 9990 Goodhue St NE • Blaine, MN 55449 • (Office) 763.785.7968 • ElectroSignDesign.com PRODUCTION QUESTIONS? PLEASE CONTACT YOUR SALES REPRESENTATIVEREVIEW CAREFULLY, THIS REFLECTS FINISHED PRODUCTPlease Approve, sign and return by: ______________If approval or missing information is not received by due date, the production schedule for your order may change which will affect your ship date.Sign off _______________YOU MUST SIGN AND DATE BEFORE PRE-PRODUCTION RELEASES TO PRODUCTIONColorSpellingSizeApproveChangeClient Approval RequiredThis is an or i gin al unpublishe d de sign, cr eated by Elect ro Signs a nd Desi gn, L LC. It is su bmitted for yo ur personal use in connectionwith the project being planned for you by Electro Signs and Design, LLC. It is not to be sho n to anyone outside of your organization, nor isit to be used, reproduced, copied, or exhbited in any fashion without the wr itten permission of Electro Signs an Design, LLC. All or anypart of this design (except r egiste re d trade mar ks) r emain the proper ty of Ele c tr o Signs and Design, LLC. A n A r t work Design fee of$1,0 0 0.0 0 w ill be charge d fo r this De sig n if u se d w it hout permission fr om Elect ro Signs an d D esi gn, L LC. Prepared For: New Horizon Land O’ Lakes Location Craig Heitzmann 8 Project Name/# Sales Rep Rendering # Design Color Key: 56” 6.00 in 80.00 in 14” 96” 65” 96”8.00 in 14.00 in NON-ILLUMINATED SIGN PMS 301 Digital CMYK Sun Gradient SQUARE FOOTAGE OF SIGN AND COPY - 33.334 SQFT PER SIDE (SIGN FACE) - 11.677 SQFT (Logo) 4.8 SQFT (Bottom Text) - 16.48 TOTAL SQFT OF COPY PER SIDE TOP VIEW FRONT VIEW SIDE VIEW 50” (2X) 4” x 4” Internal Mounting Posts Skirted Base Painted Silver Below Grade Footing Sizes Dimensional Letters 3M Premium Matte White Vinyl Lettering 8.12” 4.16” 13.39” 8.12” 57” 86.5” 28.41” 29.5” 43” 8” ElectroSignDesign.com 763.785.7968 DESIGN • MANUFACTURE • INSTALL • REPAIR interior & exterior signage 9990 Goodhue St NE • Blaine, MN 55449 • (Office) 763.785.7968 • ElectroSignDesign.com PRODUCTION QUESTIONS? PLEASE CONTACT YOUR SALES REPRESENTATIVEREVIEW CAREFULLY, THIS REFLECTS FINISHED PRODUCTPlease Approve, sign and return by: ______________If approval or missing information is not received by due date, the production schedule for your order may change which will affect your ship date.Sign off _______________YOU MUST SIGN AND DATE BEFORE PRE-PRODUCTION RELEASES TO PRODUCTIONColorSpellingSizeApproveChangeClient Approval RequiredThis is an or igi nal unp ublished des ig n, cr eated by Ele c tr o Signs and Design, LLC. It i s su bmit ted f or yo ur personal use in connectionwith the project being planned for you by Electro Signs and Design, LLC. It is not to be sho n to anyone outside of your organization, nor isit to be used, reproduced, copied, or exhbited in any fashion without the written permission of Electro Signs an Design, LLC. All or anypart of this design (except r egist ere d t rademarks) remain the pr oper t y of El ec tro Sig ns and Design, LLC. A n A r t wo r k Design fee of$1,0 0 0.0 0 w ill b e charge d fo r this D es ign if used wi thout perm ission from Electro Signs a nd Design, LLC. Prepared For: New Horizon Land O’ Lakes Location Craig Heitzmann 7 Project Name/# Sales Rep Rendering # Site Plan Color Key: New Horizon Proposed Signage Page 1 of 7 PC Agenda Item – 3B MEMORANDUM DATE: June 7, 2023 TO: Planning Commission Chair and Commissioners FROM: Jessica Jagoe, Community Development Director SUBJECT: Planning Case #23-011 – Public Hearing Required Applicant: City of Arden Hills Request: Zoning Code Amendments – Chapter 13, Section 1380 – TCAAP Redevelopment Code for Campus Commercial Zoning District Requested Action The City of Arden Hills is proposing ordinance language in the Zoning Code for the TCAAP Redevelopment Code (TRC) specific to the Campus Commercial Zoning District that would expand on permitted uses within this district. Ordinance language would be added to allow for commercial land uses currently outlined in the TRC as permitted or accessory uses for consideration to add as an allowed use in the Campus Commercial Zoning District. The proposed amendments to City Zoning Code Chapter 13 are within the following Section: • Section 1380 – TCAAP Redevelopment Code, Subsection 5 – Schedule of Permitted Uses o Subsection 5.1 – Applicability, and o Subsection 5.2 – Additional Use Criteria TCAAP Joint Development Authority In November 2012, the City Council approved a Joint Powers Agreement (JPA) with Ramsey County which establishes a partnership between the City of Arden Hills and Ramsey County with the goal of the remediation and redevelopment of the 427-acre Twin Cities Army Ammunition Plant (TCAAP) site. Under the JPA, the City and County created a Joint Development Authority (JDA) that is the joint governing entity of the TCAAP site as allowed by the Joint Powers Act and MN State Laws. The JDA is the authority responsible for, but not limited to, environmental remediation, elimination of blight, infrastructure construction and financing, comprehensive planning and zoning, and economic development and redevelopment. The JDA Board is comprised of two County Commissioners, two City Councilmembers, and an additional non-elected City appointee as the Chair. Key points of the JPA are as follows: Page 2 of 7 • The County will purchase the site from the U.S. Government and will work with Bolander and Sons to remediate the site to a residential standard including the demolition of remaining buildings. – Completed • The City will prepare an AUAR and Master Plan. The Master Plan will be approved by both the City and the County and will be implemented by the JDA. – Completed • The City and County are responsible for installing their respective public infrastructure as outlined by the JPA. TBD Between 2013 – 2016, the City facilitated the process of developing the Master Plan for the TCAAP site, which as noted above was the responsibility of the City under the JPA. Planning elements of the Master Plan included defining the public engagement process, land use, circulation and movement, utilities, environmental remediation, parks and open space, implementation plan, and a regulatory plan. In 2016, the City adopted the TRC, Section 1380 of the zoning code which includes the regulating plan, land use table, design standards, and other regulations related to land development that are specific to the TCAAP site. The proposed 427-acre redevelopment referred to as Rice Creek Commons will include: • Retail, office and light industrial development • A town center • Well-defined neighborhoods with architectural diversity • A wide variety of housing options to serve young professionals, empty nesters, and seniors • Abundant parks and open space • Trails that provide for convenient and safe pedestrian access to commercial areas and other site amenities In addition, this document also includes a development flowchart that outlines the approval processes for future land development of TCAAP that follows the terms as outlined in the JPA. Future development proposals for TCAAP conforming with the TRC (or within the flexibilities permitted) would fall under the purview and review of the JDA. As noted on the chart below, the City maintains the responsibility for processing TRC Amendments (also elements not meeting allowed flexibilities). The JPA identifies two classifications of an Amendment to the TCAAP Master Plan: 1) Major Amendment or 2) Minor Amendment. A minor amendment does not involve an amendment to the City’s Comprehensive Plan and is a change within a Development Site (i.e. TRC Zoning Districts) deemed desirable by the JDA to implement the Development. The JDA shall recommend such minor amendments to the City and County, and if approved by both parties, the TCAAP Master Plan shall be modified consistent with the approved amendment. For the City, a TRC Amendment would follow our standard procedures for processing a land use application with a recommendation of the Planning Commission and City Council decision. As part of a TRC Amendment, the City will request confirmation of approval by Ramsey County. At their May 1, 2023 work session, the JDA discussed the Campus Commercial Zoning District and indicated support for the City to proceed with consideration for expanding the allowed uses in this district. Page 3 of 7 Campus Commercial Zoning District Background Under the Zoning Code, the Campus Commercial Zoning District is intended “to facilitate a building format that allows multiple, single tenant buildings or campuses within the northern “Thumb” site of the Plan Area. The goal is to allow for an individual plan approach for each campus or building, based on user preferences within a range of requirements.” As noted in the plan area description, the Campus Commercial zoning district only applies to Outlot A within the TCAAP site. This 40-acre property is located in the northwest corner of the TCAAP site, with frontage along I-35W and direct highway access from County Road H. Outlot A is a noncontiguous portion of the 427 acre TCAAP site. This site is guided in the 2040 Comprehensive Plan also as Campus Commercial. The future land use description states “Provides for multiple, single tenant buildings or campuses within a business park atmosphere.” City staff as part of this city code amendment review has confirmed with the Metropolitan Council that the future land use description is sufficiently flexible to allow for other commercial land uses to be amended as part of this zoning district. Page 4 of 7 The chart below lists current permitted and accessory uses in the Campus Commercial District: Permitted Uses - Commercial Business Service Clinic/Medical Office Financial Institution Food Preparation Hotel/Motel Office Pet Services Research and Development Facility Permitted Uses - Industrial Manufacturing & Processing – Class I. - 30% of gross building square footage must be office use. (Manufacturing & Processing. Class I: All uses which include the compounding, processing, packaging, treatment, or assembly of products and materials. Generally, these are industries dependent upon raw materials refined elsewhere. These uses include, but are not limited to: fabrication of wood, metal, and plastic products; assembly of electronic components, equipment, and appliances; processing of chemicals, plastics, food products, and nonalcoholic beverages; manufacturing of clothing and textile products; distribution centers, lumber yards, printing and binding shops, machine shops, sheet metal shops, sign shops, contractor's shops and storage yards. Class I = without exterior storage.) Accessory Commercial Uses Club, Sports & Fitness Daycare Facility Drive-up Windows Personal Services (Typical personal services include but are not limited to: apparel tailoring and cleaning; hair styling, trimming and cutting; beauty services; photographic services; and other services of a similar nature.) Restaurant and Restaurant Fast-Food Accessory Industrial Uses Warehousing (as an accessory use only to Manufacturing and Processing) - 30% of gross building square footage must be office use. Ramsey County recently issued a Request for Development Interest on the Thumb property on TCAAP. Ramsey County’s Community and Economic Development Director Kari Collins followed up with city staff following the May 1st JDA work session meeting to say “I wanted to relay that the County fully supports the City’s review of land uses for the thumb parcel, and for any future parcel on the Rice Creek Commons site that will help to, “realize market potential and promote the creation of jobs and economic development” as described in the TRC. We know we are in a unique market climate and would endorse a full review of land use options on the thumb parcel to ensure a wide range of proposals are submitted for consideration.” Page 5 of 7 Zoning Code Text Amendments Based on the JDA discussion, at their May 8, 2023 regular meeting, the City Council directed staff to bring forward the proposed ordinance amendment to the Planning Commission for the first review and to hold a public hearing. The land use types that have been identified to be included within the Campus Commercial Zoning District are those commercial land uses currently allowed within the TRC Zoning District Land Use Table. In 2015/16, one of the concepts discussed during the adoption of the Master Plan was that this site would be attractive for development as corporate headquarters with a campus design that included amenities as complimentary land uses. One of the purpose statements of the TRC is to “create regulations that realize market potential and promote the creation of jobs and economic development.” To continue fostering economic prosperity from varying markets for commercial developments (i.e. office, retail, clinic, personal services, etc.), the overall objective of the proposed amendment to the TRC Land Use Table is to expand permitted land uses within this zoning district to broaden the potential for future site development (Attachment A). The proposed land use changes for Planning Commission review are mirrored after those land uses currently allowed for in the Town Center Zoning District. Staff did also include a couple of other suggested land use additions based on permitted uses in the Retail Mixed-Use and Flex Office Districts that were consistent with the overall intent of the Campus Commercial Zoning District. If approved, an Applicant of any future proposed commercial development in the Campus Commercial District would be subject to the formal review process as outlined in the JDA for the TCAAP site. Campus Commercial Code Amendments to consider: 1. Add Permitted Commercial Land Uses to Section 5.1, Table 5-1: a. Brewpub b. Cocktail Lounge c. Commercial Recreation – Indoor d. Daycare Facility e. Drive-Up Windows – Permitted w/Criteria f. Dry Cleaning – Pick-Up Station g. Dry Cleaning – Self-Service Laundry h. Liquor Store i. Microbrewery j. Microdistillery k. Personal Services l. Restaurant and Restaurant Fast-Food - Permitted w/Criteria m. Retail Sales and Service n. Service Station – Accessory w/Criteria o. Studio p. Theater, Indoor 2. Amend Section 5.2, Table 5-2 to include Campus Commercial to the Criteria Table where applicable for permitted land uses. Page 6 of 7 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 to amend ordinance language to allow for commercial land uses outlined in the TRC land use chart as permitted or accessory uses within the Campus Commercial Zoning District. 2. The proposed ordinance will include amendments to the language of Chapter 13 – Zoning Code, Section 1380 – TCAAP Redevelopment Code, Subsection 5 – Schedule of Permitted Uses of the City Code. 3. The proposed amendment advances the purpose and intent goals in the City’s TCAAP Redevelopment Code by broadening the commercial land uses allowed in the Campus Commercial Zoning District. 4. The proposed amendment is consistent with the Campus Commercial future land use classification in the City’s 2040 Comprehensive Plan. 5. Amendments to the Zoning Code regulations require a public hearing prior to action by the City Council. 6. If the zoning amendments were approved, an Applicant would be required to submit a land use application that would be subject to the formal review process. 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 23-011 for a Zoning Code Amendment to Chapter 13, Section 1380 – TCAAP Redevelopment Code, Subsection 5 – Schedule of Permitted Uses of the Arden Hills City Code to add permitted and accessory uses in the Campus Commercial Zoning District, based on the findings of fact and the submitted materials. • Recommend Approval with Amendments: Motion to recommend approval of Planning Case 23-011 for a Zoning Code Amendment to Chapter 13, Section 1380 – TCAAP Redevelopment Code, Subsection 5 – Schedule of Permitted Uses of the Arden Hills City Code to add permitted and accessory uses in the Campus Commercial Zoning District with amendments: a specific reason should be included with all amendments. • Recommend Denial: Motion to recommend denial Planning Case 23-011 for a Zoning Code Amendment to Chapter 13, Section 1380 – TCAAP Redevelopment Code, Subsection 5 – Schedule of Permitted Uses of the Arden Hills City Code to add permitted and accessory uses in the Campus Commercial Zoning District, based on the following Page 7 of 7 findings: findings to deny should specifically reference the reasons for denial and why those reasons cannot be mitigated. • Table: Motion to table Planning Case 23-011 for a Zoning Code Amendment to Chapter 13, Section 1380 – TCAAP Redevelopment Code, Subsection 5 – Schedule of Permitted Uses of the Arden Hills City Code to add permitted or accessory uses in the Campus Commercial Zoning District: a specific reason and information request should be included with a motion to table. Notice A Zoning Code Amendment requires a public hearing. Notice was published in the Pioneer Press on May 25, 2023. The City has not received any public comments regarding this case. Attachments A) Draft TRC Amendment Approved July 13, 2015 Revised December 12, 2016 Amended XXX TCAAP Redevelopment Code Page | 30 Section 5: Schedule of Permitted Uses 5.0 Schedule of Permitted Uses 5.1 Applicability: General use categories have been identified by Zoning District (Table 5-1). Uses that are not listed are prohibited. Uses that are allowed as accessory uses may only remain in conjunction with an active principal use. Table 5-1: TRC Zoning District Land Use Table P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2 A = Accessory | A/C = Accessory with Criteria in Table 5.2 Zoning District Uses Campus Commercial Town Center 1 Town Center 2 Town Center 3 Office Mixed-Use Retail Mixed-Use Flex Office Neighborhood 1 Neighborhood 2 Neighborhood 3 Neighborhood 4 Civic Additional Requirements Sub-District TC-1 TC-2 TC-3 NR- 1 NR- 2 NR- 3 NR- 4 Residential Uses Bed & Breakfast -- P P P -- -- -- P/C P/C P/C P/C -- See Table 5-2 Home Occupation: Class I -- A A A -- -- -- A A A A -- Large Multi- Family -- P/C P/C P/C -- -- -- -- -- -- -- -- See Table 5-2 Live/Work -- P P P -- -- -- -- -- -- -- -- Medium Multi- Family -- P/C P/C P/C -- -- -- -- -- -- -- -- See Table 5-2 Assisted Living, Memory Care and Skilled Nursing -- -- -- P/C -- -- -- -- -- -- P/C -- See Table 5-2 Residential Facility -- P/C P/C P/C -- -- -- P/C P/C P/C P/C -- See Table 5-2 Senior Independent Living -- -- P/C P/C -- -- -- -- P/C P/C P/C -- See Table 5-2 Single Family -- -- -- -- -- -- -- P P P -- -- Small Lot SF Residential -- -- -- -- -- -- -- -- P P -- -- Small Multi- Family -- -- -- -- -- -- -- -- -- P/C P/C -- See Table 5-2 Commercial Uses Automotive Washing -- -- -- -- P/C P/C P/C -- -- See Table 5-2 Brewpub P P P P P P P -- -- Business service P P P P P P P -- -- Clinic, medical office P P P P P P P -- -- Club, sports & fitness A P P P P P P -- -- Approved July 13, 2015 Revised December 12, 2016 Amended XXX TCAAP Redevelopment Code Page | 31 Section 5: Schedule of Permitted Uses Table 5-1: TRC Zoning District Land Use Table P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2 A = Accessory | A/C = Accessory with Criteria in Table 5.2 Zoning District Uses Campus Commercial Town Center 1 Town Center 2 Town Center 3 Office Mixed-Use Retail Mixed-Use Flex Office Neighborhood 1 Neighborhood 2 Neighborhood 3 Neighborhood 4 Civic Additional Requirements Sub-District TC-1 TC-2 TC-3 NR- 1 NR- 2 NR- 3 NR- 4 Cocktail Lounge P P P P P P -- -- -- Commercial Off-Street Parking P/C* P/C* P/C* P/C* P/C* P/C* P/C* -- -- * Permitted as an accessory use with a primary building only Commercial recreation - indoor P -- -- -- -- -- P -- -- Daycare Facility A P P P P P P P -- -- Daycare, family - 10 or less P P P P P P -- -- Dog kennel -- -- -- -- -- -- P* -- -- * Completely enclosed; no outside runs Drive-Up Windows A P/C -- -- -- P/C P/C P/C -- -- See Table 5-2 Dry cleaning & laundry, pick-up station P P P P -- P -- -- -- Dry cleaning & laundry, self-service laundry P P P P -- P -- -- -- Financial Institution & service P P P P P P P -- -- Food Preparation P P P P P P P -- -- Hotel/ motel P P P P P P P -- -- Liquor Store P P P P -- P -- -- -- Microbrewery P P P P -- P P -- -- Microdistillery P P P P -- P P -- -- Mortuary, funeral home -- -- -- -- -- -- P/C -- -- See Table 5-2 Office P P P P P P P -- -- Personal services A P P P P P P P -- -- Pet Services P P P P P P P -- -- Approved July 13, 2015 Revised December 12, 2016 Amended XXX TCAAP Redevelopment Code Page | 32 Section 5: Schedule of Permitted Uses Table 5-1: TRC Zoning District Land Use Table P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2 A = Accessory | A/C = Accessory with Criteria in Table 5.2 Zoning District Uses Campus Commercial Town Center 1 Town Center 2 Town Center 3 Office Mixed-Use Retail Mixed-Use Flex Office Neighborhood 1 Neighborhood 2 Neighborhood 3 Neighborhood 4 Civic Additional Requirements Sub-District TC-1 TC-2 TC-3 NR- 1 NR- 2 NR- 3 NR- 4 Research and development facility P -- -- -- P -- P -- -- Restaurant and restaurant fast-food A P/C P/C P/C P/C P/C P/C P/C -- -- See Table 5-2 Retail sales & service P P P P P/C P P -- -- See Table 5-2 Service Station A/C -- -- -- -- P/C P/C -- -- See Table 5-2 Storage, exterior -- -- -- -- -- -- -- -- -- Studio P P P P -- P P -- -- Theater, indoor P -- -- P -- -- -- -- -- Vehicle – motorized, leasing and rentals -- -- -- -- P/C -- P/C -- -- See Table 5-2 Vehicle – motorized, service -- -- -- -- P/C P/C P/C -- -- See Table 5-2 Civic Uses Antenna or Tower P/C P/C P/C P/C P/C P/C P/C -- A/C See Table 5-2 Club or lodge (non-profit) -- P P P P P P -- -- Community Center -- P P P -- -- -- -- P House of worship -- P P P P P P -- -- Library -- P P P P P P P P Municipal Building -- P P P P P P -- P Park Facilities (Public) P P P P P P P P P School, general education -- P P P -- -- -- P -- School, specialized education -- P P P P P -- -- -- Approved July 13, 2015 Revised December 12, 2016 Amended XXX TCAAP Redevelopment Code Page | 33 Section 5: Schedule of Permitted Uses Table 5-1: TRC Zoning District Land Use Table P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2 A = Accessory | A/C = Accessory with Criteria in Table 5.2 Zoning District Uses Campus Commercial Town Center 1 Town Center 2 Town Center 3 Office Mixed-Use Retail Mixed-Use Flex Office Neighborhood 1 Neighborhood 2 Neighborhood 3 Neighborhood 4 Civic Additional Requirements Sub-District TC-1 TC-2 TC-3 NR- 1 NR- 2 NR- 3 NR- 4 Theater, performing arts center -- P P P -- -- -- -- P Industrial Uses Garage, Truck -- -- -- -- -- -- -- -- -- Manufacturing & processing: Class I P/C -- -- -- -- -- P/C -- -- Warehousing permitted as an accessory use Manufacturing & processing: Class II -- -- -- -- -- -- -- -- -- Utility Substation P* -- -- -- -- -- P* -- -- *Equipment shall be screened to not be seen from any public right of way and shall not be placed in the front of any parcel Warehousing A/C -- -- -- -- -- A/C -- -- Other Uses Adult- Oriented Businesses -- -- -- -- -- -- -- -- -- Approved July 13, 2015 Revised December 12, 2016 Amended XXX TCAAP Redevelopment Code Page | 34 Section 5: Schedule of Permitted Uses 5.2 Additional Use Criteria: All uses listed as P/C in Table 5-1 shall also meet the following standards in Table 5-2. Table 5-2 Additional Use Criteria Table Use Zoning District Location & Design Criteria Residential Uses Bed & Breakfast Neighborhood No more than six(6) rentable rooms permitted. Shall be owner-occupied. Parking shall be placed behind the building, or screened from view of the public right-of-way. Assisted Living, Memory Care or Skilled Nursing Large Multi-Family Medium Multi-Family Senior Independent Living Town Center Buildings with Pedestrian Priority or Pedestrian Friendly Frontage shall be required to include ground floor commercial uses for a minimum of fifty percent (50%) of their street frontage as measured in linear feet. Assisted Living, Memory Care or Skilled Nursing Senior Independent Living Neighborhood i. Homes shall be designed as either a collective of single-family or duplex homes to fit the scale of the surrounding development. ii. These homes may also be mixed with mixed-generational housing. Residential Facility Town Center i. Residential Facility shall be licensed by the State of Minnesota; and ii. Residential Facility shall serve no more than sixteen (16) residents at any given time. Neighborhood i. Residential Facility shall be licensed by the State of Minnesota; ii. Residential Facility shall serve no more than six (6) residents at any given time. Small Multi-Family Neighborhood i. Parking shall be placed against an alley or in the rear of the lot and be screened from the public right-of-way. ii. Entrances to units that are not accessible from the front entries may have access from the rear or the side of the building. Commercial Uses Automotive Washing Vehicle – motorized, leasing and rentals Vehicle- motorized, service Office Mixed-Use Flex Office Retail Mixed-Use i. Automotive drive through lanes, service bays, and/or gas station canopies shall meet the design standards in Section 7, Building Design Standards of this code. ii. Outdoor storage of vehicles or other products sold shall NOT have direct frontage along Pedestrian Priority Streets. Outdoor storage of vehicles and/or other products sold shall be screened with a requi red street screen along Pedestrian-Friendly Streets and General Streets (see Section 10 for standards). Service Station Campus Commercial Retail Mixed-Use Flex Office Commercial Off-Street Parking Campus Commercial Town Center Office Mixed-Use Retail Mixed-Use Flex Office i. New surface parking lots shall be permitted as an interim use only in the case of phasing. ii. Applications for new surface lots shall include in-fill building concepts on the lot with a site plan that meets the build-to-zone and building frontage standards of the specific character zone. iii. New surface parking shall be set back a minimum of thirty feet (30’) from the edge of the right-of-way of Pedestrian Priority Streets. iv. New surface parking shall not be located at a street intersection (of any Pedestrian Priority and Pedestrian-Friendly Streets only) for minimum of thirty feet (30’) from the intersection along each street. Mortuary, funeral home Flex Office i. Pick-up and drop-off lanes, storage of vehicles, service areas, and drive through facilities shall NOT have direct frontage along Pedestrian Priority Streets. ii. All such areas along other streets shall be screened with a required street screen (see Section 10 for standards). Drive-Up Windows Campus Commercial Retail Mixed-Use Flex Office Office Mixed-Use Drive through or drive-up facilities shall meet the design standards in Section 7, Building Design Standards of this code. Approved July 13, 2015 Revised December 12, 2016 Amended XXX TCAAP Redevelopment Code Page | 35 Section 5: Schedule of Permitted Uses Table 5-2 Additional Use Criteria Table Use Zoning District Location & Design Criteria Restaurant and Restaurant, Fast Food Campus Commercial Town Center Office Mixed-Use Retail Mixed-Use Flex Office i. May be integrated within a building that has another permitted primary use in Campus Commercial Zone ii. Six (6) queuing spaces per drive-through menu board. Retail sales and services Office Mixed-Use i. Retail sales and service uses may not comprise more than ten percent (10%) of the total gross square footage of building space within the Office Mixed-Use District. ii. Accessory retail uses associated with medical office clinics, including but not limited to pharmaceutical and corrective lens sales, shall not be counted towards the maximum square footage of retail sales and service uses permitted in the Office Mixed-Use District, but may not exceed twenty-five percent (25%) of the gross square footage of the building in which they are located.. Civic Uses Antenna or Tower Campus Commercial Town Center Office Mixed-Use Retail Mixed-Use Flex Office i. Located on top of a building or architectural component only. ii. Shall conform to additional design and location requirements for antennas and towers included in Section 1325 of the AHC. Industrial Uses Manufacturing and Processing: Class I Campus Commercial Flex Office For buildings where manufacturing and processing are a principal or accessory use, a minimum of thirty percent (30%) of the gross building square footage must be in office use. Warehousing Campus Commercial Flex Office Warehousing is only allowed as an accessory use to Manufacturing and Processing. For buildings where warehousing is an accessory use, a minimum of thirty percent (30%) of the gross building square footage must be in office use.