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HomeMy WebLinkAbout04-09-25 PC PacektAPPROVAL OF THE AGENDA APPROVAL OF MINUTES February 5, 2025 Planning Commission Regular Meeting DRAFT 02 -05 -25 PC MINUTES.PDF PLANNING CASES Planning Case 25 -001 –1126 Benton Way –Variance And Conditional Use Permit (Public Hearing Required) Elena Fransen, Senior 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 UNFINISHED AND NEW BUSINESS Zoning And Subdivision Ordinance Update Discussion - HKGi MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF 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: Joshua Collins (2027) Commissioners: Brad Bjorklund (2025) Steve Erler (2026) Ben Lindau, Vice Chair (2026) Patrick Burlingame (2027) Nancy Jacobson (2027) Jessica Birken (2027) Katie Stromberg - Alternate (2026) Donna Wiemann - Alternate Council Liaison: Kurt Weber Planning Commission April 9, 2025 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. 4.A. Documents: 5. 5.A. 5.B. 6. APPROVAL OF THE AGENDAAPPROVAL OF MINUTESFebruary 5, 2025 Planning Commission Regular MeetingDRAFT 02 -05 -25 PC MINUTES.PDFPLANNING CASESPlanning Case 25 -001 –1126 Benton Way –Variance And Conditional Use Permit (Public Hearing Required) Elena Fransen, Senior 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 UNFINISHED AND NEW BUSINESS Zoning And Subdivision Ordinance Update Discussion - HKGi MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF 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:Joshua Collins (2027)Commissioners:Brad Bjorklund (2025)Steve Erler (2026)Ben Lindau, Vice Chair (2026)Patrick Burlingame (2027)Nancy Jacobson (2027)Jessica Birken (2027)Katie Stromberg -Alternate (2026)Donna Wiemann -AlternateCouncil Liaison:Kurt Weber Planning Commission April 9, 2025 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. 4.A. Documents: 5. 5.A. 5.B. 6. Approved: April 9, 2025 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, FEBRUARY 5, 2025 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Collins called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Joshua Collins, Commissioners Brad Bjorklund (attending remotely, joined during Unfinished and New Business), Patrick Burlingame, Stephen Erler, Ben Lindau, and Katie Stromberg. Absent: None. Also present were: Interim City Administrator Jessica Jagoe, Senior Planner Elena Fransen and Councilmember Kurt Weber. APPROVAL OF AGENDA – FEBRUARY 5, 2025 Commissioner Erler moved, seconded by Commissioner Lindau, to approve the February 5, 2025, agenda as presented. The motion carried unanimously (5-0). APPROVAL OF VICE-CHAIR Commissioner Lindau stated he would be willing to serve as Vice Chair. Commissioner Erler moved, seconded by Commissioner Stromberg, to approve Ben Lindau Vice Chair of the Planning Commission for 2025. The motion carried unanimously (5-0). APPROVAL OF 2025 MEETING CALENDAR Commissioner Lindau moved, seconded by Commissioner Erler, to approve the 2025 Meeting Calendar. The motion carried unanimously (5-0). APPROVAL OF MINUTES January 8, 2025 – Planning Commission Regular Meeting ARDEN HILLS PLANNING COMMISSION – February 5, 2025 2 Councilmember Weber noted he was not in attendance at this meeting. Commissioner Erler moved, seconded by Commissioner Lindau, to approve the January 8, 2025, Planning Commission Regular Meeting as amended. The motion carried unanimously (6-0). PLANNING CASES None. UNFINISHED AND NEW BUSINESS A. Zoning and Subdivision Ordinance Update Discussion Jason Zimmerman, HKGi, stated HKGi was selected by the City of Arden Hills to complete an update to the existing Zoning and Subdivision ordinances. The Planning Commission, as the body most involved with the application of the code, will help conduct a technical review of the proposed changes and provide recommendations to the City Council. The first work session will cover some of the foundational elements upon which the rest of the ordinances will be built – base zoning districts, residential uses, and the required lot and site standards. Mr. Zimmerman explained the current zoning and subdivision ordinances were adopted in 1993 but have been amended several times since – occasionally resulting in inconsistencies and poor formatting. In addition, procedures and some content need to be updated to reflect modern administration and new tools and technologies. HKGi has conducted a full evaluation of the current code and will be working throughout 2025 to meet with the Planning Commission and City Council in order to revise the organization and contents of the zoning and subdivision chapters. The project has been broken down into four phases: Phase 1 – Project Kick Off and Understanding [COMPLETE] Phase 2 – Diagnose the Current Ordinances and Frame Approach [COMPLETE] Phase 3 – Prepare Draft Codes Work Session #1 – Zoning Districts and Uses [WE ARE HERE] Work Session #2 – General Development Standards and Provisions Work Session #3 – Development Procedures and Subdivision Regulations Phase 4 – Final Ordinance Adoption and Implementation Mr. Zimmerman reported HKGi prepared a document that summarizes the state of the current ordinances and proposes changes to improve the structure and content – the Zoning and Subdivision Code Diagnosis Report. This document was shared by City staff. Each work session with the Planning Commission will be focused on a handful of topics. The City Council will be briefed after each meeting on the discussion and recommendations of the Planning Commission. Targeted stakeholder groups will be involved throughout the year as needed to provide input on various topics. Consideration and adoption of the new code is anticipated for late fall of 2025. Mr. Zimmerman commented Arden Hills currently has 17 different base zoning districts. This number is high compared to the typical number of districts in peer communities in the Twin Cities. There are four residential districts, which is a typical number. There are six commercial/business districts; three to four is a more common number. Unless there is a good reason to keep each district, and a clear difference between each of them, the code would benefit ARDEN HILLS PLANNING COMMISSION – February 5, 2025 3 from reducing the number of districts overall – and the number of business districts specifically. At the beginning of the code rewrite process, there were two zoning districts in the city that each had only one site so designated – B-1 and I-2. Since that time, the single property zoned B-1 has been rezoned. Given the large number of zoning districts, and the infrequency with which these two categories have been used, HKGi is recommending they both be eliminated. The single site zoned I-2, which is the lumberyard on Hwy 10, could be rezoned to I-1. Any concerns about outdoor storage of materials at this location could be addressed as those standards are updated in the code generally. Mr. Zimmerman stated originally, there was thought of combining the B-3 and B-4 zoning districts into one new district as these two seems to serve similar purposes, have a small number of parcels zoned within each, and the two districts sit adjacent to each other. However, with the recent decision by the City Council to only allow cannabis retail sales in the B-4 district, it is best to keep these two districts separate. Currently, the B-3 district is called the Service Business District, even though the uses that are currently there are primarily focused on retail. The B-4 district, on the other hand, is called the Retail Business District but has little to no retail and instead contains a number of service businesses such as print shops, contracting services, supply and distribution companies, and indoor recreation. Assuming the preference of the City is to continue to encourage these uses in their current configuration, HKGi is recommending name changes to these districts to make it clearer how they are intended to be used. Since the B-3 district provides retail options along a major arterial, it is recommended it be renamed the Corridor Business district. The B-4 district functions as a typical business park in the way it accommodates multiple businesses in multi-tenant buildings with a focus on providing services or other non-retail operations. It is recommended to be renamed the Business Park district. Chair Collins opened the floor to Commissioner comments. Commissioner Stromberg stated she supported the proposed changes to the zoning district names. Commissioner Lindau agreed noting he appreciated the intent, clarity and simplification. Chair Collins indicated he believed the proposed changes were user friendly. Kendra Ellner, HKGi, discussed how the restrictions on housing types can impact affordability and supply. She explained to the goal in exploring this topic is to improve affordability and the opportunity for different types of residential development. She noted this was a priority topic that was noted in the survey. She commented on the existing use table noting it was a bit restrictive on the type of housing that was allowed, with single-family detached dwellings being the only housing type permitted by right and all other housing types permitted as a conditional use or planned unit development. She reported there were barriers in place for developers and she suggested more flexibility be built into the current provisions. She reviewed proposed language changes that could be considered by the City in order to allow for additional housing types to address the missing middle. She shared images of additional housing option precedents for the Commission to consider. She then asked if there were any questions about what housing types are appropriate for each of the residential zoning districts in Arden Hills and what type of approval should be required for each. Chair Collins opened the floor to Commissioner comments. ARDEN HILLS PLANNING COMMISSION – February 5, 2025 4 Chair Collins requested further clarification regarding the PS type of approval. Ms. Ellner explained PS stands for permitted with standards and noted these standards would be set by the City. Commissioner Erler questioned what the standards would be. Ms. Ellner reported the current use table was all together and she was recommending the lot size and dimensions to be broken out for the specific housing types which would have specific standards. Further discussion ensued regarding the differences between permitted and permitted with standards along with the required approval processes. Commissioner Bjorklund stated he liked the various housing types that were displayed in the presentation. He recommended the different types of accessory dwelling units be included in these graphics. Ms. Ellner reported she would be discussing this later in her presentation. Commissioner Lindau asked if the Commission should consider housing types that could be permitted in zoning districts that are not traditionally residential but could support certain types of housing. Ms. Ellner shared that the current discussion is focused on the residential zoning districts but additional districts could be added to the table if there are comments. Chair Collins questioned if these new housing standards would apply to TCAAP. Ms. Ellner stated this zoning and subdivision ordinance update would not impact TCAAP. Commissioner Erler discussed how the proposed changes would impact the future redevelopment of the City, as it was fully built out. He asked if the minimum lot size for R-1 lots should be reduced given how some lots in Arden Hills were not 14,000 square feet. Mr. Zimmerman presented proposed updates to the standards in the code. He stated one-third of the lots in Arden Hills were smaller than the proposed minimum but noted these lots would still be buildable. He commented on the proposed adjustments that could be made to the City’s lot and site standards. He described the recommendations to reduce corner side yard setbacks and eliminate FAR requirements as a standard. He reviewed the drafted lot requirements table and the drafted site standards table for the Commission. Commissioner Lindau asked if a lot that already had 25% coverage could add an ADU. Mr. Zimmerman indicated not all lots in Arden Hills would allow for an ADU given their lot size or because of their current lot coverage. Chair Collins asked about nonconforming residential properties and how they could be impacted by updated standards. ARDEN HILLS PLANNING COMMISSION – February 5, 2025 5 Mr. Zimmerman discussed how updated standards could better accommodate residential properties that are currently nonconforming. Further discussion ensued regarding nonconforming development, variance requests, and properties that were platted before the current zoning standards. Commissioner Bjorklund stated he liked the idea of reducing lot size, noting he believed 14,000 square feet was excessive. Ms. Ellner discussed an introduction to accessory dwelling units, the possible code language for ADUs, and the type of standards that could be included in the code. She noted the Council still had to make a determination on if ADUs would be included in the code updates. She reviewed the pros and cons for ADUs and common regulation topics. She asked if the Commission had any comments or questions. Commissioner Burlingame asked about short term rentals and Airbnbs. Ms. Ellner shared that communities can approach this by including standards for ADUs or by prohibiting short term rentals. Commissioner Burlingame recommended parking standards be addressed for ADUs. Commissioner Erler stated he was generally open to looking into ADUs in Arden Hills. He believed it would be in the City’s be interest to have standards in place, because ADUs were already occurring. Commissioner Lindau suggested the photos within the code not show rear loading alley entrances because this was not the norm in Arden Hills. He recommended pictures mirror the existing housing types present in Arden Hills today. Commissioner Stromberg indicated the thought of ADUs in the community gives her pause, especially when it comes to Airbnbs. However, she understood units may already be in place and it would be good for the City to have standards in place. Commissioner Bjorklund commented he liked the concept of ADUs. He explained there were a number of ADUs in his neighborhood and he wanted them to be following proper standards. Chair Collins explained the purpose of reviewing the zoning and subdivision code was to provide more access to different housing types. He stated ADUs would provide a new housing type in the City. He questioned where ADUs would be allowed, given the proposed standards. Commissioner Erler stated the units he was aware of were basement conversions and nobody knows they are in place. He indicated there was concern if these units were constructed properly and noted it would benefit the City to have ADU standards in place. Mr. Zimmerman thanked the Commission for their feedback and noted he would continue to draft updates to the zoning and subdivision ordinances. He shared a project update would be provided to the City Council. He anticipated he would be coming back to the Planning Commission in April for further discussion. ARDEN HILLS PLANNING COMMISSION – February 5, 2025 6 Chair Collins asked for final comments from the Commission. Commissioner Bjorklund suggested the City’s commercial parking standards be reconsidered. Commissioner Lindau stated he wanted to see commercial areas improved to be more walkable. In addition, he supported the City having standards for housing above street level commercial. Chair Collins commented on how important it was to increase access to housing, while not being overly burdensome on existing neighbors. He asked for more clarity about the types of housing and how they differ. Mr. Zimmerman commented that permitted with standards could provide residents with a better idea of how certain housing types could look within the community. REPORTS A. Report from the City Council Councilmember Weber provided the Commission with an update from the City Council. He welcomed Commissioner Burlingame to the Planning Commission and thanked Commissioner Lindau for volunteering himself as Vice Chair. He explained the North Heights senior housing development was approved by the City Council, but did not include any affordable housing. The City Council did negotiate with the Developer to split the cost of a new trail as part of the development. He noted the event center on Connelly had closed on the property and should be moving forward. B. Planning Commission Comments and Requests None. ADJOURN Chair Collins moved, seconded by Commissioner Erler, to adjourn the May 7, 2025, Planning Commission Meeting at 8:14 p.m. The motion carried unanimously (6-0). _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for April 9, 2025 P:\Planning\Planning Cases\2025\PC 25-001, 1126 Benton Way - CUP Page 1 of 14 PC Agenda Item – 3A MEMORANDUM DATE: April 9, 2025 TO: Planning Commission Chair and Commissioners FROM: Elena Fransen, Senior Planner SUBJECT: Planning Case #25-001 – Public Hearing Required Applicant: Philip Low Property Location: 1126 Benton Way Request: Variance and Conditional Use Permit Requested Action Philip Low (“Applicant”) has submitted an application for a Variance to construct an addition to the southwest elevation of the existing principal structure at 1126 Benton Way (“Subject Property”). To construct this proposal, the Applicant is seeking a variance to exceed the maximum structure coverage of 25 percent to 27.3 percent. The Applicant is proposing a 4.4 foot by 6.8 foot addition to expand the existing principal structure footprint by 30 square feet. The Applicant has also submitted an application for a Conditional Use Permit to allow a Class II Accessory Home Occupation at 1126 Benton Way. The Applicant is the owner of piano lessons business. A home occupation is allowed in residential zoning districts, but a Conditional Use Permit is required when there are customers visiting the residence. The Applicant is proposing to meet with customers in- person by appointment only which triggered the Class II designation requiring a Conditional Use Permit. Background 1. Existing Site Conditions: 1126 Benton Way (“Subject Property”) is zoned R-3, Townhouse and Low-density Multiple Dwelling District, and is designated for Low Density Residential Uses in the 2040 Comprehensive Land Use Plan. The Subject Property is the site of a single-family dwelling owned by the Applicant. All adjacent properties to the north, east, and south are also zoned R-3, Townhouse and Low-density Multiple Dwelling District, and designated for Low Density Residential Uses in the 2040 Comprehensive Land Use Plan. The parcel to the west is zoned B-2, General Business District, and designated for Commercial Uses in the 2040 Comprehensive Land Use Plan. _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for April 9, 2025 P:\Planning\Planning Cases\2025\PC 25-001, 1126 Benton Way - CUP Page 2 of 14 In the 1970s, the Subject Property was established as part of the Hunters Park neighborhood and homeowners associations through a Planned Unit Development (PUD). A PUD can permit a greater amount of flexibility for developments from the underlying zoning regulations. The Hunters Park PUD used the flexibility permitted in the PUD process, and the neighborhood was designed with varying lot sizes, structure setbacks, and lot coverages. A number of the lots were permitted to have structures that did not meet the underlying zoning requirements, which is a legitimate use of the PUD process. Because the lot sizes and building locations were approved as part of the PUD process, they are not considered nonconforming even if they do not meet the underlying R- 3 zoning requirements. In 1985, the City Council approved a process evaluating future changes to structures in Hunters Park:  If additions or alterations to the homes do not require setback or coverage variances from the R-3 Zone, only a building permit issued administratively by the City shall be required. This removed the need for a PUD amendment with every change.  If additions or alterations to cluster homes do require additional variances of any kind from the R-3 Zone, the standard variance procedure set by the City shall apply.  If both cases, the Architectural and Environmental Committee of the Hunters Park Homeowners Association shall review and approve the proposed addition or alteration before submitting the same to the City. It shall assist individual homeowners in determining if a variance is required for proposed alterations. According to the planning case files, the Hunters Park homeowner association approved this process along with the City. Since many of the lots and structures are “nonconforming” under the R-3 regulations, a variance is almost always required. There have been at least five variances approved for additions in the Hunters Park neighborhood; however, past variance approvals are not a basis for current variance reviews. In 2009, a previous owner of the Subject Property requested three variances to construct a 585 square foot addition to the dwelling. The proposed addition encroached eight (8) feet into the required 30 foot rear yard setback, encroached four (4) feet into the required 40 foot front yard setback, and increased the structure coverage on the lot from 19.4 percent to 26 percent. The variance was approved by the City Council with approval from the Architectural and Environmental Committee of the Hunters Park Homeowners Association. The proposed addition was constructed before the Applicant became the owner of the Subject Property. 2. Site Data 2040 Future Land Use Plan: LDR – Low Density Residential Existing Land Use: Single Family Dwelling Zoning: R-3: Townhouse and Low-density Multiple Dwelling District Lot Size: 0.2 acres Proposed Use: _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for April 9, 2025 P:\Planning\Planning Cases\2025\PC 25-001, 1126 Benton Way - CUP Page 3 of 14 The Applicant is requesting a variance to exceed the maximum structure coverage of 25 percent to 27.3 percent and construct a 4.4 foot by 6.8 foot addition on the principal structure. The existing structure coverage on the Subject Property is 26.9 percent and the proposed addition would increase the coverage to 27.3 percent. The proposed addition would expand the structure footprint by 30 square feet, bringing the total structure coverage from 1643 square feet to 1673 square feet. Section 1320.06 of the Arden Hills City Code requires a maximum structure coverage of 25 percent on residential properties. According to the Applicant’s narrative, there are fluctuations in temperature and humidity at the southwest corner of the home which have resulted in damage to the Applicant’s grand piano. A classical pianist, the Applicant had taken other measures to address the climate issues within the home without success before landing on a construction solution. The proposed addition is an exterior vestibule, and its purpose is to create a separate space between the room where the piano is located and the exterior of the principal structure to remedy the temperature control problems which have damaged two grand pianos at the Subject Property. Initially, the Applicant considered the construction of a vestibule within the existing principal structure footprint. The Applicant states that the design of a vestibule inside the home drastically reduced the functionality of the rest of the room and was not a workable option. The Applicant has provided site drawings for the proposed addition in Attachment E. The Applicant is requesting a variance for flexibility from the 25 percent structure coverage requirement to construct the proposed addition of 30 square feet. The Subject Property was developed in 1974 in accordance with the Hunters Park PUD. The Subject Property was expanded with an addition to the dwelling in 2009 following the approval of a variance request for flexibility from front and rear yard setback requirements and the structure coverage requirement. The 2009 request was made by a previous property owner. The Applicant would not be able to construct the proposed addition without a variance. The Applicant has also submitted a Conditional Use Permit application to allow a Class II Accessory Home Occupation on the Subject Property for the operation of their piano lessons business. The Applicant is the sole employee of the business and teaches about three (3) to six (6) hours in a day. Piano lesson students are seen one at a time during scheduled times Monday through Friday between the hours of 3:00 p.m. and 9:30 p.m. and Saturday 9:00 a.m. to 4:00 p.m. with 30– 60-minute breaks between some students. Piano students or their parents park their vehicle in the Subject Property’s driveway and one car departs when another arrives. The Applicant states that one student and their parent would be on the premises during a lesson and that lessons are conducted entirely within the home. There is no exterior evidence of the piano lesson business outside the home and the lessons do not require a separate entrance to the property. The piano lessons are conducted in one room of the house, indicated in the site plan included as Attachment F. Approvals: _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for April 9, 2025 P:\Planning\Planning Cases\2025\PC 25-001, 1126 Benton Way - CUP Page 4 of 14 1. Variance The Planning Commission is being asked to determine if a variance request for flexibility on the structure coverage should be approved. The submitted survey shows the location of the proposed addition. The evaluation of the proposal should be based on the District Provisions in Section 1320 and the Requirements for a Variance in Section 1355.04, Subd. 4. 2. Conditional Use Permit A Conditional Use Permit is required for Class II Accessory Home Occupations. A home occupation is allowed in residential zoning districts as an accessory use, but it becomes a Class II Home Occupation when there are patrons visiting the premises. City Code Section 1355.04 Subd. 3 of the Arden Hills Zoning Code lists the criteria for evaluating a Conditional Use Permit. The Planning Commission 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. Under state law, a conditional use is a use that is generally allowed in a designated district upon the applicant showing that the standards and criteria stated in the ordinance will be satisfied. Conversely, if the applicant is unable to show that the ordinance standards are met, the application can be denied, but because the use is listed as permitted, the City’s discretion is more limited in these matters than in a comprehensive plan or rezoning application. Plan Evaluation 1. Chapter 13, Zoning Code Review District Provisions (R-3 Townhouse and Low-density Multiple Dwelling District) – Section 1320.06 Lot Size and Dimensions – Planned Unit Development, Meets Requirements The Subject Property was constructed in 1974 with a lot area of 8,825 square feet (Attachment D). Section 1320 – District Provisions of the Zoning Code requires a minimum lot size of 11,000 square feet per single-family dwelling unit. The Subject Property was developed as part of the Hunters Park PUD. A PUD can permit a greater amount of flexibility for developments from the _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for April 9, 2025 P:\Planning\Planning Cases\2025\PC 25-001, 1126 Benton Way - CUP Page 5 of 14 underlying zoning regulations. The Hunters Park PUD used the flexibility permitted in the PUD process, and the neighborhood was designed with varying lot sizes. Proposed Site Plan Structure Setbacks – Planned Unit Development, Flexibility Granted in Previous Approval The proposed addition would not impact existing setbacks. In the R-3 District, the minimum front and rear setback requirements are 40 feet and 30 feet, respectively. As part of the Hunters Park PUD, the Subject Property was developed with varying structure setbacks. In 2009, the Subject Property was granted flexibility to construct a 585 square foot addition that would encroach eight (8) feet into the required 30 foot rear yard setback and encroach four (4) feet into the required 40 foot front yard setback. The detached garage on the Subject Property was developed when the principal structure was constructed in 1974 and has a 3.5 foot side yard setback from the southwest property line. The proposed addition would not encroach into any existing setbacks. _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for April 9, 2025 P:\Planning\Planning Cases\2025\PC 25-001, 1126 Benton Way - CUP Page 6 of 14 Required Existing Notes Proposed Front Setback 40 feet 36 feet Flexibility granted in 2009 Variance No change Rear Setback 30 feet 21.9 feet Flexibility granted in 2009 Variance No change Side Yard 5 ~28 feet Detached garage setback = 3.5 feet No change Side Yard 5 6.8 feet No change Side Yard Total Both Side Yards 15 feet 34.8 feet No change Landscaped Area – Planned Unit Development, Meets Requirements The proposed addition would not impact existing landscaped area. In the R-3 District, the minimum landscaped area required without a variance is 65% of the property or 5,736.25 square feet. The Subject Property has an existing landscaped area of 5,102 square feet or 57.8%. As part of the Hunters Park PUD, the Subject Property was developed with flexibility for lot coverage. The proposed addition would be constructed on top of existing sidewalk on the property and would therefore not impact the existing landscaped area. Structure Coverage – Planned Unit Development, Flexibility Granted in Previous Variance Approval, Flexibility Requested The R-3 District allows for a maximum structure coverage of 25% or 2,206.25 square feet of the Subject Property. In 2009, the previous owner of the Subject Property was approved for a structure coverage variance and permitted to exceed the maximum requirement to construct an addition that would increase the property’s structure coverage to 26 percent. According to the Certificate of Survey submitted by the Applicant (Attachment D), the existing structure coverage is 2,378 square feet or 26.9%. The proposed addition would increase the total structure coverage by 30 square feet for a total of 2,408 square feet, or 27.3% of the Subject Property. Floor Area Ratio – Meets Requirements The R-3 District permits for a maximum floor area ratio of .3. Floor area is calculated as the sum of the gross horizontal area of all floors of a building as measured in square feet from the exterior walls, but not including decks; space where the average floor-to-ceiling height is less than six feet; attached or detached garages; and other detached accessory structures. For the Subject Property, the maximum floor area permitted is 2,647.5 square feet. The existing floor area for the lot is 2,137 square feet and the floor area ratio is .242. The proposed addition is a main level principal structure addition which would increase the property’s floor area by 30 square feet for a total of 2,167 square feet and a floor area ratio of .245. 1. Variance Review The role of the Planning Commission is to determine and consider how the facts presented to them compare with the city’s articulated standards. The Commission should base their decision on the facts presented and then apply those facts to the legal standards contained in city ordinances and _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for April 9, 2025 P:\Planning\Planning Cases\2025\PC 25-001, 1126 Benton Way - CUP Page 7 of 14 relevant state law. Neighborhood opinion alone is not a valid basis for granting or denying a variance request. While the Planning Commission may feel their decision should reflect the overall will of the residents, the task in considering a variance request is limited to evaluating how the variance application meets the statutory practical difficulties factors. Residents can often provide important facts that may help in addressing these factors, however, unsubstantiated opinions and reactions to a request do not form a legitimate basis for a variance decision. The Planning Commission may impose conditions when granting variances as long as the conditions are directly related and bear a rough proportionality to the impact created by the variance. For instance, if a variance is granted to exceed the front setback limit, any conditions attached should presumably relate to mitigating the effect of the encroachment. 2. Variance Requirements – Section 1355.04, Subd. 4 The Applicant requests a variance to construct a principal structure addition to the southwest elevation of their existing principal structure that would exceed the maximum structure coverage of 25 percent and increase the existing structure coverage from 26.9 percent to 27.3 percent in the R-3, Townhouse and Low-density Multiple Dwelling District. In 2009, the Subject Property was approved for a structure coverage variance at 26 percent and today the existing structure coverage is 26.9 percent. The Planning Commission will need to make a determination utilizing the following variance findings and criteria on whether there are practical difficulties with complying with the zoning regulations. If the Applicant does not meet all the factors of the statutory test, then a variance should not be granted. Variances are only permitted when they are in harmony with the general purposes and intent of the ordinance. 1. Purpose and Intent. The variance request shall comply with the purpose and intent of the provisions of the City’s Zoning Regulations and with the policies of the City’s Comprehensive Plan. The variance request for 1126 Benton Way is for a principal structure addition. The Subject Property is zoned R-3, Townhouse and Low-density Multiple Dwelling District and is guided as Low Density Residential on the Land Use Plan. 1126 Benton Way was developed as part of the Hunters Park neighborhood PUD. 2. Practical Difficulties. The Applicant for a variance shall establish that there are practical difficulties in complying with the provisions of the Arden Hills Zoning Regulations. The term “Practical Difficulties” as used in the granting of a variance means: a. Reasonable Use. The property owner proposes to use the property in a reasonable manner not permitted by the Zoning Ordinance. According to the Applicant, the proposed principal structure addition would address a temperature control problem within the dwelling. Fluctuations in temperature and humidity have resulted in damage to the Applicant’s property and the issue has not been addressed through other measures to maintain a consistent climate within the dwelling. _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for April 9, 2025 P:\Planning\Planning Cases\2025\PC 25-001, 1126 Benton Way - CUP Page 8 of 14 The Applicant is proposing an exterior vestibule addition to resolve the issue. The addition on the property would not be permitted by the Zoning Ordinance. b. Unique Circumstances. The plight of the property owner is due to circumstances unique to the property not created by the landowner. According to the Applicant, the climate issue is due to the design of the addition constructed on the principal structure in 2009. The Applicant purchased the dwelling in 2015 and did not create the circumstances that have led them to request a variance. The requested variance would address the issue created by previous improvements to the Subject Property. c. Character of Neighborhood. The variance, if granted, will not alter the essential character of the neighborhood. According to the Applicant, the proposed addition will not alter the character of the neighborhood. The designed addition would be built in the same style and color as the rest of the house and with the same materials. It will be 30 square feet constructed between the principal structure and detached garage and the Applicant states that most people would be unlikely even to notice it is there. 3. Economic Consideration. Economic consideration alone does not constitute a practical difficulty. The Applicant states that there is no economic advantage to the requested variance. They state that a professional realtor shared that if the Applicant were to sell the home, it is likely that less than 30 percent of the value of the vestibule addition would be recovered. 4. Access to Sunlight. Inadequate access to direct sunlight for solar energy systems shall be considered a practical difficulty. A solar energy system is not proposed. Section 1325 – General Regulations, 1325.02 Accessory Uses, Subd. 3 Home Occupations A. Home occupations are allowed as either accessory uses or conditional uses depending on the characteristics of the operation. All home occupations shall comply with the following conditions: 1. It shall not result in traffic, parking, noise, light, fumes and odors to such an extent that it is noticeable that the property is being used for non-residential purposes. The Applicant states that the piano lessons business would not result in any noise, light, fumes, or odors. As for traffic, the Applicant shares that there will be only one car arriving at a time and will be parked in the Subject Property’s driveway. One student and their parent would be present at a time. _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for April 9, 2025 P:\Planning\Planning Cases\2025\PC 25-001, 1126 Benton Way - CUP Page 9 of 14 2. It shall be conducted entirely within the dwelling. All of the business activity will be conducted entirely within the dwelling. The Applicant has an approximate 160 square foot main floor space dedicated to perform the business operations. A floor plan is included below. 3. There is no exterior evidence of the home occupation. All business operations will take place inside the dwelling and the Applicant states that there will be no exterior evidence. No advertisement (i.e. signage) shall be placed on the property noting that there is a business being operated on the property. 4. It does not require any special entrances to the dwelling. The proposed home occupation will not require any additional entrances to the dwelling. Students use the same entrance to the dwelling for their lessons as is used for access to the residential dwelling. B. Class II Conditional Accessory Home Occupations. Home occupations may be allowed by Conditional Use Permit as regulated in Section 1355.04 Subd 3.C.1 if they meet the conditions stipulated above for all Home Occupations and the following conditions: 1. The primary business activity shall be conducted by an occupant of the residence; The Applicant is the sole occupant and owner of the Subject Property and owner of the piano lesson business. Building Floor Plan – Location of Business Operations _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for April 9, 2025 P:\Planning\Planning Cases\2025\PC 25-001, 1126 Benton Way - CUP Page 10 of 14 2. One person not residing in the residence may be employed to assist in the business activity; The Applicant states there are no other employees of the piano lesson business and is not requesting as part of the CUP to be allowed additional employees. 3. It does not occupy more than thirty-three (33) percent of the floor area of the dwelling; The total floor area of the dwelling is 2,137 square feet. If the variance request included in the Applicant’s land use application is approved, and the proposed addition constructed, the total floor area of the dwelling would increase to 2,167 square feet. The proposed home occupation will occupy 160 square feet of the dwelling, or 7.3 percent. The Applicant will perform the business operations in the identified space within the dwelling. 4. It has a limited number of patrons visiting the premises; The Applicant has stated that the number of patrons visiting the premises is limited to 4 to 8 students during scheduled lessons. Monday through Friday, piano lessons start after school, between 3:00 p.m. and 5:00 p.m. and end between 8:00 p.m. and 9:30 p.m. On Saturdays, hours range from 9:00 a.m. to 4:00 p.m. As the only teacher, the Applicant teaches about 3 to 6 hours, depending on the day and the number of students is the same from day to day. 5. Off-street parking for no more than two (2) additional vehicles other than those required by the occupants shall be permitted. On-street parking shall not be used to satisfy required parking; and, The proposed home occupation will not result in the need for any on-street parking. The Applicant states the students park in the Subject Property’s driveway using one vehicle at a time. When one vehicle arrives, the previous vehicle leaves. The Applicant’s car remains in the garage. 6. It requires delivery of products to the premises no more than once per day. The proposed home occupation does not include a request for deliveries. The Applicant has stated that there will be no delivery of any products to the premises at any time. C. Class II Conditional Accessory Home Occupations. Applications for a Class II Home Occupation as stipulated by Section 1355.04 Subd 3.C.2 shall be accompanied by the following information: 1. A photograph of the residence. Included in submission, Attachment I 2. A floor plan indicating the floor area to be used by the home occupation along with a tabulation of the total floor area and the floor area to be used for the home occupation. Included in submission, Attachment F 3. A statement describing the home occupation and the compliance with the required conditions. Included in submission, Attachment C 4. A copy of the state or county license or permit if such a license or permit is required by the state or county for the proposed home occupation. N/A _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for April 9, 2025 P:\Planning\Planning Cases\2025\PC 25-001, 1126 Benton Way - CUP Page 11 of 14 2. Sign Code – Chapter 12 This approval does not include signs. Staff recommends adding a condition that prohibits signage as part of the approval. Suggested Findings of Fact The Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following findings for consideration: General Findings: 1. City Staff received a land use application for the subject property located at 1126 Benton Way. 2. The Subject Property is zoned R-3, Townhouse and Low-density Multiple Dwelling District and is designated for Low Density Residential uses on the 2040 Comprehensive Plan. 3. The Applicant’s land use application includes a request for a variance to the required R-3 Zoning District maximum structure coverage requirement to construct a 30 square foot principal structure addition. 4. The Subject Property is part of the Hunters Park neighborhood development. If a variance is required for a proposed alteration, the Architectural and Environmental Committee of the Hunters Park Homeowners Association shall review and approve the proposed addition or alteration before submitting the same to the City. 5. A single-family dwelling is a permitted use within the R-3 Zoning District. 6. The Applicant has provided documentation that the Hunters Park Homeowners Association Architectural and Environmental Committee and both of their neighbors have reviewed and approved the submitted plans. 7. The Applicant states that the addition would be located between the house and the garage and that most people would be unlikely even to notice it is there. 8. The proposed addition would result in the Subject Property having an increased structure coverage of 27.3 percent. Variance Criteria Findings: 9. Variances are only permitted when they are in harmony with the general purposes and intent of the ordinance. 10. The proposed addition would not alter the essential character of the neighborhood because the proposed design will look and feel consistent with the existing structure. 11. The variance request is not based on economic considerations alone. Conditional Use Permit Findings: 12. The Applicant’s land use application also includes a request for a Conditional Use Permit for a Class II Home Occupation to conduct piano lessons at the Subject Property. 13. A home occupation is allowed in residential zoning districts, but a Conditional Use Permit is required when there are patrons visiting the premises. _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for April 9, 2025 P:\Planning\Planning Cases\2025\PC 25-001, 1126 Benton Way - CUP Page 12 of 14 14. The proposed home occupation would have a limited number of patrons visiting the home during set hours, as the Applicant would only be seeing one client at a time, by appointment. 15. The Applicant is the sole owner and employee of a piano lesson business. 16. The Applicant is the sole owner and occupant of the Subject Property. 17. The home occupation is conducted entirely within the dwelling. 18. Clients visiting the dwelling would park in the driveway on the Subject Property. 19. There will be no exterior evidence of the home occupation. 20. A public hearing for a Conditional Use Permit request is required before the request can be brought before the City Council. Options and Motion Language Staff has provided the following options and motion language for this case. The Planning Commission should consider providing additional findings of fact as part of the motion to support their recommendation for approval or denial. Variance 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 25- 001 for a Variance to construct a 30 square foot principal structure addition at 1126 Benton Way, based on the findings of fact and submitted plans in the April 9, 2025 Report to the Planning Commission, subject to the following conditions: 1. A Building Permit shall be issued prior to commencement of construction. 2. The proposed building addition shall conform to all other standards and regulations in the City Code. 2. Recommend Approval without Conditions: Motion to recommend approval of Planning Case 25-001 for a Variance to construct a 30 square foot principal structure addition at 1126 Benton Way, based on the findings of fact and submitted plans in the April 9, 2025, Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of Planning Case 25-001 for a Variance to construct a 30 square foot principal structure addition at 1126 Benton Way based on the following findings of fact: the Planning Commission should identify findings to deny should specifically reference the reasons for denial and why those reasons cannot be mitigated. 4. Table: Motion to table Planning Case 25-001 for a Variance to construct a 30 square foot principal structure addition 1126 Benton Way for the following reasons: the Planning Commission should identify a specific reason and/or information request should be included with a motion to table. Conditional Use Permit 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 25-001 for a Conditional Use Permit to allow a Class II Accessory Home Occupation at 1126 _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for April 9, 2025 P:\Planning\Planning Cases\2025\PC 25-001, 1126 Benton Way - CUP Page 13 of 14 Benton Way, based on the findings of fact and submitted plans in the April 9, 2025 Report to the Planning Commission, subject to the following conditions: 1. No exterior evidence of the home occupation shall be permitted. 2. No exterior signage shall be permitted. 3. The Applicant shall comply with all sections of the City Code, including no more than four vehicles parked in a driveway at any one time. 4. The Applicant shall be required to submit and maintain a Home Occupation Accessory Class II License with the City while the home occupation is active. 2. Recommend Approval without Conditions: Motion to recommend approval of Planning Case 25-001 for a Conditional Use Permit to allow a Class II Accessory Home Occupation at 1126 Benton Way, based on the findings of fact and submitted plans in the April 9, 2025, Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of Planning Case 25-001 for a Conditional Use Permit to allow a Class II Accessory Home Occupation at 1126 Benton Way based on the following findings of fact: the Planning Commission should identify findings to deny should specifically reference the reasons for denial and why those reasons cannot be mitigated. 4. Table: Motion to table Planning Case 25-001 for a Conditional Use Permit to allow a Class II Accessory Home Occupation at 1126 Benton Way for the following reasons: the Planning Commission should identify a specific reason and/or information request should be included with a motion to table. Notice and Public Comments Notice was published in the Pioneer Press on March 27, 2025. Notice was prepared by the City and mailed to property owners within 1000 feet of the subject property. Staff has not received any public comments. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on February 28, 2025. Pursuant to Minnesota State Statute, the City must act on this request by April 28, 2025 (60 days), unless the City provides the petitioner with written reasons for an additional 60-day review period. With consent of the Applicant, the City may extend the review period beyond the initial 120 days. The City provided the Applicant with written notification extending the review period to June 27, 2025 (120 days) based on the date of the submission for review by the Planning Commission and City Council during the April meeting cycle. Attachments A. Land Use Application B. Location Map C. Applicant Narrative _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for April 9, 2025 P:\Planning\Planning Cases\2025\PC 25-001, 1126 Benton Way - CUP Page 14 of 14 D. Certificate of Survey E. Addition Building Plans F. Floor Plan for Home Occupation Area G. A&E-HOA Approval H. Neighbor Approval I. Pictures of Residence Location Map Override 1 Streets Interstate US or State Highway US or State Highway US or State Highway US or State Highway Connector (Ramp) County Road County Road Local Road 3/7/2025, 3:08:45 PM 0 0.04 0.080.02 mi 0 0.07 0.130.03 km 1:2,400 Ramsey County Ramsey County MN Matter 1: The property in question cannot be put to a reasonable use if used under conditions allowed by the official controls The purpose of the vestibule is to remedy temperature control problems that have been damaging my grand piano. I am a classical pianist, and I have a grand piano in the largest room in my house. When I first moved into this house, fluctuations in temperature and humidity by this room’s entrance damaged my grand piano. They caused the wood and wool parts of the piano’s mechanical components to expand and contract until they functioned poorly. The piano sounded constantly out of tune and all the keys became hard and stiff to press. I paid multiple piano technicians to try to repair the instrument but none could succeed. So, I bought a replacement grand piano at great expense, and took the following measures to maintain a consistent climate. 1. I put several hygrometers all around the room to measure the temperature and humidity and display them at all times. 2. I put a humidifier on my furnace 3. I bought a room humidifier for winter. 4. For summer, I got a dehumidifier. 5. I also got a google nest thermostat and set the sensor to measure and regulate my home based on the temperature closest to the piano. 6. I also had a humidifier unit installed within the piano itself. Yet , despite my efforts, this second grand piano was destroyed just as badly as the first. In speaking with my technicians, I learned that all pianos near outside doors suffer a similar fate to mine due to outside air exposure. Their years of experience working on hundreds of pianos confirmed that direct contact with outside air will damage a piano regardless of what other measures are taken within the room itself. In an effort to control the temperature near the outside door, I called a contractor for a design of a vestibule inside my house. I then built a full-sized cardboard model of the vestibule to see how it would affect the space. Not only did it destroy the aesthetic of the room with its awkward lines, but it also drastically reduced the functionality of the rest of the room. To make matters worse, it left an awkward empty space behind it that could not be used for anything and would be wasted. Therefore, an exterior vestibule is the only remaining option. It is three times more expensive to have it on the exterior, so I guarantee that if an interior option were workable, I would opt for it. I have purchased a third grand piano, which waits in climate-controlled storage until I can find a way to stabilize the climate of my home. At this time, creating some kind of buffer at the exterior entrance is the only way remaining for me to stabilize the climate and prevent my valuable property from being damaged. Matter 2: The plight of the landowner is due to circumstances unique to the property not created by the landowner. The room in which I have my grand piano was added onto the house by the previous owner years before I bought the house. The room was added in 2009, and I purchased the house in 2015. This addition is unique to my property, and its design was determined long before I took possession of the house. I had no input into the difficulty the entrance has created for me. Matter 3: The deviation from the Ordinance with any attached conditions will still be in keeping with the spirit and intent of the Ordinance The deviation I am requesting keeps with the spirit and intent of the ordinance in that it will not apply to four important aspects of the ordinance. First, the deviation will leave the amount of permeable ground on the property exactly as it is. The vestibule will simply shelter 6 feet of sidewalk, which is already impermeable, meaning the amount of impermeable surface area will remain the same and will not be increased. There will be no deviation in this important regard. Second, the deviation will not affect any setbacks. My garage and house are separate, and the vestibule will be situated between the house and the garage, meaning it will not extend its structure toward any property lines, so all setbacks will remain exactly as they are. Third, it will not affect the character of the property. The vestibule will be built with the same style, color, and materials as the rest of the property. It is small at 30 square feet and will be minimally visible to anyone. My HOA as well as both of my neighbors on either side have looked at plans and given their approval to the project. And fourth, to the best of my knowledge, the Floor to Area Ratio (FAR) will still be compliant with the ordinance after the vestibule is built. The scheduled survey should confirm this when it is done next week. The deviation I am requesting pertains only to the percentage of the property that is allowed to have structures on it. By sheltering 6 feet of existing sidewalk, it would raise this percentage only by an additional 1.5%. I am hoping the smallness of the request will work in its favor. My property does already stand at 26% due to the modifications by the previous owner. 4. The variance will not create a land use not permitted in the zone. The vestibule in question will not create any land use not permitted in the zone. This entrance was already there when I bought the house, so this project would not constitute an additional entrance. All it would do is shelter an existing entrance so that cold winter air does not blow directly into the room. The vestibule also would not constitute a usable room, but only a small space to pass through for the purpose of buffering the temperature. 5. The Variance will not alter the essential character of the city The vestibule will not alter the character of the city. It will be built in the same style and color as the rest of the house and out of the same materials. It will be only 30 square feet, hidden between the house and the garage, and most people would be unlikely even to notice it is there. 6. The variance is not for economic reasons alone A professional realtor has informed me that if I were to sell the house, it is likely that less than 30% of the value of the vestibule will be recovered. So, there is no economic advantage at all to this deviation. I am only looking to solve a practical difficulty. I am requesting permission to teach piano lessons in my home. 1. These piano lessons will not result in any noise, light, fumes, or odors at all. As for traffic, there will be only one car arriving at a time, parked in my driveway. One child and their parent will be in my home during these lessons. 2. The piano lessons will be conducted entirely within my home 3. There will be no exterior evidence of the piano lessons outside the home. 4. The piano lessons do not require any special entrance. Students use the same entrance to the house that I use as the property owner and which was part of the house before I bought it. The occupation of teaching piano lessons falls into the Class II category because there are patrons visiting the premises. 1. The primary business activity of teaching piano lessons shall be conducted by me, the sole property owner and only occupant of the residence. 2. There are no employees at all. I teach the piano lessons alone without any help. 3. I teach the piano lessons only in one single room of the house, the square footage of which is within the allowable limits of space for this application. 4. The number of patrons visiting the premises is limited to only a few. Piano lessons start after school and end around bedtime. This can be different every day, starting between 3 p.m. and 5 p.m. and ending between 8 p.m. and 9:30 p.m. I teach about 3 to 6 hours in a day, depending which day. About 4 to 8 students visit the premises, one at a time. One student departs as the other arrives. On Saturdays, my hours range from 9 a.m. to 4 p.m. with 30 to 60-minute breaks between some students and the number of students is the same. My neighbors have remarked that they are never aware piano lessons are being conducted. 5. The piano students park in my driveway using only one vehicle at a time. When one vehicle arrives, the previous vehicle leaves. My car remains in the garage while the student’s parent’s car is in the driveway. 6. There will be no delivery of any products to the premises at any time. PC Agenda Item – 4A PLANNING COMMISSION REPORT TO: City of Arden Hills Planning Commission FROM: Jason Zimmerman and Kendra Ellner, Consulting Planners DATE: April 3, 2025 SUBJECT: Zoning and Subdivision Ordinance Revisions – Work Session #2 MEETING DATE: April 9, 2025 OVERVIEW HKGi was selected by the City of Arden Hills to complete an update to the existing Zoning and Subdivision ordinances. The Planning Commission, as the body most involved with the application of the code, will help conduct a technical review of the proposed changes and provide recommendations to the City Council. The first work session covered some of the foundational elements upon which the rest of the ordinances will be built – base zoning districts, residential uses, and the required lot and site standards. BACKGROUND The current zoning and subdivision ordinances were adopted in 1993 but have been amended several times since – occasionally resulting in inconsistencies and poor formatting. In addition, procedures and some content need to be updated to reflect modern administration and new tools and technologies. HKGi has conducted a full evaluation of the current code and will be working throughout 2025 to meet with the Planning Commission and City Council in order to revise the organization and contents of the zoning and subdivision chapters. The project has been broken down into four phases: Phase 1 – Project Kick Off and Understanding [COMPLETE] Phase 2 – Diagnose the Current Ordinances and Frame Approach [COMPLETE] Phase 3 – Prepare Draft Codes Work Session #1 – Zoning Districts and Uses [COMPLETE] Work Session #2 – General Development Standards and Provisions [WE ARE HERE] Work Session #3 – Development Procedures and Subdivision Regulations Phase 4 – Final Ordinance Adoption and Implementation Each work session with the Planning Commission will be focused on a handful of topics. The City Council will be briefed after each meeting on the discussion and recommendations of the Planning Commission. A web page is being developed and targeted stakeholder groups will be involved throughout the year as needed to provide input on various topics. Consideration and adoption of the new code is anticipated for late fall of 2025. HKGi 800 Washington Ave N Suite 103, Minneapolis, Minnesota 55401 (612) 338-0800 ~ www.hkgi.com Planning Commission Meeting – Zoning and Subdivision Ordinance Revisions – Work Session #2 – April 9, 2025 2 WORK SESSION TOPICS At the first work session, the Planning Commission provided feedback on the City’s zoning districts, district purpose statements, housing types, and lot and site standards for residential uses. The draft zoning text for these topics is attached to this memo. There are two broad topics and several sub-topics that will be discussed at the second work session: • Nonresidential and Mixed Use Districts o Lot and Site Standards (District Requirements) o Principal and Accessory Use Tables (Land Use Charts) • Development Standards o Parking o Signage o Landscaping o Exterior Storage (Commercial) o Outdoor Lighting Nonresidential and Mixed Use Districts Lot and Site Standards Currently, most lot and site standards are contained within one large District Requirements chart. The first work session examined the standards for residential uses and recommended ways in which this table could be simplified. HKGi has the following recommendations related to this section of code for nonresidential and mixed use districts: 1. Both the Business Park (former B-4) and Gateway Business zoning districts distinguish between “Mixed Use Project or Multiple Occupancy Center” and “Single Use Project or Free Standing Building” uses. This is not a typical distinction in a district requirements chart and we are struggling to understand the purpose. Our recommendation is to simplify these districts and remove the callouts to these two types of development. 2. Given the simplification of number 1 above, we are recommending the minimum lot sizes for the BP and GB districts be reduced. Currently, the B-4 district requires 5 acres for mixed use / multiple occupancy buildings and 2 acres for single use / free standing buildings. Of the nine properties in this district, none of them meet the 5 acres minimum (even though most are multi-tenant buildings). Only five are greater than 2 acres. Keeping the minimum lot sizes as they are currently stated makes each lot nonconforming. In the GB district, minimum lot sizes of 20 acres (mixed use / multiple occupancy buildings), 10 acres (single use / free standing buildings), and 5 acres (other nonresidential uses) are required. Planning Commission Meeting – Zoning and Subdivision Ordinance Revisions – Work Session #2 – April 9, 2025 3 Of the ten developed lots, only one is more than 20 acres. Two of the remaining nine are more than 10 acres. Again, keeping the current minimum requirements creates nonconforming lots. 3. Looking at site standards, many of the nonresidential front yard setbacks require 40 to 50 feet. This is on the large side for most communities we work with. At a minimum, reducing the front yard setback in the Mixed Use (former B-2) district below 50 feet would help establish a more inviting pedestrian experience as redevelopment occurs. If any front yard setbacks are revised, the corner side yard setback should be reduced accordingly to match it. The MU corner side yard setback is already set at 20 feet. 4. In most nonresidential districts, height is limited to 35 feet. This is already being exceeded in the I-1 district (Boston Scientific) and the INST district (at both Bethel and Northwestern). It may be appropriate to increase the maximum height in these two districts. 5. The maximum lot coverage (for structures) is set unusually low in the Business Park district at 25%. In fact, it appears the majority of the current lots have coverage closer to 40%, making them nonconforming. This current percentage should be increased. 6. Relatedly, the required amount of landscaped area in the BP and CC districts is quite low at 25% and 20% respectively. A low maximum lot coverage for structures combined with a low minimum landscape area may encourage extensive surface parking lots. Adjusting these two requirements in a coordinated fashion would help reduce the chances of this happening and encourage the right amount of landscaping in targeted districts. Barring indications that other lot or site standards need to be addressed, the majority of the requirements have been left as they are. A second set of draft tables for lot and site standards are included with this memo as a starting point for discussion. Principal and Accessory Use Tables Examination of the current Land Use Chart has two parts. The first is to look closely at which uses are called out in the chart and evaluate in which districts they are allowed to locate. The second part is to determine how they are allowed (by-right, permitted with standards, conditional, etc.). HKGi began the revision of a principal use table by grouping uses into categories such as Residential; Public, Social & Institutional; Commercial, etc., and then by sub-categories such as Household Living, Group Living, Lodging, Retail Sales & Services, etc. This helps a user navigate the table more quickly. Second, where possible HKGi revised the list of uses, sometimes consolidating similar uses into a more general line item and sometimes suggesting the addition of new uses that are missing. Planning Commission Meeting – Zoning and Subdivision Ordinance Revisions – Work Session #2 – April 9, 2025 4 Third, for each use it was determined which zoning district was the correct “fit” given the history of zoning in Arden Hills as well as the updated purpose statements for the zoning district. In some cases, uses did not seem appropriate for a given district. In other, a use seemed to align with the intent of the district. Fourth, the way in which a use is allowed was revisited. HKGi is advancing a first draft of use permissions – prohibited, permitted, permitted with standards, and conditional. Finally, a shorter table of accessory uses was prepared as a complement to the principal use table. The full tables can be found in the attachments. New or modified language is shown in RED. A red X means the permission for that use in that district is suggested to be removed. A BLUE notation with a strikethrough indicates where a permission was changed. A few specific comments or questions about the use tables are noted below: 1. The way in which the current CC district was described allowed for a wide range of uses – from residential to funeral home to school to restaurant to fitness clubs. This may have been appropriate when the district was envisioned as a mixed use community center, but with the current focus on government services the types of uses allowed has been significantly reduced. 2. We recommend removing multifamily as a use from the GB district. If they City wants to support a multifamily development south of Round Lake a better approach would be to rezone the parcel(s) appropriately. 3. We recommend splitting Automotive Service Stations into Major and Minor in order to restrict more impactful activities from less intense districts such as the MU district. Similarly, dividing Retail Sales and Services between Large and Small would allow for more targeted placement of commercial activities. 4. A few new uses are included for consideration: Liquor Store, Animal Veterinary Clinic, Off0site Service Business, Construction Contractor Yard, Personal Storage Facility, and Outdoor Commercial Recreation (as a principal use). 5. A number of specific principal uses stand out and raise questions: a. Boarding House is listed as a current use. Should this be retained? If so, should it be allowed in the R-4 and MU districts? b. Hospitals are listed in the use table but not allowed in any districts. Which districts, if any, should allow hospitals? GB and I-FLEX? c. The current code makes provisions for Micro Breweries and Micro Distilleries, but does not allow Breweries or Distilleries. Should they be allowed? d. Nursery seems to be incorrectly allowed in all residential districts. Allow in I-FLEX? e. Pawn Shops are strangely only allowed in the POS district. That seems inappropriate – where should they be allowed? I-FLEX? f. Public Use is currently allowed by conditional use in almost all districts, yet public facilities are only located in the CC district as well as the MU district (future fire station). Planning Commission Meeting – Zoning and Subdivision Ordinance Revisions – Work Session #2 – April 9, 2025 5 We recommend making this use permitted in the nonresidential districts and allowing it in the CD district to accommodate existing uses. g. There is no explicit Park / Open Space use listed. We recommend adding this and allow it by right in the POS district. 6. A handful of changes are recommended for accessory uses: a. Remove some uses that are listed as accessory but are really principal uses: Business Services; Clubs, Sports and Fitness; Personal Services. A Dog Run is an accessory use that does not need to be called out but can be handled similar to other accessory structures/uses such as sheds, gazebos, play equipment, etc. b. We recommend allowing Drive-up Windows and Solar Energy Systems in additional districts. c. Because the I-2 district was eliminated, we recommend allowing Exterior Storage in the I-1 as permitted with standards. This would accommodate the existing lumberyard. QUESTIONS FOR DISCUSSION • Are there questions or concerns around any of the recommended lot and site standard changes? • Are there other changes to the principal and accessory use tables that should be considered? Development Standards As part of this code update, reviewing the City’s current development standards provides the opportunity to assess whether or not there are topics that need further regulation or increased flexibility. Beyond general reformatting and clarification edits, HKGi has identified key topics that necessitate a policy discussion for the updates. These topics include: Parking, Signage, Landscaping, Non-residential Exterior Storage, and Outdoor Lighting. Background on the existing provisions will be provided, with a recommended approach for the update. Commissioners’ feedback on the proposed approach and discussion of any other topics of concern are welcome for consideration in providing direction on the code update. Parking • Minimum Parking Requirements Regulating minimum parking requirements ensures that all uses provide sufficient on-site/off- street parking to mitigate traffic and circulation concerns. The current minimum parking requirements table has been identified as a necessary element to update for this topic, due to inconsistencies with the use table. There are also some concerns that certain uses may be required to provide more parking than necessary. While there is no perfect calculation to determine the appropriate number of stalls to require and the requirements can be highly customizable, it is beneficial to understand the current parking demands for different uses. During the meeting, we will explore adjusting some of the use terminology to be more generalized and consistent with the use table for easier administration of the code. The Planning Commission Meeting – Zoning and Subdivision Ordinance Revisions – Work Session #2 – April 9, 2025 6 minimum number of parking stalls required will also be reviewed to be updated with more current parking demands and best practices. In preparation, please consider your experience and observations in the community regarding the amount of parking required versus what is actually utilized for certain uses. See the existing and proposed parking tables below. Existing Parking Requirements Use Required No. of Spaces Bingo Halls 1 for each 1.5 max. seating capacity Bowling Alleys 5 for each lane plus spaces for related uses Business & Professional Office 1 for each 250 sq. ft. of gross floor area Call Center 1 for each 150 sq. ft. of gross floor area Churches, Theaters, Auditoriums, Mortuaries, and Other Places of Assembly 1 for every 3 seats (based on design capacity) Clinics 1 for each doctor or dentist plus 1 for each nurse, technician, or professional and 1 for each 200 sq. ft. of gross floor area Daycare, Nursery, and Pre-School Facility 1 for each teacher or employee plus 1 for each 5 individuals receiving care (design capacity) Dwelling, single and two-family 2 for each dwelling unit Dwelling, multiple family 1.1 per efficiency and 1 bedroom dwelling units; 2 for each 2+ bedroom dwelling units Inside Motor vehicle Leasing or Sales 1 for each 250 sq. ft. of gross floor area used for showrooms, sales, and offices Motels/Hotels 1 for each employee plus 1 for each unit Multiple Occupancy Structure 1 for each space required for each separate use Other Business and Industry 1 for each employee on major shift plus 1 for each vehicle used in conducting the business or 1 for each 1,000 sq. ft. of floor area, whichever is greater Recreation Facility 1 for each 1.5 persons at design capacity Residential Facility or Group Home 1 for every 4 residents plus 1 for each employee on major shift plus 1 for each on-call medical professional Restaurants, Bars 1 for every 2 seats Restaurant, Fast Food 15 stacking spaces for each customer pickup window plus 1 for each 2 seats Retail Sales 1 for each 150 sq. ft. of gross retail sales floor space Schools, Elementary, and Middle School 1 for each staff member plus 3 per classroom Schools, Secondary 1 for each school employee plus one space per 4 students Service Station 3 for each enclosed bay plus 1 for each employee on peak work shift Uses Not Specifically Noted Including Public Uses As determined by City Council after recommendation by Planning Commission. Planning Commission Meeting – Zoning and Subdivision Ordinance Revisions – Work Session #2 – April 9, 2025 7 Proposed Parking Requirements (notable changes in red) Use Required No. of Spaces Automotive Service Station 3 for each enclosed bay plus 1 for each employee on peak work shift Business and Professional Office 1 for each 250 sq. ft. of gross floor area Clinic, Medical Office 3 for each 250 sq. ft. of gross floor area Daycare Facility 1 for each teacher or employee plus 1 for each 5 individuals receiving care (building occupancy) Drive-thru 15 stacking spaces for each customer pickup window plus 1 for each 2 seats Dwelling, single-unit and two-unit 2 for each dwelling unit Dwelling, multi-unit 1 per efficiency and one bedroom dwelling units; 2 for each 2+ bedroom dwelling units Hotels/ Motels 1 space for each guest unit; additional facilities (i.e. restaurant or assembly space etc.) shall be calculated within this table according to the use, added to the total Multi-tenant Buildings Sum of the spaces required for each separate use Other Business and Industry 1 for each employee on major shift plus 1 for each vehicle used in conducting the business or 1 for each 1,000 sq. ft. of floor area, whichever is greater Place of Assembly (Religious Venues, Theaters, Auditoriums, Mortuaries, and other Places of Assembly) 1 for every 4 persons based on maximum building occupancy, plus any additional spaces required for additional uses Recreation, Indoor Commercial 1 for each 2 persons base on maximum building capacity Recreation, Outdoor Commercial 50 spaces per field or sports court plus 1 space per 3 fixed seats for spectator area Residential Facility 1 for every 4 residents plus 1 for each employee on major shift plus 1 for each on-call medical professional Restaurants 1 for every 4 persons based on maximum building occupancy Retail Sales and Service (small and large) 1 for each 250 sq. ft. of gross floor space School, Elementary or Middle 1 for each staff member plus 3 per classroom School, Secondary 1 for each school employee plus one space per 4 students School, Specialized Education 1 for every 4 students Uses Not Specifically Noted Including Public Uses As determined by the Zoning Administrator. Planning Commission Meeting – Zoning and Subdivision Ordinance Revisions – Work Session #2 – April 9, 2025 8 • Electric Vehicle (EV) Standards Electric vehicles are an emerging transportation technology that has been driving demand for more charging stations available to the public in recent years. Many cities are exploring incorporating standards into their codes to allow or require developments to provide EV charging stations. There are a range of options for communities to explore when adding these standards to their code. The spectrum typically starts with discretionary standards that generally allow EV chargers with basic parameters. It can then increase to requiring certain types of uses to be EV ready, which means requiring the installation of the electrical infrastructure for the eventual EV charging station to be installed. The more prescriptive regulations can directly lead to requiring the installation of EV charging stations; these standards often vary depending on the scale of the use. It is also helpful to understand that there are different charger levels demonstrated by the following graphic: trigger Since Arden Hills is starting from scratch, HKGi recommends a combination approach for residential and nonresidential uses that combines requirements for some EV charging stations to be installed with those only requiring uses to be EV ready. The initial draft language is proposed below. We will look to the Planning Commission to help determine if this is the appropriate level of intervention or if there is a desire to increase or scale back the requirements. Planning Commission Meeting – Zoning and Subdivision Ordinance Revisions – Work Session #2 – April 9, 2025 9 Subd. 1 Electric Vehicle Charging Stations (EVCS) A. Electric vehicle charging stations are allowed in all zoning districts. B. All new single-unit or two-unit dwelling developments shall be provided with an EV ready Level 1 or higher wall plug for charging an electric vehicle. C. Minimum number of EVCS required. 1. For all multi-unit dwellings and nonresidential developments with new parking areas, and existing parking areas proposed to be expanded or reconstructed by more than 25%, the following are required to be provided: a. 5% of the parking area shall be EV ready; b. At least two level one or higher EVCS shall be installed; plus c. At least one accessible parking stall with access to an EVCS level one or higher. D. Accessible Parking Spaces. An EVCS will be considered accessible if it can serve as an accessible parking space as defined and required by the Americans with Disabilities Act (ADA). It is not necessary to designate the EVCS exclusively for the use of vehicles parked in the accessible parking space and it shall not count toward required ADA parking requirements. E. Reductions to EVCS requirements. 1. This number may be reduced by the City if proof can be provided that: a. The cost of installing the EVCS required by this Chapter exceeds five percent of the total project cost; or b. It is not feasible to provide sufficient electrical capacity at the site to power the EVCS. F. EVCS shall be designed and installed to meet the following minimum design requirements: 1. EVCS must be securely installed and protected within any of the following methods: a. A parking island; mounted to an adjacent pedestal, wall, or similar structure. b. Free standing EVCS shall be protected by bollards, structures, or curb. 2. EVCS must be located adjacent to the designated parking spaces in a garage or parking lot, as long as the devices do not encroach into the required dimensions of the parking space (length, width, and height clearances). 3. EVCS shall be setback at least three feet from any property line. However, upon written request from the property owner, the City may reduce this setback requirement pursuant to a finding of necessity and public convenience. 4. Where EVCS is located within three feet of the public right-of-way, the location must be approved by the City. 5. EVCS shall be designed and located so as not impede pedestrian walkways or vehicle circulation. 6. EVCS cords must be retractable or have the ability to be hung sufficiently above the ground when not in use. The cords shall not extend across sidewalks or trails during charging. Planning Commission Meeting – Zoning and Subdivision Ordinance Revisions – Work Session #2 – April 9, 2025 10 7. EVCS must be installed per manufacturer specification, with contact information provided on each charger for reporting or maintenance concerns. 8. EVCS must comply with all applicable building codes and relevant ADA requirements. 9. Any EVCS in a single-unit or two-unit dwelling shall be stored on the exterior wall of the home, in the garage, or on a freestanding pole with footings within the property adjacent to the parking area. 10. EVCS shall be maintained in good condition and functional at all times, including free of any rust. When an EVSE is not operational for 30 consecutive days, it shall be removed or have a repair plan approved by the City through the procedures in Section 1370. Signage The Sign Code was updated fairly recently to comply with the Supreme Court ruling in Reed vs. Town of Gilbert (2015) acknowledging that governments cannot regulate sign content because it's protected as free speech under the First Amendment. The Sign Code is currently separate from the Zoning Code; through this code update it is proposed to be included in the Development Standards chapter for easier administration. HKGi suggests changes to allow more signage for businesses, simplify the City's review and permitting process, and make permanent sign regulations more flexible. We'll discuss the existing sign table to explore adjusting standards for nonresidential districts, including an overview of signage size, type, height, and illumination. We'll also briefly discuss improvements to the sign area calculation and propose to allow more dynamic display signs while ensuring the standards are appropriate and consistent. The Planning Commission should review the attached existing sign table and consider what signage looks like in other communities that could be utilized as an example to further explore. Landscaping Ensuring sufficient landscaping requirements can improve the character and natural environment in a community. However, there are times when landscaping requirements are too restrictive and create unnecessary barriers to development. HKGi has observed that this section of the code could use further review on the minimum tree planting requirements. Currently the tree planting requirements are related to the gross square footage of a building. For larger buildings with a large footprint and/or multiple floors this can require overplanting of a lot, resulting in challenges to find space for all of the required vegetation and ultimately impacting the health of the trees. Alternative approaches base tree requirements on the amount of area available to plant and use a ratio of number of trees to square feet of landscaped area to establish the appropriate number for the site. Planning Commission Meeting – Zoning and Subdivision Ordinance Revisions – Work Session #2 – April 9, 2025 11 Exterior Storage (Commercial) It is common for nonresidential properties to have exterior storage concerns, whether it’s an excessive amount or an unsightly appearance of vehicles and other materials stored on the property. The current code language is very general and vague, making it difficult for staff to administer and enforce: • Vehicles, including but not limited to cars, trucks, buses and RV's parked and/or stored in public view for more than a period of seven (7) days shall be prohibited unless allowed by the permitted business or industrial use, except as regulated in Section 1325.12. • Inoperable and Unlicensed Vehicles. Exterior storage of passenger vehicles, commercial vehicles, recreational vehicles, trucks, boats and watercraft that are in an inoperable condition or are unlicensed shall not be parked outdoors in the city for a period exceeding seven days. During the meeting we will discuss the direction that HKGi recommends pursuing for the proposed elements as an approach to increasing these standards: • Setting a maximum percentage of the property to be allocated to accessory storage. • Regulating overnight parking of various types of vehicles by differentiating between company vehicles, customer vehicles, scrap vehicles, semitrailers, etc. • Requiring the location of accessory storage and certain vehicles in the side or rear yard, including provisions for what is allowed if the property is located on a corner lot. • Requiring increased screening provisions for accessory storage or vehicles from public view. • Limiting the height of the accessory storage or vehicles with additional toppers. Outdoor Lighting Arden Hills lighting standards are very brief and generally lack detail. HKGi believes they could be dialed up to ensure that lighting is not impacting health, safety, and welfare. Currently the code regulates illumination as: • 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. HKGi recommends including provisions that state that lighting shall not impact visibility and also prohibit flashing, moving, or intermittent lighting which could be hazardous. Another recommendation is to reduce the 0.4 foot candle allowance at the property line to zero to ensure no lighting is disrupting adjacent properties. In addition, dynamic displays are currently only allowed on drive-thru menu signs. This restriction is out of touch with other metro communities and should be expanded to allow reasonable use of dynamic displays in nonresidential districts. QUESTIONS FOR DISCUSSION • Are there any concerns with the proposed approaches for the identified topics? Consider if some topics are too restrictive or too flexible. Planning Commission Meeting – Zoning and Subdivision Ordinance Revisions – Work Session #2 – April 9, 2025 12 • Are there any development standards or aspects of the identified topics that should be further analyzed or are in need of updates? • Aside from the topics identified, are you seeing any other concerns in the community that could be addressed through development standards? What about regulations around Fences/Screening? NEXT STEPS Following Work Session #2, HKGi will draft revisions to the zoning code text and review the proposed changes with staff. A summary of the session will be forwarded to the City Council. Work Session #3 will focus on use specific standards as well as recommended changes to the general procedures and the subdivision code. ATTACHMENTS • DRAFT Zoning Text from Work Session #1 • DRAFT Lot Standards Table • DRAFT Site Standards Table • DRAFT Principal Use Table • DRAFT Accessory Use Table • Existing Sign Table Chapter 13 Zoning 1310. Definitions 1310.01 General Definitions Dwelling. A building, or portion thereof, designated or used predominately for residential occupancy, including housing types such as single-unit detached, manufactured home, two-unit (duplex), twinhome, multi-unit, townhome/rowhouse, live-work, and dwelling units in a mixed-use building. A dwelling use excludes occupancy in tents, recreational vehicles, travel trailers, hotels, motels, and boarding or rooming houses. Dwelling, cottage courtyard development. A cluster of multiple, individual detached dwelling units arranged around a shared courtyard or open space that is typically perpendicular to the street and where the shared courtyard takes the place of individual rear yards. Dwelling, live-work. A dwelling unit in combination with a shop, office, studio, or other work space within the same unit, where the resident occupant both lives and works. A live-work unit is not synonymous with a home occupation because it is designed as a mixed-use facility, whereas the home occupation is secondary and accessory to the residential use. Dwelling, multi-unit. A residential structure containing three or more dwelling units designed for independent living, with shared hallways, main entrances, gathering spaces and exits; including but not limited to: triplexes, fourplexes, multiplexes, apartments, and condominiums. Dwelling, single-unit. A residential structure designed for one detached dwelling unit only, including individual manufactured homes outside of a manufactured home park. Dwelling, two-unit. A residential structure which contains two separate dwelling units on one lot (duplex). Dwelling, townhome. A dwelling unit attached to one or more similar dwelling units in a linear arrangement (rowhouse) or clustered. Each unit may be located on its own individual lot or on a common lot containing all of the attached units. Dwelling, twinhome. An attached dwelling unit designed for or occupied by two households where the units share at least one common wall and each unit is on its own lot. Dwelling unit. A portion of a building containing one or more rooms for providing complete, habitable, independent living facilities, including permanent provisions for living, sleeping, eating, cooking, and sanitation. Dwelling units may be joined to another dwelling unit at one or more sides by a party wall or walls (attached) or entirely surrounded by open space (detached). Chapter 13 Zoning 1330. Base District Regulations 1330.01 District Purpose Statements Subd. 1 R-1: Suburban Residential 1 District. The purpose of the R-1 District is to provide for areas for single-unit and two-unit dwellings, as well as for senior housing, or for institutional uses such as schools or places of worship in settings that are compatible with the surrounding neighborhood. Subd. 2 R-2: Suburban Residential 2 District. The purpose of the R-2 District is to provide areas for a mixture of single-unit and two-unit dwellings, as well as for senior housing, or for institutional uses such as schools or places of worship in settings that are compatible with the surrounding neighborhood. Subd. 3 R-3: Mixed Residential District. The purpose of the R-3 District is to provide areas for single-unit and two-unit dwellings; attached housing, including twinhomes, townhomes, small-scale multifamily buildings; and senior housing. Schools and places of worship may be permitted in settings that are compatible with the surrounding neighborhood. Subd. 4 R-4: Attached Residential District. The purpose of the R-4 District is to provide areas for attached housing, including multifamily buildings and senior housing. Schools and places of worship may be permitted in settings that are compatible with the surrounding neighborhood. Subd. 5 MU: Mixed Use District. The purpose of the MU District is to serve as a mixed use area in which to live, work, or recreate within a compact and architecturally enhanced setting. This district supports a wide range of compatible residential, retail, service, office, and institutional uses. Site standards encourage pedestrians and bicyclists and the creation of places for people to gather and socialize. Subd. 6 NB: Neighborhood Business District. The purpose of the NB District is to provide areas for limited and compatible retail, service, and office uses, along with small-scale mixed use buildings that may include dwelling units. Development should encourage pedestrian, bicycle, and public transportation access. Subd. 7 CB: Corridor Business District. The purpose of the CB District is to accommodate the transactions of a broad range of goods and services to meet the needs of the surrounding community, as well as the needs of passing motorists due to proximity to arterial streets or highways. Subd. 8 BP: Business Park District. The purpose of the BP District is to provide a centralized location for multiple-occupancy buildings that are able to serve a wide variety of uses, including supply and distribution, printing, contracting offices, and indoor sports and fitness. Subd. 9 GB: Gateway Business District. The purpose of the GB District is to establish areas for unified, large-scale development of light industrial, office, warehouse, and research uses in close proximity to freeways. Subd. 10 I-1: Limited Industrial District. The purpose of the I-1 District is to provide areas where industrial uses may locate in order to present the fewest impacts to adjacent land uses. Subd. 11 I-FLEX: I-FLEX District. The purpose of the I-FLEX District is to allow for a variety of office, service, manufacturing, and other compatible uses that serve local and regional needs. Development should foster employment and complement the surrounding uses in terms of performance, character, quality, and appearance. Subd. 12 CC: Civic Center District. The purpose of the CC District is to accommodate intergovernmental facilities and uses that provide important public services to the community. Development should be compatible with adjacent uses and located on or in proximity to an arterial. Subd. 13 INST: Institutional District. The purpose of the INST District is to establish areas for educational, residential, athletic, or recreational facilities to serve students on the campus of a post-secondary education institution. Subd. 14 POS: Parks and Open Space District. The purpose of the POS District is to provide areas for publicly owned lands that have recognized outdoor recreational or open space resources, to support community health through the provision of active and passive outdoor recreational opportunities, to promote natural and ecological stewardship, and to conserve vital environmental resources. Subd. 15 CD: Conservation District. The purpose of the CD District is to provide a "holding" zone for federally owned lands on the Arden Hills Army Training Site to ensure that future development is staged, maintains a sustainable level of public expenditures for utilities and services, and protects those areas generally determined to be unsuitable for development due to the presence of wetlands, floodplains, steep slopes, certain drainage and soil conditions, and critical wildlife habitat. 1330.02 General Use Provisions Subd. 1 In any district, whenever a use is neither specifically permitted nor denied, the use shall be considered prohibited. Subd. 2 Permitted (P) - Those uses that are allowed as a matter of right and multiple operation uses, as defined herein, if at least one of the operations is a permitted use and none of the operations is classified as a conditional use. Permitted multiple family residential, business or industrial uses are required to submit a site plan in accordance with the requirements in Section 1370. Subd. 3 Permitted with Standards (PS) – Those uses that area allowed only after review by Planning staff with confirmation that the specific standards for the use have been met in accordance with the requirements in Section 1370. Subd. 4 Conditional (C) - Those uses that are allowed only after issuance of a Conditional Use Permit as required in Section 1370. Conditional Uses may include those uses that are: A. Listed as conditional uses on either of the Principal or Accessory Land Use Tables (1330.03) B. Not listed on the Land Use Table as either permitted or conditional uses, but which have been reviewed by the Planning Commission and designated by the City Council as conditional uses which are similar to those listed; C. Multi-operational uses, if at least one of the operations is classified as a conditional use. Subd. 5 Where questions arise as to whether a proposed use falls within a Permitted use category, a Permitted with Standards category, or a Conditional use category, or whether a specific use that is not included in a Land Use Tables should be allowed in a particular district, the Planning Commission shall make a recommendation to the City Council which shall make the final determination that the use is similar to other allowable uses in the district or that a zoning code amendment procedure should be initiated. 1330.03 Land Use Tables Subd. 1 Principal Use Table Subd. 2 Accessory Use Table 1330.04 Lot and Site Standards Subd. 1 Lot Standards Table Subd. 2 Site Standards Table Min. Lot Area Min. Lot Width Min. Lot Area per Dwelling Unit (sq ft)(feet)(sq ft) Single-unit Dwelling 14,000 95 14,000 Duplex 14,000 95 7,000 Twinhome 7,000 85 7,000 All other permitted uses 14,000 95 --- Single-unit Dwelling 11,000 85 11,000 Duplex 11,000 85 5,500 Twinhome 5,500 40 5,500 All other permitted uses 11,000 85 --- Single-unit Dwelling 11,000 85 11,000 Duplex 11,000 85 5,500 Cottage Courtyard 15,000 100 3,000 Townhome/Rowhouse 15,000 100 4,840 Multi-unit Dwelling 15,000 100 4,840 All other permitted uses 11,000 85 --- Multi-unit Dwelling 11,000 100 3,630 All other permitted uses 11,000 100 --- Townhome/Rowhouse 6,500 100 2,178 Multi-unit Dwelling 6,500 100 2,178 All other permitted uses 13,000 100 --- Duplex 11,000 85 5,500 Townhome/Rowhouse 15,000 100 4,840 Multi-unit Dwelling 15,000 100 4,840 All other permitted uses 13,000 100 --- CB 13,000 100 BP 2 acres 100 GB 5 acres (a)100 I-1 30,000 100 I-FLEX 24,000 100 CC 20,000 100 INST 13,000 100 POS Zoning District Use MU NB R-3 R-4 R-1 R-2 CD Additional standards for lots within the Shoreland Overlay District are provided in Section 1330.03 Subd. 1. Where standards between the two sections conflict, the more restrictive standard shall apply. (a) The following uses shall be exempt from the lot minimum requirements: service stations with retail sales and a car wash, freestanding day cares Interior (b)Corner Single-unit Dwelling Duplex Twinhome* All other permitted uses 40 Single-unit Dwelling Duplex Twinhome* All other permitted uses 40 Single-unit Dwelling Duplex Cottage Courtyard Townhome/Rowhouse* Multi-unit Dwelling All other permitted uses Multi-unit Dwelling All other permitted uses Townhome/Rowhouse* Multi-unit Dwelling All other permitted uses Duplex Townhome/Rowhouse* Multi-unit Dwelling All other permitted uses 30 (c) CB 50 20 20 / 40 50 100 35 40%25% BP 50 20 20 / 40 50 100 35 25%25% GB 50 20 20 / 40 50 100 35 40%35% I-1 55 20 20 / 40 50 100 35 30%35% I-FLEX 10 20 20 / 40 50 100 45 40%25% CC 20 (d)20 10 / 20 20 (d)100 35 40%20% INST 50 20 20 / 40 50 100 35 35%25% POS 40 30 10 / 20 40 ---35 25%65% 35 25%65% UseZoning District Side YardsFront Yard (a)Rear Yard Minimum Setbacks (feet) Maximum Height (ft) Max. Lot Coverage (structure) Min. Landscaped Lot AreaAbutting Residential Use 20 35 25%65% 35 25%65% See Use Specific Standards 40 30 205 / 15 40 30 205 / 15 R-4 MU NB 40 30 3040 40 --- R-1 R-2 R-3 10 / 25 --- --- 40 202020 30 2050 40 35 25% 25% 45% 5 / 15 35 35 50 --- --- --- --- 5 / 15 10 / 20 5 / 15 20 65% 65% 20% 35%35% CD 40 30 10 / 20 40 ---35 25%65% *Adjoining units shall be permitted to utilize zero lot line interior setbacks (a) Reduced setbacks for covered front porches on single-unit dwellings, duplexes, and twinhomes are described in Section 13XX.XX (b) Minimum setback for any one yard / total setback of both yards (c) A vegetated buffer yard shall be provided adjacent to all residential uses outside the NB district (d) The minimum building setback from a State Highway or County Road shall be 60 feet Additional standards for lots within the Shoreland Overlay District are provided in Section 1330.03 Subd. 1. Where standards between the two sections conflict, the more restrictive standard shall apply. Mixed Use R-1 R-2 R-3 R-4 MU NB CB BP GB I-1 I-FLEX CC INST POS CD Residential Uses Household Living Dwelling, single-unit P P P P X Dwelling, two-unit C PS C P PUD P PUD X C P Dwelling, townhome/rowhouse C X C PS PUD P PUD P Dwelling, multi-unit (small scale)C P C P C PS C C X C X Dwelling, multi-unit (large scale)C P C PS C X C X C X Dwelling: live-work unit C Dwelling, cottage courtyard PS PS PS Manufactured home park C C C C Group Living Nursing home Care facility C C C C PUD C C X Dormitory / residence hall C X PUD X C P Residential facility, state licensed serving 1-6 P P P P P P Residential facility, state licensed serving 7-16 C C C C C C Lodging Boarding house C X C X C X C PUD C C X Hotel / motel C P C X C X C Public, Social, & Institutional Uses Day care facility P P P P P P P Higher education campus C Hospital P P Mortuary / funeral home P P C X House of worship Place of assembly C C C C C C C C X C C Public use C C C C C P C C P C P C P C P C P C P P P School, general education C C C P C P PS PS X School, specialized education C C C C X Commercial Uses Food, Beverage, & Indoor Entertainment Brewpub C PS C PS C PS Liquor Store P P P Micro brewery C PS C PS C PS C X C Micro distillery C PS C PS C PS C X C Restaurant P C P P P X C X Theater C P C X Retail Sales & Services Automotive vehicle sales, leasing, and rentals C C Mixed Use R-1 R-2 R-3 R-4 MU NB CB BP GB I-1 I-FLEX CC INST POS CD Principal Uses Districts Residential Commercial Industrial Other Residential Commercial Industrial Other Automotive service station (major)C X C C C Automotive service station (minor)C C C C Cannabis, mezzobusiness C Cannabis, microbusiness C Cannabis, retail sales C Nursery C X C X C X C X P Pawn shop P P X Retail sales and service (large)P P X P P X C X Retail sales and service (small)P P P P C X Studio P C P P P C X Thrift Store C C Personal Services Animal veterinary clinic PS PS P P Clinic, medical office P P P P P P X P C X Club, sports and fitness P P P P P P C X Dog kennel, commercial C C Dry cleaning and laundry, pick-up station C Financial institution and service P P P P P X P X P C X Dry cleaning and Laundry, self-service C C C Off-site service business P P P Personal services P C PS P P P X C X Business & Technical Services Business service P P P P P P C X Office P P P P P P P P X Research and development facility C C X C C P P P P C X C Research animals C X C C Industrial Uses Cannabis, light manufacturing C Cannabis, testing facility C Cannabis, wholesaling C Construction contractor yard PS Lower-potency hemp edible, light manufacturing C Manufacturing and processing: Class I P P P Manufacturing and processing: Class II PS Solar energy system C Storage facility, personal P P Warehousing C C P C Natural Resource & Agriculture Uses Cannabis, commecial agriculture C Recreation & Open Space Uses Commercial recreation - indoor P PS P P P Mixed Use R-1 R-2 R-3 R-4 MU NB CB BP GB I-1 I-FLEX CC INST POS CD Commercial recreation - outdoor C C Park / open space P Utility and Transportation Uses Truck garage C Utility distribution line P P P P P P P P P P P P P P Utility substation C Utility transmission line C C C C C C C C C C C C C C C Residential Commercial Industrial Other Mixed Use R-1 R-2 R-3 R-4 MU NB CB BP GB I-1 I-FLEX CC INST POS CD Antenna, Dish or Tower C C C C C C C C C C C C C C C Business services Clubs, sports & fitness Commercial recreation - outdoor P Day care, family - 10 or less P P P P P X Day care, group family - 14 or less C C C C C X Dog run Drive-up window PS PS PS P PS PS Home occupation: Class I P P P P P P-X Home occupation: Class II C C C C C P-X Lower-potency hemp edible, retail sales C C C C C Manufacturing & processing: Class I P X P P P Personal services Retail sales & service P P P Solar energy system P P P P P P P P P P P P P Storage, exterior PS Utility distribution line P Accessory Uses Districts Residential Commercial Industrial Other Sign Type District 1 Residential R1/R2 District 2 Non- Residential Uses R1-R4 District 3 Residential R3/R4 District 4 County E Frontage Revised December 3, 2008 District 5 Lexington S of 694 District 6 Lexington N of 694, 96 & B1 District 7 I FLEX & Gateway, Non- Frontage Commercial District 8 Neighborhood Business District 9 TCAAP without frontage on Highway 96 Total sign copy area 8 sf 20 sf 20 sf 50 sf 80 sf 60 sf 45 sf 30 sf 30 sf Max Height none none none none none none none 14 ft 14 ft Lighting (a)Not permitted external Not permitted E/I/B E/I/B E/I E/I Not permitted Not permitted Type (b)M/P/O M/P/O M/P/O M/O M/O M/P/O M/P/O M/P/O Not permitted Total sign copy area 6 sf 48 sf 32 sf 50 sf 100 sf 45 sf 25 sf 60 sf Not permitted Max Height 8 sf 6 ft 8 sf 10 ft 16 ft 12 ft 8 ft 8 ft Not permitted Lighting Not permitted E/I E E/I/B E/I/B E/I/B E E/I Not permitted Total sign area Not permitted 25% of wall Not permitted 25% of wall 25% of wall Not permitted Not permitted Not permitted Not permitted Max Height Not permitted none Not permitted none none Not permitted Not permitted Not permitted Not permitted Lighting Not permitted external Not permitted external external Not permitted Not permitted Not permitted Not permitted Maximum coverage area Not permitted Not permitted Not permitted 35% of window area, not to exceed 5% of building façade 35% of window area, not to exceed 5% of building façade 35% of window area, not to exceed 5% of building façade 35% of window area, not to exceed 5% of building façade 20% of window area, not to exceed 5% of building façade 35% of window area, not to exceed 5% of building façade Max sign copy area per sign 2 sf 4 sf 4 sf 8 sf 8 sf 6 sf 8 sf 6 sf 6 sf Wall Height Not permitted 4 ft 4 ft 8 ft 8 ft 6 ft 8 ft 6 ft 6 ft Freestanding Height 2 ft 4 ft 4 ft 8 ft 8 ft 6 ft 8 ft 6 ft 6 ft WINDOW AUXILIARY (a)E = external, I = internal, B = backlit (b)M = monument, P = pole, O = temporary off-premise sign (see 1250.03) (c)Single pole support only. 12-13 Adopted: March 10, 2008 City of Arden Hills Chapter 12 - Sign Code Table 1 1240.02 - Table 1: Sign Standards by Sign District WALL FREESTANDING GRAPHIC Existing Sign Table