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HomeMy WebLinkAbout08-07-24 PC PacketChair: Address: Kurtis Weber lt 1245 W Highway 96 (2025) Arden Hills MN 55112 Commissioners: ,-AEN HILLS Phone: Jonathan Wicklund 651-792-7800 (2024) Planning Commission Arlene Mitchell August 7, 2024 Website: (2024) 6:30 p.m. www•cityofardenhills.org Joshua Collins City Hall (2024) Shelley Blilie (2024) Brad Bjorklund (2025) Steve Erler (2026) Katie Stromberg Alternate (2026) Vacant (Alt) Council Liaison: Emily Rousseau 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. Members of the public may attend a meeting in -person at City Hall or they may view the meeting remotely on the City's website using the below link. Meetings are also broadcast on Cable Channel 16 for those that live in Arden Hills. https://cityofardenhills.org/320/Watch-City-Meetings Agenda CALL TO ORDER 1. APPROVAL OF THE AGENDA 2. APPROVAL OF MINUTES 2.A. July 10, 2024 Planning Commission Regular Meeting Documents: PC MINUTES 07-10-24.PDF 3. PLANNING CASES 3.A. Planning Case 24-015 - 1700 Highway 96 W. - Preliminary Plat And Rezoning (Public Hearing Required) Documents: MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF 4. UNFINISHED AND NEW BUSINESS 4.A. Introduction To Zoning And Subdivision Ordinance Revisions Documents: MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF 5. COMMENTS AND REPORTS 5.A. Report From The City Council 5.B. Planning Commission Comments 6. ADJOURNMENT ADJOURN A quorum of the City Council may be present at this meeting. 'It EN HILLS Approved: August 7, 2024 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, JULY 10, 2024 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Kurtis Weber called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Kurtis Weber, Commissioners Brad Bjorklund, Shelley Blilie, Stephen Erler, Arlene Mitchell and Katie Stromberg. Absent: Commissioners Joshua Collins and Jonathan Wicklund. Also present were: Community Development Director Jessica Jagoe, Senior Planner Elena Fransen and Councilmember Emily Rousseau. APPROVAL OF AGENDA — JULY 10, 2024 Commissioner Bjorklund moved, seconded by Commissioner Erler, to approve the July 10, 2024, agenda as presented. The motion carried unanimously (6-0). APPROVAL OF MINUTES June S, 2024 — Planning Commission Regular Meeting Commissioner Erler moved, seconded by Commissioner Stromberg, to approve the June 5, 2024, Planning Commission Regular Meeting as presented. The motion carried unanimously (6-0). PLANNING CASES A. Planning Case 24-009; 3535 Pine Tree Drive — Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, And Site Plan Review — Public Hearing Community Development Director Jagoe stated the Applicant has submitted a land use application for Master Planned Unit Development, Final Planned Unit Development, Conditional ARDEN HILLS PLANNING COMMISSION — July 10, 2024 2 Use Permit, and Site Plan Review, proposing to develop a 3.7-acre site located at 3535 Pine Tree Drive. The Subject Property is currently owned by the Applicant. The Applicant is proposing to build a two-story fire station Headquarters facility of approximately 41,000 square feet with a training facility and training tower. The Lake Johanna Fire Department provides public fire and medical emergency response services to the Cities of Arden Hills, North Oaks, and Shoreview. The Applicant currently operates out of three stations, the proposed project would replace Station 4 located at 3615 Victoria Street in Shoreview and become the Headquarters for the Department. The Applicant is planning for construction of the new Headquarters facility to begin in 2025. Community Development Director Jagoe reported the Headquarters Fire Station facility will consist of offices for five (5) full time staff members that would maintain typical Monday through Friday 8 to 5 business hours. The fire station will have a crew of three (3) Firefighters on duty 24/7 to respond to fire and emergency medical service (EMS) calls. Community Development Director Jagoe reviewed the history of the subject property, the Plan Evaluation and provided the Findings of Fact for review: 1. The property located at 3535 Pine Tree Drive is designated for Community Mixed Use on the 2040 Comprehensive Plan. 2. New building construction or site modification identified requires the submittal of a Site Plan Review application prior to construction. 3. For proposals for new construction, redevelopment of a site, and significant modifications to existing sites a PUD is required. 4. The PUD process allows for flexibility within the City's regulations through a negotiated process with an Applicant. 5. The Applicant has proposed a Master and Final Planned Unit Development for the development of a 41,000 square foot Headquarters Fire Station facility on the Subject Property. 6. The Subject Property is zoned B-2 General Business District which requires a Conditional Use Permit for Public Use. 7. The Cities of Arden Hills, North Oaks, and Shoreview contract with the Lake Johanna Fire Department to provide emergency response services for Fire and EMS calls to the public. The City refers to the Lake Johanna Fire Department in the 2040 Comprehensive Plan under Chapter 13, Public Facilities, Services, and Infrastructure 8. The Master and Final Planned Unit Development generally conforms to the requirements of the City Zoning Code and design standards. 9. Where the plan is not in conformance with the City Code, flexibility has been requested by the Applicant. 10. Flexibility through the PUD process has been requested in the following areas: building positioning and landscaping. 11. A public hearing for a Master Planned Unit Development, Final Planned Unit Development, and Conditional Use Permit request is required before the request can be brought before the City Council. Community Development Director Jagoe reviewed the options available to the Planning Commission for Planning Case 24-009 for a Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review at 3535 Pine Tree Drive, ARDEN HILLS PLANNING COMMISSION — July 10, 2024 3 based on the findings of fact and the submitted plans, as amended by the conditions in the July 10, 2024 Report to the Planning Commission: 1. Recommend Approval with Conditions 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 Community Development Director, shall require review and approval by the Planning Commission and City Council. 2) The Master and Final Planned Unit Development approval shall expire one year from the date of City Council approval unless a building permit has been requested or a time extension has been granted by the City Council. The City Council may extend the expiration date of such approval upon written application by the person to whom the approval was granted. 3) A violation of any condition set forth in the permit shall be a violation of this Code, and shall be cause for revocation of the permit. 4) A Master and Final PUD Development Agreement shall be prepared by the City Attorney and subject to City Council approval for the Development. The Master and Final PUD Development Agreement shall be fully executed prior to the issuance of building permits. 5) A Grading and Erosion permit shall be obtained from the City's Engineering Division prior to commencing any grading, land disturbance or utility activities. The Applicant shall be responsible for obtaining any permits necessary from other agencies, including but not limited to Rice Creek Watershed District prior to the start of any site activities. 6) The final plans shall be subject to approval by the City Engineer, Building Official, and Fire Marshal prior to the issuance of a grading and erosion control permit. 7) Final grading, drainage, utility, and site plans shall be subject to approval by the Public Works Director, City Engineer, and Community Development Director prior to the issuance of a grading and erosion control permit or other development permits. 8) Upon completion of grading and utility work on the site, a grading as -built and utility as - built shall be provided to the City for review. 9) Heavy duty silt fence and adequate erosion control around the entire construction site shall be required and maintained by the Developer during construction to ensure that sediment and storm water does not leave the project site. 10) 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. 11) All light poles, including base, shall be a maximum of 30 feet in height and shall be shoebox style, downward directed, with high-pressure sodium lamps or LED and flush lenses. 12) All rooftop or ground mounted mechanical equipment shall be hidden from view with the same materials used on the building in accordance with City Code requirements. 13) A separate sign permit shall be required for all signs on the site. 14) The Applicant shall be financially responsible for all applicable water and sanitary charges. Rates applied shall be memorialized in the Development Agreement. ARDEN HILLS PLANNING COMMISSION — July 10, 2024 4 15) All disturbed boulevards shall be restored with sod. All areas of the site, where practical, shall be sodded or seeded and maintained. The property owner shall mow and maintain all site boulevards to the curb line of the public streets. 16) The proposed structures shall conform to all other regulations in the City Code. 17) The Applicant shall provide a copy of the Stormwater Management Report and verification of Rice Creek Watershed approval prior to the approval of Development Agreement. 2. Recommend Approval as Submitted 3. Recommend Denial 4. Table Chair Weber opened the floor to Commissioner comments. Commissioner Bjorklund asked if the property would be going from 984 caliper inches of trees on the property to 48 caliper inches. Community Development Director Jagoe reported this was the case. Commissioner Bjorklund questioned if the City had a stormwater maintenance plan for this project. Community Development Director Jagoe stated the City Engineer has not received a plan to date. She explained this plan would be filed and reviewed with the City Engineer. Commissioner Erler asked why the building was placed 90 feet back instead of 50 feet. Fire Chief Tim Boehlke explained the reason for the larger setback was to allow for the trucks to be utilized for training purposes outside the front of the building. Commissioner Erler reported residents of the adjacent senior living community requested that the mature trees on the property be retained. He requested the Fire Chief speak to the proposed tree loss. Fire Chief Boehlke reported he has spoken to the residents on the adjacent property. He explained the trees that were being taken down had to be removed to accommodate the proposed building and paved area. Commissioner Erler questioned if trees would be planted somewhere else or was this not being considered by the City. Community Development Director Jagoe stated the Ordinance would require the applicant to replace trees onsite, find a suitable location offsite, or make a payment in lieu of tree plantings. She explained in this case the Fire Department does not have an offsite location identified, but the payment in lieu of fee was a landscaping fee that would be used by the City for maintenance and/or plantings. She indicated the Fire Department was asking that the payment in lieu of fee be waived as part of the PUD review. ARDEN HILLS PLANNING COMMISSION — July 10, 2024 5 Commissioner Erler reported if the fee were charged, this would be another expense that would fall on Arden Hills taxpayers. Chair Weber asked what the fee the Applicant was requesting to be waived would be. Community Development Director Jagoe stated she did not have an estimate but reported a couple caliper inch tree may be estimated to cost $400 to $500 plus the fee would need to include the cost for installation, plus 10%. Chair Weber reported the fee that was being waived would be substantial. He explained the City Council recently voted to not maintain the trees along Old Highway 10. Councilmember Rousseau indicated the shrubs in this area would not be maintained and staff was looking into a sprinkler system for the trees in this area. Chair Weber commented on how the landscaping fee loss would be born completely by the City of Arden Hills. He was of the opinion the City needed a portion of this fee in order to properly maintain the trees in the community. Commissioner Bjorklund commented on the contour lines within the site plan stating 30% of the property was within a flood zone. He understood this would be reduced to 15% through the water retention plans. He explained the footing for the building would be five feet above the floodplain. He questioned if these plans had been studied enough to ensure the building elevation was high enough to ensure it does not flood. Fire Chief Boehlke explained he was working with the City Engineer and the watershed district on this project. He then deferred this question to the project architect. Mod Feders, architect for the project, introduced himself to the Commission. He reported Rice Creek Watershed has to approve the proposed site plans. He discussed how the City requires completed drawings by a civil engineer for watershed review. He indicated these plans were provided to the watershed district and after receiving City approval, the next step would be to receive approval of these plans with the watershed district. Commissioner Bjorklund stated he was very concerned with the loss of trees on this property. Mr. Fetters explained he worked to save as many trees as possible, but stated the proposed trees loss was necessary in order to accommodate the fire station and surrounding paved areas for the maneuverability of the vehicles. Commissioner Bjorklund commented on the stringent tree regulations that have been upheld by the City and discussed how Arden Hills worked to remain a heavily forested community. While he admired what the architect was doing, he believed that the tree loss on this site was too significant. He stated he would not vote to approve this proposal unless more trees were saved. In addition, he encouraged the architect to reconsider where the proposed trees were being planted because they were within the 100 year floodplain. Chair Weber asked if the waiving the tree mitigation fee in lieu of was a condition for approval. ARDEN HILLS PLANNING COMMISSION — July 10, 2024 6 Community Development Director Jagoe stated the Lake Johanna Fire Department was asking for flexibility to be able to replace the 48 caliper inches of trees. She reported if there was a recommendation to waive the fee, this could be made a condition for approval. She explained at this time the applicant would be required meet City ordinance, which would require replacement to the full or flexibility for the 48 inches or other variation of an offsite location for the remainder of the caliper inches, or payment in lieu of. Chair Weber opened the public hearing at 7:28 p.m. Chair Weber invited anyone for or against the application to come forward and make comment. Community Development Director Jagoe distributed to the Planning Commission a public comment received via email that was submitted to the City in advance of the meeting. There being no in -person comment Chair, Weber closed the public hearing at 7:28 p.m. Chair Weber reviewed each of the Applicant's requests for flexibility in further detail. Chair Weber commented on the building setback and asked if anyone had any concerns regarding the proposed 90 foot setback. There was no opposition. Chair Weber requested comment regarding the landscaping plan, noting the proposed tree removal would bring the site from 984 caliper inches down to 48 caliper inches. Commissioner Bjorklund suggested the 48 caliper inches be increased to at least 200 caliper inches. Chair Weber supported the applicant being responsible for replacing two thirds of the caliper inches. He believed the City needed these trees or funding to maintain the current trees in the community. Commissioner Mitchell commented the property was 3+ acres of undeveloped land and a large portion has trees on it. She discussed how difficult it would be to construct a building on this site without losing some trees. She stated if the City were to demand keeping more trees, she anticipated the fire station would not be able to be developed on this property. She indicated this land was chosen because it was central and provided good access to the City of Arden Hills. She reported a large portion of the land would be taken up by the building along with paved area for parking. She suggested the City encourage the applicant to plant as many trees as possible, but recommended the City not require the applicant to keep half the trees, because the fire station won't fit. Chair Weber stated he understood the trees would come down, but he wanted to see trees planted elsewhere or for the payment in lieu of the trees to be made to the City, which was required of every other development in the City. Commissioner Mitchell questioned if this new fire station would be replacing another fire station. ARDEN HILLS PLANNING COMMISSION — July 10, 2024 7 Fire Chief Boehlke reported this station would be replacing the existing station at Victoria and County Road E. Commissioner Mitchell inquired if additional trees could be planted on this site. Fire Chief Boehlke explained the City of Shoreview owned the Fire Station #4 property. He stated the fire department could opt to pay the fee in lieu of planting more trees. He indicated he was not against trees and noted the department has spent a great deal of time planning for the new fire station. He commented he would plant as many trees as possible on this property. He stated there wasn't another location for the fire station, nor would the project get any cheaper. He explained the request for flexibility was to try and minimize taxpayer cost. Commissioner Mitchell asked if this PUD could be structured in such a way that the other cities could be asked to pay for trees. Community Development Director Jagoe commented all of the project costs would be split between Shoreview, Arden Hills and North Oaks. Fire Chief Boehlke indicated Shoreview would pay 61% of the project costs, North Oaks would pay 14% and Arden Hills would pay 25%. He explained the fire department secured $6.3 million from the State of Minnesota and additional federal dollars were being pursued to assist with the expense of the project. Chair Weber stated his concern was with the fact Shoreview and North Oaks would not be taking a loss on the trees, but rather this loss would be felt by the City of Arden Hills. He stated he would like to see the tree replacement required to be somewhere around 66%. Commissioner Bjorklund reported this would require the applicant to plant 300 caliper inches of trees. Commissioner Erler explained he understood this project had to move forward, but he suggested the City apply the ordinance as written and that the City pay its fair share and that North Oaks and Shoreview be required to pay their fair share. He recommended the loss be shared between the three cities. Commissioner Stromberg believed a lot of great points had been shared. She indicated she was sympathetic to the residents at New Perspective that would lose trees in their area, but she supported the project moving forward without the City being forced to pay for more trees. Commissioner Bjorklund anticipated the applicant could install larger trees onsite and in order to meet the 300 caliper inches and the building plans could move forward as proposed. Commissioner Mitchell stated she was uncertain if it would be possible to plant 300 caliper inches on the fire station property. Commissioner Bjorklund commented he was also uncertain if this would be possible, but noted he wanted to see more trees on this property. ARDEN HILLS PLANNING COMMISSION — July 10, 2024 8 Commissioner Erler explained he agreed with Commissioner Mitchell, stating the Commission did not have enough information to understand if 300 caliper inches of trees would even fit on this property. Chair Weber stated the Commission was making a recommendation on how many caliper inches should be included in the landscaping plan. Community Development Director Jagoe discussed how the landscape architects assist with designing and spacing the trees for the project. Commissioner Mitchell suggested the Commission recommend to the City Council the number of trees on the site be maximized. Commissioner Blilie stated she would support this recommendation. Chair Weber asked how the Commission wanted to proceed regarding the flexibility for tree mitigation. Commissioner Stromberg supported allowing the flexibility in full. Commissioner Erler reported he supported the ordinance being applied in full and did not support the flexibility. Commissioner Bjorklund stated he preferred the flexibility allow for 300 caliper inches instead of 48 caliper inches. Chair Weber supported this recommendation. Commissioner Blilie supported the flexibility as written. Commissioner Mitchell explained she could support the flexibility as well, but recommended the landscaping plans be updated. Chair Weber asked if Commissioner Mitchell could support the planting of 300 caliper inches. Commissioner Mitchell indicated she could support this so long as the plantings were done in a sound manner. Commissioner Erler and Commissioner Blilie stated they could support the 300 caliper inches as well. Chair Weber asked if the 54 parking stalls was sufficient for this project. The Commission supported the proposed parking as requested. Chair Weber questioned if the Commission supported the proposed width of the driveway. The Commission supported the proposed driveway width. ARDEN HILLS PLANNING COMMISSION — July 10, 2024 9 Chair Weber stated he understood the applicant would amend the plans to conform with City Code for the proposed sign. Chair Weber inquired how the Commission wanted to deal with the shortfall on the transparency. The Commission supported the transparency shortfall as is within the plans. Commissioner Erler moved and Commissioner Biorklund seconded a motion to recommend approval of Planning Case 24-009 for a Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review at 3535 Pine Tree Drive, based on the findings of fact and the submitted plans, as amended by the conditions in the July 10, 2024 Report to the Planning Commission, adding Condition 18 to read: All items identified in the June 27, 2024 PW/Engineering Division memo shall be addressed. All comments shall be adopted herein by reference.; and adding Condition 19 to read: The Applicant shall follow city code accordingly for tree mitigation of 300 caliper inches. Community Development Director Jagoe questioned how the Commission wanted to address the public use dedication fee. Chair Weber questioned if staff had a range for this payment. Community Development Director Jagoe indicated she does not have a range for this project payment, but noted this payment would be split between the three cities and would be paid at the time of building permit application. Commissioner Mitchell commented on the trails that would be lost if this project were to move forward. Chair Weber stated he did not support putting the brakes on this project over the loss of these trails. Commissioner Erler discussed how the fire station would be a public use and therefore he could support the waiver of this fee. Fire Chief Boehlke explained park dedication fees were based on a percentage of the finished value of the project. He stated it was a significant amount of money. He requested the City not require a park dedication fee because the fire station would serve a public purpose. Chair Weber questioned if the development agreement for this property delayed the payment of a park dedication fee. Community Development Director Jagoe stated the development agreement for the 2 North Pine Tree Plat references that the City will consider the public use dedication fee at the time of future development for Lots 1 and 2. Commissioner Bjorklund asked what the fire department paid for this land. Fire Chief Boehlke explained the fire department paid $1.675 million for the land. ARDEN HILLS PLANNING COMMISSION — July 10, 2024 10 Commissioner Bjorklund indicated he could support the waiver of the park dedication fee because this project was for the public good. Chair Weber commented on how the City would be taking a significant loss on this project. He discussed how the City was struggling to find funding for its own public trails. He stated he was not comfortable with the loss the City would be taking. He expressed frustration with the fact Bethel University had not paid the park dedication fees for this land. Commissioner Blilie stated she was uncomfortable requiring the fire department pay the park dedication fees, especially given the fact Bethel should have been responsible. Commissioner Mitchell indicated she was comfortable with waiving the park dedication fees given the fact the fire station would be a public benefit. Commissioner Bjorklund anticipated because Bethel University sold the land to the Fire Department, they got out of paying the park dedication fee. He did not support claiming the park dedication fee from the fire department. Chair Weber discussed how the funding would not come from the fire department, but rather would be paid by the cities of Shoreview and North Oaks, with a small portion coming from Arden Hills. Given the history of this project, he indicated he could forego the payment of the park dedication fees. Motion amendment moved by Commissioner Mitchell, seconded by Commissioner Bjorklund, to add Condition 20 to read: The Public Use Dedication/Park Dedication fee be waived for future development of Lot 2, Block 1 of the 2 Pine Tree North plat. The amended motion carried unanimously (6-0). B. Planning Case 24-014; 3776 Connelly Avenue — Zoning Code Amendment, Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, And Site Plan Review — Public Hearing Senior Planner Fransen stated the Applicant has submitted a land use application for a Zoning Code Amendment, Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review to redevelop the existing approximately 11,000 square foot commercial building on the property at 3776 Connelly Avenue. The Subject Property is currently owned by Standout Properties, LLC and the building is occupied by the Northern Lights Bingo Hall and Bright Side Cafe. The Applicant is proposing to renovate the existing building and resurface the parking lot. The Applicant is proposing a phased development with the event center established in Phase I and restaurant and adult day care uses to be established in Phase II and Phase III, respectively. Senior Planner Fransen reported the Applicant is seeking review and approval for Phases I and II at this time. The Applicant presented a concept review at the City Council Work session on March 11, 2024. Councilmembers provided feedback on the existing parking lot, landscaping, on - site parking, as well as the process for serving liquor. This commercial corridor is accessible ARDEN HILLS PLANNING COMMISSION — July 10, 2024 11 by way of County Road E West. This area is used by a number of small and large businesses for a variety of retail, manufacturing, distribution, warehousing, and office uses. Senior Planner Fransen reviewed the history of the subject property, the zoning code text amendments, the Plan Evaluation and provided the Findings of Fact for review: Zoning Code Text Amendment Findings: 1. Rose Kukwa, the Applicant, is proposing amendments to the language of Chapter 13 — Zoning Code of the City Code. 2. Under the City's Zoning Code Section 1305.04, Definitions, the City does not define an event center use. 3. The Applicant is proposing an amendment to define an event center and allow for the use in the B-2 General Business District through a conditional use permit. 4. The Applicant is proposing additional criteria in the ordinance language to establish a minimum parking requirement of 1 parking per 3 seats at design capacity. 5. Of local communities surveyed, the majority allow an event center use through a conditional use permit in at least one commercial zoning district. 6. Amendments to the Zoning Code regulations require a public hearing prior to action by the City Council. Planned Unit Development and Conditional Use Permit Findings: 1. The property located at 3776 Connelly Avenue is designated for Community Mixed uses on the 2040 Comprehensive Plan. 2. New building construction or site modification identified requires the submittal of a Site Plan Review application prior to construction. 3. For proposals for new construction, redevelopment of a site, and significant modifications to existing sites a PUD is required. 4. The PUD process allows for flexibility within the City's regulations through a negotiated process with a Developer. 5. The Applicant has proposed a Master and Final Planned Unit Development for the development of one approximate 11,000 square foot event center with additional restaurant and adult day care uses on the Subject Property. 6. The Applicant has proposed a phased development plan with Phase I referred to as the event center to be established following the land use approvals herein, Phase II referred to as the restaurant to be established directly following Phase I and for Phase III referred to as the adult day care to be established approximately one (1) year later. 7. The Applicant has proposed for the approval of Phase I for an event center and Phase II for a restaurant as part of the Master PUD and will need to submit for a Final PUD amendment approval for Phase III for the adult day care use. 8. The Master and Final Planned Unit Development generally conforms to the requirements of the City Zoning Code and design standards. 9. Where the plan is not in conformance with the City Code, flexibility has been requested by the Applicant. 10. Flexibility through the PUD process has been requested in the following areas: parking requirements, landscaping, building materials, transparency, signage, lighting, and site furnishings. ARDEN HILLS PLANNING COMMISSION — July 10, 2024 12 11. A public hearing for a Master Planned Unit Development, Final Planned Unit Development, and Conditional Use Permit request is required before the request can be brought before the City Council. Senior Planner Fransen reviewed the options available to the Planning Commission for Planning Case 24-014 for a Zoning Code Amendment to Chapter 13, Sections 1305.04, 1320.05, 1320.085, and 1325.06 of the Arden Hills City Code to allow for an Event Center use in the B-2 General Business District through a conditional use permit, based on the findings of fact and submitted materials: 1. Recommend Approval as Submitted 2. Recommend Approval with Amendments 3. Recommend Denial 4. Table Senior Planner Fransen also reviewed the options available to the Planning Commission for Planning Case 24-014 for a master Planned Unit Development, Final Planned Unit Development for Phases I and II, Conditional Use Permit, and Site Plan Review for an Event Center and Restaurant at 3776 Connelly Avenue, based on the findings of fact and submitted materials, as amended by the conditions in the July 10, 2024 Report to the Planning Commission: 1. Recommend Approval with Conditions 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 Community Development Director, shall require review and approval by the Planning Commission and City Council. 2) The Master Planned Unit Development and Final Planned Unit Development for Phases I and II shall expire one year from the date of City Council approval unless a building permit has been requested or a time extension has been granted by the City Council. The City Council may extend the expiration date of such approval upon written application by the person to whom the approval was granted. 3) A violation of any condition set forth in the permit shall be a violation of this Code, and shall be cause for revocation of the permit. 4) A Master and Final PUD Development Agreement shall be prepared by the City Attorney and subject to City Council approval for the Development. The Master and Final PUD Development Agreement shall be fully executed prior to the issuance of building permits. Prior to the issuance of a building permit, a landscape financial security equal to 125% of the cost of the landscaping to be installed on the site shall be submitted. The Applicant must submit a detailed cost estimate for the landscaping so staff can determine the final amount. Landscape financial security shall be held for two full growing seasons. For any landscaping that is not in accordance with the approved landscaping plan at the end of two growing seasons, the Developer shall replace the material to the satisfaction of the City before the guarantee is released. Where this is not done, the City, at its sole discretion, may use the proceeds of the performance guarantee to accomplish performance. 5) A Grading and Erosion permit shall be obtained from the city's Engineering Division prior to commencing any grading, land disturbance or utility activities. The Applicant shall be responsible for obtaining any permits necessary from other agencies, including ARDEN HILLS PLANNING COMMISSION — July 10, 2024 13 but not limited to, MPCA, Rice Creek Watershed District, MnDOT and Ramsey County (i.e. ROW or access) prior to the start of any site activities. 6) The final plans shall be subject to approval by the City Engineer, Building Official, and Fire Marshal prior to the issuance of a grading and erosion control permit. 7) Final grading, drainage, utility, and site plans shall be subject to approval by the Public Works Director, City Engineer, and Community Development Director prior to the issuance of a grading and erosion control permit or other development permits. 8) Upon completion of grading and utility work on the site, a grading as -built and utility as - built shall be provided to the City for review. 9) Heavy duty silt fence and adequate erosion control around the entire construction site shall be required and maintained by the Developer during construction to ensure that sediment and storm water does not leave the project site. 10) 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. 11) All light poles, including base, shall be a maximum of 25 feet in height and shall be shoebox style, downward directed, with high-pressure sodium lamps or LED and flush lenses. 12) All rooftop or ground mounted mechanical equipment shall be hidden from view with the same materials used on the building in accordance with City Code requirements. 13) A separate sign permit shall be required for all signs on the site. 14) Any future trash and vacuum enclosures shall utilize gates and be constructed on three sides using the same materials and patterns used on the building. Locations shall be approved by the Planning Department. 15) The Applicant shall be financially responsible for all applicable water and sanitary charges. Rates applied shall be memorialized in the Development Agreement. 16) All disturbed boulevards shall be restored with sod. All areas of the site, where practical, shall be sodded or seeded and maintained. The property owner shall mow and maintain all site boulevards to the curb line of the public streets. 17) The proposed structure shall conform to all other regulations in the City Code. 2. Recommend Approval as Submitted 3. Recommend Denial 4. Table Chair Weber opened the public hearing at 9:13 p.m. Chair Weber invited anyone for or against the application to come forward and make comment. There being no comment Chair Weber closed the public hearing at 9:13 p.m. Chair Weber asked if there would be a full depth replacement of the parking lot. Senior Planner Fransen deferred this question to the applicant. ARDEN HILLS PLANNING COMMISSION — July 10, 2024 14 Ian Weber, Civil Engineer at Anderson Engineering, explained there would be a partial full depth replacement along with a mill and overlay of the existing parking lot. Chair Weber questioned where the 248 feet of frontage was along Connelly. He anticipated the frontage shown along Connelly belonged to Flaherty's. Commissioner Erler indicated he had the same question and stated the frontage along Connelly was the driveway. Senior Planner Fransen stated this matter could be verified by staff. Chair Weber asked why there was no stormwater management plan for this project. Senior Planner Fransen explained staff understood that the existing drainage patterns would be maintained. She indicated the City Engineer had reviewed the plans and had noted the permits that were necessary for this plan. She reported staff could follow up with the City Engineer to verify if there were any further comments. Chair Weber indicated he was asking questions about drainage due to the size of the lot. He anticipated an NPDES permit along with some sort of stormwater management onsite. He supported the site having proper stormwater management onsite. He asked if the restaurant would be open to the public during adult daycare. Rose Kukwa, the applicant, thanked the Commission for considering her request. She noted the restaurant would be open to the public during daycare hours. Chair Weber questioned why the applicant believed it was not conducive to have additional windows onsite. Ms. Kukwa explained the events she would be hosting would be private in nature and she did not believe it was necessary for passersby to view the events. However, she noted the restaurant portion of the building would have windows to see through. Chair Weber asked what supplies the applicant would be sourcing locally. Ms. Kukwa stated she had decorating vendors and caterers that were local. She explained she intended to get contracts in place with these vendors to assist with her events. Chair Weber requested further information on why the event center would be open until 3:00 a.m. Ms. Kukwa reported there were certain types of events that will go later than others and she would like to be able to host a wide variety of events. In addition, she noted alcohol could be served until 2:00 a.m. Chair Weber inquired who identified the structural concern with the parapet wall. ARDEN HILLS PLANNING COMMISSION — July 10, 2024 15 Bob Vanney, Vanney Architect Associates, explained he was responsible for the design. He reported the existing overhang was wood. He stated he did not believe it was proper to add additional weight to the wooden overhang. For this reason, he recommended a lighter weight metal material was proposed to be used. Chair Weber commented on how the parapet could be viewed as an accent to the building and asked if the City would allow the metal material. Senior Planner Fransen discussed how exterior building materials are defined within City Code and explained metal was allowed as an accent material. Commissioner Bjorklund asked when this building was constructed. Senior Planner Fransen stated the building was originally used as a lumber yard and it turned into a bingo hall in 1986. Commissioner Erler reported this building was standing in the late 1950's. Commissioner Erler questioned if the church agreed to have overflow parking on their site. Ms. Kukwa stated she recently learned that due to renovations at the church no overflow parking would be allowed at the church. She did not anticipate needing any overflow parking as the site had 145 parking spaces. Commissioner Erler commented on the screening for the mechanicals and asked if the dogwoods would screen the equipment in the winter months. Mr. Weber, Anderson Engineering of MN, explained the plan prepared by his landscaping architects and noted he would be amenable to changing the species. He understood the dogwoods would provide screening in the winter months. He commented further on the stormwater management for the site, stating during his initial conversations with the watershed district he noted the proposed plan reduces the overall impervious surface on the site. He explained this meant the water leaving the site would be less than it is today. He reported he would continue to work with the watershed district and go through the review process with the City Engineer. Commissioner Bjorklund discussed the landscaping plan and was of the opinion the reality of the drip line for the trees was vastly misrepresented. Commissioner Blilie asked what the Commission was considering for this item. Senior Planner Fransen stated the Commission was being asked to consider a zoning code amendment along with a Master PUD, Final PUD, CUP and Site Plan Review. Commissioner Blilie inquired if the large parking lot behind Flaherty's was owned by Flaherty's. Senior Planner Fransen reported this was the case. ARDEN HILLS PLANNING COMMISSION — July 10, 2024 16 Commissioner Mitchell questioned what the maximum capacity would be for the event space. Senior Planner Fransen stated the maximum capacity would be 464 people. Commissioner Mitchell inquired if the main entrance to the event space would through the cafe. Community Development Director Jagoe suggested the applicant speak further to the occupancy of the building and how people would flow through the site. She indicated 464 total people could be on the site, but noted this included event center attendees, caterers and those within the restaurant. Senior Planner Fransen reported the Applicant stated the occupancy has been discussed with the fire marshal. Ms. Kukwa explained the occupancy was 464, as determined by the fire marshal. She indicated visitors to the event center could enter through the front door or the side entrance. She noted the building had four exits. Commissioner Bjorklund stated he understood PUD's allowed for some level of flexibility. He indicated this was a unique property that was quite isolated. He explained he could support the flexibility for this property because the next door neighbors would not be impacted by the proposed activity. Chair Weber discussed the zoning code amendment noting the applicant was requesting an event center to be allowed within the B-2 zoning district as well as allowing for one parking space per three seats within the event center. Commissioner Erler stated he was confused about the relationship between the restaurant and the event center. Senior Planner Fransen discussed how the restaurant use would be able to attain a liquor license that could be utilized for the service of alcohol on the entire premises. Chair Weber questioned if the Commission supported the proposed parking. Commissioner Bjorklund supported the parking being changed to one parking space per four seats. He indicated this was the regulation followed by some neighboring communities. Commissioner Stromberg explained she supported the one to four ratio as well, noting many of the visitors may use Lyft or Uber for transportation. Commissioner Mitchell suggested the changes regarding parking be addressed or revisited through the code review study. She recommended the ratio remain three to one for consistency purposes at this time. After further discussion, the consensus of the Commission was to allow for one parking space per four seats within the event center. ARDEN HILLS PLANNING COMMISSION — July 10, 2024 17 Senior Planner Fransen stated the property would then be required to have 133 parking spaces for the Phase I and Phase Il uses. Chair Weber moved and Commissioner Erler seconded a motion to recommend approval of Planning Case 24-014 for a Zoning Code Amendment to Chapter 13, Sections 1305.04, 1320.05,1320.085, and 1325.06 of the Arden Hills City Code to allow for an Event Center use in the B-2 General Business District through a conditional use permit, based on the findings of fact and submitted materials, with an amendment to the minimum off-street ap rking requirement for event centers to allow for one parking stall per four seats. The motion carried unanimously (6-0). Chair Weber requested the Commission now address the requested flexibilities for this Planning Case. Commissioner Erler asked if the applicant had a sample of the proposed metal building material. Mr. Vanney reviewed a material boards with the Commission. Chair Weber asked if the restaurant should be required to have outdoor seating. He was of the opinion this property was not conducive to outdoor seating. Commissioner Erler agreed, stating he did not believe the City should require a restaurant to have outdoor seating. He explained benches outside the event center would be a nice addition. Senior Planner Fransen suggested Condition 18 could read: Benches shall be located near the primary entrance of the building. Chair Weber requested the Commission address the proposed landscaping. He was of the opinion the property should have curb on the parking lot islands. He anticipated this would be addressed through the stormwater management plan. Commissioner Erler agreed curb should be added within the parking lot. He stated he could do without the trees within the parking lot islands. He supported the islands having lights instead of trees for safety purposes. Commissioner Mitchell stated she could support this. She noted that while the plan has fewer trees, there were more other types of plantings. Senior Planner Fransen recommended Condition 19 read: Applicant shall provide concrete curbs for planting islands. Chair Weber asked if the Commission supported the refacing of the sign. The Commission supported the existing monument sign being refaced. The Commission recommended the wall mounted signs be further addressed through the sign code review. ARDEN HILLS PLANNING COMMISSION — July 10, 2024 18 Community Development Director Jagoe suggested Condition 13 be amended to read: As approved in the Master PUD, any future signage not shown as part of the project shall conform to current sign ordinances. The Commission opted to support the proposed graphic signs as shown in the provided plans. Chair Weber inquired if the Commission would like to require additional screening on the site. Commissioner Erler believed that additional permanent screening should be required. Commissioner Stromberg recommended additional screening be proposed. Senior Planner Fransen suggested Condition 20 read: Ground mounted mechanical screening shall conform with City Code requirements. Chair Weber asked how the Commission wanted to address the hours of operation. He stated 3:00 a.m. was a hard no for him. Ms. Kukwa explained cleaning and closing would occur up until 3:00 a.m. and visitors would leave at 2:00 a.m. at bar close. Chair Weber indicated Flaherty's closes at midnight and he believed this was a good precedent for him. Commissioner Erler asked if City Code addressed hours of operation for event centers. Senior Planner Fransen stated City Code does not have established hours of operation for businesses, rather the City follows State law for establishments with a liquor license. Commissioner Mitchell asked what Chair Weber's concerns were. She indicated this was an isolated site that would not impact neighboring properties. She reported this was an event center that would host weddings or other social events. She did not support putting rules more restrictive than Minnesota rules on an event center that may not begin hosting an event until 8:00 p.m. She stated she supported the owner being allowed to set the hours for her events noting the bar would be shut down at 2:00 a.m. Commissioner Erler reported he could support events ending at 2:00 a.m. with staff leaving at 3:00 a.m. Commissioner Stromberg and Commissioner Blilie agreed. Commissioner Bjorklund stated he believed it was reasonable to close the event center at midnight, just like Flaherty's. Senior Planner Fransen suggested Condition 21 read: Event Center and alcohol service will cease at 2:00 a.m. and staff can remain onsite until 3:00 a.m. ARDEN HILLS PLANNING COMMISSION — July 10, 2024 19 Community Development Director Jagoe reported the caterer or the applicant would have to have a 2:00 a.m. liquor license in order to serve liquor until 2:00 a.m. Commissioner Mitchell suggested the language for Condition 21 read: Operations on the subject property will cease at 2:00 a.m. and staff can remain onsite until 3:00 a.m. Further discussion ensued regarding the relationship between the restaurant and the event center. Commissioner Erler stated he was unclear about the relationship between the event center and the restaurant, and how alcohol service would be managed. Chair Weber reported the restaurant would be created and would have a liquor license for the property. However, this did not mean the restaurant and the event center would have the same operating hours. Senior Planner Fransen explained the restaurant would be operational when events are taking place within the event center. She indicated the restaurant could still be open if a caterer was brought onsite for an event. She commented the restaurant could hold a City liquor license and this license would serve the premises. She reported the previous Northern Lights Bingo Hall restaurant, Brightside Cafe, had a liquor license and had served alcohol on the premises. Commissioner Bjorklund stated he was concerned about law enforcement and how many people would be driving drunk out of this property. Ms. Kukwa discussed the current alcohol service laws per the State of Minnesota. She reported alcohol service had to stop at 2:00 a.m. and noted the site would remain open to guests until 3:00 a.m. Chair Weber stated the Commission supported ending at 2:00 a.m. Commissioner Erler moved and Commissioner Mitchell seconded a motion to recommend approval of Planning Case 24-014 for a Master Planned Unit Development, Final Planned Unit Development for Phases 1 and 2, Conditional Use Permit and Site Plan Review for an Event Center and Restaurant at 3776 Connelly Avenue based on the findings of fact and submitted plans as amended by the conditions in the July 10, 2024 report to the Planning Commission along with the additional conditions as discussed: Condition 18 - The Applicant shall provide benches near the primary entrance of the building; Condition 19 - The Applicant shall be required to install curbing around parking islands with parking lot improvements; Condition 20 - Screening for ground -mounted mechanical equipment shall meet the requirements of the Zoning Code; and Condition 21 - The Applicant shall be required to cease hours of operation at 2 AM for commercial land uses approved as part of the PUD. Commissioner Bjorklund stated could hear the outside activities from Flaherty's from his residence and it was disturbing to him. He anticipated the proposed use would cause additional disturbances for his neighborhood and noted he would be voting against this request. ARDEN HILLS PLANNING COMMISSION — July 10, 2024 20 The motion carried 5-1 (Commissioner Biorklund 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 invited the Commission members to attend the commission picnic on Tuesday, July 16. B. Planning Commission Comments and Requests Commissioner Bjorklund stated the Commission had talked in the past about the lack of affordable housing in the City and what to do about it. He wanted to see this topic on a Planning Commission worksession agenda in the future for further discussion. He supported the City allowing ADU's in residential neighborhoods. Community Development Director Jagoe indicated staff was waiting for direction from the City Council before moving this item forward. The Commission requested Councilmember Rousseau speak with the City Council regarding ADU's. ADJOURN Commissioner Mitchell moved, seconded by Commissioner Blilie, to adiourn the July 10, 2024, Planning Commission Meeting at 10:54 p.m. The motion carried unanimously (6-0). PC Agenda Item — 3A lt ,-iIZEN�HILLS MEMORANDUM DATE: August 7, 2024 TO: Planning Commission Chair and Commissioners FROM: Elena Fransen, Senior Planner SUBJECT: Planning Case #24-015 — Public Hearing Required Applicant: Trident Development, LLC Property Location: 1700 West Highway 96 Request: Preliminary Plat and Rezoning Requested Action Trident Development ("The Applicant") has submitted a land use application for a Preliminary Plat and Rezoning for the parcel at 1700 County Highway 96 ("Subject Property"). The Applicant is proposing to subdivide and purchase approximately 10.74 acres in the northwest corner of the Subject Property. The proposal includes a request to rezone the newly created lot from B-I Limited Business District to R-4 Multiple Dwelling District in order to allow for the future development of an age -restricted (55+) active senior apartment community with a single three-story building. Comprehensive Plan and Zoning Code Requirements Minnesota state law requires that all communities within the Minneapolis -St. Paul metropolitan area update their Comprehensive Plans every ten years. The purpose of the Comprehensive Plan is to establish the policies that guide the future physical and community development of Arden Hills. It is also a reference document for the Planning Commission and City Council when evaluating private development projects. Based on the future land uses, the City can plan for improvements, anticipate infrastructure needs, and create appropriate land use regulations. The City's Zoning Code identifies specific zoning districts through which the land uses and goals in the Comprehensive Plan can be implemented. The zoning cannot conflict with the future land use designation. When there is a conflict between the Comprehensive Plan and the Zoning Code, the City is required to amend the Zoning Code to comply with the Comprehensive Plan. Background At their February 22, 2022 meeting, the City Council reviewed a concept plan from Trident Development for the development of the northwest corner of the North Heights Lutheran Church property at 1700 West Highway 96. Trident Development was proposing a 115-125 unit senior Page 1 of 10 apartment development (apartments only, the proposed will not have an assisted living or memory care component). The Applicant indicated their intention would be to subdivide and purchase approximately 10.27 acres in the northwest corner of the Subject Property. In preparation for the February 22, 2022 meeting, the Developer had held a neighborhood meeting to garner resident feedback. At the meeting, residents voiced concerns regarding traffic, additional park demand, and noise concerns. For a residential project to be feasible on the site, the Applicant needed to amend the Comprehensive Plan. In April 2022, Trident Development submitted an application for amendments to the Arden Hills 2040 Comprehensive Plan. The proposed amendments included amending Chapter 6, Land Use to change the future land use designation of approximately 10.74 acres in the northwest corner of the Subject Property from P/I, Public and Institutional to be guided as HDR, High Density Residential and to amend Section 6.4.10 to increase the maximum housing unit density as part of a Planned Unit Development. The City Council approved and adopted the requested Comprehensive Plan Amendments on July 11, 2022. Adjacent communities must be given up to 60 days to review and comment on a proposed amendment before it can be reviewed and approved by the Metropolitan Council. The Metropolitan Council has the final determination as to whether to allow a Comprehensive Plan Amendment (CPA) or not, though they provide great deference to the City as long as the proposed land use change does not have a negative impact on a regional system (i.e. transportation, sanitary sewer, and regional parks). The Metropolitan Council subsequently approved the requested CPA in 2022. Following the approval and adoption of the requested Comprehensive Plan Amendments, the Applicant is required to submit additional land use requests for the development approvals. At the February 21, 2023 City Council Work Session, the Applicant presented an updated concept plan for the City Council to review. The discussion considered the proposed density for the development, building height, and sidewalk connections to the surrounding neighborhood. In this land use application, the Applicant has included a request to subdivide the 10.74 acres guided as High Density Residential from the developed portion of the site (i.e. Church use, Page 2 of 10 approximately 30 acres), which remains under the Public and Institutional land use designation, and to rezone the subdivided property to R-4, Multiple Dwelling District to be consistent with the Comprehensive Plan. The 10.74 acre parcel would be established as Lot 2, Block 1 Arden Heights Addition and the 30.36 acre parcel would be established as Lot 1, Block 1 Arden Heights Addition. The Applicant's provided narrative refers to the 10.74 acre parcel as Lot 1 yet this lot is referred to as Lot 2 on the submitted preliminary plat document. This report will reference the Lot designations as shown on the submitted preliminary plat document in Attachment D. At this stage, the Planning Commission is being asked to make a recommendation to the City Council based on the evaluation of the proposed preliminary plat and the proposed rezoning of the newly created lot to align with the previously amended future land use designation for this property. A subsequent land use application will be submitted for the final plat as well as the proposed development plans for this property would be brought forward at a future meeting for review. The Comprehensive Plan is the planning tool that guides the future development of land irrespective of a specific project and the City is required to amend the Zoning Code to comply with the Comprehensive Plan. Approvals The Planning Commission is being asked to determine if a Preliminary Plat and Rezoning request should be approved to split the Subject Property located at 1700 West Highway 96 into two separate parcels and to amend the zoning on the proposed newly created 10.74-acre northwest parcel. The evaluation of the proposal should be based on the requirements of Chapter 11 — Subdivisions and Chapter 13 — Zoning Code and the District Provisions in Section 1320. The Preliminary Plat is the first step toward the Final Plat, which is required for the development plans for this property. The Final Plat will be brought forward in a later land use application for review and evaluated according to the Subdivisions ordinance. Page 3 of 10 Proposed Preliminary Plat _ 1 • __—__—__� .�__—__ Si61l1NG AVLHIIB `L. � u 'ik�rim�•n 5S.} ERCfi j Ya OF � Nf � NO" ❑ 00 A�,r/ Q ..�.1 ____-__ f:ORi1 ..Sy%,�i .'•4 :�-` '':W t�O` ,ri ' C L"L,- —1 ---� l��—,�— -- 'r •_. �; •_ ����. Opt °9'',-,_`}^ J' 'L�� /�i�M F- `� i rl..`] J'•��f {� f, ��,��`C�1•~ / J_V. y� •r i4_ 1�­ SM DATA `\ LEr 1 1 F` . . 1 11I\ `� •fi !P,,`'°�}h % �� ��unrir mia rueu w um�J•a b •� y 5 }, �/ r / y. l.7EKK15 .le[ 7f1c�. TIK* // I I •.[� re.e � i I : � , ii iJ � ��J :� I �nlnn—av�ueli ,`L� pi a.' ' { r {� 1 IMEND • ....... rr`.��..^'��'S.. _._............ ___ram...,... Plan Evaluation Chapter 11, Subdivisions — Preliminary Plat Section 1130, Minimum Subdivision Design Standards Section 1130.01 - Conformity with City Plan —Meets Requirements Section 1130.01 states that the proposed subdivision shall conform with the City plan. As noted in the planning case background, the Applicant submitted a request to amend the Arden Hills 2040 Comprehensive Plan to guide the future land use of the 10.74 acre northwest portion of the Subject Property for High Density Residential Use. The City approved and adopted the requested amendment in July 2022. The proposed would conform with the language of the City's Comprehensive Plan. Further, the proposed subdivision of the Subject Property would make it possible for the 10.74 acre parcel guided for High Density Residential Use to be rezoned separately from the 30.36 acre parcel, which would still be guided for Public and Institutional use and will maintain a church land use. Page 4 of 10 Section 1130.03 and 1130.02 - Street Plan and Streets —Meets Requirements Per Section 1130.02, the arrangement, character, extent, width, grade and location of all streets shall conform to the City plan and shall be considered in their relation to existing and planned streets, to reasonable circulation of traffic, to topographical conditions, to runoff of storm water, to public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by the streets. Additionally, the arrangement of streets in new subdivisions shall make provision for the appropriate continuation of the existing streets in adjoining areas. Where adjoining areas are not subdivided, the arrangement of streets in new subdivisions shall make provision for the proper projection of the streets. No new streets would be constructed for the Preliminary Plat. Both lots would have frontage and access on Highway 96 by way of the existing driveway access utilized by the church site. Site access to the 10.74 parcel would be provided by the existing access drive from County Highway 96 by way of a permanent easement agreement with the church. A secondary access drive serving the church property is located on Snelling Avenue North. The preliminary plat request includes modifying this access point to restrict right turn movement from the site to Snelling Avenue. The Applicant states that this modification is intended to complement existing signage at the intersection and discourage use of this drive by occupants of the new lot. The Applicant has provided a Traffic Review Memo from Transportation Collaborative & Consultants, LLC, dated June 28, 2024 which is attached as Attachment E. Section 1130.05 - Easements — Meets Requirements Easements at least twelve (12) feet wide; contiguous to all planned boundary lines, street right-of- way lines and centered on rear and other lot lines, shall be provided for utility and drainage purposes and shall be dedicated to the public on the plat. The Applicant has been working with the Public Works Director/City Engineer on the dedication of easements and will apply for a request to vacate areas of existing drainage and utility easements within the areas of proposed Lot 2 as part of the Final Plat review. Drainage and utility easements shown on the preliminary plat will be dedicated as required by the subdivision ordinance and recorded as part of the final plat. The Applicant as part of the preliminary plat review has adjusted the width of the proposed drainage and utility easement in the northwest corner of site according to staff comments. Final comments from the Public Works Director/City Engineer on this code section will be provided as part of the final plat and vacation of easement application review. The Applicant has also been directed to work with the Rice Creek Watershed District to attain their review of easements proposed in the preliminary plat, which would be recorded as part of the final plat, and existing drainage and utility easements which the Applicant would request to vacate as part of the final plat. Section 1130.07 — Lots — Meets Requirements For location, all lots shall abut by their full frontage on a publicly dedicated street or a street that has received legal status as such or will receive such status upon approval of the subject plat. For size, the lot dimensions in subdivisions shall not be less than the minimum dimensions required to secure the minimum lot area specified in the zoning ordinance of the City. The two lots have frontage on a public street, Highway 96. The two lots exceed the minimum lot dimensions as required by the Zoning Code for the current zoning. The tables below show an Page 5 of 10 evaluation of the proposed lot dimensions based on the current zoning designation. The evaluation of Lot 2, Block 1 also shows how the parcel meets the requirements of the R-4 Zoning District as this is the Applicant's proposed zoning district for the rezoning request of this application. Evaluation of lot dimensions for Lot 1, Block I (Church site) 30.36 acre parcel (Proposed Lot 1, Block 1 R-1 Requirement (Existing Use Proposed for 30.36 acre parcel Minimum Lot Area Non- 14,000 square feet 1,322,416 square feet Residential Uses Minimum Lot Size Minimum Lot Width NA for non-residential NA for non-residential uses uses Minimum Lot Depth NA for non-residential NA for non-residential uses uses Evaluation of lot dimensions or Lot 2, Block 1 Future senior a artment building site 10.74 acre parcel (Proposed Lot 2, Block 1 B-1 Requirement (Existing Use R-4 Requirement (Proposed Useparcel Proposed for 10.74 acre Minimum Lot Area (SF per 13,000 square 3,630 square feet 468,025 square feet, for Dwelling Unit) feet per Dwelling 122 units, 3,836.27 Unit square feet per Dwelling Unit Minimum Lot Size Minimum Lot Width 100 feet 85 feet >166.1 feet Minimum Lot Depth 130 feet 120 feet >220.8 feet Section 1130.08 - Public Use Dedications The City's Subdivision Code establishes requirements for Public Use Dedications and Park, trails, and open space land dedication and development. Owners or developers, as a prerequisite to approval of a subdivision to convey to the City or dedicate to the public use a reasonable portion of any such proposal for public use as streets, roads, sewers, electric, gas, and water facilities, storm water drainage and holding areas or ponds and similar utilities and improvements, parks, recreational facilities, playgrounds, trails, wetlands, or open space, in such portions to be approved and acceptable to the City. Public Use Dedications and Park, trails, and open space land dedication and development will be reviewed with the Final Plat land use application for the newly created lot. Section 1140, Required Improvements Section 1140 of the Subdivision Code establishes improvements that are required as part of a new subdivision. These improvements include survey monuments, sewers and water, utilities, sidewalks, curb and gutter, and stormwater management. The Final Plat review will verify compliance with these provisions and establish conditions as part of a final plat approval. In reference to stormwater management, the Applicant has submitted their stormwater management plan for staff review. The Applicant stated in their narrative that the proposed stormwater management plan meets or exceeds the rules and requirements of the Rice Creek Page 6 of 10 Watershed District, noting that underground storage chambers would be utilized in addition to the sedimentation pond for controlling the rate of discharge and filtering out sediment. Catch basins would collect surface drainage and direct it toward the sedimentation pond or to the underground storage chambers. Treated stormwater would be discharged into a nearby wetland basin. The Applicant's stormwater management plan is subject to Rice Creek Watershed District review prior to the Final Plat. Staff has shared the Applicant's plans with RCWD and the Applicant has been directed to work with RCWD regarding drainage and utilities prior to the final plat review. Rezoning The Applicant is requesting to rezone the 10.74 acre Lot 2, Block 1 parcel shown on the preliminary plat from B-1 Limited Business District to R-4 Multiple Dwelling District to be consistent with the site's guiding as High Density Residential in the 2040 Arden Hills Comprehensive Plan. The Zoning Code includes the following purposes of the R-4 Multiple Dwelling District - 1. To establish areas for the development of multiple dwelling structures with a maximum density of twelve (12) units per net acre; 2. To permit the most intensive residential development allowed in the City; and 3. To maintain an essentially residential character in areas developed at a more intensive density. Parcels zoned for the R-4 Zoning District are subject to the zoning requirements as noted in the Land Use Chart and the District Requirements Chart. As shown in the evaluation of the proposed preliminary plat, the 10.74 acre parcel meets the requirements for lot dimensions in the R-4 Zoning District. Future improvements to the parcel would be subject to the district requirements for the R- 4 Zoning District and shall be evaluated when a land use application for development is initiated. The Applicant states that the intended use for the 10.74 acre parcel is a single, 3-story building with approximately 122 for an age -restricted (55+) active senior apartment community. In the Zoning Code, dwelling, multiple family is a use that is permitted in the R-4 Zoning District through a conditional use permit. Future applications that include a multi -family dwelling use would be evaluated according to the R-4 density and development requirements as well as the conditional use permit criteria. These criteria shall be evaluated when a land use application for this type of development use is initiated. The Planning Commission's review of this rezoning request should also consider the following: 1. Conformity with Comprehensive Plan 2. Substantive changes that have occurred making the zoning change necessary 3. Demonstration showing that the change is superior to the current Zoning and/or Comprehensive Plan 4. Development conditions or priorities that make the existing Zoning and/or Comprehensive Plan impractical In July 2022, the City approved and adopted a Comprehensive Plan Amendment to guide the subject 10.74 acre parcel for High Density Residential use which provides for densities of nine Page 7 of 10 (9) to twelve (12) units per acre. The parcel's current zoning designation of B-1 Limited Business District does not permit multiple family dwelling uses and the district does not establish a maximum dwelling unit density per net acre. At present, the guiding future land use classification and the current zoning designation for the parcel are in conflict. When there is a conflict between the Comprehensive Plan and the Zoning Code, the City is required to amend the Zoning Code to comply with the Comprehensive Plan. The proposed rezoning would effectively amend the Zoning Code to address the conflict by allowing for the density of up to 12 units per acre to be developed in alignment with the densities provided for in the High Density Residential use guiding. The proposed rezoning would conform with the Comprehensive Plan. Upon review of the rezoning, the Applicant will bring forward a land use application for the full development review. The Applicant intends to comply with the performance standards of the R-4 and would bring forward a site plan application through the Planned Unit Development land use process. The Applicant notes that there may be a request for the City to consider flexibilities in a future land use application. The change to the current zoning would make it possible for the Applicant's intended use to be developed and bring the parcel's guiding and zoning into alignment. As part of the preliminary plat and rezoning application, the Applicant has provided a Traffic Review Memo (Attachment E) which references the future intended use of the newly created parcel. The memo notes that the overall impact of the intended use on area roadway capacity is expected to be minimal and that no significant issues are expected as a result of the proposed development from a traffic capacity perspective. Additional Review Public Works Director/City Engineer The Public Works Director/City Engineer has reviewed the preliminary plat plans and directed the Applicant on modifications that have been completed. A comment included that the Applicant shall work with the Rice Creek Watershed District to discuss any modifications or additions to drainage easements. This comment has been added as a condition of approval. A full Engineering report will be completed for the final plat review. Ramsey County Ramsey County is currently reviewing the plans. No additional comments have been included at this time. Fire Department The Fire Marshal has reviewed the plans. Comments included fire protection locations and a turn radius study radius study completed based on emergency vehicle specifications. It was noted that these would be reviewed with final building plans. Rice Creek Watershed District The Rice Creek Watershed District is currently reviewing the plans. Initial comments note that a RCWD permit for stormwater management and erosion/sediment control will be required. 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 of fact for consideration: Page 8 of 10 1. The Subject Property at 1700 West Highway 96 is located in the B-1 — Limited Business District and R-1 — Single Family Residential Zoning District. 2. The Arden Hills 2040 Comprehensive Plan designates future land use for the Subject Property as HDR, High Density Residential and as P/I, Public and Institutional. 3. The Applicant has submitted a land use application for a preliminary plat to subdivide the Subject Property into two (2) lots. 4. The proposed subdivided lots would meet the size requirements for lots in their designated zoning classification. 5. The Applicant's land use application includes a request to rezone the proposed 10.74-acre northwest parcel from B-1— Limited Business District to R-4 — Multiple Dwelling District. 6. The proposed 10.74-acre parcel would meet the size requirements for lots in the R-4 Zoning District. 7. The 30 +/- acres of developed land on the Subject Property would remain as R-1 — Single Family Residential. 8. The rezoning of the 10.74-acre parcel would resolve a conflict between the Comprehensive Plan and the zoning ordinance. 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 24-015 for a Preliminary Plat and Rezoning for the parcel at 1700 West Highway 96, based on the findings of fact and the submitted plans, as amended by the condition below: 1. The Applicant shall submit to the City a land use application for Final Plat within three (3) months after the date of approval of the Preliminary Plat. 2. The Applicant shall work with the Rice Creek Watershed District to review future modifications to vacate existing drainage and utility easements as well as proposed newly dedicated drainage and utility easements prior to submittal of the Final Plat application. Modifications and newly dedicated easements shall to be to the satisfaction of RCWD and the City. • Recommend Approval as Submitted: Motion to recommend approval of Planning Case 24- 015 for a Preliminary Plat and Rezoning for the parcel at 1700 West Highway 96, based on the findings of fact and the submitted materials. • Recommend Denial: Motion to recommend denial Planning Case 24-015 for a Preliminary Plat and Rezoning for the parcel at 1700 West Highway 96, 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 24-015 for a Preliminary Plat and Rezoning for the parcel at 1700 West Highway 96: a specific reason and information request should be included with a motion to table. Page 9 of 10 Public Comments Notice was published in the Pioneer Press on July 26, 2024. Notice was prepared by the City and mailed to property owners within 1,000 feet of the subject property. The City has not received any public comments regarding this case. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on July 17, 2024. Pursuant to Minnesota State Statute, the City must act on this request by September 14, 2024 (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. Narrative D. Preliminary Plat and Civil Plans E. Traffic Memo Page 10 of 10 --ARDEENT jL.1 1245 West Highway 96 Arden Hills. Mitsesota-551A7 Planning Case No- 24- Submittal Date Application Completed Date Accepted by Receipt Number Council Decision Council Decision Date 2024 LAND USE AVITICATION ARglicant Information App)icant: f bj�fezap Address: _1t',aphqnp,No.: m Other 7 Fax No.: Email Address: Prooertv Information __f!rO-peq-y-p Owner Address: TeOeRlone Other - Address of Property Involved: Prpperty 01) No.: Zone: e. 11pe of Request Ll Comprehensive Plan Amendment (Fee: $550 + Escrow: $2,500) try CanditionalUse. or Interim Use Permit(CUIP or !UP f4ht Amendment (Fee: $400 + Escrow: $1,500) WH Preliminary Plat (Fee: $500 + Escrow: $2,500) EJ Final Plat (Fee: $450 + Escrow: $1,000) L3 Concept Plan Review (Fee: $300 + Escrow: $750) ❑ Master Planned Unit Development or Master Special Development Plan (Fee: $600 + Escrow: $2,500) Final Planned Unit Development or Final Special Development Plan (Fee: $350 + Escrow: $2,000) Ll Planned Unit Development Amendment or Special Develo went Plan Amendment (Fee: $400 + Escrow: $1,50of U Site Plan Review (Fee: $450 + Escrow: $1,500) Of Rezoning or TCAAP Regulating Plan Amendment (Fee: $500 + Escrow: $ 500) Q Zoning Code or TCAAP Redevelopment Code Amendment (Fee: $400 + Escrow- $1,500) Ll City Code Amendment (Fee: $350 + Escrow: $1,500) 13 Lot Split/Minor Subdivision (R-1 and R-2 Districts Only) (Fee: $350 + Escrow: $1,500) Ll Variance or Permitted Adjustment (Fee: $350 + Escrow: $1,000) Vacation of Easement or Right -of ay (Fee: $,'&So + Escrow: $1.000) U Appeal of Administrative Decision (Fee: $150 + Escrow: $1,000) ❑ Land Use Requests — Not Already Specified (Fee: $150 + Escrow: $1,000 Page I of 3 Brief Description ofRequest Tease also include a typed. detailed letter explaining the prolect *IMPORTANT* • Certain applications are subject to review and approval by the Rice Creek Watershed District. Contact RCWD directly at 763-398-3070 for additional information. • The land use application fees do not cover building, sign, or other permit fees that may be required upon approval of a land use application. • All applications will be subject to additional fees for reimbursement of consultant costs associated with filing, reviewing, and processing of application in the form of an escrow to the City. Filing & Information Requirements The City requests that you make a pre -application meeting with the Community Development Director to discuss the application process, requirements, and deadlines. Unless waived by the Community Development Director or Planning Commission, a certified survey of the property is required for all applications. A checklist with additional application requirements can be found at wcit�ofard l ills-oro/landusear, rications, Completelincomplete Applications Under Minnesota Statute, Chapter 15.99, cities have 15 business days to review all plans and application materials to ensure they satisfy City requirements. During the 15 day review period, planning staff will provide written comments on the application and may request plan revisions. ' If the application is determined to be complete, n/linnesota State Statute then requires the City to approve or deny the application within 60 days, up to 120 days. If not complete, the, City may require plan revisions and/or additional informiation before the application is scheduled for Planning Commission review and/or City Council action. Project will not be scheduled for any meeting until the application submittal is found to be complete by the Community Development Director. Payment of Fees and Escrows The undersigned acknowledges that she/he understands that before a land use application can be deemed complete, all required fees and escrows must be paid to the City. T he applicant is responsible for all costs incurred by the City related to the processing of this application. Each separate land use request shall be charged a separate administrative fee and escrow even if submitted on the same application. Costs expended in reviewing and processing an application will be charged against the cash escrow and credited to the City. Charges to the escrow may include planning and engineering staff time, City Attorney and consulting fees, and mailing costs. if, at any time, a required cash escrow is depleted to less than 20 percent of its original amount, the applicant shall deposit additional funds in the cash escrow account as determined by the City. The City may withhold final action on a land use application, withhold building permits, and/or rescind prior action until all fees have been paid. Unused portions of an escrow are returned to the applicant upon successful implementation of an approved plan. The escrow may be reduced or increased by the Community Development Director on a project by project basis. Notice of Meeting Attendance In order for the Planning Commission and the City Council to consider any application, the applicant or a designated representative must be present at the scheduled meeting. If not, the matter may be tabled until the next available agenda. Page 2 of 3 Meetina Schedule Planning Commission meetings are typically held on the first Wednesday after the first Monday of each month at 6:30 PM, though Tease contact City Hall to verify the meeting date and time. City Council meetings are held typically the last Monday of the same month at 1 ai0 PM. Meetings are held in the Council Chambers at the City of Arden Hills, 1245 West Highway 96, Arden Hills, Minnesota 55112, unless otherwise stated. The schedules below are for reference purposes only. Project will not be scheduled for any meeting until the application submittal is found to be complete by the Community Development Director. 2024 Planning Commission and City Council Schedule (*subject to change) TENTATIVE TENTATIVE DEADLINE FOR i PLANNING Cii ` COUNCIL LAND USE 3y COMMISSIONi MEETING APPLiC:ATIf)isI MEETING [SATE* DATE* SUBMISSION (Generally held on the (Generally held on the (1' day of the first Wednesday after the first fourth Monday at 7:00 p.m.) preceding month) Monday at 6:30 .m. January 3 Februa 12 December 1 2023 Februa 7 March January 2 March 6mm.. OO11 A ailNt7W FebruY l April 22 March I May 8 Ma 27* Aril 1 June 5 June 24 May 1 July 10 rescheduled date) July 22 - June 3 August 7 August 26 July 1 September 4 September 23 Au ust 1 _ October 9 October 28 September 2 November E. hlovernber 25 � October 1 I December 4 � � Jonua-13 702a f �" r_ November 1 Acknowledgement and Signature I hereby apply for the above consideration and declare that the information and materials submitted with this application are complete and accurate per city code and ordinance requirements. I fully understand that I am responsible for all costs incurred by the City related to the processing of this application. Al o 2 -r/i e N&t x, q Date d (if different than the property owner) Date Please contact the Community Development Director at 651-792-7800 if you have any questions regarding this application. Additional copies of this application form are available on the C:ity's website wtm. p ,=Q fapder hilts.uragl1andusaa�F-1 ca'ions Page 3 of 3 Location Map 2 Ar 11) IPW &LA-W 7/30/2024, 10:49:24 AM LJkL_ Override 1 Cities ML County Offices a Nil 11 4Q7 Vi. 6wk r 1-16,000 0 0.17 0.35 0.7 mi 0 0.28 0.55 1.1 km Ramsey County Ramsey County MN 5 TRIDENT .)MEN 1200 251" Avenue South • St. Cloud, MN 56301 Phone:320.258.4438 9 320.252.3603 REVISED July 23, 2024 Ms. Jessica Jagoe, Community Development Director Members of the Arden Hills City Council & Planning Commission City of Arden Hills 1245 West Highway 96 Arden Hills, MN 55112 VIA EMAIL: _jJagoeL@cityofardenhiIIs.org and efransen cit ofardenhills.or RE: NORTH HEIGHTS LUTHERAN CHURCH PROPERTY PRELIMINARY PLAT AND RE -ZONING Ms. Jagoe and Members of the City Council/ Planning Commission: Trident Development, LLC is pleased to present this request for Preliminary Plat and Re -Zoning for property located near the intersection of County Highway 96 and U.S Highway 10 in Arden Hills. The Site is currently located within the North Heights Lutheran Church property boundaries located at 1700 County Highway 96 which encompasses approx. 57 acres. As part of the Preliminary Plat application, Trident is providing the following written narrative: REQUEST This application requests: 1) a subdivision of the church property to create a separate,10.75 +/- acre building lot, 2) a request to re -zone the proposed lot from B-1 to R-4 Multiple Dwelling and The subject site is currently guided as High Density Residential. A comprehensive guide plan amendment was approved for this site by the City in July 2022. This new plat will reorganize the entire North Heights Church property from a collection of contiguous, unplatted parcels to two (2) platted lots: Lot 1, Block 1 Arden Heights Addn. — a 10.75 acre parcel for high density residential use and Lot 2, Block 1 Arden Heights Addn. — a 46+/- acre lot for the existing church use. The 10.75-acre Lot 1 would be zoned R-4 Multiple Dwelling District, the 46+/- acre Lot 2 would remain zoned as R-1 Residential. EXISTING CONDITIONS The proposed 10.75-acre lot is currently heavily vegetated with mature trees and also contains two (2) wetland basins. A portion of the church's surface parking lot is also situated within the boundaries of the proposed lot. (At a future date, new surface parking plan will be submitted for approval with a building site plan application.) County Highway 96 runs along the northern boundary of the proposed site, U. S. Highway 10 exists along the southwestern boundary of the property, running NW/SE. The North Heights Lutheran Church building and parking are located east / southeast of the proposed lot. Page 1 of 4 Existing MNDOT right-of-way and power line easements are being addressed and modified to accommodate this development. PRELIMINARY PLAT This application proposes to reorganize the entire 57+/- acre North Heights Church property from a collection of contiguous, unplatted parcels into two (2) platted lots: Lot 1, Block 1 Arden Heights Addn. — a 10.75 acre parcel for high density residential use and Lot 2, Block 1 Arden Heights Addn. — a 46+/- acre lot for the existing church use. A drawing of the proposed, 2-lot plat is enclosed with this application. REZONING This application requests approval to amend the zoning district for the proposed 10.75 acre lot only. The lot is currently guided as High Density Residential in the Arden Hills comprehensive guide plan, however, the B-1 Limited Business district is still in effect. The re -zoning to R-4 Multiple Dwelling District would be consistent with the current comprehensive guide plan. No zoning change is proposed for the remaining church property. A detailed site plan and PUD application, specifically for the new Lot 1, will be brought forward at a future date for the City's consideration. CODE ANALYSIS: Pursuant to the R-4 Multiple Dwelling Zoning District, improvements constructed are required to meet the following performance standards: Maximum Density: 12 units per acre. Minimum off-street parking: 1 space for each 1 BR or efficiency unit + 2 spaces for each 2 BR or 3 BR unit with at least 1 covered space per dwelling unit. Minimum Lot Area: 3,630 SF per dwelling unit Maximum Lot Coverage: 25% of lot area Minimum Landscaped Area: 65% of lot area Minimum set -backs: 40' Front Yard, 30' Rear Yard, 15' Side Yard Maximum Floor Area Ratio (FAR) 3.0 Maximum Building Height: 35 feet The current concept plan for Lot 1 intends to comply with the above performance standards unless some flexibility is required. If so, the City would consider this flexibility at a future date, through the PUD application process. INTENDED USES: The proposed plat consists of only two (2) lots. Proposed Lot 2, Block 1 will remain zoned as R-1 and will continue to be used by North Heights Lutheran Church as a place of worship and related church uses. Proposed Lot 1, Block 1 is intended to be used as an age -restricted (55+) active senior apartment community. Current concept includes a single, 3-story building with underground parking containing approximately 122 dwelling units. Subject to the approval of re -zoning to R-4 Multiple Dwelling, a detailed site plan application will be brought forward for consideration by the Planning Commission. The site plan will address off-street parking, vehicular and pedestrian traffic circulation, access for fire apparatus and building height among other details. EASEMENTS The entire land area (57+/- acres) is encumbered by numerous easements. There are four (4) drainage easements which run in favor of the City. Three (3) of these easements were intended to depict boundaries of existing wetland basins, however a recent wetland delineation boundary report reflects many inconsistencies with the boundaries of these three (3) easements. The fourth easement falls within the boundaries of Royal Hills Park. The City and the applicant have reached an agreement on how best to deal with the existing easements. The current plan is to postpone action of the easements until the Final Plat application is submitted. Page 2 of 4 STORMWATER MANAGEMENT The stormwater management plan proposed in this preliminary plat meets or exceeds the rules and requirements of the Rice Creek Watershed District. Underground storage chambers are utilized in addition to a sedimentation pond for controlling the rate of discharge and filtering out sediment. Surface drainage is collected by catch basins and directed to the sedimentation pond or to the underground storage chambers. Treated stormwater is discharged into a nearby wetland basin. WETLANDS A comprehensive wetland delineation report was prepared for Trident Development in May of 2021 by Kjolhaug Environmental Services Company, Inc. According to the report, there are eleven (11) wetland basins identified with the entire church property. Of the eleven wetlands, only two (2) exist within the boundaries of the proposed building lot. The grading plans have been designed to avoid any impact to the existing wetland areas. All existing wetlands will be protected and preserved. A copy of the wetland delineation report is available upon request. UTILITY PLAN Sanitary sewer and municipal water are accessible to the new building lot without the need for a trunk line extension or up -sizing. Sanitary sewer is designed to connect via 6" PVC to an existing manhole located in the County Highway 96 right-of-way. Municipal water connects to an existing 8' PVC waterline located near the Hwy 96 entrance, which will provide domestic and fire suppression water. Adequate natural gas and electricity utilities are located at the northern property line. No changes to the utility services for the existing church property are proposed with this application. GRADING PLAN A site grading plan is included in this preliminary plat application. The grading plan is designed to intentionally avoid impacts to existing wetland boundaries. The grading plan proposes a stormwater treatment pond to be created at the southerly end of the lot. The stormwater pond is intended to collect and treat water draining from the surface parking lot. TREE REPLACEMENT PLAN Kjolhaug Environmental Services has been contracted to conduct a tree inventory survey to determine if the requirements of a tree replacement plan are necessary. Based on the results of the survey, a tree replacement plan has been designed to comply with Aden Hills City Code. GEOTECHNICAL EVALUATION In March 2021, Haugo GeoTechnical Services prepared a geotechnical report as to their soils evaluation, on behalf of Trident Development. They advanced nine (9) soil borings at nominal depths of twenty (20) feet. Haugo found that the existing soils are suitable for building purposes. They also encountered ground water in one boring at a depth of fourteen (14) feet. A copy of the complete geotechnical report is enclosed with this application. VEHICULAR ACCESS Site access for vehicles will be provided by the existing access drive from County Highway 96 by way of a permanent easement agreement with the church. The access drive lane is over 54 feet wide with a center median to improve traffic flow. To enhance traffic safety, a right turn lane exists on CR 96 at the entrance drive, along with a dedicated left turn lane for westbound traffic on CR 96. A secondary access drive, serving the church property does exist which intersects with Snelling Ave N. This preliminary plat proposes to modify the access point of this secondary drive to restrict right turn movement out on to Snelling. This modification is intended to complement the existing signage at the intersection, discouraging use of this secondary drive by occupants of the new lot. Page 3 of 4 SCHEDULE/PHASING The proposed development is anticipated to have the following time -line: Preliminary plat approval by Planning Commission by September 30, 2024 Preliminary plat approval by City Council by October 30, 2024 Site Plan, PUD and Final Plat application to Planning Commission November 30, 2024 Site Plan, PUD and Final Plat approval by City Council by January 30, 2025 Development Agreement with City finalized by February 28, 2025 Permits and financing arranged by May 31, 2025 Site construction commencing on or about June 1, 2025 Construction of improvements in one, single phase completed by September 30, 2026 Included with this revised application narrative, please find: • Copy of title insurance commitment dated May 3, 2024 indicating North Heights Lutheran Church as owner. • Copy of traffic impact analysis (draft) by Transportation Collaborative & Consultants, LLC ("TC2") dated June 28, 2024. If you have any questions, please do not hesitate to contact me at (612) 242-6097 or rogerf@tride develo mentmn.com. espec _ 7 oger ink Sr Vice President Trident Development, LLC Enclosures Page 4 of 4 NORTH HEIGHTS APARTMENTS COUN- - _�_�__ - ____=---------- - ==--- =--- ------- ----------------------------------------- — —-------------- VICINITY MAP i II I I EXISTING 1 �� h CHURCH .,,3 �✓✓✓ Y fr I \ O \ \ ` \1 \ SHEET INDEX C1. COVER C2. EXISTING CONDITIONS C2.1 EXISTING CONDITIONS C2.2 EXISTING CONDITIONS C2.3 EXISTING CONDITIONS C3. PRELIMINARY PLAT C4. REMOVALS PLAN C5. SITE PLAN s C5.1 SITE PLAN 05.2 SITE PLAN C6. UTILITY PLAN C7. GRADING, DRAINAGE, & EROSION CONTROL PLAN C7.1 GRADING, DRAINAGE, & EROSION CONTROL PLAN C7.2 GRADING, DRAINAGE, & EROSION CONTROL PLAN C8. DETAILS C8.1 DETAILS C8.2 DETAILS C8.3 DETAILS C8.4 DETAILS C8.5 DETAILS BENCHMARK ,. ix;w�i�cl:eoew,� sae.,s cnLL eeca+r=rau ac 7d o %pow wners below. 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',, x,g-5n—852°I.1 " '/sTm"E '/z&600'3510 \wi' 396.D—r /————— — — — — ——�------- _________0035101-" u�- --- —.zrwz—aaroo—w — — S _ILa ., I i ,�� an 0Aro t,/z or3� "°e _ -- r J /' ,.e o°�ea®o_"o / `. ,'}2\6. 3° /zorTue xanne°etl �8 i^ Moi /r..lon t ownsP..1.p I OR Irt) v Tri G a\ftJ \p`�� cizljl /� n D,,_ c n S r r 2 Vi (Per meow. A or sue can, ItT.1 RI. rv°.m's c Txe ----- o«'trD) ° .s.o„Axzr1 EeDfe,,„°r«.1 g v ..Tr.-F.aaloot.x°meDR°r xeeeo °°T =^------° 11 R T - n y/ i % r ao9`°�°'/ �� f d sue\ � p� n<uate In R�eer cauntr. xlnneeot°. e.«v, tn°< p°r< ae.cneea °e follows, s«"°y' x«"o'°' y e w Mn�M1--d tbwrin,g)eaz GOri :J nE — fidEp°`ctM�-„' ° '/'/ �l'moo.$ i `°g° �°/\ �• � Qp Ea iny a°mg ine9 ou<n nne or «ia x«u«s-u«t« to the Pmt tDor g g ec s-U J 2i r. tne�se y/ DBEs -i Sri J ceowwen orTI.—ORE $ ' P Is` - Rany Let ,. eI«u 1. uxEsnoRE —E—S. Rs r r. nnessIF 240.0 IT / O , lot z. ,. LAxEsx xDxEsx s. Re r inn..t°. L o J ,� ✓'RAJ i 0 < p4 '! ✓1 / -r _ O� rJ r �,,.r y l°es,rsc< «sPenv) N �) ✓ / 1 T \\ r v (. \,IV' "�\ F y (N �'" �,,s`i r°No-D`0 ^iP axo ,RAJ ° aae �"` / / r Rt\ti J� STI'E DATA 1_-1 R° r i°°n°t°. xexRsi,Eg. v. r P1.P ".s y)x .e.%��-' vox D 'I e } •nn ws .ass / Moms tj / TOTAL SITE AREA 157.90 AC. TOTAL ROW AREA t16,80 AG. Ao TOTAL LOT AREA t41.10 AC. ') ao. ° g• za, .nicn �e °Hume" to near sao ao aT E. xortnm°t a°na or secu°n zr. Town°nP LOT 1 21,322.416 S.F. (330.36 AG) / \ S LOT 2 3468,025 S.F 210.74 �1p •o� T< '� PROPOSED ( ) 2) mare°° - er Rn,se c«m GIs .seen. ,zoo xI nws ge w. Arran xnle xx DRAINAGE AND UTILITY TOTAL NUMBER of LOTS—2 11112-szis°°rvv ° r v ' v EASEMENTS ARE SHDKN THUS: GROSS DENSITY o.as Lois/Ac. / SETBACK DATA FOR LOT 1 (EXISTING ,o_, _ UTILITIES AVAILABLE FRONT 40 FT. SIDE 10/25 FT. TOTAL SIDE CORNER 40 FT. - I--10 o LEGEND REAR SETBACK 30 FT. / \ , 0• - Denotes R«nser e°.nrr s«non - ores rw� w« xou«me SETBACK DATA FOR LOT 2 (PROPOSED R-4): / \ (--1---J L---1-- uoe«rat. wa "°lee 0 _ FRONT 40 FT. zQ--�� RIPt ° oonreeee SIDE 10/25 FT. TOTAL / \ 1= .. .T= eoR ---- - o.,°t.e g r nt Ime SIDE CORNER 40 FT / r bnn cnieee °tne.wne f o - REAR SETBACK 30 FT. / \ mown on t P merxm .tn R,s aoaer ( —E Il FEET ) — — — — — — — — — — -- I EGENQ EXI—NG REMOVALS L---------- 1A 11. 1. 11,1 5, I 'IN ........... .. . . . .. 1—TON 71--- ­T-1 SE— Is TOTED S­ -- --------- --------- -------- --------- -------- - - - - - - - - - - - - - SILIA. IES 11 IOSS 7 - - - - - - - - - - - - 0 z --------- --- _2 F ... III. ANT 1N.I DIIIN. ­T �-7 ----------- 7-7> 11"T 01 8 fo RE... IFEES IS AEIONE & DISIRSE REDD FOR C(­Tj 1, OF E., AM TEL=IOTR C" EOTRO FINE \ DI -ElIDNE ELEOTFIO S IS — — — — — — "Lly RI.D,F DIRROOF — S= DI LIO/T LI IN0 IT O.—UN 10 FT� COITOUR — "FCYI101REL.'FIR RE , A,AN AN N AIIN. 0 U \ 1 \�11J /�/�f / ✓/ / l✓ /; II III \may' � i a� x > IF RONOI 0 - ------- ------- t SARCIT 0-11. uj FOR ENTRA.I R DO of I ARE ""I %ST S El I IE ONTRIOTOR TO VE "L ININI OF EISTILG10�FI IND TO RIO. FD� III DIl R­ ER I"EDAM .1 L1. ----- DOIFY OS�OE�R �AANRD'AEN L' CRM R.O. EC,E IONS MO. 1E ILANS 0 B. RE1*1 FREE, A, 4 2 IT SHAII RE NE RESPOISIBIUTY OF 1E DOITRACTOI TO z _,I "Q�, FOR '('m ---------\ �\ - --A,. IROTECT - USING UTILITIES, APPURTENANCES AND XTURIS NOT INIICATED FOR RI.- 1IMA. OATSID Y ­7... "'A".. ­ .1 RIPAIR11 AT NO ADDITTONAL O.IT TO INI 1EM1011EAI11 POI COSNINCSOTO R'EMEOCA 0 ELOO ��EZSNC% DV 'CT& OEME.�E. NSPOSE I SE F ES" 'OVER II AC —ES 11 INE UTUTY CONRAIII 11 L11 I 11� NEENA. R 11. .—CATIONS '"D 1, FIR N..OTOR 11 RISP­11 FOR AIL III RIM. — I CONFORI/ADIERE TO AO- _j ="NO 'SI NOULATIONS — ISMITS. A1111TON1 IND FEES ARE ,HE RESIONSIBITY OF TME CO ON, S'. NIFACTOR -NE—E A I TREE 5 AU SAWUIS BE F—DE11 C­ Z Iv *R.DLA. AS 6, .. NTN WA RON INR ...... T MA AN _7 I 5FRVCF To ON I —.Oft ON SNET C6, 11N1111IDT 11FIRM IMIM A MI- OF �1 N-1 PRIOR Fl...OuS I. ITMINS OFF FOR A.1 IMIDD .1 FMI W - DRIVE.1 Ot—F 0 IRS AS 110IN IN IT11T 11 _j RE-0-D I uj RIL > uj TUMROUS _ST I �A �7 A FOR U RE— . DISPO. IF. S I IAII P— N ON L.C. I= "RET. D S aH II.— CONORITF R=1 "OONAETE z MAN— . REM11 I DISROSE REPLZCE EXISTING IR_ OF _RA.T 0 Si 4 IS ?INIINAUS' uj RDFRI. _T"'I. O.NS RE "VWUD' IE DNS. OPD E A", 0' WIDDE x T1M1­ N OF Q. MIT) �x <\ U, x /x\ C4 N KOvs below. or ­6aA before you dig. ® -RaKNa,,r— xo`;=f ,E A��EI,uMI�R I I � .\ 1 TNN EXISTING CHURCH ON #II �T RAIDDR, IT BUILDING SETBACK TABLE APARTMENT SITE ZONING FRONT REAR SIDE/INTERIOR SIDE/CORNER EXISTING - B-1 50' 20' 20/4050' PROPOSED - R-4 40' 30' 5'/15' 40' CHURCH SITE R-1 40' 30' 10'/25' 40' DIMENSION TABLE APARTMENT SITE ZONING MIN. LOT AREA MIN. WIDTH MIN. DEPTH MAX. HEIGHT MIN. STRUCTURE LOT COVERAGE EXISTING - B-1 13,000 SF 100' 130, 35' 35% PROPOSED - R-4 3,630 SF 85' 120' 35' 25% CHURCH SITE R-1 14,000 SF - 35' 25% LEGEND EXISTING PROPOSED ODNMETE AN E IEWER >,-- reu ART 9� c c S E— BLEOTNO E.. _ SITE DATA o 0 PROD ®«a.s To o AREA (LESS Row): —.1 sP nAR ce AREA: TDTAL.11 P Tax g•"°^ 418•« d...wow a,soE a µ E..4..a, . TSIITE PLAN NNOTES A u ury w xoreo PENIOLS uRPACE ueEn. 3as sss sr L ♦OT'I (LEARE. 1,322,sLSRg ue N ury TM Rv.T N EN ONS ARE TO TIRE Dun DE PACE a TnE LESS 1ALL ILIS AND 'vARx NG05iuL55NxlNEo �Aq ErnICAE xARo sv.wURPaDs'I.TAL 2%1 5. owK LnrvOT [s 111. x ! Re IED STANDARDS AND xsrAUwTIR sr IRON TRuxeATED roues. PERhous SxREACE AREn e31,— sP s3a rrr SIGNING AND STRIPING NOTES 1IT SHALL BE — PRIOR" mn'ALL NIMLM sEwxu j- oR uN TIR Rw N T Eo) roonrvc ANDSTEEL cASNc Op w RE EDAl aRN. EPnxaEs ON Tx PLAN . Auo%aRxvnRlnnons m AND DRIVES PER TIREPARRING D. RSoul ` PUN.. LOT STRIPixG SHALL BE . Sam WHITE "AND ALL E -xA x ALL AL",cPA�NT. conmoE REPI axT IIIA.=c,STEwALxs Au oTxERs-To o.c. SAW WT CONTROL —TR IL '- Es oTA II ILL DE ° I rzETnocnE icnuinan u�irvsTAunn EXPANSION.�IN. AX ST-N�MwAIKs-�2. DCIR�axcss ON A L oTNERs-w o.c. A' INTO vA_ NCKKP-ONT.uA PARKING SUMMARY °AIT I E MATcxMviE NTIII BE WILL 'oEIPo�Nvonw.ON, NEW Do.L ALLEARM". .wlN, x 2n o.c. Max. STALL — TOT - ET—E 23c ' ADA Ac¢ssTeEE suREASTAa sTUEs N 53 BENCHMARK "....°pwss cliwLE tl soe a n�'m1 (.Al; i - .w� ri°�xnweej cAu eErard=7au uc room. Nq7 d Know what's beIOW. Call before you dig. H! I li z' ... 35, z gs 0 z H Iz z 2 to LU Sa u Z LU 0 LU Lu Z ui O REVISIONS m � H! wb Wet 3$ z H Cz a LL a C19 Vf z# z 0 z o a 0° J a } f f N - H � 2 FI F W � Sa F 0 Z U J J F ui f � e z 0a� uj Qoo z^� W C N C r REVISIONS z er me su�mminrcmu nat ,7.iv(G9✓ are: of/o�![a uu C6 or 8 D­ SIIT F ...0 .1AND A ME VIA LEGEND EXISTING .___-_____ram_-777777:_ EASEMENT LINE1R.— INS - - - - - - - - - - - - IT CONCIETE .1 1AN. 1-B SANITARI STIATEN AN f ON, =R -o-EF ­EAD OTIL­ IAFE.. N. ­D DO �, 1.1L11 A STOR ... IS ­ DST EA..T - - - - - - - - - - - E-NN, --c _NSI-EN TELS-I BOX AND BLE EL11111 "ETER E�­ BOX T, ­ N,S,".NE (.U%AMBRNN BI L - ------- ------ t .TEAITI�TD�OICTIN .1E1,1 DOTTER NNE D E.— O.Rl'.A ...... . RLT -E DDD A A� -1EA.LT I.. ---- ----------- -------- D IAITIENT 0' .-DINTATION 'STANBAISID.— 1.1 CONSTNI-1- AID IS - OF ANDEN ­S SRECI­ _LA�CST,,%LOI NNESOTA ANUAL 0. INIFOR. "TC ) 1, .11E.LAMT(E�IAI.1)"Bl IEDII.IEN�1�".EE.Rl I -AN. OF IN 'S , TAN.AN , IS I CITEI EARN I- 110-ON SIAI BE ISTAIED IRIOI TO -DING CON-CRON. AND 1"A' BE"As _­T=1`= THE L.OAN.1 I1.1.IB N1 ��IRIN. I'NINNES AID 1-1- 'N.R TO oSI/ ­A=` SHAI NOTFY - ENGNEEN ­ — I DIDERR 'AATION, "'M " 'LAN 3, E0NTN11T1= ­IP. STOCIPILE AID RESPREAD - - DI- ANIAB TIAT 1 .1 B.B.ID, -DID ON 4 TIRF ESTA-MENT S­ BEEN AS SOON AS PO OBIS UT I, N, CASE LA, 'A' A_ DRADG _LE A I N'ON, 5 IL SLOPES 31 OR SIEEPER 11- - INEOT 1- ENDSIOI CONTROL SLIIIET AID SEED. OR APP-D E01A1 IMP NI 111.1A ­ ST. NI .1 BON !Ij, NN (IN � 77 I BENCHMARK :1 Tll�_, ;111 "1 N-) R.I.IM111-1=111"INIZZ-) K-8,before you dig. what's below. I► FF I I® `. NS • f I I \' \\ '�\' � `\ \ xvr�aa• u \ 1 LEGQJD \ o�o;�\ • e _ _8E3_ _ - o \\ ,x 5a919 \ EXISTING PROPOSED \ \•• \ `� \ \m \ \ �1• • 1 ___________ ;� \ -71 TELE1101E BOI a In III "IE m \ \ \ EaxaaarAw«s uxa a— c \ :fie :•-•: ..\ �..': �..',r :.:o \ � \ \\ \ ExEx�,cr owx.�ow •sE° o ... I tc S2� _-5a %/ I YY •.•Y••Y•i - x~y�-iJ/---/�,\tl /j//i // // , LT 35, - 37 x CPLLBffgE YOD Dp^ .o... n. ...o.a fa • Q A / N DCwhat's below. all before you dig. LIGHT DUTY PAVEMENT SECTION' _VII P1, (r.. OF—) BE SE.—R-1 STANDARD DUTY PAVEMENT SECTION• T-AL � B"MIN"S " BASE C"RV`N AOBAESATE BASE, ­VII 2211 (TO. OR—) APPRDrED BRADE .... . . lElll 1"Al 11 11D FOR WIRRIED BI GEOTEOHIICI EIGIREER OF RECORD, I I PAVEMENT fEOTlarS CZ5 I NO SCALE VARIES TOPSOIL GRADING GRADE VARIES 3.0, PROPOSED FINISHED GRADE EXISTING GRADE LIMIT OF SUBGRADE EXCAVATION SELECT BACKFILL MATERIAL NON -SELECT TO, NON -SELECT BACKFILL MATERIAL A. COMPACTED BACKFILL BACKFILL MATERIAL COMPACTED BACKFI L— To mi.. BOTTOM OF UNSTABLE MATERIAL 2 1 %vvR coRREcrioN 65 1 NO SCALE TOP OF MULCH MINIMUM 2" BELOW TOP OF BLOCK MOD OR ROCK MULCH /—(SEE LANDSCAPE PLAN) EDGE (SEE LANDSCAPE PLAN) MAINTAIN I GRADE SHALL DROP GRADE AWAY F" MINIMUMO' BUILDING FROM BUILDING \�TOP OF GRADE MINIMUM 6" BELOW TOP OF BLOCK COMPACT SOILS ADJACENT TO BUILDING TO 5% STANDARD PROCTOR. USE JUMPING JACK COMPACTOR OR OTHER EFFECTIVE MEANS. 5 TYPICAL OWINC, AT MILPINO C,& NO SCALE X "-.'p TE 12' 1 6� 2- 01. GA —RED S0.E011E Q PIPE, A89 EMBED 11 CO.CIETE IIED BOULA- 11 EEUE�RoDl lDCOjR­ — YE— OR V - GA —RED SO.EDIIE Q PIPE E.P—OP FELT ­D 1. O—PITE NOTES­SP.- IAN " "" " as "" ` ­ STE ILAN 2. CDNCRETF FOOTNO TO BE H�LD BELOW ....... . NR_ 'UR 'ENTER " AT 'EA' OF SPAOE NOT MORE AN XA=HEAD OF PARK- "FACE 1. — HAROWAR, PER 4 sION ON WIARP NO SCALE CASTING SHALL BE MARKED SANITARY OR CO (CLEAN OUT) AS APPROVED BY ENGINEER FORD ­ CASTING Wl PVC THREADED PLUG FINISHED GRACE 4- CONCRETE PA �1'T PVC VC WYE 45* BEND PVC MINIMUM M SLOPE NOTES: ALL JOINTS SHALL BE SOLVENT WELD EXCEPT AS NOTED. CLEAN OUTS ARE REQUIRED AT 100' SPACING AND AT CHANGE OF DIRECTION. ALL CLEAN OUTS SHALL BE EQUIPPED WITH A FROST SLEEVE, r � I STORM SEWER CLEM our C,5 1 NO SCALE TOP eouurO IIA IALIAII— I PIPE EIPAIPOI FELT 1, 8OLLARDS TO BE PIACEO 12' o_ OF _ OR A, T_ STE PLAN OoNO'E" Too' NO TO BE HAL) INE.ED CO.CIETE S ... CE I PRSIOE Su00Tx coxcRETE Pixisn. EILO. PIPE I'LLIT U� GS NO SCALEt GRADE 6" P, 10" 6" RISER lo" PVC �6- PVC ��AD (LENGTH VARIES) 7 P6wNsparr cawynoN 65 NO SCALE NO PARKING 4 12THCH LETTERS HANDICAP PARKING SYMBOL (TYP) 5 HANP16AP PARKING STAL STRIPING 6S NO SCALE 3/16' MAX. 3116- MAX. 1 Iff- w 2" 9 1 F-49yi-I-6 PETAL M MftFA6nFMf SPED. No ScAu- "' "TAILTIM I IIA' APPLI TO A' EDITOR) All—O To �N a. Oo, "A...D SPEOTTOA—S 1. OT I O E—T AS .... 2 IT11 ESTABLIEll S— OMIR AS — AS POSS1. ROAIE 'PRE 'A' , —_ 1111 M.11T M11111 21-111 AT 11 11UNINS PER ACIIELE .1 1, DORIANT SEED — BE APPLE) AT TROE — PORIAL RATE AFTER S, 1­1 TYPE 1 AT 2 TONS PER ACRE (DISK PRI—ED). 1, FERIL1111 TYPE 10-- AT 1. POINII PER AORF 10 I TURF L-,TAel_IaWIzNT 65 1 NO SCALE 5PFC/ ORVINO NOTES 65.11 NO 5OALE NRsr "[.aR E EVAER-CnAN— o"FIRST FLOOR � 90 EUPOI 2 UrLITY smyyE Catraiar, NO SOALE (TTTAPP)LE NOTES: AFE SOL BEFORE INSTALLING Of LIME, fERTIDER AND/OR SEED,BLANKETS, INCLUDING AVPl1CAnCM 'E ITRENCx. BACKPILL AND COMPACT ME TRENCR AFTER NGR STAPML'I p1 ARnNG DGNNSTREAM PROCEEDING NKTKA RNu M a N) L * DST BLANK— BBE STAPLED MTH A AR .—LA BLANKETS. a" IN.. Gf sTni n1. suPLEs a APART TOSTAPLES I' APART 11F ENTIRE D. OF TKE G.A.— PLACE A K'N 5 I M 5M (ANTPA PA.MIZ7 6,5.11 NO SCALE Al ang GONfRLi STpwTLRE 65.1 NO SOALE Et how ELow 7 PE 12" PE 5XTLEr caNrRct NO SOALE GTVJY G8.1 e vovoa 6 16T*VIW 6TOM 9EWM GATM WIN/1WMY & wwa-E 68.1 NO 50ALE nPGUT CURB SNALL SLOPE GUT AT B/a' PER foot. 7 w w4cRETE an & wrTm 68.1 NO SOALE S IyirsTm Rw,, & 5TEP5 6,91.1 NO SOALE COI—TED BA K ILL BA Bc BEDolnc O i w PPEpmnw, G8.1 NO SOALE 10 1 Py(. PPE owm 65-11 NO 5OALE 1 I1 O 11n Ik I 's m � H!> wb W.S e5, z gs Cz N Z a� g Z O O« C o J Q � Q f F- x� 0 M Z W � S oo� Sa C O Z U J J F Z DO Lu d Z � Z Q Q F lu F 01 wrvo � o U rR W - uj REVISIONS TIM C8.1 of 8 I I vvu ewmwrAnm wm C,5.-Z 1 NO xALf MAM - 9 2,75 ROM EL 917,50 IT EL 1�1,70 --T LT ETI -------------------------- PROJECTSUMMARY ---------------- --OUTL�7.�.I—LD'I.� mac ASSEMBLY CoNmc CUNINW DYO� N� HaigftAp� Res n 30 SaW PmI, MN DUE"ON SYSTEM Eli q z 35, z gs oz a z z 0 co Ln 0 M uj Sa z u Z, uj8 0 au mi QoO uj REVISION LV' �VE C8.2 of ry v �sr.0 wmm w,R:`il0 .._Y s�v omen �sr.c w.me vnwnl ®w � � wm .• G� .~O ��_ � ma rrw a. a moan n n rnNz smu Rom am a ram arNS. Wom ay.nvmT, a wn ua mrw m w '� n SEDBENT CONTROL LOGS FILTER BEAMS TYPE 3ROCK TCH IRUCK IWEEPERD ORS FILTER TYPE 5 IROCKI® Baku wOnm d ONLY USE ON ROUTAS N-CRADEO AREAS O Y E SIDE CLEAR O NOTES oauoar Nrxm Nrr aRweniRnm ulmwm lDnaw _ a BALE BARFUERE. 0ssn�w se ra marlwmnu m���n...* :..v�.�w wvnv mrs F �� IIIIL IIIIII II 'IIIIII IIIII ,� II—, IIIII IIIII Il�- IIIIII'- �IIIIII IIIIII ,IIIIII III -1 ® EM SEDIMENT CONTROL LOG TYPE REPP (BLANKET) SYSTEM O SEDIMENT CONTROL LOG TYPE WOW FIBER, OR TYPE COMPOST OD w �p O � SLASH WLGk CRUSHEO RECK.OR SKEET PAD CONSTRUCTION EKITO)D Gush Much OR CRUSNED ROCK ®� R nmmiommv�xa mr •nmw wr um �vwzm ®� sac awncvwmn mn..uwaww.�o Dena ®mm e.R sa a...aw.o<m.uwJa $ �'L RUMBLE PAD �� w ru PAD aNSTWCTION EK W 's M �jb Z gs O Z N Z a� g Iz O s� J Q � W 0 M W � S °10 Sa F C O Z J Z Lu dw� 0 a F Nip Lu W O 0 o U Z Lu REV1510NF f �6 E ., . 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'Q ilk fpl 's W� w� O z ss H =� Z F M 0 L 0 0 J Q � H � W 0 M C W x� xa 0 z U J J F LU f � � d w � Q G F Wip F Wry0 � o U z l� W C C aEu,s,oH~ f E 6 C8.5 of 8 TC DRAFT REPORT To: Andy Brummer Trident Development From: Matt Pacyna, PE, Principal Transportation Collaborative & Consultants, LLC Date: June 28, 2024 Subject: Trident Arden Hills Apartments Traffic Review INTRODUCTION TC2 was asked to conduct a traffic review of the proposed Trident Arden Hills Apartments development adjacent to the North Heights Church in the City of Arden Hills (see Figure 1). The site is bounded by Highway 10 to the west, County Road 96 (CR 96) to the north, and Snelling Avenue to the east. The site is generally vacant, although a portion of the existing church parking lot would be modified to accommodate the proposed apartments. The objectives of the review are to estimate the trip generation of the proposed development, qualitatively assess any transportation impacts to the adjacent roadway network, and identify potential improvements and/or considerations for the site. The following study background, assumptions, methodology, and findings are offered for consideration. Figure 1 Subject Site www.transportationcollaborative.com Trident Arden Hills Apartments Traffic Review PROPOSED DEVELOPMENT June 28, 2024 Page 2 The proposed development is a 124-unit independent living multifamily apartment building designated for residents that are 55 years of age or older. The site is generally vacant, although a portion of the existing church parking lot would be modified to accommodate the proposed apartments. A total of 229 parking spaces are proposed for the apartments (i.e., 105-space surface lot and 124-space garage), which is compliant with City code (i.e., 1.1 space per efficiency and 1 bedroom dwelling units; 2 spaces for each 2+ bedroom dwelling units). The parking areas for the proposed development and church would be separated, but there could be the potential to share parking if needed. Access to the site is provided via the existing church driveway, which provides full access to CR 96; a secondary church driveway provides limited access to Snelling Avenue through a "No Right -Turn" sign restriction for exiting vehicles. The development is assumed to be completed in the year 2026. Trip Generation The trip generation estimate for the proposed development, shown in Table 1, was created using the ITE Trip Generation Manual, 11 th Edition. The proposed development is expected to generate on average 25 a.m. peak hour, 31 p.m. peak hour, and 402 daily trips. Note that the a.m. and p.m. peak hours typically represent 7:30 to 8:30 a.m. and 4:30 to 5:30 p.m. The resultant site generated trips are illustrated in Figure 2, which is based on existing area travel patterns, the proposed site plan, and engineering judgement. Table 1 Trip Generation Summary Land Use Type (ITE Code) Size AM Peak Hour PM Peak Hour Daily In Out In Out Senior Multifamily Housing (252) 124-units 8 17 17 14 402 Traffic Impacts CR 96 is a 4-lane divided Minor Arterial roadway with a daily planning level roadway capacity of 28,000 to 32,000 vehicles per day (vpd); the current average daily traffic (ADT) volume along CR 96 is 18,850 vpd. Snelling Avenue is a 2-lane local roadway with a daily planning level roadway capacity of 8,000 to 10,000 vpd; the current ADT volume along Snelling Avenue is 1,100 vpd. Given the excess roadway capacity along both CR 96 and Snelling Avenue and the relatively low trip generation from the proposed development, the overall impact on area roadway capacity is expected to be minimal. In addition, the peak hour trip generation is not expected to significantly change overall intersection operations or warrant any geometric or traffic control changes. Therefore, no significant issues are expected as a result of the proposed development from an intersection / roadway capacity perspective. Note that the CR 96/North Heights Church access intersection is anticipated to eventually be signalized as part of the Rice Creek Commons Development, formerly known as the TCAAP redevelopment. Site Plan Considerations Based on a cursory review of the proposed site plan, the following items are offered for consideration: 1) Review proposed signage and landscaping to avoid creating any sight distance issues. 2) Confirm truck (i.e., garbage, recycling, delivery, moving, etc.) maneuverability to ensure adequate circulation is provided. Trident Arden Hills Apartments Traffic Review June 28, 2024 Page 3 3) Develop a shared parking agreement with the adjacent church, if needed. a. The reconfigured church parking lot, along with the potential additional parking spaces shown on the latest site plan, would result in a net decrease of approximately 15 parking spaces or about a two (2) percent reduction when compared to existing conditions (i.e., 840 existing spaces versus 825 proposed spaces). Further coordination with the project team, church, and/or City should occur to confirm the appropriate level of parking that should be provided. 4) Ensure a consistent sidewalk connection is provided between the proposed development entryway and the planned trail from the proposed development that would connect to the existing multiuse trail along the south side of CR 96. Z7 ■C •. 4 • • � Iy •r { � � .ram � . •y ���!-:_ - 1 %* 'n r t ijp -N.. x. l " o, �, w A: Round Lake 1 (�_ it IF 4.0 C611ee Ave. Leciend �"j' XXX AM Peak Hour Trips PM Peak Hour Trips Average Daily Trips Stop Sign Directional Distribution PC AGENDA ITEM — 4A ,-iIZEN�HILLS MEMORANDUM DATE: August 7, 2024 TO: Planning Commission Chair and Commissioners FROM: Jessica Jagoe, Community Development Director SUBJECT: Introduction to Zoning and Subdivision Ordinance Revisions Planning Commission to Review Planning staff will provide a brief overview of the memo from Jason Zimmerman and Rita Trapp with HKGi as an introduction to the Zoning and Subdivision Ordinance review. Budget Impact N/A Attachments A) Consultant Memo B) Consultant Presentation Page 1 of 1 KGi ►H Planning I Landscape Architecture I Urban Design PLANNING COMMISSION REPORT TO: Arden Hills Planning Commission FROM: Jason Zimmerman and Rita Trapp, Consulting Planners DATE: July 29, 2024 SUBJECT: Introduction to Zoning and Subdivision Ordinance Revisions MEETING DATE: August 7, 2024 OVERVIEW HKGi was selected by the City of Arden Hills to complete an update to the existing Zoning and Subdivision ordinances. In June, the City Council met the HKGi team, learned about the proposed approach to the project, reviewed the scheduled, and discussed the roles of the City Council and the Planning Commission. Staff will share an updated version of the presentation with the Planning Commission so that they are informed about the process. -4► I• \ PC HKGi is small planning, landscape architecture, and urban design firm based in Minneapolis. Since the early 1980s, the firm has worked with communities in Minnesota and throughout the Upper Midwest to plan, design, and build great places for people to live, work, and play. In addition to providing day- to-day planning services to municipal clients, planners at HKGi have been involved in numerous zoning and subdivision ordinance rewrites, as well as the development of urban design guidelines and other regulatory tools. In May, the City Council approved a contract with HKGi to revise the City's zoning and subdivision ordinances. Staff indicated in the Request for Proposals (RFP) that the current ordinances were adopted in 1993 but amended several times since — occasionally resulting in inconsistencies and poor formatting. In addition, procedures and some content need to be updated to reflect modern administration and new tools and technologies. HKGi is prepared to carry out these requested revisions over the next 18 months. PROCESS As outlined in the firm's proposal, HKGi has developed a process for updating and revising zoning codes that is rolled out in four phases: • Phase 1: Project Kick Off and Understanding — In the first phase of work, the consultant team gains a basic understanding of the City and the current conditions by meeting with City staff, taking a tour of the community, and reviewing the Comprehensive Plan and other documents. A plan for public engagement is developed and a schedule is finalized. HKGi 800 Washington Ave N Suite 103, Minneapolis, Minnesota 55401 (612) 338-0800 — www.hkgi.com Planning Commission Meeting— Introduction to Zoning and Subdivision Ordinance Revisions —August 7, 2024 • Phase 2: Diagnose Current Ordinances and Frame Approach — Using a number of analytic techniques, the consultant team maps the various zoning districts, reviews the existing code, and evaluates the overall structure and organization. There is an opportunity to gather feedback from the public — typically through online engagement — and gain insight into how well the code is working or how it might be falling short. A Joint Meeting with the City Council and Planning Commission is held to share initial findings and to understand key policy direction provided by the Council and to be developed by the Planning Commission. Inconsistencies and other minor revisions are identified for potential early updates to the code. Phase 3: Prepare Draft Codes — Working with the Planning Commission, the consultant team begins to develop the revised structure and content for the new code, beginning with the zoning districts, the use tables, and lot and site dimensional standards. A second "module" of work addresses general development standards such as lighting, parking, landscaping, etc. The third area includes administrative and development procedures and other general provisions. Finally, the subdivision ordinance is reviewed and updated. Each of these modules is brought to the Planning Commission for review, comment, and revision. The City Council will receive summaries of each of these sessions and will have the ability to weigh in if a course correction is needed. A second round of engagement takes place during Phase 3, gathering feedback on specific parts of the code and seeking out reactions from stakeholders who may have particular interest in certain sections. A second Joint Meeting is held to address any outstanding questions and to provide feedback on the draft ordinance. • Phase 4: Final Ordinance Adoption and Implementation — Once final edits have been made, the draft codes are shared with the public and then brought forward for consideration by the Planning Commission and City Council. Upon adoption, HKGi delivers final versions of the all documents to the City in multiple formats and will work to support staff with implementation. Under this work plan, the City Council has the primary role in setting policy direction for the project team and the Planning Commission. The City Council will follow the project progress via regular updates after each Planning Commission meeting or at any other key points in the process. One or more Joint Meetings are used to review and evaluate the zoning language being developed and to ensure there is agreement between the two bodies on the direction being pursued. The responsibility of the Planning Commission is to follow the lead of the City Council and carry out the technical review of the code concepts. They will work with HKGi to provide feedback and develop language, and will make recommendations to the City Council. ADDITIONAL INFORMATION In advance of the June work session, a survey was shared with the City Council to gather information about development in and around Arden Hills. Slides sharing the results of this survey, along with some high-level observations on the structure and organization of the code, are provided. 2 ZONING & SUBDIVISION ORDINANCE REVISIONS City of Arden Hills Planning Commission August 7, 2024 �I ' Planning I Landscape Architecture I Urban design Overview HKGi Firm, Team Members, Experience HKGi's Approach City Council and Planning Commission Roles Overview of Existing Code HKGi Firm Profile Planners Landscape Architects Urban Designers LOCATION 800 Washington Ave. N., #103� Minneapolis, MN 55401 hkgi.com 1 612-338-0800 PRINCIPALS Paul Paige, PLA (MN), President Brad Scheib, AICP, Vice President Bryan Harjes, PLA (MN, MI), LEED AP, Vice President Gabrielle Grinde, PLA (MN), Vice President Rita Trapp, AICP, LEED AP, Vice President ASSOCIATES Jeff Miller, AICP STAFF 6 Certified Planners 7 Licensed Landscape Architects 7 Planners/Designers 2 Marketing Communications Arden Hills Team 2 Members with 20+ Years of Experience; 3 Certified Planners Familiarity with Communities' Needs • Zoning & Subdivision Codes • Comprehensive Plans • Housing Studies • Planning Services All Members have Experience as City Staff Planners Working Directly with Zoning Codes Other Subject Area Experts available if Needed a JASON ZIMMERMAN, AICP Project Manager, HKGi KENDRA ELLNER, AICP Planner, HKGi 11 RITA TRAPP, AICP, LEED AP Principal in Charge, HKGi MIA COLLOREDO-MANSFELD GIS/ Planning, HKGi 25+Zoning Code Projects! HKGI ZONING CODE EXPERIENCE HKGi has a long history of providing day-to-day planning services to municipal clients. These services have often involved zoning and subdivision ordinance revisions as well as the development of design guidelines and other regulatory tools. Areas of ordinance and regulation work conducted by HKGi includes: » Roseville, MN a Rosemount, MN Farmington, MN Golden Valley, MN Grand Marais, MN Inver Grove Heights, MN St. Louis Park, MN Chaska, MN Stillwater, MN Maplewood, MN Eden Prairie, MN Kasson, MN Saint Paul, MN Minneapolis, MN Richfield, MN Mound, MN Greenfield, MN Lindstrom, MN Medicine Lake, MN Fairbault, MN Shoreview, MN Rogers, MN Marine on St. Croix, MN Benton County, MN Stearns County, MN Byron, MN Winona, MN St. Francis, MN Onalaska, WI Greenville, WI Johnston, IA KEY HKGi"s 1 Project Kick Off and Understanding Approach 2 Diagnose Current Ordinances and Frame Approach 3 Prepare Draft Codes 4 Final Ordinance Adoption and Implementation Project Kick Off and Understanding Meet with staff to understand the current code's issues and opportunities Reconnaissance tour with staff to better understand existing community character and areas of potential change/development Finalize project schedule and community engagement strategy Review Comprehensive Plan and other documents to help inform the code updates `.I b Diagnose the Current Ordinances Use of tables to analyze current districts, uses, and standards Mapping of current zoning categories to analyze zoning districts and the zoning map Evaluate the overall structure and organization of the code Identify minor revisions appropriate for a Phase I update Prepare the Draft Codes Three Zoning Modules Zoning Districts; Uses; Lot, Site, and Building Dimensional Standards STREET General Performance Standards; Use Specific Standards; Definitions Administration/Development Procedures; General Provisions Subdivision Ordinance 0 * wi4'N�e t� oHw7 ••14 STREET Final Ordinance Adoption and Implementation Present the Phase II proposed ordinances at a public hearing with the Planning Commission Present the proposed ordinances to the City Council Deliver final versions of documents to City in multiple formats Work with Staff to support implementation of the new codes Community Engagement Online engagement with interactive maps and survey Meetings with stakeholder groups Public engagement at community events LOCATION PREFERENCES Appropriate Locations for Each Scale aFHousiog euin each doughnutpie chart below indicate mm7ercifntes mend m the survey! 40Naase lbw -Rise OMrd-fese Hgi}iese (D I. r 1*ar Etnployment Near Transit Neon CM A, *4 ! -r w; -*! ��= C .Ai !!2ii1VLL Mqf'! JUN'24 JUL AUG SEP OCT NOV DEC JAN '25 FEB MAR APR MAY JUN JUL AUG SEP OCT MEETINGS"' Off diagnose the i & Understanding ordinances an, Approae Engagement Plan and Online Engagement 'Recurring Staff Meetings Held at least Monthly (not shown) 1st Round of Engagement Kick-Dff Meeting w/Staff 13 Stakeholder Engagement Awl - Prepare Draft Codes 2nd P Engal Public Review of Draft Public Heari w I j " ID Joint PCJCC Meeting * CC Meeting/Consider PC Meeting Approval City Council and Planning Commission Roles City Council • Set policy direction for HKGi and Planning Commission • Best in tune with overall vision and public sentiment regarding development throughout the community • Participate in Joint Meetings to ensure there is agreement on direction • Follow progress via regular updates to Council Members after each Planning Commission meeting and/or at key points in the process • Provides opportunities to make course corrections if needed • Consider final approvals of new ordinances City Council and Planning Commission Roles Planning Commission • Carry out technical review of code concepts • Experienced in interpreting and applying the Code since they work with the standards most frequently • Work with HKGi to provide feedback and develop language • Can defer to the Council and discuss further at a Joint Meeting if there are issues that can't be resolved • Make recommendations to the City Council City Council and Planning Commission Roles Two scheduled Joint Meetings • Phase 2 -review/discuss initial findings, provide input • Phase 3 -review and build consensus around draft ordinances • Opportunities for additional Joint Meetings on topics if needed Ordinance adoption • Public hearing with the Planning Commission • Final consideration by the City Council Overview of Existing Codes Areas covered by the revision project (excludes Section 1380 - TCAAP) • Chapter 11 -Subdivisions • 6 sections • Chapter 13 -Zoning Code • 15 sections • Appendix A -Procedural Manual (adopted separately by resolution) • 14 sections Code adopted in its entirety in 1993 • Many subsequent amendments Overview of zu, b'� do Existing Code Structure (29 sections) Preferred Code Structure (9 sections) Title, Purpose, and Intent Introductory Provisions Rules, Scope, Interpretation, and Definitions Definitions Minimum Compliance Requirements Nonconforming Uses, Buildings, and Lots Zoning Map and Boundaries of Zoning Districts Introduction to Zoning Districts District Provisions Base Zoning District Regulations General Provisions General Regulations Shoreland Regulations Uses Flood Plains Lot and Site Dimensions Adult Uses District Standards Conditional Uses Overlay District Regulations Nonconforming Uses, Buildings, and Lots Planned Unit Development District Administration and Procedures Shoreland Overlay District Special Provisions Floodplain Overlay District Building Permits and Certificates of Occupancy Development Standards Enforcement and Fees Use -Specific Standards Appendix A Administration and Enforcement 49 Overview of Zoning Code Zoning (excluding TCAAP TRP designations) • 17 base districts • 4 residential districts, 6 business/commercial districts, 3 industrial districts, 2 open space/conservation districts,1 civic district,1 institutional district is 3 overlay districts • Planned Unit Development, Shoreland, Flood Plain Zoning Districts R-T Single Family Rosidentia[ R-2 single Famllyand Two Family O Resmential R-3 Townhouseand Law Density Multiple Dwelling - RAMultlple Dwelling Q Mu nlclpal Boundary � sdnra.�hty IM L al oe �❑ C<L re.te A Ar �anaaaa ® m „tn Miles 0 4.25 0,5 0.75 1 Overview of Zoning Code Residential Zoning Districts • 4 districts • R-1 Single Family • R-2 Single and Two Family • R-3 Townhouse and Low Density Multiple Dwelling • R-4 Multiple Dwelling • 2,714 parcels • 1,482 acres Zoning Districts B-t Umi tod 5u8ine55 B-2 General Business B-35ervice Business _ B-0Retyll Center - CC Civic Center - 6-B Gateway Business _ NB Neighborhood Business Q Mumcipai Boundary 01, Mlles 0 0,25 0,5 0.75 1 Overview of Zoning Code Business Zoning Districts • 7 districts • B-1 Limited Business • B-2 General Business • B-3 Service Business • B-4 Retail Center is CC Civic Center • G-B Gateway Business • NB Neighborhood Business • 106 parcels • 433 acres Zoning Districts I 1 Limited Industrial I-2 Gen era industrial _ -FLI Q Municipal Boundary Sho•c,i,„ •nke a� ■ Lake MEMEM=7MMEMi Miles 0 0.25 0.5 0.75 1 Overview of Zoning Code Industrial Zoning Districts • 3 districts • 1-1 Limited Industrial • 1-2 General Industrial • I -FLEX • 29 parcels • 249 acres Zoning Districts - CDC nservztion District 0 PUs Parks and Veen Space 0 IN ST Institatianal 0 Idu niclpal Boundary Shorevle�v h ,a c � � e 0 ° ao C::� a Miles O 0 0.25 0.5 0.75 1 Overview of Zoning Code Parks, Open Space, and Institutional Zoning Districts • 3 districts • CD Conservation District • POS Parks and Open Space • INST Institutional • 61 parcels • 3,125 acres Online Survey of City Council Members What concerns do you have about building and development in the city? • Protect existing residential neighborhoods • Opportunities to better utilize commercial spaces • Aging homes in need of repairs • Adaptability of older homes • Challenges of locating new residential development (rental, affordable housing) Online Survey of City Council Members What new developments in the community, or in nearby communities, do you like or not like, and why? • Arden Hills: Fox Ridge (+) • New Brighton: Queens Gate, Old Town Road (-); too dense • Maple Grove: attract residents at various stages in the housing cycle, supports businesses (+) • Minneapolis: removing limits on duplexes, triplexes (?) • In general: amenities nearby, work from home options, EV infrastructure, smaller setbacks for low profile uses, variety in design, green space, connections via trails (+) • Too tall, too dense H Online Survey of City Council Members What would you like to see or promote Arden Hills over the next 10 years? How facilitated/supported'#.> in terms of development in do you feel that should be • DON'T introduce new types of development or tools - just clean up the existing code • Fill vacant commercial spaces, add housing within walking distance of business in B2 and B3 zoning districts • Sustainable development (energy, walkability/connectivity), ADUs for intergenerational families; fewer restrictions on adapting older homes, zoning should set the tone for what the city wants to prioritize • More affordable housing Online Survey of City Council Members What are your priority areas for the code update? What would you like to see change as a result? • Easier to read, easier to find information • Remove duplicate or conflicting information • Fix corner lot issues • Look to variance requests to see where there are issues within the current code • Exterior improvements, yard setback reductions, ADUs, sidewalks for new developments, EV-ready infrastructure; geothermal energy and energy efficiency improvements • Housing Completed Next Steps City Tour • Code Review and Analysis • Project Web Page • Public Input • Fall Joint Meeting r� � �+ �, � I,. � �r ,f