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HomeMy WebLinkAbout05-07-25 PC PacketAPPROVAL OF THE AGENDA APPROVAL OF MINUTES April 9, 2025 Planning Commission Regular Meeting Minutes DRAFT 04 -09 -25 PC MINUTES.PDF PLANNING CASES Planning Case 25 -002 –3609 Pascal Avenue North –Variance 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 Planning Case 25 -003 –Zoning Code Amendment To Chapter 13, Thrift Store Use (Public Hearing Required) Elena Fransen, Senior Planner MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS Report From The City Council Planning Commission Comments ADJOURNMENT ADJOURN A quorum of the City Council may be present at this meeting. Chair: 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 (2027) Council Liaison: Kurt Weber Planning Commission May 7, 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: 3.B. Documents: 4. 5. 5.A. 5.B. 6. APPROVAL OF THE AGENDAAPPROVAL OF MINUTESApril 9, 2025 Planning Commission Regular Meeting MinutesDRAFT 04 -09 -25 PC MINUTES.PDFPLANNING CASES Planning Case 25 -002 –3609 Pascal Avenue North –Variance 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 Planning Case 25 -003 –Zoning Code Amendment To Chapter 13, Thrift Store Use (Public Hearing Required) Elena Fransen, Senior Planner MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS Report From The City Council Planning Commission Comments ADJOURNMENT ADJOURN A quorum of the City Council may be present at this meeting. Chair: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 (2027)Council Liaison:Kurt Weber Planning Commission May 7, 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: 3.B. Documents: 4. 5. 5.A. 5.B. 6. Approved: May 7, 2025 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, APRIL 9, 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 Jessica Birken, Brad Bjorklund, Patrick Burlingame, Stephen Erler, Nancy Jacobson, and Ben Lindau. Absent: None. Also present were: City Administrator Jessica Jagoe, Senior Planner Elena Fransen and Council Liaison Kurt Weber. APPROVAL OF AGENDA – APRIL 9, 2025 Commissioner Bjorklund moved, seconded by Commissioner Erler, to approve the April 9, 2025, agenda as presented. The motion carried unanimously (7-0). APPROVAL OF MINUTES February 5, 2025 – Planning Commission Regular Meeting Commissioner Erler moved, seconded by Commissioner Lindau, to approve the February 5, 2025, Planning Commission Regular Meeting as presented. The motion carried 6-0-1 (Commissioner Bjorklund abstained). PLANNING CASES A. Planning Case 25-001 – 1126 Benton Way – Variance and Conditional Use Permit – Public Hearing Senior Planner Fransen explained 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 ARDEN HILLS PLANNING COMMISSION – April 9, 2025 2 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. Senior Planner Fransen stated the 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. Senior Planner Fransen explained 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. Senior Planner Fransen reported 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. ARDEN HILLS PLANNING COMMISSION – April 9, 2025 3 Senior Planner Fransen stated 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. Senior Planner Fransen explained that the Applicant 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. Senior Planner Fransen reviewed the surrounding area, the Plan Evaluation and provided the Findings of Fact for review: 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. ARDEN HILLS PLANNING COMMISSION – April 9, 2025 4 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. 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. Senior Planner Fransen reviewed the options available to the Planning Commission for Planning Case 25-001 for a Variance to construct a 30 square foot principal structure addition at 1126 Benton Way: 1. Recommend Approval with 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 as Submitted 3. Recommend Denial 4. Table Senior Planner Fransen reviewed the options available to the Planning Commission for Planning Case 25-001 for a Conditional Use Permit to allow a Class II Accessory Home Occupation at 1126 Benton Way: 1. Recommend Approval with 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 as Submitted 3. Recommend Denial 4. Table Chair Collins opened the floor to Commissioner comments. ARDEN HILLS PLANNING COMMISSION – April 9, 2025 5 Commissioner Birken explained she drove by the property today and she believed the request made sense. Commissioner Burlingame stated he would be recusing himself from taking action on this item because Dr. Low is his son’s piano teacher. Commissioner Lindau commented he believed the applicant was making a reasonable requestion. Commissioner Bjorklund asked if the applicant has paid $750 for this application, along with an escrow that had to amount to $3,000. Senior Planner Fransen explained the applicant had to pay a $750 fee for the land use application for the variance and conditional use permit request in addition to the escrows. Commissioner Bjorklund reported he had no conflict of interest, but apologized to Dr. Low for the fees that were being charged given how simple this request was. He indicated he would be offering his support for the variance and conditional use permit. Commissioner Jacobson stated she believed this would be a great project that would solve the problems the applicant has with his home. She indicated she would be offering her support for the requests. Chair Collins invited the applicant to come forward at this time. Philip Low, 1126 Benton Way, commented over the past few winters his grand piano has lost its touch and tuning. He explained his home was in need of a vestibule to protect the climate surrounding his piano. Commissioner Birken asked where cars parked for lessons. Dr. Low explained visitors park to one side or the other of his driveway in order to accommodate two cars during lessons. He reported he owned the extra pavement the extends from his house and this was used for backing out. Chair Collins opened the public hearing at 7:01 p.m. Chair Collins invited anyone for or against the application to come forward and make comment. Mary Henry, 3521 Ridgewood Court, explained she was a piano student of Dr. Low and reported it brings her great joy to take lessons from Dr. Low. She commented on how the proposed addition would not be visible except from one neighbor across the street, but would have a great impact on Dr. Low’s pianos. There being no additional comment Chair Collins closed the public hearing at 7:03 p.m. Commissioner Erler moved and Commissioner Birken seconded a 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 the submitted plans, as amended by the conditions in the April 9, 2025, report to the Planning Commission. The motion carried 6-0-1 (Commissioner Burlingame abstained). ARDEN HILLS PLANNING COMMISSION – April 9, 2025 6 Commissioner Jacobson moved and Commissioner Erler seconded a 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 the submitted plans, as amended by the conditions in the April 9, 2025, report to the Planning Commission. Commissioner Bjorklund explained the homeowner can put up a sign that has his name on it. Commissioner Birken commented the staff report states very clearly, no exterior evidence of the home occupation shall be permitted, which means this type of signage was not allowed. Commissioner Bjorklund did not support denying Dr. Low the right to put his name on his house. Commissioner Birken stated Condition 2 could be changed to read: No exterior signage shall be permitted as evidence of the home occupation. Commissioner Bjorklund supported this language amendment. Chair Collins commented the language within the general summary ensures the neighborhood does not turn into a commercial district. He explained the language in Condition 2 would speak to allowing a name sign in a residential neighborhood. Commissioner Bjorklund indicated he did not support signage for the piano business, but noted he could support the Low family having a name sign on their house. Chair Collins suggested Condition 2 be modified to ensure the signage on this property was not commercial in nature. He asked if the maker of the motion and seconder, would accept this friendly amendment. Commissioner Jacobson and Commissioner Erler accepted the friendly amendment with the new language for Condition 2. The motion carried unanimously 6-0-1 (Commissioner Burlingame abstained). UNFINISHED AND NEW BUSINESS A. Zoning and Subdivision Ordinance Update Discussion - HKGi Jason Zimmerman, HKGi, stated 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. He discussed how the project had been broken down into four phases which were the project kick off, diagnosis, drafting of the new code and adoption of the code. Mr. Zimmerman provided a recap of the first Planning Commission work session meeting. He explained 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 ARDEN HILLS PLANNING COMMISSION – April 9, 2025 7 Planning Commission. It was noted 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. 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. He further reviewed the project goals for the zoning code rewrite. He commented on the draft zoning text for the nonresidential and mixed use districts, and reviewed the recommended updates to the text. He explained he was working to simplify and make the code language easier to read. Chair Collins opened the floor to Commissioner comments. Chair Collins asked what the rationale was for these single and multiple occupancy and the former large acreages. Mr. Zimmerman commented he was uncertain and after speaking with staff they were uncertain as well. He reported staff did not believe there was any reason to keep these standards in place. He indicated these standards would be revised to meet what makes sense for today. Further discussion ensued regarding height restrictions in the City’s commercial districts. Commissioner Jacobson explained the buildings for the two colleges exceed the City’s height restrictions. She stated if the building heights were increased for Institutional, this would have an impact on the adjacent neighborhoods. Chair Collins asked how the City was defining desired community character. Mr. Zimmerman stated this would be up to the City to determine and could vary from zoning district to zoning district. Commissioner Bjorklund commented he appreciated the changes that were being proposed for setbacks. He stated he thinks the corner setbacks were still too high. Mr. Zimmerman explained he could make adjustments depending on the feedback received from the Planning Commission. Commissioner Bjorklund requested Mr. Zimmerman provide a colored map or a visual for the current and proposed zoning districts. Commissioner Burlingame questioned if the City was locked into a fixed proposal or was there room to bring up new ideas. Mr. Zimmerman reported there was still room for new ideas. Commissioner Burlingame inquired if City staff spoke with other communities regarding their zoning code and simplifications that should be considered. He recommended a decision tree or flow chart be created to help applicants understand what applies to their property. Mr. Zimmerman stated he has had conversations with staff and noted they are aware of changes that could be made to the code that make sense. He commented he works with a number of other ARDEN HILLS PLANNING COMMISSION – April 9, 2025 8 communities in the metro area and he has done simplifications to code. He reported he has been working to weave this into the City’s code rewrite when pertinent. Commissioner Birken explained she was interested in seeing more information and options regarding setbacks and building heights. Chair Collins recommended the Commission review the new draft principle use table and provide staff with redlined feedback. Commissioner Bjorklund questioned when the next work session meeting would be held. Mr. Zimmerman stated the next work session meeting would be held in June, but noted the Planning Commission could meet again in May to discuss the zoning code update. City Administrator Jagoe reported she could look at the Planning Commission’s schedule for May to see if there were items that could be discussed. Commissioner Bjorklund asked if staff only completed updated definitions for the residential uses. He recommended ADUs and boarding houses have definitions. He believed it was time for the City to starting moving forward and begin addressing ADUs. Mr. Zimmerman reported the definitions would be expanded and updates as the City builds on the changes from workshop to workshop. He explained it was his understanding the City Council would be working through how to address ADUs once a new Community Development Director was brought on staff. Commissioner Bjorklund stated he supported the City shrinking lot sizes in order to pursue more affordable housing for the community. Commissioner Erler supported the new code having a larger definitions section. Kendra Ellner, HKGi, commented on the City’s development standards and described how they will help shape the community. She reviewed the main topics within City Code which addressed off-street parking, EV standards, signage, landscaping, exterior storage and outdoor lighting. Further discussion ensued regarding parking standards and the potential of splitting parking between big and small retail shops. Commissioner Bjorklund recommended the 30 day removal language for EV charging stations be amended to read the circuits have to be shut off. Chair Collins suggested the code language for EV charging stations not be too prescriptive given how quickly this technology was changing and evolving. Commissioner Birken asked if the current sign standards were working for the City. Senior Planner Fransen explained some sign standard adjustment requests have come forward to the City. ARDEN HILLS PLANNING COMMISSION – April 9, 2025 9 City Administrator Jagoe reported staff would be working to meld feedback from the Economic Development Commission into the code amendments. Commissioner Birken recommended dynamic display signs have proper standards in place when it comes to size and brightness. Commissioner Burlingame explained he generally supported the proposed changes within the sign code portion of City Code. Commissioner Lindau wanted to see the integrity of the City maintained while allowing for some level of flexibility for business owners when it comes to dynamic display signs. Commissioner Bjorklund was of the opinion the current sign code was working, even if it was burdensome. He recommended the new sign code language have the new zoning districts added. Commissioner Jacobson supported streamlining the sign code for ease of use purposes, noting this would be a good step forward for the City. Chair Collins indicated he was uncertain if the current sign code works, given the number of variance requests that were being brought forward. He supported the sign code portion of code being updated. He recommended certain colors of accent LED lighting be addressed within the code as well. He suggested more thought be given to outdoor lighting as well. Commissioner Bjorklund reported Arden Hills was named after the Arden in Europe which was a sparsely, hilly, forested area in Europe. Knowing this history, he believed it was important for Arden Hills to have a strong tree replacement standard in place. Commissioner Birken suggested this portion of code reference the DNR’s recommended trees for reforestation in order to assist with improving the City’s canopy. Ms. Ellner explained the proposed language was intended to address not overcrowding a property with landscaping, noting if trees do not have enough space they cannot grow to maturity. She commented further on the landscaping and tree preservation requirements for new developments. Commissioner Jacobsen stated having sites overcrowded can hurt trees. She recommended the tree requirements remain in place with the understanding that if a site cannot manage the recommended number of trees, they could be placed elsewhere in the community. Commissioner Burlingame suggested the City putting in language that encourages businesses to install dark sky lighting. Commissioner Birken supported this recommendation. Ms. Ellner indicated she could look into dark sky standards and try to apply them to Arden Hills. In addition, she could explore lighting requirements for commercial properties. She then commented on the next steps for the zoning code rewrite, noting HKGi would be providing the City Council with a project update and the feedback that was received from the Planning Commission. ARDEN HILLS PLANNING COMMISSION – April 9, 2025 10 REPORTS A. Report from the City Council Councilmember Weber provided the Commission with an update from the City Council. He explained the JDA approved its first Planning Case for Rice Creek Commons for Outlot A. He reported the property was closed on and construction would begin by the end of the month. He stated the City Council would be considering allowing thrift uses in additional zoning districts within the community. He indicated the spring egg hunt would be held on Saturday, April 12 at Cummings Park. He noted the Norwegian Foot March would be held on Saturday, April 19. B. Planning Commission Comments and Requests Chair Collins welcomed the new Planning Commission members. Commissioner Bjorklund commented on a document he received from staff regarding ADUs and asked that this document be forwarded to each member of the Planning Commission. ADJOURN Commissioner Bjorklund moved, seconded by Commissioner Lindau, to adjourn the April 9, 2025, Planning Commission Meeting at 9:40 p.m. The motion carried unanimously (7-0). Page 1 of 10 PC Agenda Item – 3A MEMORANDUM DATE: May 7, 2025 TO: Planning Commission Chair and Commissioners FROM: Elena Fransen, Senior Planner SUBJECT: Planning Case #25-002 – No Public Hearing Required Applicant: Logan McCarthy Property Location: 3609 Pascal Avenue North Request: Variance Requested Action Logan McCarthy (“The Applicant”) has requested a variance to decrease the required side yard setback for corner lots for future demolition and redevelopment of a single-family residential dwelling on the property located at 3609 Pascal Avenue North (“Subject Property”). To construct the proposed single-family dwelling, the Applicant is requesting a reduced side yard setback for corner lots of 31.9 feet rather than 40 feet as required by the city code. Background 1. Existing Site Conditions 3609 Pascal Avenue, the Subject Property, is zoned R-1, Single Family Residential District. It is designated for Low Density Residential in the 2040 Comprehensive Land Use Plan. The Subject Property is the site of a single-family dwelling owned by the Applicant. Surrounding parcels to the north, east, and south are also zoned R-1, Single Family Residential District and designated for Low Density Residential Uses and the parcel to the west is zoned NB, Neighborhood Business District and designated for Low Density Residential Use in the Future Land Use Plan. The Subject Property is currently developed with a single-family residential dwelling (1,735 SF) and detached garage (528 SF). The property was originally developed in 1900 and the detached garage was constructed later. The detached garage was constructed in 1976 and the City Council granted a retroactive variance for a 4.5 foot side yard setback in 1977. Per the Certificate of Survey submitted with the variance request, the actual side yard setback for the detached garage is 9.6 feet as measured from the southmost corner to the lot line along County Road E. According to Zoning Code definitions, the front lot line on a corner lot is the shortest street lot line and the side lot line on a corner lot is the longest street lot line. A corner lot at the intersection of Pascal Avenue North and County Road E, the Subject Property’s front lot line is along Pascal Avenue North and its side lot line is along County Road E. The Subject Property is oriented with Page 2 of 10 the house and detached garage facing County Road E and with driveway access off of County Road E. Existing Building Site 2. Site Data 2040 Future Land Use Plan: LDR – Low Density Residential Existing Land Use: Single-Family Dwelling Zoning: R-1 Single Family Residential District Lot Size: 0.46 acres/19,945 square feet 3. Proposed Use The Applicant is proposing to demolish the existing structures and rebuild a 2,704 square foot single-family dwelling with an attached garage on the Subject Property. The proposed dwelling would be oriented with the front of the house and garage facing Pascal Avenue and with driveway access off of Pascal Avenue. The existing curb cut on County Road E would be removed. The Applicant is requesting a variance to decrease the required side yard setback for corner lots for the Subject Property from 40 feet to 31.9 feet as measured from the south side of the structure to County Road E. Section 1320.06 of the Arden Hills City Code requires a side yard setback of 40 feet on corner lots. The Applicant states that the variance is requested to accommodate the home’s footprint, maintain a reasonable and respectful distance from the neighbors to the north, and fit the home safely on the lot. The Applicant references the Subject Property’s unusual orientation and access as reasons for the variance request, stating that the current driveway location has presented repeated safety hazards and significant winter maintenance burdens. County Road E Page 3 of 10 In their narrative, the Applicant writes that the relocation and reorientation of the building footprint and driveway to the quieter side road aligns with the neighborhood’s layout and enhances overall safety and visual consistency for the Subject Property and County Road E. The new home location would require a variance to allow a front yard setback of 31.9 feet versus 40 feet as required by city code. The proposed project complies with all other applicable city code requirements for the R-1 Zoning District (i.e. structure coverage, FAR, impervious surface, etc.) Proposed Redevelopment Building Site 4. Approvals The Planning Commission is being asked to determine whether a variance request for flexibility on the side yard setback for corner lots should be approved. The evaluation of the proposal should be based on the District Provisions in Section 1320, the General Regulations in Section 1325, and the Requirements for a Variance in Section 1355.04, Subd. 4. Plan Evaluation Chapter 13, Zoning Regulations Review 1. District Provisions (R-1, Single Family Residential Zoning District) – Section 1320.06 Lot Size and Dimensions – Meets Requirement The Subject Property has a lot area of 19,945 square feet. Section 1320 – District Provisions of the Zoning Code requires a minimum lot size of 14,000 square feet per single-family dwelling unit. Structure Setbacks – Variance Requested In the R-1 District, the minimum front and rear setback requirements are 40 feet and 30 feet, respectively. The minimum side yard setback in the R-1 District is 10 feet and 25 feet combined. The proposed new dwelling and attached garage would be setback 40 feet and 104.5 feet from the Page 4 of 10 front and rear property lines, respectively. The proposed interior side yard setback would be 16 feet and the total proposed side yard setbacks would be 47.9 feet. Additionally, the minimum side yard setback on a corner lot in all residential zoning districts is 40 feet. The current principal structure and detached garage are located 9.9 and 9.6 feet from the side yard property line, respectively, as measured from County Road E. The proposed new dwelling and attached garage would be setback 31.9 feet from the side yard property line as measured from County Road E. The table below provides the minimum district requirements for the R-1 District and with a preliminary analysis of setbacks for the proposed development: R-1 District Requirements Existing Proposed Review of Proposed Minimum Front Yard Setback 40 feet 45.7 feet 40 feet Meets Requirements Minimum Rear Yard Setback 30 feet ~72 feet 104.5 feet Meets Requirements Minimum Side Yard Setback 10 feet (min)/25 feet (total) 9.6 and ~46 feet 55.6 total 16 and 31.9 feet 47.9 feet total Meets Requirements Minimum Side Yard Setback Corner Lot 40 feet 9.6 feet 31.9 feet Variance Requested Landscaped Area, Structure Coverage, Floor Area Ratio, and Building Height – Meets Requirements The proposal complies with all other applicable city codes for the R-1 Zoning District. In the R-1 District, the minimum landscaped area required without a variance is 65% of the property or 12,964.25 square feet of the Subject Property. The Applicant is proposing a landscaped area of 81.2% or 16,193 square feet, which complies with the minimum requirement. The R-1 District allows for a maximum structure coverage of 25% or 4,986.25 square feet. The Applicant is proposing a structure coverage of 13.5% or 2,704 square feet, which complies with the maximum requirement. In the R-1 District, the maximum allowed Floor Area Ratio (FAR) is 0.3, or 5,983.5 square feet. The Applicant is proposing a FAR of 0.171 or 3,408 square feet, which complies with the maximum requirement. The maximum building height allowed in the R-1 District is 35 feet, measured as the average height between the eaves and the highest ridge of gable, hip, or gambrel roof. The proposed dwelling would have a maximum height of 14 feet and 4 inches, which complies with the maximum requirement. 2. General Regulations (Tree and Landscaping Preservation) – Section 1325.055 Tree Mitigation Plan – Meets Requirements Per Section 1325.055, a tree preservation plan is required as part of an application for new building construction in any zoning district. The Applicant has provided a tree preservation plan in accordance with Appendix A of the Zoning Code. The table below illustrates staff’s analysis of the provided information according to the minimum requirements: Page 5 of 10 Existing Significant Tree Caliper Inches =A A 358 inches 10 percent permitted for removal without mitigation A*.1=B B 35.8 inches Significant tree caliper inches proposed for removal =C C 128 inches Caliper inches requiring mitigation (A-B)-C=D D 92.2 inches Number of caliper inches of replacement trees required at 1:2 rate D/2=E E 46.1 inches The Applicant provided with their tree preservation plan an account of both significant and non- significant trees on the Subject Property. Their proposal includes removing 128 caliper inches of significant trees due to the relocation of the building footprint and driveway access to a currently landscaped portion of the Subject Property. The Applicant acknowledges that approximately 46 caliper inches of replacement trees would be required for replanting in accordance with city code. As part of their variance request, the Applicant indicates that they agree to meet the requirements of Section 1325.055 and are open to an approach that includes one or a combination of the following: counting preserved trees towards the required landscaping plan, replanting the required replacement trees on-site, or contributing a landscaping fee in lieu of planting. The proposed plans would meet requirements. 3. General Regulations (Requirements for Parking, Loading, and Circulation) – Section 1325.06 Parking and Driveway Requirements – Meets Requirements Section 1325.06 is applicable to the review of the Applicant’s proposal as the request includes removing the existing curb cut from County Road E and creating a new curb cut for a driveway with access to Pascal Avenue. County Road E is a county road and defined as a collector road while Pascal Avenue is a city road and defined as a local road. Per the Zoning Code, single family dwellings are required to provide two (2) off-street parking spaces and all off-street parking spaces shall have access driveways and access directly to public streets. Any residential lot, which has frontage on both a local street and a collector street shall gain access only from the local street. The Applicant’s proposal would remove a collector street curb cut and access driveway and relocate the Subject Property’s access driveway to the local street, bringing the Subject Property into compliance with the code requirements for a residential lot drive access. 4. 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 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 Page 6 of 10 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. Variance Requirements – Section 1355.04, Subd. 4 The Applicants are requesting a side yard setback for corner lots variance to demolish and reconstruct a single-family dwelling on the property located at 3609 Pascal Avenue North. 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 applicants do 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 Applicant is proposing to demolish the existing single-family dwelling unit and detached garage and rebuild a 2,704 square foot single-family dwelling with an attached garage on the Subject Property. The Subject Property is zoned R-1, Single Family Residential District and it is designated for Low Density Residential in the 2040 Comprehensive Land Use Plan. The proposed use of the Subject Property and the variance request comply with the purpose and intent of the provisions of the City’s Zoning Regulations and the policies of the City’s Comprehensive Plan. 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 property cannot be reasonably used to construct a standard single-family home consistent with others in the area without the requested variance for the side yard setback for corner lots. The Applicant states that the current building envelope and the existing driveway configuration prevent reasonable and effective residential use under 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’s written narrative, the corner lot configuration, the property’s proximity to County Road E, and the required side yard setback for a corner lot are unique challenges not created by the landowner. The current location of the driveway presents Page 7 of 10 safety hazards and significant winter maintenance burdens unique to the property as a result of the Subject Property’s orientation and access. c. Character of Neighborhood. The variance, if granted, will not alter the essential character of the neighborhood. The Applicant states that the intent of the proposed variance would allow for a reasonable building footprint while maintaining appropriate distances from all surrounding structures and streets. It is stated that the proposed relocation of the driveway aligns with the neighborhood’s typical layout, enhances overall safety and visual consistency and enhances the character of the block. 3. Economic Consideration. Economic consideration alone does not constitute a practical difficulty. The Applicant states that the variance request is based on a broader set of livability, safety, and functional design issues rather than economic considerations. 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. Additional Review Building Official The Building Official has reviewed the plans and has no additional comments at this time. A Building Permit will be required prior to any demolition or construction activity taking place. Public Works Director/City Engineer The Public Works Director/City Engineer has reviewed the plans and has no additional comments at this time. Public Works permits will be required prior to any land disturbance, utility, or right- of-way work. These items have been included in the drafted conditions of approval. Ramsey County Public Works The Ramsey County Public Works Department has been sent the submitted plans and the plan review was in progress at the time of printing. Staff will provide a verbal update at the meeting and has included a drafted condition of approval requiring the Applicant to attain the necessary Ramsey County permits. 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 a variance request to the required R-1 Zoning District side yard setback for corner lots at the Subject Property 3609 Pascal Avenue North. Page 8 of 10 2. The Subject Property received a variance in 1977 for a 4.5 foot side yard setback for an existing detached garage. 3. The detached garage on the Subject Property is currently setback 9.6 feet from the side property line along County Road E. 4. The proposed redevelopment would bring the Subject Property closer to conformance with the R-1 district standards and reduces the side yard setback for corner lots encroachment at 31.9 feet. 5. The proposed single-family dwelling would not require a primary front yard or rear yard setback variance. 6. The proposed single-family dwelling on the Subject Property would conform to all other requirements and standards of the R-1 Zoning District. 7. The proposed redevelopment would bring the Subject Property into conformance with the parking and driveway access standards for a residential lot. Variance Findings: 8. Variances are only permitted when they are in harmony with the general purposes and intent of the ordinance. 9. The variance would be consistent with the City’s Comprehensive Plan because it meets the City’s housing goal of encouraging redevelopment that is complementary to and enhances the character of the City’s established neighborhoods. 10. A single-family dwelling is a permitted use within the R-1 Zoning District. 11. A single-family dwelling is a reasonable use of the property that would not be allowed under the rules of the Zoning Code without the requested variance. 12. The proposed single-family dwelling would not alter the essential character of the neighborhood because the configuration of development on the Subject Property would be consistent and compatible with the neighborhood. 13. The variance request is not based on economic considerations alone. Options and Motion Language Staff has provided the following options and motion language for this case. The Planning Commission should consider providing additional findings of fact as part of the motion to support their recommendation for approval or denial. • Recommend Approval with Conditions: Motion to recommend approval with conditions of Planning Case 25-002 for a variance to construct a new single-family dwelling with a 31.9 foot side yard setback on a corner lot at 3609 Pascal Avenue North, based on the findings of fact and the submitted plans, as amended by the conditions in the May 7, 2025, Report to the Planning Commission: 1. A Building Permit shall be issued prior to the commencement of demolition and for the new home construction. 2. The proposed building shall conform to all other standards and regulations in the City Code. 3. A Grading and Erosion permit shall be obtained from the City’s PW/Engineering Division prior to commencing any grading, land disturbance or utility activities. 4. The Applicant shall be responsible for obtaining any permits necessary from other agencies, including but not limited to, MPCA, Rice Creek Watershed District, and Ramsey County prior to the start of any site activities. Page 9 of 10 5. Upon completion of grading and utility work on the site, a grading as-built and utility as-built shall be provided to the City. 6. Final grading, drainage, utility, and site plans shall be subject to approval by the Public Works Director/City Engineer and Community Development Director prior to the issuance of a grading and erosion control permit or other development permits. 7. Heavy duty silt fence and adequate erosion control around the entire construction site shall be required and maintained by the Applicant during construction to ensure that sediment and storm water does not leave the project site 8. The Applicant shall be responsible for providing verification of approval and obtaining any permit necessary from the Rice Creek Watershed District prior to the start of any site activities. 9. A right-of-way permit shall be required for work performed within the City right-of- way. 10. The driveway curb cut location shall be subject to review by the Public Works Director/City Engineer and the Community Development Director prior to the issuance of development permits. 11. A Tree Preservation Plan shall be required as part of the Building Permit application for the new dwelling. Any tree removal, preservation, and mitigation shall be completed in accordance with City Code Section 1325.055. • Recommend Approval as Submitted: Motion to recommend approval as submitted of Planning Case 25-002 for a variance to construct a new single-family dwelling with a 31.9 foot side yard setback on a corner lot at 3609 Pascal Avenue North, based on the findings of fact and the submitted plans, in the May 7, 2025 Report to the Planning Commission. • Recommend Denial: Motion to recommend denial Planning Case 25-002 for a variance to construct a new single-family dwelling with a 31.9 foot side yard setback on a corner lot at 3609 Pascal Avenue North, based on the following findings: findings to deny should specifically reference the reasons for denial and why those reasons cannot be mitigated. • Table: Motion to table Planning Case 25-002 for a variance to construct a new single- family dwelling with a 31.9 foot side yard setback on a corner lot at 3609 Pascal Avenue North: a specific reason and information request should be included with a motion to table. Notice Although a variance does not require a public hearing, a public meeting notice was prepared by the City and mailed to properties within 500 feet of the Subject Property on April 25, 2025. A public meeting notice for this planning case was published in the Pioneer Press. Minnesota statute does not clearly require a public hearing before a variance is granted or denied, however, after consulting with the City Attorney, staff agree that the best practice is to allow public forum on all variance requests. A public forum allows the city to establish a record and elicit facts to help determine if the application meets the practical difficulties factors. The City has not received any public comments regarding this planning case. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on April 9, 2025. Pursuant to Minnesota State Statutes Section 15.99, the City must act on this request by June 7, Page 10 of 10 2025 (60 days) unless the City provides the petitioner with written reasons for an additional 60- day review period. Attachments A. Land Use Application B. Location Map C. Applicant Narrative D. Existing Site Survey E. Proposed Site Survey F. Project Plans G. Tree Preservation Plan H. Tree Survey Location Map Override 1 Personal Property Tax Parcels Cities County Offices 4/29/2025, 2:15:04 PM 0 0.04 0.080.02 mi 0 0.07 0.130.03 km 1:2,400 Ramsey County Ramsey County MN iI I i s DESC: 2 00)CERTIFICATE OF SURVEY N RFe N89035'17"E 199.86 444 qp, r 4;NDIPI/2 I for LOGAN MCCARTHY AND MADISON CUTLER of-- 3609 PASCAL AVE 945.32 I IARDENHILLS, MN 944.38IFNDIPl 2 IOEXISTINGPROPERTYDESCRIPTIONo 2 I The South 100 feet of Lots 3 and 4, Block 3, SHADY 3 944.39 OAKS ADDITION, Ramsey County, Minnesota. W e w I0oui IozZ NORTH 935.96 I GRAPHIC SCALE 20 0 10 20 40 EXISTING IMPERVIOUS COVERAGE EHo sEG d TOTAL LOT AREA ........................................ 19,945 S.F. o6 1 INCH = 20 FEET9 FENCE LIES ON/NEAR PROPERTY LINE - 88 4.1 g3 937.62 a e ti EXISTING BUILDINGS ................................... 2,307 S.F. 9 2( 36 x DESC: 200 i g ^ rn Q a oe EXISTING CONCRETE (TO RIGHT-OF-WAY) ......... 683 S.F. FNOPiN Co N69-35'17 ' 199.86 a' s 93' x 935.6 Q ti EXISTING BITUMINOUS (TO RIGHT-OF-WAY) ...... 196 S.F. TOp g3 w s a gs x938.9 Ca 941.18 sg o y 1 x 937.0 937.1 SA 1B 5: 938.3 I 940.73 x oaTOTALIMPERVIOUSSURFACE ........................ 3,186 S.F. F ti IMPERVIOUS PERCENTAGE .................................. 16.0% A x939:5 4 938.8x 0 g36• 66 NORTH LINE OF THE SOUTH 100 vs x938.3 x937 zFEET OF LOTS 3 AND 4, BLOCK 3, -' x938.1 935.6. SHADY OAKS ADDITIONo 937 7 ":.938:6 FOUND IRON MONUMENT LIES 0.IM^ oAR18 ~'oAK32 0.44' SOUTH AND 0.24' WEST - BENCNMARK ETRE x OF THE BOUNDARY CORNER O ETREE x936.9 i."': t' O 01 x 939.0 x 939.1 x 938.8 938.6 x 3609 PASCAL AVERamseyCountyBenchmarkNo. 9178x gss.s of 35:8 9 s w19Elevation = 899.69 NAVD88 x934.8 Q 3g. 0.46 ACRES) I4i------ 9 45..S:F. 937.3 39, 0 x936.5 3° I q• 939.98 938.7 939.38 0 939.14 x938.9 W corlo 12.2 EXISTING 24.3 x938.5 g.o DECK Q h LEGEND g a --- 26.1 --- N FFx G a 6.3 g39 g8x y// M n O f n DENOTES IRON MONUMENT FOUND AS LABELED ao 93g.z 9 1/111` 11/o M 938.6 O DENOTES IRON MONUMENT SET MARKED RLS# 41578 4. 1 I; s3 zoo a N 1 7.5 9s1 co cRAs2o 932.78 1 RFix x938.8 v yo /9J8 p rn rn rn.CLx932.84 936.0 FT DENOTES CATCH BASIN I F Rs 933.19'; EXISTING EXISTING v g g g °` E DENOTES ELECTRICAL BOX o GARAGE N a' e'g3 8s s c PiN w08PW938. W X952.36 DENOTES EXISTING SPOT ELEVATION w N/ o1GP/ N HOUSE 1z.s 3 841 66 DENOTES GAS METER M co Fey g g g3g9 938.57 i 5.0 4g 933.14 O N 9g L91 3 ego 32.0 39)66sS S DENOTES HYDRANT mos 5 4.0 8 N 938.83 938.57 s s G x937.57 ' DENOTES MAILBOX sgss i F 6 3a 939.87 g3a 938.4 F. I 94tl[3 gob ip 03 Oi 9G rn gh gl 938.65 t94 GA, MO DENOTES MISCELLANEOUS MANHOLE IFs,1 I $3$ a3 1. 16col. 0 8 ° GAS GAS N}AP9 38.91 939.17 DENOTES POWER POLE R -, 3,. o 938.21 SET 41578 Da DENOTES WATER VALVE 933•? m 151BER-F FIBER FIBER F t3 939.27 OFiU OHU OHU QH Saao OH FIBER 0 FIBER OHUGA5GASGASASASSGASg39.05 x x DENOTES FENCE 93351 939.37 938.04 GAS- GAS GAS-wD 3' hey y. ..a.... ........................... ..•' x937.87 DESC: 200) h h 939.s1ON DENOTES EXISTING CONTOURS sQ s 1 gs92 MO939.29 DENOTES TREE LINE oHU DENOTES OVERHEAD UTILITY ww GAS- DENOTES UNDERGROUND GAS LINE FIBER DENOTES UNDERGROUND FIBER OPTIC LINE SOUTH LINE OF THE SW 1/4 _ LAKE JOHANNA BLVD F_1 DENOTES BITUMINOUS SURFACE OF SEC.27-T.30-R.23 DENOTES CONCRETE SURFACE TREE DETAIL DENOTES ELEVATION tib ti----- DENOTES TREE QUANTITY 9o°ti°= ------ DENOTES TREE SIZE IN INCHES DENOTES TREE TYPE NOTES o3 p 0939.78 Field survey was completed by E.G. Rud and Sons, Inc. on 04/04/24, and 04/24/24. Bearings shown are on Ramsey County datum.I hereby certify that this survey, plan or report was prepared by me or underG. Run RqBNS I N Parcel ID Number: 27-30-23-34-0046. my direct supervision and that I am a duly Registered Land Surveyor under EST.1971 Professional Land Surveyors Curb shots are taken at the top and back of curb. the laws of the State of Minnesota. DRAWN BY: CMB JOB NO: 240285BT DATE: 04/02/24 6776 Lake Drive N E Suite 110 CHECK BY: JER FIELD CREW: CB/ MR This survey was prepared with the benefit of title work. Commitment for title insurance 1 04-25-24 ADDED SET MONUMENTS cM6www.egrud.com 7 prepared by Minnetonka Title Inc., as issuing agent for Chicago Title Insurance Company, Lino Lakes, MN 55014 File No. MT1811153, dated effective July 1, 2018 at 7:00 A.M. JA ON E. RU 2 3 Tel. (651) 361-8200 Fax (651) 361-8701 Date: 4/25/2024 License No. 41578 NO. DATE DESCRIPTION BY 240285BT WausauHomes.com Wausau Homes Andover (Homestyle Builder, Inc.) 12760 Aberdeen Street NE, Room #110 // Blaine, MN 612.270.4049 HaackP@WausauHomes.com PHASE 2 -Estimating Plan- Print Date: 4/2/2025 *IMPORTANT* PLAN SET VERSION IS NOT INTENDED FOR FINAL CONSTRUCTION A1 These drawings are protected under Wausau Homes, Inc.'s exclusive copyright and are provided under a limited license to the Wausau Homes builder reference. By accepting a copy of these drawings, you acknowledge and recognize Wausau Homes Inc.'s exclusive copyright herein and agree not to display, distribute, reproduce, modify, or use these drawings other than for the construction of a single home by Wausau Homes. COVER PAGE PLANNING & DESIGN Designer's Initials: BRN 1/4" = 1'-0" (22X34) Logan McCarty and Madison Cutler Residence Contact Info: 715.241.4789 PlanningDesign@Wausau Homes.com Revisions Log CompletionDate:Designer'sInitials (Comments) Logan McCarty and Madison Cutler Residence -Ramsey County (MN) -Single Family Custom- 3609 Pascal Ave N, Arden Hills, MN 55112 -GENERAL NOTES- 1.All work shall be performed with all applicable local, state, and national codes, in addition to special ordinances from all authorities having jurisdiction. 2.The Contractor shall provide the necessary labor, materials, tools, equipment, etc. for the complete construction of the work specified by the drawings, unless other arrangements have been made between the Contractor and the Customer. 3.The materials as specified on the drawings and contractual documents shall be used. The Contractor shall be responsible for all detailing and coordination occurring with substitutions made to the specified materials. 4.The Designer shall not be responsible for: construction means, techniques, or procedures, for safety precautions and programs in connection with the work, for the acts or omissions of the Contractor, Sub-Contractors, or any other persons performing the work, or for the failure of any party to carry out the work in accordance with the intent of the contract documents. All Plumbing, Mechanical, and Electrical work is to be coordinated between the trades as part of their own installation layout. 5.The Contractor shall provide adequate bracing and/or shoring to ensure the structural stability of the building during construction. 6.All material finishes and styles (including, but not limited to: siding, windows, doors, interior and exterior millwork, etc.) shall be approved by the Customer. 7.In cases of discrepancies with plan scale, displayed dimensions supersede any scaled dimensions. Any missing dimensions shall be verified with the Designer, as needed. 8.Prior to the start of construction, the Contractor shall: a. Verify the required design loads with governing codes and site conditions. Verify with the local building agencies the wind, seismic, snow, and other special loading conditions. The Designer shall be notified of all discrepancies. b. Verify that all critical dimensions are displayed on the plans and report errors or discrepancies to the Designer. c. Verify the site conditions and report any discrepancies to the Designer. d. Examine the project drawings and notify the Designer of any discrepancies found. DRAWING PAGES INDEX Page #Page Name Description (Comments) A1 COVER PAGE A2.1 ELEVATIONS Front & Right A2.2 ELEVATIONS Rear & Left A3.1 FOUNDATION PLAN A3.1d FOUNDATION DETAILS A4.0 FLOOR PLAN Basement Level A4.1 FLOOR PLAN Main Level A5.1 ROOF PLAN A5.1d ROOF DETAILS A6.1 SECTIONS & ASSEMBLIES APPLICABLE BUILDING CODES: -2020 Minnesota Residential Code- Single Family Custom Single Family Residential Ramsey County (MN) WausauHomes.com Wausau Homes Andover (Homestyle Builder, Inc.) 12760 Aberdeen Street NE, Room #110 // Blaine, MN 612.270.4049 HaackP@WausauHomes.com 9/0 7/0 16/0 7/0 3/0 6/8 W/ 14" S.L. CS7248-2 8 12 8 12 6 12 8 12 8 12 6 12 9/0 7/0 16/0 7/0 3/0 6/8 W/ 14" S.L. CS7248-2 9/0 7/0 16/0 7/0 3/0 6/8 W/ 14" S.L. CS7248-2 GLASS 2/8 6/8 SL6042 6 12 6 12 GLASS 2/8 6/8 SL6042 GLASS 2/8 6/8 SL6042 PHASE 2 -Estimating Plan- Print Date: 4/2/2025 *IMPORTANT* PLAN SET VERSION IS NOT INTENDED FOR FINAL CONSTRUCTION A2.1 These drawings are protected under Wausau Homes, Inc.'s exclusive copyright and are provided under a limited license to the Wausau Homes builder reference. By accepting a copy of these drawings, you acknowledge and recognize Wausau Homes Inc.'s exclusive copyright herein and agree not to display, distribute, reproduce, modify, or use these drawings other than for the construction of a single home by Wausau Homes. ELEVATIONS Front & Right PLANNING & DESIGN Designer's Initials: BRN 1/4" = 1'-0" (22X34) Logan McCarty and Madison Cutler Residence Contact Info: 715.241.4789 PlanningDesign@Wausau Homes.com -Ramsey County (MN) -Single Family Custom- FRONT ELEVATION EAST SIDE -GENERAL NOTES- 1.The elevations display conceptual representations of specified materials. The Contractor shall be responsible for proper application and installation of materials per manufacturers' instructions. 2.If shown, notes and physical dimensions shall supercede any scaled dimensions for heights, material widths, or material applications. 3.Window header heights to follow general height, unless noted or dimensioned on elevations. RIGHT ELEVATION NORTH SIDE WausauHomes.com Wausau Homes Andover (Homestyle Builder, Inc.) 12760 Aberdeen Street NE, Room #110 // Blaine, MN 612.270.4049 HaackP@WausauHomes.com CS9648-3 CS9648-3CS7248-2 6 12 8 12 TOP OF FOOTING -10'-3 1/2" TOP OF SLAB -9'-11 1/2" 4" TOP OF PLATE- FOUNDATION -10" 9'-1 1/2" TOP OF SUBFLOOR - 1ST FLOOR 0' 10" TOP OF PLATE 8'-1 1/8" 8'-1 1/8" HIGHEST RIDGE 20'-7 1/8" 12'-6" 6 12 8 12 CS9648-3CS7248-2 CS9648-3 TOP OF FOOTING -10'-3 1/2" TOP OF SLAB -9'-11 1/2" 4" TOP OF PLATE- FOUNDATION -10" 9'-1 1/2" TOP OF SUBFLOOR - 1ST FLOOR 0' 10" TOP OF PLATE 8'-1 1/8" 8'-1 1/8" HIGHEST RIDGE 20'-7 1/8" 12'-6" CS9648-3 CS9648-3CS7248-2 CS6048-2 AW3636 CS3648 6 12 6 12 AW3636 CS3648CS6048-2CS6048-2 AW3636 CS3648 PHASE 2 -Estimating Plan- Print Date: 4/2/2025 *IMPORTANT* PLAN SET VERSION IS NOT INTENDED FOR FINAL CONSTRUCTION A2.2 These drawings are protected under Wausau Homes, Inc.'s exclusive copyright and are provided under a limited license to the Wausau Homes builder reference. By accepting a copy of these drawings, you acknowledge and recognize Wausau Homes Inc.'s exclusive copyright herein and agree not to display, distribute, reproduce, modify, or use these drawings other than for the construction of a single home by Wausau Homes. ELEVATIONS Rear & Left PLANNING & DESIGN Designer's Initials: BRN 1/4" = 1'-0" (22X34) Logan McCarty and Madison Cutler Residence Contact Info: 715.241.4789 PlanningDesign@Wausau Homes.com -Ramsey County (MN) -Single Family Custom- REAR ELEVATION WEST SIDE LEFT ELEVATION SOUTH SIDE WausauHomes.com Wausau Homes Andover (Homestyle Builder, Inc.) 12760 Aberdeen Street NE, Room #110 // Blaine, MN 612.270.4049 HaackP@WausauHomes.com Window Well Toilet Drain 2x10 MSR 2400 @16"o.c. (typ.) Supplier to verify spacing 2x10 MSR 2400 @16"o.c. (typ.) Supplier to verify spacing 2x10 MSR 2400 @16"o.c. (typ.) Supplier to verify spacing 2x10 TREATED JOISTS @16"o.c. (typ.) Supplier to verify Final Deck Layout 4" SLAB FLOOR slope as required 4" SLAB FLOOR slope as required CL10'-0" CL10'-0" CL10'-0" CL10'-0"10'-0" CL 10'-2"10'-2" CL 16'-6 3/4" CL 16'-6 1/2" 16'-6 3/4" 13'-4"5'-10 3/4"12'-9 1/4"20'-0" 52'-0" 27'-5 1/4" 23'-6 3/4" 1'-0" 4'-0" 2'-0"36'-0"14'-0" 52'-0" 49'-8" 5'-8" 4'-4" 2'-0" 1'-8 1/4"9'-3"1'-10"1'-10 1/2"16'-3"1'-10 1/2" 55'-0" 12'-6 3/4" 9'-11 3/4" 4'-7 1/2" 17'-6" 22'-0" 2'-6" 9'-8" 15'-4 1/2" 5'-3" 4'-0 1/2" 12'-8 1/2" 7'-6"7'-6" 9'-10 3/4" 2'-10 1/4" 3'-8 1/2" 9'-11 3/4" 12'-1 1/4" 12'-6 3/4" 14'-7 1/4" 1'-5 1/4" 9 1/2" LVL BEAM (3ply) Supplier to verify sizing 9 1/2" LVL BEAM (3ply) Supplier to verify sizing UNEXC. UNEXC. T.O. WALL DROPPED 8" a1 A3.1d b1 A3.1d b1.1 A3.1dc1 A3.1d a2 A3.1d a1.1 A3.1d 2x8 FLOOR FOR DROPPED SHOWER EXTERNAL PILASTERS PLACED 4' O.C. @ H/G WALL (EXACT LOCATIONS TBD BY MANUFACTURER) PHASE 2 -Estimating Plan- Print Date: 4/2/2025 *IMPORTANT* PLAN SET VERSION IS NOT INTENDED FOR FINAL CONSTRUCTION A3.1 These drawings are protected under Wausau Homes, Inc.'s exclusive copyright and are provided under a limited license to the Wausau Homes builder reference. By accepting a copy of these drawings, you acknowledge and recognize Wausau Homes Inc.'s exclusive copyright herein and agree not to display, distribute, reproduce, modify, or use these drawings other than for the construction of a single home by Wausau Homes. FOUNDATION PL AN PLANNING & DESIGN Designer's Initials: BRN 1/4" = 1'-0" (22X34) Logan McCarty and Madison Cutler Residence Contact Info: 715.241.4789 PlanningDesign@Wausau Homes.com -Ramsey County (MN) -Single Family Custom- 1.This drawing is to provide the Mason or other responsible Contractor with the proper foundation dimensions. It is the Contractor's responsibility to ensure that the foundation is constructed in accordance with applicable codes and soil conditions. 2.The height of the foundation and post spacing as shown are critical. If changes occur during construction, they must be reported immediately to Wausau Homes Structural Design team. 3.All foundation footings shall bear on undisturbed soil at a minimum depth of 4'-0" below grade (depending on local frost conditions). The Contractor shall verify and approve all poured concrete footing sizes and ensure they are in compliance with the soil conditions report for the jobsite location. 4.Venting area of basement windows shall be 1% of the basement floor area (2% for BOCA codes). Combustion air for heating equipment and foundation insulation to be in accordance with applicable codes. 5.Window wells with a vertical depth of more than 44" must be equipped with an approved egress ladder or step(s). 6.For crawlspace foundations, the Contractor is to provide an 18"x24" access to the crawl space and ventilation at the rate of 1/150 of the crawlspace area. Cover crawlspace with 6mil. poly film. 7.The Contractor shall determine the final HVAC and Mechanical locations. 8.Dimensions are to exterior face of concrete, unless noted otherwise. 9.Header and beam sizing to be verified by Supplier. -FOUNDATION PLAN- 9'-4" Foundation Wall Height // 13 1/4" ICF Wall Thickness Wall Sheathing to align with: ICF Foam (Reference section details page A3.1d) -GENERAL NOTES- WausauHomes.com Wausau Homes Andover (Homestyle Builder, Inc.) 12760 Aberdeen Street NE, Room #110 // Blaine, MN 612.270.4049 HaackP@WausauHomes.com PHASE 2 -Estimating Plan- Print Date: 4/2/2025 *IMPORTANT* PLAN SET VERSION IS NOT INTENDED FOR FINAL CONSTRUCTION 9'-4" 8"4" Slab UNEXC. 2'-0" 4'-0" POST FOOTINGS -3" Steel Post- -Post Sets on Slab- -Poured Concrete Footing, 12" Thickness- (Footing sizes will vary per required loading) 8" PORCH FOUNDATION WALL -8" Poured Concrete Wall @48" w/ Damp Proofing- -4" Poured Concrete Floor, Thickened @Foundation Wall- -Heights noted on Section Views- -6mil Poly Vapor Barrier- -Continuous 16"x8" Concrete Footing- -4" Drain tile w/ bleeders @8' o.c. covered w/ gravel aggregate- UNEXC. 6'-9 1/2" 5'-11 1/2" 3'-6" 3'-6" 3'-3 1/2" a1.1a1.1 WINDOW WELL Window Header Height Window Sill Height Framed Wall Height Poured Wall Height EGRESS WINDOW SECTION 9'-1 1/2" 1'-6" 1'-0" INTERIOR BEARING @Slab -2x4 Pressure Treated SYP plate- -1/2" dia. anchor bolts- -Sill Sealer- -4" Poured Concrete Floor- -6mil Poly Vapor Barrier- -Continuous 18"x12" Concrete Thickened Footing- -8" Dense-Graded Base Course or Crushed Stone- 1'-3 1/2" 9'-4" 4'-0" HOUSE TO GARAGE SECTION a1a1 b1b1 UNEXC. 2x10 4'-0" 3 1/2" 8" 8" 9'-4" HOUSE TO PORCH SECTION a1a1 c1c1 UNEXC. 4" Poured Concrete Floor-Thickened to 8" 2x10 HOUSE FOUNDATION WALL -2x8 Pressure Treated SYP plate- -1/2" dia. anchor bolts @72" o.c., no more than 12" from corners- -Sill Sealer- -Sill plate held in 1/2" to align sheathing with foam- -13 1/4" ICF Wall - installed per manuf. specifications. -Heights noted on Section Views- -4" Poured Concrete Floor- -6mil Poly Vapor Barrier- -Continuous 24"x10" Concrete Footing- -4" Drain tile w/ bleeders @8' o.c. covered w/ gravel aggregate- GARAGE FOUNDATION WALL -2x6 Pressure Treated SYP plate- -1/2" dia. anchor bolts @72" o.c., no more than 12" from corners- -Sill Sealer- -Sill plate held in 1/2" to align sheathing with foam- -13 1/4" ICF Wall - installed per manuf. specifications. -Heights noted on Section Views- -8" Ledge, 4" deep in concrete- -4" Poured Concrete Floor, sloped as needed- -6mil Poly Vapor Barrier- -Continuous 24"x10" Concrete Footing- -4" Drain tile w/ bleeders @8' o.c. covered w/ gravel aggregate- UNEXC. LVL BEAM POCKET @8" Wall -4x8x8 Concrete Cut- -Notched Sill Plate- -Steel Shims as needed- Beam sets on 3 1/2" of Concrete -BASEMENT POST AND BEAM DETAILS--DOOR DROPS- -GENERAL FOUNDATION CONSTRUCTION- (GARAGE) -GENERAL FOUNDATION CONSTRUCTION- (HOUSE) -FOUNDATION WALL SECTIONS- Reference Foundation plan (A3.1) for Locations -GENERAL FOUNDATION CONSTRUCTION- (PORCH) -GENERAL FOUNDATION CONSTRUCTION- (DECK) bb cc dd aa GENERAL FOUNDATION (DECK) -2x6 Treated Post (centered)- -24"x48" Poured SonoTube Footing a1a1 f1.1f1.1 f2.1f2.1 b1.1b1.1 a2a2 A3.1d These drawings are protected under Wausau Homes, Inc.'s exclusive copyright and are provided under a limited license to the Wausau Homes builder reference. By accepting a copy of these drawings, you acknowledge and recognize Wausau Homes Inc.'s exclusive copyright herein and agree not to display, distribute, reproduce, modify, or use these drawings other than for the construction of a single home by Wausau Homes. FOUNDATION DETAILS PLANNING & DESIGN Designer's Initials: BRN 1/4" = 1'-0" (22X34) Logan McCarty and Madison Cutler Residence Contact Info: 715.241.4789 PlanningDesign@Wausau Homes.com -Ramsey County (MN) -Single Family Custom- WausauHomes.com Wausau Homes Andover (Homestyle Builder, Inc.) 12760 Aberdeen Street NE, Room #110 // Blaine, MN 612.270.4049 HaackP@WausauHomes.com Window Well SB3621 SB3621 60x33 Tub/Shower U212184R SHELF & ROD 2/8 6/8 SL6042 5/0 6/8 2/8 6/8 3/0 6/8 6'-3 3/4"6'-5 1/2"10'-0"10'-0" 13'-4"5'-10 3/4"12'-9 1/4"20'-0" 52'-0" 16'-10 3/4" 6'-8" 27'-5 1/4" 23'-6 3/4" 4'-0" 1'-0" 2'-0"36'-0"14'-0" 52'-0" 49'-8" 5'-8" 4'-4" 2'-0" 55'-0" 6'-11 1/4" 4'-0" 2'-1"10'-4 1/2" 11'-2 3/4" 3'-4 1/2" 1'-1 1/4" 12'-9" 10'-9 1/4" 5'-4 1/2" 3'-3" 7'-6 1/4" 4 1/2"5'-0" 8'-11"7'-8 3/4"12'-8 1/2"12'-9 1/4" 2'-0" 10'-11" 8'-11" 4'-0" 1'-5 3/4" 7'-4 1/2" 22'-0"9'-8" 2'-6" 7'-2 1/2" 10'-4" X 11'-2" UNEXC. FUTUREBEDROOM 4 FUTUREBATH 3 MECHANICAL PHASE 2 -Estimating Plan- Print Date: 4/2/2025 *IMPORTANT* PLAN SET VERSION IS NOT INTENDED FOR FINAL CONSTRUCTION A4.0 These drawings are protected under Wausau Homes, Inc.'s exclusive copyright and are provided under a limited license to the Wausau Homes builder reference. By accepting a copy of these drawings, you acknowledge and recognize Wausau Homes Inc.'s exclusive copyright herein and agree not to display, distribute, reproduce, modify, or use these drawings other than for the construction of a single home by Wausau Homes. FLOOR PL AN Basement Level PLANNING & DESIGN Designer's Initials: BRN 1/4" = 1'-0" (22X34) Logan McCarty and Madison Cutler Residence Contact Info: 715.241.4789 PlanningDesign@Wausau Homes.com -Ramsey County (MN) -Single Family Custom- -FLOOR PL AN: BASEMENT LEVEL- 9'-4" Foundation Wall Height // 13 1/4" Foundation Wall Thickness Sq. Ft. of Finished Living Area: 254 -GENERAL NOTES- 1.All dimensions to openings are to rough framing or centerline (u.n.o.). 2.All dimensions to wall partitions are to the face of stud framing (u.n.o.). 3.Ceiling height dimensions are from floor sheathing to underside of roof truss framing or floor joist framing (u.n.o.). 4.Details marked "General" shall apply in all cases, unless noted otherwise. Where no specific detail is shown, the construction shall be identical or similar to that indicated for like cases of construction on the project. 5.Adequate anchorage, blocking, backing, and framing shall be provided for light fixtures, electrical units, HVAC equipment, etc. 6.Slope all concrete walks away from exterior doors to prevent water from running or being blown under doorways, and to prevent standing water from accumulating in front of doors. 7.Fire Code Gypsum Board (5/8") may be required between House and Garage per State/ Local codes. 8.Fire-blocking and draft-stopping shall be provided in spaces created by chases, furring, etc. in accordance with the applicable codes. 9.Smoke alarms shall be installed in accordance with the applicable codes. 10.Window design is intended to be in compliance with applicable codes in regards to egress and safety glass. All window sizes and requirements are to be verified by the Contractor with the manufacturer to ensure compliance with applicable codes. 11.Header and beam sizing to be verified by Supplier -WALL BRACING- Wall bracing notes and key to be determined by DrJ Engineering, LLC, 2023. Official calculation documentation is available upon request. WausauHomes.com Wausau Homes Andover (Homestyle Builder, Inc.) 12760 Aberdeen Street NE, Room #110 // Blaine, MN 612.270.4049 HaackP@WausauHomes.com Tile Shower SB2421 SB2421 3DB2121 SB3621 LCB36R B15R B21L SB33 DW B21R B27 SB24 B3021 B42 B30 B30 B3012 B3012 B3021 B42 SB2421 SB2421 3DB2121 SB3621 LCB36R B15R B21L SB33 DW B21R B27 SB24 B3021 B42 B30 B30 B3012 B3012 B3021 B42 U242193 60x33 Tub/Shower W/D(27" Units) U332493U332493 (King) (Queen) (Twin) Floor Drain SHELF W/ HOOKS (12") SHELF & ROD SHELF & ROD SHELF & ROD SHELF & ROD W422124LCW2439R W2739 W2439 W2739 W3639 W4239 W2439 W4239 SHELF & ROD CS9648-3 GLASS 2/8 6/8 CS9648-3 CS7248-2 3/0 6/8 W/ 14" S.L. CS7248-2 CS3648 AW3636 CS6048-2 16/0 7/0 9/0 7/0 2/8 6/8 5/0 6/8 2/8 6/8 2/8 6/8 4/0 6/8 3/0 6/8 3/0 6/8 3/0 6/8 2/8 6/8 VAULTED 3/12 VAULTED 3/12 VAULTED 3/12 VAULTED 3/12 4'-0" 4'-3" 2'-6" 9'-8"22'-0" 6'-7 1/2"6'-7 1/2"3'-0"2'-11 3/4"6'-3 1/4"6'-6"9'-11 1/2"9'-11 1/2" 13'-3"5'-11 3/4"12'-9 1/4"19'-11" 51'-11" 27'-4 1/4" 23'-6 3/4" 6'-8" 1'-10 1/2" 2'-1 1/2" 4'-0" 6'-0" 10'-10" 11'-5" 21'-4" 49'-7" 10'-0" 2'-0" 14'-7 1/2"14'-5 1/4"6'-11 1/4"6'-11 1/2"6'-11 1/2" 36'-0"13'-11" 49'-11" 8'-0" 15'-0" 12'-0" 5'-8 1/2" 6'-4 1/2" 3'-4" 2'-1"9'-11 1/2" 10'-0" 5'-0" 7 1/2" 9'-11" 22'-6 1/2" 12'-8"6'-4 1/2" 5'-3" 2'-1"10'-3 1/2" 9'-0 1/2" 3'-5"6'-1" 3'-8" 15'-10" 13'-4"7'-2 1/2" 7'-4 1/2" 10'-6 1/2" 5'-0" 7'-2 1/2"7'-2" 3'-2 1/2"4'-0" 54'-11" 10'-9"4'-2" 1'-3"13'-2" 9'-10 1/2" 2'-2 1/2"8'-6 1/2" 3'-3"5'-9 1/2" 6'-3 1/2" 6'-2" 1'-0 1/2" 1'-0 1/4" 1'-0 1/4" 13'-3" X 15'-9" 31'-1" X 23'-3" 9'-11" X 9'-11" 10'-3" X 9'-10" 15'-0" X 11'-11" GARAGE BEDROOM 3 BEDROOM 2 BATH 2 BEDROOM 1 BATH 1 W.I.C. CURBLESS ENTRY MUDROOM KITCHEN GREAT ROOM DINING FOYER DECK RAILING IN-FLOOR HEAT TBD 42" FRIDGE 72" CUBBIES CABINETS WITH MOLDING TO CEILING FLAT 8' CEILING FLAT 8' CEILING Basket Assembly (Beams is Non-Structural) Cabinet Sizing Shown for General Reference -Final Cabinet Layouts, TBD- (Typ. @all) DOWN TILE COVEREDPORCH 3/0 6/8 UF22493 UF22493 PHASE 2 -Estimating Plan- Print Date: 4/2/2025 *IMPORTANT* PLAN SET VERSION IS NOT INTENDED FOR FINAL CONSTRUCTION A4.1 These drawings are protected under Wausau Homes, Inc.'s exclusive copyright and are provided under a limited license to the Wausau Homes builder reference. By accepting a copy of these drawings, you acknowledge and recognize Wausau Homes Inc.'s exclusive copyright herein and agree not to display, distribute, reproduce, modify, or use these drawings other than for the construction of a single home by Wausau Homes. FLOOR PL AN Main Level PLANNING & DESIGN Designer's Initials: BRN 1/4" = 1'-0" (22X34) Logan McCarty and Madison Cutler Residence Contact Info: 715.241.4789 PlanningDesign@Wausau Homes.com -Ramsey County (MN) -Single Family Custom- -GENERAL NOTES- 1.All dimensions to openings are to rough framing or centerline (u.n.o.). 2.All dimensions to wall partitions are to the face of stud framing (u.n.o.). 3.Ceiling height dimensions are from floor sheathing to underside of roof truss framing or floor joist framing (u.n.o.). 4.Details marked "General" shall apply in all cases, unless noted otherwise. Where no specific detail is shown, the construction shall be identical or similar to that indicated for like cases of construction on the project. 5.Adequate anchorage, blocking, backing, and framing shall be provided for light fixtures, electrical units, HVAC equipment, etc. 6.Slope all concrete walks away from exterior doors to prevent water from running or being blown under doorways, and to prevent standing water from accumulating in front of doors. 7.Fire Code Gypsum Board (5/8") may be required between House and Garage per State/ Local codes. 8.Fire-blocking and draft-stopping shall be provided in spaces created by chases, furring, etc. in accordance with the applicable codes. 9.Smoke alarms shall be installed in accordance with the applicable codes. 10.Window design is intended to be in compliance with applicable codes in regards to egress and safety glass. All window sizes and requirements are to be verified by the Contractor with the manufacturer to ensure compliance with applicable codes. 11.Header and beam sizing to be verified by Supplier. -WALL BRACING- Wall bracing notes and key to be determined by DrJ Engineering, LLC, 2023. Official calculation documentation is available upon request. -FLOOR PL AN: MAIN LEVEL- 1717 Sq. Ft. of Living Area (includes stair opening) 767 Sq. Ft. of Garage 8'-1 1/8" Wall Heights (u.n.o.) 6'-10 7/8" Window Header Heights (u.n.o.) WausauHomes.com Wausau Homes Andover (Homestyle Builder, Inc.) 12760 Aberdeen Street NE, Room #110 // Blaine, MN 612.270.4049 HaackP@WausauHomes.com PHASE 2 -Estimating Plan- Print Date: 4/2/2025 *IMPORTANT* PLAN SET VERSION IS NOT INTENDED FOR FINAL CONSTRUCTION 6 : 12 6 : 12 8 : 12 8 : 12 8 : 12 6 : 12 6 : 12 6'-8" CANT'L TRUSSES A5.1 These drawings are protected under Wausau Homes, Inc.'s exclusive copyright and are provided under a limited license to the Wausau Homes builder reference. By accepting a copy of these drawings, you acknowledge and recognize Wausau Homes Inc.'s exclusive copyright herein and agree not to display, distribute, reproduce, modify, or use these drawings other than for the construction of a single home by Wausau Homes. ROOF PL AN PLANNING & DESIGN Designer's Initials: BRN 1/4" = 1'-0" (22X34) Logan McCarty and Madison Cutler Residence Contact Info: 715.241.4789 PlanningDesign@Wausau Homes.com -ROOF PL AN- 24" Eave Overhang (u.n.o.) // 12" Gable Overhang (u.n.o.) 12" min. Heel Height @ 6/12 Pitch -Ramsey County (MN) -Single Family Custom- -GENERAL NOTES- 1.All dimensions are to rough framing (u.n.o.). 2.At instances where the fascia does not align, special heel heights will be noted on the plan. WausauHomes.com Wausau Homes Andover (Homestyle Builder, Inc.) 12760 Aberdeen Street NE, Room #110 // Blaine, MN 612.270.4049 HaackP@WausauHomes.com PHASE 2 -Estimating Plan- Print Date: 4/2/2025 *IMPORTANT* PLAN SET VERSION IS NOT INTENDED FOR FINAL CONSTRUCTION 1'-0" ROOF CONSTRUCTION -Asphalt Shingles- -Ice & Water @eave edges- -15# felt underlayment- -15/32" OSB sheathing w/ clips- -Aluminum roof edge- ATTIC CONSTRUCTION -Engineered Roof Trusses @24" o.c. (spacing may vary as needed per design)- -Heel heights as noted on Roof Plan- -Overhangs as noted on Roof Plan- -R50 Ceiling Insulation- HORIZONTAL SOFFIT CONSTRUCTION -2x6 subfascia- -Aluminum fascia- -Aluminum vented soffit- CEILING CONSTRUCTION -6mil vapor barrier- -5/8" ceiling gyp. board- STANDARD RAKES -2x6 ladder assembly, nailed to Gable End- -2x6 Subfascia- -Aluminum Fascia- -Aluminum Vented Soffit- -GENERAL RAKE DETAIL- -GENERAL EAVE DETAIL- A5.1d These drawings are protected under Wausau Homes, Inc.'s exclusive copyright and are provided under a limited license to the Wausau Homes builder reference. By accepting a copy of these drawings, you acknowledge and recognize Wausau Homes Inc.'s exclusive copyright herein and agree not to display, distribute, reproduce, modify, or use these drawings other than for the construction of a single home by Wausau Homes. ROOF DETAILS PLANNING & DESIGN Designer's Initials: BRN 1/4" = 1'-0" (22X34) Logan McCarty and Madison Cutler Residence Contact Info: 715.241.4789 PlanningDesign@Wausau Homes.com -Ramsey County (MN) -Single Family Custom- WausauHomes.com Wausau Homes Andover (Homestyle Builder, Inc.) 12760 Aberdeen Street NE, Room #110 // Blaine, MN 612.270.4049 HaackP@WausauHomes.com PHASE 2 -Estimating Plan- Print Date: 4/2/2025 *IMPORTANT* PLAN SET VERSION IS NOT INTENDED FOR FINAL CONSTRUCTION ROOF CONSTRUCTION -Asphalt Shingles- -Ice & Water @eave edges- -15# felt underlayment- -15/32" OSB sheathing w/ clips- -Aluminum roof edge- ATTIC CONSTRUCTION -Engineered Roof Trusses @24" o.c. (spacing may vary as needed per design)- -Heel heights as noted on Roof Plan- -Overhangs as noted on Roof Plan- -R50 Ceiling Insulation- SOFFIT CONSTRUCTION -2x6 subfascia- -Aluminum fascia- -Aluminum vented soffit- FLOOR CONSTRUCTION -3/4" OSB T&G Sheathing- -11 7/8"I-Joists @16" o.c. (spacing may vary as needed per design)- -R21 Fiberglass Batt or 3" Spray Foam sill insulation- -1/2" sheetrock (not required)- FOUNDATION WALL CONSTRUCTION -2x8 Pressure Treated SYP plate- -1/2" dia. anchor bolts @72" o.c., no more than 12" from corners- -Sill Sealer- -Sill plate held in 1/2" to align sheathing with foam- -13 1/4" ICF Wall - installed per manuf. specifications. -Heights noted on Section Views- -4" Poured Concrete Floor- -6mil Poly Vapor Barrier- -Continuous 24"x10" Concrete Footing- -4" Drain tile w/ bleeders @8' o.c. covered w/ gravel aggregate- CEILING CONSTRUCTION -6mil vapor barrier- -5/8" ceiling gyp. board- WALL CONSTRUCTION -1/2" drywall- -6mil vapor barrier- -2x6 studs @16" o.c.- -R21 insulation- -7/16" OSB sheathing- -Moisture barrier wrap/taped- -Siding- 9'-0 5/8" 8'-1 1/8" 10" Garage Wall Height House Wall Height GARAGE HOUSE 5/8" Fire Code Gypsum Board required between House and Garage per State/Local codes. 6 12 TOP OF FOOTING -10'-3 1/2" TOP OF SLAB -9'-11 1/2" 4" TOP OF PLATE - FOUNDATION -10" 9'-1 1/2" TOP OF SUBFLOOR - 1ST FLOOR 0' 10" TOP OF PLATE 8'-1 1/8" 8'-1 1/8" HIGHEST RIDGE 20'-7 1/8" 12'-6" TOP OF FOOTING -4'-11 1/2" TOP OF FOUNDATION -11 1/2" 4'-0" TOP OF PLATE 8'-1 1/8" 9'-0 5/8" 9'-4 5/8" 3 12 3 12 6 12 TOP OF FOOTING -10'-3 1/2" TOP OF SLAB -9'-11 1/2" 4" TOP OF PLATE - FOUNDATION -10" 9'-1 1/2" TOP OF SUBFLOOR - 1ST FLOOR 0' 10" TOP OF PLATE 8'-1 1/8" 8'-1 1/8" HIGHEST RIDGE 20'-7 1/8" 12'-6" TOP OF FOOTING -4'-11 1/2" TOP OF FOUNDATION -11 1/2" 4'-0" TOP OF PLATE 8'-1 1/8" 9'-0 5/8" 9'-4 5/8" 3 12 3 12 6'-8" 16 RISERS @ 7 1/2" 15 TREADS @ 10" 6'-8" 16 RISERS @ 7 1/2" 15 TREADS @ 10" A6.1 These drawings are protected under Wausau Homes, Inc.'s exclusive copyright and are provided under a limited license to the Wausau Homes builder reference. By accepting a copy of these drawings, you acknowledge and recognize Wausau Homes Inc.'s exclusive copyright herein and agree not to display, distribute, reproduce, modify, or use these drawings other than for the construction of a single home by Wausau Homes. SECTIONS & ASSEMBLIES PLANNING & DESIGN Designer's Initials: BRN 1/4" = 1'-0" (22X34) Logan McCarty and Madison Cutler Residence Contact Info: 715.241.4789 PlanningDesign@Wausau Homes.com -Ramsey County (MN) -Single Family Custom- GENERAL CONSTRUCTION DETAIL - n/s FULL SECTION HOUSE/GARAGE WALL SECTION 3/4"= 1'-0" (22"x34" sheet size) STAIR HEADROOM DETAIL 1/2"= 1'-0" (22"x34" sheet size) Tree Preservation Plan – Request for Flexibility As part of the site preparation for the new construction, we plan to remove approximately 126 caliper inches of significant trees from the lot, out of a total of 346 caliper inches present. Per city ordinance, up to 10% of the existing tree caliper inches may be removed without requiring mitigation; however, our plan exceeds that threshold and would typically require the replanting of 46 caliper inches at a 1:2 replacement rate. We are seeking flexibility from the Planning Commission under the tree and land preservation ordinance to allow trees numbered 24 through 37 to be counted toward our required replacement inches. These trees will remain undisturbed and serve an important role in maintaining privacy and sound buffering from the adjacent commercial property located to the west. Preserving them supports the environmental, visual, and residential character of the lot and aligns with the spirit of the ordinance. To support our request, we have attached the photos below to reference the trees currently on the lot, including the trees proposed for preservation. Additionally, we are fully committed to working with the Planning Commission on an appropriate and balanced solution. This may include: ● Replacing the full 46 caliper inches with newly planted trees, if required; ● Counting select insignificant trees currently present on the lot toward the replacement total, where reasonable; ● Transplanting trees from another wooded property under our ownership to this lot; ● Or contributing to a city-approved off-site tree planting effort or fund as a mitigation alternative. We are open to a hybrid approach that incorporates any of the above options, and we welcome continued dialogue with city staff to arrive at a mutually agreeable resolution that protects both the natural environment and the livability of the new home. Tree # Type of Tree (coniferous or deciduous) Tree Species Caliper Inches Significant? Y/N Remove? Y/N 1 coniferous evergreen Spruce 18 Y Y 2 deciduous hardwood Basswood 24 Y Y 3 deciduous hardwood Oak 32 Y Y 4 deciduous hardwood Oak 18 Y Y 5 deciduous hardwood Oak 36 Y Y 6 deciduous softwood Cottonwood 13 Y N 7 deciduous softwood Elm 7 N N 8 deciduous hardwood Ash 7 N N 9 deciduous hardwood Oak 28 Y N 10 deciduous hardwood Oak 9 N N 11 deciduous hardwood Oak 26 Y N 12 deciduous softwood Poplar 7 N N 13 deciduous softwood Poplar 7 N N 14 deciduous softwood Cottonwood 14 Y N 15 deciduous hardwood Oak 21 Y N 16 deciduous hardwood Oak 22 Y N 17 deciduous hardwood Oak 28 Y N 18 deciduous softwood Cottonwood 6 N N 19 deciduous softwood Cottonwood 10 N N 20 deciduous hardwood Crab Apple 7 N N 21 deciduous hardwood Maple 9 N N 22 coniferous evergreen Pine 24 Y N 23 deciduous hardwood Apple 20 20 Y N 24 deciduous hardwood Box elder 4 N N 25 deciduous hardwood Ash 7 N N 26 deciduous softwood Cottonwood 3 N N 27 deciduous hardwood Oak 3 N N 28 deciduous softwood Cottonwood 4 N N 29 deciduous softwood Ash 5 N N 30 deciduous softwood Poplar 3 N N 31 deciduous softwood Poplar 7 N N 32 deciduous softwood Poplar 2 N N 33 deciduous softwood Poplar 3 N N 34 deciduous softwood Poplar 4 N N 35 deciduous softwood Poplar 5 N N 36 deciduous softwood Poplar 3 N N 37 deciduous softwood Elm 4 N N 38 deciduous hardwood OAK 18 Y N 39 deciduous hardwood OAK 16 Y N Thank you, Logan McCarthy & Madison Cutler -Trees being removed -North of lot facing south towards County road E. -North of lot facing south towards County road E. -Facing West side of lot -Facing West side of lot. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 Page 1 of 9 PC Agenda Item – 3B MEMORANDUM DATE: May 7, 2025 TO: Planning Commission Chair and Commissioners FROM: Elena Fransen, Senior Planner SUBJECT: Planning Case #25-003 – Public Hearing Required Applicant: City of Arden Hills Request: Zoning Code Amendments – Chapter 13, Thrift Store Use Requested Action The City of Arden Hills is proposing ordinance language in the Zoning Code to modify definitions for thrift store use, determine zoning districts for thrift store use, and establish performance standards for thrift store use. The proposed amendments to City Zoning Code Chapter 13 are within the following Sections: • Section 1305.04, Zoning Code Definitions • Section 1320.05, Land Use Chart in the B-2, General Business District, B-3, Service Business Zoning District, B-4, Retail Center District, and I-FLEX Zoning Districts • Section 1325.046, Thrift Store Additional Conditional Use Permit Criteria Background History of thrift store land use definition At the October 19, 2015 City Council Work Session, staff presented possible revisions to the Zoning Code to address retail and resale businesses as directed by the City Council. Revisions were drafted after staff completed research on the operational characteristics of thrift stores, such as receiving materials and processing items for resale. At the December 21, 2015 City Council Work Session, staff shared two separate definitions to clarify the difference between “Retail Sales and Services” and “Thrift Store” establishments. Staff also shared drafted Conditional Use Permit criteria for Thrift Stores. Page 2 of 9 The drafted amendments were reviewed at the February 29, 2016 Regular City Council Meeting and approved with amendments to adopt the definitions and allow thrift stores as a conditional use in the B-4 and I-FLEX Zoning Districts. Current Language for Thrift Store use The Arden Hills Zoning Code defines the Thrift Store use as follows: - Thrift Store. A business for which the stock of goods is primarily used and may include the following operational characteristics: o Receipt of used items directly from the public at the business location. o Processing, conditioning, cleaning, or repair of used or returned items for resale. o Storage of used items on site for processing, resale, or disposal. o Receipt of goods through purchase, consignment, or donation. As part of the drafted amendments adopted on February 29, 2016, Section 1325.046 of the City Zoning Code provides for additional conditional use permit criteria for a Thrift Store use related to the location of operations and storage, waste and recycling receptacles and drive through access, included below: 1325.046 Thrift Store Additional Conditional Use Permit Criteria. Subd. 1 Development Standards A. All merchandise receiving, transfer, sorting, processing, and storage shall occur within a completely enclosed principal structure. B. No exterior storage or the use of exterior storage containers or semi-trailers for storage shall be allowed upon the site. C. Waste and recycling receptacles and equipment shall be completely contained within a principal or accessory structure. D. For any thrift store that accepts donations, at least one (1) accessory drive-through service lane shall be provided for stores over 5,000 square feet in size. E. Accessory drive-through service lanes leading to and accessing the indoor collection/donation area shall meet the following conditions: 1. Drive-through service lanes shall not be permitted within the front, side, or rear yards which abut a public street. 2. Drive-through lanes shall be designed in a manner that segregates the drop-off lane from drive lanes, parking spaces, and sidewalks. 3. The drive-through service lane shall be a minimum of fourteen (14) feet wide and provide up to one hundred sixty (160) linear feet of automobile stacking space within the site. 4. Automobile stacking shall not interfere with on-site drive lanes, fire lanes, parking stalls, loading areas, access to trash/recycling dumpsters, or sidewalks. 5. Drive-through service lanes shall not open directly onto a public street. 6. Directional signage shall be provided to direct customers to the collection/donation area. F. Thrift stores that have drive-through collection/donation facilities shall meet the standards within Section 1325.04 Additional Minimum Requirements for Drive-in Businesses, Drive-up Windows, Fast Food Restaurants and Automobile Service Stations. Page 3 of 9 Direction for proposed amendments to thrift store use At the March 10, 2025 City Council Work Session, Councilmembers discussed how the City’s zoning code regulates the land use of thrift store. The conversation included a discussion of in which zoning districts the land use was currently allowed and the regulation of thrift store use by conditional use permit. Direction was given to staff to provide information on the current zoning language for thrift store use for discussion at a future City Council Work Session. At the April 14, 2025 City Council Work Session, staff presented findings, explaining that retail sales and service and thrift store uses are defined separately in the Zoning Code. Retail sales and services and thrift store uses are also zoned separately as shown in the following table. From Section 1320.05, Land Use Chart Uses Zoning Districts R- 1 R- 2 R- 3 R- 4 NB B- 1 B- 2 B- 3 B- 4 CC GB I- 1 I- 2 I- FLEX CD POS INST Retail Sales & Services == == == == P A P P P C A A A A == == == Thrift Store == == == == == == == == C == == == == C == == == A Retail Sales and Service use would be allowed in all of the commercial zoning districts whether it be by permitted, conditional, or accessory use. A Thrift Store use would require a conditional use permit to operate in the B-4 – Retail Center District and I-FLEX zoning districts. A Thrift Store use would not be allowed in the other zoning districts. Councilmembers discussed the provided information and the current zoning language for thrift store use. Comments included suggestions to address types of thrift store operations that would be conducted in the business location, to allow for a thrift store use in the B-2 and B-3 Zoning Districts, and to distinguish between different intensities of thrift store operations. Direction was given to staff to draft ordinance language to modify how a thrift store use is regulated in the Zoning Code and to bring the drafted amendments to the Planning Commission for review. Overview of Ordinance Amendments Staff has prepared a draft ordinance identifying language to be added for the Planning Commission’s review (Attachment A). The applicable Sections to be modified are as follows: • Section 1305.04, Zoning Code Definitions • Section 1320.05, Land Use Chart in the B-2, General Business District, B-3, Service Business Zoning District, B-4, Retail Center District, and I-FLEX Zoning Districts • Section 1325.046, Thrift Store Additional Conditional Use Permit Criteria Page 4 of 9 Section 1305.04, Zoning Code Definitions: 1) Expand definitions relevant to the Thrift Store use The existing definition of a thrift store use is included in the modified ordinance language with one operational characteristic removed. Receipt of used goods directly from the public at the business location is proposed for removal from the draft language as the receipt of goods is addressed in another part of the use definition. In addition to removing the first characteristic, staff has drafted additional definition verbiage for a Class I thrift store and a Class II thrift store. The drafted definitions establish size and location parameters to direct the development and operations for the two types of thrift store use. Staff drafted this language based on the City Council’s direction to distinguish store uses based on business operations, size, and proximity to other businesses. To prepare this language, staff reviewed neighboring community language for definitions related to Class I and Class II commercial uses and consulted with the consulting team working on the zoning code review and update. Finding few examples that matched the current development within the City, staff reviewed site plans for recent standalone and multi-tenant building developments within the City to align the drafted language with existing conditions. The drafted 7,000 square feet or 20 percent of a multi-tenant building are included in the definitions to establish a maximum business size for a Class I thrift store use that is compatible with commercial development in Arden Hills. The Planning Commission is being asked to review and discuss the drafted definitions. Proposed Language: Thrift store. A business for which the stock of goods is primarily used and may include the following operational characteristics: • Receipt of used items directly from the public at the business location. • Processing, conditioning, cleaning, or repair of used or returned items for resale. • Storage of used items on site for processing, resale, or disposal. • Receipt of goods through purchase, consignment, or donation. Class I: Above uses in a business located within a multi-tenant building which occupies less than 7,000 square feet or less than 20 percent of the building square footage in a multi-tenant building, whichever is lower. Class II: Above uses in a business located within a standalone building or located within a multi-tenant building which occupies greater than 7,000 square feet or greater than 20 percent of a multi-tenant building. Section 1320.05, Land Use Chart in the B-2, General Business District, B-3, Service Business Zoning District, B-4, Retail Center District, and I-FLEX Zoning Districts: 2) Land Use Chart within Section 1320.05 would be amended to include Thrift Store, Class I and Thrift Store, Class II: Page 5 of 9 a. Amend the Thrift Store land use category to Thrift Store, Class II. b. Add a land use category for Thrift Store, Class I as a Permitted Use under the B-2 General Business, B-3 Service Business, B-4 Retail Center, and I-FLEX Zoning Districts. c. Add Thrift Store, Class II as a Conditional Use under the B-2 General Business and B-3 Service Business Zoning Districts. Staff has drafted updates to the Land Use Chart based on the City Council’s direction to allow for a lower intensity thrift store use as a permitted use in the B-2, B-3, B-4 and I-FLEX Zoning Districts. These updates also include amending the Land Use Chart to add a Class II thrift store as a Conditional Use in the B-2 and B-3 Zoning Districts, in addition to the B-4 and I-FLEX Zoning Districts where a thrift store use is already a conditional use. The Planning Commission is asked to review and discuss both the inclusion of a Class I thrift store use as a permitted use in the applicable zoning districts and the addition of a Class II thrift store use as a conditional use in the B-2 and B-3 Zoning Districts. The complete Zoning Map and maps of the B-2, B-3, B-4, and I- FLEX Zoning Districts are included as Attachments C and D, respectively, and the draft version of the updated Land Use Chart is included as Attachment B. Proposed Language: Uses Zoning Districts R- 1 R- 2 R- 3 R- 4 NB B- 1 B- 2 B- 3 B- 4 CC GB I- 1 I- 2 I- FLEX CD POS INST Thrift Store, Class I == == == == == == P P P == == == == P == == == Thrift Store, Class II == == == == == == C C C == == == == C == == == Section 1325.046, Thrift Store Additional Conditional Use Permit Criteria: 3) Modify Section 1325.046, Thrift Store Additional Conditional Use Permit Criteria a. Rename Section 1325.046, Thrift Store Additional Criteria b. Reorganize Subdivision 1 Development Standards to establish the requirements and criteria for all thrift store uses, criteria for Thrift Store, Class I as a permitted use, and criteria for Thrift Store, Class II as a conditional use. Staff has prepared language for Section 1325.046 to rename the section to align with the land use chart update to allow a Class I thrift store as a permitted use in the B-2, B-3, B-4, and I-FLEX Zoning Districts. The drafted language also reorganizes this section to specify criteria that is required of all thrift store uses, followed by additional new criteria that are specific to Class I and Class II thrift store uses. Conditions A through C for all thrift store uses are existing standards in Section 1325.046 and already are applicable to a thrift store use. Criterion D has been added to the draft language as it aligns with the existing thrift store use criteria and reflects the standards in Section 1325.02 Page 6 of 9 Accessory Uses Subd. 4 Accessory Outdoor Display and Sales. This regulation would not allow for a thrift store use to conduct outdoor display and sales of goods on the property. Based on the existing criteria for a thrift store use, which prohibits exterior storage, and 1325.02 Subd. 4, a thrift store use is not eligible for accessory outdoor display and sales. Criterion D is included to affirm existing ordinance language that would be applicable to a thrift store use. The drafted criteria for Class I thrift store use and Class II thrift store use are related to standards for a drive-through. The drafted language for a Class I thrift store use criteria includes a condition that a drive-through is not allowed, based on direction from City Council to establish parameters for thrift store operations that are compatible with a lower intensity thrift store use. The drafted language for a Class II thrift store use utilizes existing criteria for a thrift store use and includes a proposed amendment to the current standard D, which is related to accessory drive- through lanes. The proposed amendment makes it explicit that under the Class II thrift store use criteria, at least one (1) accessory drive-through service lane shall be provided. The standards applicable to a Class II thrift store and associated drive-throughs are largely the same as currently apply to all thrift stores today. The standards also reference that a thrift store use with a drive- through remains subject to the standards within Section 1325.04 Additional Minimum Requirements for Drive-in Businesses, Drive-up Windows, Fast Food Restaurants and Automobile Service Stations (Attachment E). The Planning Commission should review and discuss the drafted criteria. The Planning Commission may consider if additional criteria language or amendments should be included as part of the Commission’s recommendation to the City Council. Proposed Language: Subd. 1 Thrift Stores. Thrift stores are allowed as either principal uses or conditional uses depending on the characteristics of the operation. A. All thrift stores shall comply with the following conditions: a. No exterior storage or the use of exterior storage containers or semi-trailers for storage shall be allowed upon the site. b. Waste and recycling receptacles and equipment shall be completely contained within a principal or accessory structure. c. All merchandise receiving, transfer, sorting, processing, and storage shall occur within a completely enclosed principal structure. d. Outdoor display and sales shall not be allowed. B. Thrift store, Class I a. Thrift store, Class I may be permitted as a principal use if they meet the conditions stipulated above for all thrift stores, conditions stipulated in the thrift store, Class I definition and the following condition: i. A drive-through shall not be allowed. Page 7 of 9 C. Thrift store, Class II a. Thrift store, Class II may be allowed by Conditional Use Permit as regulated in Section 1355.04 Subd. 3 if they meet the conditions stipulated above for all thrift stores, the conditions stipulated in the thrift store, Class II definition and the following conditions: i. For any thrift store that accepts donations, at least one (1) accessory drive- through service lane shall be provided for stores over 5,000 square feet in size. ii. Accessory drive-through service lanes leading to and accessing the indoor collection/donation area shall meet the following conditions: 1. Drive-through service lanes shall not be permitted within the front, side, or rear yards which abut a public street. 2. Drive-through lanes shall be designed in a manner that segregates the drop-off lane from drive lanes, parking spaces, and sidewalks. 3. The drive-through service lane shall be a minimum of fourteen (14) feet wide and provide up to one hundred sixty (160) linear feet of automobile stacking space within the site. 4. Automobile stacking shall not interfere with on-site drive lanes, fire lanes, parking stalls, loading areas, access to trash/recycling dumpsters, or sidewalks. 5. Drive-through service lanes shall not open directly onto a public street. 6. Directional signage shall be provided to direct customers to the collection/donation area. iii. Thrift stores that have drive-through collection/donation facilities shall meet the standards within Section 1325.04 Additional Minimum Requirements for Drive-in Businesses, Drive-up Windows, Fast Food Restaurants and Automobile Service Stations. The Planning Commission is asked to review the drafted ordinance amendment language and discuss the proposed. The Planning Commission’s discussion may include reviewing the definitions for a Class I and Class II thrift store use, the criteria established for a Class I and Class II thrift store use’s operations and the compatibility of a Class II thrift store use in the B-2 and B- 3 Zoning Districts. An ordinance amendment to the Zoning Code does require a public hearing before the Planning Commission. Page 8 of 9 Findings of Fact The Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following findings for consideration: General Findings: 1. The City of Arden Hills is proposing to modify definitions for thrift store use, modify zoning districts for thrift store use, and modify performance standards for thrift store use in the Zoning Code. 2. The proposed ordinance will include amendments to the language of Chapter 13 – Zoning Code, Sections 1305.04 - Definitions, 1320.05 – Land Use Chart, and 1325.046 – Thrift Store Additional Conditional Use Permit Criteria of the City Code. 3. The proposed ordinance amendments will allow Thrift Store, Class I as a Permitted Use under the B-2 General Business, B-3 Service Business, B-4 Retail Center, and I-FLEX Zoning Districts. 4. The proposed ordinance amendments will allow Thrift Store, Class II as a Conditional Use under the B-2 General Business, B-3 Service Business, B-4 Retail Center and I- FLEX Zoning Districts. 5. The proposed ordinance amendments will establish criteria for all thrift stores to meet and criteria specific to Thrift Store, Class I and Thrift Store, Class II uses. 6. Amendments to the Zoning Code regulations require a public hearing prior to action by 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. • Recommend Approval: Motion to recommend approval as written of Planning Case 25- 003 for a Zoning Code Amendment to Chapter 13 of the Arden Hills City Code to modify definitions for thrift store use, modify zoning districts for thrift store use, and modify performance standards for thrift store use, based on the findings of fact and as presented in the May 7, 2025 Report to the Planning Commission. • Recommend Approval with Amendments: Motion to recommend approval with amendments of Planning Case 25-003 for a Zoning Code Amendment to Chapter 13 of the Arden Hills City Code to modify definitions for thrift store use, modify zoning districts for thrift store use, and modify performance standards for thrift store use, based on the findings of fact and the May 7, 2025 Report to the Planning Commission with amendments: a specific reason should be included with all amendments. • Recommend Denial: Motion to recommend denial Planning Case 25-003 for a Zoning Code Amendment to Chapter 13 of the Arden Hills City Code to modify definitions for thrift store use, modify zoning districts for thrift store use, and modify performance Page 9 of 9 standards for thrift store use, based on the following findings: findings to deny should specifically reference the reasons for denial and why those reasons cannot be mitigated. • Table: Motion to table Planning Case 25-003 for a Zoning Code Amendment to Chapter 13 of the Arden Hills City Code to modify definitions for thrift store use, modify zoning districts for thrift store use, and modify performance standards for thrift store use: a specific reason and information request should be included with a motion to table. Notice A Zoning Code Amendment requires a public hearing. Notice was published in the Pioneer Press on April 25, 2025. The City has not received any public comments regarding this case. Attachments A) Draft Thrift Store Use Ordinance Amendment B) Draft Land Use Chart C) Zoning Map D) Maps by Zoning District E) Section 1325.04 Additional Minimum Requirements for Drive-in Businesses, Drive-up Windows, Fast Food Restaurants and Automobile Service Stations Section 1305.04, Zoning Code Definitions Thrift store. A business for which the stock of goods is primarily used and may include the following operational characteristics: • Receipt of used items directly from the public at the business location. • Processing, conditioning, cleaning, or repair of used or returned items for resale. • Storage of used items on site for processing, resale, or disposal. • Receipt of goods through purchase, consignment, or donation. Class I: Above uses in a business located within a multi-tenant building which occupies less than 7,000 square feet or less than 20 percent of the building square footage in a multi-tenant building, whichever is lower. Class II: Above uses in a business located within a standalone building or located within a multi-tenant building which occupies greater than 7,000 square feet or greater than 20 percent of a multi-tenant building. Section 1320.05, Land Use Chart Uses Zoning Districts R-1 R-2 R-3 R-4 NB B-1 B-2 B-3 B-4 CC GB I-1 I-2 I-FLEX CD POS INST Thrift Store, Class I == == == == == == P P P == == == == P == == == Thrift Store, Class II == == == == == == C C C == == == == C == == == 1325.046 Thrift Store Additional Conditional Use Permit Criteria. Subd. 1 Thrift Stores. Thrift stores are allowed as either principal uses or conditional uses depending on the characteristics of the operation. A. All thrift stores shall comply with the following conditions: a. No exterior storage or the use of exterior storage containers or semi-trailers for storage shall be allowed upon the site. b. Waste and recycling receptacles and equipment shall be completely contained within a principal or accessory structure. c. All merchandise receiving, transfer, sorting, processing, and storage shall occur within a completely enclosed principal structure. d. Outdoor display and sales shall not be allowed. B. Thrift store, Class I a. Thrift store, Class I may be permitted as a principal use if they meet the conditions stipulated above for all thrift stores, conditions stipulated in the thrift store, Class I definition and the following condition: i. A drive-through shall not be allowed. C. Thrift store, Class II a. Thrift store, Class II may be allowed by Conditional Use Permit as regulated in Section 1355.04 Subd. 3 if they meet the conditions stipulated above for all thrift stores, the conditions stipulated in the thrift store, Class II definition and the following conditions: i. For any thrift store that accepts donations, at least one (1) accessory drive-through service lane shall be provided for stores over 5,000 square feet in size. ii. Accessory drive-through service lanes leading to and accessing the indoor collection/donation area shall meet the following conditions: 1. Drive-through service lanes shall not be permitted within the front, side, or rear yards which abut a public street. 2. Drive-through lanes shall be designed in a manner that segregates the drop-off lane from drive lanes, parking spaces, and sidewalks. 3. The drive-through service lane shall be a minimum of fourteen (14) feet wide and provide up to one hundred sixty (160) linear feet of automobile stacking space within the site. 4. Automobile stacking shall not interfere with on-site drive lanes, fire lanes, parking stalls, loading areas, access to trash/recycling dumpsters, or sidewalks. 5. Drive-through service lanes shall not open directly onto a public street. 6. Directional signage shall be provided to direct customers to the collection/donation area. iii. Thrift stores that have drive-through collection/donation facilities shall meet the standards within Section 1325.04 Additional Minimum Requirements for Drive-in Businesses, Drive-up Windows, Fast Food Restaurants and Automobile Service Stations. 1320.05 Land Use Chart. (revised 11/25/24) 1 of 3 Zoning Districts: Uses: R- 1 R- 2 R- 3 R- 4 NB B- 1 B- 2 B- 3 B- 4 CC GB I-1 I-2 I-FLEX CD POS INST Agriculture, Commercial Cannabis == == == == == == == == == == C == == == == == == Antenna, Dish or Tower CA CA CA CA CA CA CA CA CA CA CA CA CA CA CA CA CA Boarding house C C C C == == == == == C == == == == == == == Brewpub == == == == == == C C C == == == == == == == == Business service == == == == == A P P P C P P P P == == == Cannabis, Mezzobusiness == == == == == == == == C == == == == == == == == Cannabis, Microbusiness == == == == == == == == C == == == == == == == == Cannabis Testing Facility == == == == == == == == == == C == == == == == == Clinic, medical office == == == == P P P P P C P P P P == == == Club or lodge (non-profit) == == == == == P P P == C == == == == == == == Club, sports & fitness == == == == == A P P P C P P == P == == == Commercial recreation - indoor == == == == == == P P P == == P == == == == == Commercial recreation - outdoor == == == == == == A == == == == == == == == == == Day care facility, over 10 == == == == P P P P P == P P P P == == == Day care, family - 10 or less A A A A A == A == == == == == == == == == == Day care, group family - 14 or less CA CA CA CA CA == CA == == == == == == == == == == Dog kennel == == == == == == C C == == == == == == == == == Dog run A A A == == == == == == == == == == == == == == Drive -up windows == == == == == == C C C == A == == == == == == "Dry cleaning & laundry, pick-up station" == == == == C == A A == == A == == == == == == "Dry cleaning & laundry, self-service laundry" == == == == C == C C == == == == == == == == == Dwelling: density zoning D D D D == == == == == == == == == == == == == Dwelling: multiple family == == C C C == C == == C C == == == == == == Dwelling: single-family attached C C D D == == == == == == == == == == == == == Dwelling: single-family detached P P P P == == == == == == == == == == == == == Dwelling: two-family C C P P C == == == == == == == == == == == == Dwelling: live-work unit == == == == C == == == == == == == == == == == == Event Center == == == == == == C == == == == == == == == == == Financial institution & service == == == == P P P P P C P P P P == == == Garage, truck == == == == == == == == == == == C C == == == == Higher Education, Campus == == == == == == == == == == == == == == == == C Home occupation : Class I A A A A A == == == == A == == == == == == == Home occupation : Class II CA CA CA CA CA == == == == C == == == == == == == Hospital == == == == == == == == == == == == == == == == == Hotel/motel == == == == == == C P C C C == == C == == == House of worship C C C C C C C C C C == == == C == == == Light Manufacturing, Cannabis == == == == == == == == == == C == == == == == == Light Manufacturing, Lower-Potency Hemp Edible == == == == == == == == == == C == == == == == == 1320.05 Land Use Chart. (revised 11/25/24) 2 of 3 Zoning Districts: Uses: R- 1 R- 2 R- 3 R- 4 NB B- 1 B- 2 B- 3 B- 4 CC GB I-1 I-2 I-FLEX CD POS INST Lower-Potency Hemp Edible Sales == == == == CA == CA CA CA == CA == == == == == == Manufactured home park == == C == == == == == == == == == == == == == == Manufacturing & processing : Class I == == == == == == A A A == P P P P == == == Manufacturing & processing : Class II == == == == == == == == == == == == P == == == == Micro brewery == == == == == == C C C == C == == C == == == Micro distillery == == == == == == C C C == C == == C == == == Mortuary, funeral home == == == == == == P P == C == == == == == == == Multiple occupancy building == == == == C C C C C C C C C C == == == Nursery C C C C == == == == == == == == == == == == == Nursing home and assisted living C C C C == == D == == C == == == == == == == Office == == == == P P P P P P P P P P == == == Pawn shop == == == == == == == == == == == == == == == P == Personal services == == == == C A P P P C P == == A == == == Public use C C C C C C C C C C C C C C == == == Research and development facility == == == == C P C C C == P P P P C C == Research animals == == == == == == C == == == == C C == == == == Residence Hall, dormitory == == == C == C D == == == == == == == == == == 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 == == == == == == == == == == Restaurant and restaurant-fast food == == == == C A P P P C P C C == == == == Retail, Cannabis Sales == == == == == == == == C == == == == == == == == Retail sales & service == == == == P A P P P C A A A A == == == School, general education C C C C == == == == == C == == == == == == == School, specialized education == == == == == C C C C C == == == == == == == Service station == == == == == == C C == == C C C == == == == Solar Energy System A A A == == == == == == == == == == == C == == Storage, exterior == == == == == == == == == == == == CA == == == == Studio == == == == C C P P P C == == == == == == == Theater, indoor == == == == A C P == C == == == == == == == Thrift Store, Class I == == == == == == P P P == == == == P == == == Thrift Store, Class II == == == == == == C C C == == == == C == == == Utility distribution line P P P P P P P P P == P P P P A P == Utility substation == == == == == == == == == == == C C == == == == Utility transmission C C C C C C C C C == C C C C C C == Vehicle - motorized, leasing and rentals == == == == == == C C == == == == == == == == == Vehicle - motorized, service == == == == == == C C == == == == == == == == == Warehousing == == == == == A A A A == C P P C == == == Wholesaling, Cannabis == == == == == == == == == == C == == == == == == 1320.05 Land Use Chart. (revised 11/25/24) 3 of 3 "A" = Accessory "CA" = Conditional Accessory Use Permit "C" = Conditional Use Permit "D" = Planned Unit "I" = Interim Use Permit "P" = Permitted "==" = Not Permitted ST O W E A V E LAKE V A L E N T I N E R D RE D F O X R D GR E Y F O X R D IN G E R S O N R D ROUND LAKE RD W AMBLE D R SIEMS CT SNELLING AVE N CO L L E E N A V E GL E N P A U L A V E TI L L E R L N H A M L I N E VE N U S A V E T H O M D R AR D E N V I E W D R GLENARDEN RD CHATHAM AV E AM B L E R D NO B L E R D GR A M S I E R D AR D E N P L GR A N T R D OA K A V E ED G E W A T E R A V E JE R R O L D A V E DUNLAP ST N HA R R I E T A V E FL O R A L D R W GL E N V I E W A V E KA R T H L A K E D R GAT E W A Y B L V D W Y N C R E S T CA R L T O N D R F O R E S T L N PRIOR AVE N CU M M I N G S P A R K D R RO Y A L L N KA T I E L N PINE TREE DR FAIRVIEW AVE N RIDGEWOOD RD CR Y S T A L A V E PLEASANT DR ARDEN OAKSDR V A L E N T I N E A V E BENT O N W A Y IN D I A N O A K S T R L SKILESLN BRIAR BE C K M A N A V E LA M E T T I L N M C C R A C K E N L N KEITHSON DR ASBURY AVE N NU R S E R Y H I L L L N BU S S A R D C T DA W N CI R W JAMES AVE JA N E T C T CANNON GL E N H I L L R D NORMA AVE ARDENVIEWCT R O Y KA T I E C T GLENARDENCT RIDGEWOOD C T KARTH LAKE C I R GALE CIR MC C L U N G DR WYNCRE S T LN SAND E E N R D PA R K S H O R E D R EI D E C I R NORTH-WOODS DR NU R S E R Y H I L L C T CUMM I N G S L N VALENT I N E CT IN G E R S O N C T C O L L E E N C T GLEN V I E W CT HUN T E R S CT SHORELINELN PASCAL AVE N LAKE LN N CONNEL L Y AVE T H O M C T AMB L E CIR CHATHAM CT COLLEE N CIR ROLLING HILLS RD AR D E N OA K S C T NORMA CIR INDIAN PL ED G E W A T E R A V E NORMAAVE TI L L E R L N SNELLING A V E N DUNLAP ST N ARDEN P L S K I L E S L N FAIRVIEW AVE N HAMLINE AVE N G L E N H I L L R D WYN R I D G E PL E A S A N T CI R AR D E N IN D I A N O A K S C T JAMES CIR DELLVIEW AVEDELLVIEW AVE DELLWOOD ST GA T E W A Y CT VA L E N T I N E CR E S T R D BRUEBER R Y LN BR I A R K N O L L C I R DELLWOOD AVE LAMETTI CIR WALDEN PL WE D G E W O O D CI R PR I O R AV E IN D I A N OA K S C I R CHAT H A M CIR L A K E J O H A N N A B LV D LAKE JOHANNA BLVD RIDG E ED G E W A T E R A V E FAIRVIEW AVE N FERNWOOD ST SNELLING AVE N SHORELINELN K A T I E L N CO U N T Y R O A D D W SHORE W O O D DR LA K E L N CO U N T Y R O A D E W LAKEJO H A N N A BLVD GL E N P A U L A V E CLEVELAND AVE N NEW BR I G H T O N R D NEW BRIGHTON RD HU D S O N R D TH O M D R CLEVELAND AVE N BRIGHTON WAY NEW BRIGHTON RD INTERSTATE 35W CO U N T Y R O A D E 2 W C O U N T Y R O A D E 2 W LAKEVIE W C TC H A T H A M A V E SIEMS CTAR D E N P L GLE N ARDENRD OLD SNELLING ARDEN OAKS DR SNELLING AVE N OLD HIGHWAY 10 OLD SNE L L I N G VE N U S A V E INTERSTATE 35W LA K E V A L E N T I N E R D INTERSTATE 35W ROUND LA K E R D W OLD H I G H W A Y 1 0 LAK E S H O R E P L IN T E R S T A T E 6 9 4 IN T E R S T A T E 6 9 4 HIGHW A Y 1 0 CO U N T Y R O A D 9 6 W CO U N T Y R O A D 9 6 W CO U N T Y R O A D I W CO U N T Y R O A D I W LEXINGTON AVE N LEXINGTON AVE N KNO L L D R VISTA CT DA W N CI R E COLLEEN A V E ARDENVIEWDR CO U N T Y R O A D F W INNOVATION WAY (Private) FERNWOOD ST PL E A S A N T D R AMB L E D R CO U N T Y R O A D 9 6 W LEXINGTON AVE NLEXINGTON AVE N D R CT BO S T O N S C I E N T I F I C D R ( P r i v a t e ) CO U N T Y R O A D E W LEXINGTON AVE N BENT O N W A Y AV E IN G E R S O N R D AVE N WOOD RD CO U N T Y R O A D E HAMLINE AVE N HAMLINE AVE N P r i v ate KATI E L N KE I T H S O N D R AL HILLS DR La k e J o h a n n a Ro u n d L a k e Va l e n t i n e L a k e La k e J o s e p h i n e Ka r t h L a k e Su n f i s h L a k e Li t t l e L a k e J o h a n n a Ri c e C r e e k Th e z o n i n g d i s t r i c t d e s i g n a t i o n s r e p r e s e n t e d o n t h i s m a p co r r e s p o n d t o t h e C i t y o f A r d e n H i l l s o f f i c i a l Z o n i n g M a p . Qu e s t i o n s c o n c e r n i n g t h e Z o n i n g M a p s h o u l d b e d i r e c t e d to C i t y H a l l . Zo n i n g d e s i g n a t i o n s a r e s u b j e c t t o c h a n g e . Pl e a s e r e f e r t o t h e Z o n i n g C o d e f o r c o m p l e t e i n f o r m a t i o n . Ad o p t e d : A p r i l 1 2 , 1 9 9 3 Pr i n t e d : D e c e m b e r 1 5 , 2 0 2 2 Zo n i n g Ma p ¯ 0 1 0. 5 Mi l e s TR C C - C i v i c TR C C C - C a m p u s C o m m e r c i a l TR C F O - F l e x O f f i c e TR C R M U - R e t a i l M i x e d U s e TR C N R - 1 - R e s i d e n t i a l TR C N R - 2 - R e s i d e n t i a l TR C N R - 3 - R e s i d e n t i a l TR C N R - 4 - R e s i d e n t i a l TR C O M U - O f f i c e M i x e d U s e TR C O S - O p e n S p a c e TR C T C - 1 - T o w n C e n t e r TR C T C - 2 - T o w n C e n t e r TR C T C - 3 - T o w n C e n t e r TR C - W a t e r I n f r a s t r u c t u r e R- 1 - S i n g l e F a m i l y R e s i d e n t i a l D i s t r i c t R- 2 - S i n g l e & T w o F a m i l y R e s i d e n t i a l D i s t r i c t R- 3 - T o w n h o u s e & L o w D e n s i t y M u l t i p l e D w e l l i n g D i s t r i c t R- 4 - M u l t i p l e D w e l l i n g D i s t r i c t B- 1 - L i m i t e d B u s i n e s s D i s t r i c t B- 2 - G e n e r a l B u s i n e s s D i s t r i c t B- 3 - S e r v i c e B u s i n e s s D i s t r i c t B- 4 - R e t a i l B u s i n e s s D i s t r i c t NB - N e i g h b o r h o o d B u s i n e s s D i s t r i c t CC - C i v i l C e n t e r D i s t r i c t GB - G a t e w a y B u s i n e s s IN S T - I n s t i t u t i o n a l D i s t r i c t I- 1 - L i m i t e d I n d u s t r i a l D i s t r i c t I- 2 - G e n e r a l I n d u s t r i a l D i s t r i c t I- F L E X D i s t r i c t PO S - P a r k s a n d O p e n S p a c e D i s t r i c t CD - C o n s e r v a t i o n D i s t r i c t Ra i l r o a d Wa t e r B-2 Zoning District Tax Parcels _Query result Personal Property Tax Parcels Cities County Offices 7/13/2023, 11:34:17 AM 0 0.1 0.20.05 mi 0 0.2 0.40.1 km 1:8,000 Ramsey County Ramsey County MN B-3 Zoning District Tax Parcels _Query result Personal Property Tax Parcels Cities County Offices 7/14/2023, 7:57:35 AM 0 0.1 0.20.05 mi 0 0.2 0.40.1 km 1:8,000 Ramsey County Ramsey County MN B-4 Zoning District Tax Parcels _Query result_2 Personal Property Tax Parcels Cities County Offices 7/13/2023, 11:26:31 AM 0 0.1 0.20.05 mi 0 0.2 0.40.1 km 1:8,000 Ramsey County Ramsey County MN I-FLEX Zoning District Tax Parcels _Query result Personal Property Tax Parcels Cities County Offices 4/8/2025, 11:15:51 AM 0 0.1 0.20.05 mi 0 0.2 0.40.1 km 1:8,000 Ramsey County Ramsey County MN 1325.04 Additional Minimum Requirements for Drive-In Businesses, Drive-up Windows, Fast Food Restaurants and Automobile Service Stations. (revised 6/27/22) Because drive-in businesses, drive-up windows, fast food restaurants and automobile service stations present certain unusual problems, they are hereby required to meet the following requirements in addition to the general requirements applicable to them in the zoning district in which they are to be located, unless otherwise regulated in this Code: Subd. 1 Location. A. Proximity to Schools, Churches, Public Recreational Areas and Residential Lots. No drive-in business, drive-up window, or fast food restaurant shall be located on a site that is within four hundred (400) feet of a public, private or parochial school, a church, a public recreation area, or any residentially zoned property. B. Proximity to Other Establishments. In any Business Zoning District, no drive-in business, drive-up window, or fast food restaurant shall be located on a site that the proximity of the boundaries of another one is determined by the City Council through the PUD process to be incompatible with the area in which it the proposed use is to be located. A drive-in business, drive-up window, fast food restaurant, and automobile service station may be limited in proximity as deemed appropriate by the City Council so as not to unreasonably interfere with adjacent and nearby uses. C. Unreasonable Traffic Volume. No drive-in business, drive-up window, or fast food restaurant shall be located on a site if the probable result of such location would be to unreasonably increase traffic volume on nearby streets. D. Size of Lot. No drive-in business, drive-up window, or fast food restaurant shall be located on a lot of less than twenty-four thousand (24,000) square feet. Subd. 2 Site Development Standards A. Landscaping. A lot to be used for drive-in business, drive-up window, fast food restaurant or automobile service station purposes shall be landscaped at least to the following depths from each lot line: 1. Twenty (20) feet from the front lot line, except for approved access drive. 2. Ten (10) feet from each side lot line. 3. Fifteen (15) feet from rear lot line. B. Electronic Devices. Electronic devices such as loudspeakers or devices, and similar instruments, shall not be located within fifty (50) feet of any adjacent lot regardless of use or zoning district. C. Snow Storage. Adequate area shall be designed for snow storage such that clear visibility shall be afforded from the property to any public street. D. Screening. A suitable screening fence shall be erected along all property lines except those which are also public right-of-way lines. Said fence shall be of a type and design approved by the Council. Planting of a type approved by the Council may also be required in addition to or in lieu of fencing. E. Design. The design of all structures shall be compatible with other structures in the surrounding area. F. Signs. No permanent or temporary signs visible from a public street shall be erected without approval from the Council. G. Traffic Circulation. No site plan shall be approved which will in any way constitute a hazard to vehicular or pedestrian circulation. H. Access. Access shall be to public streets from at least two (2) points on the subject premises. A divided entry with a center island may meet the requirements of this provision. I. Rules and Regulations of State Fire Marshal. With respect to automobile service stations, any building proposed to be used as a service station shall be constructed and maintained as required by the rules and regulations of the state fire marshal governing the handling, storage and transportation of flammable liquids. Every facility, whether underground or above ground and whether indoors or out-of-doors, for the handling, storage and movement of flammable liquids, shall likewise be constructed and maintained in accordance with the rules and regulations of the State Fire Marshal and the Pollution Control Agency (PCA).