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HomeMy WebLinkAbout11-05-25 PC Minutes Approved: December 3, 2025 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, NOVEMBER 5, 2025 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Collins called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Joshua Collins, Commissioners Brad Bjorklund, Patrick Burlingame, Nancy Jacobson, SJ Julius and Ben Lindau. Absent: Commissioners Jessica Birken, Stephen Erler and Katie Stromberg. Also present were: Community Development Director Jacob Reilly, Senior Planner Elena Fransen and Council Liaison Kurt Weber. APPROVAL OF AGENDA – NOVEMBER 5, 2025 Commissioner Bjorklund moved, seconded by Commissioner Lindau, to approve the November 5, 2025, agenda as presented. The motion carried unanimously (6-0). APPROVAL OF MINUTES October 8, 2025 – Planning Commission Regular Meeting Commissioner Lindau moved, seconded by Chair Collins, to approve the October 8, 2025, Planning Commission Regular Meeting as presented. The motion carried unanimously (6- 0). PLANNING CASES A. Planning Case 25-010 – 1580 Oak Avenue – Minor Subdivision – Public Hearing Senior Planner Fransen stated the subject properties are adjacent properties with shared property lines. Subject Properties B and C are both owned by the Applicant. Subject Properties A and B are developed with single-family residential dwellings. Subject Property C does not have a single-family residential dwelling but there are several improvements on the property, including a detached garage, tennis court, and driveway, all of which are used by the Applicant in association with Subject Property B. ARDEN HILLS PLANNING COMMISSION – November 5, 2025 2 Senior Planner Fransen reported Subject Property A, which was developed with no public street frontage, is accessible by way of a driveway easement to Lake Johanna Boulevard. Subject Property B has property frontage on Lake Johanna Boulevard, but the property is accessible from Oak Avenue by a driveway that is located on both Subject Properties B and C. In 2008, the Applicant submitted a land use application to update and expand the detached garage located on Subject Property B. The City deemed the application incomplete until the property lines were replatted or subdivided, with the garage being platted on the same lot as the primary structure to which it is accessory. The Applicant withdrew the application and did not pursue the minor subdivision at that time. Senior Planner Fransen explained the Minor Subdivision is requested to allow for the alteration of the property lines between the subject properties. The alterations would increase the lot area of Subject Properties A and B. Adjusting the lot line would effectively incorporate all improvements associated with Subject Property B and C, including the principal structure, driveway, tennis court, and accessory structures into Subject Property B. The proposal will decrease the lot area of Subject Property C and that property will have no improvements and be considered vacant land. No future development of Subject Property C is included with the request. The proposed Minor Subdivision does not include a proposal to create new lots and would not include new uses on the lots. Although the lot shown as Subject Property C could be sold, and/or subdivided in the future, any such future proposed development would be subject to zoning and building requirements and would undergo further review. Senior Planner Fransen reviewed the Site Data, the Plan Evaluation and provided the Findings of Fact for review: 1. City Staff received a land use application for a Minor Subdivision to adjust the lot lines between the three existing properties at 1613 Lake Johanna Blvd, 1580 Oak Avenue, and 1578 Oak Avenue. 2. The Subject Properties are located in the R-1 Single Family Residential Zoning District. 3. The Arden Hills 2040 Comprehensive Plan designates the properties as Low Density Residential. 4. 1580 Oak Avenue is nonconforming with the code requirements for street access and accessory structures. 1578 Oak Avenue is nonconforming with code requirements for accessory structures. 5. The proposed Minor Subdivision would remedy the street access nonconformity for 1580 Oak Avenue and the accessory structures nonconformity for 1578 Oak Avenue. 6. The proposed would increase the accessory structure nonconformities of 1580 Oak Avenue. 7. The proposed would require a variance for the existing and proposed accessory structure nonconformities. 8. The Applicant has not submitted the required application materials for a variance request. 9. The proposed would increase the lot area of 1613 Lake Johanna Blvd and 1580 Oak Avenue. 10. The proposed would not create a new lot of record. 11. The request proposes to use the properties in a reasonable manner for the R-1 Zoning District. 12. The Owner of the platted lot has filed with the zoning administrator a registered land survey of the lot line adjustment. ARDEN HILLS PLANNING COMMISSION – November 5, 2025 3 13. The proposed division will not be detrimental to the public welfare or injurious to adjacent tracts in the area in which the subdivision tract is located. Senior Planner Fransen stated staff recommends approval of Planning Case 25-010 for a Minor Subdivision at 1613 Lake Johanna Blvd and 1580 Oak Avenue, based on the findings of fact and the submitted plans, as amended by the conditions in the November 5, 2025, Report to the Planning Commission and as amended by the withdrawal of the portion of the application for the lot line adjustment: 1. The Applicant shall record the Minor Subdivision with Ramsey County and a copy shall be provided to the City within sixty (60) days of the City’s approval. 2. Monument stakes shall be installed to demarcate the property lines for Property A, and Property B. Senior Planner Fransen reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval with Conditions 2. Recommend Approval as Submitted 3. Recommend Denial 4. Table Chair Collins opened the floor to Commissioner comments. Commissioner Lindau explained he supported the request. Commissioner Jacobson stated there were four lots that have access to the easement. She asked if the City was required to provide public access. She anticipated it would be difficult to get a fire truck to these lots. Senior Planner Fransen reported these properties were serviced by an easement for the driveway. She noted the City was providing utilities and necessary access for the lots. Commissioner Bjorklund inquired if these four lots were served by natural gas, City sanitary sewer and water. Senior Planner Fransen deferred this question to the applicant. Commissioner Julius thanked staff for the detailed presentation and explained she supported the proposed request. Chair Collins indicated there were no changes to the structures which meant the non- conforming portions of the property would be grandfathered in. He noted the only changes that were being made to these lots were where the lot lines would be. Senior Planner Fransen reported this was the case, noting the subdivision code requires lots splits to be reviewed by Planning Commission in order to make a recommendation to the City Council. Chair Collins requested the applicant come forward at this time. ARDEN HILLS PLANNING COMMISSION – November 5, 2025 4 Commissioner Bjorklund inquired if there were stakes around Parcel B. Dan Ashbach, 1580 Oak Avenue, noted Parcel B was staked. Community Development Director Reilly stated because stakes were already in place there would be no need to install monuments on Parcel B. Commissioner Burlingame moved and Commissioner Lindau seconded a motion to approve Planning Case 25-010 for a Minor Subdivision at 1613 Lake Johanna Blvd and 1580 Oak Avenue, based on the findings of fact and the submitted plans, as amended by the conditions in the November 5, 2025, Report to the Planning Commission and as amended by the withdrawal of the portion of the application for the lot line adjustment. Commissioner Bjorklund explained he supported the proposed minor subdivision, noting his only concern was with the nonconformities that existed. He stated he understood that these nonconformities would be addressed in the future. The motion carried unanimously (6-0). B. Planning Case 25-012 – 1103 County Road 3 – Sign Standard Adjustment – Public Hearing Senior Planner Fransen stated the Subject Property is located within Sign District 5, where the maximum wall sign copy area allowed is 80 square feet. The property has two wall signs totaling 80 square feet. The Applicant is seeking flexibility through the Site Plan Review process for a sign standard adjustment for size with the proposed additional wall sign, for a total of 160 square feet of wall signage. The proposed wall sign could not be permitted without an approved sign standard adjustment. Senior Planner Fransen explained with the 2013 approval of Planning Case 12-019, the City entered into a Planned Unit Development Agreement with TAT Properties LLC to allow the reuse of the existing building on the property for 74 residential apartment units and 20,000 square feet of retail space at 1201 County Road E. Planning Case 12-019 established signage requirements for the E Street Flats apartments and the main floor retail tenants. Senior Planner Fransen reported at its March 9, 2015, meeting, the City Council approved Planning Case 13-017 and a Planned Unit Development (“PUD”) Amendment at 1201 County Road E to construct a building with retail and warehouse uses on the undeveloped two-acre southeast corner of the property. The proposal did not include a request to subdivide the property. Planning Case 13-017 included the proposed construction of a 17,743 square foot building with frontage along County Road E and Lexington Avenue. The building was proposed to be operated by Goodwill Industries as a long-term tenant. A maximum wall sign copy area of 80 square feet is permitted in Sign District 5, where the Subject Property is located. As part of the land use application for Planning Case 13-017, the Applicant proposed a total of 80 square feet of wall signage for the building, to be divided between two, 40 square foot signs. The proposed signs would be installed on the parapets on the south and west sides of the building. No additional signage was included with the proposal. ARDEN HILLS PLANNING COMMISSION – November 5, 2025 5 Senior Planner Fransen explained the Goodwill building was constructed and the sign permit applications were submitted and approved with the signage described in the PUD application. On September 12, 2025, the Applicant submitted a sign permit application for an additional 80 square foot wall sign. Based on the previous PUD Amendment approval and the requirements for the Subject Property’s Sign District, flexibility is required for the proposed signage. Adjustments to the requirements and standards for the height, number, type, lighting, area and/or location of a sign may be approved with a Site Plan Review or Planned Unit Development process. The sign flexibility that the Applicant is seeking under this proposal for the Subject Property has been initiated through the Site Plan Review process. Senior Planner Fransen reviewed the Site Data, the Plan Evaluation and provided the Findings of Fact for review: 1. The Applicant submitted an application for Site Plan Review to install 80 square foot wall signage on the eastern elevation of the building at the subject property, 1103 County Road E West. 2. On February 11, 2013, the City Council approved a Planned Unit Development Agreement for the Subject Property 3. On March 9, 2015, the City Council approved a Planned Unit Development Amendment to allow for the construction of the 17,743 square foot building at the southeast corner of the Subject Property. 4. The Subject Property is located in the B-2 General Business District and is guided as Community Mixed Use on the 2040 Land Use Plan. 5. The Subject Property is located in Sign District 5, where the maximum wall signage permitted is 80 square feet. 6. The Subject Property has two existing wall signs for a total of 80 square feet. 7. Adjustments to the requirements and standards for the height, number, type, lighting, area, and/or location of a sign or signs established by this Chapter may be approved with a Site Plan Review or a Planned Unit Development process as described for in Section 1320 and 1355 of the Zoning Code. 8. Flexibility through the Site Plan Review process has been requested for an additional 80 square feet of wall signage, bringing the total building wall signage to 160 square feet. 9. The proposed signage plan does not conflict with the general purpose and intent of the Zoning Code or the Comprehensive Development Plan for the City. 10. The application is not anticipated to create a negative impact on the immediate area or the community as a whole. 11. The proposed plan will not produce any permanent noise, odors, vibration, smoke, dust, air pollution, heat, liquid, or solid waste, and other nuisance characteristics. 12. A public hearing is not required for Site Plan Review. Senior Planner Fransen stated staff recommends approval of Planning Case 25-012 for a Sign Standard Adjustment through the Site Plan Review process to install an additional 80-square-foot wall sign on the east building elevation at 1103 County Road E West, based on the findings of fact and the submitted plans, as amended by the conditions in the November 5, 2025, Report to the Planning Commission: 1) The project shall be completed in accordance with the plans submitted. Any significant changes to these plans, as determined by the Community Development Director, shall require review and approval by the Planning Commission and City Council. 2) A separate sign permit shall be required for all proposed signage. ARDEN HILLS PLANNING COMMISSION – November 5, 2025 6 3) All signage shall meet all other requirements of Sign District 5. Senior Planner Fransen reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval with Conditions 2. Recommend Approval as Submitted 3. Recommend Denial 4. Table Chair Collins opened the floor to Commissioner comments. Commissioner Burlingame asked if staff believed there were any physical or topographical conditions that make the existing signs not visible from the adjoining streets. Senior Planner Fransen stated the topography of the land was fairly flat but noted this was a large building and the current layout of the building on the site makes it difficult to see the signage from the other elevations. Commissioner Julius inquired if the sign illumination would adversely impact the neighboring properties or adjacent residents. Senior Planner Fransen commented she did not believe the proposed sign would impact the adjacent businesses or property owners, as the current sign was not causing any concerns. Commissioner Lindau reported both Walgreens and The Tavern exceed the City’s sign code standards. Senior Planner Fransen reported this was the case. Commissioner Bjorklund stated this business had frontage on Lexington Avenue and no signage along Lexington Avenue. He believed this was a hardship for the business and should be considered a Finding of Fact. Commissioner Jacobson agreed with Commissioner Bjorklund’s statement. She asked if the new sign would be twice as big as the existing sign. Senior Planner Fransen stated this would be the case. Commissioner Jacobson noted this property does not have any monument signs and indicated she could support the addition of one more sign on the wall face for this building. Commissioner Bjorklund commented on how the proposed wall sign was proportional for the building elevation. Chair Collins requested the applicant come forward at this time. Commissioner Jacobson asked if the second sign would be double the size of the existing wall sign. ARDEN HILLS PLANNING COMMISSION – November 5, 2025 7 Austin Harris, representative for the Goodwill, explained the new wall sign would be 58.8 square feet in size and the existing sign was 40 square feet in size. He discussed how the proposed sign size would complement the wall façade. Chair Collins commented on how the building side facing the street was like a black hole and he supported the requested sign. He was of the opinion the requested sign size was reasonable and noted he supported the sign standard adjustment. Commissioner Jacobson reported she visited this area and noted many of the other businesses in this area have multiple signs, including wall signs and monument signs. She believed this request was in keeping with the surrounding businesses. Commissioner Burlingame moved and Commissioner Lindau seconded a motion to recommend approval of Planning Case 25-012 for a Sign Standard Adjustment through the Site Plan Review process to install an additional 80-square-foot wall sign on the east building elevation at 1103 County Road E West, based on the findings of fact and the submitted plans, as amended by the conditions (allowing for a 60 square foot sign) in the November 5, 2025, Report to the Planning Commission. The motion carried unanimously (6-0). UNFINISHED AND NEW BUSINESS None. REPORTS A. Report from the City Council Councilmember Weber provided the Commission with an update from the City Council. He noted last month the Council approved the rear yard setback for the property on Lake Josephine. He indicated the Council received an update from HKGi on the Zoning Code and began an initial review of the City’s housing affordability language. He thanked Community Development Director Reilly for the highly detailed staff report that was provided to the City Council on this topic. He then provided the Commission with information on where the JDA was at with the RFI (Request for Information) process. He noted if changes were needed to the TRC (TCAAP Redevelopment Code) these requests would be reviewed by the Planning Commission and a recommendation would be passed along with the City Council. Commissioner Bjorklund asked what would be constructed first within Rice Creek Commons. Councilmember Weber stated this would be hard to determine and noted the JDA and City Council would learn more about this through the RFI process. Commissioner Jacobson inquired if it was advantageous to construct Rice Creek Boulevard before a developer was selected for this project. Councilmember Weber reported Ramsey County owns the property and this was a decision made by Ramsey County. ARDEN HILLS PLANNING COMMISSION – November 5, 2025 8 B. Planning Commission Comments and Requests Commissioner Burlingame explained he attended an open house noting State Highway 51 would be milled and overlayed next year. Commissioner Lindau indicated he attended the park open house hosted by the City and explained trail connectivity was a main topic of discussion. ADJOURN Chair Collins moved, seconded by Commissioner Jacobson, to adjourn the November 5, 2025, Planning Commission Meeting at 7:41 p.m. The motion carried unanimously (6-0).