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Home My WebLink About12-04-2024 PC PacketAPPROVAL OF THE AGENDA APPROVAL OF MINUTES November 6, 2024 Planning Commission Regular Meeting Minutes DRAFT 11 -06 -24 PC MINUTES.PDF PLANNING CASES Planning Case 24 -018 –1700 Highway 96 W. –Master And Final Planned Unit Development, Final Plat, Site Plan Review, Conditional Use Permit, And Easement Vacation (Public Hearing Required) T.J. Hofer, Consultant Planner MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF ATTACHMENT G.PDF ATTACHMENT H.PDF ATTACHMENT I.PDF ATTACHMENT J.PDF ATTACHMENT K.PDF ATTACHMENT L.PDF ATTACHMENT M.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS Report From The City Council Planning Commission Comments ADJOURNMENT ADJOURN A quorum of the City Council may be present at this meeting. Chair: Kurtis Weber (2025) Commissioners: Jonathan Wicklund (2024) Arlene Mitchell (2024) Joshua Collins (2024) Shelley Blilie (2024) Brad Bjorklund (2025) Steve Erler (2026) Katie Stromberg Alternate (2026) Ben Lindau (Alternate) 2026 Council Liaison: Emily Rousseau Planning Commission December 4, 2024 6:30 p.m. City Hall Address: 1245 W Highway 96 Arden Hills MN 55112 Phone: 651 -792 -7800 Website : www.cityofardenhills.org City Vision Arden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirable City in which to live, work, and play. 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. 2. 2.A. Documents: 3. 3.A. Documents: 4. 5. 5.A. 5.B. 6. APPROVAL OF THE AGENDAAPPROVAL OF MINUTESNovember 6, 2024 Planning Commission Regular Meeting MinutesDRAFT 11 -06 -24 PC MINUTES.PDFPLANNING CASESPlanning Case 24 -018 –1700 Highway 96 W. –Master And Final Planned Unit Development, Final Plat, Site Plan Review, Conditional Use Permit, And Easement Vacation (Public Hearing Required) T.J. Hofer, Consultant Planner MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF ATTACHMENT G.PDF ATTACHMENT H.PDF ATTACHMENT I.PDF ATTACHMENT J.PDF ATTACHMENT K.PDF ATTACHMENT L.PDF ATTACHMENT M.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS Report From The City Council Planning Commission Comments ADJOURNMENT ADJOURN A quorum of the City Council may be present at this meeting. Chair:Kurtis Weber (2025)Commissioners:Jonathan Wicklund (2024)Arlene Mitchell (2024)Joshua Collins (2024)Shelley Blilie (2024)Brad Bjorklund (2025)Steve Erler (2026)Katie Stromberg Alternate (2026)Ben Lindau (Alternate) 2026Council Liaison:Emily Rousseau Planning Commission December 4, 2024 6:30 p.m. City Hall Address:1245 W Highway 96Arden Hills MN 55112Phone:651 -792 -7800Website:www.cityofardenhills.orgCity VisionArden Hills is a strong community that values its unique environmental setting,strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirableCity in which to live, work, and play.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 -MeetingsAgendaCALL TO ORDER1.2.2.A.Documents:3.3.A. Documents: 4. 5. 5.A. 5.B. 6. Approved: December 4, 2024 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, NOVEMBER 6, 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, Joshua Collins (attending remotely), Stephen Erler, and Ben Lindau. Absent: Commissioners Arlene Mitchell, Katie Stromberg, and Jonathan Wicklund Also present were: Interim City Administrator Jessica Jagoe, Consultant Planner TJ Hofer and Councilmember Emily Rousseau. APPROVAL OF AGENDA – NOVEMBER 6, 2024 Commissioner Bjorklund moved, seconded by Commissioner Erler, to approve the November 6, 2024, agenda as presented. The motion carried unanimously (6-0). APPROVAL OF MINUTES October 9, 2024 – Planning Commission Regular Meeting Commissioner Erler moved, seconded by Commissioner Lindau, to approve the October 9, 2024, Planning Commission Regular Meeting as presented. The motion carried 5-0-1 (Commissioner Bjorklund abstained). PLANNING CASES A. Planning Case 24-019 – Zoning Code Amendment to Chapter 13, Cannabis Zoning Standards – Public Hearing Consultant Planner Hofer stated in 2023, cannabis was legalized for recreational use and the sale, possession, use, and growth of cannabis was decriminalized. The Office of Cannabis Management (OCM) is currently drafting rules and standards for licensing and use of facilities ARDEN HILLS PLANNING COMMISSION – November 6, 2024 2 that will deal with cannabis. The first draft of the rules were made available on July 30, 2024, and A Guide for Local Governments on Adult-Use Cannabis (Local Guide) was published this year with the most recent version being updated in August. The OCM recently closed the application period of Social Equity Applicants and received over 1,800 applications. Licenses are anticipated to be issued shortly after the rules from OCM are finalized in 2025. Consultant Planner Hofer reported a considerable number of changes to the City Code will be required to address the registration of cannabis businesses and the use of cannabis, however, the zoning ordinance is specifically used to control for the time, place, and manner of the operations of a cannabis business provided that such restrictions do not prohibit the establishment or operation of cannabis businesses. Notably, if the City wishes to limit the amount of cannabis retail businesses within the City, this should not be done in the zoning ordinance, but in the section that establishes standards for registration. Nonretail businesses cannot be limited by number, but can be zoned for specific areas of the City. Consultant Planner Hofer reviewed the proposed Ordinance in further detail with the Commission recommending approval of Planning Case 24-019 for a Zoning Code Amendments to Chapter 13 of the Arden Hills City Code to establish definitions for cannabis uses, establish zoning districts for cannabis uses, and establish performance standards for cannabis uses, based on the findings of fact and as presented in the November 6, 2024 Report to the Planning Commission. Consultant Planner Hofer reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval 2. Recommend Approval with Amendments 3. Recommend Denial 4. Table Chair Weber opened the floor to Commissioner comments. Chair Weber commented on an error within the Ordinance that may violate the OCM requirements. He reviewed the hours of operation suggested in Section 3.3 within the model Ordinance, which was from 8:00 a.m. to 8:00 p.m. He stated this violates OCM regulations as businesses were allowed to be open until 9:00 p.m. He recommended the hours be changed from 8:00 a.m. to 9:00 p.m. Commissioner Collins asked if this ordinance update will effect restaurants that currently could not sell THC drinks but could sell alcohol. Consultant Planner Hofer explained the proposed Ordinance does not have any language regarding low potency hemp and THC products. He indicated the Ordinance does address the manufacturing of these products. He commented the sale of THC beverages and other low potency hemp products was considered and approved in 2023. Commissioner Collins reported Indeed Brewing creates alcoholic beverages and THC beverages. He inquired if this Ordinance would restrict this activity. ARDEN HILLS PLANNING COMMISSION – November 6, 2024 3 Consultant Planner Hofer stated this Ordinance does not restrict this activity. He commented he was not well versed in the regulations surrounding the production of beer, wine, spirits and cannabis products. He indicated any producer would need to be licensed through the OCM and believed this would be dealt with at the State level and not the local level. Commissioner Collins questioned if liquor stores could sell THC beverages in Arden Hills. Consultant Planner Hofer commented this Ordinance would not address this, rather this was addressed through previous legislation that addressed low potency products and was passed in 2023. He explained the Ordinance before the Commission was to address full potency cannabis products, which includes cannabis flowers, gummies and high potency THC beverages. Commissioner Bjorklund asked how many retail shops the City was required to have, since Arden Hills didn’t have 12,500 residents. Consultant Planner Hofer reported the City was required to have at least one retail shop, but could choose to allow any number of shops through the registration process. Commissioner Bjorklund questioned if a 1,000 foot setback from schools, daycares and churches could be applied for this adult use. Consultant Planner Hofer stated as discussed by the City Council, this type of buffer was not allowed by state statute. He reported the Statute allows a 1,000 foot setback from schools and a 500 foot setback from daycares, residential treatment centers, and park equipment. Commissioner Bjorklund commented on how the B-4 district was set back as it was. He discussed how cannabis would be a destination purchase versus being an impulse purchase. He thanked staff for the time and thought they put into the proposed cannabis Ordinance. He asked how odor complaints would be addressed, noting he wanted complaints to be real and not harassing. Commissioner Lindau thanked staff for their efforts on the Ordinance. He indicated the only thing he saw that may have to be addressed was on Page 14 of the OCM Ordinance pertaining to cannabis events. He questioned if this language would be included in the City’s ordinance. Consultant Planner Hofer reported temporary events would be regulated in the section that addresses registration. Chair Weber asked if the City was considering setting a cap on the number of retail establishments. Consultant Planner Hofer stated the City Council was considering setting the cap at one retail establishment. Further discussion ensued regarding how the City would choose a path forward for selecting the one retailer in the community. ARDEN HILLS PLANNING COMMISSION – November 6, 2024 4 Chair Weber anticipated the retailer would be selected on a first come first served basis. Chair Weber opened the public hearing at 7:03 p.m. Chair Weber invited anyone for or against the amendment to come forward and make comment. There being no comment Chair Weber closed the public hearing at 7:04 p.m. Commissioner Erler recommended the reference to local ordinances be changed to the City’s ordinances. Chair Weber addressed odor control and agreed some sort of complaint system should be in place. He explained he supported the signage and outdoor cultivation recommendations. He discussed how the 1,000 foot school setback would impact where retail shops could be located in the City. He recommended this requirement be reconsidered to be less restrictive. He indicated the City should want to set up a business that succeeds. He commented on how the OCM was working reduce the stigma surrounding cannabis and he believed the goals from the OCM were admirable. He explained he supported cannabis retail in both the B-3 and B-4 zoning districts, and possibly the Gateway Business District. He reiterated that this was now a legal use in Minnesota and he wanted to see retail shops in Arden Hills succeed. He asked if the Commission would support an amendment to the Ordinance allowing for retail sales of cannabis in both the B- 3, B-4 and Gateway Business districts. Commissioner Blilie stated she would support this amendment. Chair Weber questioned if the Commission would support an amendment to the setback language. He indicated he supported the 1,000 feet from schools, but questioned if the parking lot away from Mounds View High School should be included in the “school property”. Consultant Planner Hofer stated this may be a question for the City Attorney on how school property is defined. Chair Weber suggested the Ordinance read the setback for schools shall be 1,000 feet, not separated by an interstate highway or freeway. Consultant Planner Hofer believed this type of amendment would be allowed and suggested the amendment reference principle arterials instead of interstate highways or freeways. Chair Weber moved and Commissioner Bjorklund seconded a motion to recommend approval of Planning Case 24-019 for a Zoning Code Amendments to Chapter 13 of the Arden Hills City Code to establish definitions for cannabis uses, establish zoning districts (B-3, B-4 and Gateway Business) for cannabis uses, and establish performance standards for cannabis uses, based on the findings of fact, as presented in the November 6, 2024, report to the Planning Commission and as amended per the discussion of the Planning Commission amending Sections G-2, H-1, J-1, and Subdivision 2 with the Gateway Business District being excluded from the 1,000 foot setback from the Mounds View High School. The motion carried unanimously (6-0). ARDEN HILLS PLANNING COMMISSION – November 6, 2024 5 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 explained the City Council would be holding a special worksession meeting on Thursday, November 7 where Rice Creek Commons will be discussed. B. Planning Commission Comments and Requests Commissioner Bjorklund commended Chair Weber on being elected to the City Council. ADJOURN Commissioner Erler moved, seconded by Commissioner Bjorklund, to adjourn the November 6, 2024, Planning Commission Meeting at 7:28 p.m. The motion carried unanimously (6-0). Page 1 of 21 PC Agenda Item – 3A MEMORANDUM DATE: December 4, 2024 TO: Planning Commission Chair and Commissioners FROM: T.J. Hofer, Consultant Planner SUBJECT: Planning Case #24-018 – Public Hearing Required Applicant: Trident Development, LLC, Roger Fink Property Location: 1700 Highway 96 West, Request: Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, Site Plan Review, Final Plat, and Easement Vacation Requested Action Roger Fink, of Trident Development, LLC. (“The Applicant”), is requesting a Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, Site Plan Review, Final Plat, and Easement Vacation to subdivide and develop an approximately 41.10 acre property that currently contains a place of worship at 1700 Highway 96 West (“Subject Property”). The proposal includes a request for a conditional use permit and a planned unit development to allow for a multiple family dwelling unit in the form of a 119-unit age-restricted apartment. Background 1. Overview of Request The Applicant has submitted a land use application for a Master Planned Unit Development (PUD), Final Planned Unit Development, Conditional Use Permit, Site Plan Review, Final Plat, and Easement Vacation to subdivide and develop an approximately 41.10 acre property that currently contains a place of worship at 1700 Highway 96 West. North Heights Lutheran Church currently owns the Subject Property and contains a single structure that acts as a House of Worship. The property currently has split zoning with a majority of the site zoned R-1 Single Family Residential District and the northwest of the parcel zoned B-1 Limited Business District. The Subject Property is also within the Shoreland Overlay District based on its proximity to Round Lake. The proposed changes to the site would subdivide the property into two conforming lots, to facilitate construction of a 162,819 square foot, 119-unit multiple family dwelling, and construct additional parking for the existing house of worship. The proposed PUD would be exclusive to the proposed Lot 1, Block 1. Page 2 of 21 The Applicant made an application for Preliminary Plat and Rezoning on July 17, 2024. The Preliminary Plat and Rezoning (PC 24-015) was reviewed by the Planning Commission on August 7, 2024, and the City Council on September 11, 2024. The City Council approved the Preliminary Plat at the September meeting but tabled the Rezoning on based on the need to review the land use application concurrently with the rezoning request. The Preliminary Plat was approved with the following conditions: 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 the submittal of the Final Plat application. Modifications and newly dedicated easements shall be to the satisfaction of RCWD and the City. The three-month deadline for the submittal for the final plat based on the above condition was December 9, 2024. Based on this date, the City extended the review of the rezoning in PC 24-015 to November 12, 2024. The Applicant initially made an application for Master Planned Unit Development (PUD), Final Planned Unit Development, Conditional Use Permit (CUP), and Site Plan Review in October of 2024, but the application was deemed incomplete. The Applicant applied again on November 4, 2024, with the addition of an application for Final Plat and Easement Vacation, and the application was deemed complete. Due to the meeting schedule of the City, the Applicant has also submitted a waiver for their rights to a timely review as required by Minnesota State Statute §15.99, for the Final Plat and Rezoning applications, until January 13, 2025. The Subject Property has access from County Highway 96 to the north and Snelling Avenue North to the east. Properties around the parcel are zoned R-1 Single Family Residential District and POS Parks and Open Space District and are used for residential uses and houses of worship. 2. History of the Subject Property The Subject Property was developed in 1991 as a house of worship and an addition was approved in 1997. The existing structure used as a house of worship is approximately 91,609 square feet. No current planning approvals exist on the record for the property and the site is conforming based on the zoning ordinance. On September 11, 2024, the City Council approved a Preliminary Plat for the property and tabled a request for a rezoning. The proposed rezoning would zone Lot 1, Block 1, as R-4 Multiple Dwelling District. Approvals 1. Planned Unit Development The Applicant is requesting flexibility through a Planned Unit Development (PUD) to allow for the proposed development to exceed the maximum density, floor area ratio (FAR), and building Page 3 of 21 height allowed in the High Density Residential (HDR) future land use and R-4 zoning district. This proposal involves both the initial Master Plan PUD and the Final PUD. The narrative describes density and lot size, however, does not do so using net acreage as is required in the City’s Comprehensive Plan. The Applicant has provided details in the Architectural Plans (Attachment G) which shows elevations for the proposed building. The narrative submitted by the Applicant further describes the requests through the PUD. The Applicant has stated they are requesting flexibility from building height to as it “will result in a higher quality development allowing for 9- foot-high ceilings in all dwelling units and a 6:12 roof pitch.” The Applicant has stated exceeding the FAR would lead to a reduction of amenity spaces for the residents.” Site Plan Site Rendering Page 4 of 21 2. Conditional Use Permit A “Dwelling: multiple family” (multiple family dwelling) is a conditional use in the R-4 Multiple Dwelling District. Typical factors to consider in the evaluation of the CUP request may be hours of operation, potential noise from the proposed use, lights from vehicles, and on-site traffic. The Applicant is proposing all events will be held inside the building to contain noise within the venue and their request includes supplementary materials related to a security plan and traffic considerations. City Code Section 1355.04 Subd. 3 of the Arden Hills Zoning Code lists the criteria for evaluating a CUP. The Planning Commission and City Council should consider the effect of the proposed use upon the health, safety, convenience and general welfare of the owners and occupants of the surrounding land and the community, in general, including but not limited to the following factors: 1. Existing and anticipated traffic and parking conditions; 2. Noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics; 3. Drainage; 4. Population density; 5. Visual and land use compatibility with uses and structures on surrounding land; 6. Adjoining land values; 7. Park dedications where applicable; 8. Orderly development of the neighborhood and the City within the general purpose and intent of the Zoning Code and the Comprehensive Development Plan for the City. City Code Section 1325.045 Multi-family Dwelling Units Additional Conditional Use Permit Criteria establishes eight additional criteria to consider for a multi-family dwelling unit CUP. A full evaluation of these criteria will be reviewed later in the staff report. 3. Site Plan Review A site plan review is required for new development or additions in any business, industrial or multiple family zoning districts, for PUDs, and CUPs. 4. Final Plat A Final Plat is required to subdivide property. On September 11, 2024, the City Council approved a Preliminary Plat for the property. 5. Easement Vacation Drainage and utility easements exist on the Subject Property that the Applicant is proposing to vacate the delineation of existing easement boundaries and dedicate new easements as part of the final plat. The vacation and new dedication of easements has been discussed with the City Engineer/Public Works Director and has no additional comments. Rice Creek Watershed District has also reviewed and has no additional comments with the easements as presented. Page 5 of 21 Plan Evaluation Chapter 11, Subdivisions 1. Final Plat The Applicant is proposing to plat the Subject Property to adjust the lot lines between the two parcels as shown in the image below. The redevelopment of the site will consist of two buildings that function under shared parking, access, maintenance, and other items. A Final Plat is the final map, drawing or chart indicating the final layout for City approval. The Final Plat (Attachment E) includes the detailed survey description for each lot in the plat plus notes and dedication, recording and approval statements. The Final Plat is the “recorded document” submitted to the county register and must conform to all state laws. Proposed Final Plat Final plats must be substantially consistent with Preliminary Plats. The submitted Final Plat is substantially consistent with the Preliminary Plat approved by the Council on September 11, 2024. 2. Public Use Dedication A. Residential Dedication The City requires all 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, Lot 2, Block 1 Lot 1, Block 1 Page 6 of 21 playgrounds, trails, wetlands, or open space, in such portions to be approved and acceptable to the City. For a subdivision that results in new dwelling units in excess of eight units per acre, Section 1130.08 of the Subdivision Ordinance permits the City to require the Applicants to dedicate up to twenty percent of the buildable land area in the subdivision or a cash contribution in lieu of land dedication may be required at the discretion of the City at the time the final plat is approved. The cash payment shall be determined based on the fair market of the land that would otherwise be dedicated to the City. In 2024, Ramsey County assigned an estimated market value of $22 million to the Subject Property prior to the subdivision. State Statutes require the City to use the value of the property prior to development when determining park dedication requirements. The Applicant is not proposing land dedication as part of the final plat beyond the standard right-of-way and easements requirements. The Planning Commission should discuss and put forth a recommendation of the City’s discretion for payment in lieu of land dedication for the 10.74 acres as Lot 1, Block 1. B. Park Development 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. The Applicant proposed to meet park dedication requirements by a payment of cash-in-lieu of land. In residential subdivisions where a park development fee is required, the City shall apply the fee on a per unit basis. The park development fee is established by ordinance on a regular basis. The per unit fee is currently $6,500.00. The Applicant is proposing the development of a 119-unit building for a park dedication fee of $773,500.00. Chapter 13, Zoning Regulations Review 1. District Provisions (R-4 Multiple Dwelling District) – Section 1320 Trident Development – Lot 1, Block 1 Proposed 10.74 acres Under the 2040 Comprehensive Plan, this site is guided as High Density Residential (HDR) on the land use plan and the applicant has previously requested a rezoning to R-4. Direction 2040 Comp. Plan Land Use Zoning Existing Land Uses North TRC RMU – Retail Mixed Use TRC NR-3 – Residential TRC NR-4 – Residential POS – Parks and Open Space CD – Conservation TRC RMU – Retail Mixed Use TRC NR-3 – Residential TRC NR-4 – Residential POS – Parks and Open Space CD – Conservation R-1 – Single Family Residential House of Worship Vacant South POS - Park & Open Space POS – Parks and Open Space Park East PI – Public and Institutional LDR - Low Density Residential R-1 – Single Family Residential Single Family Dwellings Page 7 of 21 West LDR - Low Density Residential R-1 – Single Family Residential Single Family Dwellings The Future Land Use designation is for townhome and multi-family residential land uses providing for densities of nine to twelve units per acre. The proposed site plan is attached as Attachment D. Multiple family dwellings require a CUP in the R-4 district. The table below provides the performance standards for the R-4 District and the preliminary analysis for the proposed development of the principal structure and the site: Ordinance Requirements R-4 District Standards Proposed Lot 1 Maximum Floor Area Ratio 0.3 0.347 Maximum Structure Coverage 25% 12% Maximum Impervious Surface 35% 26% Minimum Landscape Lot Area 65% 74% Minimum Front Yard Setback 40 feet 96.9 feet Minimum Rear Yard Setback 30 feet 86.5 feet Minimum Side Yard Setback 10 feet (min)/ 15 feet (total) 65.6 feet/ ~ 474 feet Minimum Lot Area (per dwelling unit) 3,630 sq. ft. 468,025 sq. ft. 3,933 sq. ft. Maximum Building Height 35 feet ~ 38 feet PUD & SUP Maximum Dwelling Unit Density Per Net Acre 12 units 13.9 units A. Density, Maximum Dwelling Units – Flexibility Requested The High Density Residential (HDR) future land use is established in the Comprehensive Plan to be, “providing for densities of nine to 12 units per acre.” The Applicant has submitted a narrative that addresses lot size, but not density. When determining density for a proposed development net acreage for the site must be used. Net residential acreage is calculated by subtracting wetlands, water bodies, public parks, arterial streets, and identified natural resources that are protected by ordinance from gross acres. The Subject Property does not contain water bodies, public parks, arterial streets, or identified natural resources that are protected by ordinance from gross acres, but does include multiple wetlands. Proposed Lot 1, Block 1 contains three wetlands as shown on the submitted Wetland Delineation and Civil Plans. The Wetland Delineation notes the size of these wetlands. Wetland Number Acres (on site) Wetland 8 1.40 Wetland 9 0.40 Page 8 of 21 Wetland 10 0.40 Density Calculation Total Site Acreage 10.75 Total Wetland Acreage 2.2 Net Acres 8.55 Proposed Units 119 Density (Units/Net Acres) 13.9 Approximately 9.9 net acres would be required for a 119-unit development. As proposed, developing the site with 119 units required flexibility from the density maximum established in the Comprehensive Plan. On July 11, 2022, the City Council approved Comprehensive Plan Amendments to Chapter 6 which included amending Section 6.4.10, Development Capacity and Net Residential Density to allow an increase in the maximum housing unit density as part of a Planned Unit Development. The Subject Property is part of the boundaries as described in Section 6.4.10 which states “Land guided for High Density east of Interstate 35W, south of County State Aid Highway 96, west of Snelling Avenue North and north of interstate 694 density may be increased by up to 100% through the use of the Planned Unit Development (PUD) process if the intent is to meet the goals of the Comprehensive Plan.” Furthermore, Chapter 6 also outlines how the City Code includes PUD regulations that allow for a higher quality and compatible development of property by encouraging reasonable flexibility from applicable standards, including at higher densities than would be allowed under the underlying zoning district and/or guided land use designation. B. Maximum Floor Area Ratio – Flexibility Requested A floor area ratio (FAR) of 0.3 is permitted within the R-4 zoning district. The Applicant is requesting flexibility through a PUD to construct a building that would create a FAR of 0.35 for proposed Lot 1. C. Maximum Building Height – Flexibility Requested Section 1305.04 of the City Code defines building height as “the vertical distance from the average elevation of the grade along a face of a building to the highest point of the roof surface of flat roofs, the deck line of mansard roofs, or the average height between the eaves and the highest ridge of gable, hip, or gambrel roofs.” These measurements are illustrated in the drawing below. The proposed building has a gable roof, with a height of 38 feet as measured according to city code. A maximum building height of 35 feet is permitted within the R-4 zoning district. The Page 9 of 21 Applicant is requesting flexibility through a PUD to construct a building that would be approximately 38 feet high on proposed Lot 1. 2. District Provisions (R-1 Single Family Residential District) – Section 1320 North Heights Lutheran Church – Lot 2, Block 1 Proposed 30.36 acres The North Heights Lutheran Church site, which would be described as Lot 2, Block 1, of the plat, will be altered as part of the subdivision. The subdivided lot must still meet the standards established in the City Code. The table below provides the performance standards for the R-1 District and the preliminary analysis for the proposed development of the site: Ordinance Requirements R-1 District Standards Proposed Lot 2 Maximum Floor Area Ratio 0.3 0.06 Maximum Structure Coverage 25% 7% Maximum Impervious Surface 35% 35% Minimum Landscape Lot Area 65% 65% Minimum Front Yard Setback 40 feet No Change Minimum Rear Yard Setback 30 feet No Change Minimum Side Yard Setback 10 feet (min)/ 25 feet (total) 113.1 feet Minimum Lot Area (per dwelling unit) 14,000 sq. ft. 1,322,416 sq. ft. Maximum Building Height 35 feet No Change 3. Design Standards – Section 1325.05 and 1325.055 A. Building Positioning – Meets Requirement The City Code requires setbacks for structures on lots. The proposed building for Lot 1 meets the established standards. The existing building for Lot 2 is conforming and will remain conforming with the proposed subdivision. B. Exterior Materials – Meets Requirement Buildings within the R-4 zoning district do not have requirements regarding exterior materials like business districts do. Section 1325.05 Subd. 6 Aesthetics requires proposed design, scale, massing, materials, height, and other aspects of the subject matter of any permit requested be evaluated by the Planning Commission and the Council with respect to structures and properties in the surrounding area. The Planning Commission and the Council shall consider, prior to the issuance of any permit, whether the appearance of the subject matter is so at variance with the structures and properties in the surrounding area as to cause a substantial depreciation in the property values in the surrounding area or to unreasonable detract from the appearance of the area or the city as a whole The Applicant is proposing a mix of metal lap siding, vertical metal siding, brick veneer, vinyl patio doors and windows, metal accent features, and asphalt shingles. Page 10 of 21 Renderings C. Lighting – Meets Requirement The Zoning Code requires that direction of lighting to be arranged away from adjoining lots and public streets, that lighting sources be concealed or hooded, and intensity of lighting any light or combination of lights shall not cast light that exceeds a meter reading of one foot candle on the travel lanes of adjoining public streets or 0.4 foot candles on adjoining residential property. For non-residential uses visible from residentially zoned property, the Code limits lighting to a maximum of 25% percent of the facade visible from such residential property to be illuminated by direct lighting from spotlights or flood lights. Exterior Lighting Examples Page 11 of 21 The proposed lighting plan includes wall mounted building lighting, flush-mounted lights, and light poles that are downward cast with 90-degree cut offs. The Applicant is also proposing pole lights placed throughout the parking lot. The Applicant has submitted a photometric plan that shows the submitted lighting package consistent with the City Code. D. Landscaping – For Review Section 1320.06 – District Requirements Chart of the City Code requires all uses maintain a landscaped area of 65%, or 304,216 square feet for the Subject Property, in the R-4 District. Landscaping can consist of naturally vegetated areas, wetlands, ponding areas, planting beds, ground cover and mulch areas (vegetative, rock, bark chip, etc.), decorative walkways and areas not to exceed fifteen percent (15%) of the required landscape lot area, outdoor recreation areas, and plantings such as trees, grass, shrubs. The Applicant is proposing a landscape lot area of approximately 74% percent or 345,450 square feet. The Applicant is proposing approximately 57,460 square feet of plantings, with the rest of the area to be left natural or part of wetlands and ponding areas. At least 10% or 5,746 square feet of the total landscaped area shall be covered with perennials and/or shrubbery. The Applicant is proposing perennial and/or shrubbery of approximately 23.63% or 13,331 square feet. Planting islands shall occupy 10%, 28,809 square feet for the Subject Property, of the parking area. The landscaping plans show 14 proposed parking islands for a total of 43,617 square feet of islands. Additionally, per City Code, planting islands shall be edged with concrete curbs. Parking lot planting islands shall be a minimum of 150 square feet in area, be of appropriate width and length, and include at least one tree to meet the requirements of this ordinance. The submitted plans reflect these requirements. The site contains approximately 21,982 caliper inches of significant trees. Section 1325.055 Subd. 5 allows for the removal of fewer than ten (10) percent of the caliper inches of significant trees on the property without requiring mitigation, 2,198 for the Subject Property. The Applicant proposes removing 3,702 caliper inches of trees, meaning the Applicant is responsible for mitigation of 1,504 caliper inches removed above 10 percent. Per Section 1325.055 Subd 6, the number of caliper inches of trees required for replanting is determined at a rate of 1:2 or one inch replaced for every two inches lost. The Applicant intends to replace the 752 caliper inches required based on the total inches removed and the rate of replacement. Tree Mitigation Calculation Caliper Inches of Trees A Existing Significant Trees 21,982 B 10% of Existing Significant Trees 2,198 C Proposed Significant Tree Removal 3,702 D Caliper Inches in excess of 10% (C-B) 1,504 E Required Replacement Trees (D x 0.5) 752 F Proposed Replacement 752 The minimum tree size at time of planting shall be 2.5 caliper inches for deciduous trees and the percentage of trees planted of various caliper inches shall meet the requirements of the table Page 12 of 21 provided. The landscaping plan currently states trees of two caliper inches will be planted on the site. The submitted plans show plantings within drainage and utility easements. These plantings must be moved outside of the easements. The City Code requires a minimum of one tree be provided along the right-of-way for every 50 feet of public street frontage. The Subject Property survey shows the northern property along Both the frontages along Conty Highway 96 and Snelling Avenue North are both heavily vegetated. Additional frontage along State Highway 10 is currently less vegetated and will be impacted by construction. The Applicant is proposing 38 trees along 398 feet of abutting right- of-way that will be disturbed. E. Screening – Meets Requirements Under Section 1325.05, Subd. 4, requires when any non-residential use in residential districts by Conditional Use Permit or PUD, such as houses of worship and residential facilities over six adjoins or is located across the street from any single- or two-family residential lot, screening is required. All parking, loading service, utility, and outdoor storage areas shall be screened and buffered from all public streets and adjacent differing land use. Screening exists for the house of worship use on proposed Lot 2 and will not be altered. Existing vegetation and proposed landscaping are proposed for screening from adjacent residential uses for the proposed multiple family dwelling. Trash enclosures will be contained within the underground parking lot, under the proposed building. F. Snow Storage – For Review Snow storage has not been indicated on the submitted plans. Snow storage areas shall be provided so that the number of parking spaces is not reduced below the minimum required. The City may initiate proceedings to require that snow be hauled off the site if parking and circulation problems related to inadequate snow-removal occur. G. Parking Setbacks – Meets Requirements The City Code requires off-street parking spaces to be located a minimum of 20 feet from the right-of-way of any public street. The Applicant has satisfied this requirement and has an approximately 119-foot setback from the ROW along County Highway 96. Proposed parking on the eastern part of the Subject Property is approximately 384 feet from Snelling Avenue North where existing parking is approximately 165 feet from the ROW. For side and rear setbacks, off- street parking spaces are required to be located a minimum of five feet from rear and side lot lines. The plans indicate parking spaces will be setback 10 feet from the adjacent property northeast of the site. Plans indicate that the Applicant would satisfy the requirements for off- street parking space setbacks. H. Number of Parking Stalls – Meets Requirements Per City Code 1325.06, there are general categories that determine the number of parking spaces that would need to be provided. Multiple family dwellings require 1.1 per efficiency and 1 bedroom dwelling units; 2 for each 2+ bedroom dwelling units and house of worships require 1 for every 3 seats (based on design capacity). In addition to these standards, multiple family dwellings that require a CUP shall provide a minimum of one enclosed parking stall per dwelling unit. Enclosed parking structures shall be attached to at least one of the principal structures to Page 13 of 21 which parking is provided. With 119 units, the multiple family dwelling is required to provide 200 stalls and 119 of those stalls must be in an attached enclosed parking structure. The Applicant is proposing 254 parking stalls for the multifamily dwelling use, 150 of which would be located in the underground parking facility. Units Unit Counts Required Stalls Number of Stalls Provided Parking Surplus 1-bedroom units (1.1 parking stalls) 43 48 254 (150 underground) 54 2 or more bedrooms (2 parking stalls) 76 152 Total 119 200 The house of worship currently has capacity for 2,320 seats, for a parking requirement of 774 parking stalls. As a result of the subdivision of land, the house of worship will lose parking and as such the Applicant is proposing to construct an additional 82 parking stalls on the site as part of the Site Plan Review and PUD review. The house of worship is proposed to have 866 parking stalls. Plans indicate that the Applicant would satisfy the requirements for off-street parking stalls. I. Traffic Study and Site Circulation – For Review The site currently has two access point to the Subject Property along County Highway 96 and Snelling Avenue North. No changes are proposed to the current configuration. As part of the application, the Applicant has provided a Traffic Review Memo (Attachment J) which references the future intended use of proposed Lot 1, Block 1. 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. In response to prior concept review comments from the City Council, the Applicant has shown in the renderings that the access to County Highway 96 will be identified as “Left Turn Only” with signage showing “No Right Turn” movements to reinforce traffic patterns towards Highway 96. A condition of approval is included below that the submitted plans be revised to show the markings and signage on the plans. Access to County Highway 96 from Submitted Renderings Page 14 of 21 Access to right-of-way for proposed Lot 1, Block 1, will be shared with the existing access for proposed Lot 2, Block 1. A condition of approval is included below to require that a shared access agreement is recorded before the final plat can be recorded. The Applicant has submitted exhibits that detail how emergency vehicles and waste collection vehicles would traverse the site. The submitted plans indicate that the Applicant would satisfy the requirements for site circulation. Concerns regarding noise from the surrounding highways impacting future residents within the development were identified as a concern as part of previous reviews. The Applicant has submitted a Traffic Noise Assessment (Attachment K) has been prepared by David Braslau Associates, Inc. The assessment is attached to this report. The summary of findings within the report found that a higher level of glazing would be required on windows on the proposed multifamily dwelling to meet Minnesota noise rules. The assessment also analyzed the impact of sound on surrounding residential uses. This analysis found changes to surrounding properties that would not be easily detectable and no suggestions were made for this change. J. Pedestrian and Bicycle Circulation – For Review The Applicant has stated that this project will include pedestrian trails on the northwest side of the proposed apartment building. Pedestrian trails will be connected to the regional county trail system located along the south side of County Highway 96. In addition, concrete walkways will be constructed internal to the site allowing pedestrian movement to and from the church building. The Applicant is proposing a bicycle parking as part of this development within the underground parking. The submitted Architectural Plans show 72 bicycle spaces. City Code requires that multifamily dwellings that require a CUP to provide enclosed bicycle parking at a rate of 0.5 spaces for every dwelling unit, for a total of 59.5 stalls. The submitted plans indicate that the Applicant would satisfy the requirements for pedestrian and bicycle circulation. K. Freestanding Signs – Nonconforming, Flexibility Requested The Subject Property is in Sign District 3 (i.e. all residential properties zoned R-3 and R-4) for the newly created Lot 1 and Sign District 2 (i.e. all non-residential uses in the R-1 through R-4) for the existing Lot 2. The Applicant has indicated that there will be no signs located on Lot 1 and that the existing sign located near the access to County Highway 96, and located on Lot 2, will be modified and expanded to include a sign to serve the use of Lot 1. Properties in Sign District 2 are allowed one freestanding sign with 48 square feet in copy area and not exceeding six feet in height. Freestanding signs shall be located at least five feet from any property line. Sign copy area is defined as the area in square feet of the smallest rectangle, circle, or triangle that contains the sign copy. Signs in Sign District 2 may be lit by external or internal illumination only. The existing sign that will be modified is an existing sign with internal illumination that will be modified. The applicant has indicated that the sign will be expanded to the south. The setback from the property line will be reduced due to the dedication of right-of-way but will still be consistent with the City Code. Page 15 of 21 Limited information regarding the sign has been submitted. If any deviation from the established standards occurs, an additional review may be required. Proposed Freestanding Sign 4. Design Standards – Section 1325.045 Multi-family Dwelling Units Additional Conditional Use Permit Criteria A. Minimum Unit Size – Meets Requirements The City Code sets minimum unit size based on the type of unit within the multi-family dwelling. The Applicant is proposing one- and two-bedroom units. One-bedroom units must be a minimum of 700 square feet and two- bedroom units must be a minimum of 950 square feet. The Applicant is proposing a minimum unit size of 800 square feet for one-bedroom units and 975 square feet for two-bedroom units. B. Security Plan – For Review The Applicant has detailed a security plan in their narrative. Security will include surveillance cameras in common areas, exterior areas, surface lots, and underground garages. Controlled access will be used for entrances into the building. Exterior portions of the site will be illuminated through the fixtures shown on the lighting plan. C. Lighting Plan – Meets Requirements Lighting was reviewed above and met the standards within Section 1325.05. D. Parking – Meets Requirements A minimum of one enclosed parking stall shall be provided per dwelling unit. Enclosed parking structures shall be attached to at least one of the principal structures to which parking is provided. Parking was reviewed above and the plans appear to meet the requirements established in the City Code. E. Common Area – Meets Requirements Common area devoted to recreation or leisure activities shall be provided. Common area must include a combination of both indoor and outdoor space. Page 16 of 21 The Applicant states 15 features and amenities in their narrative that are both indoor and outdoor. These include an indoor community room and an outdoor patio. F. Efficiency Apartments – Meets Requirements The number of efficiency units in a multiple dwelling shall not exceed fifteen (15) percent of the total number of apartments. The Applicant is not proposing any efficiency apartments. G. Bicycle Parking – Meets Requirements Enclosed bicycle parking shall be provided at a rate of 0.5 spaces for every dwelling unit. Bicycle parking was reviewed above and the applicant is providing 72 bicycle parking stalls for a ratio of 0.6 stalls per unit. H. Window Coverings– For Review All windows which are visible to the outside shall be provided with window treatments. Window treatments shall be consistent throughout each multi-family dwelling structure or development. The Applicant has not provided any information regarding window coverings. Compliance with the requirements for window coverings will be done as part of an inspection of the building once construction has begun. 5. Procedural Requirements for Specific Applications – Section 1355.04 A public hearing for a CUP and PUD request is required before the request can be brought before the City Council. The applicant or its representative shall be given the opportunity to appear before the Planning Commission to answer questions or give explanations regarding the proposal. Upon completion of the public hearing and its study and consideration of the application, the Planning Commission shall submit its written report, containing its findings, conclusions, and recommendations as to the application, to the City Council. Plan Evaluation Summary The table below provides the performance standards for the R-4 District and the preliminary analysis for the proposed development. Requirements where the submitted plans are inconsistent with City Code and require revision are highlighted in grey. Requirements where the Applicant has requested flexibility are highlighted in orange: Ordinance Requirements R-4 District Standards Proposed Development Minimum Lot Area (per dwelling unit) 3,630 sq. ft. 468,025 sq. ft. 3,933 sq. ft. Maximum Floor Area Ratio 0.3 0.35 Maximum Building Height 35 feet ~ 38 feet Maximum Structure Coverage 25% 12% Minimum Landscape Lot Area 65% 74% Minimum Front Yard Setback 40 feet 96.9 feet Minimum Rear Yard Setback 30 feet 86.5 feet Minimum Side Yard Setback 10 feet (min)/15 feet (total) 65.6 feet/ ~ 474 feet Page 17 of 21 PUD & SUP Maximum Dwelling Unit Density Per Net Acre 12 units 13.9 units Minimum Parking Requirements (Dwelling, multiple family) 1.1 per efficiency and 1 bedroom dwelling units; 2 for each 2+ bedroom dwelling units (Total Required- 195 spaces) 254 stalls Off-Street Parking Setbacks 20 feet from ROW 10 feet from property lines 119 feet from ROW 10 feet from property lines Lighting Not to exceed one foot candle on the travel lanes of adjoining public streets 0.1-foot candles shown on photometric plan Screening/Fencing Screened from residential uses Vegetative screening along western boundaries Landscaping - Planting Islands 10% of parking area 15% of parking area Landscaping – Tree Mitigation 752 caliper inches required for replacement 752 caliper inches proposed for replacement Trees located in D&U easements Trees >2.5 caliper inches Landscaping – Boulevard and Island Trees Boulevard Trees – 39 Island Trees – 14 Boulevard Trees – 38, Existing Vegetation Island Trees – 24 Pedestrian and Bicycle Circulation Provide circulation plan and bike rack Bicycle parking provided for residents Additional Review Building Official The Building Official has reviewed the plans and has no additional comments at this time. A Building Permit will be required prior to any construction taking place. Public Works Director/City Engineer The Public Works Director/City Engineer has reviewed the plans. A memorandum has been prepared by the Public Works Director/City Engineer and included as Attachment N. Fire Marshal The Fire Marshal is currently reviewing the plans. No additional conditions have been included at this time Minnesota Department of Transportation MnDOT did not provide comments at the time of writing this report. United States Fish and Wildlife Service FWL did not provide comments at the time of writing this report. Minnesota Department of Natural Resources The Area Hydrologist stated that the plans appear to be consistent with the requirements, including those for open space and density, in Minnesota rules for residential PUDs in shoreland. Findings of Fact Planned Unit Development and Conditional Use Permit Findings: Page 18 of 21 1. The property located at 1700 Highway 96 West is designated for High Density Residential 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 Site Plan Review, Master and Final Planned Unit Development, Conditional Use Permit, Final Plat, and Vacation in order to construct a 119-unit age-restricted apartment. 6. The Applicant has proposed a Master and Final Planned Unit Development for the development of one approximate 162,819 square foot multiple family dwelling on the Subject Property. 7. The Applicant has proposed additional improvements to the proposed Lot 2, Block 1, to construct additional parking and install landscaping for the existing house of worship 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, the Applicant has requested flexibility. 10. Flexibility through the PUD process has been requested in the following areas: density, floor area ratio, and building height. 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. Options and Motion Language Staff have 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 detail. • Recommend Approval with Conditions: Motion to recommend approval of Planning Case 24-018 for a Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, Site Plan Review, Final Plat, and Easement Vacation for a Multiple Family Dwelling at 1700 Highway 96, based on the findings of fact and the submitted plans, as amended by the conditions in the December 4, 2024 Report to the Planning Commission: 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 Conditional Use Permit and Master Planned Unit Development and Final Planned Unit Development 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. Page 19 of 21 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. Prior to the release of the Final Plat for recording, the Applicant shall enter into a Development Agreement. 5. The Final Plat shall be recorded prior to the issuance of a building permit. 6. 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. 7. A Grading and Erosion permit shall be obtained from the city’s Engineering Division prior to commencing any grading, land disturbance or utility activities. The Applicant shall be responsible for obtaining any permits necessary from other agencies, including but not limited to, MPCA, Rice Creek Watershed District, MnDOT and Ramsey County (i.e., ROW or access) prior to the start of any site activities. 8. 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 and shall be consistent with the memorandum from the City Engineer. 9. Prior to issuance of a building permit, the final plans shall show markings and signage to identify access off the site onto County Highway 96 as “Left Turn Only” with signage showing “No Right Turn.” 10. Final landscaping plans shall be revised to relocated trees outside of any drainage and utility easements and shown with trees with a minimum caliper inch of 2.5 inches. 11. 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. 12. 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. 13. 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. 14. 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. 15. 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. Page 20 of 21 16. 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. 17. A separate sign permit shall be required for all signs on the site. 18. Any future trash 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. 19. The Applicant shall be financially responsible for all applicable water and sanitary charges. Rates applied shall be memorialized in the Development Agreement. 20. 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. 21. A right-of-way permit shall be required for work performed within the City and/or Ramsey County right-of-way. 22. The Applicant shall provide the City an executed copy of the shared access agreement with North Heights Lutheran Church for the Subject Property that shall be reviewed by the City Attorney and recorded as part of the Development Agreement. 23. All items identified in the November 20, 2024 PW/Engineering Division memo shall be addressed. All comments shall be adopted herein by reference. 24. The proposed structure shall conform to all other regulations in the City Code. • Recommend Approval as Submitted: Motion to recommend approval of Planning Case 24- 018 for a Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, Site Plan Review, Final Plat, and Easement Vacation for a Multiple Family Dwelling at 1700 Highway 96, based on the findings of fact and the submitted plans in the December 4, 2024 Report to the Planning Commission. • Recommend Denial: Motion to recommend denial of Planning Case 24-018 for a Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, Site Plan Review, Final Plat, and Easement Vacation for a Multiple Family Dwelling at 1700 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 24-018 for a Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, Site Plan Review, Final Plat, and Easement Vacation for a Multiple Family Dwelling at 1700 Highway 96: a specific reason and information request should be included with a motion to table. Public Comments Notice was published in the Pioneer Press on November 21, 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. The City had previously received written comments for the preliminary plat and rezoning review which included concerns regarding traffic generation, noise, drainage, and the number of senior facilities within the City. Deadline for Agency Actions Page 21 of 21 The City of Arden Hills received the completed application for this request on November 4, 2024. Pursuant to Minnesota State Statute, the City must act on this request by January 3, 2025 (60 days), unless the City provides the petitioner with written reasons for an additional 60-day review period. The applicant has submitted a waiver for the 60-day review requirement for PC 24-015 and PC 24-018, extending the review to January 13, 2025. Attachments A. Land Use Application B. Location Map C. Narrative D. Civil and Landscape Plans E. Final Plat F. Easement Vacation Exhibits G. Architectural Plans/Renderings H. Exterior Materials I. Lighting Plan J. Traffic Study K. Traffic Noise Assessment L. Tree Survey M. Memorandum to City Engineer, dated November 20, 2024 Attachment A PC 24-018 Personal Property Tax Parcels Cities County Offices 11/25/2024, 6:32:42 PM 0 0.25 0.50.13 mi 0 0.4 0.80.2 km 1:16,000 Ramsey County Ramsey County MN Attachment B Page 1 of 12 1200 25th Avenue South ● St. Cloud, MN 56301 Phone: 320.258.4438 ● 320.252.3603 REVISED November 4, 2024 Ms. Elena Fransen, Senior Planner Members of the Arden Hills City Council & Planning Commission City of Arden Hills 1245 West Highway 96 Arden Hills, MN 55112 HAND DELIVERED and VIA EMAIL: efransen@cityofardenhills.org and thofer@cityofardenhills.org RE: NORTH HEIGHTS LUTHERAN CHURCH PROPERTY CONDITIONAL USE PERMIT, PLANNED UNIT DEVELOPMENT, SITE PLAN, FINAL PLAT AND VACATION OF EASEMENT NARRATIVE Ms. Fransen and Members of the City Council/ Planning Commission: Trident Development, LLC is pleased to present this request for Conditional Use Permit (CUP), Planned Unit Development (PUD), Master PUD, Final Plat, Easement Vacation and Site Plan 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 approximately 41 acres. The intended use is a high-density residential development. A CUP is required for high density residential use in an R4 zoning district. This use is consistent with the underlying Comprehensive Guide Plan and the development plan generally complies with the performance standards in the R4 zoning ordinance. OVERVIEW: • 119 units, age restricted (55+), senior independent living apartment. • High-amenity market-rate rental community (not income restricted). • 3-stories of habitable space above ground; wood framed-construction with a pitched-roof. • 1-story of parking garage below ground; concrete construction. • Access from County Highway 96. • Comprehensive Plan Amendment approved in 2022. • Preliminary Plat and Rezoning approved September 9, 2024 (rezoning tabled at Council) • Construction is estimated to commence Spring 2025 with completion anticipated in Spring/Summer 2026. $WWDFKPHQW& Page 2 of 12 REQUEST: Trident Development, LLC is requesting approval of the following: • Conditional Use Permit (CUP) • Planned Unit Development (PUD) • Master PUD • Final Plat • Easement Vacations • Site Plan ENCLOSED • Updated Site Plan / Parking Plan / Landscape Plan / Lighting Plan • Updated Architectural 3-D renderings, elevations, floor plans • Civil engineering plans – grading/utilities/drainage plans • Supplemental reports including wetlands report, traffic study, noise study, geotech • Supplemental Details – Exhibit A. After you have an opportunity to review the application submittal materials, please let us know of any questions or concerns. Respectfully, Andy Brummer Trident Development, LLC Page 3 of 12 EXHIBIT A: SUPPLEMENTAL DETAILS [following pages] Page 4 of 12 OWNERSHIP REPORT Record Owner of the property: North Heights Lutheran Church, a Minnesota corporation Applicant: Trident Development, LLC a Minnesota limited liability company Address of Owner: 1700 Highway 96 West, Arden Hills, MN 55112 Phone Number of Owner: (651) 797-7801, John Oldfield Address of Applicant: 1200 – 25th Avenue South, St. Cloud, MN 56301 Phone Number of Applicant: (612) 242-6097, Roger Fink It is understood that the city will notify/contact all adjoining property owners within 350-feet of the Subject Property. Page 5 of 12 GENERAL DESCRIPTION North Heights Lutheran Church currently owns approximately 41-acres of land situated on the southeast corner of County Highway 96 and US Highway 10, of which the subject property (approximately 10.75+/- acres) will be subdivided from and conveyed to the developer for this proposed project. This proposed project will include a professionally managed, high-amenity, market-rate, senior (age 55+), apartment building. The building will be designed as a 119 unit, 3-story, wood-framed structure with a pitched roof, and heated underground parking. The building will include wood-framed construction on a pre- stressed concrete plank deck over an underground parking garage, with hydraulic elevator service. This senior independent living building will include a wide scope of amenities and generous landscaping. ARCHITECTURAL DESIGN The architectural design is expected to implement a sloped roof, together with entrance gables and vertical bump outs providing visual interest. A variety of complimentary exterior building material colors are proposed to create visual appeal and soften the mass of the building size and will include the following: - LP Smartside, 2-tone lap siding - Vertical metal siding - Thin brick veneer - Vinyl patio doors and windows - Metal entry canopies - Architectural grade, asphalt shingles - Powder-coated metal balconies - Pre-finished, metal flashing and trim As discussed, the physical examples of the exterior material will be provided by November 20, 2024. The developer has engaged HMA Architects to design, draft, and submit building plans, elevations, and visual renderings. DWELLING UNITS This project will offer a variety of market-rate senior independent living apartment units. This project does not include income-restricted units. Below are current preliminary unit projections. Unit Style Total Quantity Square Feet 1-bedroom units 15 7-15% 800 - 1,000 +/- 1-bedroom + den 28 25-30% 900 - 1,100 +/- 2-bedroom 54 35-45% 975 - 1,200 +/- 2-bedroom + den 22 17-25% 1,050 - 1,350 +/- Unit sizing provided above does not include breezeways, common hallways, balconies, and porch floor spaces. Each apartment unit is currently anticipated to be furnished with: • Wall-to-wall carpeting in bedrooms • Luxury vinyl plank flooring in kitchen, baths and laundry rooms • Designer door hardware, light fixtures and faucets Page 6 of 12 • Complete stainless steel kitchen appliances including: refrigerator, electric range/oven, built-in micro-waves, dish washers. • Each unit is equipped with a washer and dryer • Heat and A/C is provided by “magic pack” equipment with individual controls • Generous closet space • Balconies or private patios • Window coverings on all windows and within all units FEATURES & AMENITIES This apartment community is anticipated to include the following amenities and features: • Generous entry lobby with attractive seating • Community room for resident parties, group functions, and family gatherings • Spacious outdoor patio and grill area • Rooftop sky lounge with outdoor fireplace, connected by party room • Heated underground parking • Car wash bay • Pet grooming area • Craft/Workshop Room • Fitness center with gym-quality equipment • Private tenant storage lockers • Centralized mail delivery area, with automated parcel handling system • Security and surveillance camera system; controlled access entry system • Extensive open space and trail system • Activities and events programing • Professional on-site management 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 Impervious Surface: 35% of lot area • Minimum Landscaped Area: 65% of lot area • Minimum set-backs: 40’ Front Yard, 40’ Rear Yard, 15’ Side Yard • Maximum Floor Area Ratio (FAR) 3.0 • Maximum Building Height: 35 feet The current development plan complies with the above performance standards with the exception of the maximum FAR, and building height which is further explained below and will be addressed through the PUD/CUP application and process. Page 7 of 12 LAND USE Based on developer’s review and interpretation of City Zoning Code, the R4 Multiple Family District does allow for multi-family apartment buildings with CUP. Developer is proposing an age-restricted (55+), multi- family, apartment community. FINAL PLAT A Preliminary Plat for Lots 1 & 2, Block 1, Arden Heights was approved by the City on September 9, 2024. The Final Plat and Vacation of Easements exhibits are provided within this narrative and application cycle. Developer is requesting the vacation of four easements described in Document No. 2278852 granting City of Arden Hills a perpetual easement for ponding and flowage of water on, over, upon and across four described parcels. Said vacated easements will be corrected, updated and re-dedicated on the Final Plat. LOT SIZE & DENSITY Based on developer’s review and interpretation of City Zoning Code, the R4 Multiple Family District allows for a minimum lot area of 3,630 sf per dwelling unit. The subject property is approximately +/- 10.75-acres, or 468,025 sf. 468,025 sf / 3,630 sf = 129 maximum units. Current development plan proposes 119 dwelling units. NOTE: this site is also encumbered by the City’s Shoreland Overlay District. Said district requires a minimum lot size of 40,000 sf. It is the Developers interpretation that this proposed project complies with said section of City Zoning Code. FLOOR AREA RATIO (FAR) Based on developer’s review and interpretation of City Zoning Code, the R4 Multiple Family District allows for a maximum FAR of 0.3. The proposed building footprint is approximately 54,200 sf and includes three floors of dwelling/habitable space, for an approximate total of 162,600 sf (note: garage not included in calculation). 162,600 sf of dwelling/habitable space / 468,025 sf total lot size = .347 FAR. Developer believes a deviation to City Zoning Code for maximum FAR is required and will be addressed through the PUD application and process. Developer is requesting flexibility in the maximum Floor Area Ratio requirement. Flexibility for a minor deviation in floor area ratio is fair and reasonable based on the overall development design. Lowering the FAR by 0.47 would result in reducing amenity spaces for the residents. TABULATION OF BLOCKS, LOTS, STREET LENGTH AND AREA, TRAILS Block 1 area: 1,790,441 SF Lot 1 area: 1,322,416 SF Lot 2 area: 468,025 SF No Streets Trails/Sidewalks Overall: 37,224 SF Trails/Sidewalks Lot 1: 24,327 SF Trails/Sidewalks Lot 2: 12,897 SF Lot 1 is the church and Lot 2 is the proposed apartment. Page 8 of 12 BUILDING & IMPERVIOUS SURFACE LOT COVERAGE Impervious Surface: Based on developer’s review and interpretation of City Zoning Code, the R4 zoning district allows for a maximum 35% impervious surface. The current plan proposes a total impervious surface on Lot 2 of 26% of lot area, which is less than the percentage required by City Code. The church property (Lot 1), is zoned R1 which allows for a maximum 35% impervious surface. After completing the proposed parking improvements to Lot 1 (church), the impervious surface area of Lot 1 is calculated at 35%. This calculation includes the removal of approximately 71 parking stalls from Lot 1. Lot Coverage: Based on developer’s review and interpretation of City Zoning Code, The R-4 zoning district established a maximum lot coverage of 25%. The proposed building footprint is approximately 54,200 sf. 54,200 sf building footprint / 468,025 sf total lot size = 11.58% building lot coverage. The proposed building lot coverage is less than the maximum allowed per Code. NOTE: this site is also encumbered by the City’s Shoreland Overlay District. Said district requires a maximum impervious surface coverage of 35%. It is the Developers interpretation that this proposed project complies with said section of City Zoning Code. LANDSCAPING LOT COVERAGE Based on developer’s review and interpretation of City Zoning Code, the R4 Multiple Family District requires a minimum landscaping coverage of 65%. The subject property is approximately +/- 10.75-acres in gross size. About half of the property is physically buildable, the remaining portions include wetlands, drainage, lowlands, steep slopes, or are inaccessible. The current development plan meets or exceeds the landscape coverage requirement. See landscaping plan submitted as part of this narrative and application. BUILDING HEIGHT Based on developer’s review and interpretation of City Zoning Code, the R4 Multiple Family District allows for a maximum building of 35’, which is based on the average height between eaves and the peak of a pitched roof. The proposed building includes an approximate eave height of 32’, and an approximate highest roof peak height of 44’ resulting in an average building height of 38 feet. Developer requests flexibility to City Zoning Code for maximum building height. Developer currently estimates a deviation of 3 feetis required. This minor deviation will result in a higher quality development allowing for 9-foot-high ceilings in all dwelling units and a 6:12 roof pitch. BUILDING SETBACKS Based on developer’s review and interpretation of City Zoning Code, the R4 Multiple Family District requires the following minimum building setbacks: 40’ front yard, 40’ rear yard, 5’ side yard/15’ interior, 40’ side yard corner. The proposed project includes building setbacks that exceed the City’s required minimums—please see enclosed site plan for details. The current development plan meets or exceeds the required minimum building setback dimensions. NOTE: this site is also encumbered by the City’s Shoreland Overlay District. Said district requires a minimum building setback from streets and highways of 40’. It is the developer’s interpretation that the development plans comply with the City Zoning Code. Page 9 of 12 PARKING Based on developer’s review and interpretation of City Zoning Code, the R4 Multiple Family District requires the following minimum parking provisions: 1.1 per studio, 1.1 per 1-bedroom, 2 for 2-bedroom. The following is the current approximate assumption. Example, based on 119 Units % of Units # of Units City Req. Stalls Provided 1 Bbd/ 1 Bbd + Den Proposed = 15-25% 43 47.3 98 2 Bbd/ 2 Bbd + Den Proposed = 20-50% 76 152 156 199.3 254 Currently 104 standard surface stalls (including the required ADA stalls) and 150 underground stalls are planned and therefore, the current parking plan exceeds the minimum parking requirements. It is understood that a minimum of one enclosed (underground) parking stall shall be provided per dwelling unit. VEHICLE ACCESS Site access for vehicles will be provided by the existing access drive from County Highway 96 by way of a permanent access 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. The access agreement will encumber Lot 1 and Lot 2 and will be a condition of the PUD Agreement. A secondary access drive, serving the church property does exist which intersects with Snelling Ave N. The plan proposes to add a median which will be installed at the site entrance on Snelling Ave N. The median, along with a slight bump out on the southern curb of the entrance are meant to deter any traffic from exiting south on Snelling Avenue N. The median will consist of B612 curb, with a taper to bituminous grades at the connection to Snelling Avenue N. This modification is intended to complement the existing signage at the intersection, discouraging use of this secondary drive by occupants of the new lot. Internal to the site, care will be placed in the design of the parking lot to allow for the flow and circulation of both residents’ vehicles and larger vehicles; such as fire apparatus and delivery trucks; which allow delivery trucks to safely and efficiently enter the site. The developer has included a 24’ wide internal circulation dive lane for parking areas, and a 20’ wide fire department access road around the rear of the building—which includes a turn-around provision. The current site plan provides a turning movement exhibit which accommodates fire apparatus and delivery trucks. Currently, the main entrance and the Snelling Avenue intersection with Highway 96 are not signalized. A future signal is planned for the North Heights entrance with the construction of the main TCAAP roadway to the north. TRAFFIC A traffic study was prepared for the project by Transportation Collaborative & Consultants, LLC and dated June 28, 2024. The objective of the review was 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. According to the report, the overall impact on area roadway capacity is expected to be minimal and no significant issues are expected as a result of the proposed development from an intersection/roadway capacity perspective. See further information in the Vehicle Access portion of this narrative for proposed action. A copy of the Traffic report is included with this application. Page 10 of 12 BICYCLE PARKING The current plan proposes 119 dwelling units x .5 spaces required per unit = 60 bicycle parking spaces. Approximately 72 covered bicycle storage/parking spaces are provided in the underground parking garage in designated areas. See updated floor plans submitted with this narrative for location and sizing of bike racks. FIRE SAFETY An automatic fire suppression system is provided throughout the building (NFP 13), which will be monitored 24 hours a day. The developer will work with Fire Department and Building Official to properly locate the FDC, riser room, mechanical room, fire suppression controls/ systems, and a lock box. Fire hydrants locations are shown on the utility plans included with this narrative. TRASH/ RECYCLING Trash is collected in designated trash rooms located in the underground parking garage. Trash rooms will be served by trash chutes accessible to all floors of the building. No trash/refuse area is proposed outside of the building. Property management staff will bring trash bins to bottom of parking ramp so that garbage pickup does not occur within the parking garage, therefore truck circulation for garbage collection is not provided within this narrative. TRAILS This project will include pedestrian trails on the northwest side of the proposed apartment building. Pedestrian trails will be connected to the regional county trail system located along the south side of County Highway 96. In addition, concrete walkways will be included on the southeast/east side of the building adjacent to the parking lot allowing pedestrian movement to and from the church building. WATER & SANITARY SEWER Metropolitan Council sanitary sewer is available and will be connected to the development from U.S. Highway 10. City water services are also available at County Highway 96 to serve the development. See civil engineering plans submitted with this narrative. STORM WATER & GRADING The existing site grade generally flows from the northeast to the southwest—towards Round Lake. The storm water management plan provides for a large storm water pond located directly south of the apartment building. Additionally, due to space constraints and newly designed church parking lot plans, underground stormwater storage tanks are utilized as part of the storm water management plan. See civil engineering plans submitted with this narrative. WETLANDS The developer engaged Kjolhaug Environmental Services to conduct a wetland delineation for the subject property. Results are included within this submittal. Important notes: 1. The City has existing drainage/wetland easements in place today. Said existing easements are no longer in alignment with actual wetlands. There are now delineated wetlands located outside of the existing easement areas; and there are also areas within the original easements that no longer contain delineated wetlands. Page 11 of 12 2. The current development plans require the above-mentioned item #1 will be addressed through this project. Specifically, the original easements will be officially vacated by the City; and a new replacement easement will be recorded based on the recently completed wetland delineation. NOISE/GLARE A Traffic Noise Assessment has been prepared by David Braslau Associates, Inc., dated September 30, 2024. This assessment measured the traffic noise generated from U.S. Highway 10 and Trunk Highway 96 during peak traffic hours. The study also analyzed the anticipated sound reflection from the proposed building to the residential properties on the southwest side of US Hwy 10. The traffic noise assessment concluded that sound reflection from the proposed building would be negligible/non-existent to residents across Hwy 10. The assessment further recommended an upgrade in the window STC specifications for portions of the proposed building. Developer anticipates adding windows with higher STC ratings according to the noise study findings. A copy of the Traffic Noise Assessment report is included with this application. LANDSCAPING PLAN A landscaping plan has been prepared and is included within this application. The landscape planting plan meets or exceeds the minimum landscape planting requirements. Further, in compliance with the tree preservation/replacement plan, 84 tree planting are proposed to be “off-site”. The “off-site” plantings are proposed to be located on adjacent Lot 1 (church property). TREE SURVEY AND PRESERVATION PLAN A tree survey and preservation plan has been prepared and is included within this application. Note: please also refer to comments made under “Landscaping Plan” above regarding tree preservation plan. STORMWATER MANAGEMENT The stormwater management plan proposed in the final 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. See civil engineering plans provided for the proposed locations. SECURITY PLAN The security plan for this development will include surveillance cameras placed throughout common areas, exterior areas, surface lot and underground garage. A controlled access entry system (fob keys) will be utilized for entrance to all access points of the building. Individual unit doors are also controlled by a secured key fob entry system. A generous exterior lighting package is provided for added security and mobility after dark. SIGNAGE A new apartment entrance sign will replace the existing, permitted church sign and will be in conformance with District 2 sign standards. No changes are proposed for the church signage along Highway 10. Per the requirements of Zoning Ordinance Section 1240.02, the monument sign is 4’-4” high from landscape edging (Zoning Ordinance 1240.01 Table 1 allows for 8 ft), and the overall signage area of the sign is 2’-0” high x 16’- Page 12 of 12 0” long = 32 sf (excluding base) which meets the requirements of 1240.01 Table 1), placement of the sign will be on the existing entrance median, and is approximately 40’-0” setback from the assumed property line. The sign will be internally lit. Structural components showing materials, fabrication and mounting system will be provided with submission of the Sign Permit. There will not be signage on the proposed building except for the required address numbers required by the City. Sign building materials will resemble the proposed building with brick, and new landscaping. At this time, the design of the entrance sign has not been finalized with the church but will be placed in the same location. See proposed depiction below: PARK DEDICATION The Public Use Dedication requirement for residential subdivisions for High Density Residential is 20%. If 20% of the land is not available for dedication, a cash contribution in lieu of land dedication may be required, and the cash payment shall be determined based on the fair market value of the land that would otherwise be dedicated to the City. This is still to be determined by City of Arden Hills. It is anticipated that a cash contribution in lieu of land dedication will be made as part of our development approvals. NORTH HEIGHTS CHURCH CAMPUS IMPROVEMENTS This senior living apartment project includes offsite improvements—not within the primary subject apartment property. Offsite improvements will be located on the existing/remaining North Heights Lutheran Church campus. Improvements generally include: • Re-seal and re-stripe existing church parking lot. • Expansion and redesign of church parking lot primarily in the following areas: o Addition of approximately 82 stalls directly east of the proposed apartment. o The net result for North Heights Lutheran Church will reduce the surface parking stall count from 866 total stalls to 795 parking stalls, prior to this apartment project—as the apartment building requires taking of land currently utilized by the church for parking. o Existing parking stalls at the church: 866 surface parking stalls o Proposed parking stalls at the church: 795 surface parking stalls o Required parking stalls is based on seating capacity. Its understood 2,320 seats exist at the church which results in a total of 774 required parking stalls. • The above-mentioned parking lot expansion will require the creation of a new storm water cell. The storm water cell is proposed to be located directly west of the apartment north arm. The north arm cell will assist the apartment stormwater management. Know what'sbelow.before you dig.CallRC1COVER NORTH HEIGHTS APARTMENTSf:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\engineering\9327_cover.dwgSave Date:10/31/24of8 REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota1. 07/17/24 Per City CommentsTRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, MinnesotaDan J. Wilke, P.E.DJWDJW531822. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City Comments $WWDFKPHQW' E X C E P T I O N E X C E P T I O N STATE TRUNK HIGHWAY NO . 10 C.S.A.H. NO. 96 SNELLING AVENUE N.KEITHSON DRIVEROYAL HILLS DRIVE MCCLUNG DRIVE(S E E S H E E T S C2.1 & C2.3 F O R D E T A I L S) (S E E S H E E T S C2.1 , C2.2 , & C2.3 F O R D E T A I L S) (S E E S H E E T C2.1 F O R D E T A I L S ) OWNER:OWNER:OWNER:OWNER:OWNER:OWNER:OWNER:ofEXISTING CONDITIONS TRIDENT DEVELOPMENT, LLC 1200 - 25th Avenue S. St. Cloud, MN 56301REVISIONS3. 10/08/24 City Comments4. 10/11/24 City Comments5. 11/1/24 City Comments6. 11/15/24 City CommentsDRAWN BY:ISSUE DATE:bjs/NJS7/01/24f:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\survey\pre-plat\9327_xcon-overall.dwgSave Date:10/31/24 FILE NO:2273LEGEND8C2.0ARDEN HEIGHTS ADDITION Arden Hills, Minnesota1 7/17/24 per City Comments2. 10/01/24 Submitted for CUP– Thomas R. BalluffName:Signature:7/1/2024License #:40361I hereby certify that this survey, plan orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Land Surveyor under the lawsof the State of Minnesota. E X C E P T I O N SNELLING AVENUE N.KEITHSON DRIVE ofEXISTING CONDITIONS TRIDENT DEVELOPMENT, LLC 1200 - 25th Avenue S. St. Cloud, MN 56301REVISIONS2. 10/01/24 Submitted for CUP3. 10/08/24 City Comments4. 10/11/24 City Comments5. 11/1/24 City Comments6. 11/15/24 City CommentsDRAWN BY:ISSUE DATE:bjs/NJSf:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\survey\pre-plat\9327_xcon insets 2-4.dwgSave Date:10/31/24 FILE NO:22738C2.1LEGENDC.S.A.H. NO. 96 North Heights Lutheran Church7/01/24ARDEN HEIGHTS ADDITION Arden Hills, Minnesota1. 7/17/24 per City CommentsOWNER:Thomas R. BalluffName:Signature:7/1/2024License #:40361I hereby certify that this survey, plan orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Land Surveyor under the lawsof the State of Minnesota. STATE H IGHWAY NO . 10 C.S.A.H. NO. 96 ofEXISTING CONDITIONS TRIDENT DEVELOPMENT, LLC 1200 - 25th Avenue S. St. Cloud, MN 56301REVISIONS2. 10/01/24 Submitted for CUP4. 10/11/24 City Comments5. 11/1/24 City Comments6.DRAWN BY:ISSUE DATE:bjs/NJSf:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\survey\pre-plat\9327_xcon insets 2-4.dwgSave Date:10/31/24 FILE NO:22738C2.2LEGENDNorth HeightsLutheran Church7/01/04ARDEN HEIGHTS ADDITION Arden Hills, Minnesota1. 7/17/24 per City CommentsThomas R. BalluffName:Signature:7/1/2024License #:40361I hereby certify that this survey, plan orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Land Surveyor under the lawsof the State of Minnesota.3. 10/08/24 City Comments STATE TRUNK HIGHWAY NO. 10E X C E P T I O N ROYAL HILLS DRIVE MCCLUNG DRIVESNELLING AVENUE N.ofEXISTING CONDITIONS TRIDENT DEVELOPMENT, LLC 1200 - 25th Avenue S. St. Cloud, MN 56301REVISIONS2. 10/01/24 Submitted for CUP4. 10/11/24 City Comments5. 11/1/24 City Comments6.DRAWN BY:ISSUE DATE:bjs/NJS7/01/24ARDEN HEIGHTS ADDITION Arden Hills, Minnesota f:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\survey\pre-plat\9327_xcon insets 2-4.dwgSave Date:10/31/24 FILE NO:22738C2.3LEGENDOWNER:OWNER:OWNER:OWNER:OWNER:OWNER:1. 7/17/24 per City CommentsThomas R. BalluffName:Signature:7/1/2024License #:40361I hereby certify that this survey, plan orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Land Surveyor under the lawsof the State of Minnesota.3. 10/08/24 City Comments Know what'sbelow.before you dig.CallRC3REMOVALS PLAN f:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\engineering\9327_remove.dwgSave Date:10/31/24of8 REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota1. 07/17/24 Per City CommentsTRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, MinnesotaDan J. Wilke, P.E.DJWDJW531822. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City Comments Know what'sbelow.before you dig.CallRf:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\engineering\9327_site.dwgSave Date:11/14/24of8 REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota1. 07/17/24 Per City CommentsTRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, MinnesotaDan J. Wilke, P.E.DJWDJW531822. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City CommentsC4SITE PLAN f:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\engineering\9327_site.dwgSave Date:11/14/24of8 REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota1. 07/17/24 Per City CommentsTRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, MinnesotaDan J. Wilke, P.E.DJWDJW531822. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City CommentsKnow what'sbelow.before you dig.CallRC4.1SITE PLAN Know what'sbelow.before you dig.CallRC4.2SITE PLAN f:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\engineering\9327_site.dwgSave Date:11/14/24of8 REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota1. 07/17/24 Per City CommentsTRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, MinnesotaDan J. Wilke, P.E.DJWDJW531822. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City Comments Know what'sbelow.before you dig.CallRf:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\engineering\9327_site.dwgSave Date:11/14/24of8 REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota1. 07/17/24 Per City CommentsTRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, MinnesotaDan J. Wilke, P.E.DJWDJW531822. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City CommentsC4.3TURNING ANALYSIS (EMERGENCY VEHICLES) Know what'sbelow.before you dig.CallRf:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\engineering\9327_site.dwgSave Date:11/14/24of8 REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota1. 07/17/24 Per City CommentsTRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, MinnesotaDan J. Wilke, P.E.DJWDJW531822. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City CommentsC4.4TURNING ANALYSIS (GARBAGE TRUCK) C5UTILITY PLANKnow what'sbelow.before you dig.CallRf:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\engineering\9327_utility.dwgSave Date:10/31/24of8 REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota1. 07/17/24 Per City CommentsTRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, MinnesotaDan J. Wilke, P.E.DJWDJW531822. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City Comments Know what'sbelow.before you dig.CallRC5.1UTILITY PLAN STORM SEWER f:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\engineering\9327_utility.dwgSave Date:10/31/24of8 REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota1. 07/17/24 Per City CommentsTRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, MinnesotaDan J. Wilke, P.E.DJWDJW531822. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City Comments Know what'sbelow.before you dig.CallRC5.2UTILITY PLAN STORM SEWER f:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\engineering\9327_utility.dwgSave Date:10/31/24of8 REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota1. 07/17/24 Per City CommentsTRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, MinnesotaDan J. Wilke, P.E.DJWDJW531822. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City Comments Know what'sbelow.before you dig.CallRC5.3UTILITY PLAN STORM SEWER f:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\engineering\9327_utility.dwgSave Date:10/31/24of8 REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota1. 07/17/24 Per City CommentsTRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, MinnesotaDan J. Wilke, P.E.DJWDJW531822. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City Comments GRADING, DRAINAGE, & EROSION CONTROL PLANC6Know what'sbelow.before you dig.CallRf:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\engineering\9327_grade.dwgSave Date:10/31/24of8 REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota1. 07/17/24 Per City CommentsTRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, MinnesotaDan J. Wilke, P.E.DJWDJW531822. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City Comments GRADING, DRAINAGE, & EROSION CONTROL PLANC6.1Know what'sbelow.before you dig.CallRf:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\engineering\9327_grade.dwgSave Date:10/31/24of8 REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota1. 07/17/24 Per City CommentsTRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, MinnesotaDan J. Wilke, P.E.DJWDJW531822. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City Comments GRADING, DRAINAGE, & EROSION CONTROL PLANC6.2Know what'sbelow.before you dig.CallRf:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\engineering\9327_grade.dwgSave Date:10/31/24of8 REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota1. 07/17/24 Per City CommentsTRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, MinnesotaDan J. Wilke, P.E.DJWDJW531822. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City Comments C7STORMWATER POLLUTION PREVENTION PLANKnow what'sbelow.before you dig.CallRf:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\engineering\9327_swppp.dwgSave Date:10/31/24of8 REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota1. 07/17/24 Per City CommentsTRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, MinnesotaDan J. Wilke, P.E.DJWDJW531822. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City Comments SITEC7.1STORMWATER POLLUTION PREVENTION PLAN”f:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\engineering\9327_swppp.dwgSave Date:10/31/24of8 REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota1. 07/17/24 Per City CommentsTRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, MinnesotaDan J. Wilke, P.E.DJWDJW531822. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City Comments DETAILSC8NO PARKINGPARKINGVEHICLE I DREQUIREDUP TO $200 FINEFOR VIOLATIONVANACCESSIBLEf:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\engineering\9327_detail.dwgSave Date:11/13/24of8 REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota1. 07/17/24 Per City CommentsTRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, MinnesotaDan J. Wilke, P.E.DJWDJW531822. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City Comments DETAILSC8.1f:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\engineering\9327_detail.dwgSave Date:11/13/24of8 REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota1. 07/17/24 Per City CommentsTRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, MinnesotaDan J. Wilke, P.E.DJWDJW531822. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City Comments DETAILSC8.2f:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\engineering\9327_detail.dwgSave Date:11/13/24of8 REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota1. 07/17/24 Per City CommentsTRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, MinnesotaDan J. Wilke, P.E.DJWDJW531822. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City Comments DETAILSC8.3f:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\engineering\9327_detail.dwgSave Date:11/13/24of8 REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota1. 07/17/24 Per City CommentsTRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, MinnesotaDan J. Wilke, P.E.DJWDJW531822. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City Comments DETAILSC8.4f:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\engineering\9327_detail.dwgSave Date:11/13/24of8 REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota1. 07/17/24 Per City CommentsTRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, MinnesotaDan J. Wilke, P.E.DJWDJW531822. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City Comments DETAILSC8.5f:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\engineering\9327_detail.dwgSave Date:11/13/24of8 REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota1. 07/17/24 Per City CommentsTRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, MinnesotaDan J. Wilke, P.E.DJWDJW531822. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City Comments 3WO3RP3JL4RM3CA8KC13AE2KC9WO9BH2BF2RM3FM4CA8JL6BF5BL4HB6BL2RM5RB10HL9RP5BF26BH10RB8FM10WP3WO8WP8SBKnow what'sbelow.before you dig.CallRf:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\landscape\9327_landscape.dwgSave Date:11/12/24of REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:1. 07/17/24 Per City CommentsRyan J. Ruttger, RLA56346I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Landscape Architect under thelaws of the State of Minnesota.RJRRJR5TRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, Minnesota2. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City CommentsL1LANDSCAPE PLAN 4MKL5LBS5BCB6JSG5RTD7BCB3SPG4DBH5LBS7DLS2LRS3PDS5MKL2CWH6ARB7ABH9LBS9KFG3JSG9DBH5ABH4CWH7YEW3APC3ABH3RTD2ARB3APC6ABH3KFGf:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\landscape\9327_landscape.dwgSave Date:11/12/24of REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:1. 07/17/24 Per City CommentsRyan J. Ruttger, RLA56346I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Landscape Architect under thelaws of the State of Minnesota.RJRRJR5TRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, Minnesota2. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City CommentsEXISTING GRADEGUY WIRE WITH WEBBINGFLAGGING- ONE PER WIREPLANTING SOIL MIXTURE (SEE SPEC.)MINIMUM 1/2 WIDTH OF ROOT BALL4"-6" SHREDDED BARKMULCHUNDISTURBED OR STABILIZEDSUBSOILNOTE: GUY ASSEMBLY OPTIONAL BUTCONTRACTOR ASSUMES FULLRESPONSIBILITY FOR MAINTAINING TREEIN A PLUMB POSITION FOR THEDURATION OF THE GUARANTEE PERIODGUY ASSEMBLY- 16"POLYPROPYLENE OR POLYETHYLENE(40 MIL) 1-1/2" WIDE STRAP (TYP)DOUBLE STRAND 10 GA. WIRE, 2-7"ROLLED STEEL POSTS (MnDOT 3401)@ 180° O.C. (SEE STAKING DIAGRAM)COORDINATESTAKING TO INSUREUNIFORMORIENTATION OF GUYLINES AND STAKES2. TRIM OUT DEAD WOOD AND WEAK AND/ORDEFORMED TWIGS. DO NOT CUT A LEADER. DONOT PAINT CUTS.4. PLACE PLANT IN PLANTING HOLE WITHBURLAP AND WIRE BASKET, (IF USED), INTACT.BACKFILL WITHIN APPROXIMATELY 12" OF THETOP OF ROOTBALL, WATER PLANT. REMOVETOP 1/3OF THE BASKET OR THE TOP TWOHORIZONTAL RINGS, WHICHEVER IS GREATER.REMOVE ALL BURLAP AND NAILS FROM TOP1/3 OF THE BALL. REMOVE ALL TWINE.3. SET PLANT ON UNDISTURBED NATIVE SOILOR THOROUGHLY COMPACTED BACKFILL SOIL.INSTALL PLANT SO THE ROOT FLARE IS AT ORUP TO 2" ABOVE THE FINISHED GRADE.6. WATER TO SETTLE PLANTS AND FILLVOIDS.5. PLUMB AND BACKFILL WITHBACKFILL SOIL.7. WATER WITHIN TWO HOURS OFINSTALLATION. WATERING MUST BESUFFICIENT TO THOROUGHLY SATURATEROOT BALL AND PLANTING HOLE.8. PLACE MULCH WITHIN 48 HOURS OFTHE SECOND WATERING UNLESS SOILMOISTURE IS EXCESSIVE.1. SCARIFY BOTTOM AND SIDES OF HOLEPRIOR TO PLANTINGPLANTREE WRAPBACKFILL MIXPAINTED FLUORESCENT ORANGEWHITE FLAGGING (TYP.)DOUBLE STRAND 12 GAUGE WIRE8" 2-PLY NYLON STRAPS8' STEEL TEE POST-4 INCHES HARDWOOD MULCHFROM TOP 1/3 OF THE BALLREMOVE BURLAP & ROPEUNDISTURBED SUBSOIL4 INCH DEEP SAUCERNOTE: SEE PLANTING NOTES FOR THE TYPE OF MULCH MATERIAL TO USE.12"6" 2'(MIN.) 6" 6"3 REQUIRED AT 1202'(MIN.) 6"12"UNDISTURBED SUBSOIL( SEE LANDSCAPE NOTES FOR TYPE OF MULCH )REMOVE BURLAP & ROPEFROM TOP 1/3 OF BALLIF SHRUB IS B & B, THENBACKFILL MIX4 INCHES MULCHL2LANDSCAPE PLAN 8YEW5ABH2CWH1ARB7RTD2CWH5ABH3APC2CWH6MKL1JSG1CWH4DBH3KFG5SPG3JSG11SSC12LRS16DLB10WLC1JSG5KFG5SPG10PDS2YEW5ABH3NBS2VBC2LRS3PDS9DLS8DBH3CWH6JSG5VBC3NBS4APC9PDS4APC3VBC12DBH6ABH1ARB3CWH7YEW4JSG1VBC3MKL3RTD5SPG 1ARBf:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\landscape\9327_landscape.dwgSave Date:11/12/24of REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:1. 07/17/24 Per City CommentsRyan J. Ruttger, RLA56346I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Landscape Architect under thelaws of the State of Minnesota.RJRRJR5TRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, Minnesota2. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City CommentsL3LANDSCAPE PLAN 3RTD11JSG5MKL7VBC3RTD3BCB5RTD3MKL2RTD5BCB2ARB9NBS4CWH10PDS4MKL3PDS2LRS10DLS3SPG4DBH5LBS3JSG5JSG9BCB5LBS5RTD9BCB5LBS4MKL3KFG5SPG12DBH1CWH5KFG6LRS6JSG14SSC7KFG20DLB16WLC5SPG3WLC6LRS1JSG18WLC5KFG6DBH8LRS3WLC4CA6KFG4DBHf:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\landscape\9327_landscape.dwgSave Date:11/12/24of REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:1. 07/17/24 Per City CommentsRyan J. Ruttger, RLA56346I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Landscape Architect under thelaws of the State of Minnesota.RJRRJR5TRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, Minnesota2. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City CommentsL4LANDSCAPE PLAN SYMBOLCODEQTYBOTANICAL NAMECOMMON NAMESIZECONTAINERTREESRM8Acer rubrum `Northwood`Northwoods Red Maple4" Cal.B&BFM11Acer x freemanii `Sienna`Sienna Glen Maple4" Cal.B&BRB15Betula nigraClump Form, 4" Cal EquivalentRiver Birch Multi-Trunk12` Ht.B&BHB4Celtis occidentalisCommon Hackberry4" Cal.B&BHL10Gleditsia triacanthos inermis `Harve`Northern Acclaim Thornless Honey Locust4" Cal.B&BKC10Gymnocladus dioica `Espresso`Kentucky Coffeetree4" Cal.B&BWO15Quercus bicolorSwamp White Oak4" Cal.B&BBL11Tilia americana `Boulevard`Boulevard Linden4" Cal.B&BAE13Ulmus americana `Princeton`American Elm4" Cal.B&BCONIFEROUS TREESBF13Abies balsamea4" Cal EquivalentBalsam Fir10` Ht.B&BBH35Picea glauca densata4" Cal EquivalentBlack Hills Spruce10` Ht.B&BRP12Pinus resinosa4" Cal EquivalentRed Pine10` Ht.B&BWP18Pinus strobus4" Cal EquivalentWhite Pine10` Ht.B&BAR13Thuja occidentalis `Techny`4" Cal EquivalentTechny Arborvitae10` Ht.B&BORNAMENTAL TREESSB8Amelanchier x grandiflora `Autumn Brilliance`Clump Form, 2" Cal EquivalentAutumn Brilliance Serviceberry8` Ht.B&BCA7Malus x `Prairifire`Red FlowersPrairifire Crabapple2" Cal.B&BJL11Syringa reticulata `Ivory Silk`White FlowersIvory Silk Japanese Tree Lilac2" Cal.B&BPLANT SCHEDULESHRUBSBCB38Aronia melanocarpa `Autumn Magic`Autumn Magic Black Chokeberry#5 Cont.SSC25Clethra alnifolia `Hummingbird`Summersweet#5 Cont.RTD33Cornus sericea `Alleman`s Compact`Dwarf Red Twig Dogwood#5 Cont.DBH75Diervilla loniceraDwarf Bush Honeysuckle#5 Cont.CWH24Hamamelis virginianaCommon Witch Hazel#5 Cont.ABH42Hydrangea arborescens `Annabelle`Annabelle Hydrangea#5 Cont.NBS15Physocarpus opulifolius `Seward` TMSummer Wine Seward Ninebark#5 Cont.APC17Ribes alpinumAlpine Currant#5 Cont.SPG26Spiraea x bumalda `Goldflame`Gold Foliage, Red FlowersGoldflame Spirea#5 Cont.MKL30Syringa patula `Miss Kim`Miss Kim Lilac#5 Cont.VBC18Viburnum trilobum `Bailey Compact`Red Fall ColorBailey`s Compact American Cranberry Bush#5 Cont.EVERGREEN SHRUBSJSG50Juniperus chinensis `Sea Green`Sea Green Juniper#5 Cont.YEW24Taxus x media `Tauntonii`Tauton Yew#5 Cont.GRASSESKFG64Calamagrostis x acutiflora `Karl Foerster`Feather Reed Grass#2 Cont.LBS34Schizachyrium scopariumLittle Bluestem#2 Cont.PDS38Sporobolus heterolepisPrairie Dropseed#2 Cont.PERENNIALSDLB36Hemerocallis x `Baja`Red FlowersBaja Daylily#1 Cont.DLS26Hemerocallis x `Stella De Oro`Yellow / Gold FlowersStella De Oro Daylily#1 Cont.WLC50Nepeta x faassenii `Walkers Low`Walkers Low Catmint#1 Cont.LRS38Perovskia atriplicifolia `Little Spire`Little Spire Russian Sage#1 Cont.GROUND COVERSROCK21,516 sf1.5" Rock MulchNon-Woven Geotextile IncidentalRiver Rock - Match Existing Church4" DepthSOD98,594 sfTurf Sod BluegrassKentucky BluegrasssodTI75,857 sfType I - Stormwater Seed MixRefer to notes for acceptable seeding methodsSeeding Rate 52.0 lb/acMnDOT Seed Mix 33-261seedSYMBOLCODEQTYBOTANICAL NAMECOMMON NAMESIZECONTAINERf:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\landscape\9327_landscape.dwgSave Date:11/12/24of REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:07/01/24Name:Signature:Date:07/01/24License #:1. 07/17/24 Per City CommentsRyan J. Ruttger, RLA56346I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Landscape Architect under thelaws of the State of Minnesota.RJRRJR5TRIDENT DEVELOPMENT, LLC 1200 25TH AVENUE S ST. CLOUD, MN 56301 NORTH HEIGHTS ADDITION Arden Hills, Minnesota2. 10/01/24 Submitted for CUP3. 10/08/24 Per City Comments4. 10/11/24 Per City Comments5. 10/16/24 SE Parking Lot Removed6. 11/01/24 Per City Comments7. 11/15/24 Per City CommentsL5LANDSCAPE PLAN ARDEN HEIGHTS ADDITIONENGINEERINGSURVEYINGENVIRONMENTAL– Attachment E ARDEN HEIGHTS ADDITIONENGINEERINGSURVEYINGENVIRONMENTALE X C E P T I O N E X C E P T I O N UNITED STATES H IGHWAY NO . 10 AND 62SNELLING AVENUEC.S.A.H. NO. 96 OLD HIGHWAY 10VICINITY MAP f:\jobs\9321 - 9340\9327 - north heights church site\cad c3d\survey\description sketches\9327_vacation doc no.2278852.dwgSave Date:10/29/24 Easement Vacation Description Sketch $WWDFKPHQW) Platinum 55+ Living Complex11-14-20241 Trident DevelopmentSite Plan Scale: 1" = 100'-0" NORTH TRAIL FIRE LANEPATIO UPPER DECK MAIN ENTRY RAMP DNSTATE HI GHWAY 10COUNTY HIGHWAY 96 W EXISTING CHURCH STORM WATER CHURCH PARKING CHURCH PARKING APARTMENT PARKING105 STALLS SURFACE PARKING Attachment G Platinum 55+ Living Complex11-14-20242 Trident DevelopmentParking Level Scale: 1" = 50'-0" LEVEL PARKING STALLS = 150 RAMP DOWN TO PARKING STAIR STAIR STAIRELEV. ELEV. MAINT.TRASH NORTH Arden Hills Unit Mix Matrix and Parking Ratios Floor Type 1st 2nd 3rd Total Perct. Goal 1 bed 5 5 5 15 13% 15% 1 Bed Large 8 10 10 28 24% 25% 2 Bed 18 19 17 54 45% 40% 2 Bed Den 6 8 8 22 18% 20% 37 42 40 119 100% 100% Parking Lower total 150 150 1.260504 stalls/unit Approx. Surface 105 Approx. total 255 2.142857 stalls/unit Approx. total 255 2.142857 stalls/unit Approx. 27 29 5 34 16 18 21 MECH. MECH. DOG WASH MECH. MECH. BICYCLE RACK INFORMATION 36 bicycle parking 18 bicycle parking 18 bicycle parking 105 255 255 2.142857 2.142857 BICYCLE PARKING SPACE CALCULATIONS: 119 UNITS X 0.5 / UNIT = 59.5 OR 60 SPACE REQUIRED 72 SPACES PROVIDED Arden Hills 55+ Living Complex1.31.20223 Trident DevelopmentFirst Level Floor Plan Scale: 1" = 50'-0" DINING / KIT COMMUNITY LOBBY FIT OFF S/M/E S/M/E NORTH MAIN ENTRY STAIR STAIR STAIR Arden Hills Unit Mix Matrix and Parking Ratios Floor Type 1st 2nd 3rd Total Perct.Goal 1 bed 5 5 5 15 13%15% 1 Bed Large 8 10 10 28 24%25% 2 Bed 18 19 17 54 45%40% 2 Bed Den 6 8 8 22 18%20% 37 42 40 119 100%100% Parking Lower total 150 150 1.260504 stalls/unit Approx. Surface 105 Approx. total 255 2.142857 stalls/unit Approx. total 255 2.142857 stalls/unit Approx. TRASH Platinum 55+ Living Complex9.30-2024Platinum 55+ 104 254 254 2.134454 2.134454 11-14-2024Arden Hills Unit Mix Matrix and Parking Ratios Floor Type 1st 2nd 3rd Total Perct. Goal 1 bed 5 5 5 15 13% 15% 1 Bed Large 8 10 10 28 24% 25% 2 Bed 18 19 17 54 45% 40% 2 Bed Den 6 8 8 22 18% 20% 37 42 40 119 100% 100% Parking Lower total 150 150 1.260504 stalls/unit Approx. Surface 105 Approx. total 255 2.142857 stalls/unit Approx. total 255 2.142857 stalls/unit Approx. 105 255 255 2.142857 2.142857 Arden Hills 55+ Living Complex1.31.20224 Trident DevelopmentSecond Level Floor Plan Scale: 1" = 50'-0" UPPER LOBBY S/M/E S/M/E NORTH Arden Hills Unit Mix Matrix and Parking Ratios Floor Type 1st 2nd 3rd Total Perct.Goal 1 bed 5 5 5 15 13%15% 1 Bed Large 8 10 10 28 24%25% 2 Bed 18 19 17 54 45%40% 2 Bed Den 6 8 8 22 18%20% 37 42 40 119 100%100% Parking Lower total 150 150 1.260504 stalls/unit Approx. Surface 105 Approx. total 255 2.142857 stalls/unit Approx. total 255 2.142857 stalls/unit Approx. elev. elev. m/e Platinum 55+ Living Complex9.30-2024TRASH Platinum 55+ 104 254 254 2.134454 2.134454 11-14-2024Arden Hills Unit Mix Matrix and Parking Ratios Floor Type 1st 2nd 3rd Total Perct. Goal 1 bed 5 5 5 15 13% 15% 1 Bed Large 8 10 10 28 24% 25% 2 Bed 18 19 17 54 45% 40% 2 Bed Den 6 8 8 22 18% 20% 37 42 40 119 100% 100% Parking Lower total 150 150 1.260504 stalls/unit Approx. Surface 105 Approx. total 255 2.142857 stalls/unit Approx. total 255 2.142857 stalls/unit Approx. 105 255 255 2.142857 2.142857 Arden Hills 55+ Living Complex1.31.20225 Trident DevelopmentThird Level Floor Plan Scale: 1" = 50'-0" possible deck rec area S/M/E S/M/E NORTH ROOF TOP DECK GAME Arden Hills Unit Mix Matrix and Parking Ratios Floor Type 1st 2nd 3rd Total Perct.Goal 1 bed 5 5 5 15 13%15% 1 Bed Large 8 10 10 28 24%25% 2 Bed 18 19 17 54 45%40% 2 Bed Den 6 8 8 22 18%20% 37 42 40 119 100%100% Parking Lower total 150 150 1.260504 stalls/unit Approx. Surface 105 Approx. total 255 2.142857 stalls/unit Approx. total 255 2.142857 stalls/unit Approx. elev. elev. m/e TRASH Platinum 55+ Living Complex9.30-2024Platinum 55+ 104 254 254 2.134454 2.134454 11-14-2024Arden Hills Unit Mix Matrix and Parking Ratios Floor Type 1st 2nd 3rd Total Perct. Goal 1 bed 5 5 5 15 13% 15% 1 Bed Large 8 10 10 28 24% 25% 2 Bed 18 19 17 54 45% 40% 2 Bed Den 6 8 8 22 18% 20% 37 42 40 119 100% 100% Parking Lower total 150 150 1.260504 stalls/unit Approx. Surface 105 Approx. total 255 2.142857 stalls/unit Approx. total 255 2.142857 stalls/unit Approx. 105 255 255 2.142857 2.142857 Arden Hills 55+ Living Complex1.31.20226 Trident DevelopmentPartial South Elevation Partial East Elevation ASPHALT SHINGLES METAL LAP SIDING (ALT FOR BOARD/BATTEN) METAL SHAKES PAINTED METAL DECKS VINYL PATIO DOORS AND WINDOWSS METAL CANOPY ELEMENT WHITE METAL FLASHING AND TRIM STONE VENEERAPPROX.44'METAL CANOPY ELEMENT Partial East Elevation ASPHALT SHINGLES METAL LAP SIDING (ALT FOR BOARD/BATTEN) METAL SHAKES PAINTED METAL DECKS VINYL PATIO DOORS AND WINDOWSS METAL CANOPY ELEMENT WHITE METAL FLASHING AND TRIM STONE VENEERAPPROX.44'METAL CANOPY ELEMENT METAL FLASHING AND TRIM METAL ENTRY CANOPY ELEMENT PAINTED METAL BALCONY ASPHALT SHINGLES BRICK VENEER 2 TONE METAL LAP SIDING VERTICAL METAL SIDING VINYL PATIO DOORS AND WINDOWS METAL ENTRY CANOPY ELEMENTAPPROX. 44'Platinum 55+ Living Complex9.30-202411-14-2024 Arden Hills 55+ Living Complex1.31.20227 Trident DevelopmentPartial South Elevation Partial North Elevation Platinum 55+ Living Complex9.30-202411-14-2024 Arden Hills 55+ Living Complex1.31.20228 Trident DevelopmentPlatinum 55+ Living Complex9.30-202411-14-2024 Arden Hills 55+ Living Complex1.31.20229 Trident DevelopmentPlatinum 55+ Living Complex9.30-202411-14-2024 Arden Hills 55+ Living Complex1.31.202210Trident DevelopmentPlatinum 55+ Living Complex9.30-202411-14-2024 Arden Hills 55+ Living Complex1.31.202211Trident DevelopmentPlatinum 55+ Living Complex9.30-202411-14-2024 Arden Hills 55+ Living Complex1.31.202212Trident DevelopmentPlatinum 55+ Living Complex9.30-202411-14-2024 Arden Hills 55+ Living Complex1.31.202219Trident Development13Platinum 55+ Living Complex9.30-202411-14-2024 Arden Hills 55+ Living Complex1.31.202217Trident Development14Platinum 55+ Living Complex9.30-202411-14-2024 Arden Hills 55+ Living Complex1.31.202215Trident DevelopmentPlatinum 55+ Living Complex9.30-202411-14-2024 Arden Hills 55+ Living Complex1.31.202214Trident Development16Platinum 55+ Living Complex9.30-202411-14-2024 Arden Hills 55+ Living Complex1.31.202218Trident Development17Platinum 55+ Living Complex9.30-202411-14-2024 Arden Hills 55+ Living Complex1.31.202218Trident Development1718Platinum 55+ Living Complex9.30-202411-14-2024 Arden Hills 55+ Living Complex1.31.202217Trident Development14Platinum 55+ Living Complex9.30-20241911-14-2024 Color Examples Material Example $WWDFKPHQW+ PRELIMINARY SET Attachment I 0.10.21.30.40.12.510.50.11.60.10.22.412.33.00.30.10.10.10.10.10.10.10.10.10.20.20.20.20.20.30.30.41.64.14.75.04.60.10.20.81.71.00.30.20.20.20.20.20.20.20.20.30.30.20.20.30.30.40.50.50.60.91.01.54.14.90.10.10.10.20.30.40.40.50.60.60.60.60.60.60.50.50.40.30.30.30.40.50.60.70.70.60.60.71.43.74.40.10.10.10.20.30.40.60.81.01.21.31.31.21.00.80.60.50.40.40.40.50.70.91.11.21.10.90.70.71.21.40.50.10.10.10.20.30.50.71.11.52.02.42.42.01.51.10.70.50.40.40.50.60.91.31.72.01.91.61.31.00.80.60.61.20.10.10.10.20.30.50.81.32.02.93.43.43.02.01.30.80.60.40.40.50.71.01.62.43.03.02.61.91.30.90.70.85.020.60.10.10.10.20.30.50.81.22.03.13.73.83.22.01.20.80.60.40.40.40.61.01.62.63.73.93.42.51.61.10.70.61.93.90.80.10.10.20.30.40.61.01.52.32.92.92.31.51.00.70.40.30.30.30.40.71.32.23.13.63.52.61.71.10.80.60.50.60.40.20.10.10.20.30.40.50.81.21.61.61.20.80.60.40.30.20.20.20.20.30.61.32.12.52.31.81.31.00.70.60.50.50.40.20.10.10.10.10.20.20.30.50.60.60.40.30.20.20.20.10.10.10.10.20.30.61.01.11.21.11.00.80.70.70.60.60.50.30.20.10.10.10.10.10.20.30.30.20.10.10.10.10.10.10.10.10.10.20.30.40.40.40.60.60.70.70.70.80.80.70.50.30.10.10.10.10.10.10.10.10.10.10.10.10.10.20.20.20.20.30.40.50.70.91.01.21.10.90.50.30.10.10.10.10.10.10.10.10.10.10.10.20.30.50.71.01.51.81.81.40.90.50.30.10.10.10.10.10.10.20.40.71.21.92.72.72.31.50.90.50.30.20.10.10.10.20.51.22.23.43.73.12.21.40.90.50.40.30.20.10.10.30.92.13.23.93.62.61.71.10.80.60.50.30.10.10.10.30.61.52.63.13.22.41.71.20.90.70.60.40.20.10.10.10.10.10.10.20.40.81.41.92.01.81.41.10.90.90.80.60.30.20.20.10.10.10.10.10.10.20.40.50.91.21.21.21.11.01.01.00.90.60.30.75.50.10.70.20.10.10.10.10.10.10.20.20.40.60.80.91.11.21.41.51.31.00.60.75.38.317.93.00.30.10.10.10.10.10.10.10.20.30.50.71.01.41.92.32.11.61.00.60.81.00.33.84.61.10.30.20.10.10.10.10.10.10.20.30.50.91.52.43.33.02.41.61.00.60.30.20.21.214.86.01.10.50.40.30.20.10.10.10.10.10.20.30.61.52.63.73.83.12.11.30.80.50.40.40.50.82.31.60.80.60.50.40.30.20.10.10.10.10.10.20.41.02.33.33.83.42.31.51.00.70.60.60.60.81.01.11.10.90.70.50.40.30.20.10.10.10.10.20.30.71.42.32.62.62.01.30.90.70.70.70.81.21.51.71.61.41.00.70.50.30.20.20.10.10.10.10.10.20.40.71.01.51.51.31.10.80.70.70.81.11.52.12.42.21.81.30.90.60.40.30.20.10.10.10.10.10.20.30.40.70.90.90.80.70.60.70.91.21.82.42.72.62.01.41.00.60.40.30.20.10.10.10.10.10.10.20.20.30.50.60.50.50.50.60.81.21.72.32.72.52.11.40.90.60.40.30.20.10.10.10.10.10.10.20.20.30.40.40.40.50.71.01.42.02.22.11.71.20.80.50.30.20.20.10.10.10.10.10.10.10.20.20.30.30.40.50.71.01.41.51.51.20.90.60.40.30.20.10.10.10.10.10.10.10.20.20.30.40.50.70.91.00.90.80.60.40.30.20.10.10.10.10.10.10.10.20.30.40.50.60.60.60.50.40.30.20.10.10.10.10.10.10.10.20.20.30.40.40.40.30.30.20.10.10.10.10.10.10.10.20.20.30.30.30.20.20.10.10.10.10.10.10.20.20.20.20.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.1PRELIMINARY SET DRAFT REPORT | www.transportationcollaborative.com | 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 Subject Site Snelling Ave I-694 Hamline Ave Round Lake CR 96 Keithson Dr Colleen Ave Attachment J Trident Arden Hills Apartments Traffic Review June 28, 2024 Page 2 PROPOSED DEVELOPMENT 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, 11th 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. Figure 1Site Generated Trips Trident Arden Hills Apartments Traffic Review9 (8)8 (6)0 (0)3 (7) 0 (0)5 (9) 0 (0)0 (1)0 (0)0 (0)1 (1)+150 +25+225 Legend AM Peak Hour TripsPM Peak Hour TripsAverage Daily TripsStop Sign XXX(XXX)XXX N Directional Distribution 55%45% 5% Colleen Ave Keithson Dr Round Lake Hwy 1 0 Snelling Ave NH w y 1 0 CR 96 CR 96 Arden Hills 55+ Senior Housing Complex Arden Hills, Minnesota TRAFFIC NOISE ASSESSMENT Prepared for Trident Development, LLC Attn: Andy Brumer by David Braslau Associates, Inc. 6603 Queen Avenue S, Suite M Richfield, MN 55423 Tel: 612-331-4571 Eml: david@braslau.com Dr. David Braslau, President 30 September 2024 Attachment K Arden Hills 55+ Senior Housing Complex Traffic Noise Assessment EXECUTIVE SUMMARY This Traffic Noise Assessment addresses expected noise levels at the proposed Arden Hills 55+ Senior Housing Complex in Arden Hills, Minnesota, and proposed measures to comply with Minnesota Noise Standards. The project is located between Minnesota Highway 10 (Hwy 10) on the south and Trunk Highway 96 (TH 96) on the north. The purpose of this study is to determine if the project is in compliance with Minnesota state noise standards, or if needed, to meet exceptions to the rules in the Minnesota Noise Standards. Traffic noise levels from Hwy 10 and TH 96 have been predicted for representative second floor receptor sites distributed around the project building for the morning peak hour (6-7 am) and afternoon peak hour (4-5 pm). Daily traffic volumes have been collected from the MnDOT Traffic Mapping Application and directional and hourly traffic volumes have been based on data from Automatic Traffic Recorder 10919 located on Hwy 10 north of the project. Vehicle type percentages have been based on similar studies in the Twin Cities Metropolitan Area. Under Minnesota noise rule definitions, the hour from 6 -7 AM falls under the nighttime category while the 4-5 PM hour falls under the daytime category. The MinnNoise computer model has been used to estimate nighttime (6-7 AM) and daytime (4-5 PM) sound levels at selected receptors sites distributed around the proposed building. Due to proximity of roadways, the predicted nighttime L10 and L50 levels at all receptor sites are above daytime and nighttime standards for residential land use but can be brought into compliance with state rules if appropriate STC rated windows are installed. Under exceptions to the rules, the STC rating needed for windows and doors with direct exposure to highway noise will depend upon the area percentages of exterior wall components. Depending on glazing area, STC28, STC29 and STC30 windows would be needed to comply with exceptions to the rules. If different glazing types would be difficult, STC30 glazing would be needed throughout. The final section of the study addresses potential increases in traffic noise level for homes to the southwest across TH 10 due to possible reflection from the new building. The latest FHWA traffic noise model (TNM 3.2) is now capable of evaluating traffic noise reflections from structures. While not publicly available, the consulting firm Bowlby Associates offered to perform an analysis. Results of the analysis show increases from zero to well below 1 dBA, that would not be easily detectable. Arden Hills 55+ Senior Housing Complex Traffic Noise Assessment Table of Contents EXECUTIVE SUMMARY 1.0 INTRODUCTION ............................................................................................................. 2 1.1. Objectives of this Noise Assessment ............................................................................... 2 1.2. Site Location and Plan ..................................................................................................... 2 1.3. Minnesota Noise Standards ............................................................................................. 2 2.0 TRAFFIC NOISE MONITORING ................................................................................. 6 3.0 TRAFFIC NOISE MODEL AND PREDICTIONS ..................................................... 11 3.1. Traffic Noise Model ...................................................................................................... 11 3.2. Noise Model Predictions ............................................................................................... 13 3.3. Compliance with State Noise Standards ........................................................................ 16 4.0 ANALYSIS OF NEW BUILDING RELECTIONS ON ADJACENT HOMES ........ 19 5.0 SUMMARY OF FINDINGS ........................................................................................... 21 Arden Hills 55+ Senior Housing Complex Traffic Noise Assessment List of Figures Figure 1.1 Project Location between TH 96 and Hwy 10 .................................................... 3 Figure 1.2 Project Layout relative to North Heights Church .............................................. 4 Figure 1.3 Architects Overview Looking East ...................................................................... 5 Figure 2.1 Traffic Noise Monitoring Sites ............................................................................. 7 Figure 2.2 4-5 PM one-second sound Level Time History on Hwy 10- Interrupted Flow 8 Figure 2.3 6-7 AM one second Sound Level Time History on Hwy 10................................ 9 Figure 2.4 Comparison of PM and AM Traffic Noise Levels ............................................ 10 Figure 3.1 Noise Model Receptor Sites – Highest Noise Levels at #9 AND #11 ............... 12 Figure 3.2 Predicted Noise Levels (dBA) with 55 MPH on Hwy 10 .................................. 13 Figure 3.3 Predicted Noise Levels (dBA) with 55 MPH on TH 96 .................................... 14 Figure 3.4 Adjusted Hwy 10 Predictions with 65 MPH ..................................................... 15 Figure 3.5 Predicted AM L10 Levels ................................................................................... 15 Figure 3.6 Exterior Facades Evaluated for Exterior Wall Compliance ............................ 17 Figure 4.1 TNM 3.2 Model Results on Reflections ............................................................. 19 List of Tables Table 1.1 Minnesota State Noise Standards (NAC-1) ......................................................... 2 Table 2.1 Monitored Hourly Statistical Levels .................................................................. 10 Table 3.1 Assumed Hourly Volume and Vehicle Mix ....................................................... 11 Table 3.2 Predicted L10 Noise Levels (dBA) re AM and PM Standards ........................ 16 Table 3.3 Exterior-Interior Façade Evaluations ............................................................... 18 Table 4.1 TNM 3.2 Model Results ...................................................................................... 20 Arden Hills 55+ Senior Housing Complex `Traffic Noise Assessment David Braslau Associates, Inc. Page 2 1.0 INTRODUCTION 1.1. Objectives of this Noise Assessment This Traffic Noise Assessment evaluates potential traffic noise impacts on the proposed Arden Hills 55+ Senior Housing complex located between U.S. Highway 10 (Hwy 10) to the southwest Minnesota Trunk Highway 96 (TH 96) to the north. The project will be located in the northwest corner of property currently owned by the North Heights Lutheran Church. Hourly traffic volumes on Hwy 10 and TH 96 have been based on traffic count data from the MnDOT Traffic Application website as discussed in Section 2.1 of this report. Projected traffic noise levels are compared with the Minnesota daytime and nighttime noise standards to determine the potential for negative noise impacts and the need for mitigation. 1.2. Site Location and Plan Location of the proposed project is shown on Figure 1.1. The site plan is shown in Figure 1.2. An architect’s view of the project looking to the east is included as Figure 1.3. 1.3. Minnesota Noise Standards The Minnesota State Noise Standards for residential land use are presented in Table 1.1. Residential land uses are included in the NAC-1 (Noise Area Classification -1) under Minnesota Rule 7030.0040. Table 1.1 Minnesota State Noise Standards (NAC-1) Daytime (7:00 am to 10:00 pm) Nighttime (10:00 pm to 7:00 am) L10 65 dBA 55 dBA L50 60 dBA 50 dBA L10 is the level exceeded 10% or 6 minutes of an hour. L50 is the level exceeded 50% or 30 minutes of an hour. The L10 level, which has been shown to accurately reflect traffic noise along major highways, is used in this report to determine compliance. Arden Hills 55+ Senior Housing Complex Traffic Noise Assessment David Braslau Associates, Inc. Page 3 Figure 1.1 Project Location between TH 96 and Hwy 10 Arden Hills 55+ Senior Housing Complex Traffic Noise Assessment David Braslau Associates, Inc. Page 4 Figure 1.2 Project Layout relative to North Heights Church Arden Hills 55+ Senior Housing Complex Traffic Noise Assessment David Braslau Associates, Inc. Page 5 Figure 1.3 Architects Overview Looking East Hwy 10 TH 96 Arden Hills 55+ Senior Housing Complex Traffic Noise Assessment David Braslau Associates, Inc. Page 6 2.0 TRAFFIC NOISE MONITORING Traffic noise levels were monitored during the PM Peak period (4-5 pm) on Wednesday, September 4, 2024 and during the AM “peak nighttime” period from 6-7 am on Thursday, September 5, 2024. Monitor locations are shown on Figure 2.1. The purpose for monitoring at these sites was to capture noise from free-flowing traffic at a known distance from the nearest travel lane for calibration of the noise prediction model used to evaluate levels at the proposed new building. Peak hour traffic volume on major roadways is normally measured during the 4 to 5 pm hour with free- flowing traffic. However, during the monitoring period there were considerable variations in traffic speed due to the interchanges of Hwy 10 with Interstate 35 to the northwest and Interstate 494 to the southeast. This caused considerable congestion, with highly varying sound level as can be seen in Figure 2.2. However, for purpose of modeling free-flow noise, an assumed free flowing traffic sound level of 74 dBA at the monitor has been assumed for calibrating the noise prediction model for the PM period. Traffic noise levels along TH 96 appeared to flow more smoothly without significant changes in speed. Monitored hourly statistical sound levels along Hwy 10 and TH 96 are presented in Table 2.1. Arden Hills 55+ Senior Housing Complex Traffic Noise Assessment David Braslau Associates, Inc. Page 7 Figure 2.1 Traffic Noise Monitoring Sites Arden Hills 55+ Senior Housing Complex Traffic Noise Assessment David Braslau Associates, Inc. Page 8 Figure 2.2 4-5 PM one-second sound Level Time History on Hwy 10- Interrupted Flow Arden Hills 55+ Senior Housing Complex Traffic Noise Assessment David Braslau Associates, Inc. Page 9 Figure 2.3 6-7 AM one second Sound Level Time History on Hwy 10 Arden Hills 55+ Senior Housing Complex Traffic Noise Assessment David Braslau Associates, Inc. Page 10 Table 2.1 Monitored Hourly Statistical Levels 100 FT FROM HWY 10 WB LANES 100 FT FROM TH96 EB LANES PM AM PM AM L01 79 80 L01 72 73 L10 76 78 L10 69 69 L50 72 75 L50 65 63 L90 67 72 L90 58 56 L99 63 68 L99 54 52 A comparison between AM and PM sound levels when adjusted to 100 feet from the nearest travel lane is presented below in Figure 2.4. At the monitoring location, the difference between hourly PM and AM levels on Highway 10 shows higher AM levels, due to heavy queueing in the afternoon peak hour on Highway 10. Figure 2.4 Comparison of PM and AM Traffic Noise Levels Arden Hills 55+ Senior Housing Complex Traffic Noise Assessment David Braslau Associates, Inc. Page 11 3.0 TRAFFIC NOISE MODEL AND PREDICTIONS 3.1. Traffic Noise Model The MinnNoise traffic noise model, which has shown very good agreement with monitored levels, has been used to predict noise levels associated with vehicle traffic. The traffic noise model geometry with assumed noise receptor sites along the building faces is shown in Figure 3.1. Since the building will provide shielding of noise from the other direction, an assumed barrier in the center of the building ensures that noise from the opposite is shielded. Also shown in Figure 3.1 are homes to the southwest across Hwy 10 that have raised concerns about the new building increasing traffic noise due to reflections off the building. This issue is addressed in Section 4.0 of this report. Hourly traffic volumes on Highway 10 were based on data from ATR (Automatic Traffic Recorder) 10919 which is on Hwy 10 some miles north of the project. The most recent data at this station are from the years 2022 and 2023 and provide realistic traffic volumes for this noise assessment. Increases in traffic of less than 10 percent will have negligible impact on traffic noise levels. The assumed vehicle mix by direction was based on similar traffic noise studies in the Twin Cities Metropolitan Area - 95% automobiles, 2% medium trucks and 3% heavy trucks. Initially a posted traffic speed of 55 mph was used on both Hwy 10 and TH 96. However, based on sound level monitoring, it was apparent that a traffic speed of 65 mph was more appropriate for traffic noise predictions on Hwy 10. Assumed vehicle mix and hourly volumes are shown in Table 2.1. “MT” are medium (two-axle trucks) while “HT” are heavy (multi-axle trucks). Table 3.1 Assumed Hourly Volume and Vehicle Mix TH10 ADT EB WB EB WB Auto 3040 2727 3968 3769 MT 64 57 84 79 HT 96 86 125 119 CR96 ADT EB WB EB WB Auto 1122 1007 1465 1392 MT 23 21 31 29 HT 23 21 31 29 AM PM Arden Hills 55+ Senior Housing Complex Traffic Noise Assessment David Braslau Associates, Inc. Page 12 Figure 3.1 Noise Model Receptor Sites – Highest Noise Levels at #9 AND #11 Arden Hills 55+ Senior Housing Complex Traffic Noise Assessment David Braslau Associates, Inc. Page 13 3.2. Noise Model Predictions Traffic noise predictions for Hwy 10 monitoring site are presented in Figure 3.2 for both the 6-7 AM period (covered by nighttime standards) and the 4-5 PM period (covered by daytime standards). As can be seen in the figure, monitored levels were considerably higher for the AM period than expected for a speed of 55 mph. The levels are also higher during the PM period. Therefore, a speed of 65 mph has been assumed for Hwy 10 with predicted levels shown in Figure 3.4 on page 14. Figure 3.2 Predicted Noise Levels (dBA) with 55 MPH on Hwy 10 Arden Hills 55+ Senior Housing Complex Traffic Noise Assessment David Braslau Associates, Inc. Page 14 Traffic noise predictions for the TH 96 monitoring site are presented in Figure 3.3 for both the 6-7 am and 4-5 pm periods. For this roadway the modeled and monitored L10 levels are very close. Figure 3.3 Predicted Noise Levels (dBA) with 55 MPH on TH 96 Arden Hills 55+ Senior Housing Complex Traffic Noise Assessment David Braslau Associates, Inc. Page 15 . Figure 3.4 Adjusted Hwy 10 Predictions with 65 MPH A building outline with predicted AM L10 levels in Figure 3.5 provides a visual presentation of how proximity to roadways shielding by the building affects sound levels. Note the highest level is closest to Hwy10 and the receptors closest to TH 96 are about 5 dBA lower. Figure 3.5 Predicted AM L10 Levels 63 3 68 57 58 65 64 61 62 Arden Hills 55+ Senior Housing Complex Traffic Noise Assessment David Braslau Associates, Inc. Page 16 3.3. Compliance with State Noise Standards The L10 metric is used here to evaluate compliance since standard exceedances for the L50 metric are essentially the same within several dBA. Table 3.2 shows exceedances at all receptor sites relative to the “nighttime” (am) standards in the 6-7 am hour but only two exceedances for R9 and R11 relative to the daytime standards. The daytime exceedance could be considered with modeling error. Table 3.2 Predicted L10 Noise Levels (dBA) re AM and PM Standards Rec L10 AM L10 PM re am55 re pm 65 R1 61 62 6 -3 R2 61 62 6 -3 R3 64 65 9 0 R4 62 63 7 -3 R5 62 63 7 -2 R6 63 64 8 -1 R7 57 58 2 -7 R8 58 59 3 -6 R9 68 69 13 4 R10 61 62 6 -3 R11 65 66 10 1 To comply with Minnesota “nighttime” state noise standards, exceptions to the rules under Subpart 3 of Minnesota Rule 7030.0050 must be met. Under exceptions contained in Minnesota Rules, commercial noise standards (NAC-2) can be applied to residential land use if the exceptions to the rules can be met. The applicable provisions of Minnesota Rule 7030.0050 are presented below. Subp. 3. Exceptions. The noise area classification for land use may be changed in the following ways if the applicable conditions are met. B. The standards for a building in a noise area classification 2 shall be applied to a building in a noise area classification 1 if the following conditions are met: (1) the building is constructed in such a way that the exterior to interior sound level attenuation is at least 30 dB(A) (2) the building has year-round climate control; and (3) the building has no areas or accommodations that are intended for outdoor activities. Three representative living unit plans that have extensive glazing and exposure to traffic noise have been selected for analysis. These are shown in Figure 3.6 below. Arden Hills 55+ Senior Housing Complex Traffic Noise Assessment David Braslau Associates, Inc. Page 17 Figure 3.6 Exterior Facades Evaluated for Exterior Wall Compliance Arden Hills 55+ Senior Housing Complex Traffic Noise Assessment David Braslau Associates, Inc. Page 18 The analysis of exterior-to-interior sound transmission and compliance with exceptions under the state noise rules are summarized in Table 3.3 below. It can be seen that the L10 and L50 levels for the three typical floor plans can be brought into compliance (i.e. 30 dBA exterior façade noise reduction) with the glazing types shown in the table. The composite STC is based upon the sum of acoustical energy passing through the exterior wall and a typical penalty or reduction because of the traffic spectrum is applied. Table 3.3 Exterior-Interior Façade Evaluations Arden Hills 55+ Senior Housing Complex Traffic Noise Assessment David Braslau Associates, Inc. Page 19 4.0 ANALYSIS OF NEW BUILDING RELECTIONS ON ADJACENT HOMES Concerns about possible increases in traffic noise at homes north of TH10 due to reflections off the new building have been raised. This is a rather complex issue due to a continuous traffic noise source along the roadway, several orientations of the building façade and a range of home locations across Highway 10 as seen in Figure 3.1. The currently available traffic noise model from the Federal Highway Administration (TNM 2.5) does not evaluate reflections. However, the latest model TNM 3.2 can evaluate this type of reflections but is not yet readily available for public use. Luckily, a staff member at Bowlby Associates which is the leading consultant on the FHWA noise models kindly offered to run this model on TNM 3.2. Results of this analysis are presented below in Figure 4.1. Figure 4.1 TNM 3.2 Model Results on Reflections Arden Hills 55+ Senior Housing Complex Traffic Noise Assessment David Braslau Associates, Inc. Page 20 Model results are summarized in Table 4.1. There is no information on Home 1 but the effect of refelctions at this site are not expected to be greatly different from the other homes. Table 4.1 TNM 3.2 Model Results HOME With Refl No Refl Effect 2 65.92 65.89 0.03 3 65.75 65.73 0.02 4 64.77 64.76 0.01 5 64.74 64.73 0.01 6 63.14 63.13 0.01 7 63.46 63.45 0.01 8 63.24 63.24 0 Because of the distance from the building and different building façade angles relative to the roadway, sound reflections from the new building are therefore not likely to have a significant effect on sound levels and the perception of traffic noise from the roadways. Even if the building façade were close to and parallel with the roadway, the building surface will still diffuse some of the sound and an increase would always be less than 3 dBA Arden Hills 55+ Senior Housing Complex Traffic Noise Assessment David Braslau Associates, Inc. Page 21 5.0 SUMMARY OF FINDINGS Traffic noise levels were monitored during the PM Peak period (4-5 pm) on Wednesday, September 4, 2024 and during the AM “peak nighttime” period from 6-7 am on Thursday, September 5, 2024. Monitor locations are shown on Figure 2.1 During the monitoring PM monitoring period on TH 10 considerable variations in traffic speed occurred due to the interchanges of Hwy 10 with Interstate 35 to the northwest and Interstate 494 to the southeast. However, for purpose of modeling free-flow noise, an assumed free flowing traffic sound level of 74 dBA at the monitor has been assumed for calibrating the noise prediction model for the PM period. Traffic noise levels along TH 96 appeared to flow more smoothly without significant changes in speed. The MinnNoise computer model has been used to estimate nighttime (6-7 AM) and daytime (4-5 PM) sound levels at selected receptors sites distributed around the proposed building using traffic count data from the MnDOT Traffic Mapping Application and directional and hourly traffic volumes from Automatic Traffic Recorder 10919 located on Hwy 10 north of the project. Vehicle type percentages have been based on similar studies in the Twin Cities Metropolitan Area. Correlation between predicted values on TH 96 assuming a speed of 55 mph were close to monitored values but on Hwy 10, a speed of 65 mph was needed for good correlation. Predicted daytime levels were mostly below standards but nighttime (6-7 am) levels were exceeded at all receptor sites on the building. Therefore, exceptions to the noise rules are needed to ensure compliance with the standards. At least STC 28 will be needed for all facades but those with glazing would need up to 30 STC glazing to provide the needed 30 dBA reduction in the noise rule. The final section of the study addresses potential increases in traffic noise levels for homes to the southwest across TH 10 due to reflections off the new building. Help from Bowlby Associates, who is the consultant to the FHWA traffic on noise models, was needed to run the newest model (TNM 3.2) that can address reflections off buildings. Results of the analysis show increases from zero to well below 1 dBA which would not be easily detectable. y:\jobs\2024jobs\224009\report\arden-hills-apartments traffic-noise-assessment.doc 2500 Shadywood Road, Suite 130, Orono, MN Phone: 952-401-8757 Memorandum Date: October 17, 2024 To: Trident Development, LLC CC: Dan Wilke, Project Engineer From: K. Dickerson, Ecologist (KES) Re: Tree Survey – Arden Hills, MN Property Information The Northern Heights Lutheran Church is located in Section 21, Township 30N, Range 23W, Arden Hills, Ramsey County, Minnesota. Generally, the site is located northeast of the I-694/I- 35W intersection, south of Highway 96 (Figure 1). The site boundaries correspond to Ramsey County PID: 213023110008. The contact person for this project is Roger Fink with Trident Development LLC. The contact address is 1200 25th Avenue South, St. Cloud, MN 56301. The ~41-acre site is comprised of religious buildings, parking lots, wetlands, and woodlands. The woodland is mostly naturally occurring with some aesthetically planted portions. A figure showing the tree locations (Figure 2) and a table indicating the species, caliper inches (also known as Diameter at Breast Height or DBH), number of stems, and conditions are found below. Tree Survey Requirements per the City of Arden Hills Development of this site requires that a tree survey be completed for sound deciduous hardwood trees measuring greater than ten inches in diameter, deciduous softwood trees measuring greater than 12 inches in diameter, or evergreen trees greater than 15 feet in height. Clumps of trees near site boundaries with diameters greater than 8 inches are also considered significant per the City of Arden Hills; Tree Preservation Ordinance. For tree removal, this ordinance also includes Subd. 5. A. 1. Tree Removal Allowance. Mitigation shall not be required for removing, cutting, or killing trees when: Fewer than ten (10) percent of the total caliper inches of the significant trees on the property are cut, removed, or killed. Dead trees are included in Figure 2 but the Attachment L caliper inches of these trees are not included in the mitigation. The caliper inches of nuisance and diseased trees were also not included in the mitigation requirements. Tree Survey Information The site plans include building an apartment complex, two new parking lots, and a stormwater pond (Figure 3). The estimated caliper inches of all significant trees proposed to be impacted is 3,702 inches. Table 3 shows these significant trees' size, species, and location in XY coordinates. The total estimated caliper inches of all significant trees on site is 21,982 inches. The total percentage of proposed impacted significant trees is 16.8%. Mitigation is not necessary if fewer than 10% of the caliper inches of the significant trees on the property are cut, removed, or killed (subd. 5.A.1. City of Arden Hills; Tree Preservation Ordinance). The impacted caliper inches above 10% of the total caliper inches need to be mitigated. Trees must be mitigated at a rate of 1:2, or one caliper inch of tree replaced for every 2 caliper inches of tree removed. This project will require a replacement plan for 752 caliper inches of trees (Table 1). Table 1. Significant Tree Caliper Inches for Northern Heights Lutheran Church Caliper inches (DBH) Total significant trees on site 21,982 Total proposed significant tree impact (A) 3,702 10% of total significant trees on site (B) 2,198 Total inches to be replaced. ((A-B)/2) 752 Additional Information Please see the Carlson-McCain landscaping plan for a list of size, species, and locations of replacement trees for this project. Protections for existing trees include fencing around individual trees to the canopy extent and fencing around woodland edges. Please contact Kat Dickerson at kat@kjolhaugenv.com if you have any questions regarding this report. Thank you. Northern Heights-Arden Hill Site Assessment for Significant Trees FIGURES 1. Site Location 2. Tree Survey 3. Impacted Tree Area 4. Easements and ROWs Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NR Can,Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand),NGCC, (c) OpenStreetMap contributors, and the GIS User Community Figure 1: Location Trident-Arden Hills (KES 2024-103)Ramsey, Minnesota Note: Boundaries indicatedon this figure are approximate and do not constitute an official survey product. ¯0 2,000 Feet Legend Bo undary Source: MNGEO Spatial C ommons, USFWSI-35W1-694 Hwy 96 !(!( !(!( !(!(!(!( !(!(!( !(!(!( !(!( !(!( !( !(!( !( !(!(!( !(!( !( !( !( !(!( !(!(!(!( !(!(!( !( !( !(!( !(!(!(!(!(!(!(!(!(!(!(!( !( !(!(!( !(!(!( !(!( !( !( !(!( !( !(!( !( !( !( !( !( !(!( !(!( !( !(!( !( !( !( !( !( !(!( !(!(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!(!(!( !( !( !(!( !( !( !(!(!( !(!( !(!(!(!(!(!(!(!(!( !(!(!(!(!(!( !(!( !( !( !( !(!(!( !( !( !( !( !(!(!( !( !( !( !( !(!(!(!(!( !( !( !( !(!( !( !(!( !( !(!( !(!(!(!(!( !( !( !(!(!( !( !(!(!( !( !(!( !(!(!( !(!( !( !(!( !( !( !( !(!( 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!(!(!( !(!( !( !(!(!( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !(!(!( !( !( !(!( !( !(!( !( !(!( !(!( !( !(!( !(!( !( 9 1 8 922 9 2 0 9 1 6 9 2 4 9 1 4 926 9 1 2 910 9289089309 0 6 904 902 900 898 896894932892 934 890936 938 940942944 946948950942906 9289 0 8924 9289369 1 4 916 946934 934928926 910 912 914 936904 932 9389 0 6 9 0 6 944 932942 9249 3 6 9 1 6 944924904930 936 910 902906 9389049 2 4 9129 0 4 9 4 4 9349489 1 4 9189309089329 3 8 926 944938910916 900924 910 9309 0 6 918 906 936 922926 928 934 910928930 9 3 2 926 9349 4 2 Figure 2: Site Conditions (Photo:TCM 2020) Trident-Arden Hills (KES 2024-103)Ramsey, Minnesota Note: Boundaries indicatedon this figure are approximate and do not constitute an official survey product. ¯0 150 Feet Legend !(deadd d !(Tre e Bo undary Ramsey Co unty Lidar Source: MNGEO Spatial C ommons, USFWS !(!( !(!( !( !(!(!( !(!( !( !(!(!( !(!( !(!( !( !(!( !( !(!(!( !( !( !( !( !( !(!( !(!(!(!( !(!(!( !( !( !(!( !(!(!(!(!(!(!(!(!(!(!(!( !( !(!(!( !(!(!( 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!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !(!(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !(!(!( !( !(!( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !(!( !( !( !( !(!( !(!( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !(!( !( !( !( !( !(!(!( !( !( !(!( !( !( !(!(!( !( !( !(!( !( !( !(!( !( !( !( !( !( !(!(!(!(!( !(!( !( !( !(!( !( !(!( !(!( !(!( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !(!( !( !( !(!(!(!(!( !( !(!( !(!( !( !( !( !( !( !( !( !(!( !( !(!( !(!( !(!( !(!( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !(!(!( !(!( !( !( !( !(!( !( !( !( !(!( !( !(!( !( !(!(!(!( !( !( !( !( !(!( !(!( !( !(!( !( !(!( !( !(!( !(!( !( !( !( !( !( !(!(!(!( !( !( !( !( !(!( !(!( !( !( !( !(!( !( !( !( !( !( !( !(!( !( !(!( !(!( !( !( !( !( !(!( !( !(!( !( !(!(!( !(!(!( !( !( !( !( !(!(!( !( !( !( !( !( !( !( !(!(!( !( !( !( !(!( !( !( !(!( !( !( !( !( !(!( !(!( !( !( !(!( !(!( !( !( !( !( !( !( !( !( !(!( !( !( !(!(!(!(!( !(!( !(!( !(!( !( !( !( !(!( !(!( !(!(!( !( !( !(!( !( !( !( !( !( !( !( !(!( !(!( !( !(!( !( !( !( !( !( !( !( !( !(!(!( !( !(!( !( !( !( !( !( !( !(!( !(!( !( !( !(!( !( !( !( !(!( !(!( !( !(!( !( !( !( 9 2 8 926924 930 922932 920 934918 916914912 936 938940 910 942908906 9 0 4 902900898 8968949 4 4 8 9 2 946 890 9489 5 0952954 930 940 936 926 936926 9 1 6 942 928 910 926 926 904 9389 1 4 934916 924942 914928906926 910 948946908 950 906 9449329 2 2 9 2 6 930946 944912 9289 2 4 924 934 9 3 8 924 9 3 6 9 0 4 930 9 3 0 934910 940 906932 934 910 918 936924 Figure 3: Proposed Impact Area Trident-Arden Hills (KES 2024-103)Ramsey, Minnesota Note: Boundaries indicatedon this figure are approximate and do not constitute an official survey product. ¯0 150 Feet Legend !(Dead Tree !(Tree Platinum 55 Grading Extents Revised Ramsey County Lidar Boundary Source: MNGEO Spatial Commons, USFWS Per Information from Trident Development LLC: The small, dark grey parking lot along the eastern entrance is no longer being considered and can be dismissed. There are 119 units in the proposed apartment building, not 124 units. !(!( !(!( !(!(!(!( !(!(!( !(!(!( !(!( !(!( !( !(!( !( !(!(!( !(!( !( !( !( !(!( !(!(!(!( !(!(!( !( !( !(!( !(!(!(!(!(!(!(!(!(!(!(!( !( !(!(!( !(!(!( !(!( !( !( !(!( !( !(!( !( !( !( !( !( !(!( !(!( !( !(!( !( !( !( !( !( !(!( !(!(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!(!(!( !( !( !(!( !( !( !(!(!( !(!( !(!(!(!(!(!(!(!(!( !(!(!(!(!(!( !(!( !( !( !( !(!(!( !( !( !( !( !(!(!( !( !( !( !( !(!(!(!(!( !( !( !( !(!( !( !(!( !( !(!( !(!(!(!(!( !( !( !(!(!( !( !(!(!( !( !(!( !(!(!( !(!( !( !(!( !( !( !( !(!( !(!(!(!( !( !( !( !( !(!( !(!( !(!( !(!(!( !(!( !(!(!(!(!( !(!( !(!( !(!(!( !( !(!(!( !(!( !(!(!(!(!( !( !( !( !( !( !( !( !( !(!( !(!(!(!(!( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !(!( !(!( !( !(!( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !(!(!(!(!(!(!(!( !( !( !( !(!( !( !(!(!( !( !( !( !( !( !(!( !( !( !(!( !( !(!( !( !( !( !( !( !( !(!(!(!( !( !( !( !(!( !( !(!(!(!( !( !(!(!(!( !( !( !( !( !(!( !( !(!(!(!( !(!(!( !( !( !(!( !(!(!(!(!( !( !( !( !( !(!( !( !( !(!( !( !(!(!( !( !( !( !( !( !(!(!( !( !( !(!(!( !( !( !(!( !( !( !(!( !( !(!( !( !(!(!( !( !( !( !(!( !( !( !(!( !( !( !( !(!( !( !(!( !( !(!( !( !( !( !( !( !(!(!( !( !( !( !(!(!( !( !( !(!(!(!(!(!(!(!(!(!( !( !( !( !( !(!(!( !(!( !(!(!(!( !(!( !( !( !( !( !( !( !(!(!( !( !( !(!( !( !( !( !( !(!(!( !( !(!(!( !( !(!(!( !( !( !(!( !( !( !( !(!( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !(!( !( !( !( !( !( !( !( !( !(!( !(!(!( !( !( !(!( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !(!( !( !(!(!( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !(!(!(!( !(!(!( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !(!( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !(!( !( !( !(!( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !(!( !(!( !( !(!(!( !(!( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !(!( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !(!( !( !( !( !( !(!(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !(!(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !(!(!( !( !( !( !(!( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !(!( !( !( !( !(!( !(!( !( !( !( !( !( !(!( !( !( !( !(!( !( !( !(!( !( !( !( !( !( !( !( !(!( !( !(!( !( !( !( !( !( !( !( !(!( !( !( !(!(!(!( !( !( !( !(!(!(!(!( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !(!( !(!(!(!(!(!( !( !(!(!( !( !(!(!(!(!(!(!(!(!(!( !(!( !(!( !(!( !(!( !(!(!(!(!(!(!( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !(!( !(!( !(!( !( !( !( !( !( !( !( !(!(!( !(!(!(!(!( !( !( !( !( !( !( !( !( !( !( !(!(!(!(!( !(!(!(!(!(!(!(!( !(!( !( !( !(!(!(!(!( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !(!( !( !( !(!( !( !( !( !( !( !(!( !( !( !( !( !( !(!(!(!( !( !( !( !(!( !(!(!(!(!(!( !( !( !( !( !( !( !( !(!( !( !(!(!( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!(!( !( !(!(!( !(!( !(!(!(!(!(!(!( !(!(!(!( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !(!( !( !( !( !( !( !(!(!(!( !( !(!( !( !(!(!(!(!(!(!(!(!(!( !(!( !(!( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !(!( !(!( !( !( !( !( !( !( !( !( !( !(!(!( !( !( !( !(!(!( !( !(!( !( !(!( !( !( !(!(!( !( !( !( !( !(!(!(!(!( !(!( !( !( !(!( !( !(!( !(!( !(!( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !(!( !( !( !( !(!( !( !( !(!( !(!( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !(!( !( !( !(!( !( !( !( !( !(!( !( !(!(!( !( !(!( !(!(!(!(!( !( !( !( !( !(!(!( !(!( !( !(!( !( !( !( !( !(!( !( !(!( !( !( !( !( !( !( !( !(!(!(!( !(!( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !(!(!( !(!( !( !( !( !(!( !( !( !( !(!( !( !(!( !( !(!(!(!( !( !( !( !( !(!( !(!( !( !(!( !( !(!( !( !(!( !(!( !( !( !( !(!( !(!(!(!( !( !( !( !( !(!( !(!( !( !( !( !(!( !( !( !( !( !( !( !(!( !( !(!( !(!( !( !( !(!( !(!( !( !(!( !( !(!(!( !(!(!( !( !( !( !( !(!(!( !(!( !(!( !( !( !(!(!(!( !( !( !( !(!( !( !( !(!( !( !( !( !( !(!(!( !(!( !( !( !(!( !(!( !( !( !( !( !( !( !( !( !(!( !( !(!(!(!(!(!( !(!( !(!( !(!(!( !( !( !(!( !(!( !(!(!( !( !( !(!( !( !( !( !( !(!(!( !( !(!(!( !(!(!(!( !( !(!( !( !( !( !( !( !( !( !(!(!(!( !( !(!( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !(!(!( !( !( !(!( !( !( !( !( !(!( !(!( !( !(!( !(!( !( Figure 4: Easements within Project Area Trident-Arden Hills (KES 2024-103)Ramsey, Minnesota Note: Boundaries indicatedon this figure are approximate and do not constitute an official survey product. ¯0 150 Feet Legend !(Dead Tree !(Tree Utility/Drainage Easements Source: MNGEO Spatial Commons, USFWS Wetland Easement Wetland Easement Wetland Easement Per Information from Trident Development LLC: The small, dark grey parking lot along the eastern entrance is no longer being considered and can be dismissed. There are 119 units in the proposed apartment building, not 124 units. H:\ARDH\24X136741000\5_Permits\2024-11-04 Submittal\136741_North Heights Plan Review Memo_revised112624.docx MEMORANDUM Date: 11/20/2024 To: David Swearingen, PE From: Jason Malecha, PE cc: Mike Waltman, PE Subject: North Heights Apartments Development Review City of Arden Hills, MN BMI Project No.: 24X.136741.000 This memo summarizes the review of the site development documents submitted by Trident Development, LLC, received on 11/04/2024 and 11/19/2024. General 1. Building setback lines need to be shown on Final Plat as required in City Code section 1120.02 A. 2. Provide a construction traffic control plan. 3. The developer shall obtain all necessary permits required. The list below includes anticipated permits but is not intended to be all encompassing: a. Rice Creek Watershed District Permit b. MnDOT Right-of-Way Permit c. Ramsey County Right-of-Way Permit d. NPDES Construction Stormwater Permit e. City of Arden Hills Right-of-Way Permit f. City of Arden Hills Grading and Erosion Control Permit 4. Monument – Rendering does not match site plans; rendering appears to show extension or modification of signage along CR 96 and/or Snelling Ave. Identify the signage modifications on the site plan. Also, provide sight distance evaluation figure, to demonstrate a lack of site distance issues as recommended by the traffic report. 5. Need a sidewalk connection to CR 96 from the walk in front of the apartment. Attachment M Name: David Swearingen, PE Date: 11/20/2024 Page: 2 H:\ARDH\24X136741000\5_Permits\2024-11-04 Submittal\136741_North Heights Plan Review Memo_revised112624.docx C4 6. It is recommended to identify locations where gutter-out curb is to be installed on the plans, specifically for parking lot islands but also all other areas as applicable. C6 7. Identify the site emergency overflow routes and elevations related to the site, including Stormwater Pond 10. C7.1 8. Provide stormwater calculations and modeling completed that was used to determine pipe sizing, structures, peak stormwater runoff rates, emergency overflow design, underground filtration system design and wet pond dead storage volumes. These calculations should meet the Rice Creek Watershed District (RCWD) modeling requirements.