Loading...
HomeMy WebLinkAbout03-17-25 JDAJoint Development Authority Monday, March 17, 2025 Arden Hills City Council Chambers Minutes 5:30 pm Roll Call Joint Development Authority: Chair Jon Wicklund, Commissioner Tara Jebens-Singh, Commissioner Kurt Weber, Commissioner Mary Jo McGuire, Commissioner Tena Monson Also present: Jessica Jagoe (Arden Hills); Ella Mitchell (Ramsey County), Jenny Boulton (Kutak Rock) Roll call taken. Approval of Agenda Motion by Commissioner McGuire seconded by Commissioner Monson to approve the agenda as presented. Motion carried. Approval of Minutes Motion by Commissioner Monson seconded by Commissioner Weber to approve the January 21, 2025 Special JDA meeting minutes and the February 3, 2025 JDA meeting minutes as presented. Motion carried. Public Input Donna Wiemann, 1406 Arden View Drive, explained the JDA would be choosing members for the JDA Advisory Committee. She asked if this group would be working in the same manner as it has been for the past two years. She indicated JDA Advisory Committee meetings have been held on Zoom and were available for public viewing and then staff provides a summary of the meeting at the next JDA meeting. She requested these steps remain in place to keep the public apprised of the discussions that were being held regarding TCAAP and to assist with building public trust. Consent Agenda a.Appoint JDA Attorneys b.Approve Committee Assignments Commissioner McGuire questioned if Item B from the Consent Agenda should be pulled for discussion as Item E under New Business. Chair Wicklund suggested the JDA address this item at this time. Commissioner Monson stated the JDA Advisory Committee meetings should be able to remain available to the public via Zoom, depending on the sensitivity of the material being discussed. Director Jagoe reported some of the JDA Advisory Committee meetings were available via Zoom and others were not open to the public, at which point notes were taken by staff and a summary was provided to the JDA at their next meeting. Motion by Commissioner Monson seconded by Commissioner Jebens-Singh to approve the consent agenda as presented. Motion carried. Old Business None. Public Hearings a. Planning Case 25-002 and Resolution 2025-001 – Preliminary Plat, Final Plat and Site Plan Review – Outlot A – Ryan Companies US, Inc. Director Jagoe stated the request from Ryan Companies US, Inc. (“Applicant”) is for a proposed office and manufacturing use on the north side of the existing Outlot A located off of Rice Creek Parkway (formerly named Old Highway 8). The Joint Development Authority (JDA) shall review and consider projects which meet all TRC standards as recommended by staff, with approval of such projects subject to a majority vote of all the members of the JDA. The application includes requests for Permitted Adjustments and the application shall require a public hearing. It was noted the existing property is approximately 40.10 acres and is vacant. The property abuts Rice Creek Parkway which is considered to be a General Frontage road. Director Jagoe explained the Applicant is proposing to develop the site for a combined office and manufacturing use for Micro Control Company, which the Applicant describes as an “advanced technology company that specializes in Technology, R & D, and Advanced Technology Testing.”. The Applicant has Page 8 stated that the company provides “over 240 high-quality jobs, offers competitive wages and benefits, and anticipates more than 20% growth in the next 5 years.” The proposed structure would be an approximately 157,820 square foot building. Renderings of the proposed project were reviewed in detail with the JDA. Director Jagoe reported the Applicant has submitted an application that is generally consistent with the standards for the TRC and AHC, except for where permitted adjustments are requested. Where the application is not consistent, staff have noted the inconsistency in their review. The Applicant is seeking permitted adjustments to the following: 1.Reduction in the number of required parking spaces by 10% of the total required stalls for a total of 343 parking stalls, based on the submitted parking generation study. 2.Waiving the requirement for the Project Circulation Plan as recommended by the Arden Hills Public Works and Community Development Departments. Director Jagoe offered the following Findings of Fact: 1.The proposed uses of Office, Manufacturing, and Warehouse are permitted or accessory uses allowed in the Campus Commercial district. 2.The submitted plans are consistent with the standards of the TRC and AHC, and where they are not, conditions are included to address the inconsistencies. 3.The goals, intent, and vision of the Regulating Plan Map and TCAAP Master Plan are met and the requested permitted adjustments do not conflict with the adopted standards. 4.The proposal fits the adjoining design context by providing appropriate building scale and use transitions as the uses, site design, and building design meet the intent and standards of the Campus Commercial zoning district. 5.The proposal is a phased development that establishes potential shared driveways and stormwater management facilities. 6.The proposal does not hinder future opportunities for higher intensity development. 7.The proposal will establish a sustainability approach which will be memorialized as part of a development agreement. 8.The proposal does not negatively impact the health and welfare of the general public. 9.The Joint Development Authority held a public hearing for this land use application on March 17, 2025. Director Jagoe reviewed the options available to the JDA. She provided additional information regarding the request and recommended the JDA hold a public hearing and consider the Preliminary Plat, Final Plat and Site Plan Review for Outlot A approving Resolution 2025-001 and for JDA Planning Case 25-002 for a Preliminary Plat, Final Plat, and Site Plan Review for the phased development of the 40.10-acre parcel legally described as Outlot A, TCAAP, based on the findings of fact and the submitted plans, as amended by the conditions in the March 17, 2025 Report to the Joint Development Authority Board: 1.Recording of the final plat. 2.Recording of the deed for the Subject Property prior to recording of the Development Agreement. 3.Execution of the Development Agreement between the JDA and the Developer prior to issuance of any grading and erosion permits. 4.Recording of Development Agreement prior to issuance of any building permits. 5.Commercial/industrial dedication shall be a cash contribution in lieu of land and calculated based upon the fair market value of Lot 1, Block 1. 6.Park Development shall be a cash contribution in lieu of land and calculated using the fair market value of Lot 1, Block 1. 7.A separate sign permit shall be required for all signs on the site. 8.A right-of-way permit shall be required for work performed within the City and/or Ramsey County right-of-way. 9.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. 10.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 JDA. 11.All items identified in the February 28, 2025, PW/Engineering Division memo shall be addressed. All comments shall be adopted herein by reference. 12.All items identified in the March 10, 2025, and March 11, 2025 Ramsey County email shall be addressed. All comments shall be adopted herein by reference. 13.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. 14.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. 15.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. 16.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. 17.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. 18.A violation of any condition set forth shall be a violation of this Code and shall be cause for revocation. Director Jagoe also recommended the following condition for the Permitted Adjustments: 1.The approval of the Permitted Adjustments for the site plan approved for Lot 1, Block 1, Rice Creek Commons, shall not be interpreted as an approval of any similar Permitted Adjustments for future plat applications within the Thumb Parcel. Commissioner McGuire thanked staff for the detailed staff report and presentation. Commissioner Jebens-Singh asked if the Rice Creek Watershed permit was underway. Director Jagoe deferred this question to the applicant, noting it was her understanding the applicant was working through this process. Commissioner Monson inquired if the public use dedication fees (park and land) would total $468,000. Director Jagoe stated this was correct for the 10-acre parcel. Commissioner Monson commented when the next application came to the City for the remaining 30 acres of land, additional dedication fees would be paid to the City. Director Jagoe reported this was the case. Commissioner Monson questioned if the sign requirements within the TRC were similar to the Arden Hills sign code. Director Jagoe indicated the sign requirements were a bit different, as there was more flexibility. Commissioner Monson asked if there were any concerns from the developer regarding the Public Works/Engineering memo. Director Jagoe stated she has not heard any concerns. Commissioner Monson was of the opinion the TRC parking requirements were quite high. She looked forward to hearing from the developer what hurdles were in place within the TRC. Commissioner McGuire requested further comment from staff on what the additional approval process looks like with the watershed district, DNR and Ramsey County. Director Jagoe reviewed Condition 9 noting the applicant would have to receive grading and erosion permit, along with a permit from the Rice Creek Watershed District and/or DNR. Chair Wicklund opened the public hearing at 6:10 p.m. Chair Wicklund closed the public hearing at 6:11 p.m. Chair Wicklund invited the applicant to come forward at this time. Commissioner Weber thanked the applicant for bringing forward a well-designed plan that makes excellent use of the land. He asked if the infiltration basin on this site would be utilized by other lots in the future. Eddy Wolf, Ryan Companies, thanked City and County staff for all of their efforts on this project. He explained the proposed infiltration basin would handle the current project and would also allow for future expansion. Chad Lockwood, Ryan Companies, reported he has reviewed the Public Works/Engineering memo and he has no concerns. He stated he received conditional approval from the Rice Creek Watershed District last Thursday and he would be moving forward on the conditions to get a permit in place. He indicated he has reviewed the comments from the County and he has no concerns. He stated the infiltration basin was designed to support the initial phase of development and would be expanded as necessary. Commissioner Weber questioned if the infiltration basin would be going underground in the future. Mr. Lockwood stated this was not the current plan, but could be done in the future with further engineering. Commissioner Monson asked what the major hurdles were with the application process. Mr. Wolf indicated the parking requirements were high. He explained he could put together a lessons learned document for the JDA and staff to review at a future meeting, versus reviewing items at this meeting. Commissioner Monson stated she would greatly appreciate this. Commissioner McGuire questioned if there were any hesitations or worries from the developers. Mr. Wolf explained as a real estate developer he was charged with identifying challenges in order to work through them. He stated having partners like the City and the County was the only reason he was able to work through the challenges for this development. Chair Wicklund requested Item 1 under the Permitted Adjustments be made Condition 19 for clarity purposes. Commissioner Weber thanked the developer for bringing forward a detailed request. He indicated he would be supporting the minor variances that were being requested. Commissioner Jebens-Singh thanked the developer and staff for working together to bring this project forward. Commissioner McGuire stated she was grateful for all of the work that has been done on this project by the applicant and staff members. Motion by Commissioner Weber, seconded by Commissioner Monson to approve Planning Case JDA 25-002 and the adoption of Joint Development Authority Resolution 25-001 for a Preliminary Plat, Final Plat, and Site Plan Review with Permitted Adjustments at TCAAP Outlot A that includes Permitted Adjustments for a reduction in total parking stalls by 10% and waiving of the requirement for a Project Circulation plan based on the findings of fact, the submitted plans and as amended by the 19 conditions in the March 17, 2025 staff report . Motion carried. New Business a. Consideration of Ryan Companies US, Inc. Outlot A Phase 1 Sustainability Design Guidelines Waiver Request Director Mitchell provided a summary of the waivers to the Sustainability Design Guidelines that Ryan Companies has requested for the Phase 1 development of Outlot A. For each requirement from the Sustainability Design Guidelines, the “Request” is taken from Ryan Companies’ Outlot A Sustainability Summary. Response and Recommendations are from staff and LHB, the JDA consultant. Staff reviewed the four Sustainability Design Guideline requests in further detail noting the applicant would like to delay the decision to pursue LEED certification, would like to substitute the full electrification goal to an operational carbon reduction goal for the project with a target of 65% or greater reduction, the applicant would like to provide a PV- ready roof in lieu of providing onsite renewable energy, and the applicant was requesting to lower the 30% electric vehicle stall requirement for the project to 2%. Director Mitchell explained understanding that this is the first project at RCC and will set a precedent, and that it is especially important to the JDA that development progresses and the vision for Rice Creek Commons is advanced, staff and the consultant recommend that the JDA grants the above-described waivers. A summary of the resulting sustainability recommendation for Phase 1 of Outlot A is: 1.If funds are available after other required sustainable features are implemented, the developer should register the project with LEED v4 and seek Silver certification. 2.The project as proposed will be at least 65% electric (reduced carbon emissions) compared to the typical cost base. The developer should evaluate strategies for Interior Equipment and Process Loads, and the possibility of financial incentives from the IRA to reach further carbon emissions and energy use reduction. This is based on a system that includes ground-source heat exchange and air source heat pumps for the majority of the building with gas for back-up systems. 3.The project will make the rooftop solar/PV-ready. The developer should also evaluate a maximized rooftop PV system based on a solar developer proposal and implement it if it is cost neutral to the developer. 4.The project will provide 4 EV level 2 charges and 4 EV capable spaces. 5.As indicated in their submittal, the project will to meet the Design Guideline for Embodied Carbon Reduction and Reporting of Energy and Water data over time. 6.As originally proposed, this project would have a negative impact on the credits the JDA is seeking to reach LEED for Communities Platinum level, and the overall greenhouse gas (GHG) balance (all-electric/carbon neutral). With the recommendations above, those impacts would be minimized. Director Mitchell explained this extent of waivers is recommended for approval largely because the proposal for this building came in around the same time that the Sustainability Design Guidelines were approved. Future projects will be required to meet the Sustainability Design Guidelines, with waivers granted for justifiable exceptions. Rick Carter, LHB, reviewed the waiver requests in further detail with the JDA. He stated he supported the proposed recommendations and noted he was available for questions or comments. Director Mitchell stated this phase of the project did have more waivers than was originally anticipated noting this was due in part to the fact the sustainability guidelines were being developed as Ryan Companies was seeking end users throughout 2024. She indicated this set of recommended sustainability measures was dependent upon additional investment. She commented if IRA (Inflation Reduction Act) tax credits could have been used for this project, this premium would have been reduced. She thanked Rick Carter with LHB and the Ryan Companies team for working with staff so diligently to analyze the technologies that were available to meet the proposed sustainability design guidelines. Commissioner Weber asked if the roof could be rented out, because it would be solar ready. Mr. Carter reported this would be the case. Commissioner Weber questioned if the IRA funding would be available for the remainder of the 40-acre development. Director Mitchell stated she was in discussions with Ryan Companies about this and Ryan Companies would be exploring their options. Commissioner Jebens-Singh indicated this was a learning project and all future projects would be aware of the sustainability design guidelines. She explained she was grateful that with concessions being made, this project would still be future ready and would be designed for what was possible for future success. She stated she was very excited about the progress that had been made on this project. Commissioner Monson asked if the County opts to not adjust the cost of the property, would this item come back to the JDA. Mr. Carter indicated this item would come back to the JDA. Commissioner Monson thanked Ryan Companies for providing their expertise on the sustainability measures that would be pursued within this development. She explained she appreciated the data that would be collected for this project in order to better understand what would be happening with this building. Commissioner McGuire stated she also appreciated the fact that this building would be designed for the possible. She understood the JDA had high goals and she appreciated the fact that Ryan Companies was willing to work with the JDA in order to reach these goals. Motion by Commissioner Weber, seconded by Commissioner Monson to approve the recommended Sustainability Design Guidelines waiver requests, with the conditions described. Motion carried. b. Review Term Sheet Director Mitchell reviewed the agreed upon term sheet from December 2023 with the JDA. Commissioner Jebens-Singh asked if staff believed the project was on pace in order to complete the development as proposed. Director Mitchell stated the preliminary development agreement expires on June 30 and staff has discussed the JDA Advisory Committee meeting with Alatus to discuss the progress that has been made on the preliminary development agreement. Commissioner Monson requested an update on the take down of the land. Director Mitchell explained Alatus shared a purchase agreement with the County two or three weeks ago and the County has been reviewing this document. She reported clarifying questions were being asked of the developer at this time. Commissioner Monson commented the JDA previously discussed if the June 30 timeline would be met. She indicated there was a great deal of work that had to be done prior to June 30. She requested further information regarding the 30-day clock. Director Mitchell stated after consultation between the parties, which could look like a meeting between the JDA Advisory Committee and Alatus, one of the parties could choose to give a 30-day notice. She indicated the earliest this notice could be given would be April 7. Chair Wicklund supported the JDA Advisory Committee holding this meeting with Alatus, if this was the consensus of the JDA. Commissioner McGuire agreed with Commissioner Monson that the JDA should get things moving sooner rather than later. Commissioner Weber stated he wanted to see the JDA negotiate in good faith and recommended if the JDA Advisory Committee were to meet with Alatus that this be done in earnest given the tight timeline and the number of things that had yet to be completed. He supported the consultation meeting being held between the JDA Advisory Committee and Alatus. Chair Wicklund requested further comment from the JDA Attorney on the process that must be followed. JDA Attorney Boulton explained a consultation meeting would have to be held with Alatus after which time a determination could be made that there hasn’t been substantial agreement to the terms. The JDA Advisory Committee would provide the opportunity for the consultation and would report back to the JDA. The JDA could then decide what to do from that point. Commissioner Weber supported the JDA Advisory Committee requesting a consultation meeting with Alatus as a show of good faith. Commissioner Jebens-Singh agreed this was the next step. Commissioner Wicklund reported the consensus of the JDA was to have the JDA Advisory Committee tasked with hold a consultation meeting with Alatus prior to April 4. Motion by Commissioner Monson, seconded by Commissioner Jebens-Singh to direct staff to convene a meeting of the JDA Advisory Committee to consult with Alatus in accordance with Section 4 of the Preliminary Development Agreement and provide a report at the next meeting of the JDA Board of the JDA Advisory Committee’s recommendation as to the result of such meeting with Alatus. Motion carried. c. Discuss Community Engagement Director Mitchell explained the JDA has discussed planning a community engagement event in 2025. Further discussion is needed to determine details such as timing, format, and content. Commissioner Jebens-Singh stated when this was last brought up it was noted any community engagement events should be meaningful. She recommended that a community engagement event be pushed off for the time being. Commissioner Monson agreed noting more information would be available after the JDA Advisory Committee meets with Alatus. She commented on all of the progress that had been made on this project, noting the JDA had just approved the first possible construction project on this site. She believed there was a lot to talk about, but recommended the public be informed in one clear shot, with the understanding a purchase agreement and development agreement need to be in place. Commissioner McGuire agreed with Commissioner Monson’s comments. She suggested the community event be properly phrased because if the event was labeled an engagement event, the public would be expecting to provide feedback. She indicated the event should perhaps be an informational meeting. Chair Wicklund supported staff placing an event being held in mid-August through mid-October with the intent of providing educational information to the public. d. Review Road Map Director Mitchell reviewed the 2025 road map with the JDA. Administrative Director’s Report Director Mitchell stated on February 14, Kimley Horn submitted the 60% plans for the Spine Road. She indicated the plans were still on schedule to be completed by the end of the year. She explained on February 18, Ramsey County amended its transportation plan for 2026 to include funding for the Spine Road. She reported the County submitted application with the Department of Commerce for a geothermal planning grant. She explained this would be for the California portion of the project. Commissioner Weber thanked the County for amending their transportation financing in order to fund the Spine Road. Commissioner Monson also thanked the County for amending their transportation financing, stating this was great news for the entire project. She then asked if the Spine Road would be designed to accommodate geothermal. Director Mitchell stated currently it is not, but this could be included in the future. She commented further on the meetings that would be held with Xcel regarding the NGIA. Development Director’s Report Director Jagoe stated she would be working with the JDA Advisory Committee meetings in order to coordinate a meeting and would have this meeting published on the City’s website. Commissioner Updates None. Adjournment Meeting adjourned at 7:19 pm. Approved _____________________________________ _______________________ Jon Wicklund, Chair Date 4/7/25