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HomeMy WebLinkAbout07-09-25 PC PacketAPPROVAL OF THE AGENDA APPROVAL OF MINUTES May 7, 2025 Planning Commission Regular Meeting 05 -07 -25 PC MINUTES.PDF PLANNING CASES Planning Case 25 -005 –3529 Lexington Avenue N. –Planned Unit Development Amendment (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 Zoning And Subdivision Ordinance Update Discussion -HKGi HKGi MEMO.PDF ATTACHMENT A.PDF COMMENTS AND REPORTS Report From The City Council Planning Commission Comments ADJOURNMENT ADJOURN A quorum of the City Council may be present at this meeting. Chair: Joshua Collins (2027) Commissioners: Brad Bjorklund (2025) Steve Erler (2026) Ben Lindau, Vice Chair (2026) Patrick Burlingame (2027) Nancy Jacobson (2027) Jessica Birken (2027) Katie Stromberg - Alternate (2026) Vacant -Alternate Council Liaison: Kurt Weber Planning Commission July 9, 2025 6:30 p.m. City Hall Address: 1245 W Highway 96 Arden Hills MN 55112 Phone: 651 -792 -7800 Website : www.cityofardenhills.org City Vision Arden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirable City in which to live, work, and play. Members of the public may attend a meeting in -person at City Hall or they may view the meeting remotely on the City ’s website using the below link. Meetings are also broadcast on Cable Channel 16 for those that live in Arden Hills. https://cityofardenhills.org/320/Watch -City -Meetings Agenda CALL TO ORDER 1. 2. 2.A. Documents: 3. 3.A. Documents: 4. 4.A. Documents: 5. 5.A. 5.B. 6. APPROVAL OF THE AGENDAAPPROVAL OF MINUTESMay 7, 2025 Planning Commission Regular Meeting05-07 -25 PC MINUTES.PDFPLANNING CASESPlanning Case 25 -005 –3529 Lexington Avenue N. –Planned Unit Development Amendment (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 Zoning And Subdivision Ordinance Update Discussion -HKGi HKGi MEMO.PDF ATTACHMENT A.PDF COMMENTS AND REPORTS Report From The City Council Planning Commission Comments ADJOURNMENT ADJOURN A quorum of the City Council may be present at this meeting. Chair:Joshua Collins (2027)Commissioners:Brad Bjorklund (2025)Steve Erler (2026)Ben Lindau, Vice Chair (2026)Patrick Burlingame (2027)Nancy Jacobson (2027)Jessica Birken (2027)Katie Stromberg -Alternate (2026)Vacant -AlternateCouncil Liaison:Kurt Weber Planning Commission July 9, 2025 6:30 p.m. City Hall Address:1245 W Highway 96Arden Hills MN 55112Phone:651 -792 -7800Website:www.cityofardenhills.orgCity VisionArden Hills is a strong community that values its unique environmental setting,strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirableCity in which to live, work, and play.Members of the public may attend a meeting in -person at City Hall or they may view the meeting remotely on the City ’s website using the below link. Meetings are also broadcast on Cable Channel 16 for those that live in Arden Hills.https://cityofardenhills.org/320/Watch -City -MeetingsAgendaCALL TO ORDER1.2.2.A.Documents:3.3.A. Documents: 4. 4.A. Documents: 5. 5.A. 5.B. 6. Approved: July 9, 2025 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, MAY 7, 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, and Nancy Jacobson. Absent: Commissioner Ben Lindau. Also present were: City Administrator Jessica Jagoe, Senior Planner Elena Fransen and Council Liaison Kurt Weber. APPROVAL OF AGENDA – MAY 7, 2025 Commissioner Erler moved, seconded by Commissioner Birken, to approve the May 7, 2025, agenda as presented. The motion carried unanimously (6-0). APPROVAL OF MINUTES April 9, 2025 – Planning Commission Regular Meeting Commissioner Birken moved, seconded by Commissioner Erler, to approve the April 9, 2025, Planning Commission Regular Meeting as presented. The motion carried unanimously (6-0). PLANNING CASES A. Planning Case 25-002 – 3609 Pascal Avenue North – Variance Senior Planner Fransen explained 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. ARDEN HILLS PLANNING COMMISSION – May 7, 2025 2 Senior Planner Fransen stated 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. Senior Planner Fransen explained 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 the house and detached garage facing County Road E and with driveway access off of County Road E Senior Planner Fransen stated that 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. Senior Planner Fransen reviewed the site data, the Plan Evaluation and provided the Findings of Fact for review: 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. 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. ARDEN HILLS PLANNING COMMISSION – May 7, 2025 3 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. Senior Planner Fransen reviewed the options available to the Planning Commission for 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: 1. Recommend Approval with Conditions 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. 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- ofway. 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. ARDEN HILLS PLANNING COMMISSION – May 7, 2025 4 2. Recommend Approval as Submitted 3. Recommend Denial 4. Table Chair Collins opened the floor to Commissioner comments. Commissioner Burlingame reported he lived across the street from the applicant and for this reason he would be recusing himself from discussing and voting on this item. Commissioner Bjorkland thanked staff for the thorough staff report. Commissioner Jacobson questioned what process would be in place for the demolition of the existing dwelling. Senior Planner Fransen stated the City would require the applicant to apply for a demolition permit. Commissioner Jacobson thanked the applicant for all of their hard work on the tree survey. She commented on the tree mitigation plan noting tree seven was a hardwood tree. She asked if a conifer could be used for replacement purposes. Senior Planner Fransen commented conifers could be used for replacement purposes, but had different replacement calculations. Commissioner Jacobson inquired if the grading plan would impact more trees. Senior Planner Fransen explained there could be changes to the tree replacement plan due to the necessary grading and the applicant would have to comply with the City’s tree replacement requirements. She indicated an administrative review would be completed on the tree replacement plan. Logan McCarthy, 3609 Pascal Avenue, thanked staff for the thorough presentation and stated he was excited to see this improvement in the community. Commissioner Jacobson indicated she lives on a corner lot as well and understood how difficult it was to meet setback requirements. She stated she did not have any objections to the proposed request. Commissioner Erler explained he liked the plan a lot. Commissioner Birken reported she understood how dangerous the applicant’s driveway was and she believed the proposed house plan would fit in nicely with the street. She commented her only concern was with the tree plan. She asked where the new trees would be planted. Mr. McCarthy stated the new trees would be planted along the west property line against the neighborhood business lot and along County Road E. Commissioner Bjorklund supported this item moving forward as submitted without the recommended conditions. ARDEN HILLS PLANNING COMMISSION – May 7, 2025 5 Commissioner Birken questioned if it would be in the City’s best interest to approve the item with the staff recommended conditions. Commissioner Bjorklund was of the opinion the Findings of Fact and normal permitting process would address all concerns and the additional conditions were unnecessarily burdensome. Chair Collins asked staff to respond to this statement. Senior Planner Fransen explained the conditions were drafted by staff to offer clarifying information to the Applicant. She indicated the Planning Commission may include the conditions. The Applicant would continue with their process and working with staff through the building permit application. Chair Collins questioned if it would be fair to say the applicant would be addressing Conditions 1 through 11 automatically by proceeding through this process and staff was offering granular information. Senior Planner Fransen stated these conditions offer specificity to portions of City Code and offer more granular information for the applicant. She reported with variances, additional conditions could be added. Commissioner Bjorklund inquired the applicant was a pillar of the community and would be remaining in the City. He was of the opinion the proposed conditions were overburdensome. Commissioner Jacobson stated she disagreed with Commissioner Bjorklund, and she wanted to see the conditions remain in the variance approval. She believed it was important for the City to make sure the applicant was aware of the clear path. Commissioner Erler indicated he was sympathetic to Commissioner Bjorklund’s position and he did not want to make approvals overburdensome. However, with this case, he supported keeping the conditions in place. Commissioner Birken agreed stating clarity for the applicant was a good thing. Chair Collins supported the conditions remaining in place. Commissioner Jacobson moved and Commissioner Birken seconded a motion to recommend approval of Planning Case 25-002 for a Variance to construct a new single- family swelling with a 31.9 foot side yard setback on a corner lot at 3609 Pascal Avenue North on the findings of fact and the submitted plans, as amended by the conditions in the May 7, 2025, report to the Planning Commission. Commissioner Bjorklund stated he was trying to make government less burdensome and he was of the opinion the conditions were not necessary. The motion carried 5-0-1 (Commissioner Burlingame abstained). B. Planning Case 25-003 – Zoning Code Amendment to Chapter 13, Thrift Store Use – Public Hearing Required ARDEN HILLS PLANNING COMMISSION – May 7, 2025 6 Senior Planner Fransen stated 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. Senior Planner Fransen explained 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. 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. Senior Planner Fransen elaborated that 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. Senior Planner Fransen summarized that 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. Senior Planner Fransen provided an overview of the Ordinance Amendments and offered the following Findings of Fact for review: 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. ARDEN HILLS PLANNING COMMISSION – May 7, 2025 7 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. Senior Planner Fransen reviewed the options available to the Planning Commission for 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: 1. Recommend Approval As Written 2. Recommend Approval With Amendments 3. Recommend Denial 4. Table Chair Collins opened the floor to Commissioner comments. Commissioner Birken stated she believed the proposed changes made sense. She indicated Class II would allow for a consignment shop or mall retail environment and Class IIII would allow for a larger thrift operation with a drive-thru. Commissioner Burlingame suggested clarity be offered on whether public drop offs and items can be received at Class I stores. He asked if public donations should be allowed at Class I shops. Senior Planner Fransen stated this type of clarity was something the Planning Commission could consider and the language could be amended. She commented Class I and Class II thrift stores are allowed to accept donations. Commissioner Burlingame explained the current language prohibits outdoor displays and asked if the language could be amended so as to not restrain the thrift uses. He suggested displays be allowed within six feet of the store front and remain ADA compliant. Senior Planner Fransen commented the drafted language prohibits outdoor displays because they could be viewed as outdoor storage. She indicated Section 1325.02 of the Zoning Code addresses accessory outdoor displays and sales. She reported outdoor displays and sales are only allowed for retail sales and services or service station uses. She stated outdoor displays and sales require an administrative permit from the Community Development Department. Commissioner Burlingame stated his last concern was with the drive-thru requirements for Class II thrift stores and noted he had language for a proposed condition to address his concerns. Commissioner Erler requested further information regarding the allowed square footage. Senior Planner Fransen stated after reviewing the multi-tenant properties in Arden Hills, staff recommended 7,000 square feet or less be allowed for the Class I thrift store use. Commissioner Erler commented on the receiving and sorting requirements and noted the multi- tenant buildings in the community do not typically have enough space for an enclosed separate sorting room. He suggested this be a requirement for a Class II facility, but that this requirement not be in place for a Class I shop. ARDEN HILLS PLANNING COMMISSION – May 7, 2025 8 Commissioner Bjorklund recommended the reference on Page 2 to 5,000 square feet be changed to 7,000 square feet. Senior Planner Fransen indicated this language has been amended and no longer includes a reference to 5,000 square feet. Commissioner Bjorklund commented on the thrift shops that were located in surrounding communities and he appreciated how staff had created Class I and Class II requirements. He believed staff had proposed great requirements for thrift uses in the community. Commissioner Jacobson stated she supported the thrift use being allowed in the B-2 and B-3 zoning districts. She indicated she appreciated the research staff had done with respect to the Class I and Class II sizing. She indicated she did not see the receiving language as being burdensome for this use. Chair Collins indicated in 2015 and 2016 the retail language was split to address thrift uses and ten years later the City was taking another pass at it. He questioned how common it was to have separate retail sales and thrift store uses. Senior Planner Fransen explained in preparation for the April 14, 2025 City Council Work Session, staff conducted a survey from neighboring communities and staff learned that six of eleven neighboring communities had language in place for resale businesses through their zoning code. Chair Collins discussed the differences between a Class I and Class II thrift use. He indicated he was confused by the language and asked if a Class II thrift shop had to have a drive-thru or could items be dropped off in some other way. Senior Planner Fransen reviewed the conditions stipulated for all thrift stores and described when a drive-thru would be needed. City Administrator Jagoe stated the language could be amended to remove the first part of the language, noting Class II was required to have at least one drive-thru provided. She indicated the receiving and transfer of goods for Class I thrift stores may receive donations from people that are carried into the store, while Class II shops will have an enclosed structure for the transfer and receipt of goods. She commented further on staff’s thought process and noted this language could be amended to allow for further clarity. Chair Collins questioned why the language in bullet point 3, “Receipt of used items directly from the public at the business location,” was removed. Senior Planner Fransen explained this language was struck out by the City Attorney in order to improve clarity. Further discussion ensued regarding the differences between the Class I and Class II thrift use. Chair Collins asked if a Class I store could sell furniture. ARDEN HILLS PLANNING COMMISSION – May 7, 2025 9 Senior Planner Fransen indicated the store would have to evaluate if they could accommodate furniture items in their space and if the furniture could fit through the front door. She was of the opinion the proposed language would allow for the sale of furniture and would be allowed within a Class II thrift shop as well. City Administrator Jagoe commented on how transfers may also occur by the shop owner going off site to consider the sale of larger furniture items before accepting the items at the shop. The owner could then transport the larger item back to the store for sale. Commissioner Erler stated the current language would not allow a Class I thrift shop to load items into the store from the back entrance. He was of the opinion this should be allowed. City Administrator Jagoe indicated the proposed language would assist with addressing the offload and transfer of goods. Chair Collins asked if the language for the drive-thru was overly restrictive. Senior Planner Fransen commented a drive-thru was a traffic management tool and the interpretation of the existing language was that the drive-thru would be the accepted pathway for accepting donations. Chair Collins opened the public hearing at 8:18 p.m. Chair Collins invited anyone for or against the application to come forward and make comment. Gretchen King, 1459 Glenhill Road, asked when the public hearing was being held on this item. Chair Collins stated the Public Hearing was being held at this meeting. Ms. King was of the opinion the public notification for the Public Hearing was not clear. She explained she has been a thrifter her whole life and she supported the City having thrift uses. She was of the opinion the City was currently being too restrictive and she was offended by the fact the City believed they were too good for the thrifting use. She stated in the day and age of reduce, reuse and recycle, thrift shops should be allowed and encouraged. She explained she was in favor of thrift stores being allowed in Arden Hills. There being no additional comment Chair Collins closed the public hearing at 8:23 p.m. City Administrator Jagoe discussed the City’s notification process noting the public hearing notice was printed in the St. Paul Pioneer Press and noted the ordinance item was placed on the City’s website. Chair Collins questioned how the Commission should proceed. City Administrator Jagoe suggested the Commission could recommend a motion for approval with amendments noting Attachment A, Section C.A.1 would be amended to remove the language regarding donations and directing staff to work with the City Attorney to look at language for Section A.1.C or thrift store Class I to find a way to clarify the receipt/intake of goods. ARDEN HILLS PLANNING COMMISSION – May 7, 2025 10 Commissioner Burlingame commented he had concerns regarding the ambiguity around three different items, noting he had three language amendments. He stated the first amendment would read as follows: Class I thrift stores may accept public donations provided all drop off activities occur within the interior of the building and during posted business hours only. Chair Collins explained he was not convinced the ordinance amendment required this language noting the definition states receipt of goods was to occur through purchase, consignment or donation. Commissioner Birken agreed noting donations were inherently allowed for both Class I and Class II thrift shops. Commissioner Burlingame questioned if the ordinance language should be amended to not require drive-thrus for Class II thrift shops. He stated this language could be amended to read: A drive-thru donation lane shall be required for Class II thrift stores for accepting donations, unless the City Council waives this requirement as part of the conditional use permit and based upon site specific donations. Commissioner Birken reported this was always an option for the City Council and she did not believe this language was necessary. Commissioner Burlingame commented he would like to see thrift shops allowed to have limited outdoor displays and suggested the language be amended to read: Thrift stores may include limited outdoor displays of merchandise provided display is located within six feet of the storefront and does not block pedestrian or ADA accessible routes and complies with seasonal display approved by City staff. Commissioner Birken commented the City does not allow outdoor display and sales which meant City Code would have to be amended. Commissioner Burlingame stated he had not realized this when he drafted his proposed language. Senior Planner Fransen indicated if there is direction from the Planning Commission, staff could work to draft an amendment to the section of City Code to address outdoor displays, then the use could apply to thrift stores. Chair Collins asked if the Commission supported amending City Code language to allow for outdoor displays at thrift stores. Commissioner Birken stated she believed it was unfair that all other retail uses could have outdoor sales and display, but this would not be allowed for thrift uses. City Administrator Jagoe commented certain criteria had to be looked at in order to allow an outdoor display at a retail sales or service station. She indicated one of these criteria is that the type of merchandise displayed shall be limited to items that require an outdoor location, such as plants, fuel, salt or landscaping materials. Chair Collins supported Item D being removed because thrift stores grew out of retail. He was of the opinion this item was too restrictive. ARDEN HILLS PLANNING COMMISSION – May 7, 2025 11 Commissioner Birken stated she supported this recommendation. Commissioner Bjorklund expressed concern with this change given how thrift stores were selling used goods and could then display whatever items they deem fit. He explained he did not want to see weathered items displayed outside of thrift shops. Commissioner Birken reported even if Item D were removed, outdoor displays would still not be allowed, unless another portion of City Code were amended. Commissioner Bjorklund stated this was good to know. Commissioner Erler asked staff to provide further clarity on this matter. Senior Planner Fransen clarified if Item D, “Outdoor display and sales shall not be allowed,” were removed, outdoor displays and sales for a thrift store would not be permitted under the existing ordinance. Chair Collins questioned where Commissioner Burlingame was with his proposed amendments. Commissioner Burlingame stated it appeared his three amendments were not necessary at this time. Chair Collins reviewed the proposed revisions, noting on Attachment A – under Thrift Store additional criteria conditional use permit shall be stricken. He stated on Page 2, Letter B - Thrift Store Class I, a drive-thru shall not be allowed. He noted that the Planning Commission suggests removing the condition “Outdoor display and sales shall not be allowed” as this is already a condition established in the City Code. He explained he would like to defer to staff and the City Attorney for verbiage to address how goods are received. He commented on Letter C – Item I the Planning Commission would like the words “for any thrift store that accepts donations,” to be removed. Commissioner Birken commented on how this would impact a resale furniture store, noting they may require a drive-thru for larger items. Chair Collins thanked Commissioner Birken for her comments and stated the Planning Commission has voiced their concerns regarding drive-thrus and asked that staff work with the City Attorney to address the language in Item I surrounding donations and drive-thrus. Commissioner Birken moved and Commissioner Bjorklund seconded a motion to recommend approval 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 with staff looking into the three items as discussed. The motion carried unanimously (6-0). UNFINISHED AND NEW BUSINESS None. ARDEN HILLS PLANNING COMMISSION – May 7, 2025 12 REPORTS A. Report from the City Council Council Liaison Weber provided the Commission with an update from the City Council. He thanked the Commissioners for their in depth discussion on the items presented by staff. He commented on the groundbreaking ceremony that was held for Micro Control Company at Rice Creek Commons. He reviewed the items the Council discussed at their last meeting and explained the Old Highway 10 trail recently received two additional funding sources. B. Planning Commission Comments and Requests Commissioner Bjorklund questioned what the status was of hiring a new Community Development Director. City Administrator Jagoe reported the City would be reposting and seeking applications for this position. Commissioner Burlingame stated in completing researching items for this meeting, he was concerned the City was over regulating businesses and thrift store uses. ADJOURN Chair Collins moved, seconded by Commissioner Burlingame, to adjourn the May 7, 2025, Planning Commission Meeting at 9:03 p.m. The motion carried unanimously (6-0). Page 1 of 8 PC Agenda Item – 3A MEMORANDUM DATE: July 9, 2025 TO: Planning Commission Chair and Commissioners FROM: Elena Fransen, AICP, Senior Planner SUBJECT: Planning Case #25-005 – Public Hearing Required Applicant: Brett Foss Property Location: 3529 Lexington Avenue N – Arden Plaza Request: Amended Planned Unit Development Requested Action Brett Foss of Odds & Ends Again (“The Applicant”) is requesting a Planned Unit Development Amendment to allow for a Class I thrift store use in an approximately 6,943 square foot tenant space within the multi-tenant building at 3529 Lexington Avenue (“Subject Property”). A Class I thrift store use is allowed in the B-2 General Business Zoning District if the use does not have a drive through and there is no outdoor collection/donation area or receiving and transferring of goods exterior of the business. However, a Planned Unit Development Amendment is required at this location to allow for a thrift store use due to the current permitted use in the Planned Unit Development Agreement is limited to retail sales and services. Background The City approved a Master PUD for the Arden Plaza retail center in 2009 (Planning Case 09- 011). This site is situated at the southwest corner of the County Road E and Lexington Avenue intersection and is approximately 11 acres in size. The approved plans included the demolition of an existing office complex and the phased redevelopment of the site to be completed in three stages. A total of 97,035 square feet of retail and commercial building space was approved under the original PUD. The total square footage included the existing 35,647 square foot Building #5, where the Subject Property is located, and the original PUD established the building’s use as retail. For each successive phase of the redevelopment, the property owner is required to submit a Final PUD plan to verify general conformance with the Master PUD and to provide more detailed development plans for the phase to be implemented. The Master PUD has been amended four (4) times, with notable amendments to allow for the construction of the expansion of the Frattallone’s Hardware building (Planning Case 15-002) and the development of the Tavern Restaurant (Planning Case 15-016). The Master PUD included six (6) buildings, two of which were not constructed as part of the PUD. Page 2 of 8 In its current state, the Arden Plaza PUD includes Walgreens (Building #1), the Tavern Grill Restaurant (Building #4), the Arden Plaza Retail Center (Building #5), and Frattallone’s Hardware (Building #6). Future Building #2 on the attached site plan was not constructed as part of the Arden Plaza PUD but was constructed as part of the Lifelong Wealth Advisors development in 2021 (Planning Case 21-014). Arden Plaza Overall PUD Site Plan Page 3 of 8 1. Overview of Request The Applicant is proposing to amend the Arden Plaza PUD to allow for a Class I thrift store use and the operation of the thrift store business, Odds & Ends Again within Building #5 at the Subject Property. Odds & Ends Again is a thrift store component of Senior Life Management, a company that is focused on helping seniors stay independent in their homes as long as possible. The company provides maintenance and handyman services, realty services, moving and packing services, in addition to the Odds & Ends Again store. The location within the Subject Property would be the site of the thrift store operations and also provide for offices and meeting spaces for the other Senior Life Management operations. As part of the Senior Life Management company, Odds & Ends Again is a thrift store where items received through the moving and packing services component of Senior Life Management may be consigned for profit. Items at Odds & Ends Again are primarily sourced from clients of the moving and packing services. Odds & Ends Again also sources new wholesale items and products made by local artists, such as soaps, jewelry, and other craft items for sale. The Odds & Ends Again thrift store public hours of operations are Wednesday through Saturday, 10:00 a.m. to 6:00 p.m. and Sundays 11:00 a.m. to 5:00 p.m. The Applicant states that the store would be closed to shoppers on Mondays and Tuesdays but staff would be working to receive new items and prepare them for sale. Due to the business stocking primarily used goods, and the operational characteristic of receipt of goods through consignment, the operations of Odds & Ends Again fall under the City’s definition of Thrift Store. By definition in the Zoning Code, a thrift store use is defined separately from a retail sales and services use. On May 27, 2025, the City Council approved an ordinance amendment to modify definitions for thrift store use, determine zoning districts for thrift store use, and establish performance standards for thrift stores. The modified definition and performance standards established Class I and Class II thrift store uses to address the potential range of thrift store locations and business operations. The thrift store definition is provided below. ∙ Thrift Store. A business for which the stock of goods is primarily used and may include the following operational characteristics: ∙ 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. The Applicant is proposing that Odds & Ends Again be allowed at the Subject Property as a Class I thrift store as defined in the Zoning Code and provided for in the criteria in Section 1325.046 Thrift Store Additional Criteria. In the May 27 City Council approval, a Class I thrift store was Page 4 of 8 added as an allowed use within the B-2 Service Business Zoning District, the underlying zoning district of the Subject Property. For Arden Plaza, as a PUD, the basic underlying zoning district establishes the allowable uses and the general standards for the Arden Plaza development and the approved PUD plan establishes the specific regulations for development and shall govern and take precedence over the underlying Zoning District regulations. The Arden Plaza PUD establishes retail sales as the permitted use for Building #5. Due to this language in the PUD Development Agreement, a PUD Development Agreement Amendment is required to allow for other uses at the Subject Property. The Applicant is proposing an amendment to the PUD Development Agreement to allow for a Class I thrift store use within Building #5 of the PUD. The Applicant’s request is subject to Section 1320 District Provisions, Section 1325.046 Thrift Store Additional Criteria, and Section 1305.04 Definitions. Plan Evaluation Chapter 13, Zoning Regulations Review 1. District Provisions (B-2 Service Business District) – Section 1320 Under the 2040 Comprehensive Plan, this site is guided as Retail Mixed Use on the land use plan and is zoned B-2 Service Business District. Thrift Store, Class I is a permitted use within this district. No changes to dimensional standards are proposed and the approved standards in the original PUD and subsequent PUD Amendments remain in effect. 2. Thrift Store Additional Criteria – Section 1325.046 Thrift stores are allowed as either permitted or conditional uses depending on the characteristics of the operation. All thrift stores shall comply with the following conditions: a. All merchandise sorting, processing, and storage shall occur within a completely enclosed principal structure. The Applicant states the majority of Odds & Ends Again sorting is done off site at clients’ homes as part of the moving and packing services. The store location does not have any sorting bins or large dumpsters for rubbish disposal. b. No exterior storage or the use of exterior storage containers or semi-trailers for storage shall be allowed upon the site. The Applicant states Odds & Ends Again does not have exterior store containers. In the Applicant’s narrative, it is noted that the business utilizes two small moving vans. As described, the two vans are not always located at the Subject Property and that sometimes the vans are stored at other locations, with their drivers, or at their Apple Valley Location. The Applicant has stated that they will comply with the no exterior storage requirement and staff will work with the applicant to further demonstrate and verify that the moving vehicles are not utilized for exterior storage on the site. The Planning Commission may consider drafting a condition of approval related to exterior storage to be brought forward with its recommendation to the City Council. Page 5 of 8 c. Waste and recycling receptacles and equipment shall be completely contained within a principal or accessory structure. The Applicant states Odds & Ends Again currently takes their waste to an offsite location and that there are no large dumpsters for rubbish disposal. A thrift store, Class I use may be permitted if they meet the conditions for all thrift stores, conditions in the thrift store, class I definition and the following conditions: i. A drive-through shall not be allowed. The Applicant states that Odds & Ends Again will not have a drive-through. ii. There shall be no outdoor collection/donation area or receiving and transferring of goods exterior of the business. All receipt and transfer of goods shall take place interior of the business. The receiving of used goods which are of either a large quantity or size shall be transported to the thrift store by the Business Owner in order to limit circulation impacts and traffic management to the neighboring multi-tenant businesses. The Applicant states that there is no outdoor collection or donation area for Odds & Ends Again. The Applicant expands to state that all receipt and transfer of goods takes place interior of the business through the moving and packing services operations. Items are brought to the Odds & Ends Again location by one of the company’s vans and are typically unloaded on Mondays and Tuesdays, when the store is closed to the general public. 3. Definitions – Section 1305.04 Per Section 1325.046, Subdivision 1. B. Thrift Store, Class I, a Class I thrift store is subject to the conditions in the thrift store, Class I definition. The Class I Thrift store definition reads “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.” The Applicant is proposing to operate a Class I thrift store at the Subject Property within Building #5, which is a multi-tenant building. As part of their application, the Applicant has provided the floor plan for the proposed tenant space within the building. The included site plan shows a square footage of 6,943 square feet. Staff has included the Master PUD Site Plan which illustrates that Building #5 has a total square footage of 35,647 square feet. Twenty percent of the total building square footage is 7,129.4 square feet. At 6,943 square feet, the proposed tenant space is less than 7,000 square feet, which is lower than 20 percent of the building square footage in the multi-tenant building. The building and tenant site plans verify that the proposed thrift store use would comply with the Class I thrift store definition. 4. Design Standards - Section 1325.05 and 1325.055 Meets Requirements of PUD The Applicant is not proposing development changes to the Subject Property. The Applicant’s application does not include requests for flexibility related to exterior materials, parking, landscaping, signage, or other design standards provided for in Sections 1325.05 and 1325.055. The conditions and approvals for the Master PUD and subsequent PUD Amendments would be applicable to the proposed request. Page 6 of 8 5. 1355.04 Procedural Requirements for Specific Applications A public hearing for a PUD Amendment request is required before the request can be brought before the City Council. The applicant or its representative shall be given the opportunity to appear before the Planning Commission to answer questions or give explanations regarding the proposal. Upon completion of the public hearing and its study and consideration of the application, the Planning Commission shall submit its written report, containing its findings, conclusions, and recommendations as to the application, to the City Council. Under Section 1355.06 Subd.4, an application for an amendment shall be administered in the same manner as required for a new application. Any structural alteration, enlargement or intensification change in site plan, or similar change not specially permitted, shall require City Council action and all procedures shall apply as if a new application were being requested; provided, however, that when such changes are deemed to be insignificant by the Zoning Administrator, the requirements of a public hearing may be waived. 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: 1. Brett Foss has requested approval of a Planned Unit Development Amendment to the Arden Plaza Master PUD to allow for a Class I thrift store use at 3529 Lexington Avenue, located within Building #5 of the Master PUD. 2. The original Master PUD for the development was approved in Planning Case #09-011. Subsequent PUD Amendments were approved in Planning Case #11-016, Planning Case #15-002, and Planning Case #15-016. 3. The original Master PUD established retail sales and services as the permitted use for Building #5. 4. A Planned Unit Development Amendment is required to allow for a thrift store use in Building #5 of the PUD. 5. A Class I thrift store may be permitted if they meet the conditions for all thrift stores, conditions in the thrift store, Class I definition and the thrift store, Class I conditions. 6. The applicant has demonstrated that the proposed tenant space is located within a multi- tenant building and is under 7,000 square and less than 20 percent of the total multi-tenant building square footage, meeting the definition of a Class I thrift store. 7. The applicant has submitted materials with their request to demonstrate that the proposed thrift store use would comply with the Zoning Code requirements. 8. A public hearing for a PUD Amendment request is required before the request can be brought before the City Council. Options and Motion Language Staff has provided the following options and motion language for this case. The Planning Commission should consider providing additional findings of fact as part of the motion to support their recommendation for approval or denial. • Recommend Approval with Conditions: Motion to recommend approval with conditions of Planning Case 25-005 for a PUD Amendment to the Arden Plaza PUD at 3529 Page 7 of 8 Lexington Avenue, based on the findings of fact and the submitted plans, as amended by the conditions in the July 9, 2025 Report to the Planning Commission: 1. The PUD shall continue to abide by the conditions of all previous Master PUD Agreements, permits, and reviews, except as hereinafter amended for Building 5. 2. A PUD Amendment shall be prepared by the City Attorney and subject to City Council approval for the Development. 3. Prior to issuance of the business license, the PUD Amendment shall be recorded with the Ramsey County Recorder's Office. 4. A violation of any condition set forth in the approval shall be violation of this Code, and shall be cause for revocation of the approval. 5. The PUD Amendment shall allow for a combination of retail sales and services and Class I thrift store use in Building #5 of the PUD, subject to the Zoning Code use definitions and requirements. Class I thrift store uses in Building #5 shall not exceed 7,000 square feet or 20 percent of the building square footage in the multi-tenant building, whichever is lower. 6. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the Community Development Director, shall require review and approval by the Planning Commission and City Council. • Recommend Approval as Submitted: Motion to recommend approval as submitted of Planning Case 25-005 for a PUD Amendment to the Arden Plaza PUD at 3529 Lexington Avenue, based on the findings of fact and the submitted plans in the July 9, 2025 Report to the Planning Commission. • Recommend Denial: Motion to recommend denial of Planning Case 25-005 for a PUD Amendment to the Arden Plaza PUD at 3529 Lexington Avenue, 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 of Planning Case 25-005 for a PUD Amendment to the Arden Plaza PUD at 3529 Lexington Avenue: a specific reason and information request should be included with a motion to table. Public Comments Staff published a notice in the Pioneer Press as per City procedure. Public notices were mailed out on Friday, June 27, 2025. No comments have been received as of the writing of this report. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on June 20, 2025. Pursuant to Minnesota State Statute, the City must act on this request by August 18, 2025 (60 days), unless the City provides the petitioner with written reasons for an additional 60-day review period. With consent of the applicant, the City may extend the review period beyond the initial 120 days. Page 8 of 8 Attachments A. Land Use Application B. Location Map C. Application Narrative D. Approved Master PUD Site Plan E. Site Plan Location Map Personal Property Tax Parcels Cities County Offices 6/30/2025, 12:38:17 PM 0 0.06 0.120.03 mi 0 0.1 0.20.05 km 1:3,600 Ramsey County Ramsey County MN NARRATIVE FOR SENIOR LIFE MANAGEMENT (DBA Senior Life Management Brokerage, Sort Toss Pack and Odd & Ends Again) The following is information about the business operations for SENIOR LIFE MANAGEMENT, dba ODDS & ENDS AGAIN (retail store) at the 3529 Lexington Avenue South, Arden Hills location. The hours of operation for ODDS & ENDS AGAIN are: MONDAY & TUESDAY (closed to retail, but staff is there putting pricing and putting out new items). WEDNESDAY through SATURDAY, 10:00 am to 6:00 pm. SUNDAY, 11:00 am to 5:00 pm. There are up to four people at the location at a given time. And when we have staff meetings, there could be up to 10 people. Sellable produce comes into the store from our SORT TOSS PACK business – we help seniors move and then consign their sellable items in our store. Below is more detailed information about all the pieces of our businesses: SENIOR LIFE MANAGEMENT Senior Life Management is a company that is focused on helping seniors stay independent in their homes as long as possible. OUR MISSION: Creating a plan to navigate through the senior years. • Aging in Place: Remodeling, Handyman, Maintenance Services, Money Management • Regular Visits: Wellness Checks, Snow Bird Services, Mom & Dad Services • Preparing for Home Sale: Painting, Cleaning, Upgrading /Remodeling, Clean-outs • Sales: Selling of Property, Entire Estate Purchase, Leasing, Estate Management • Placement/Moving: Arranging for Moving, Senior Placement, Forwarding Mail The transition from a home and into a care facility can be stressful, and often a very hard decision. Senior Life Management comes into play by taking care of the maintenance items of a home, so seniors and their families do not have to worry about any “honey do” lists. But, what does this mean? Along with taking care of filter changes, home accessibility modifications, and handyman repairs, we go deeper. We have seen it over and over where companies take advantage of seniors just for profit. We would like to see an end to this issue. We are here to give seniors the knowledge and care they need and that they deserve. When it is time for seniors to make the transition into a care facility, we are here to make that process seamless. We have agents that can help prepare their home for sale. Our contractors can help by making any repairs needed as well. When it comes to handling the estate, we can assist in managing that and making sure everything gets taken care of so you do not have one more thing to worry about. When loved ones are getting older, it can be stressful to make sure they are safe, cared for, and ensure that their home runs properly all at the same time. At Senior Life Management, we help seniors with general maintenance, home accessibility modifications and more, to help relieve some of those stressors. Senior Life Management is an integrated family of companies, all helping seniors: • Senior Life Management (corporate office, home maintenance plans, handyman services) • Senior Life Management Brokerage (selling your home/buying a new home) • Sort Toss Pack (moving and packing) • Odds and Ends Again (gallery, estate liquidations, auctions) These companies allow us to help our clients have a one-stop shopping experience. From staying in their home as long as possible, to selling their house when needed, packing and moving, and then selling their household items to help them pay moving and medical expenses. We have all these pieces in place and they flow together as one process – which we know means a lot to our clients. Senior Life Management: The location at 3529 Lexington Avenue has become our main address for the family of Senior Life Management companies. We utilize the space as a meeting spot for clients, staff meetings and office space for our employees, our client files, and our marketing materials. We also want to utilize the space for seminars on aging and other topics. SENIOR LIFE MANAGEMENT BROKERAGE Senior Life Management Brokerage is part of the Senior Life Management family. Whether you need to sell your home or look for a new location or if you need to downsize to a condo, apartment, or assisted- living facility, we can be your one-stop solution. We know how to support the real estate process from market analysis, to listing, to staging and presentation, to selling and closing. We offer: • Residential selling/buying • Senior Property Management Services • Maintenance • Downsizing consultants Senior Life Management Brokerage: The location at 3529 Lexington Avenue has become our main address for Senior Life Management Brokerage. We utilize the space as a meeting spot for clients and for staff meetings, office space for our employees and our files. SORT TOSS PACK Sort Toss Pack is also one of our companies, part of the Senior Life Management family. Sort Toss Pack helps seniors downsize, declutter, organize, pack, unpack and move their belongings. We also handle complete estate liquidations. We do all our sorting and packing at the client’s family house and remove all garbage from the client’s home directly. Sort Toss Pack is NOT a drop off center – no sorting is done at the 3529 Lexington Avenue location. We do not have any sorting bins at this location, nor do we have large dumpsters for rubbish disposal. We only have two small moving vans that are not always at the 3529 Lexington Avenue location. Sometimes the vans are stored at other locations, with our drivers, or at our Apple Valley location. We do not have any large box trucks. Only consigned items are brought to the 3529 Lexington Avenue location. Sort Toss Pack: The location at 3529 Lexington Avenue has become our main address for Sort Toss Pack. We utilize the space as a meeting spot for clients (if needed – we usually go to the client’s house), staff meetings and office space for our employees and our files. ODDS & ENDS AGAIN Odds & Ends Again is our retail exclusive outlet store/gallery that allows us to help our clients sell their personal property for profit. It is a store especially for our clients for whom we provide downsizing services. We also conduct virtual/online auctions for another way to sell unneeded items. These sales help fund our client’s moving and medical expenses. In addition to these client items, we also source new items for sale: • We buy wholesale to sell – new items such as furniture, office equipment and exercise equipment • We also promote small businesses within our store (it is an outlet to sell product such as soaps, jewelry, gallery artists and glassmakers – again, this is new product sales). Odds & Ends Again: The location at 3529 Lexington Avenue has become our main address for Odds & Ends Again. It is our retail arm. We also utilize the space as a meeting spot for clients, if needed, staff meetings and office space for our employees and our files. All these pieces are part of Senior Life Management, but they flow together in one process which is helpful to our senior clients, one-stop shopping to help them stay in their house or sell their house, pack and move, and get rid of household items they no longer need. We help seniors by creating a plan to navigate through the senior years. Our aim is to provide a smooth and seamless experience. We also have community support: • Our clients have been waiting for our store to reopen and are very pleased that we are so close to where our old location was. People are excited that we are open as a retail location again. • We have group homes and assisted living facilities that use our store to buy bed frames, furnish bedrooms or other rooms as well as for their shared spaces – they have missed us as a resource. • We have a strong social media presence. Our followers have supported us on Facebook and Instagram and helped spread the word that we are open again. • Local employer. • We u se local business for our seminars and meetings – Dunn Brothers, Dominoes Pizza, The Tavern, etc. Creating a Plan to Navigate Thru the Senior Years: Senior Life Management (seniorlifemanagement.net) Senior Life Brokerage Sort Toss Pack (sorttosspack.com) Odds & Ends Again (oddsandendsagain.com) LAND USE APPLICATION – BRIEF DESCRIPTION: SENIOR LIFE MANAGEMENT (dba ODDS & ENDS AGAIN) is requesting the allowance to operate a thrift store (according to the city’s definition: Section 3. Chapter 13 – Zoning Code, Section 1325, 1325.046) at the current location of 3529 Lexington Avenue North, Arden Hills, MN 55112. ODDS & ENDS AGAIN meets the criteria of Arden Hills City Code: Section 3. Chapter 13 – Zoning Code, Section 1325, 1325.046 Subd. I, a b, c. A. All thrift stores shall comply with the following conditions: a. All merchandise sorting, processing, and storage shall occur within a completely enclosed principal structure. • The majority of ODDS & ENDS AGAIN sorting is done off site at our clients’ house. b. No exterior storage or the use of exterior storage containers or semi-trailers for storage shall be allowed upon the site. • ODDS & ENDS AGAIN does not have exterior store containers. c. Waste and recycling receptacles and equipment shall be completely contained within a principal or accessory structure. • ODDS & ENDS AGAIN currently takes their waste to an offsite facility. 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 conditions. i. A drive-through shall not be allowed. • ODDS & ENDS AGAIN does not have a drive-through. ii. There shall be no outdoor collection/donation area or receiving and transferring of goods exterior of the business. All receipt and transfer of goods shall take place interior of the business. The receiving of used goods, which are of either a large quantity or size shall be transported to the thrift store by the Business Owner in order to limit circulation impacts and traffic management to the neighboring multi-tenant businesses. • There is not any outdoor collection or donation area for ODDS & ENDS AGAIN. • All receipt and transfer of goods takes place interior of the business – we get our items from our SORT TOSS PACK business. They are brought by one of our vans and we tend to unload on Mondays and Tuesdays when the store is not open. Addressing the definition of a Class I Thrift Store, which is as follows (I highlighted the Class I portion) – Thrift Store. (revised 5/27/2025) A business for which the stock of goods is primarily used and may include the following operational characteristics: ∙ 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. So overall, SENIOR LIFE MANAGEMENT is a multi-faceted entity whose mission is to help seniors in the community. This location will allow for us to provide the resale of goods at ODDS & ENDS AGAIN, along with having offices for our sister businesses and staff. Brett Foss Email: brettfoss@live.com Phone: 651-717-4327 ALL DIMENSIONS AND CONDITIONS MUST BE CHECKED AND VERIFIED ON SITE BY THE CONTRACTOR AND SUB-CONTRACTORS. THE PROJECT MANAGER SHALL BE NOTIFIED IN WRITING OF ANY DISCREPANCIES PRIOR TO PROCEEDING WITH THE WORK. ‹1(/621$//5,*+765(6(59(' Sheet Title: Designer: Seal: Consultant: Civil Engineering and Landscape Architecture 1201 Marquette Avenue South, Suite 200 Minneapolis, MN. 55403 Phone: (612) 822-1211 Fax: (612) 822-1006 Project Manager: Reviewed By: Approved By: Project No: Drawn By: ARDEN HILLS, MN Description:No:By:Date: --- --- --- --- --- --- --- --- 07/6/15 1501 S Washington Ave Minneapolis, MN 55454 Phone: (612)238-2166 Date:License No. I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly licensed PROFESSIONAL ENGINEER under the laws of the State of Minnesota. Phone (952) 937-5150 7699 Anagram Drive Fax (952) 937-5822 Eden Prairie, MN 55344 (888) 937-5150 City Submittal 0 PDS 07/24/15City Comments 1 PDS 08/14/15Watershed Comments 2 GAS 7/ 2 3 / 2 0 1 5 2 : 5 0 : 3 4 P M P: \ 0 0 0 6 6 8 2 . 0 0 \ d w g \ C i v i l \ 0 0 0 6 6 8 2 s p P U D CS-03 OVERALL PUD SITE PLAN PDS/GAS PDS/GAS PDS/GAS RAH 0006682.00 PDS25'0 50'100' Scale: 1" = 50'-0" x x x x x x x x x x x x x x x x x x 4301908/14/15 Gretchen A. Schroeder HKGi 800 Washington Ave N Suite 207, Minneapolis, Minnesota 55401 (612) 338-0800 ~ www.hkgi.com PLANNING COMMISSION REPORT TO: City of Arden Hills Planning Commission FROM: Jason Zimmerman and Kendra Ellner, Consulting Planners DATE: July 1, 2025 SUBJECT: Zoning and Subdivision Ordinance Revisions – Work Session #3 MEETING DATE: July 9, 2025 OVERVIEW HKGi was selected by the City of Arden Hills to complete an update to the existing Zoning and Subdivision ordinances. The Planning Commission, as the body most involved with the application of the code, will help conduct a technical review of the proposed changes and provide recommendations to the City Council. The first two work sessions covered base zoning districts, use tables, required lot and site standards, and general development standards. BACKGROUND The current zoning and subdivision ordinances were adopted in 1993 but have been amended several times since – occasionally resulting in inconsistencies and poor formatting. In addition, procedures and some content need to be updated to reflect modern administration and new tools and technologies. HKGi has conducted a full evaluation of the current code and will be working throughout 2025 to meet with the Planning Commission and City Council in order to revise the organization and contents of the zoning and subdivision chapters. The project has been broken down into four phases: Phase 1 – Project Kick Off and Understanding [COMPLETE] Phase 2 – Diagnose the Current Ordinances and Frame Approach [COMPLETE] Phase 3 – Prepare Draft Codes Work Session #1 – Zoning Districts and Uses [COMPLETE] Work Session #2 – General Development Standards and Provisions [IN PROGRESS] Work Session #3 – Development Procedures and Subdivision Regs [WE ARE HERE] Phase 4 – Final Ordinance Adoption and Implementation Each work session with the Planning Commission will be focused on a handful of topics. The City Council will be briefed after each meeting on the discussion and recommendations of the Planning Commission. A web page is being developed and targeted stakeholder groups will be involved throughout the year as needed to provide input on various topics. Consideration and adoption of the new code is anticipated by the end of 2025. Planning Commission Meeting – Zoning and Subdivision Ordinance Revisions – Work Session #3 – July 9, 2025 2 WORK SESSION TOPICS At the second work session, the Planning Commission provided feedback on the lot and site standards for non-residential and mixed use districts, as well as thoughts on comments on a number of general development standards (parking and EV charging, signage, landscaping, exterior storage, and outdoor lighting). The City Council reviewed the recommendations for updates to lot and site standards and was generally in agreement. The Council has taken additional time to work through the use tables, as well as the general development standards, so these sections are still being revised. Draft zoning text for these topics will be forwarded to the Planning Commission once they are available. Following the second work session, HKGi received a few comments from Commissioners and worked to incorporate this feedback into the revisions. Commissioner comments mostly confirmed the direction of the recommendations that were provided , though asked a few additional clarifying questions or made minor suggestions for consideration. There are three topics that will be discussed at the third work session: • Use Specific Standards • Subdivision Regulations • Procedures Use Specific Standards Use Specific Standards are requirements associated with uses listed in zoning use tables. These standards are typically applied when uses are approved as Permitted with Standards or as Conditional Uses. The common theme is that the City has identified certain standards that should apply regardless of the circumstances surrounding a given application, and these are included in the text of the zoning chapter. If a use is Permitted with Standards, the requirements are evaluated by staff to determine if they are being met before issuing a permit. If a use requires a Conditional Use Permit, these same standards must be followed but there may be other requirements that would be determined as part of the public process. There are approximately a dozen uses in the zoning text today that have specific standards associated with them (see attachment for a summary of these standards): • Assisted Living PUD • Automobile Service Stations • Clinics • Drive-up Windows • Financial Institutions & Service • Hotel / Motel • Multiple ad Two-Family Dwelling Units • Restaurants • Retail Sales & Service • School Uses, General Education and Higher Education Planning Commission Meeting – Zoning and Subdivision Ordinance Revisions – Work Session #3 – July 9, 2025 3 • Solar Energy Systems Many of these standards are related to the size of the building, architecture, landscaping, and other site features. Classifying a use as Permitted with Standards may require new standards to be added to the Use Specific Standards section of code. Currently, the principal uses listed below have been identified as potentially being Permitted with Standards but do not yet have standards associated with them. The final list will need to wait to be determined until the City Council has completed its review of the use tables. • Brewpub • Convenience Store / Gas Station • Construction Contractor Yard • Dwelling, Cottage Courtyard • Dwelling, Townhome / Rowhouse • Hospital • Micro brewery • Micro distillery • Nursery When considering the creation or addition of standards, the goal should be to limit or mitigate potential community impacts to health, safety, and welfare. Below are examples of the sorts of standards that are often considered: • Compliance with intergovernmental licensing requirements (e.g., alcohol, lodging, health, or food-related licenses) • Additional standards for outdoor dining, screening, or display (e.g., location, size, and placement of seating or merchandise) • Placement and setbacks for use-specific outdoor items (e.g., propane tanks at convenience stores/gas stations) • Operational impacts such as parking demand or site circulation (e.g., drive-thru stacking distances, menu board placement, and noise) • Other elements that may require special attention (e.g., townhome unit clustering, frontage, shared common space requirements) QUESTIONS FOR DISCUSSION • Are there existing use specific standards that need to be adjusted to better regulate development? • Of the uses that are being proposed to be classified as Permitted with Standards, are there any specific requirements that should be added to the zoning text? What aspects of these uses may be cause for concern? Planning Commission Meeting – Zoning and Subdivision Ordinance Revisions – Work Session #3 – July 9, 2025 4 Subdivision Regulations The Subdivision Chapter (Chapter 11) deals with how land is divided and platted, and includes minimum standards that dictate the design of streets, blocks, lots, easements, and other elements of land development. It also contains requirements related to public improvements that must be installed by the developer, such as streets, street trees, street lighting, utilities, sidewalks, etc. For the most part, the existing code is typical for a suburban community and does not need extensive modification. HKGi is proposing to reorganize some parts of the chapter and to simplify some of the language. Park Dedication The biggest area of potential change is associated with Public Use Dedications. Minnesota Statutes allow cities to require the dedication during subdivision of a reasonable portion of land for streets, utilities, stormwater ponds, parks, trails, open space, and other features. Dedication of land for parks (or a cash equivalent) is a typical component of subdivision regulations, with formulas applied to determine the appropriate amount of land and/or cash. The requirements of the Subdivision Chapter in Arden Hills related to parks are atypical in that they not only require the dedication of land (or payment in lieu of dedication), but also require a park improvement fee be paid to the City if it is determined that a project will result in an increased demand for park land or park improvements. Based on work with other communities, HKGi recommends this two-pronged approach to park dedication be revised. A more typical approach is to focus on the dedication of land (or payment in lieu of dedication) and not to also require a general fee. Given our past experiences with subdivision codes, the City Attorney should be utilized to review the current language in the Arden Hills chapter as well as any potential new approach to park dedication to ensure it could withstand any legal challenge. Current code language also gives the City the ability to require a dedication as part of the consideration of a conditional use permit or a PUD. Minnesota Statutes do not support this approach, and HKGi recommends removing this requirement. If park land is needed to support development as part of a PUD, it could occur through the typical approach to platting or through negotiation between the City and the developer over the public benefits that should be provided in exchange for some flexibility from the requirements of the zoning chapter. Platting Current code language places the responsibility to review subdivision proposals and conduct public hearing with the City Council, though it allows the Council to assign this task to the Planning Commission. The Planning Commission is required to weigh in when the City is evaluating a final plat. Updating the procedures to assign the initial review of the preliminary plat to the Planning Commission would remove any ambiguity around how subdivisions are processed and would also ensure consistency across projects and between preliminary and final plats. Planning Commission Meeting – Zoning and Subdivision Ordinance Revisions – Work Session #3 – July 9, 2025 5 Minor Subdivisions and Lot Line Adjustments State statute does allow cities to process and approve subdivisions that create fewer than five lots that are less than 2-1/2 acres in size in an expedited fashion – this is sometimes called a “minor subdivision.” The Subdivision Chapter currently uses this term but does not clearly apply it in the way Minnesota Statue describes. HKGi recommends updating the language and process for reviewing and approving minor subdivisions to be consistent with statute. Further, HKGi recommends the creation of an administrative process to review and approve lot line adjustments. These requests do not create or eliminate lots, but do modify an existing lot line – often to provide one lot with more land while removing it from another. As long as the lots involved remain compliant with all zoning standards and do not create nonconformities, there is not reason staff cannot grant approval without having to hold a public hearing. QUESTIONS FOR DISCUSSION • Are there any concerns related to the review and approval of subdivisions in Arden Hills? • Are Commissioners comfortable with allowing lot line adjustments to be handled administratively by staff? Procedures The final major section of code to be updated involves the procedures for processing land use applications. As currently outlined in the zoning chapter, the list of applications that the City considers includes: • Zoning text amendments • Zoning map amendments • Interim use permits • Conditional use permits • Planned Unit Developments • Comprehensive Plan amendments • Variances (no public hearing required) • Site plan review (no public hearing required) HKGi evaluated the procedures for receiving, reviewing, and considering approval for each of these applications and provides the following findings: Zoning text amendments – No significant comments or concerns Zoning map amendments – No significant comments or concerns Interim use permits – No significant comments or concerns Conditional use permits – As mentioned above in the section dealing with subdivisions, park dedication should not be triggered by the consideration of a conditional use permit. Planning Commission Meeting – Zoning and Subdivision Ordinance Revisions – Work Session #3 – July 9, 2025 6 Planned Unit Developments – The “General Purpose” statement for PUDs makes it clear that the City is willing to consider flexibility in zoning standards in exchange for aspects of the proposal that further the goals of the City’s Comprehensive Plan. However, there is no language to h elp guide staff, the Planning Commission, or the City Council in how to evaluate how much flexibility is being granted and what public benefit is being obtained in return. HKGi recommends developing a list of the public benefits the City would desire when considering relaxing certain standards. In addition, the code requires approved PUDs to be mapped onto the City’s zoning map and this has not been done. Comprehensive Plan amendments – No significant comments or concerns Variances – No significant comments or concerns. The provision to temporarily allow the use of a one - family dwelling as a two-family dwelling should be removed as it serves as a use variance which is not allowed by State statute. Site plan review – HKGi recommends the conditions under which site plan review is required be revisited to ensure the City’s goals are being met. Currently, site plan review is required for a new building, changes to parking, or significant site modification within the Multiple Dwelling zoning district or any business or industrial zoning district. To ensure good planning and site design, HKGi recommends revising the requirements to reflect the types of development that should trigger site plan review rather than simply relying on the zoning districts in which they are located. Additionally, criteria for review should be developed to ensure approvals or denials are not being made subjectively, but based on sound rationale. HKGi has noted that for many zoning districts (Neighborhood Business, General Business, Service Business, Civic Center, I FLEX, Gateway Business) a conditional use permit or a PUD is required for any new construction, redevelopment, or significant modifications, superseding the permissions listed in the land use table. This seems unnecessarily burdensome and adds time and money to the process in most situations. Best practice is to clearly define which uses are allowed by right without the need for a pubic review process and to process them accordingly, reserving the more extensive reviews for uses that truly have the potential for generating impacts to surrounding properties. All amendments to site plans, conditional use permits, interim use permits, and PUDs are processed in the same manner as a new application. HKGi has found that for some minor modifications, it is more efficient to allow staff to approve an amendment admini stratively, or to move a lesser amendment forward for City Council consideration without going through a full public hearing process. Thresholds may be established to help determine when an amendment to a PUD, for example, can be handled administratively and when it rises to the level of either a minor or major amendment. QUESTIONS FOR DISCUSSION • Where are there currently bottlenecks and challenges with the review and consideration of land use applications? Planning Commission Meeting – Zoning and Subdivision Ordinance Revisions – Work Session #3 – July 9, 2025 7 • Is there interest in developing a list of public benefits that the City might consider in exchange for the flexibility granted through a PUD? • Does the Planning Commission feel a conditional use permit or PUD should be required for any new development or for any significant modification in the zoning district s highlighted above? Could these proposals be evaluated under the site plan review process instead? • Is there support for adjusting the amendment process so that minor changes could be reviewed and approved administratively, rather than going through a full public hearing process? NEXT STEPS Following Work Session #3, HKGi will draft revisions to the zoning code text and review the proposed changes with staff. A summary of the session will be forwarded to the City Council. If there are topics or clarifying questions that need to be reviewed with the Planning Commission, additional work sessions may be needed. Once all questions have been addressed, the first complete draft of the new zoning and subdivision text will be shared for review and comment. ATTACHMENTS • Existing Principal Use Specific Standards Principal Use Specific Standards - Existing Assisted Living PUD A. In addition to meeting the requirements of Section 1325, multi-family assisted living residential projects may incorporate memory care units meeting the following: 1. Each unit consists of private bedrooms with bathrooms; 2. Each unit is open to a shared central dining and living areas; 3. Units may be less than 550 square feet; 4. Memory care units shall be considered to be equivalent to .5 dwelling units. B. In addition to meeting the requirements of Section 1325, an existing hotel-motel use may be used for assisted living upon approval of a Master Planned Unit Development provided that all of the following requirements are met: 1. The building to be used for assisted living meets applicable building and fire codes as determined by the Fire Marshal and Building Official; 2. Each room that has occupants on an overnight basis shall have bathroom facilities within the room; 3. The capacity of the building shall not be exceeded Clinics – NB District Clinics shall not exceed three thousand (3,000) gross square feet Drive-up Windows and Automobile Service Stations – B-2 District Subd. 3 Special Regulations for Drive-up Windows. Section 1325.04 of the Zoning Ordinance specifies additional requirements for drive-up windows and automobile service stations. In accordance with Section 1320.085, Subd. 1, the City Council as part of the land use application review shall require the following conditions to be met in determining site suitability for drive-up windows: (revised 6/27/2022) A. The architectural treatment, circulation plan, and signage system of such businesses shall be designed to visually and functionally integrate the building and the site on which it is located. B. The applicant shall submit a circulation plan that demonstrates that the use will not interfere or reduce the safety of non-motorized movements, specifically pedestrian and bicyclists. C. Requested modifications to the provisions in section 1325.04 shall be stated in writing along with an explanation of why the modifications would be in the public interest and would be consistent with the purpose of the B-2 District. Drive-up Windows and Automobile Service Stations – B-3 District Subd. 3 Special Regulations for Drive-Up Windows in the B-3 District. Section 1325.04 of this Code, specifies additional requirements for drive-up windows and automobile service stations. In accordance with Section 1320.09 Subd. 1, the City Council as part of the land use application review shall require the following conditions to be met in determining site suitability for a drive-up windows and automobile service stations: (revised 6/27/2022) The operation consists of one or more drive-up windows and is an integral part of a building containing one or more other allowed uses, or the operation is part of an architecturally unified complex containing two or more businesses using drive-up windows Shared access drives and shared parking are utilized by all such businesses using drive-up windows in said building or complex. Only one building or architecturally unified complex containing two or more businesses using drive-up windows will be allowed in addition to one freestanding business using a drive-up window. The architecture and the site, grading, circulation, landscaping, screening and signage plans shall unify the appearance and function of the complex or building. An architecturally unified complex may consist of one or more buildings on one or more parcels if the intent of providing a unified appearance and function is not compromised. The applicant shall submit a circulation plan that demonstrates that the use will not interfere or reduce the safety of non-motorized movements, specifically pedestrian and bicyclists. Drive-up Windows and Automobile Service Stations – B-4 District Subd. 4 Special Regulations for Drive-Up Windows in the B-4 District. Section 1325.04 of this Code, specifies additional requirements for drive-up windows and automobile service stations. In accordance with Section 1320.10 Subd. 1, the City Council as part of the land use application review shall require the following conditions to be met in determining site suitability for drive-up windows: (revised 6/27/2022) A. The architectural treatment, circulation plan, and signage system of such businesses shall be designed to visually and functionally integrate the building and the site on which it is located. B. The applicant shall submit a circulation plan that demonstrates that the use will not interfere or reduce the safety of non-motorized movements, specifically pedestrian and bicyclists. C. Requested modifications to the provisions in section 1325.04 shall be stated in writing along with an explanation of why the modifications would be in the public interest and would be consistent with the purpose of the B-4 District. Financial Institutions & Service – NB District Financial Institutions & Service shall not exceed five thousand (5,000) gross square feet, nor include a drive thru facility, nor include an outdoor or detached automated kiosk. Hotel/Motel Subd. 4 Hotel/Motel Additional Conditional Use Permit Criteria. In addition to meeting the requirements of Section 1345 and 1355.04 Subd 3, hotel/motels shall conform to the following: A. Meet building code requirements; B. Entrance to each room shall be from an indoor corridor; C. Landscaping shall be brought into conformance with section 1325.05 Subd 1. Multiple and Two-Family dwelling units – NB District (Conditional Use) Dwelling Units may be located within a mixed -use development including non-residential structures. Restaurants – NB District (Conditional Use) Restaurants shall not exceed three thousand (3,000) gross square feet. Exterior seating will be considered based on its impact on adjacent residential uses outside the neighborhood business district. Retal Sales & Service – NB District Retail Sales & Service shall not exceed three thousand (3,000) gross square feet. These uses shall only include: antiques, art and school supplies, bakeries, bicycles (not motorized), books, stationery, candy, camera and photographic supplies, carpets and rugs, china and glassware, clothing and costume rental, convenience store, custom dressmaking, drugs, dry goods, florist, garden supplies (year-round operation only), gifts, grocery, hardware, hats, hobby shops, household appliance repair, interior decorating (no retail furniture sales), jewelry, locksmith shops, musical instruments, paint and wallpaper, shoes, sporting goods, tobacco, toys, and wearing apparel, and similar type uses. Automobile related business, liquor stores, and restaurants, exceeding forty (40) percent in gross liquor receipts of the total food and liquor receipts, would not be allowed in the Neighborhood Business District. School Uses, General Education and Higher Education – R1 District Subd. 2 Special Regulations for General Education and Higher Education, School Uses. General Education uses shall be allowed with an approved Conditional Use Permit, and Higher Education uses shall be allowed with an approved Planned Unit Development. In addition to the requirements in Section 1355 for Conditional Use Permits and Planned Unit Developments, School uses within the R1 District shall also be required to meet the following requirements: A. Be located in a campus setting on a contiguous area of land no less than ten (10) acres in size; B. The campus setting shall be comprised of main buildings and out buildings that are owned or leased by the institution or school district providing the School use, and within which are offered a mix of no fewer than four of the following educational uses: classrooms, laboratories, administrative and faculty offices, chapels, auditoriums, libraries, lecture halls, student and faculty centers, athletic facilities, student housing, dining facilities, and/or other school related uses as approved by the City Council. Solar Energy Systems – CD District Subd. 3 Conditional Uses. Conditional Uses are allowed as specified in the Land Use Chart, Section 1320.05, for the CD District. However, this Code specifies additional requirements for a solar energy system. A. Solar Energy Systems shall be evaluated as part of the Conditional Use Permit review for development consistent with the District Requirements as outlined in Section 1320.03 and the City Council through the CUP may allow flexibility to design standards including but not limited to setbacks, lot coverage, height, access, size, screening, and fencing based upon site suitability and abutting properties and area.